HomeMy WebLinkAboutItem 4 - ARCH-0256-2020 (3806 Ranch House) PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of a mixed-use project consisting of nine moderate-income affordable residential units and approximately 10,400 square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project includes a request for a 40 percent parking reduction for the commercial use.
PROJECT ADDRESS: 3806 Ranch House Road BY: Kyle Bell, Associate Planner Phone Number: 805-781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0256-2020 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving the project, based on findings and subject
to conditions of approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
Travis Fuentez, Ambient, LLC
Scott Martin, RRM Design
C-C-MU-SP (Community Commercial
with a Mixed-Use Overlay within the
Orcutt Area Specific Plan)
Community Commercial
1.31 acres
Consistent with the certified Final
EIR for Orcutt Area Specific Plan and
Mitigated Negative Declaration
(Tract No. 3066), Council Resolution
No. 10620 (2015 Series);
SUMMARY
The applicant, WC Taylor Ranch, LLC, has proposed a two-story mixed-use development
consisting of nine residential dwellings and 10,400 square feet of commercial space throughout
four separate buildings. The nine residential dwellings provided as a part of the project are
dedicated as the affordable units (moderate-income households), which are required to satisfy part
of the inclusionary housing requirement for Righetti Ranch, Jones Ranch, Imel, and Pratt Property.
The project site is located within an area dedicated for Community Commercial (C-C-MU) with a
Mixed-Use Overlay within the Orcutt Area Specific Plan (OASP) and is a part of Tract 3066 (Jones
Ranch). The proposed project includes utilizing the existing approved parking lot adjacent to the
site and includes site improvements such as site access upgrades and associated landscaping
(Attachment 2, Project Plans).
Meeting Date: February 24, 2021
Item Number: 4
Time: 45 minutes
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1.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review for consistency with the General Plan1, Orcutt Area
Specific Plan (OASP)2, Zoning Regulations3, Subdivision Regulations4, Community Design
Guidelines (CDG)5, and applicable City development standards. Planning Commission (PC)
review is required for projects that include 10,000 square feet of commercial space.
2.0 BACKGROUND
On February 1, 2015, the City Council of the City adopted Resolution No. 10620 (2015 Series) to
approve Tentative Tract Map 3066 (SBDV-0067-2014) to create 33 new lots, including the subject
property (Attachment 3, Council Resolution No. 10620).
On September 16, 2019, the Architectural Review Commission (ARC) reviewed the adjacent
Multi-Unit Dwellings (8 Duplex, 9 Triplex) and associated parking areas on Lots 14-20 of Tract
3066 (Jones Parcel, Phase II) and recommended that the Community Development Director find
the project consistent with the CDG and OASP Design Guidelines (ARCH-0263-2019). On
October 15, 2019, the Community Development Director approved the Multi-Unit Development
(Attachment 4, ARCH-0263-2019 Findings and Conditions).
The subject property was identified as a later phase of Jones Ranch, and was identified as the
location for nine affordable dwelling units intended to contribute to satisfying the inclusionary
housing requirement for Righetti Ranch, Jones Ranch, Imel, and Pratt Property. The subject project
is the last phase of the Jones Ranch Tract Map 3066.
1 General Plan: Land Use Element Chapter 2 (Conservation and Development of Residential Neighborhoods),
Housing Element Chapter 3 (Goals, Policies and Programs)
2 OASP: Chapter 3 (Land Use and Development Standards) and Chapter 4 (Community Design)
3 Zoning Regulations Article 3 (Regulations and Standards Applicable to All Zones) and Article 8 (Housing -Related
Regulations)
4 Subdivision Regulations: Chapter 16.12 (Vesting Tentative Maps) and Chapter 16.17 (Common Interest
Subdivision, Airspace Subdivisions, and Condominium Conversions)
5 CDG: Chapter 2 (General Design Principals), Chapter 3.1 (Commercial Project Design), and Chapter 6 (Site
Planning and Other Design Details
Figure 2: Rendering of project design from Ranch House Road.
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3.0 PREVIOUS REVIEW
The ARC reviewed the project on February 1, 2021 for consistency with the OASP Design
Guidelines and CDG. The ARC determined that the project was consistent with applicable design
guidelines and recommended that the PC find the project consistent with the CDG and OASP
Design Guidelines (Attachment 5, ARC Report and Minutes 2.1.21). The ARC provided two
recommendations for further consideration by the PC: (1) consider designated parking for
commercial activities during business hours and provide adequate signage for navigation to
parking areas; and (2) recommend that the applicant consider alternative railing designs for the
private residential balconies to offer more privacy.
Staff has incorporated the ARC recommendations as conditions of approval provided in the draft
resolution. Condition No. 5 has been provided to require that the residential balcony railing design
accommodate privacy for the residents. Conditions No. 6 & 7 have been incorporated to ensure
the parking calculations are maintained and adequate signage is provided to direct visitors to
designated parking areas.
4.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of General Plan, OASP, and
any applicable aspects of the Zoning Regulations and Engineering Standards that are not otherwise
addressed in the OASP that apply to the overall development plan approval. Staff has evaluated
the project and identified discussion items for the PC to consider related to consistency with the
Zoning Regulations.
4.1 Consistency with the Orcutt Area Specific Plan
The project has been reviewed for consistency with the OASP policies to present a project that
meets the intent of the Specific Plan and fully implements the goals for development of the Orcutt
Area. The ARC reviewed the design of the project and did not identify any concerns regarding the
project design other than the two recommendations that have been incorporated into the draft
resolution as conditions of approval.
The OASP describes the C-C zone as intended to provide an appropriately wide range of retail
sales, personal service establishments, and selective office uses. The intent is to encourage local
users who could walk to the area to participate in a small scale, pedestrian oriented commercial
uses. The project site has been designed with four tenant spaces to provide for a variety of land
use. At this time only one suite is envisioned for uses as a restaurant, the other three buildings have
been designed to accommodate neighborhood uses such as personal services, offices, and other
small retail uses. The project has been designed to comply with the development standards of the
OASP and the C-C zone, as described in more detail below.
4.2 Consistency with the Zoning Regulations
The OASP includes standards and requirements that in many cases supersede those in the Zoning
Regulations, in other cases, the OASP defers to the Zoning Regulations, notably for issues such as
setbacks, building heights, and walls/fences. In accordance with Table 2-1 of the Zoning
Regulations, mixed-use projects are an allowed use within the C-C zone. Section 17.58.010 of the
San Luis Obispo Municipal Code (SLMC) provides that the Mixed-Use (MU) overlay zone
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requires a mix of residential and nonresidential uses on the same site. The MU overlay is intended
to promote a compact city and to provide additional housing opportunities to reduce vehicle travel
by providing services, jobs, and housing in close proximity. The Zoning Regulations identify
specific development standards and requirements for mixed-use projects (SLMC §17.70.130). The
project design complies with lot coverage and setback requirements for the (C-C) zone (see Section
4.0 Project Statistics).
Mixed-Use Development: The Zoning Regulations Section 17.70.130 (Mixed Use Projects)
provide standards for mixed-use projects, which state that the design shall consider potential
impacts on adjacent properties and be compatible with the adjacent and surrounding residential
neighborhoods. Mixed-use projects must be designed to achieve specific objectives including
design criteria, site layout, pedestrian access, and performance standards. The project has been
designed to provide a physical separation between the residential and commercial uses and
associated activity areas by placing residential uses above commercial uses, ensuring that the
residential units are of a residential character by providing privacy between the residential and
commercial portions of the site. The project maintains internal compatibility between the different
uses by integrating pedestrian connectivity within the commercial areas to adjacent properties and
the public right-of-way. The project design incorporates specific design features to minimize
potential impacts to and from adjacent properties by orienting open areas for visitors toward the
public street. The vicinity is developed with medium-high density residential uses to the north and
east, with three story live/work units directly across Ranch House Road, and the project is
conducive to a mixed-use development at this location.
Parking: The proposed project includes utilizing the existing developed parking lot adjacent to the
site. The developed parking lot was designed to accommodate the mixed-use development for the
subject property with 48 surface parking spaces. The adjacent residential development that is
under construction provides adequate parking for all residential units through the use of individual
garages and guest parking areas along the drive aisle (109 parking spaces are provided where only
99 are required). The 48 parking spaces adjacent to the subject mixed-use project are not required
or intended to serve the residential development phase of the Jones Ranch. The proposed project
requires 48 parking spaces for the commercial uses and 18 parking spaces for the nine residential
Figure 3: Project Site Plan, with the adjacent developed parking lot.
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units (total requirement resulting in 66 parking spaces). OASP Program 3.2.19c provides an
incentive to encourage the development of commercial uses in the C-C zone by allowing the off-
street parking requirements for the primary commercial area to be reduced to 60% of that which is
ordinarily required by the Zoning Regulations for individually designated uses6. The project has
applied this incentive to the four commercial suites, resulting in a parking reduction of
approximately 40% to provide 29 parking spaces for the commercial uses and 18 for the nine
residential units (total requirement of 47 parking spaces, where 48 are provided).
The design of the existing parking lot is not a part of the scope of this project and was approved
October 15, 2019 under a separate application ARCH-0263-2019. The applicant’s ability to
request a parking reduction is provided as an incentive within the OASP Program 3.2.19c and was
not required to comply with the provisions of Zoning Regulations Section 17.72.050 where a
parking study would normally be required. In lieu of a parking demand study staff has analyzed
the parking demand of all potential uses that could occupy the commercial suites within the C-C
zone and has found that the peak demand for parking between all potential uses that could occupy
the commercial spaces would not exceed a parking demand of 53 parking spaces for the property
during peak hours, in accordance with the Institute of Transportation Engineers (ITE) Parking
Demand thresholds. Depending on the uses that occupy the commercial suites, the project could
result in a parking deficiency of five parking spaces. Staff recommends incorporating Condition
No. 8 to require a Trip Reduction Plan to reduce the vehicle parking demand on the property by
outlining measures that will be implemented in an effort to reduce the number of single-occupant
vehicle trips generated by residents and other uses within the project site.
5.0 PROJECT STATISTICS
Table 1 – Zoning Regulations/OASP Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Corner Lot Street Side
Side Yard
10 feet
7 feet
5 feet
0 feet
5 feet
0 feet
Density Units 9 47.16
Maximum Height of Structures 35 feet 35 feet
Max Building Coverage 21.8% 75%
Affordable Housing 9 (2-bed Moderate) 9 (Moderate)
Public Art On-site or In-lieu On-site or In-lieu
Floor Area Ratio (FAR) 0.4 2.0
Total # Parking Spaces
Bicycle Parking
48 (40% reduction)
7 Short Term, 28 Long Term
66
7 Short Term, 28 Long Term
*2019 Zoning Regulations and OASP Development Standards
6 OASP Program 3.2.19c: Provide incentives to encourage the development of commercial uses as follows…The off-
street parking requirements for the primary commercial area may be reduced to 60% of that ordinarily required
by the City zoning ordinance for the individually designated uses...”
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6.0 ENVIRONMENTAL REVIEW
On March 2, 2010, the City Council certified the OASP Final EIR and approved the OASP. This
action by the City Council included approval of both text and map amendments to the City’s
General Plan and rezoning the subject site to C-C-MU-SP (Community Commercial). On
November 16, 2011, the OASP area was annexed into the City of San Luis Obispo
(https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-717). On May 19, 2015, the City Council
adopted the supplemental Initial Study and Mitigated Negative Declaration (IS/MND) for the
Vesting Tentative Map 3066 of the subject property through Resolution No. 10620 (2015 Series)
to document its consistency with the OASP and to identify the required mitigation measures from
the EIR that applied to this development site
(http://opengov.slocity.org/WebLink/DocView.aspx?id=35931&dbid=0&repo=CityClerk). The
project is consistent with the adopted MND, all mitigation measures adopted as part of the OASP
EIR and supplemental MND that are applicable to the proposed project are carried forward and
applied to the proposed project to effectively mitigate the impacts that were previously identified.
No Supplemental Environmental Impact Report is required pursuant to Public Resources Code
§21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or
require any revisions to the certified OASP FEIR and adopted supplemental MND; 2) no
substantial changes would occur with respect to the circumstances under which the project is being
undertaken, and no revisions to the OASP FEIR and adopted supplemental MND are required; and
3) no new information of substantial importance is available that was not already known at the
time the OASP FEIR was certified and the supplemental MND were adopted.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including Planning,
Engineering, Transportation, Building, Utilities, and Fire. Staff has not identified any unusual site
conditions or circumstances that would require special conditions. Other comments have been
incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of additional
information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, OASP, Zoning Regulations or other policy documents.
9.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Council Resolution No. 10620 (2015 Series)
4. ARCH-0263-2019 Findings and Conditions
5. ARC Report and Minutes 2.1.21
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RESOLUTION NO. PC-XXXX-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT
WITHIN THE JONES SUBDIVISION TRACT NO. 3066, CONSISTING OF
NINE (9) MODERATE-INCOME AFFORDABLE RESIDENTIAL UNITS,
APPROXIMATELY 10,400 SQUARE FEET OF COMMERCIAL SPACE,
WITH A 40 PERCENT PARKING REDUCTION FOR THE
COMMERCIAL USES, AND A FINDING OF CONSISTENCY WITH
PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION ER-
137-11, CITY COUNCIL RESOLUTION NO 10620 (2015 SERIES), AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
FEBRUARY 24, 2021 (3806 RANCH HOUSE ROAD, ARCH-0256-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on February 1, 2021, recommending the Planning
Commission find the project consistent with the Community Design Guidelines and Orcutt Area
Specific Plan (OASP), pursuant to a proceeding instituted under ARCH-0256-2020, Travis
Fuentez, Ambient, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on February 24, 2021, pursuant to a proceeding instituted under ARCH-0256-
2020, Travis Fuentez, Ambient, LLC , applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final development plan
approval to the project (ARCH-0256-2020), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the intention of the site's
Community Commercial with a Mixed-use overlay zoning designation and will be subject to
conformance with all applicable building, fire, and safety codes.
2. The project is consistent with the General Plan because it promotes policies related to
compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and
housing production (HE 6.10).
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3. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because
the project promotes higher-density, compact housing to achieve more efficient use of public
facilities and services and to improve the City’s jobs/housing balance.
4. The project supports Housing Element policies related to inclusion and expansion of missing
middle and affordable housing units within the City (HE Policies 2.4, 4.1, 4.2, & 5.3). The
project is consistent with Housing Element Policies 6.1 and 7.4 because th e project supports
the development of more housing in accordance with the assigned Regional Housing Needs
Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages that
provide direct, convenient and safe access to adjacent neighborhoods consistent with the
OASP.
5. The project is consistent with the goals and policies of the OASP Section 3.2.2 for the
Community Commercial zone which encourages the development of ground floor
commercial/office uses with small public seating areas intended to serve those living or
working within the Orcutt Area. The proposed project meets the intent of the Specific Plan
and fully implements the goals for development of the Orcutt Area.
6. The proposed Farmhouse architectural style of the residential and commercial structures are
consistent with the architectural styles described in the OASP because the designs include
architectural features such as gable end roof forms, rafter tails, fenestration, and porch styles
of the bungalow style. The proposed architectural style of the project is consistent with the
Design Guidelines described in the Orcutt Area Specific Plan because the project provides
architecture that is internally compatible with adjacent developments and enhances San Luis
Obispo’s unique sense of place by providing consistent use of colors, materials, and detailing
throughout all elevations of the buildings which is compatible and consistent in scale and
design of neighboring developments.
7. The project is consistent with the Zoning Regulations for Mixed-Use Projects (Section
17.70.130), since the proposed building design complies with design and performance
standards for mixed-use development and is consistent with all property development
standards including height, coverage, access, and setbacks for the Community Commercial
(C-C) zone.
Architectural Review Findings
8. As conditioned, the project design is consistent with the Community Design standards of the
OASP, and consistent with the Community Design Guidelines for mixed-use development
because the architectural styles are complementary to the surrounding neighborhood
including site design, roofing style, front porches, balconies, siding materials, finish, and
scale. The project design incorporates articulation, massing, and a mix of color/finish
materials that are compatible with the neighborhood and complementary to other
development within the immediate vicinity.
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9. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the development is designed
in a manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets providing a high-quality and aesthetically pleasing architectural
design.
Parking Reduction Findings
10. The project qualifies for a 40 percent parking reduction in accordance with OASP Program
3.2.19c where the off-street parking requirements for the primary commercial area may be
reduced to 60% of that ordinarily required by the City Zoning Regulations for the individually
designated uses.
11. As conditioned, the Trip Reduction Plan required as Condition No. 8 will ensure that parking
demand for the proposed uses during peak hours of use will not overlap or coincide to the
degree that peak demand for parking spaces from all uses or projects will be greater than the
total supply of spaces.
SECTION 2. Environmental Review. On March 2, 2010 the City Council certified the
OASP Final EIR and approved the OASP. This action by the City Council included approval of
both text and map amendments to the City’s General Plan and rezoning the subject site to C -C-
MU-SP (Community Commercial). On November 16, 2011 the OASP area was annexed into the
City of San Luis Obispo. On February 1, 2015, the City Council adopted the supplemental Initial
Study and Mitigated Negative Declaration (IS/MND) for the Vesting Tentative Map 3066 of the
subject property through Resolution No. 10620 (2015 Series) to document its consistency with the
OASP and to identify the required mitigation measures from the EIR that applied to this
development site. The project is consistent with the adopted MND, all mitigation measures adopted
as part of the OASP EIR and supplemental MND that are applicable to the proposed project are
carried forward and applied to the proposed project to effectively mitigate the impacts that were
previously identified. No Supplemental Environmental Impact Report is required pursuant to
Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project
does not include or require any revisions to the certified OASP FEIR and adopted supplemental
MND; 2) no substantial changes would occur with respect to the circumstances under which the
project is being undertaken, and no revisions to the OASP FEIR and adopted supplemental MND
are required; and 3) no new information of substantial importance is available that was not already
known at the time the OASP FEIR was certified and the supplemental MND was adopted.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
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1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0256-2020). A separate, full-size sheet shall be included in working drawings submitted for
a building permit that lists all mitigation measures, conditions, and code requirements of
project approval listed as sheet number 2. Reference shall be made in the margin of listed
items as to where in plans requirements are addressed. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Planning Commission, as deemed appropriate.
2. The project shall comply with all mitigation measures and conditions applicable to the project
site, as established under City Council Resolution No. 10620 (2015 Series).
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The project shall
avoid repetition of design color schemes, such that adjacent buildings of a similar layout use
different color schemes. The applicant shall also note the use of smooth finish stucco on the
building plans to the satisfaction of the Community Development Director.
4. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings and railings. Plans
shall indicate the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds, recesses
and other related window features. Plans shall demonstrate the use of high-quality materials
for all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
5. Plans submitted for a building permit shall include balcony railing details indicating the type
of materials, dimensions and colors. Plans shall demonstrate the use of high-quality materials
for the railings that provide adequate privacy for the residential units and reflect the
architectural style of the project and are compatible with the neighborhood character, to the
approval of the Community Development Director.
6. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under-parked. The project would be considered under-parked if the
total parking requirement of all four commercial suites exceeds a parking requirement of 48
spaces (prior to applying the 40% reduction for individual uses, in accordance with OASP
Program 3.2.19c).
7. Plans submitted for a building permit shall provide adequate signage to navigate visitors to
the parking areas away from Ranch House Road. Surface parking spaces may be assigned to
any individual commercial use during hours of operation. Required residential parking may
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be reserved, but commercial parking must be made available for guests or overflow from
residences after hours of operation for commercial uses.
8. Prior to the issuance of a building permit, the applicant shall provide a Trip Reduction Plan
to reduce vehicle trips to and from the property, the plan shall clearly identify the
responsibility for monitoring and reporting the progress of the Trip Reduction Program to the
satisfaction of the Community Development Director and the Transportation Divi sion. The
Trip Reduction Plan shall be clear on the performance measures, how they will be monitored/
measured. To support the neighborhood compatibility and city-wide VMT reduction goals,
applicant shall develop and implement a Car Free program to actively discourage car
ownership, with special focus on tenants who choose not to lease on-site parking. The program
will be integrated with the Trip Reduction Plan and will promote and support non-car
transportation through education and possible incentives.
9. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or parking area for the
storage of at least two bicycle per residential unit. Short-term bicycle racks such as “Peak
Racks” shall be installed in close proximity to, and visible from, the main entry into the
buildings (inverted “U” rack designs shall not be permitted). Sufficient detail shall be
provided about the placement and design of bike racks and lockers to demonstrate compliance
with relevant Engineering Standards and Community Design Guidelines, to the satisfaction
of the Public Works and Community Development Directors.
10. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including bollard style landscaping or path lighting,
shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings. All
wall-mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
11. Mechanical and electrical equipment should be located internally to the buildings. With
submittal of working drawings, the applicant shall include sectional views of the buildings,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers, transformers, or other mechanical equipment are to be ground mounted or
placed on the roof, plans submitted for a building permit shall confirm that these features will
be adequately screened. A line-of-sight diagram may be required to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
12. The subject property shall be maintained in a clean and orderly manner at all times, free of
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excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
13. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
Landscaping plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
14. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges). Walls and
fences should remain as low as possible, long expanses of fence or wall surfaces shall be
offset and architecturally designed to prevent monotony.
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
16. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
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Resolution No. PC-XXXX-21
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Page 7
17. Prior to building occupancy, the owner of the property shall provide a Residential Noise
Notice in writing for residential occupants stating that the property is located within a
commercial zone in an urban-type environment and that noise levels may be higher than a
strictly residential area.
18. Any new proposed signage requires a permit and shall be reviewed by the Planning Division
to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the Architectural Review Commission if it seems excessive or out of character with the
project.
Engineering Division – Public Works/Community Development
19. The building plan submittal shall show and note conformance with the tentative and final map
for Tract 3066. The plans shall show and note compliance with the approved subdivision plans
and/or approved modifications. The development of this project requires amendments to the
planned or constructed physical subdivision improvements previously approved. The
subdivision improvement plans and/or record drawings shall be modified to address the
proposed and constructed improvements as revised.
20. The building plan submittal shall include any reference plan sheets or layers from the
improvement plans for reference for the public and private subdivision improvements, site
development, horizontal and vertical controls, utility connections, drainage improvements,
and landscaping, etc.
21. The building plan submittal shall show and note compliance with the site development,
grading, drainage, and utility service requirements in accordance with the approved Vesting
Tentative Tract 3066.
22. The building plan submittal shall include the finished grading and drainage plan. The plan
shall include pad elevation, finish floor/finish surface elevation, yard drainage, high point
elevations, spot elevations, and any drainage structures.
23. The building plan submittal shall show and note compliance with the Drainage Design
Manual, OASP drainage requirements, and Post Construction Stormwater Regulatio ns in
effect at the time of plan submittal. The project drainage report may include references to and
excerpts from the master drainage report for Tract 3066 and Righetti Ranch if applicable.
24. The building plan submittal shall include a line-of-site analysis at the two driveway
approaches and intersections. The analysis shall include site lines to both the sidewalk
(pedestrian traffic) and adjoining roadway/bike lanes. The final plans may need to adjust
plantings, retaining walls, fencing, and signage. The analysis and plan shall be approved to
the satisfaction of the Transportation and Engineering divisions.
25. The final landscape plan shall clarify the trees/street trees included and shown on the Tract
3066 plans or landscape plans by others and those to be provided in conjunction with this
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Resolution No. PC-XXXX-21
3806 Ranch House Road – ARCH-0256-2020
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development. The tree species shall be in accordance with the Specific Plan unless an
alternate planting palate is specifically approved by the Planning Division and City Arborist.
Some tree substitutions have previously been vetted and approved.
26. The building plan submittal shall show the limits and extent of any stairs or ramps leading
from the public right-of-way or public sidewalk areas. Any required access improvements
including handrails shall not project into the public right-of-way unless specifically approved
by the Public Works Department and authorized with a recorded encroachment agreement.
27. The building plan submittal shall identify any changes or modifications to the existing parking
lot area, any changes to the approved parking lot layout, signing, or striping shall comply with
the Parking and Driveway Standards and California Building Code.
28. The building plan submittal shall identify any changes or modifications to the approved trash
enclosure and solid waste management facilities, any changes shall be approved to the
satisfaction of the Planning Division, Utilities Department, and San Luis Garbage Company.
29. The proposed mailbox unit (MBU) or mail kiosk, equipment, lighting, location, and access
shall be approved by the Community Development Department and US Postal Service.
Utilities Department
30. The project’s commercial and residential uses shall have separate water meters. All residential
units are to be individually metered. Privately owned sub-meters may be provided for
residential apartments upon approval of the Utilities Director. The Conditions Covenants &
Restrictions (CC&Rs) for the property/homeowner association (P/HOA) shall require that the
sub-meters be read by the association (or P/HOA contracted service) and each apartment
billed according to water use.
31. Recycled water or other non-potable water shall be used for major construction activities,
such as grading and dust control as required under Prohibited Water Uses; Chapter
13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s
Construction Water Permit program.
32. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with
the design. These types of facilities shall also provide an area to wash floor mats, equipment,
and trash cans. The wash area shall be drained to the sanitary sewer, and an environmental
compliance permit shall be filed prior to issuance of occupancy permit.
Indemnification
33. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents, officers
or employees to attack, set aside, void or annul, the approval by the City of this project, and
all actions relating thereto, including but not limited to environmental review (“Indemnified
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Resolution No. PC-XXXX-21
3806 Ranch House Road – ARCH-0256-2020
Page 9
Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being
presented with the Indemnified Claim and the City shall fully cooperate in the defense against
an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 24th day of February, 2021.
_____________________________
Tyler Corey, Secretary
Planning Commission
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JONES MIXED USE ENTITLEMENTS10428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)MR-2C-S-SM-SC-SPDO-SR-1-SPMR-1R-1SPFR-1-SPR-3-PDR-1R-3-SC/OS-SPR-3R-1R-2-PDC-SR-1R-4C/OS 40 SPPC/OS-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-2-SPR -2-SPPF-SPPF-SPR -2-SP
R-3-SPC-C-MU-SPR-3
R-4-SPPF-SP
R-4-SPR-4-SPPF-SPPF-SPP F TITLE SHEETJONES MIXED USE PERSPECTIVE VIEW - Location Description SITEORCORCORCORCORCORORCORCOORCORCORCORCORCORCORCORCORCRORCRORCRCORCORCRORCORORCORCORCCOORCRCCCCCC UTTUTTUTTUTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTUTTUUUTUTTUUTTUTTUTTUTTUTTUTTTUTTUTTTUTTUTTUTTUTUTUTTTTUTTUTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTRRRDRDRDRDRRDRDRDRDRDRRRDRDRDRRRDRDRDRDRRDRDRDDDD.........CACACCACABCABCABCACABCABCABCABCACACABCACAABCABCCACACACAABCACACCAABCACACACABCABCAACABCABACACABCACACACARILRILRILRILRILRILRILRILRILLILRILLRILRILIRLO LO LO LO OOLO LOLOO LOLO OLO LOLOOLO OOOOOOOOOOLO LO OLN.LNLNLN.LN.LNLNLN.LLNLNNLNLNLNLNLNLNLNLNLNLNLNLLLLLPROJECT DIRECTORYOWNER:TRAVIS FUENTEZAMBIENT COMMUNITIESARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805)-543-1794EMAIL: SAMARTIN@RRMDESIGN.COMPROJECT ADDRESS:APN:SAN LUIS OBISPO TR 3066-2PROJECT DESCRIPTIONTHE PROPERTY IS CURRENTLY VACANT, THE CENTER OF THE ORCUTT AREA SPECIFIC PLAN SEEING DEVELOPMENT ALL AROUND IT. THE PROPOSED ON-SITE ACTIVITIES (LAND USES) INCLUDE COMMERCIAL AND RESIDENTIAL USES, ENCOMPASSING THREE (3) TWO-STORY MIXED-USE BUILDINGS AND ONE (1) 1,710 ONE-STORY B OCCUPANCY SHELL BUILDING WITH MEZZANINE. THE TWO-STORY MIXED-USE BUILDINGS WILL BE ~3,480 SF OF RETAIL USE WITH THREE (3) CONDOMINIUMS ABOVE EACH BUILDING FOR A TOTAL OF NINE (9) UNITS. THE CONDOMINIUMS WILL RANGE IN SQUARE FOOTAGE, FROM 940 SF TO 970 SF. TWO FLOOR PLANS FOR THE PROPOSED CONDOMINIUMS, UNIT A AND UNIT B, BOTH CONSIST OF TWO BEDROOMS FOR EITHER OPTION. BOTH UNIT A AND B INCLUDE A PRIVATE OPEN SPACE DECK SPACE, APPROXIMATELY 50 SF IN SIZE. REFER TO SHEETS 5-7 FOR ADDITIONAL SPECIFICATIONS FOR BUILDING 1 AND 2 FLOOR PLANS. REFER TO THE PROJECT STATISTICS ON THIS SHEET FOR PROPOSED DENSITY, HEIGHT, AND PARKING (VEHICULAR, BICYCLE, AND MOTORCYCLE) PROVISIONS. THE HOUSING PROVIDED IS MEETING THE INCLUSIONARY NEED FOR MANY OF THE ADJACENT PROPERTIES, AND ALL UNITS WILL BE OFFERED IN THE AFFORDABLE RANGE.PER COORDINATION WITH CITY STAFF, AS THE PROJECT IS LARGER THAN 10,000 SF OF COMMERCIAL IT REQUIRES A DISCRETIONARY REVIEW THAT INCLUDES PUBLIC NOTICE FOR A PUBLIC HEARING WITH THE CITY’S ARCHITECTURAL REVIEW COMMISSION AND PLANNING COMMISSION. SHEET INDEX1 TITLE SHEET2 INSPIRATION IMAGERY3 PROPOSED SITE PLAN4 LANDSCAPE PLAN5 BUILDING 1 GROUND FLOOR PLAN6 BUILDING 1 SECOND FLOOR PLAN7 BUILDING 2 FLOOR PLANS8 BUILDING 1 ELEVATIONS9 BUILDING 1 B/C ELEVATIONS10 BUILDING 2 ELEVATIONS11 COLOR AND MATERIALS12 DETAIL VIGNETTES13 SITE SECTIONS14 TRASH ENCLOSURE/BIKE STORAGE15 CIVIL GRADING AND DRAINAGE PLAN16 UTILITY PLANPROJECT STATISTICSZONINGC-C (MU OVERLAY)PARCEL SIZE:1.31 ACRESBUILDING GROSS AREA:GROUND FLOOR (3) 3,480 SF + (1) 1,710 SF = 12,150 SFSECOND FLOOR (3) 3,410 SF + (1) 290SF = 10,520 SFMAX LOT COVERAGE:75% PROPOSED COVERAGE:21.8% MAX. F.A.R. 2.0PROPOSED F.A.R..4MAX. RES. DENSITY36 UNITS/ACREPROPOSED RES. DENSITY9 DU’SMAX. ALLOWED HEIGHT:35’-0” FTMAX. PROPOSED HEIGHT:35’-0” FTYARD SETBACKS PER MUNICIPAL CODE 17.28.020 TABLE 2-16REQUIREDPROPOSEDFRONT0’-0”VARIESSIDE0’-0” INTERIOR LOTS5’-0” CORNER LOTSVARIESREAR5’-0”5’-0”OCCUPANCY TYPES & AREA:MIXED (R2/B/M/A-2)RESIDENTIAL(9) 970 SF CONDOMINIUMSGENERAL RETAIL(3) 3,480 SFRESTAURANT(1) 1,710 SFCONSTRUCTION TYPE:TYPE (PER BLDG SIZE AND OCCUPANCY USE)ASSUME VBVICINITY MAPZONING MAPPARKINGREQUIRED AUTO PARKINGPER SLO ZONING TABLE 6CALCULATIONS SPACE COUNTCOMMERCIAL:PROPOSED COMMERCIAL AREA:*BASED ON HABITABLE AREA(3) 2,800 SFREQUIRED PARKING: 1 SPACE/300 SF= 28 SPACESPROPOSED RESTAURANT AREA:*BASED ON HABITABLE AREA(1) 2,000 SFREQUIRED PARKING: 1 SPACE/100 SF= 20 SPACESREQUESTED REDUCTION: 60%PER OASP PROGRAM 3.2.19C48 SPACES X 0.4 = 19.2 SPACESREQUIRED COMMERCIAL PARKING: 48 SPACES - 19.2 SPACES= 28.8 SPACESRESIDENTIAL:PROPOSED RESIDENTIAL UNITS: 9 UNITSREQUIRED RESIDENTIAL PARKING: 2 SPACES/UNIT = 18 SPACESTOTAL REQUIRED SPACES:= 46.8 SPACESTOTAL PROVIDED SPACES:= 48 SPACESMOTORCYCLE PARKINGPER SLO ZONING 17.72.08CALCULATIONSSPACE COUNTMC PARKING REQUIRED:1 SPACE/20 AUTO SPACES = 3 SPACESMC PARKING PROVIDED:= 3 SPACESBICYCLE PARKINGPER SLO ZONING 17.72.070 TABLE 3-6RESIDENTIAL BIKE:SHORT TERM REQUIRED: GUEST SPACES (1 PER 5 UNITS) = 4 SPACESLONG TERM REQUIRED: 2 SPACES/UNIT= 18 SPACESTOTAL REQUIRED:= 22 SPACESTOTAL PROVIDED:= 22 SPACESRETAIL BIKE:PARKING REQUIRED: 1 SPACE /1,000 SF= 13 SPACESSHORT TERM PROVIDED: 25% = 3 SPACESLONG TERM PROVIDED: 75% = 10 SPACESItem 4Packet Page 36
JONES MIXED USE ENTITLEMENTS20428-06-RS2005 NOV 20200428-06-RS2010 MARCH 2020INSPIRATION IMAGERYItem 4Packet Page 37
JONES MIXED USE ENTITLEMENTS30428-06-RS2005 NOV 20201/16” = 1’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)PROPOSED SITE PLANBUILDING 1CBUILDING 1BBUILDING 1ARANCH HOUSE RD.SPONZA DR.BUILDING2SITE PLAN1/16" = 1'-0" (24 X 36 SHEET)1 1 1 2 2 2 2 2 2 2 3 3 3 4 4 5 5 6 6 6 67777777MAILBOXESSIGNAGE FEATUREBIKE RACKS (SEE A10 FOR TYPE AND LOCATION)PATIO WITH DECK ABOVETRASH ENCLOSURESOUTDOOR DININGDECORATIVE STAMPED CONCRETELEGEND AND NOTESPEDESTRIAN LIGHTBOLLARD* NOTE: OVERALL SITE DESIGN TO HELP ACCOMMADATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTAIL UNITS SEPERATED BY OVER 60’ WITH PARKING LOT DESIGN.* NOTE: OVERALL SITE DESIGN TO HELP ACCOMMODATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTIAL UNITSSEPARATED BY OVER 60’ WITH PARKING LOT DESIGNItem 4Packet Page 38
JONES MIXED USE ENTITLEMENTS40428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)LANDSCAPE PLAN The irrigation system will utilize the following methods:Drip and bubbler irrigation will be used to apply water accurately to the plant root zones DWDUDWHWKDWLWFDQLQÀOWUDWHWRLPSURYHLUULJDWLRQHIÀFLHQF\Low sprinkler heads will be used where needed to apply water uniformly and slowly. 2YHUVSUD\DQGHYDSRUDWLRQZLOOEHPLQLPL]HGDQGPDWFKHGSUHFLSLWDWLRQUDWHQR]]OHVZLOOEHXVHGZLWKLQHDFKFRQWUROYDOYHDQGFLUFXLW$ZHDWKHUEDVHGVHOIDGMXVWLQJLUULJDWLRQFRQWUROZLWKDUDLQVKXWRIIGHYLFHZLOOEHinstalled. The irrigation system will be controlled by a time clock with the ability to adjust runtimes by data collected from rain and ET sensors.The watering schedule will be based upon plant needs, soil type, slope, and season. ,UULJDWLRQZLOOEHVFKHGXOHGWRDYRLGZDWHULQJGXULQJUDLQDQGIUHH]HHYHQWV The project will utilize recycled water for landscape irrigation and is not required to restrict its water use under the declared drought emergency.Total Landscape Area: 6,453 square feetMAWA Gallons: 96,380ETWU Gallons: 64,902METHOD OF IRRIGATION WATER USE CALCULATIONSPLANT SCHEDULEDietes iridioides ‘John’s Runner’Festuca californicaJuncus patens ‘Elk Blue’Lantana camara ‘Dwarf Yellow’Lantana camara ‘Landmark’Lomandra longifolia ‘Breeze’Nepeta x faassenii ‘Walkers Low’Phormium x ‘Black Adder’Rhaphiolepis indica ‘Ballerina’Sesleria autumnalisStipa arundinaceaTeucrium chamaedrysVerbena x ‘Balendakle’ TMSHRUBS / GROUNDCOVER$JDYHDPHULFDQD$JDYH[¶%OXH)ODPH·$QLJR]DQWKRVÁDYLGXV¶7HTXLOD6XQULVH·Bulbine frutescens ‘Hallmark’&DUH[GLYXOVDCeanothus gloriosus ‘Anchor Bay’Ceanothus gloriosus ‘Heart’s Desire’Chondropetalum tectorum ‘El Campo’Cistus x purpureusCistus x skanbergiiCistus x ‘Bennett’s White’Deschampsia cespitosaTREES (Righetti Ranch/Tiburon/Ranch House Roads)Pistacia chinensisQuercus agrifoliaTristania confertaLagerstroemia faurei0DJQROLDJUDQGLÁRUDCercis occidentalis75((6 /RFDODQG3ULYDWH6WUHHWV Arbutus ‘Marina’Tristania confertaJacaranda mimosifoliaKoelreuteria paniculataCercis occidentalis0DJQROLDJUDQGLÁRUDPlatanus racemosaFortnight LilyCalifornia FescueSpreading RushYellow Bush LantanaIrene LantanaDwarf Mat RushWalkers Low CatmintNew Zealand FlaxBallerina Indian HawthornAutumn Moor GrassNew Zealand Wind GrassGermanderPurple VerbenaCOMMON NAMECentury Plant%OXH)ODPH$JDYHKangaroo PawStalked BulbineBerkeley SedgePoint Reyes CreeperHeart’s Desire LilacCape RushOrchid RockroseCoral RockroseWhite RockroseTufted Hair GrassCOMMON NAMEChinese Pistache&RDVW/LYH2DNBrisbane boxJapanese Crape MyrtleSouthern Magnolia Western RedbudCOMMON NAMEMulti-Trunk ArbutusBrisbane boxJacarandaGoldenrain TreeWestern RedbudSouthern Magnolia California Sycamore1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GALCONT5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL5 GAL5 GAL5 GAL5 GAL5 GAL1 GALCONT24” Box24” Box24” Box24” Box24” Box24” BoxCONT24” Box24” Box24” Box24” Box24” Box24” Box24” BoxNOTESOASP A-D/Res OASP ResOASP ResOASP ResOASP ResSLO MasterNOTESSLO Master OASP Res.OASP Res. OASP Res. SLO Master OASP Res. OASP Res.BUILDING 1CBUILDING 1BBUILDING 1ARANCH HOUSE RD.SPONZA DR.BUILDING2* NOTE ASSURE ALL TREE LOCATIONS MINIMUM 10’ FROM FINAL WATER AND SEWER MAINS* NOTE NO FENCING PLANED FOR THIS PROJECT* NOTE ABOVE GROUND MOUNTED UTILITIES OR EQUIPMENT SHALL BE ADEQUATELY SCREENED WITH PROPOSED LANDSCAPE PER CITY STANDARD* NOTE: NO FENCING PROPOSED FOR THIS PROJECTItem 4Packet Page 39
JONES MIXED USE ENTITLEMENTS50428-06-RS2005 NOV 20201/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 GROUND FLOOR PLAN49' - 0"24' - 0"24' - 0"18' - 0"8' - 0"74' - 0"3' - 0"47' - 5"BUILDING 1 GROUND FLOOR PLAN (BUILDING 1A)1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 1B GROUND FLOOR PLANBUILDING 1B GROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1/8" = 1'-0" (24 X 36 SHEET)23BUILDING 1RETAIL SPACE2,800 SF LEASE-ABLEELECTRICAL CLOSETBUILDING 1CCOVERED ROOFPATIOBUILDING 1 BASE PLAN (BUILDING 1A)BUILDING 1 BASE PLAN (BUILDING 1A)FIRE PLACEBUILDING 1C ONLYBUILDING 1BCOVERED TRELLISF.R.LONG TERMBIKE STORAGEItem 4Packet Page 40
JONES MIXED USE ENTITLEMENTS60428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)WDDWR.WDDWR.DW
R.WD1/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 SECOND FLOOR PLAN25' - 6"25' - 0"46' - 0"77' - 0"24' - 0"24' - 0"18' - 0"BUILDING 1 SECOND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1COURTYARDDN.S.S.S.S.LIVING17’-0” X 13’-6”LIVING17’-0” X 13’-6”LIVING19’-0” X 12’-6”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”DECK6’-0” X 8’-9” DECK6’-0” X 12’-0”DECK6’-0”X 13’-0”BED 112’-0” X 10’-6”BED 112’-0” X 10’-6”BED 111’-0” X 10’-6”MASTER BATHMASTER BATHMASTER BATHBATHBATHBATHKITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”UNIT A970 SFUNIT A970 SFUNIT B940 SFROOF BELOW,BUILDING 1CTRELLIS BELOW,BUILDING 1BItem 4Packet Page 41
JONES MIXED USE ENTITLEMENTS70428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)UP47' - 0"48' - 0"18' - 0"25' - 0"23' - 0"18' - 0"BUILDING 2 GROUND FLOOR PLANBUILDING 2 GROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 2 MEZZANINE FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)11/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 2RETAIL SPACE2,000 SF LEASE-ABLEBUILDING 2MEZZANIE396 SFOPEN TO BELOWMEZZANINEDECKPATIODININGBACK OF HOUSEFIRERISERELECT.ROOMCOUNTERLONG TERMBIKE STORAGELONG TERMBIKE STORAGEItem 4Packet Page 42
JONES MIXED USE ENTITLEMENTS80428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 1A ELEVATIONSFRONT ELEVATIONMIDBLOCK STREET VIEWRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATIONItem 4Packet Page 43
JONES MIXED USE ENTITLEMENTS90428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)LEFT ELEVATIONSTREET ELEVATIONBUILDING 1B/C ELEVATIONSBUILDING 1A STREET ELEVATION - BASE PLAN (SHOWN MIRRORED TO MATCH PLAN)BUILDING 1C STREET ELEVATION - COVERED ROOF PATIO PLAN (SHOWN MIRRORED TO MATCH PLAN)BUILDING 1B STREET ELEVATION - TRELLIS ADDITION PLAN Item 4Packet Page 44
JONES MIXED USE ENTITLEMENTS100428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 2 ELEVATIONSFRONT ELEVATIONRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATION274.25'239.25’MAX HEIGHTFINISHED FLOORItem 4Packet Page 45
JONES MIXED USE ENTITLEMENTS110428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALSLIGHT FIXTUREBLACK FARMHOUSE WALL SCONCESTOREFRONT DOORSBLACK FINISHGAF ASPHALT SHINGLE ROOFTIMBERLINE HD PEWTER GRAYTRIMBM - DISTANT GRAYSTUCCO (SAND FINISH)BM - WICKHAM GRAYBUILDING 1ABUILDING 1BBUILDING 1CBUILDING 2COMMON MATERIALSSTUCCO (SAND FINISH)SW - HAMMERED SILVERSTUCCO (SAND FINISH)SW - ANJOU PEARVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANJOU PEARSTUCCO (SAND FINISH)SW - EARLY GRAYBRICKCORONADO - USED RED BRICKHORIZONTAL CEMENT BOARD LAP SIDINGBM - PALLADIUM BLUEHORIZONTAL CEMENT BOARD LAP SIDINGSW -AURORA BROWNHORIZONTAL CEMENT BOARD LAP SIDINGBM -WHITE DOVEVERTICAL CEMENT BOARD AND BATTEN SIDINGBM - CARIBBEAN TEALVERTICAL CEMENT BOARD AND BATTEN SIDINGSW -AURORA BROWNVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANEW GRAYTRIMSW- CASCADE GREENItem 4Packet Page 46
JONES MIXED USE ENTITLEMENTS120428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)DETAIL VIGNETTES"GABLE" DETAIL"COMMERCIAL" DETAILGABLE END VENTABBREVIATED ROOF EAVEBOARD AND BATTEN SIDINGSHUTTERSDECROATIVE GABEL END TRIMCOPULA WITH WEATHER VAINGABLE ROOF VENTHOG WIRE RAILINGWOOD TRIMBLADE SIGNEXPOSED RAFTER TAILSRECESSED BALCONYTRANSOM STOREFRONT WINDOWGOOSENECK LIGHT SCONCEWOOD TRIMMETAL RETAIL AWNINGMETAL SIGNAGERECESSED STOREFRONTPAINTED SHUTTERSItem 4Packet Page 47
JONES MIXED USE ENTITLEMENTS130428-06-RS2005 NOV 20201/16” = 1’-0” (24X36 SHEET)0 8 16 321/32” = 1’-0” (12X18 SHEET)PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)2PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)1KEY PLANNTS3274.25'274.25'239.25’239.25’MAX HEIGHTMAX HEIGHTFINISHED FLOORFINISHED FLOORCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL COMMERCIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL MEZZ.TIBURON WAYATTICATTICHATCHERY LANEPARKING LOTRANCH HOUSE ROADATTICATTICSPONZA DR.PLAZA2211Item 4Packet Page 48
JONES MIXED USE ENTITLEMENTS140428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TRASH ENCLOSUREEXTERIOR BIKE STORAGE EXAMPLEINTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACKTYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACES10 SHORT TERM BIKE SPACESTYPE 2 BIKE STORAGE (14) 2-BIKE 28 SPACES28 LONG TERM BIKE SPACESBUILDING 1BUILDING 1BUILDING 1RANCH HOUSE RD.SPONZA DR.BUILDING2 1 1 1 2 2 2 2 2 2 3 3 3Item 4Packet Page 49
JONES MIXED USE ENTITLEMENTS150428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL GRADING AND DRAINAGE PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Item 4Packet Page 50
JONES MIXED USE ENTITLEMENTS160428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL UTILITY PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Item 4Packet Page 51
RESOLUTION NO. 10620 (2015 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING A VESTING TENTATIVE TRACT
MAP NO. 3066 CREATING 33 LOTS FOR PROPERTY LOCATED AT 3765
ORCUTT ROAD
TR/ER SBDV- 0067 -2014; TRACT #3066 JONES)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on March 25 and April 8th, 2015 in the Council Chamber of City Hall, 990 Palm
Street, San Luis Obispo, California, for the purpose of considering SBDV- 0067 -2014, a vesting
tentative tract map subdividing an approximately 11.56 -acre site into 33 lots; and recommended
the City Council approve the Vesting Tentative Tract Map; and
WHEREAS, the April 8, 2015 Planning Commission hearing was for the purpose of
formulating and forwarding recommendations to the City Council of the City of San Luis Obispo
regarding the project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has reviewed and considered the initial study of
environmental impact as prepared by staff; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. CEQA Findings, Mitigation_ Measures and Mitigation Monitoring
Program. Based upon all the evidence, the City Council makes the following CEQA findings
in support of the Vesting Tentative Map SBDV- 0067 -2014 (Tract No. 3066):
The proposed project is consistent with the requirements of the Orcutt Area Specific
Plan Final Environmental Impact Report (FEIR) certified and adopted by the City Council
on March 2, 2010, and this approval incorporates those FEIR mitigation measures as
applicable to VTM #3066, as detailed herein.
2. A supplemental initial study has been prepared for VTM #3066 addressing potential
environmental impacts which were not identified or detailed in the FEIR for the Orcutt
Area Specific Plan (OASP). The Community Development Director has recommended
that the results of that additional analysis be incorporated into a Mitigated Negative
Declaration (MND) of environmental impacts, and recommends adoption of additional
mitigation measures to those imposed by the FEIR, all of which are incorporated below.
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3. All potentially significant effects were analyzed adequately in the referenced FEIR and
IS- MND, and reduced to a level of insignificance, provided the following mitigation
measures are incorporated into the development project and the mitigation monitoring
program:
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ -1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is
required by Title 24 requirements for all buildings within the Specific Plan Area. The
following energy- conserving techniques shall be incorporated unless the applicant
demonstrates their infeasibility to the satisfaction of City Planning and Building
Department staff. increase walls and attic insulation beyond Title 24 requirements;
orient buildings to maximize natural heating and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material
with a solar reflectance value meeting the Environmental Protection
Agency /Department of Energy Star rating; build in energy efficient appliances; use
low energy street lighting and traffic signals; use energy efficient interior lighting; use
solar water heaters; use double -paned windows; solar panel plumbing; grey water
recycling; tank -less water heaters; dedicated hot water line loops.
AQ -1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be
installed at all bus stops.
AQ -1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There
shall be at least one shade tree for every six vehicle parking spaces.
AQ -1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed
with internal wiring /cabling that allows telecommuting, teleconferencing, and tele-
learning to occur simultaneously in at least three locations in each home.
AQ -1(e) Pathways. Where feasible, all cul -de -sacs and dead -end streets shall be links by
pathways to encourage pedestrian and bicycle travel.
AQ -1 Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision
plans and accompanying architectural review plans and ultimately shown on improvement plans
and construction drawings.
ConstructionPhaseMiti agtion
AQ -3(a) Application of CBACT (Best Available Control Technology for construction
related equipment). The following measures shall be implemented to reduce
combustion emissions from construction equipment where a project will have an area
of disturbance greater than 1 acre.
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Specific Plan applicants shall submit for review by the Community Development
Department and Air Pollution Control District (APCD) staff a grading plan
showing the area to be disturbed and a description of construction equipment that
will be used and pollution reduction measures that will be implemented. Upon
confirmation by the Community Development Department and APCD, appropriate
CBACT features shall be applied. The application of these features shall occur
prior to Specific Plan construction.
Specific Plan applicants shall be required to ensure that all construction
equipment and portable engines are properly maintained and tuned according to
manufacturer's specifications.
Specific Plan applicants shall be required to ensure that off -road and portable
diesel powered equipment, including but not limited to bulldozers, graders,
cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power
units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non -taxed
off -road diesel is acceptable).
Specific Plan applicants shall be required to install a diesel oxidation catalyst on
each of the two pieces of equipment projected to generate the greatest emissions.
Installations must be prepared according to manufacturer's specifications.
AQ -3(b) Dust Control. The following measures shall be implemented to reduce PM10
emissions during all Specific Plan construction:
Reduce the amount of the disturbed area where possible.
Use water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site. Water shall be applied as soon as possible whenever
wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be
used whenever possible.
All dirt- stock -pile areas shall be sprayed daily as needed.
Permanent dust control measures shall be identified in the approved Specific Plan
revegetation and landscape plans and implemented as soon as possible following
completion of any soil disturbing activities.
Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast - germinating native grass seed
and watered until vegetation is established.
All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.
All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with CVC Section 23114.
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
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Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water shall be used where feasible.
AQ -3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is
involved, soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation. Trucks transporting material shall
be tarped from the point of origin.
AQ -3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1
acre, the contractor or builder shall designate a person or persons to monitor the dust
control program and to order increased watering as necessary to prevent transport of
dust off -site. Their duties shall include holiday and weekend periods when work may
not be in progress.
AQ -3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also
be required to secure necessary permits from the Air Pollution Control Board (APCD) before the
onset of grading or demolition activities including, but not limited to additional dust control
measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a
plan for complying with these requirements prior to issuance of a grading or building permit
from the City. The applicant shall provide the City with the name and telephone number of the
person responsible for ensuring compliance with these requirements. The Building Inspector and
Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
B -3(a) Construction Requirements. Development under the Specific Plan shall abide by
the requirements of the City Arborist for construction. Requirements shall include but
not be limited to: the protection of trees with construction setbacks from trees;
construction fencing around trees; grading limits around the base of trees as required;
and a replacement plan for trees removed including replacement at a minimum 1:1
ratio.
B -4(c) Riparian/Wetland Mitigation. If riparian and /or wetland habitat are proposed for
removal pursuant to development under the Specific Plan, such development shall
apply for all applicable permits and submit a Mitigation Plan for areas of disturbance
to wetlands and /or riparian habitat. The plan shall be prepared by a biologist familiar
with restoration and mitigation techniques. Compensatory mitigation shall occur on-
site using regionally collected native plant material at a minimum ratio of 2:1 (habitat
created to habitat impacted) in areas shown on figure 4.4 -2 as directed by a biologist.
The resource agencies may require a higher mitigation ratio. If the Orcutt Regional
Basin is necessary as a mitigation site for waters of the U.S. and State it shall be
designed as directed by a biologist taking into consideration hydrology, soils, and
erosion control and using the final mitigation guidelines and monitoring requirements
U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out
of the buffer area for riparian and wetland habitat.
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B -5( a) Bird Pre - Construction Survey. To avoid impacts to nesting special- status bird
species and raptors including the ground- nesting burrowing owl, all initial ground -
disturbing activities and tree removal shall be limited to the time period between
September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre- construction survey for active nests
within the limits of grading shall be conducted by a qualified biologist at the site two
weeks prior to any construction activities (for ground- nesting burrowing owl survey
see below). If active nests are located, all construction work must be conducted
outside a buffer zone of 200 feet to 500 feet from the nests as determined in
consultation with the CDFG. No direct disturbance to nests shall occur until the
adults and young are no longer reliant on the nest site. A qualified biologist shall
confirm that breeding /nesting is completed and young have fledged the nest prior to
the start of construction.
B -5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City
under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls
during both the wintering and nesting seasons (unless the species is detected on the
first survey) in potentially suitable habitats prior to construction in accordance with
the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation
1995). Winter surveys shall be conducted on the entire project site between
December 1 and February 1, and the nesting season survey shall be conducted
between April 15 and July 15. If burrowing owls are detected within the proposed
disturbance area, CDFG shall be contacted immediately to develop and implement a
mitigation plan to protect owls and their nest sites.
B -5(c) Monarch Pre - Construction Survey. If initial ground- breaking is to occur between
the months of October and March a pre- construction survey for active monarch roost
sites within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities. If active roost sites are located no
ground- disturbing activities shall occur within 50 feet of the perimeter of the habitat.
Construction shall not resume within the setback until a qualified biologist has
determined that the monarch butterfly has vacated the site.
B -5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS
habitat on Figure 4.4 -2, current USFWS protocol level sampling surveys shall be
conducted in all such areas. A report consistent with current Federal, State, and local
reporting guidelines shall be prepared to document the methods and results of surveys.
If VPFS are found, the report shall include a map that identifies the VPFS locations.
Should the presence of additional special- status wildlife species be determined
including California linderiella, a map identifying locations in which these species
were found shall be prepared and included in the report.
B -5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are
located onsite pursuant to Mitigation Measure B -5(d), substantial setbacks from their
identified habitat shall be implemented to avoid take of a Federally listed species. If
complete avoidance is not economically or technically feasible, then Section 10 of the
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Federal Endangered Species Act (FESA) shall be used to authorize incidental take
when no other Federal agency such as the Corps is involved. This process includes
development of a Habitat Conservation Plan for protecting and enhancing the
Federally listed species at a specific location in perpetuity. Species take can also be
authorized under Section 7 of the FESA if a Federal agency is involved in the project
e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal
funding) and agrees to be the lead agency requesting Section 7 consultation. This
consultation process takes at a minimum 135 days from the official request by the
Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource
agencies. Suitable replacement habitat shall be constructed either within the site
boundaries or offsite. [OASP FEIR] Figure 4. 4 -2 identifies areas that could be
appropriate for onsite VPFS mitigation. Figure 4. 4 -2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation
sites into the development plan. While the Orcutt Regional Basin included in the
potential VPFS mitigation sites may need regular maintenance and may be seasonally
flooded, depressions could be created on the upper edges of the terrace in such a
manner that they are protected from flooding. VPFS mitigation areas shall be
approved by a biologist familiar with VPFS habitat "creation" techniques.
Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by
project activities may also be a part of the mitigation program. Alternatively, fairy
shrimp cysts could be collected during the dry season from the existing habitat and
placed into storage. Topsoil could also be removed and stored in conditions suitable
to retain cysts. Wetland habitat could be enhanced /created in the areas shown on
Figure 4.4 -2 by grading depressions in the landscape and "top dressing" the
depressions with the preserved topsoil. Preserved cysts would be added to the
recreated wetlands in December or January, after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental.
VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to
ensure success. Habitat may be "created" only in an existing vernal pool landscape
that provides suitable soils and a number of other specific ecological factors (USFWS,
2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits
can be purchase by the acre as suitable mitigation for VPFS. There is currently no
known mitigation bank with VPFS habitat occurring within San Luis Obispo County,
however, mitigation banks may be available in the future.
0 B -3a, B -4c, B -5 Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of review and prior to approval of grading plan(s) and during tract construction (B -3a, B -4c,
B -5).
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B -6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall
prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non- native animals,
especially cats and dogs, to the project site; similarly, the brochure must inform
potential homebuyers and all HOA members of the potential for coyotes to prey on
domestic animals.
B -6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce
invasive non - native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualified biologist. The
California Invasive Plant Council (Cal -IPC) maintains several lists of the most
important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following
plants shall not be allowed as part of potential landscaping plans pursuant to
development under the Specific Plan:
African sumac (Rhus lancea)
Australian saltbush (Atriplex semibaccata)
Black locust (Robinia pseudoacacia)
California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
Cape weed (Arctotheca calendula)
Cotoneaster (Cotoneaster pannosus), (C. lacteus)
Edible fig (Ficus carica)
Fountain grass (Pennisetum setaceum)
French broom (Genista monspessulana)
Ice plant, sea fig (Carpobrotus edulis)
Leafy spurge (Euphorbia esula)
Myoporum ( Myoporum spp.)
Olive (Olea europaea)
Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
Russian olive (Elaeagnus angusticifolia)
Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
Spanish broom (Spartium junceum)
Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T.
ramosissima)
Blue gum (Eucalyptus globulus)
Athel tamarisk (Tamarix aphylla)
B -6c Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
CULTURAL RESOURCES MITIGATION
CR -1(d) Archaeological Resource Construction Monitoring. At the commencement of
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project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with earth disturbing procedures. The orientation
meeting shall describe the possibility of exposing unexpected archaeological resources
and directions as to what steps are to be taken if such a find is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the find has
been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the
area may resume. The City should consider retaining a Chumash representative to
monitor any field work associated with Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires
that no further disturbance shall occur until the County Coroner has made the
necessary findings as to origin and disposition pursuant to Public Resources Code
Section 5097.98.
CR -Id Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
DRAINAGE AND WATER QUALITY MITIGATION
D -2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or
biotechnical (also referred to as soil bioengineering) approaches to bank stabilization
are preferred over structural approaches. Bank stabilization design must be consistent
with the SLO Creek Stream Management and Maintenance Program Section 6.
Streambank stabilization usually involves one or a combination of the following
activities:
Regrading and revegetating the streambanks to eliminate overhanging banks and
create a more stable slope;
Deflecting erosional water flow away from vulnerable sites;
Reducing the steepness of the channel bed through installation of grade
stabilization structures;
Altering the geometry of the channel to influence flow velocities and sediment
deposition;
Diverting a portion of the higher flow into a secondary or by -pass channel;
Armoring or protecting the bank to control erosion, particularly at the toe of
slopes.
The bank stabilization design will:
Be stable over the long term;
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Be the least environmentally damaging and the "softest" approach possible;
Not create upstream or downstream flooding or induce other local stream
instabilities;
Minimize impacts to aquatic and riparian habitat.
D -2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek
corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be
followed for riparian areas that are modified, created and /or managed for flood
damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream
channel modifications that include shaping, widening, deepening, straightening, and
armoring. Many channel management projects also require building access roads for
maintenance vehicles and other equipment. These construction activities can cause a
variety of impacts to existing sensitive riparian and aquatic habitat that, depending on
the selected design alternative, range from slight disturbances to complete removal of
desirable woody vegetation and faunal communities. In urban areas within the SLO
creek watershed, riparian vegetation often provides the only remaining natural habitat
available for wildlife populations.
D -5(a) Biofilters. The applicant shall submit to the Director of Community Development
for review and approval a plan that incorporates grassed swales (biofilters) into the
project drainage system where feasible for runoff conveyance and filtering of
pollutants.
D -5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the
applicant shall be encouraged to use pervious paving material to facilitate rainwater
percolation. Parking lots and paved outdoor storage areas shall, where feasible, use
pervious paving to reduce surface water runoff and aid in groundwater recharge.
D -2a, D -2c, D -5a, D -5c Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of landscaping construction plan review and Engineering - Public Works staff at the time of
tract construction.
NOISE MITIGATION
N -1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall
be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section
9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to,
the following:
Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory- recommended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run air
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compressors and similar power tools.
Sound Blankets. The use of sound blankets on noise generating equipment.
N -1 a Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project
grading and construction.
PUBLIC SERVICES MITIGATION
PS -4 Wastewater Main System Extensions. Prior to recordation of a final map for Jones
Ranch (TR 3066), the improvement plans for the tract shall include connections to
future improvements planned by Tract 3063 (Righetti Ranch) to convey sanitary
sewer service to the existing connection points on Tank Farm Road. Prior to
recordation of Tract 3066, (a) the needed improvements through Tract 3063 shall be
completed and available to tie -in Tract 3066, or (b) Tract 3066 shall provide
easements and financial guarantees that guarantee Tract 3066 can proceed with
construction of Tract 3063 improvements to serve the Jones Ranch.
PS -4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer's office with the
subdivision plans and accompanying final map prior to recordation of the final map.
PUBLIC SAFETY MITIGATION
S -2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants,
Codes, and Restrictions (CC &R's) that disclose to potential buyers or leasers that aircraft
over - flights occur, and that such flights may result in safety hazard impacts should an
aircraft accident occur. In addition, prior to recordation of final map, avigation easements
shall be recorded over the entire project site for the benefit of the SLO County Regional
Airport.
S -2b Monitoring Program:
Monitoring will include Community Development, City Attorney and Engineering staff
approvals of the Disclosure(s) prior to recordation of a final tract map.
S -4(d) 55- Gallon Drums. Prior to development on the property where 55- Gallon drums
were identified on FEIR Figure 4.9 -1, soils samples shall be taken in the vicinity of
the drums and analyzed for total extractable petroleum hydrocarbons (TEPH) by EPA
method 8015, heavy metals by CCR Title 22 metals, and solvents by EPA method
8260B. If levels of contaminants are found to exist in concentrations that exceed
regulatory thresholds, further sampling may be needed to determine the extent of
contamination. If contamination is delineated, an appropriate remediation method
shall be implemented according to the size of the area contaminated and the
contaminant involved.
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S -4d Monitoring Program:
Monitoring will include Engineering staff review of soils sampling and implementation of
appropriate remediation measures, if required, prior to tract construction in the vicinity of any
such positive sample(s).
TRANSPORTATION MITIGATION
T -4 Street B & Tiburon Way Alignment. Applicant shall align Street B with the
existing alignment of Tiburon Way and design the roadway curvature to maintain
appropriate residential speeds.
T -4 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer's office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1.
T -6 Traffic Calming & Safety. Intersection of Streets A & B shall be controlled by a
single lane urban compact intersection. Eliminate Mid -block crosswalk on Street A.
Align curb, gutter, and sidewalk with Sponza Drive of the Taylor Wingate Project.
T -6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer's office with the
subdivision plans and accompanying final map prior to recordation of the final map.
UTILITIES AND SERVICE SYSTEMS MITIGATION
USS -1 Off -site Water Main Line Extensions to the OASP To Meet Fire Flow and
Storage Standards. Concurrent with applications for Final Map(s), the applicant
shall submit a water supply plan to meet adequate fire flow standards for all lots
within each Final Map. Implementation of such a water line extension plan shall be
included as a part of public improvement plans for the subdivision, and approved by
Utilities, Public Works and the City Engineer. This implementation plan may include
a financing plan, including reimbursement provisions, approved by the City Council
at the time of considering any Final Map. Required water main line extension(s) to
the subdivision shall be completed and operational to the satisfaction of the Utilities
Director, prior to construction of any of the residential and /or commercial uses.
USS -1 Monitoring Program
Compliance will be reviewed and implemented by the City Engineer's office with the subdivision
plans and shall be completed prior to issuance of any occupancy permits for Tract
3066.
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SECTION 2. Vesting Tract Map Approval with Findings & Conditions. The City
Council does hereby approve application SBDV- 0067 -2014 TR/ER (VTM #3066, "Jones
Ranch "), a tentative tract map to create up to 33 residential, commercial and open space lots,
based on the following findings, and subject to the following conditions being incorporated into
the project:
Findingsl
As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General
Plan because the proposed subdivision respects existing site constraints, will incrementally
add to the City's residential housing inventory, results in parcels that meet minimum density
standards, and will be consistent with the density, lot sizes and project amenities established
by the Orcutt Area Specific Plan (OASP).
2. The site is physically suited for the type and density of development allowed in the C /OS -SP,
P -F -SP, R -1 -SP, R -2 -SP, R -3 -SP, R -4 -SP, and CC -MU zoning districts.
The design of the vesting tentative tract map and the proposed improvements are not likely to
cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat, since further development or
redevelopment of the proposed parcels will occur consistent with VTM 3066 and the required
architectural review process, which will allow for detailed review of development plans to
assure compliance with City plans, policies, and standards.
4. As conditioned, the design of the subdivision will not conflict with easements for access
through (or use of property within) the proposed subdivision, and the project is consistent
with the pattern of development prescribed in the Orcutt Area Specific Plan.
5. The proposed project will provide affordable housing consistent with the intent of California
Government Code §65915, and in compliance with City policies and the Housing Element.
6. The tentative map, as conditioned, will comply with all environmental mitigation measures
prescribed herein, and therefore is consistent with the California Environmental Quality Act,
the OASP Final EIR, and the Initial Study- Mitigated Negative Declaration (IS -MND).
7. The design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities.
Conditions:
Dedications and Easements
1. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, public and private streets, pedestrian
and bicycle facilities, common driveways, and maintenance of the same shall be shown on
the final map and /or shall be recorded separately prior to or concurrent with the
recordation of the map, unless a deferral is requested by the subdvider and granted by the
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City. Said easements may be provided for in part or in total as blanket easements
2. The final map and improvement plans shall show the extent of all on -site and off -site
offers of dedication. Subdivision improvement plans and or preliminary designs may be
required for any deferred improvements so that dedication limits can be established. These
improvements may include but are not limited to road construction and widening, grading
and drainage improvements, utility easements, bridges, bike bridges, transit stops,
bikeways, pedestrian paths, and intersection improvements.
3. The map and improvement plans shall provide for all minimum street improvements and
utility placements within the improved or partially improved streets adjoining the
subdivision as needed for orderly development to the satisfaction of the City. In some
cases, "dry" pipes may be required to be constructed under improved street sections for
the benefit of others.
4. Access rights shall be dedicated to the City along Orcutt Road except at approved
driveway locations and intersections as shown on the tentative map or as otherwise
approved by the city.
5. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility
easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and
contiguous with all public right -of -way lines bordering each lot. A 10' wide street tree
easement and 6' P.U.E. shall be provided along the frontage for all private streets. A 10'
street tree easement and 15' P.U.E. shall be provided along the frontages of the Mixed Use
Commercial Lots 24 — 26. The easements may be removed or reduced under the footprint
of proposed buildings.
6. The subdivider shall dedicate all public Open Space in fee to the City, consistent with the
OASP, in conjunction with or prior to the Phase 1 map recordation unless otherwise
deferred or a reimbursement agreement is processed. Deferral shall be approved by the
City and may require that all appropriate OASP fees are paid as a condition of
development. The land shall be granted free and clear of all encumbrances to the
satisfaction of the City.
7. All private improvements shall be owned and maintained by the individual property
owners or the Homeowner's Association (HOA) as applicable. Private improvements
include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer
mains, drainage systems, detention basin(s), street lighting, landscape, landscape
irrigation, common areas, pocket parks, and linear park improvements.
8. The private open space C /OS Lots 31 and 32 along with the proposed improvements,
including but not limited to trails, bikeways, and landscaping shall be owned and
maintained by the HOA. Open Space and bikeway easements along with any public
utility easements shall be offered to the City and shown and noted on the final map. An
easement agreement may be required for specific open space areas, creek corridors,
bikeways, and utility corridors in a format approved by the City.
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9. A wildland fuel management /reduction zone along with any required easements and /or
zone limits shall be provided for Lots 31 and 32 to the satisfaction of the Fire Chief. If
required, the limits shall be shown and noted on the final map and improvement plans for
reference. The limits of the zone shall be in accordance with the adopted Fire Code and
approved to the satisfaction of the City Fire Chief and City Natural Resources Manager.
The HOA shall be responsible for wildland fuel management, weed abatement, and creek
maintenance within the established fuel reduction zone and private open space areas.
10. A notice of requirements or other agreement acceptable to the City of San Luis Obispo
may need to be recorded in conjunction with the Final Map to clarify development
restrictions, conditions of development, and references to any pertinent conditions related
to the OASP and City codes and ordinances.
11. Off -site easements and /or dedications may be required to facilitate secondary points of
access, through street access, and public water and sewer main extensions beyond the tract
boundary and in accordance with the GASP. Looped water mains may be required in
accordance with the tentative map, development phasing, and the City water model to
provide adequate service and compliance with adopted codes and standards.
12. Off -site dedication/acquisition of property for this public right -of -way purpose is
necessary to facilitate orderly development and the anticipated OASP improvements.
The subdivider shall work with the City and the land owner(s) to acquire the necessary
rights -of -way. In the event the subdivider is unable to acquire said rights -of -way, the City
Council may consider lending the subdivider its powers of condemnation to acquire the
off -site right -of -way dedication, including any necessary slope and drainage easements.
If condemnation is required, the subdivider shall agree to pay all costs associated with the
off -site right -of -way acquisition (including attorney fees and court costs).
13. With respect to all off -site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing title or
interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring
the property required for the construction of such improvements and exercise its
power of eminent domain in accordance with Government Code Section 66462 .5
to do so, if necessary. subdivider shall also enter into an agreement with the City
to pay all costs of such acquisition including, but not limited to, all costs
associated with condemnation. Said agreement shall be in a form acceptable to the
City Engineer and the City Attorney. If condemnation proceedings are required,
the subdivider shall submit, in a form acceptable to the City Engineer, the
following documents regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a
Licensed Land Surveyor or Civil Engineer authorized to practice land
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surveying in the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the
course of obtaining such appraisal, the property owner(s) must be
given an opportunity to accompany the appraiser during any
inspection of the property or acknowledge in writing that they
knowingly waived the right to do so;
iv. Copies of all written correspondence with off -site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
V, Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of
the anticipated costs, as determined by the City Attorney, of the
condemnation proceedings. The City does not and cannot guarantee
that the necessary property rights can be acquired or will, in fact, be
acquired. All necessary procedures of law would apply and would have
to be followed.
Transportation
14. Secondary access is required from all portions and /or phases of the subdivision where
more than 30 dwelling units are proposed. The location and development of the proposed
secondary access shall be presented to the City for review and approval prior to the
preparation of the related improvement plans.
15. Unless an alternate access and egress plan is approved to the satisfaction of the Public
Works Director and the Fire Chief, the westerly Phase 1 of Jones Ranch shall be provided
with a secondary access to Orcutt Road in conjunction with an access to Tank Farm Road.
The completion of development may need to be deferred to Phase 2 or the B Street bridge
would need to be construction in conjunction with Phase 1. Regardless of access, the
required water supply to this phase may require a looped water main with indications that
the B Street bridge may need to be constructed in support of the required water main
extension prior to commencing with combustible construction.
16. Fire Department access shall be provided for each construction phase to the satisfaction of
the Fire Chief. Phased street construction shall consider and provide suitable Fire
Department hydrant access, circulation routes, passing lanes, and turn- around areas in
accordance with current codes and standards.
17. All public streets shall conform to City Engineering Standards and OASP including curb,
gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City
Engineer. Where conflicts occur between the City Engineering Standards and concepts
identified in the GASP, final determination of shall design shall be provided by the City
Engineer. Traffic calming improvements may be required at select locations within in
the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables,
or alternate paving materials to the satisfaction of the Public Works Department and Fire
Department.
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18. The developer shall record a Notice of Requirements with each map phase regarding the
designed and installed traffic calming devices and that the subdivisions are not eligible for
future Residential Parking District or Neighborhood Traffic Management program
processing.
19. The improvement plans shall include all final line -of -sight analysis at certain intersections
to the satisfaction of the Public Works Department. Fence heights and plantings in the
areas of control shall be reviewed in conjunction with the analysis. A separate recorded
agreement or Notice of Requirements for private property owner or HOA maintenance of
sight lines may be required.
20. The final map and improvement plans shall include the required right -of -way, transit stop
easements, and all details of the required bus turnouts to accommodate all proposed and
future bus stops per City Engineering Standards, the OASP and current Short Range
Transit plan. The final location of all North -South and East -West route stops shall be
approved to the satisfaction of the City Transit Manager and Public Works Director.
21. The public improvement plans may need to include full frontage improvements on Orcutt
Road from north of B Street to Tank Farm Road, including the Imel and Garay properties.
The northerly transition may require improvements across the Fiala frontage. The plans
shall show all improvements including concrete curb, gutter, and sidewalk per City
Engineering Standards on the west side of Orcutt; 6' bike lanes, 12' travel lanes, and a
12' two -way left turn lane in accordance with the tentative map, OASP, City Engineering
Standards, and the Cal Trans Highway Design Manual; undergrounding of the overhead
utilities on the west side; and complete details for the Orcutt Road points of access.
22. The east side of Orcutt Road where widening is proposed or required may terminate in an
AC berm to match the existing adjoining road sections per City Engineering Standards or
the appropriate County rural road standards where approved by the City Engineer. The
Orcutt Road plans shall include all phases of construction including road widening,
stormdrain improvements, culvert extensions, grading /walls, and any water quality
BMP's. Some off -site dedication of property for public right -of -way purposes may be
required to facilitate the Orcutt Road improvements and transitions between the OASP full
build -out road section and adjoining road segments beyond the tract boundaries.
23. The Orcutt Road improvements shall be constructed as a condition of the map, unless a
deferral is requested by the subdvider and granted by the City. Prior to approval of any
deferrals, the subdivider shall demonstrate that the construction of the required
improvements is not feasible.
24. Prior to occupancy of Phase 1 the Tank Farm / Orcutt intersection shall be modified to
provide a southbound right -turn lane on Orcutt Road and to eliminate the skew, as
required in the GASP. All overhead utilities conflicting with this improvement shall be
undergrounded.
25. The applicant shall conduct neighborhood speed surveys one year after occupancy of
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each phase at locations approved by the Director of Public Works. If 85th percentile
speeds exceed current City NTM thresholds additional traffic calming measures shall be
installed. The applicant shall bond for these potential additional traffic calming measures.
26. All mitigation measures (MM) specific to Transporation requirements shall be provided
as detailed under CEQA section 1, above, to the satisfaction of the City Engineer.
27. The subdivider may present financing and reimbursement programs for transportation
improvements to be considered with approval and recordation of the initial final map for
VTM #3066. Any such program(s) will be subject to approval by the City Council.
28. The subdivider shall be responsible for securing the off -site right -of -way needs for
VTM #3066, and dedicating that right -of -way to the city as a condition of final map
approval.
On and Off -Site Improvements
29. Improvement plans for the entire subdivision, including any off -site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation.
30. Off -site improvements may include but are not limited to roadways, sewer mains, water
mains, stormdrain improvements, off -site access roadways, the water main extensions
provided by MM USS -1, and the "B" Street to Tiburon Way alignment improvements.
31. A separate demolition permit will be required from the Building Division for the removal
of any existing structures and related infrastructure. Building removals are subject to the
Building Demolition Regulations including the additional notification and timing
requirements for any structure over 50 -years old.
32. The improvement plans shall clearly show all existing structures, site improvements,
utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall
include any pertinent off -site water well and private waste disposal systems that are
located within regulated distances to the proposed drainage and utility improvements. The
plan shall include the proposed disposition of the improvements and any proposed phasing
of the removal and demolition. All structures and utilities affected by the proposed lot
lines shall be removed and receive final inspection approvals prior to map recordation.
33. The subdivider shall provide additional documentation on the easement agreement related
to the existing well and appurtenances located on the Jones parcel and serving the Fiala
property. Some existing non - conformance was generally recognized per Appendix
Section A -2 of the OASP. Additional detail and clarifications may be required on the
final map and improvement plans to acknowledge any legal non - conforming utility
installations between the parcels /lots in question.
34. If construction phasing of the new street pavement is proposed, the phasing shall provide
for the ultimate structural street section and pavement life (per the City's Pavement
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Management Plan) prior to acceptance by the City. The engineer of record shall detail this
requirement in the public improvement plans, to the satisfaction of the Public Works.
35. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the conditions of approval and map phasing. A truck circulation plan and
construction management and staging plan shall be included with the improvement plan
submittal. General truck routes shall be submitted for review and acceptance by the City.
The engineer of record shall provide a summary of the extent of cut and fill with estimates
on the yards of import and export material. The summary shall include rough grading,
utility trench construction, road construction, AC paving, concrete delivery, and vertical
construction loading estimates on the existing public roadways. The developer shall
either; 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre- construction
condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering
Standards and guidelines, or 3) shall propose a pavement repair /replacement program to
the satisfaction of the City Engineer prior to acceptance of the subdivision improvements.
36. Retaining wall and /or retaining wall /fence combinations along property lines shall be
approved to the satisfaction of the Planning Division and shall conform with the zoning
regulations for allowed combined heights or shall be approved through the ARC or
separate Fence Height exception process.
37. The ARC plans and public improvement plans shall show the location of the proposed
mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the
City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and
lease spaces within this development as required by the Post Master. MBU's shall not be
located within the public right -of -way or public sidewalk area unless specifically approved
by the City Engineer. Contact the Post Master at 543 -2605 to establish any
recommendations regarding the number, size, location, and placement for any MBU's.
38. Street trees are required as a condition of development. Tree species and planting
requirements shall be in accordance with City Engineering Standards. Street trees shall
generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of
property frontage. Street trees shall be planted along private streets as required for public
streets. The subdivision improvement plans /landscape plans shall include street tree
plantings along the Orcutt Road frontage.
Utilities
39. Specialized street pavement in the area of public water and /or sewer mains may create
maintenance /replacement concerns and additional costs. The final pavement sections
shall be reviewed and approved in conjunction with ARC approvals and public
improvement plan review. A separate agreement and /or CC &R provision shall be
required to clarify that the Jones Ranch Homeowners Association will have final street
maintenance responsibility in areas of specialized pavement where said pavement is
damaged or removed in conjunction with public improvements or maintenance of said
public water and /or sewer mains.
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40. The City will not be responsible for replacement of any specialty street pavement within
private streets. City trench repairs within private streets will be backfilled and finished
per City Engineering Standards.
41. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Department and serving
utility companies. All public and private sewer mains shall be shown on the public
improvement plans and shall be constructed per City Engineering Standards unless a
waiver or alternate standard is otherwise approved by the City. The plans shall clearly
delineate and distinguish the difference between public and private improvements.
42. Recycled water mains shall be extended along A Street, B Street, and /or Sponza to serve
the landscape irrigation of the project's R2 lots and commercial lots. Applicant shall work
with the Water Division of the City's Utilities Department to determine the appropriate
size of all proposed recycled water mains.
43. City recycled water or another non - potable water source, shall be used for construction
water (dust control, soil compaction, etc.). An annual Construction Water Permit is
available from the City's Utilities Department. Recycled water is readily available near
the intersection of Tank Farm Road and Orcutt Road.
44. Final grades and alignments of all public and /or private water, sewer and storm drains
shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of service laterals and meters
shall be approved in conjunction with the review of the building plans, fire sprinkler plans,
and /or public improvement plans.
45. The improvement plans shall show the location of all domestic and landscape water
meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations
may be required to justify service and meter sizing. Water impact fees related to the
irrigation water meter(s) shall be paid prior to approval of the subdivision improvement
plans for each pertinent map and /or construction phase.
46. Off -site utility improvements shall include the water main upgrade /replacement and
extension from the High Pressure /Bishop pressure zone at the intersection of
Tanglewood /Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the
modeling for the proposed development phases and looping of the main. Improvement
plans may be required to clarify the design for main extensions outside the Phase 1
improvements. Pressure regulating valves, control valves, or other appurtenances may be
required by the Utilities Department as a part of the required water system improvements
to be certain that the new area interacts properly with the existing water system.
47. A reimbursement request, if proposed for the off -site water main upgrade, shall include
all pertinent details and analysis in accordance with City and State codes and ordinances
and shall be presented separately to the City Council.
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48. The subdivider shall provide a plan for meeting off -site wastewater main line extensions
as needed (pursuant to MM PS -4) through adjoining VTM43063. Said plan shall be
approved by the Utilities Director before approval and recordation of any final map.
49. A final sewer report and supporting documentation for the OASP public sewer main
design shall be approved by the Utilities Department prior to approval of the public
improvement plans.
50. The final sewer report shall discuss and present additional information and assumptions
on the system elevations and grades that will allow other OASP parcels to utilize the
proposed public sewer main in accordance with the OASP Wastewater Plan. The
applicant shall submit an analysis of a backbone system that shows the elevations and
grades that serve the adjacent parcels described in the study. The City will have the final
discretion on the extent and limits of the study if additional properties could reasonably
benefit from the proposed alignment.
51. The depth of the off -site and on -site sewer mains shall be approved to the satisfaction of
the Utilities Director. The depth analysis shall consider the balance between the possible
extent of the gravity sewer basin needed to serve the other OASP properties and the long-
term public maintenance requirements related to sewer depth. The analysis of sewer
depth shall be considered at the intersection of Street A and Street B, at Street A and
Sponza in Tract 3044, and at Street A and the northerly limits of Tract 3044.
52. Omitted ....covered by COA #68 Righetti
53. The public improvement plan submittal shall show all existing and proposed overhead
wire utilities. Any existing overhead wiring within the tract boundary and adjoining
Orcutt Road shall be undergrounded in conjunction with the subdivision improvements.
Areas of road widening along Bullock Lane, if required for a secondary access, shall
include undergrounding where applicable unless otherwise deferred or waived by the
Public Works and Community Development Directors. Unless otherwise specifically
approved, pole relocation in lieu of undergrounding is not supported.
54. Terminal end utility poles shall be located off -site unless otherwise approved by the City.
55. Preliminary undergrounding plans for the entire subdivision shall be processed through
PGE and any respective wire utility companies in conjunction with the map recordation.
56. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all adjoining
public streets as applicable per City Engineering Standards.
57. Private street lighting shall be provided along the private streets per OASP lighting
requirements, City Engineering Standard and /or as approved in conjunction with the final
ARC approvals.
58. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance
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with the OASP unless otherwise required for traffic safety. The developer shall submit a
streetlight proposal for approval by the City Engineer for any public streetlights. Street
lights associated with the Orcutt Road and Tank Farm Road improvements, signalized
intersections, or round -a -bouts shall comply with the Highway Design Manual and City
Engineering Standards.
Grading, Drainage and Stormwater
59. Any permit approvals required from the Army Corp of Engineers, California Fish and
Wildlife, or the Regional Water Control Board shall be secured and presented to the City
prior to the approval of any subdivision grading and /or improvements related to the
proposed phase of construction. The engineer of record shall review the permit approvals
and any specific permit conditions for compliance with the plans, subdivision
improvement designs, drainage system design/report, and soils report. The engineer of
record shall forward the permits to the City with a notation that the permits have been
reviewed and are in general conformance with the design of the improvements.
60. The public improvement plans submittal shall clarify how the several wetlands, creek
corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural
Resources Manager. Include any specific details for the proposed creek crossings in
accordance with any preservation strategies, mitigation measures, and higher
governmental authority agency permits. Sensitive areas shall be staked, fenced, or
otherwise delineated and protected prior to commencing with construction, grading, or
grubbing.
61. Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all
graded pads and for in -situ soils on natural lots in accordance with the current Building
Codes or where deemed necessary by the City Engineer or Building Official.
62. Final pad certifications shall include the certification of pad construction and elevations.
The soils engineer shall certify all grading prior to acceptance of the public improvements
and /or prior to building permit issuance. The certification shall indicate that the graded
pads are suitable for their intended use.
63. The subdivision improvement plans shall include a complete grading plan to show site
accessibility in accordance with State and Federal regulations for all public and /or private
roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable.
The submittal shall provide additional analysis if site accessibility will not be provided
and for any feature or element where accessibility is purportedly not required. The
accessibility regulations or guidelines in effect at the time of subdivision improvement
construction will be applied.
64. The subdivision improvement plans, grading plans, drainage plans, and drainage reports
shall show and note compliance with City Codes, Standards and Ordinances, Floodplain
Management Regulations, OASP stormwater provisions, Waterways Management Plan
Drainage Design Manual, and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board, whichever pertinent sections
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are more restrictive.
65. The improvement plan submittal shall include a complete grading, drainage, and erosion
control plan. The proposed grading shall consider the proposed construction phasing.
Historic off -site and upslope watersheds tributary to the area of phased construction shall
be considered. Run -on from adjoining developed or undeveloped parcels shall be
considered.
66. The calculated 100 -year flood limits shall be shown and noted on the improvement plans
and an additional final map sheet for reference. The drainage report and final plans shall
clarify the 100 -year flood elevations, clearances, and freeboard at all new vehicle bridge,
pedestrian bridge, and pipe bridge crossings of the creek corridors.
67. The engineer of record shall provide a digital copy of the final HEC -RAS modeling to the
City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design
Manual.
68. The developer shall prepare an Operations and Maintenance Manual for review and
approval by the City in conjunction with the development of any stormwater BMP's that
will be maintained by the HOA or by the respective private property owner. A Private
Stormwater Conveyance Agreement shall be recorded in a format provided by the City
prior to final inspection approvals and acceptance of subdivision improvements.
69. The subdivider /developer shall provide notification to private property owners regarding
any individual maintenance responsibility of backyard stormwater BMP's in accordance
with Section E.2 of the RQWCB Resolution R3- 2013 -0032. The notification may be by
Notice of Requirements or other method acceptable to the City.
70. The stormwater improvements other than City Standard public stormdrain infrastructure
shall be maintained by the HOA. A separate encroachment /hold harmless agreement may
be required in conjunction with certain improvements proposed for location within the
public rights -of -way.
71. The final details for the proposed bioretention facilities located within the public right -of-
way shall be approved to the satisfaction of the City Engineer. The project soils engineer
shall review and provide recommendations on the proposed site constructed and /or
proprietary retention systems. Analysis of impacts to the public improvements, protection
of utilities, and methods to minimize piping and protection of private properties shall be
addressed in the final analysis.
72. The developer shall show legal entitlement to access or annex into the regional detention
basin or shall provide an alternate drainage solution and strategy to the satisfaction of the
City.
73. The proposed detention basin and any pre -basin shall be designed in accordance with the
OASP requirements and the Waterways Management Plan Drainage Design Manual. The
proposed surface runoff and drainage from the detention basin(s) shall include a non-
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erosive outlet to an approved point of disposal. The outlet(s) design and location should
replicate the historic drainage where feasible. Any off -site detention basin, temporary
basin, or other drainage improvements shall be approved by the City. Any required or
proposed off -site grading or drainage improvements shall be completed within recorded
easements or under an appropriate license or other private agreement.
74. The naming of the local creeks and drainages shall comply with the appropriate and
pertinent creek naming standards and justifications. The inclusion of the naming on the
final map and /or improvement plans shall be approved by the City prior to map and /or
plan approval as applicable.
75. All bridging, culverting and modifications to the existing creek channels along with any
necessary clearing of existing creek and drainage channels, including tree pruning or
removals, and any necessary erosion repairs shall be in compliance with the OASP, city
standards and policies, the Waterways Management Plan and shall be approved by the
Natural Resources Manager, Public Works Department, Army Corp of Engineers, the
Regional Water Quality Control Board, and California Fish & Wildlife.
76. Any existing areas of swale, creek and /or channel erosion shall be stabilized to the
satisfaction of the City Engineer, Natural Resources Manager, and other permitting
agencies.
77. The project soils engineer shall review the final grading and drainage plans and Low
Impact Development (LID) improvements. The soils report shall include specific
recommendations related to public improvements, site development, utility, and building
pad /foundation construction related to the proposed LID improvements. The project soils
engineering report shall be referenced on the final map in accordance with the Subdivision
Regulations and City Engineering Standards.
78. The final plans and drainage report shall show and note compliance with City Engineering
Standard 1010.13 for spring or perched groundwater management and for water quality
treatment of run -off from impervious streets, drive aisles, parking areas, and trash
enclosures.
79. A SWPPP is required in accordance with State and local regulations. A hard copy of the
SWPPP shall be provided to the City in conjunction with the Public Improvement Plan
submittal and subsequent building plan submittals. The WDID number shall be included
by reference on all construction plans sets. An erosion control plan shall be included with
the improvement plans and all building plan submittals for demolitions, grading, and new
construction.
80. The project development and grading shall comply with all air quality standards and
mitigation measures. The developer shall provide written notification from the County
Air Pollution Control District (APCD) regarding compliance with all local, state, and
federal regulations including but not limited to the National Emission Standards for
Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos
NOA).
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Fire
81. The project shall provide a minimum of two points of access to the subdivision from an
existing public way wherever there are 30 or more housing units. Emergency Vehicle
Access points will NOT be accepted in lieu of full access.
82. All streets that are less than 28 feet in width shall be posted "No Parking — Fire Lane" on
both sides. Streets less than 36 feet in width shall be posted on one side only.
83. The project shall provide water mains and city - standard fire hydrants to provide a
minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior
walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet.
Homeowners' Association
84. Subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved
by the City Attorney and Community Development Director prior to final map approval.
VTM #3066 shall have the option of establishing their own HOA, or be incorporated into
the "Master Homeowner's Association" (Master HOA) established under VTM #3063
Righetti Ranch). To the extent desired by the subdivider, individual phases of the
project may include sub - associations (such as for the affordable housing and /or townhome
products) as described in the applicant's "Master Declaration of CC &R's for Righetti
Ranch ", dated 6/ 6/14. CC &R's shall minimally contain the following provisions that
pertain to all lots:
a. The initial set of CC &R's provided for the VTM #3066 final map shall define
either an independent HOA for Jones Ranch, or will be automatically incorporated
into the Righetti Ranch Master HOA through annexation provisions of the Master
HOA. A graphic or other exhibit describing all properties to be annexed to the
Righetti Ranch Master HOA shall be included with any CC &R's for VTM #3066.
b. All private improvements shall be owned and maintained by the individual
property owners, sub - associations or the Master HOA as applicable. Private
improvements include but are not limited to streets, sidewalks, pedestrian and bike
paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape,
landscape irrigation, and common area improvements.
c. Grant to the city the right to maintain common areas if the HOA fails to perform,
and to assess the HOA for expenses incurred, and the right of the city to inspect
the site at mutually agreed times to assure conditions of CC &R's and final map are
being met.
d. No parking except in approved, designated spaces.
e. No outdoor storage of boats, campers, motorhomes, or trailers nor long -term
storage of inoperable vehicles.
f. No outdoor storage by individual units except in designated storage areas.
g. The responsibility for the placement of the trash and recycling containers at the
street on collection days will be the responsibility of the property owner's
association. The property owner's association shall coordinate with San Luis
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Garbage Company regarding the collection time and preferred location for the
placement of trash and recycling containers to minimize the obstruction of project
streets.
h. No changes in city- required provisions of the CC &R's will be considered valid and
in effect without prior City Council approval.
i. Provision for all of the maintenance responsibilities outlined in various conditions.
Planning Requirements
85. At the time of submittal of a request for a final map, the subdivider shall provide a
written report detailing the methods and techniques employed for complying with all
required environmental mitigation measures as adopted herein.
86. In order to be consistent with the requirements of the Orcutt Area Specific Plan and
County Airport Land Use Plan, the property owner shall grant an avigation easement for
the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo
and the San Luis Obispo County Airport via an avigation easement document prior to the
recordation of the final map.
87. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) shall receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport operations prior
to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
property or properties within the airport area.
88. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed
refuse storage area(s) and on -site conveyance shall consider convenience, aesthetics, safety,
and functionality. Ownership boundaries and/or easements shall be considered in the final
design. Any common storage areas shall be maintained by the HOA and shall be included
in the OCR's or other property maintenance agreement accordingly. The solid waste
solutions shall be shown and noted on the submittal(s) for Architectural Review
Commission (ARC) approvals.
89. Prior to the issuance of building permits for residential units, the Architectural Review
Commission shall review the residential building program, including building and landscape
improvements, and provide comments and recommendations to the Community
development Director. Final architectural design approval authority shall be vested in the
Community Development Director. Director decisions may be appealed pursuant to
standard city policies.
90. Prior to the recording of any phase of the final map, the applicant shall enter into an
Affordable Housing Agreement with the City Council that details the timing of construction
of affordable units on -site, proposed "transfers" of affordable units to another site, , and
contains guarantees for failure to complete any or all of the affordable housing units (such
as collecting affordable housing in -lieu fees, cash guarantees for the completion of the
affordable units, providing a letter of credit, bond or other financial guarantee to assure
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Resolution No. 10620 (2015 Series)
Page 26
compliance).
91. The tentative tract map as presented includes an option to create a fifth (
51') homestead
parcel for Jones Ranch in the event that the `B" Street to (existing) Tiburon Way "preferred
road alignment" is completed. This alignment (off -site through the Imel property), is
described in Exhibit A which identifies how the 5t" parcel would be described and
accessed with utilities and vehicles.
92. A construction phasing plan shall be submitted to the Community Development Director
prior to the issuance of the first building permit.
93. The subdivider shall develop a Construction Management Plan for review and approval by
the Public Works and Community Development Directors. The plan shall be submitted
prior to the issuance of a building permit for proposed project buildings and/or a phase of
buildings. In addition, the contractor or builder shall designate a person or persons to
monitor the Construction Management Plan components and provide their contact names
and phone numbers. The Construction Management Plan shall include at least the following
items and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if
required, directional signs for construction vehicles, and designated construction
access routes.
b. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would
minimize impacts on vehicular and pedestrian traffic, circulation and safety, and
noise impacts to surrounding neighbors.
e. The applicant shall ensure that the construction contractor employs the following
noise reducing measures:
i. Standard construction activities shall be limited to between 7:00 a.m. and
7:00 p.m. Monday through Saturday.
ii. All equipment shall have sound- control devices no less effective than those
provided by the manufacturer. No equipment shall have un- muffled exhaust
pipes; and
iii. Stationary noise sources shall be located as far from sensitive receptors as
possible, and they shall be muffled and enclosed within temporary sheds, or
insulation barriers or other measures shall be incorporated to the extent
possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction
activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage
and debris attributable to the trucks can be identified and corrected.
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Resolution No. 10620 (2015 Series)
Page 27
j. Designated location(s) for construction worker parking.
94. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and
hold harmless the City and /or its agents, officers and employees from any claim, action or
proceeding against the City and /or its agents, officers or employees to attack, set aside,
void or annul, the approval by the City of this subdivision, and all actions relating thereto,
including but not limited to environmental review.
95. Conditions relating to phasing and timing of infrastructure are approved as contained
herein, or as approved by the Community Development and Public Works Directors
during review of public improvement plans and final maps.
96. Financing and "fair share" contribution plans may be submitted for City Council review
with any final map application. The City Council will have sole discretion as to any
reimbursement and /or fee credit programs implemented with said final maps.
Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the
following roll call vote:
AYES: Council Members Carpenter, Christianson and Rivoire,
Vice Mayor Ashbaugh and Mayor Marx
NOES: None
ABSENT: None
The foregoing resolution was adopted this 19th day of May 2015.
an Marx
ATTEST:
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Resolution No. 10620 (2015 Series)
Page 28
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ti r} t° , day of _ T" ," , 20 r
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Resolution No. 10620 (2015 Series)
Page 29 Exhibit A
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Jones Homestead Lots I
Graphic JONES RANCH — TRACT 3066
Cannon JONES HOMESTEAD
Revision to VTTM 3066 ,..,.:,. c r tYOUT
SAN LUI$ i19 {SpCy, CA
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Resolution No. 10620 (2015 Series)
Page 30 Exhibit A
Jones Homestead Lots Narrative Revision to
VTTM 3066: APN 004 - 705 -008
The Jones family is requesting to have five (5) homestead lots remain on their property as opposed to
the four lots originally submitted. Therefore Ambient Communities is requesting that the Vesting Tract
Map be updated to include the additional lot for a total of 66 lots. This request is enhanced by the
proposed solution for the option "A" road alignment for "B" Street and Tiburon which will best align
Tiburon as the preferred option.
Additionally the Jones family is requesting that, as the original owner, they retain ownership in fee of the
entire property. The Jones family will grant an open space easement to the City of San Luis Obispo for
the required open space areas on lot 1 and lot 3 of the proposed vesting tentative tract map. The Jones
family will continue to maintain the property. If desired, the Jones family will create a Common
Maintenance Agreement for the homestead lots to ensure the properties are properly maintained in
perpetuity.
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TITLE PAGETRACT 3066 AT ORCUTT ROAD, SAN LUIS OBISPO, CALIFORNIAARCHITECTURAL REVIEWJONES PARCEL R-2 PRODUCT1#0428-01-RS1606/21/191/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)PARKING CALCULATIONS - R-2 DEVLOPMENT AREA:R-2 PARKING REQUIRED:2 PER 2-BEDROOM UNIT (9 UNITS) = 18 SPACES 2.5 PER 3-BEDROOM UNIT (34 UNITS) = 85 SPACESGUEST 1 PER 5 UNITS (43 UNITS) = 9 SPACESTOTAL PARKING REQUIRED: 112 SPACESTOTAL H.C. PARKING REQUIRED: 5 SPACESR-2 PARKING PROVIDED:1 SPACE GARAGE PER 2-BEDROOM UNIT = 9 SPACES2 SPACE GARAGE PER 3-BEDROOM UNIT = 68 SPACESSURFACE PARKING = 35 SPACES*TOTAL PARKING PROVIDED = 112 SPACESA PORTION OF THE ORCUTT SPECIFIC PLAN AREAJONES RANCHSHEET INDEXVICINITY MAPCONTACT INFORMATIONDEVELOPER & PROPERTY OWNERAMBIENT COMMUNITIES641 HIGUERA STREET, SUITE 235SAN LUIS OBISPO, CA 93401(805) 602-0009ARCHITECTRRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401(805) 543-1794 VOICE 543-4609 FAXLANDSCAPE ARCHITECTRRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401(805)543-1794 VOICE 543-4609 FAXPROJECT INFORMATIONAPN: 076-481-011ZONE: R-1GROSS SITE AREA: 11.63 ACRESTOTAL LOT COVERAGE: 46,097 SFOCCUPANCY: R-2 (TRIPLEX)R-3 (DUPLEX)OASP GROSS DENSITY: 4.81 DU/ACREOASP EST. UNITS: 54-56 UNITSOASP R-1 DEVELOPMENT AREA: 2.84 ACRESOASP R-1 EST. UNITS: 10-11 UNITSOASP R-2 DEVELOPMENT AREA: 4.75 ACRESOASP R-2 EST. UNITS: 44-45 UNITSFIRE SPRINKLER DUPLEX: NFPA 13D TRIPLEX: NFPA 13RAFFORDABLE HOUSING REQUIREMENT MET THROUGH LAND DONATION PREVIOUSLY APPROVED AS PART OF PRATT VTM.PROJECT DESCRIPTIONARCHITECTURAL REVIEW OF 43 DWELLINGS WITHIN (17) NEW BUIDLINGS; (8) DUPLEXES AND (9) TRIPLEXES ON LOTS 14, 15 16, 17, 18, 19, & 20 OFTRACT 3066 - PHASE 2 DESIGNATED FOR RESIDENTIAL CONDOMINIIUMSON FINAL MAP RECORDED DEC. 27, 2918.1 TITLE PAGE2 ILLUSTRATIVE SITE PLAN3 SITE PLAN4 TRIPLEX GROUND FLOOR PLAN5 TRIPLEX SECOND FLOOR PLAN6 TRIPLEX ELEVATIONS7 TRIPLEX COLOR AND MATERIALS8 DUPLEX FLOOR PLAN9 DUPLEX ELEVATIONS10 DUPLEX FRONT ELEVATIONSPROPOSED R-2 / R-3 DEVELOPMENT AREA:PROPOSED RESIDENTIAL UNITS: 43 CONDOMINIUM UNITSDUPLEX (R-3) OCCUPANCY 8 BUILDINGS - 16 UNITSTRIPLEX (R-2) OCCUPANCY 9 BUILDINGS - 27 UNITS PROPOSED BLDG. COMPOSITION:DUPLEX: (2) 3-BEDROOM, 2.5 BATH UNITS, 1,550-1,750 SF, 2-CAR GARAGETRIPLEX: (1) 2-BEDROOM CARRIAGE UNIT, 2 BATH, 1200 SF, 1-CAR GARAGE(2) 3-BEDROOM, 2.5 BATH UNITS, 1,600-1,700 SF, 2-CAR GARAGETOTAL: (9) 2-BEDROOM UNITS(34) 3-BEDROOM UNITSADAPTABLE/ACCESSIBLE UNITS: ALL GROUND FLOOR ADAPTABLE/5 ADA UNITSDUPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME CTRIPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME APREVIOUS APPROVALSFINAL MAP TRACT 3066 PHASE 2 RECORDED DEC.27, 2018. (ATTACHED FOR REFERENCE)TRACT 3066 PUBLIC IMPROVEMENT PLANS APPROVED AUG. 24, 2017 & APPROVED AS AMENDED MAR. 29, 2019. (COVER SHEET ATTACHED FOR REFERENCE)TRACT 3066 ON-SITE IMPROVEMENT PLANS APPROVED SEPT. 7, 2017 & APPROVED AS AMENDED MAR. 29, 2019. (COVER SHEET ATTACHED FOR REFERENCE)RIGHETTI TRACT 3066 (JONES) LANDSCAPE IMPROVEMENT PLANS APPROVED JAN. 29, 2018. (COVER SHEET ATTACHED FOR REFERENCE)*(3 SPACES UTILIZED WITHIN ADJACENT MIXED-USE PROJECT PARKING LOT)3ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 4Packet Page 85
ILLUSTRATIVE SITE PLAN1:30(24X36 SHEET)01530 601:60(12X18 SHEET)2#0428-01-RS1606/21/19JONES PARCELT-1 T-2 T-3T-4D-1D-2D-3D-4D-5D-6D-7D-8T-5NOT A PART OF THIS PROJECT/REVIEWNOT A PART OF THIS PROJECT/REVIEWT-6T-7T-8T-9LAYOUT PER TRACT 3066 ON-SITE IMPROVEMENT PLANS APPROVED AS AMMENDED MAY 29, 2018. LANDSCAPE PER TRACT 3066 LANDSCAPE IMPROVEMENT PLANS, APPROVED JAN. 29, 20183ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 4Packet Page 86
JONES PARCEL R-2 PRODUCT3#0428-01-RS1606/21/191 30 (24X36 SHEET)01530 601 60 (12X18 SHEET)APPROVED SITE PLAN20 CREE SET AC TOP O AN TOP O AN TOP O AN 36.77’11.86’34.76’27.36’16.37’10.0 20.91 2 . 2 .16 2 .92 18.4’NOT A PART OF THIS PROJECT REVIEW20 CREE SET AC 20 CREE SET AC 20 CREE SET AC TOP O AN TOP O AN LAYOUT PER TRACT 3066 ON-SITE IMPROVEMENT PLANS APPROVED AS AMMENDED MAY 29, 2018. LANDSCAPE PER TRACT 3066 LANDSCAPE IMPROVEMENT PLANS, APPROVED JAN. 29, 20183ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 4Packet Page 87
1/4 1 -0 (24X36 SHEET)024 81/8 1 -0 (12X18 SHEET)TRIPLE ROUND LOOR PLAN8355':':
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TRIPLE SECOND LOOR PLAN1/4 1 -0 (24X36 SHEET)024 81/8 1 -0 (12X18 SHEET)81,7$5($6&RPPHQWV $UHD81,7$ 6)81,7$*$5$*( 6)81,7% 6)81,7%*$5$*( 6)81,7& 6)83:':':'':5
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TRIPLE ELEVATIONSJONES PARCEL R-2 PRODUCT6#0428-01-RS1606/21/191/8 1 -0 (24X36 SHEET)048 161/16 1 -0 (12X18 SHEET)TRIPLEX SIDE ENTRANCE ELEVATIONTRIPLEX SIDE YARD ELEVATIONTRIPLEX REAR ELEVATION 31 -0 31 -0 TRIPLEX FRONT ELEVATIONSHOWN IN COLOR SCHEME ASCALE 1/4” =1’-0” 31 -0 3ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 4Packet Page 90
TRIPLE COLOR AND MATERIALSJONES PARCEL R-2 PRODUCT #0428-01-RS1606/21/191/8 1 -0 (24X36 SHEET)048 161/16 1 -0 (12X18 SHEET)TRIPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME ATRIPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME B 31 -0 31 -0 E E T STER ST R TTERSS 066TR R TT H TES 104TYPICAL COLORS, MATERIALS, AND SPECS FOR ALL COLOR SCHEMES R E R T E E EST E TT H E T S H R E R ER TS 6334 E T S H R E R E X ERS 9146 R R S H R E R ES 049H R E R S ES 049 R R S H R E R SE R S 050 S H T SH ES T ER E H R E T RR TE ET R : E H R EXTER R SE E HT XT RE3ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 4Packet Page 91
DUPLE LOOR PLAN1/4 1 -0 (24X36 SHEET)024 81/8 1 -0 (12X18 SHEET)583835':':
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DUPLE RONT ELEVATIONSJONES PARCEL R-2 PRODUCT10#0428-01-RS1606/21/191/8 1 -0 (24X36 SHEET)048 161/16 1 -0 (12X18 SHEET)DUPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME D E E T STER ST ES 049 E E T STER ST R T STS 9166TR R TT H TES 104TYPICAL COLORS, MATERIALS, AND SPECS FOR ALL COLOR SCHEMES R E R T E E EST E TT H DUPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME C E T S H R E R E R S 9022 E T S H R E R E R S 9129 R R S H R E R THE T E S 61 9 R R S H R E R S T TS 6436 2 -0 S H T SH ES T ER E H R E T RR TE ET R : E H R EXTER R SE E HT XT RE3ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 4Packet Page 94
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Meeting Date: February 1, 2021
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of a two-story mixed-use development that includes nine residential
dwellings and 10,400 square feet of commercial space throughout four separate buildings. The nine
residential dwellings provided as a part of the project are dedicated as the affordable units (moderate-
income households) required to satisfy part of the inclusionary housing requirement for the Righetti
Ranch, Jones Ranch, Imel, and Pratt properties. The project site is located within an area dedicated
for Community Commercial (C-C-MU) with a Mixed-Use Overlay within the Orcutt Area Specific Plan
(OASP and is a part of Tract 3066 (Jones Ranch). The proposed project includes utilizing the existing
approved parking lot adjacent to the site and includes site improvements such as site access upgrades,
and associated landscaping (Attachment 1, Project Plans).
General Location: The 1.31-acre project site
is located on a vacant parcel along Ranch
House Road between Sponza Drive and
Tiburon Way, with direct access from Sponza
Drive and Tiburon Way.
Present Use: Vacant Land
Zoning: Community Commercial (C-C-MU)
General Plan: Community Commercial
Surrounding Uses:
East: Vacant Land (Bullock Ranch)
West: Jones Subdivision (Multi-Unit)
North: Vinifera (Multi-Unit)
South: Righetti Ranch (Public Park)
PROPOSED DESIGN
Architecture: Farmhouse architectural design
Design details: Outdoor sitting area, awnings, decorative gable roofs, shutters, balconies, covered
awnings with exposed rafters.
Materials: Horizontal and vertical board and batten siding, stucco, asphalt shingle roof.
Colors: Plans provide four different color schemes (see Attachment 1, Project Plans, Sheet 11)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3806 Ranch House Road FILE NUMBER: ARCH-0256-2020
APPLICANT: Travis Fuentez, Ambient, LLC REPRESENTATIVE: Scott Martin, RRM Design
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0256-2020 (3806 Ranch House Road)
Page 2
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Staff has not identified any discussion items or concerns related to
consistency with OASP Chapter 4 (Community Design), or the CDG; Chapter 2 (General Design
Principles), Chapter 3 (Commercial and Industrial Project Design), and Chapter 6 (Site Planning and
Other Design Details).
PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Street Side Yards
Rear Yard
10 feet
7 feet
5 feet
5 feet
5 feet
5 feet
Density Units 9 47.16
Maximum Height of Structures 35 feet 35 feet
Max Building Coverage 22% 75%
Total # Parking Spaces
Bicycle Parking
Motorcycle Parking
48
7 Short Term, 28 Long Term
3
47
7 Short Term, 28 Long Term
2
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and the adopted Mitigated Negative Declaration for Tract # 3066
(SBDV-0067-2014) City Council Resolution No. 10620 (2015 Series).
*2019 Zoning Regulations
Figure 2: Rendering of project design from Ranch House Road.
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ARCH-0256-2020 (3806 Ranch House Road)
Page 3
ACTION ALTERNATIVES
6.1 Recommend approval of the project based on consistency with the OASP Design Guidelines
and Community Design Guidelines. An action recommending approval of the application will
be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the OASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
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DRAFT Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, February 1, 2021
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
February 1, 2021 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Ashley Mayou, Micah Smith, Vice Chair Christie
Withers and Chair Allen Root
Absent: Commissioners Michael DeMartini 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 meetings of December 7, 2020.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent), to approve the
Minutes of the Architectural Review Commission meeting of December 7, 2020.
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DRAFT Minutes – Architectural Review Commission Meeting of February 1, 2021 Page 2
PUBLIC HEARINGS
2. Review of a mixed-use project consisting of 9 residential units and approximately 10,400
square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project
includes a request for a 40 percent parking reduction for the commercial use. The project is
consistent with the previously adopted Mitigated Negative Declaration for SBDV-0067-2014
(Tract No. 3066), City Council Resolution No. 10620 (2015 Series); Project address: 3806
Ranch House; Case #: ARCH-0256-2020; Zone: C-C-SP; Travis Fuentez,
owner/applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin, provided a PowerPoint presentation and responded to
Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
MAYOU, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent) to recommend that
the Planning Commission approve the project with the following recommendations:
• Consider designated parking for commercial activities during business hours and provide
adequate signage for navigation to parking areas.
• Recommend that the applicant consider alternative railing designs for the private
residential balconies to offer more privacy.
3. Review of new mixed-use project comprised of a new three-story structure with 10 two-
bedroom residential units and 934 square feet of commercial space, with surface parking and
associated site improvements. The project includes a 35% density bonus, a request to provide
eight residential parking spaces in tandem, and a request for exception from mixed-use
development standards to allow for one of the ground-floor residential units to be setback 40
feet from the front property line where a 50-foot setback is the standard. This project is
categorically exempt from environmental review (CEQA); Project address: 1131 Olive; Case
#: ARCH-0388-2020; Zone: C-T; Arris Studio Architects, applicant.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Shawn Ridenhour, provided a PowerPoint presentation and
responded to Commissioner inquiries.
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Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent) to recommend
that the Community Development Director include the following as conditions of approval:
• Incorporate a 6ft solid fence separating the freeway from the project
• Appropriate noise attenuation of building materials with a sound study that shows
compliance with the noise regulations in the Municipal Code
• 50% minimum screening of railings at residential units
COMMENT AND DISCUSSION
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:44 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, March 1, 2021 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2021
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