HomeMy WebLinkAboutItem 3 - GENP-0814-2019 (600 Tank Farm)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR)
being prepared for the 600 Tank Farm Road Residential Mixed-Use Project located
immediately north of Tank Farm Road, near its intersection with Santa Fe Road.
PROJECT ADDRESS: 600 Tank Farm Road BY: John Rickenbach, Contract Planner
Phone: 805/610-1109
email: JFRickenbach@aol.com
VIA: Kyle Bell, Associate Planner
Phone: 805/781-7524
email: kbell@slocity.org
FILE NUMBER: GENP-0814-2019, FROM: Tyler Corey, Principal Planner
SPEC-0407-2020, & EID-0608-2020,
CEQA State Clearing Housing No. 2020110426
RECOMMENDATION: Receive public testimony and provide input to City staff and consultants on
any additional scope items or environmental issues that need to be evaluated in the 600 Tank Farm Road
Project EIR.
SITE DATA
Applicant Covelop Holdings Company
1135 Santa Rosa Street, #210
San Luis Obispo, California 93401
Representative Stephen J. Peck, AICP
Existing
Zoning/General
Plan
Business Park (BP) under the Airport
Area Specific Plan
Proposed
Zoning/General
Plan
Commercial Service (CS) under the
Airport Area Specific Plan
Site Area Approximately 11.7 acres
Environmental
Status
An Initial Study of environmental
impacts has been prepared to identify
issues and guide EIR preparation.
Meeting Date: December 9, 2020
Item Number: 3
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 2
SUMMARY
The applicant, Covelop Holdings Company, has proposed a residential mixed-use project that would
allow up to 280 dwelling units and 12,500 square feet (SF) of commercial-service/office space on two
parcels totaling 11.7 acres. In order to facilitate that development, the following entitlements would be
required: a General Plan Map Amendment and rezone of the property, a Specific Plan Amendment to
the Airport Area Specific Plan (AASP), a Minor Use Permit for a mixed-use project, Major Development
Review, a Development Agreement, environmental clearance, and permitting for necessary off-site
improvements. Approval of these entitlements would allow a final development plan (consistent with
the requirements of the granted entitlements), including grading permits, improvement plans and
building permits to be handled by the City as ministerial approvals. In addition, the project will need to
be formally reviewed by the Airport Land Use Commission (ALUC) for consistency with the Airport
Land Use Plan. Advisory bodies that will review aspects of the project include the Tree Committee,
Architectural Review Commission, and the Planning Commission.
As required under state law, the project is being reviewed under the California Environmental Quality
Act (CEQA), and an Initial Study has been prepared. The Initial Study found that while several
environmental issues would be less than significant, several others may be potentially significant. These
issues will be analyzed in an Environmental Impact Report (EIR). The purpose of this meeting is to
receive public input regarding potentially significant impacts of the project, alternatives, and potential
mitigation measures that should be addressed in more detail in the EIR.
1.0 PROJECT INFORMATION
1.1 Site Information/Setting
The project site is located at 600 Tank Farm Road, 130 feet northeast of the intersection of Tank Farm Road
and Santa Fe Road, in the southern portion of the City of San Luis Obispo. The project site is comprised of
two parcels (Assessor Parcel Numbers [APN] 053-421-002 and 053-421-006) totaling approximately 11.7
acres, as well as proposed off-site transportation improvement areas south and west of the parcel boundary
totaling approximately 1.0 acre. The total project site area is 12.7 acres.
1.2 Project Description
The proposed project is a residential mixed-use project that would allow up to 280 dwelling units and 12,500
SF of commercial-service/office space across both parcels. The project entitlements described earlier would
change the land use designation from Business Park to Service Commercial, which would allow a mixed-
use project with residential and commercial-service/office uses defined in the Airport Area Specific Plan
(AASP) Table 4.3. Figure 1 shows the proposed conceptual site plan for the project (Attachment 1,
Conceptual Site Plan).
The project site would be developed at a density of 23.5 Density Units per acre, with shared public and
private open spaces, common yards, and a recreation center with a community building. The proposed
residential development would include a mix of one-bedroom, two-bedroom, and three-bedroom units.
Balconies and outdoor activity areas would be located on the north and east faces of the buildings to
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 3
minimize exposure to vehicle noise from Tank Farm Road and aircraft flyovers from the San Luis Obispo
County Regional Airport located approximately 1,500 feet southwest of the project site. The proposed
zoning would allow for up to 12,500 SF of commercial-service/office space, which would be located in
Buildings 21 and 22 shown in Figure 1. Table 1 provides the proposed project characteristics, including the
mix of residential unit types and building area for the primary components of the project.
Table 1 summarizes the key proposed project components:
Table 1. Project Characteristics
Unit Occupancy Type Size (sf) Units
Residential
Area (sf)
Non-Residential
Area (sf) Acres (net) Units/Acre
R3 Occupancy
(1-, 2- and 3-beds)
750-1,450 140 154,000 n/a 6.5 21.7
R4 Occupancy
(studio, 1-, and 2-bed)
600-925 100 85,700 n/a 2.9 34.7
Mixed Use
(studio and 1-bed)
450-625 40 21,500 12,500 1.5 26.3
Total 450-1,450 280 261,200 12,500 10.9 25.8
sf = square feet
Figure 1. Conceptual Site Plan
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 4
2.0 PLANNING COMMISSION’S PURVIEW
The Commission’s purview is to receive comments from the public and public agencies regarding the
proposed project, and to provide feedback regarding any issues of concern that should be evaluated in
more detail in the EIR. The hearing is not a forum to discuss the merits of the proposed project itself,
which will return to the Commission at later dates with a full evaluation once the Draft and Final EIRs
have been prepared.
3.0 PREVIOUS REVIEW
On April 21, 2020, the City Council approved the initiation of the project and authorized the issuance of
a Request for Proposals (RFP) for the preparation of an Environmental Impact Report (EIR) for the
project. The Council, with a vote of 5:0, provided direction to the applicant and staff to work toward a
Development Agreement to accomplish the needed planning area infrastructure outlined in the AASP
and maximize housing opportunities for those individuals in geographic areas included in the City’s
annual jobs-housing balance analysis (Attachment 2, Council Initiation 4.21.20).
On July 16, 2020, the Active Transportation Committee (ATC) reviewed the conceptual design of the
project and by consensus provided 21 directional items regarding the proposed bicycle and pedestrian
connectivity and safety, as well as consistency with the latest updates to the City’s Active Transportation
Plan for the applicant to incorporate into the project design and associated materials (Attachment 3, ATC
Report and Comments 7.16.20).
On August 17, 2020, the Architectural Review Commission (ARC) reviewed the conceptual design of
the project and by consensus provided nine directional items regarding building orientation in relation
to site access and private/common open space areas, and provided comments on the architectural style
of the project in terms of compatibility between the different uses for the applicant to incorporate into
the project design and associated materials (Attachment 4, ARC Report and Minutes 8.17.20).
On September 23, 2020, the Planning Commission (PC) reviewed the conceptual design of the project
and by consensus provided seven directional items regarding building orientation in relation to Tank
Farm Road, mixed-use development compatibility, and on-site and off-site pedestrian and bicycle
circulation for the applicant to incorporate into the project design and associated materials (Attachment
5, PC Report, Minutes 9.23.20)
4.0 DISCUSSION
4.1 Environmental Scoping
The California Environmental Quality Act (CEQA) encourages and, in some cases, mandates early
public consultation on projects where an EIR is being prepared. Section 15082 of the CEQA Guidelines
requires that at least one scoping meeting be held for projects of areawide significance.
With environmental documents, the word “scoping” is used to describe the process of obtaining
information from the public and interested agencies on potential environmental issues associated with
project development. As indicated in the attached Notice of Preparation (Attachment 6), this meeting is
intended to allow the Planning Commission and public the opportunity to provide feedback on issues
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
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Page 5
that might be of a particular concern and therefore analyzed in greater detail in the EIR. It is also an
opportunity for the City to present information about the project entitlement and CEQA process, the
applicant to provide a preliminary presentation on the project, and the public to ask specific questions
about the project and what is proposed.
The meeting is not intended to be a hearing on the merits of the project. That type of testimony would
be applicable and in order later during project hearings after the Draft and Final EIRs have been publicly
circulated and staff has provided a full analysis of project issues.
The City has made it a practice to hold the scoping meeting as part of a regularly scheduled Planning
Commission hearing to receive comments directly from the Planning Commission and to allow a greater
number of people to participate in the process. Another benefit is that it allows staff and the applicant
to provide a preliminary presentation on the project to the Commission and public early on in the process.
This strategy particularly benefits greater understanding and familiarity with large, complex projects
before the hearings for actual entitlements.
The NOP was sent to the State Clearinghouse as well as to local, state and federal agencies that might
have jurisdiction over or interest in the project. The NOP was also mailed out to others that might be
interested in the project and/or have previously requested notice of the project. The review period for the
NOP is November 26 through December 28, 2020.For more information on the City environmental
procedures and deadlines, or to sign up to be included on a notification list specific to this project, please
contact Kyle Bell, Associate Planner, at 919 Palm Street, San Luis Obispo, California 93401, by email
at kbell@slocity.org or by phone at (805) 781-7524.
4.2 EIR Determination
Through the Initial Study, the City and its CEQA consultant for this assignment, Rincon Consultants,
determined that the project would require the preparation of a Project EIR. The Initial Study (Attachment
7), documents and analyzes potential environmental issue areas and highlights issues that needed to be
further analyzed in an EIR.
Based on the Initial Study, the preliminary issues that will be examined in the Draft EIR include the
following:
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials (airport proximity; soils)
• Hydrology/Water Quality (drainage and flooding potential)
• Land Use and Planning (ALUP consistency)
• Noise
• Tribal Cultural Resources
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 6
•Utilities and Service Systems
It is anticipated that the Planning Commission will be in a position to hold a public hearing on the Draft
EIR in the spring/summer of 2021. Copies of the Draft EIR would be distributed to the Commission in
advance of regular agenda packets to provide adequate time for Commissioners to review the documents.
4.3 EIR Scope/Type
The Draft EIR will incorporate the Initial Study and expand on the discussion of issues included in that
document (refer to Attachments 6 and 7).
The City envisions CEQA compliance for the 600 Tank Farm Road Project to be a Project EIR. To the
extent possible, the EIR will use relevant information included in the City’s Land Use and Circulation
Elements (LUCE) EIR, and Airport Area and Margarita Area Specific Plan EIRs, since the project is
located within the Airport Area Specific Plan and adjacent to the Margarita Area. In general, however,
the analysis in the Project EIR will be original to sufficiently evaluate the project’s potential impacts on
the current environmental baseline, and to address environmental topics consistent with the current
CEQA statute and guidelines.
The City envisions the Project EIR to address impacts associated with development in all project phases,
as well as associated offsite improvements that will be described in the document. It is also intended to
address a Development Agreement that will be prepared to help facilitate the project if approved.
5.0 ATTACHMENTS
1.Conceptual Project Plans
2.Council Initiation Report and Minutes 4.21.20
3.ATC Report and Comments 7.16.20
4.ARC Report and Minutes 8.17.20
5.PC Report and Minutes 9.23.20
6.Notice of Preparation
7. READING FILE - Initial Study
Additional information available online at: https://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-folder-2122
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1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1CONCEPTUAL REVIEW PACKAGETITLE SHEETPROJECT STATISTICSPROJECT ADDRESS:600 TANK FARM ROADSAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU UNIT MIX & DENSITYALLOWEDSTUDIO 0.5 DU/UNIT1-BED 0.66 DU/UNIT2-BED 1 DU/UNIT3-BED 1.5 DU/UNIT PROPOSEDTOTAL UNIT COUNT TOTAL DUSTUDIO 28 (28 X 0.5 ) = 14 DU1-BED 72 (72 X 0.66) = 47.52 DU2-BED 152 (152 X 1) = 152 DU3-BED 28 (28 X 1.5) = 42 DUTOTALS 280 UNITS 255.52 DUPARKINGREQUIRED (INCLUDING GUEST PARKING)STUDIO1.2 SPACES/UNIT(28 X 1.2 ) = 33.6 SPACES1-BED1.2 SPACES/UNIT(72 X 1.2) = 86.4 SPACES2-BED1.7 SPACES/UNIT(152 X 1.7) = 258.4 SPACES3-BED2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACESCOMMERCIAL1 SPACE/300 SF(15,000 SF/300) = 50 SPACESTOTAL497 SPACESPROPOSED(INCLUDING 8% REDUCTION457.2 SPACESPROVIDED 458 SPACESEV PARKINGREQUIRED RESIDENTIALREADY 10% OF REQUIRED 45 SPACESCAPABLE50% OF REQUIRED 224 SPACEPROPOSED RESIDENTIALREADY45 SPACESCAPABLE224 SPACEREQUIRED COMMERCIALREADY 10% OF REQUIRED 5 SPACECAPABLE 25% OF REQUIRED 13 SPACESPROPOSED COMMERCIALREADY5 SPACECAPABLE13 SPACESPROPOSED # OF BUILDINGSRESIDENTIAL 19MIXED USE 2TOTAL 21CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020)MAX. DENSITY24 UNITS/ACREMIN. SETBACKSFRONT10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)INTERIOR SIDE AND REARN/ACORNER LOT-STREET SIDE10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)MAX. ALLOWABLE BLDG. HEIGHT35’-0”MAX. ALLOWABLE LOT COVERAGE75%MAX. ALLOWABLE FLOOR AREA RATIO1.5MIN. ALLOWABLE LOT AREA9,000 SFItem 3Packet Page 137
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2CONCEPTUAL REVIEW PACKAGEEXISTING CONDITIONSItem 3Packet Page 138
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A3CONCEPTUAL REVIEW PACKAGEPRELIMINAR CIVIL SITE PLANXXXXXXXXXXXXXXXX
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EXISTING TOPOF BANK35' TOP OF BANK AND EDGEOF RIPARIAN SETBACKPROPOSED INTERIM BULB-OUTIMPROVEMENTSIHHW
Item 3Packet Page 139
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A4CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE SECTIONSSECTION A ASECTION B B0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)Item 3Packet Page 140
1622-01-LP19JUNE 19, 2020BUILDING 3BUILDING 2BUILDING 2BUILDING 2BUILDING 3BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1MIXEDUSEMIXEDUSE600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE PLANCREEK RIPARIANSETBACKBIKE PEDESTRIAN PAT CREEK RIPARIAN SET BACKA7A6A8EXISTING CONNECTION TO BE DESIGNED AND APPROVED B OT ERS0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)N Item 3Packet Page 141
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A6CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC MIXED USE BUILDINGS PERSPECTIVEItem 3Packet Page 142
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 4 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 143
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 3 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 144
1622-01-LP19JUL 1 , 2020IMAGE N.T.S600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 1ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSPROJECT PROPOSED PATHSINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTFUTURE 800,000 SF COMMERCIAL PROJECTWETLAND MITIGATION AREAN Item 3Packet Page 145
1622-01-LP19JUL 1 , 2020IMAGE N.T.SWETLAND MITIGATION AREA600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 2ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSFUTURE 800,000 SF COMMERCIAL PROJECTINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTN Item 3Packet Page 146
•Council Agenda Report
Department Name: Community Development
4003 Cost Center:
For Agenda of:
Placement:
Estimated Time:
FROM: Michael Codron, Community Development Director
Prepared By: Kyle Bell, Associate Planner
April 21, 2020
Public Hearing
15 Minutes
SUBJECT: INITIATION OF A PROJECT TO REZONE A PROPERTY FROM BP-SP TO
C-S-SP TO ALLOW FOR A MIXED-USE DEVELOPMENT PROJECT
CONSISTING OF 280 RESIDENTIAL UNITS AND 15,000 SQUARE FEET
OF COMMERCIAL SPACE. PROJECT INCLUDES AUTHORIZATION OF A
REQUEST FOR PROPOSALS FOR THE PREPARATION OF AN
ENVIRONMENTAL IMPACT REPORT
RECOMMENDATION
Receive a summary presentation on the project proposal from staff and the project applicant and
consider directing staff to proceed with the following:
1.Proceed the processing of the Project through the entitlement process; and
2.Authorize the issuance of a Request for Proposals (RFP) for the preparation of an
Environmental Impact Report (EIR) for the Project and related entitlements; and
3.Authorize the City Manager to enter into a consultant services agreement with the consultant
that best responds to the RFP in terms of qualifications, cost, and approach, that is funded
( consultant and staff costs) solely by the Applicant.
DISCUSSION
The purpose of the initiation of this Project before the City Council is to provide for the orderly
processing of a Project Application requesting a General Plan Amendment and Rezone in a
manner consistent with the overall goals of the community's planning program and the
requirements of State law. It is intended to assure that the General Plan is amended for good
reason and with due consideration of community-wide interests, to achieve and maintain internal
consistency of General Plan elements, and conformance with other guiding documents such as
the Airport Area Specific Plan (AASP).
Staff has determined that California Environmental Quality Act (CEQA) compliance for the
project requires preparation of a Project EIR that evaluates potential environmental effects and
identifies project alternatives. If initiated by Council, an RFP (Attachment A) will be published
on the City's website and distributed to consultants with relevant experience in the preparation of
a project-level EIR with similar environmental issues and constraints.
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Background
The site is composed of 11.1 contiguous acres at the northeast comer of the designated Santa Fe
realignment and Tank Farm Road. It is comprised of two separate parcels: APN: 053-421-06
and APN: 053-421-02. The site slopes from the northwest to southeast, with site elevations at
210 feet at the top of the Flower Mound, and 150 feet at the Acacia Creek/Tank Farm Road
headwall. Acacia Creek borders the project on the east, although the creek area itself is located
on the adjacent parcel to the east.
Figure 1: Conceptual Site Plan
The project site is currently zoned Business Park (BP-SP) within the AASP. The BP zone as well
as the AASP prohibit residential uses at this location. The project application proposes to amend
the AASP and rezone the property to Commercial Services (C-S-SP) zone to allow for a mixed
use project, similar to what has been approved on the adjacent property at 650 Tank Farm
(March 5, 2019, Council Agenda Report for the Ordinance Adoption of 650 Tank Farm:
http://opengov.slocity.org/WebLink/DocView.aspx?id=91166&dbid=O&repo=CityClerk ). The
proposed mixed-use project consists of 280 residential units and approximately 15,000 square
feet of commercial space. The residential units are provided within three different housing types:
140 townhomes, 100 stacked flat units, and 40 studio and one-bedroom units over the
commercial structures. The townhome and stacked flat units are intended as ownership units,
while the mixed-use units will likely be a rental product (Attachment B).
The project will be required to construct or contribute to several major improvements to
transportation infrastructure as identified by the Circulation Element and AASP including the
Santa Fe/Tank Farm Road roundabout, Santa Fe re-alignment, and associated improvements for
Santa Fe Road including two travel lanes and Class IV bike paths. The full extent to fair share
contributions and/or mitigation measures to implement transportation projects will be fully
evaluated and defined through the development review process.
Policy Context
Land Use Designation. The Business Park land use designation provides for research and
development and light manufacturing in a campus setting. The Project's proposed Services &
Manufacturing designation provides for a wide range of uses including business and professional
services, medical services, research and development, and retail sales. It also provides for
residential uses as part of a mixed-use project with a residential density of up to 24 density
units/acre.
Item 3
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The development conceptually identified for the project site would be consistent with allowances
for mixed-use projects in the Services & Manufacturing land use designation. The City's General
Plan provides several policies regarding mixed-use development. The following provides a
discussion and initial analysis of the proposed project in regard to these policies.
Major City Goal. Housing was determined to be one of the most important, highest priority goals
for the City to accomplish over the 2019-21 Financial Plan. The goal states: Facilitate the
production of housing with an update of the Housing Element, including an emphasis on
affordable housing (including unhoused people) and worlforce housing through the lens of
climate action and regionalism.
Housing Element. The Housing Element (HE) Policy 6.10 encourages infill residential
development and the promotion of higher-residential density where appropriate'.
Land Use Element. In accordance with the Housing Major City Goal cited above and Housing
Element policies and programs, the proposed General Plan amendment, Specific Plan
amendment and Rezone would allow for the development of a mixed-use project. The proposed
project would facilitate several General Plan policies such as: Land Use Element (LUE) Policy
2.2.62, as the project site provides a variety of housing types within close proximity to public
transportation and is located within walking distance to MindBody Headquarters, SESLOC
Federal Credit Union, and other nearby employers, as well as retail uses and other services of the
Marigold Shopping Center; and LUE Policy 1.5 3, as the project would help reduce the gap
between housing demand and supply by supporting additional residential units
Additionally, the LUE encourages mixed-use projects where they can be found to be compatible
with existing and potential future development. The LUE encourages compatible mixed uses in
commercial districts and specifically discusses residential and commercial mixed use (LUE
Policy 2.3.6)4 . LUE Policy 10.1 (Neighborhood Access) states that all residences should be
within close proximity to food outlets including grocery stores, farmers' markets, and community
gardens.
1 HE Policy 6.10. To help meet the Quantified Objectives, the City will support residential infill development and
promote higher residential density where appropriate.
2 LUE Policy 1.5. Jobs/Housing Relationship. The gap between housing demand (due to more jobs and college
enrollment) and supply should not increase.
3 LUE Policy 2.2.6. Neighborhood Characteristics. The City shall promote livability, quiet enjoyment, and safety
for all residents. Characteristics of quality neighborhoods vary from neighborhood to neighborhood, but often
include one or more of the following characteristics: A mix of housing type styles, density, and affordability.
Design and circulation features that create and maintain a pedestrian scale. Nearby services and facilities
including schools, parks, retail (e.g., grocery store, drug store), restaurants and cafes, and community centers or
other public facilities. A tree canopy and well-maintained landscaping. A sense of personal safety .... Convenient
access to public transportation. Well-maintained housing and public facilities.
4 LUE Policy 2.3.6. Housing and Businesses. The City shall encourage mixed use projects, where appropriate and
compatible with existing and planned development on the site and with adjacent and nearby properties. The City
shall support the location of mixed-use projects and community and neighborhood commercial centers near
major activity nodes and transportation corridors I transit opportunities where appropriate.
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LUE Policy 10.4 (Encourage Walkability) states that the City shall encourage projects which
provide for and enhance active and environmentally sustainable modes of transportation, such
as pedestrian movement, bicycle access, and transit services. The immediate surrounding
neighborhood provides services, facilities and resources within a half mile of the project site: a
day care, drug stores, restaurants, schools, a major grocery store, a bank, several places of
worship, a fitness center, medical and/or dental services, personal care services, and a full
service supermarket are currently located within biking or walking distance of the project site.
Airport Area Specific Plan. The AASP was initially adopted on August 23, 2005 and provides a
planning framework for future growth and development within the approximately 1,500-acre
area along the City's southern boundary. The AASP sets forth guidance for land use,
conservation and resource management, community design, circulation and transportation
improvements, and utilities and services needed in the planning area. The AASP has been
amended multiple times, with the last amendment adopted in March 2019, with the approval of
the 650 Tank Farm project. Amendments to the AASP require review by the County Airport
Land Use Commission (ALUC).
The proposed Specific Plan Amendment would allow for the site to be developed with a mixed
use project. This would accommodate the continuation and expansion of the residential uses in
the vicinity (650 Tank Farm). This residential expansion is an example of urban infill
development that would improve and enhance the supply of housing near jobs and services, and
is consistent with many General Plan goals, policies, and programs (as discussed above). The
project would need to conform to all relevant design considerations and performance standards.
Consistency COVID-19 Orders and Current Fiscal Contingency Plan.
This activity, planning for housing production, is presently allowed under the State and Local
emergency orders associated with COVID-19. This Project, the EIR, and associated staff work,
will be reimbursed by the Developer directly or indirectly through fees and therefore consistent
with the guidance of the City's Fiscal Health Contingency Plan.
Next Steps
Once all application materials are collected and the project applications are deemed complete,
and environmental review has been conducted pursuant to CEQA, public hearings will be
scheduled before the ALUC and Architectural Review Commission (ARC). The ARC will
provide a recommendation to the Planning Commission (PC). The PC will review the project and
associated entitlements for consistency with the General Plan, Zoning Regulations, and
applicable City development standards and guidelines, with a recommendation to City Council
for final action. Associated entitlements are envisioned at this time to include: Environmental
Impact Determination, General Plan Map Amendment (includes rezoning), Specific Plan
Amendment, Minor Subdivision, Minor Use Permit, and Development Review (Major).
Public Engagement
Consistent with the City's Public Engagement and Noticing (PEN) Manual and the City's
Municipal Code, the project was noticed per the City's notification requirements for
Development Projects. Newspaper legal advertisements were posted in the New Times ten days
prior to the hearing. Additionally, postcards were sent to both tenants and owners of properties
located within 300 feet of the project site ten days before the hearing.
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CONCURRENCE
The project was previously reviewed by other City Departments through a pre-application
meeting held on June 6, 2019 including Community Development (Planning and Engineering)
and Public Works (Transportation), Fire, Building, Utilities, and Administration (Natural
Resources). No additional concurrence has occurred at this time as further review from the other
departments is dependent on the results of the Council initiation. The project entitlements will be
routed to the various City Departments to ensure that staff has adequate information for a
complete application to evaluate the project and identify any conflicts with City standards or
guidelines. All City Departments will be providing comments that will be incorporated into the
staff reports and recommended resolution/ordinance as conditions of the project.
ENVIRONMENTAL REVIEW
The CEQA does not apply to the recommended action in this report because the action does not
constitute a "Project" under CEQA Guidelines Sec. 15378. Future applications for entitlements
will be subject to CEQA at the time the applications are filed.
FISCAL IMPACT
Budgeted: Yes Budget Year: N/ A
Funding Identified: No
Fiscal Analysis:
Current Remaining Annual
Total Budget Funding Balance Ongoing Cost
Funding Sources Available Request
General Fund NIA
State
Federal
Fees
Other:
Total
There is no fiscal impact associated with initiating project applications. The developer will
reimburse the City for all staff and consultant fees associated with processing the applications.
As part of the applications, the applicant will be required to prepare a fiscal impact study that
would analyze the project's effects on the City. Due to the size of the project, the applicant will
be paying for actual costs for staff and consultant time rather than a flat fee to process all of the
required permits and to coordinate the preparation of an EIR.
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ALTERNATIVES
1.Deny the consideration of the application. The Council should provide findings in reference
to specific General Plan provisions that identify the project as inconsistent with overall
General Plan policy direction.
a.Decline to authorize the RFP or deferred to a future time.
2.Continue consideration of the application to a future date. The Council can continue review
of the project to a future meeting. If this alternative is taken, the Council should provide
direction to staff regarding additional information needed to provide further direction
regarding the project application.
a.Provide direction regarding an amended RFP and continue authorization of the RFP to a
date uncertain. This alternative is recommended if the City Council would like to review
and consider major revisions to the RFP.
3.Initiate the proiect application and provide direction regarding an amended RFP. The
Council may authorize the RFP based on finalization and approval by the Community
Development Director. This alternative is recommended if the Council provides direction
resulting in minor revisions to the RFP.
Attachments:
a -Request for Proposal to Prepare EIR
b - COUNCIL READING FILE -Project Proposal
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Tuesday April 21, 2020
Regular Meeting of the City Council
CALL TO ORDER
A Regular Meeting of the San Luis Obispo City Council was called to order on Tuesday, April 21,
2020 at 6:01 p.m. by Mayor Harmon, with all Council Members teleconferencing.
ROLL CALL
Council Members
Present: Council Members Carlyn Christianson, Andy Pease, Erica A. Stewart,
Vice Mayor Aaron Gomez, and Mayor Heidi Harmon.
Absent: None
City Staff
Present: Derek Johnson, City Manager; Christine Dietrick, City Attorney; and Teresa
Purrington, City Clerk; were present at Roll Call.
PRESENTATIONS
1. SEXUAL ASSAULT AWARENESS MONTH PROCLAMATION
Mayor Harmon presented a Proclamation declaring April to be “Sexual Assault Awareness
Month” to RISE.
2. ECONOMIC RECOVERY AND RESILIENCY PROJECT PLAN PRESENTATION
City Manager Derek Johnson and Assistant City Manager Shelly Stanwyck presented a
PowerPoint on the Economic Recovery and Resiliency Project Plan.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment---
CONSENT AGENDA
ACTION: MOTION BY COUNCIL MEMBER STEWART, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to approve Consent Calendar Items 3 thru 7.
3. WAIVE READING IN FULL OF ALL RESOLUTIONS AND ORDINANCES
CARRIED 5-0, to waive reading of all resolutions and ordinances as appropriate.
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4. MINUTES REVIEW – APRIL 7, 2020 CITY COUNCIL MEETING
CARRIED 5-0, to approve the minutes of the City Council meeting held on April 7, 2020.
5. AUTHORIZATION TO ADVERTISE ON-CALL SERVICES REQUEST FOR
QUALIFICATIONS – STRUCTURAL ENGINEERING DESIGN SERVICES
CARRIED 5-0, to:
1. Approve the Request for Qualifications (RFQ) to provide Structural Engineering Design
Services, Specification No. 5009.2020.SE; and
2. Authorize the City Manager to execute agreements with selected consulting firms; and
3. Authorize the Finance Director to execute and amend Purchase Orders for individual
consultant service contracts not-to-exceed the authorized project budget; and
4. Authorize the City Engineer to amend or extend the agreement for services in accordance
with its terms and within the available annual budget.
6. AGREEMENT WITH ASCENT ENVIRONMENTAL TO PREPARE THE
COMPREHENSIVE HAZARD AND VULNERABILITY ASSESSMENTS AND
ADAPTATION STRATEGIES FOR THE GENERAL PLAN SAFETY ELEMENT
RESILIENT SAN LUIS OBISPO)
CARRIED 5-0, to authorize the Community Development Director to enter into an agreement
with Ascent Environmental in the amount of $287,500 to prepare the comprehensive hazard
and vulnerability assessments and adaptation strategies for the General Plan Safety Element
update funded through the Caltrans Climate Change Adaptation Grant, “Resilient SLO.”
7. RECEIVE AND FILE THE 2020 AFFORDABLE HOUSING NEXUS STUDY
CARRIED 5-0, to receive and file the 2020 Affordable Housing Nexus Study, which
completes a significant Housing Major City Goal task.
RECESS
Council recessed at 7:10 p.m. and reconvened at 7:22 p.m., with all Council Members present.
PUBLIC HEARING ITEMS AND BUSINESS ITEMS
8. INITIATION OF A PROJECT TO REZONE A PROPERTY FROM BP -SP TO C-S-
SP TO ALLOW FOR A MIXED-USE DEVELOPMENT PROJECT CONSISTING OF
280 RESIDENTIAL UNITS AND 15,000 SQUARE FEET OF COMMERCIAL SPACE
AND AUTHORIZATION OF A REQUEST FOR PROPOSALS FOR THE
PREPARATION OF AN ENVIRONMENTAL IMPACT REPORT
Council Members Pease noted her Ex Parte Communication with Steve Pack, Applicant’s
Representative regarding the project. Council Member Christianson, Council Member
Stewart, Vice Mayor Gomez, and Mayor Harmon reported having no Ex Parte
Communications.
Community Development Director Michael Codron and Associate Planner Kyle Bell provided
an in-depth staff report and responded to Council questions.
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Public Comments:
Stephen Peck
End of Public Comment---
ACTION: MOTION BY COUNCIL MEMBER PEASE, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to:
1. Proceed the processing of the Project through the entitlement process; and
2. Authorize the issuance of a Request for Proposals (RFP) for the preparation of an
Environmental Impact Report (EIR) for the Project and related entitlements; and
3. Authorize the City Manager to enter into a consultant services agreement with the
consultant that best responds to the RFP in terms of qualifications, cost, and approach, that
is funded (consultant and staff costs) solely by the Applicant.
With the added direction to include requested changes by the Applicant, staff to work toward
a Development Agreement or other enforceable mechanism, with the applicant to accomplish
the infrastructure scope, the locals preference and other areas as determined by staff and to
include early feedback from the Active Transportation Committee and Planning Commission
for the conceptual review and scoping.
9. APPROVAL OF THE UPDATED EMERGENCY OPERATIONS PLAN AS THE
COMPREHENSIVE DISASTER LEADERSHIP PLAN
Fire Chief Keith Aggson and Management Analyst James Blattler provided an in-depth staff
report and responded to Council questions.
Public Comments:
None
End of Public Comment---
ACTION: MOTION BY COUNCIL MEMBER STEWART, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to approve the Comprehensive Disaster
Leadership Plan (CDLP) as the updated 2011 Emergency Operations Plan (EOP).
10. 2020 LEGISLATIVE PLATFORM
City Attorney Christine Dietrick provided an in-depth staff report and responded to Council
questions.
Public Comments:
None
End of Public Comment---
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San Luis Obispo City Council Minutes of April 21, 2020 Page 4
ACTION: MOTION BY COUNCIL MEMBER CHRISTIANSON, SECOND BY VICE
MAYOR GOMEZ, CARRIED 5-0 to:
1.Adopt Resolution No. 11112 (2020 Series) entitled, “A Resolution of the City Council
of the City of San Luis Obispo, California, establishing the City Legislative Action
Platform for 2020 and appointing the council member and staff person to act as liaison
between the City of San Luis Obispo and the League of California Cities;” and
2.Appoint the Mayor, City Attorney, and City Manager to act as the primary legislative
liaisons between the League of California Cities and the City of San Luis Obispo.
With changes proposed during the meeting.
11.DISCUSS AND PROVIDE DIRECTION REGARDING PROCLAIMING THE
CONTINUED EXISTENCE OF A LOCAL EMERGENCY REGARDING COVID-19
PANDEMIC
City Manager Derek Johnson provided an in-depth staff report and responded to Council
questions.
Public Comments:
None
End of Public Comment---
ACTION: MOTION BY COUNCIL MEMBER PEASE, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to adopt Resolution No. 11113 (2020 Series)
entitled “A Resolution of the City Council of the City of San Luis Obispo,
California, proclaiming the continuing existence of a local emergency regarding the COVID-
19 Pandemic.
ADJOURNMENT
The meeting was adjourned at 9:10 p.m. The next Regular City Council Meeting is scheduled for
Tuesday, May 5, 2020 at 6:00 p.m., via teleconference.
Teresa Purrington
City Clerk
APPROVED BY COUNCIL: 05/05/2020
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CityofSanLuisObispo, Agenda, Planning Commission
Agenda
ACTIVE TRANSPORTATION COMMITTEE
Thursday, July 16, 2020
6:00 p.m. REGULAR MEETING Teleconference
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor
of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the
City of San Luis Obispo as well as 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, the City of San Luis Obispo will
be holding all public meetings via teleconference. There will be no physical location for the Public to view
the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the Active Transportation Committee are allowed to attend the meeting via
teleconference and to participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in Council meetings in the following ways:
1.Remote Viewing - Members of the public who wish to watch the meeting can view:
View the Webinar:
Registration URL: https://attendee.gotowebinar.com/register/6454527288375917837
Webinar ID: 915-314-723
2.Public Comment - The Active Transportation Committee will still be accepting public comment. Public
comment can be submitted in the following ways:
Mail or Email Public Comment
Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or
U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo, CA 93401
Emails sent after 3:00 PM and up until public comment is opened on the item – will be archived and
distributed to Advisory Body members the day after the meeting. Emails will not be read aloud during meetings.
Verbal Public Comment
o Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name, the
agenda item number you are calling about and leave your comment. The verbal comments must be limited
to 3 minutes. All voicemails will be forwarded to the Committee Members and saved as Agenda
Correspondence. Voicemails will not be played during the meeting
o During the meeting – Verbal comments may be made by joining the webinar (instructions above).
Verbal comments are limited to three minutes.
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Active Transportation Committee Agenda July 16, 2020 Page 2
All comments submitted will be placed into the administrative record of the meeting.
MISSION: The purpose of the Active Transportation Committee (ATC) is to provide oversight
and policy direction on matters related to bicycle and pedestrian transportation in San Luis Obispo
and its relationship to bicycling and walking outside the City.
CALL TO ORDER: Chair Jonathan Roberts
ROLL CALL : Committee Members Thomas Arndt, Lea Brooks (vice chair), Donette
Dunaway, Timothy Jouet, Briana Martenies, Russell Mills, Jonathan Roberts
chair)
PUBLIC COMMENT: At this time, people may address the Committee about items not on the
agenda. Persons wishing to speak should come forward and state their name and address.
Comments are limited to three minutes per person. Items raised at this time are generally referred
to staff and, if action by the Committee is necessary, may be scheduled for a future meeting.
CONSIDERATION OF MINUTES
1. Minutes of the June 11, 2020 Special Meeting
ACTION ITEM
2. 600 TANK FARM ROAD ACTIVE TRANSPORTATION FACILITIES
BELL – 60 MINUTES)
1) BACKGROUND
A project at 600 Tank Farm Road has been initiated to redevelop 11.1 acres at the northeast corner
of Tank Farm Road and the designated location for realignment of Santa Fe Rd. The applicant has
submitted a conceptual application as an early review of the project prior to the formal application
submission process. Given the early stage of the approval process, this meeting is intended to
receive comments on active transportation issues that should be considered as the application
develops further and work begins on the environmental study.
2) PROJECT INFORMATION
The 600 Tank Farm site is comprised of two separate parcels: APN: 053-421-06 and APN: 053-
421-02. The project site is currently zoned Business Park within the Airport Area Specific Plan
AASP). The AASP prohibits residential uses at this location and the project application proposes
to amend the AASP and rezone the property to Commercial Services zone to allow for a mixed
use project, similar to what has been proposed on the adjacent property at 650 Tank Farm. The
mixed-use project consists of 280 residential units and approximately 15,000 square feet of
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commercial space. The residential units are provided within three different housing types: 140
townhomes, 100 stacked flat units, and 40 studio and one-bedroom units over the commercial
structures.
3) PROPOSED BICYCLE AND PEDESTRIAN FACILITIES
As described in the Conceptual Application submitted by the applicant (See Attachment 2), the
bicycle and pedestrian facilities proposed as part of the development project are summarized as
follows:
Tank Farm Road Widening
o Widen westbound direction along the project frontage per Airport Area Specific
Plan (AASP) to provide:
2 westbound auto lanes
Width for center median/turn lane
Sidewalk with parkway
Class IV sidewalk-level cycle track (Modified from AASP, which
proposed Class II bike lanes)
Class I path between north-south creek path and Tank Farm/Santa Fe
intersection
Santa Fe Road Extension to the North
o New extension of Santa Fe Road north of Tank Farm, aligned west of the existing
Santa Fe Road alignment south of Tank Farm. Will ultimately connect with Prado
Road extension to the north. Cross section includes:
2 auto lanes (Modified from AASP, which proposes 4 auto lanes)
Center median/turn lane
Sidewalks with parkway (interim installation w/ no sidewalk on west
side—to be completed by Chevron development)
Class IV protected bike lanes (Modified from AASP, which proposed
Class II bike lanes. Interim installation with Class II bike lane on west
side—to be upgraded to Class IV with Chevron development)
Tank Farm/Santa Fe Extension Intersection
o New roundabout (traffic study will guide sizing/geometrics)
North-South Creek Path
o New north-south Class I path along west side of creek, connecting Tank Farm
Road north to Damon Garcia Park pathways
Connection to Adjacent 650 Tank Farm
o Proposed ped/bike/emergency access only bridge to adjacent 650 Tank Farm
development to the east.
Since the City’s Active Transportation Plan has not yet been adopted by the City Council, the
proposed facilities will be evaluated for consistency with the currently adopted Bicycle
Transportation Plan. Proposed bicycle facilities in the current Bicycle Transportation Plan relative
to this project include a Class I Shared Use Path on Tank Farm Road, a north-south Class I path
along the creek connecting to Damon Garcia Sports Fields, Class II bike lanes on Santa Fe Road,
and retaining existing Class II bike lanes on Tank Farm. As shown in the above summary list, the
applicant proposes to upgrade facilities in several locations to align with the preliminary concepts
presented as part of the ATP, which prioritize Class IV protected bike lanes along collector and
arterial streets.
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Additional summary maps are provided in Attachment 3 to help convey the proposed pedestrian
and bicycle connectivity within the greater vicinity of the proposed project site.
Staff Recommendation: Receive initial comments on the 600 Tank Farm project as submitted by
the applicant regarding the project’s consistency with the Bicycle Transportation Plan.
Attachment 2: 600 Tank Farm Rd Conceptual Application
Attachment 3: 600 Tank Farm Rd Maps
ACTION ITEM
3. CLIMATE ACTION PLAN FOR COMMUNITY RECOVERY
FUKUSHIMA – 45 MINUTES)
The Public Review DRAFT Climate Action Plan (CAP) for Community Recovery is currently
open for review. The CAP establishes a community-wide goal of carbon neutrality by 2035,
adopts sector specific goals, and provides foundational actions to establish a trajectory towards
achieving that goal while also recovering from the economic impacts of COVID-19.
Regarding Active Transportation, the CAP sets the policy framework as well as certain actions
for achieving climate neutrality by 2035 including:
Connected 1.1 – Establish a consistent method for tracking and reporting mode split metrics.
Connected 1.2 – Research and develop an approach to a “Mobility as a Service” platform for
people to easily use all modes of low carbon mobility in the City.
Connected 2.1 – Complete Active Transportation plan and begin implementation immediately.
Connected 2.2 – Launch micro mobility program by 2021
See Attachment 4 for an excerpt on the CAP on Pillar 4: Connected Community for more detail
on these actions.
The complete Public Review Draft of the CAP can be found at:
https://www.slocity.org/government/department-directory/city-administration/office-of-
sustainability/climate-action/climate-action-plan-1949
In January 2019, the ATC received an update on the CAP. At this meeting, the ATC can provide
comments on the Public Review DRAFT. The document is open for public review until July 22nd
and the City Council will consider adoption on August 18th.
Staff Recommendation: Receive comments from the committee on the Public Review DRAFT
Climate Action Plan.
Attachment 4: CAP Pillar 4: Connected Community
ADJOURNMENT
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Active Transportation Committee Agenda July 16, 2020 Page 5
The next Regular Meeting of the Active Transportation Committee is scheduled for
Thursday , September 17 , 20 20, at 6:00 p.m., by teleconference.
ATTACHMENTS
1. Minutes of the June 11, 2020 Special Meeting
2. 600 Tank Farm Rd Conceptual Application
3. 600 Tank Farm Rd Maps
4. CAP Pillar 4: Connected Community
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805) 781-7107.
Agenda related writings and documents are available online or for public inspection at the Public
Works Department, 919 Palm Street, SLO. Meeting audio recordings can be found at the following
web address:
http://opengov.slocity.org/WebLink/1/fol/60965/Row1.aspx
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Minutes – Active Transportation Committee Meeting of July 16, 2020 Page 1
Minutes
ACTIVE TRANSPORTATION COMMITTEE
Thursday, July 16, 2020
Regular Meeting of the Active Transportation Committee
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Active Transportation Committee was called to order
on Thursday, July 16, 2020 at 6:05 p.m. via teleconference by Chair Roberts.
ROLL CALL
Present: Committee Members Thomas Arndt, Lea Brooks (vice chair), Timothy Jouet (joined
at 6:10), Briana Martenies, Russell Mills, and Jonathan Roberts (chair)
Absent: Donette Dunaway
Staff: Active Transportation Manager Adam Fukushima, Associate Planner Kyle Bell, and
Recording Secretary Lareina Gamboa
PUBLIC COMMENT ITEMS NOT ON THE AGENDA
None.
--End of Public Comment--
APPROVAL OF MINUTES
1. Review Minutes of the Active Transportation Committee Meeting of June 11, 2020:
ACTION: UPON MOTION BY COMMITTEE MEMBER BROOKS, SECONDED BY
COMMITTEE MEMBER MILLS, CARRIED 5-0-2 (COMMITTEE MEMBERS
DUNAWAY AND JOUET ABSENT), to approve the Minutes of the Active Transportation
Committee Meeting of June 11, 2020, as presented.
Public Comment
None.
--End of Public Comment--
ACTION ITEMS
2. 600 Tank Farm Road Active Transportation Facilities
Associate Planner Kyle Bell and Active Transportation Manager Fukushima provided a
presentation and responded to Committee inquiries in regards to the 600 Tank Farm Road mixed-
use development and its relation to Active Transportation projects in the city. The applicant for
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the project, represented by Darin Cabral from RRM Design Group, also provided a presentation
and responded to questions.
ACTION: UPON MOTION BY COMMITTEE MEMBER BROOKS, SECONDED BY
COMMITTEE MEMBER ARNDT, CARRIED 6-0-1 (COMMITTEE MEMBER
DUNAWAY ABSENT), to recommend providing committee suggestions to staff and the
applicant for consideration as the project progresses.
Public Comment
None.
--End of Public Comment--
3. Climate Action Plan For Community Recovery
Active Transportation Manager Fukushima provided a PowerPoint presentation and
responded to Committee inquiries in regards to the Climate Action Plan for Community
Recovery and its relation to the Active Transportation Plan.
Public Comment
None.
--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER ARNDT, SECONDED BY
COMMITTEE MEMBER BROOKS, CARRIED 6-0-1 (COMMITTEE MEMBER
DUNAWAY ABSENT), to thank City staff for their work putting together the Climate
Action Plan, and moves to request that the list of Climate Action Plan comments recorded
during the meeting be included for consideration.
ADJOURNMENT
The meeting was adjourned at 8:00 p.m. The next Regular Active Transportation Committee
meeting is scheduled for Thursday, September 17, 2020 at 6:00 p.m., by teleconference.
APPROVED BY THE ACTIVE TRANSPORTATION COMMITTEE: 08/20/2020
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July 16, 2020 -- Active Transportation Committee
Comments on 600 Tank Farm
Committee Member Lea Brooks
1) The project should consider bicycle and pedestrian connections along Tank
Farm Rd to improve east-west connections between Higuera and Broad Streets
2) The project should study bicycle and pedestrian impacts to the Broad/Tank
Farm Rd intersection
3) Concerned about connecting the Acacia Creek Path to a wrong way Class IV
bikeway
4) Consider the potential of connecting Clarion Court to Fiero Lane as an
alternative to Tank Farm Road for bikes and peds
5) If Hawthorne Elementary is the designated school for this site, consider how
children will walk and bike there
6) Consider what possible role a bridge across the Railroad Safety Trail at
Industrial Way could do to provide access to the east side of the railroad tracks
7) Consider the role that bike lanes on Industrial Road could play to improve
access to the site and avoid busy arterial streets like Tank Farm
8) Concerned about the impact widening Tank Farm Road to 5 lanes would have
on bicycle and pedestrian comfort levels.
Committee Member Thomas Arndt
1) Suggests the design of roundabout at Tank Farm / Santa Fe should separate bike
and ped modes
2) Requests that the Acacia Creek Path have adequate connections to other
bikeway and pedestrian facilities
3) Suggests considering other options before using bollards on the bike/ped bridge
across creek to 650 Tank Farm. If bollards are the only option, make safe as
possible.
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4) Avoid bike facility designs that encourage wrong way riding.
Committee Member Russell Mills
1) Recommends avoiding multilane road on Tank Farm to minimize bike/ped
impacts. Consider not widening Tank Farm Road for multilanes
2) Ensure adequate sidewalk connections throughout internal development
3) Suggests more separation than 2 feet between Class IV bikeway and motor
traffic. Suggests adding a parkway between the bike and motor vehicle modes.
Committee Member Briana Marteneis
1) Recommends that pathways for pedestrians throughout the development are
direct
Committee Member Tim Jouet
1) Please look for ways to incorporate design elements of the forthcoming Active
Transportation Plan as much as possible into the project
2) Recommends to incorporate slower roadway speeds where possible
3) Consider locating the bridge to 650 Tank Farm farther north
4) Please provide more separation between ped/bike/motor vehicle modes on Tank
Farm Road cross section
Committee Member Jonathan Roberts
1) Suggests that a lot of thought be put into how the project will provide good
bike/ped connectivity to destinations outside of the project
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Meeting Date: August 17, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 600 Tank Farm FILE NUMBER: ARCH-0216-2020
APPLICANT: Covelop Holding, LLC REPRESENTATIVE: Stephen Peck
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
1.0 PROJECT DESCRIPTION AND SETTING
The project application includes proposals to amend the General Plan and Airport Area Specific Plan
(AASP) to rezone the property to Commercial Services (C-S-SP) zone to allow for a mixed- use project,
similar to what has been proposed on the adjacent property 650 Tank Farm. The mixed-use project
consists of 280 residential units and approximately 15,000 square feet (SF) of commercial space. The
residential units are provided within three different housing types: 140 townhomes, 100 stacked flat
units, and 40 studio and one- bedroom units over the commercial structures. The townhome and
stacked flat units are intended as ownership units, while the mixed-use units will likely be a rental
product (Attachment 1, Project Plans).
General Location: The site is composed
of 11.1 contiguous acres at the
northeast corner of the designated
Santa Fe re-alignment and Tank Farm
Road. The site slopes from the
northwest to southeast. Acacia Creek
borders the project on the east.
Present Use: Off-site Vehicle Storage
Zoning: Business Park within the Airport
Area Specific Plan (BP-SP)
General Plan: Business Park
Surrounding Uses:
East: Mobile Home Park
West: Undeveloped County Land
North: Damien Garcia Sports Fields
South: Undeveloped County Land
2.0 PROPOSED DESIGN
Design details: Contemporary architecture, with gable roofs with exposed rafters, and flat/shed roofs
for commercial structures, covered entries and balconies, internal landscape pedestrian corridors
Materials: Stucco siding, horizontal/vertical lap siding, wood panels, metal and composite roofs (colors
and materials board not available at this time).
Figure 1: Subject Property
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3.0 NEXT STEPS
The project was conceptually reviewed by the Active Transportation Committee (ATC) on July 17,
2020. Following this ARC conceptual review the project will be scheduled for conceptual review by the
Planning Commission (PC). Following conceptual review, the applicant will consider feedback from the
ATC, ARC, and PC and prepare a formal application for complete review. Once all application materials
are collected and the project is deemed complete, and environmental review has been completed,
the project will proceed with review hearings to be scheduled before the Cultural Heritage Committee
(CHC), ARC, County Airport Land Use Commission (ALUC), PC, and City Council for final review of the
project.
4.0 FOCUS OF REVIEW
The ARC’s role is to review the project for consistency with the Community Design Guidelines, AASP
and applicable City policies and standards, to provide the applicant and staff with initial feedback on
the proposed conceptual design.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
5.0 AASP DESIGN GUIDELINES/DISCUSSION ITEMS
Highlighted Sections Discussion Items
AASP Chapter 5 – Community Design
§ Goal 5.1 Building Orientation
and Setback
The AASP states that buildings should be designed with a well-defined
streetscape edge that unifies and enhances the character of the
development areas and that supports pedestrian activity through its
site planning and design. The ARC should provide initial feedback
regarding the location of buildings and parking areas as viewed from
the public right-of-way.
Figure 2: Rendering internal of the residential portion of the project
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ARCH-0216-2020 (600 Tank Farm)
Page 3
§ Goal 5.4 Parking
The AASP states that vehicular parking areas should be designed to be
in scale with and visually subordinate to the development and
landscape setting. The ARC should discuss the proposed parking layout
in terms of minimizing the visual impact associated with large areas of
parking and pedestrian circulation.
§ Goals 5.9-14 Architectural
Character
The AASP is designated to be primarily a “work” environment (as
opposed to a retail or residential environment). Given the business,
service, and manufacturing uses proposed for the area, “function” will
typically be the primary generator of built form for future development,
but this does not suggest that the aesthetic character is any less
important. The ARC should provide initial feedback regarding
architectural styles as portrayed in the conceptual renderings of the
project.
CDG Chapter 5 – Residential Project Design Guidelines
§ 5.4: Multi-Family and Clustered
Housing Design
The CDG states that multi-family and clustered housing projects tend to
generate larger parking areas and provide less private open space. If
not properly designed, parking can dominate a multi-family site, and
open space may only be provided as “left over” areas, unrelated to
other project features, that are not usable for outdoor activities, and
expose residents to uncomfortable noise levels. The ARC should discuss
the residential layout and of the multi-family structures specifically in
regard to common and private open space areas, proximity to the creek
and other pedestrian circulation areas.
6.0 PROJECT STATISTICS/ASSOCIATED STUDIES
The application provided to assist with the conceptual review does not include sufficient information
to determine compliance with all development standards relevant to the project site (i.e. setbacks, lot
coverage, floor area ratio, etc.), the list below is a partial list of development standards that were
identifiable in the project plans.
Site Details Proposed Allowed/Required*
Creek Setback 35 feet 35 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 255.52 DU 266.4 DU
Total # Parking Spaces 458 (8% reduction) 497
*2019 Zoning Regulations & AASP Development Standards
7.0 ATTACHMENTS
7.1 Project Description
7.2 Project Plans
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 17, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
August 17, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Micah Smith, Vice Chair Christie Withers and
Chair Allen Root
Absent: Commissioners Richard Beller and Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of August 3, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to approve the minutes
of the Architectural Review Commission meeting of August 3, 2020.
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 2
PUBLIC HEARINGS
2.Project address: 650 Tank Farm Road; Case #: ARCH-0755-2019; Zone: C-S-SP; Agera
Grove Investments, LLC, owner/applicant. Review of a mixed-use development that
includes a 17,500 square foot, two-story commercial structure, 249 residential units that are
housed within 18, three-story structures, and a 4,325 square-feet single story clubhouse with a
creek setback exception request to allow a third-floor creek setback of 0 feet where 10 feet is
normally required. The project is consistent with a Mitigated Negative Declaration of
Environmental Review, adopted on February 5, 2019.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Scott Martin with RRM Design Group, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
DEMARTINI CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
Vary the backside elevations of Townhome Buildings A and F (the side where garages
interface with the drive aisle) to address articulation and massing.
Suggestions include: adjusting tonality and brickwork, providing contrast, providing
materiality, applying a mix of techniques and aesthetic details, and demonstrating a higher
level of attention to provide four-sided architecture.
3.Project address: 600 Tank Farm Road; Case #: ARCH-0216- 2020; Zone: BP-SP;
Covelop Holdings, LLC, applicant. Conceptual review of a mixed-use project consisting of
280 residential units and 15,000 square feet of commercial space, the project also includes an
amendment to the Airport Area Specific Plan to rezone the property from Business Park (BP -
SP) to Commercial Services (C-S-SP), and an associated and a General Plan Map Amendment.
The project will include preparation of an Environmental Impact Report.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin with RRM Design Group and Damien Mavis with
Covelop, responded to Commissioner inquiries.
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 3
Public Comments:
None
End of Public Comment--
ACTION: BY CONSENSUS (COMMISSIONERS BELLER AND PICKENS ABSENT)
THE COMMISSION PROVIDED THE FOLLOWING RECOMMENDATIONS TO THE
APPLICANT:
Incorporate more open space between the parking area and the commercial building
creating a plaza for patrons of the commercial businesses.
Incorporate more recessed windows to add articulation.
Identify fencing along Acacia Creek, promote Acacia Creek to be accessible to residents
as open space.
Consider ways to engage the street along the commercial building to encourage exterior
space along Tank Farm.
Consider adding small patios that relate to the retail use.
The residential and retail buildings would benefit from a common color pallet or more
compatible architectural styles.
Incorporate a serpentine pattern to the drive aisles on the site plan.
Create an interfacing element between the wood siding and the shed roof on the residential
units.
Incorporate a pronounced rafter tail (similar to the SESLOC building) on the edges of the
buildings to tie the commercial space with the residential.
4.Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Continued review of a mixed-use project consisting of 15 residential units and 1,500 square
feet of commercial space within the Commercial Services (C-S) zone. The project includes a
density bonus of 20% including a request for an alternative incentive to relax development
standards for the creek setback requirement to allow a two foot setback, where 20 feet is
normally required, a request to allow residential uses on the ground floor within the first 50
feet of the structure along the street frontage, and a request for a 10 percent parking reduction.
Project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley with Bracket Architecture, responded to Commissioner
inquiries.
Public Comments:
Karla Hodgson
End of Public Comment--
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 4
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend that
the Planning Commission approve the project with the following recommendations to the
applicant:
Consider improving the rhythm of the siding over the drive aisle by changing the material
pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
Considering incorporating planters to create a vehicle buffer around the garages and to
introduce vertical landscaping to soften the architecture along the drive aisle.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m. The next rescheduled Regular Meeting of the
Architectural Review Commission is scheduled for Monday, September 14, 2020 at 5:00 p.m. via
teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 09/14/2020
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Conceptual review of a mixed-use project consisting of 280 residential units and 15,000
square feet of commercial space, including a General Plan Map Amendment to rezone the property
from Business Park (BP-SP) to Commercial Services (C-S-SP), and an associated Airport Area
Specific Plan Amendment to address the rezone and the development plan for the mixed-use project
proposal at the subject property.
PROJECT ADDRESS: 600 Tank Farm Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0216-2020 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Provide direction to the applicant and staff on items to be addressed in plans submitted for formal
entitlement review.
SITE DATA
SUMMARY
The project application includes proposals for a General Plan Map Amendment to rezone the property
from Business Park (BP-SP) to Commercial Services (C-S-SP) zone and an Airport Area Specific
Plan (AASP) Amendment to allow for a mixed-use project. The BP zone as well as the AASP prohibit
residential uses at this location. The project application proposes to amend the AASP and rezone the
property to Commercial Services (C-S-SP) zone to allow for a mixed use project, similar to what has
Applicant Covelop Holding, LLC
Representative Stephen Peck
Current Zoning BP-SP (Business Park within the
Airport Area Specific Plan)
Proposed Zoning C-S-SP (Commercial Services
within the Airport Area Specific
Plan)
General Plan
Current
Business Park
General Plan
Proposed
Commercial Services
Site Area ~11.1 acres
Environmental
Status
Final plans for the proposed
project will require further
environmental analysis. A Draft
Environmental Impact Report is
under preparation.
Meeting Date: September 23, 2020
Item Number: 2
Time Estimate: 45 minutes
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ARCH-0216-2020 (Conceptual)
600 Tank Farm Road
Page 2
been proposed on the adjacent property 650 Tank Farm (Attachment 1, Project Description). The
proposed mixed-use project consists of 280 residential units and approximately 15,000 square feet
(SF) of commercial space. The residential units are provided within three different housing types: 140
townhomes, 100 stacked flat units, and 40 studio and one-bedroom units over the commercial
structures. The townhome and stacked flat units are intended as ownership units, while the mixed-use
units will likely be a rental product (Attachment 2, Project Plans).
1.0 COMMISSION’S PURVIEW
The purpose of conceptual review before the Planning Commission is to offer feedback to the
applicant and staff as to whether the project’s conceptual site layout and building design is headed in
the right direction before plans are further refined and formal entitlement applications are filed; and
to specifically discuss concerns and questions related to land use consistency.
2.0 BACKGROUND
On April 21, 2020, the City Council approved the initiation of the project and associated General Plan
Amendment, Rezoning and Specific Plan Amendment and authorized the issuance of a Request for
Proposals (RFP) for the preparation of an Environmental Impact Report (EIR) for the project. The
Council with a vote of 5:0 provided direction to the applicant and staff to work toward a Development
Agreement to accomplish the needed planning area infrastructure outlined in the AASP and maximize
housing opportunities for those individuals in geographic areas included in the City’s annual jobs-
housing balance analysis (Attachment 3, Council Initiation 4.21.20).
On July 16, 2020, the Active Transportation Committee (ATC) reviewed the conceptual design of the
project and by consensus provided 21 directional items regarding the proposed bicycle and pedestrian
connectivity and safety, as well as consistency with the latest updates to the City’s Active
Transportation Plan for the applicant to incorporate into the project design and associated materials
(Attachment 4, ATC Report and Comments 7.16.20).
On August 17, 2020, the Architectural Review Commission (ARC) reviewed the conceptual design
of the project and by consensus provided nine directional items regarding building orientation in
Figure 1: Project Rendering as seen from High Street.
Figure 1: Rendering internal of the residential portion of the project
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600 Tank Farm Road
Page 3
relation to site access and private/common open space areas, and provided comments on the
architectural style of the project in terms of compatibility between the different uses for the applicant
to incorporate into the project design and associated materials (Attachment 5, ARC Report and Draft
Minutes 8.17.20).
3.0 PROJECT INFORMATION
Site Information/Setting
The site is composed of 11.1 contiguous acres at the northeast corner of the designated Santa Fe Road
realignment and Tank Farm Road. It is comprised of two separate parcels: APN: 053-421-06 and
APN: 053-421-02. The site slopes from the northwest to southeast, with site elevations at 210 feet
at the top of the Flower Mound, and 150 feet at the Acacia Creek/Tank Farm Road headwall. Acacia
Creek borders the project on the east, although the creek area itself is located on the adjacent parcel
to the east.
Project Statistics
The application provided to assist with the conceptual review does not include sufficient information
to determine compliance with all development standards relevant to the project site (i.e. setbacks, lot
coverage, floor area ratio, etc.); therefore, the list below is a partial list of development standards that
were identifiable in the project plans.
Site Details Proposed Allowed/Required*
Creek Setback 35 feet 35 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 255.52 DU 266.4 DU
Total # Parking Spaces 458 (8% reduction) 497
*2019 Zoning Regulations & AASP Development Standards
4.0 DISCUSSION
The conceptual review application is not intended to provide the necessary materials (supplemental
studies) needed to provide a detailed environmental review or analysis of the project. Staff has
identified a set of specific discussion items for Commission’s consideration. The following discussion
items highlight the key issues the Commission should discuss and provide direction to the applicant
and staff:
1. Specific Plan Amendment: The AASP was initially adopted on August 23, 2005 and provides a
planning framework for future growth and development within the approximately 1,500 -acre area
along the City’s southern boundary. The AASP sets forth guidance for land use, conservation and
resource management, community design, circulation and transportation improvements, and
utilities and services needed in the planning area. The AASP has been amended multiple times,
with the last amendment adopted in March 2019, with the approval of the 650 Tank Farm General
Plan Amendment, rezone and AASP Amendment.
The existing General Plan Business Park land use designation provides for research and
development and light manufacturing in a campus setting. The proposed General Plan Services &
Manufacturing designation provides for a wide range of uses including business and professional
services, medical services, research and development, and retail sales. It also provides for
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residential uses as part of a mixed-use project with a residential density of up to 24 density
units/acre. The proposed Specific Plan Amendment would allow for the site to be developed with
a mixed-use project. This would accommodate the continuation and expansion of the residential
uses proposed in the vicinity (650 & 660 Tank Farm).
2. Airport Land Use Plan: The current and proposed county Airport Land Use Plan (ALUP) and
city airport compatibility regulations have significantly informed and influenced the location and
extent of the proposed uses. The project is outside of the Runway Protection Zone and within
Safety Area S-1c. Pursuant to the current ALUP, this safety area is very restrictive with residential
density allowing only 0.2 dwelling units per acre, which equates to about 24 units on the 11.1 -
acre portion of the site proposed for C-S-SP zoning.
This residential density restriction is based on noise and safety information that is known to be
outdated and the Airport Land Use Commission (ALUC) is now in the process of updating the
ALUP so that it is consistent with the operational projections in the Airport Master Plan, and with
the most recent version of the Caltrans Handbook. The extent of noise impacts is now known to
be confined to properties south of Tank Farm Road in the vicinity of the project. The ALUC is
reviewing its noise and safety zones which will be modified to reflect a more conventional
configuration, similar to those found in the Caltrans Handbook and those used for other County
airports. During the plan development process, the applicant team has consulted with ALUC staff
and commissioners to determine the location of key ALUP regulatory zones on the property, and
modified the product mix to be compatible with the anticipated updated ALUP policies and
standards. The project will be dependent on the ALUP update, which is anticipated to be complete
in 2021. As General Plan and Specific Plan amendments are proposed, the project will require
review by the ALUC at a future date.
3. Site Layout and Building Design: The proposed project provides a mixed-use development
within the Commercial Services zone. The project will be reviewed for consistency with
Community Design Guidelines Chapter 3.4 (Guidelines for Specific Commercial and Industrial
Uses) and Chapter 5.4 (Multi-family and Clustered Housing Design). Mixed-use developments
are conditionally allowed in the C-S-SP zoning district with a minor use permit.
Discussion Item #1: The Commission should discuss whether the conceptual site layout and
building design is compatible with adjacent uses. Specifically, the Commission should discuss
and provide direction to the applicant and staff regarding the building orientation along the street
frontages, parking throughout the site, and architectural styles in consideration of the context of
the site and projects within the vicinity.
4. Sante Fe Intersection Re-configuration. The project will implement several major
transportation features including the Santa Fe/Tank Farm Road roundabout, Santa Fe Road re-
alignment, and associated improvements for Santa Fe Road including two travel lanes and Class
IV bike paths. Santa Fe Road will be extended north along the west property line for
approximately 475 to 500 feet to a temporary offset cul-de-sac. Longer term, this temporary
terminus will be built as a 90-degree roundabout to connect Santa Fe Road to the Prado Road
extension by the developers of the Chevron or Damon Garcia properties.
Discussion Item #2: The Commission may provide comments, suggestions, or questions related
to the reconfiguration Santa Fe Road and pedestrian and bicycle connections for the applicant and
staff to address through the Draft EIR or associated application materials.
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5.0 NEXT STEPS
Following conceptual review, the applicant will consider feedback received from the ATC, ARC, and
PC and prepare a formal application for complete review. Once all application materials are collected
and the project is deemed complete, and environmental review has been completed, the project will
proceed with review hearings to be scheduled before the Cultural Heritage Committee (CHC), ARC,
ALUC, PC, and City Council for review of the project. Associated entitlements are envisioned at this
time to include: General Plan Map Amendment (includes rezoning), Specific Plan Amendment,
Development Agreement, Minor Subdivision, Minor Use Permit, and Development Review (Major).
The City determined that the project would require the preparation of a Project EIR. Following the
authorization by the City Council on April 21, 2020, the City has released a Request for Proposals
(RFP) and selected a consultant (Rincon Consultants) to prepare the EIR. The City will hold a Notice
of Preparation of an EIR public hearing with the PC at a later date. The EIR will evaluate project-
specific and cumulative impacts, in addition to secondary effects that may occur as a result of
implementation of mitigation measures and conditions of approval, noting the other large
development projects (650 Tank Farm, 660 Tank Farm, San Luis Ranch, Froom Ranch, and Avila
Ranch) currently under review by the City, in addition to existing and reasonably foreseeable
development.
6.0 OTHER DEPARTMENT COMMENTS
A pre-application meeting was held on June 6, 2019, for an earlier design of a potential project,
comments from other City Departments including Engineering, Transportation, Utilities, Fire, and
Building have been provided to the applicant team outlining the necessity of the supplemental studies
and materials requested in conjunction with the entitlement application submittal. The Transportation
Division noted that a Traffic Impact Study would be required for the proposed project and that the
realignment of Santa Fe Road south of Tank Farm is not expected at this time to be required as part
of the project, but the roundabout would need to be designed to accommodate addition of the south
leg of the intersection when the Santa Fe Road realignment occurs at a later date.
7.0 ATTACHMENTS
1. Project Description
2. Project Plans
3. Council Initiation Report and Minutes 4.21.20
4. ATC Report and Comments 7.16.20
5. ARC Report and Minutes 8.17.20
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CityofSanLuisObispo, Council Agenda, City Hall, 990PalmStreet, SanLuis
Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, September 23, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, September 23, 2020 at 6:00 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle
Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata
Dandekar
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler
Corey, Contract Planner John Rickenbach, Associate Planner Kyle Bell,
Assistant City Attorney Roy Hanley, and Deputy City Clerk Kevin Christian
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY COMMISSIONER
WULKAN, CARRIED 7-0-0 to approve the Planning Commission Minutes of September 9,
2020 with modifications.
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Planning Commission Meeting Minutes
September 23, 2020
Page 2 of 4
PUBLIC HEARING
2. Review of Vesting Tentative Tract Map (VTTM) to subdivide Lot 7 of previously approved
Tract 3096 into 11 parcels ranging in size from 0.30 to 2.77 acres, and Specific Plan
Amendments (SPA) to the San Luis Ranch Specific Plan (SLRSP) to increase the number of
residential units from 580 to 654 for increased affordable housing, update of design guidelines
for mixed-use development on the Neighborhood Commercial site, relocation of Community
Garden location in previously approved Tract 3096, and minor updates to reduce the
anticipated amount of floor area of commercial space from 150,000 square feet to 139,000
square feet and a reduction in office space from 100,000 to 97,000 square feet. An addendum
has been prepared with a determination that the proposal is consistent with the certified Final
EIR and Supplemental Final EIR for the San Luis Ranch Specific Plan. Project address: 1035
Madonna Road; Case #: SPEC-0172-2020 & SBDV-0173-2020; Zone: San Luis Ranch
designations NG-10, NG-23, NG-30, AG and Neighborhood Commercial (NC); MI San
Luis Ranch, LLC, applicant.
Contract Planner John Rickenbach, Senior Planner Brian Leveille, and Community
Development Director Michael Codron presented the staff report and responded to
Commission inquiries.
Applicant representatives, John Fowler (President/CEO People’s Self Help Housing) and
Rachel Kovesdi (Planning Consultant), provided information on the development plan and
responded to Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY COMMISSIONER
WULKAN, CARRIED 5-1-1 (QUINCEY OPPOSED, HOPKINS RECUSED) to adopt a
Resolution entitled,
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
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September 23, 2020
Page 3 of 4
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)” amended as
presented concerning COA 30 and COA 31.
The Commission gave the following direction for inclusion in the Development Plan:
Ensure that compatible design considerations are included for Lot 4 adjacent to the
affordable housing.
Ensure the loading/unloading area doesn’t infringe on the residential parking area for the
affordable housing.
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.
Consider adding a pedestrian crossing of Dalidio Drive mid-block between the traffic circle
and Madonna Road.
Bike parking for Lot 11 should include charging stations for e-bikes and parking for large
bikes, such as cargo bikes.
RECESS
The Commission recessed at 7:53 and reconvened at 8:05 with all Commissioners present.
3. Conceptual review of a mixed-use project consisting of 280 residential units and 15,000 square
feet of commercial space, the project also includes a General Plan Map amendment and Airport
Area Specific Plan amendment to rezone the property from Business Park (BP-SP) to
Commercial Services (C-S-SP). The project will include preparation of an Environmental
Impact Report. Project address: 600 Tank Farm Road; Case #: ARCH-0216-2020; Zone:
BP-SP; Covelop Holdings, LLC, applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries.
Applicant representatives, Steven Peck of Peck Planning and Damien Mavis of Covelop, Inc.,
provided an overview of the project, focusing on traffic circulation, considerations for
amending the land use, compatibility with the existing Airport Land Use plans, and the
proposed housing affordability.
Chair Dandekar opened the public hearing.
Public Comment:
Pam Ricci
Chair Dandekar closed the public hearing.
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Planning Commission Meeting Minutes
September 23, 2020
Page 4 of 4
The Commission provided the following direction and comments to staff and the developer for
possible enhancements to be included in their final proposal:
Consider the circulation interrelationship of this and other nearby developments as a whole
and their impact on bicycling and pedestrian connectivity in the immediate area as well as
to further destinations in the City.
Consider increasing the number of units.
Ensure compatibility of the commercial services for this project and adjacent sites.
Design of building adjacent to Tank Farm should be orientated to Tank Farm if they serve
the general public rather than just the development.
Provide a more prominent direct pedestrian connection between the residential and
commercial areas – minimize crossing of parking areas.
Consider broadening the proposed 1.5-mile local preference zone.
Consider opportunities to enhance connectivity across the emergency bridge.
COMMENT AND DISCUSSION
4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:33 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, October 14, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: 10/14/2020
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Notice of Preparation
To: EIR & Notice of Preparation Mailing List
SUBJECT: Notice of Preparation of a Draft Environmental Impact Report
Lead Agency: Consulting Firm: (if applicable)
Agency Name: City of San Luis Obispo EIR to be prepared by:
Department Name: Community Development Firm Name: Rincon Consultants
Street Address: 919 Palm Street Street Address: 1530 Monterey Street
City/State/Zip: San Luis Obispo, CA 93401 City/State/Zip: San Luis Obispo, CA 93401
Contact: Kyle Bell (805-781-7524; kbell@slocity.org) Contact: Chris Bersbach (805-547-0900 x124)
The City of San Luis Obispo will be the Lead Agency and will prepare an environmental impact report
(EIR) for the project identified below. We need to know the views of your agency as to the scope and
content of the environmental information, which is germane to your agency’s statutory responsibilities
in connection with the proposed project. Your agency will need to use the EIR prepared by our agency
when considering your permit or other approval for this project. The project description, location, and
the potential environmental effects are summarized in the attached materials. A copy of the Initial
Study and additional background information is available here:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2122
Due to the time limits mandated by State law, your response must be sent at the earliest possible
date, but not later than 30 days after receipt of this notice. Please send your response to the
attention of Kyle Bell, Associate Planner for the City of San Luis Obispo Community Development
Department, at the address shown above. We will need the name of a contact person in your agency.
Project Title: 600 Tank Farm Road Residential Mixed-Use Project
Project Location: The 600 Tank Farm Road Residential Mixed-Use project site consists of two parcels
located at 600 Tank Farm Road; northeast of the intersection of Tank Farm Road and Santa Fe Road,
totaling approximately 11.7 acres (APN 053-421-002 and 053-421-006) within the City of San Luis
Obispo.
Project Description: The project, proposed by Covelop Holding, Inc., involves zoning-level
entitlements: a General Plan Map Amendment, a rezone, a Specific Plan Amendment to the Airport
Area Specific Plan, a Minor Use Permit for a mixed-use project, Conceptual Site Plan, a Development
Agreement, and environmental clearance and permitting for necessary off-site improvements. The
requested entitlements would allow for up to 12,500 sf of non-residential space and 280 residential
units on the 11.7-acre site. Conceptual site plans for the site reflect the development of 19 residential
buildings, two mixed-use buildings, and one clubhouse building. In addition, the project would provide
a roundabout at the intersection of Tank Farm Road and Santa Fe Road and interim improvements for
Santa Fe Road including two travel lanes and Class IV bike paths.
Date: 11/20/2020
Signature: Tcorey
Title: Principal Planner, City of San Luis Obispo Community Development Department
Reference: California Administrative Code, Title 14 (CEQA Guidelines) Sections 15082(a), 15103, 15375 (Revised October 1989)
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NOTICE OF PREPARATION ATTACHMENT
600 TANK FARM ROAD RESIDENTIAL MIXED-USE PROJECT
The City of San Luis Obispo, as Lead Agency under the California Environmental Quality Act (CEQA),
is requesting comments on the scope and content of an environmental impact report (EIR) being
prepared for the 600 Tank Farm Road Residential Mixed-Use Project, as described in this Notice of
Preparation. Anticipated project entitlements are described below and issues anticipated being
analyzed in the EIR are listed below and described in the Initial Study. The Initial Study and additional
background information is available here:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2122
The City requests your written comments on the NOP by December 28, 2020 and also invites you to
attend a public scoping meeting to be held on December 9, 2020, as detailed below. Please contact
Kyle Bell, Associate Planner at (805) 781-7524 or kbell@slocity.org if you have any questions.
Project Location
The 600 Tank Farm Road Residential Mixed-Use project site consists of two parcels located at 600
Tank Farm Road; northeast of the intersection of Tank Farm Road and Santa Fe Road, totaling
approximately 11.7 acres (APN 053-421-002 and 053-421-006) within the City of San Luis Obispo.
Project Description - Discretionary Permits
The project, proposed by Covelop Holding, Inc., involves zoning-level entitlements: a General Plan
Map Amendment, a rezone, a Specific Plan Amendment to the Airport Area Specific Plan, a Minor
Use Permit for a mixed-use project, Conceptual Site Plan, a Development Agreement, and
environmental clearance and permitting for necessary off-site improvements. The requested
entitlements would allow for up to 12,500 sf of non-residential space and 280 residential units on the
11.7-acre site. Conceptual site plans for the site reflect the development of 19 residential buildings,
two mixed-use buildings, and one clubhouse building. In addition, the project would provide a
roundabout at the intersection of Tank Farm Road and Santa Fe Road and interim improvements for
Santa Fe Road including two travel lanes and Class IV bike paths.
The City of San Luis Obispo is the lead agency for the project. As described above, the proposed
project requests the following City entitlements: a General Plan Map Amendment, a rezone of the
property, a Specific Plan Amendment to the AASP, Conceptual Site Plan, Major Development Review,
a Development Agreement and environmental clearance for necessary off-site improvements.
Approval of these entitlements would allow a final development plan (consistent with the requirements
of the granted entitlements), including grading permits, improvement plans, and building permits to be
handled by the City as ministerial approvals.
The project will be reviewed by the Airport Land Use Commission (ALUC) to determine if it is
consistent with the adopted San Luis Obispo County Airport Land Use Plan (ALUP). Development of
the project site under the proposed project would be required to comply with the Regional Water
Quality Control Board (RWQCB) Post Construction Storm Water Requirements for redeveloped sites.
Future development of the project site, including widening of Tank Farm Road along the project’s
frontage east of the project site may require work within Acacia Creek. As such, future development
under the proposed project may require permitting per Section 401/404 of the Clean Water Act from
the U.S. Army Corps of Engineers and the RWQCB, and under Section 1600 et seq. of the California
Fish and Game Code from the California Department of Fish and Wildlife. A portion of the off-site
improvements are located on adjacent property that has a certified EIR. The Final EIR prepared for the
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Chevron Tank Farm Remediation and Development Project (State Clearinghouse No. 2009031001)
would be used to determine the impacts and required mitigation measures at these off-site
improvement locations. The responsibility for the implementation of these mitigation measures will be
determined as part of the EIR.
Probable Environmental Effects/Issues Scoped for EIR
The EIR will be a full-scope document, which covers all environmental issue areas as summarized in
the preliminary Initial Study and as required by State CEQA Guidelines Article 9, Contents of
Environmental Impact Reports.
The Initial Study identifies the following environmental factors as less than significant with
implementation of existing regulations or standard mitigation (refer to Initial Study for additional
discussion/detail):
Aesthetics
Agriculture and Forestry Resources
Geology/Soils, Mineral Resources
Population/Housing, Public Services
Recreation
Transportation
Wildfire.
The following environmental factors would be discussed in additional detail in the EIR being prepared
for the project with conclusions related to the significance of impacts reached as part of the analysis
within the EIR:
Air Quality
Biological Resources
Cultural Resources
Energy
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology/Water Quality
Land Use/Planning
Noise
Tribal Cultural Resources
Utilities/Service Systems
Mandatory Findings of Significance.
Development of a Reasonable Range of Alternatives
Factors that will influence the formulation of alternative project configurations include considerations
of project objectives, site suitability, economic viability, availability of infrastructure, General Plan
consistency, and the proponent’s control over alternative sites. The EIR will discuss the rationale for
selection of alternatives that are feasible and therefore, merit in-depth consideration, and which are
infeasible (e.g., failed to meet Project objectives or would not avoid significant environmental effects)
and therefore rejected.
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Public Scoping Meeting
A public scoping meeting has been scheduled to allow for any interested persons to provide input on
issues to be discussed in the EIR:
Date and Time: December 9, 2020, 6:00 PM
Location: Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued
by both the Governor of the State of California, the San Luis Obispo County Emergency Services
Director and the City Council of the City of San Luis Obispo as well as 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, the City of San Luis Obispo will be holding all public meetings via
teleconference. There will be no physical location for the public to view the meeting. Instructions on
how to view and attend the meeting remotely will be provided in the meeting agenda, which will be
posted online on the following website:
https://www.slocity.org/government/advisory-bodies/agendas-and-minutes/planning-commission
The meeting is an opportunity for City staff to gather information from the public regarding the
potential environmental impacts of the project that need to be evaluated in the EIR. It is not intended
to be a hearing on the merits of the project. Therefore, members of the public should keep their
comments focused on potential significant changes to the environment that may occur as a direct
result of project development.
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600 Tank Farm Road
Residential Mixed Use Project
GENP-0814-2019; SPEC-0407-2020; and EID-0608-2020
Public Scoping Meeting for an
Environmental Impact Report
December 9, 2020
Applicant: Covelop Holding, Inc.
Representative: Stephen Peck
Purpose of a Scoping Meeting
◼Receive comments from members of the public,
organizations, and interested public agencies on
issues the Environmental Impact Report (EIR)
should address.
2
Public Scoping Meeting Agenda
3
◼Project Overview and Key Information
◼EIR Scoping Session
◼What is an EIR?
◼The EIR Process
◼Key Environmental Issues
◼Public Input
◼Next Steps
Project Overview
4
◼Development Characteristics
◼280 Residential Units
◼240 high density units
◼40 mixed use units
◼12,500 SF of commercial office space
◼11.7-acre site adjacent to Acacia Creek
◼1.0 acres of offsite transportation improvements
◼Within the Airport Area Specific Plan
◼Requested Entitlements
◼General Plan Amendment (to change land use designation)
◼Would amend the AASP to change from BP to CS
◼Development Agreement
◼Conceptual Site Plan
◼Minor Use Permit
Project Site and Location
5
Surrounding Land Uses
6
◼North: Damon Garcia Sports
Fields
◼East: Acacia Creek and mixed
use residential development
◼South: Tank Farm Road and
undeveloped land
◼West: undeveloped Chevron
property
Proposed Site Plan
7
Offisite Roadway Improvements
8
Project Phasing
9
CEQA Overview
10
◼The California Environmental Quality Act
(CEQA) is the State’s primary environmental
protection law
◼CEQA requires that public agencies disclose
environmental impacts of projects that have a
physical effect on the environment
What is an EIR?
11
◼An Informational Document
◼Discloses information about the effects a
proposed project could have on the
environment
◼Identifies mitigation measures
◼Describes feasible alternatives to the
proposed project
◼Must be certified prior to project approval
The EIR Process
12
Initial Study as a Screening Tool
13
◼Initial Study
◼Analyzed 20 possible environmental issues
◼Found many were less than significant, or
could be addressed through existing
regulations
◼Other issues will be examined in the EIR
Environmental Issues to be Analyzed in the EIR
14
•Air Quality
•Biological Resources
•Cultural Resources
•Energy
•Greenhouse Gas Emissions
•Hazards (airport proximity;
soils)
•Hydrology (drainage and
flooding potential)
•Land Use and Planning (ALUP
consistency)
•Noise
•Tribal Cultural Resources
•Utilities and Service Systems
Scoping Comments
15
◼Receive public comments on:
◼Potential environmental impacts of the proposed project
◼Technical issues to address in the EIR
◼Potential mitigation measures
◼Appropriate range of alternatives to evaluate in the EIR
Next Steps
16
◼30-Day Public EIR Scoping Period ends December 28, 2020
◼City will consider comments in updating the proposed EIR
scope
◼Draft EIR will be prepared
◼45-day public comment period on Draft EIR
◼Final EIR will be prepared responding to public comments
◼Planning Commission and City Council to consider Final EIR
contents as they consider project approval
How to Submit Your Scoping Comments
17
◼30-Day Public Scoping Period
◼Submit Comments by midnight December 28, 2020
◼Possible ways to submit comments
◼Speak or submit a written comment at tonight’s meeting
◼Write a letter or email to the City, addressed to
Kyle Bell
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401-3218
kbell@slocity.org
Questions and Comments
18