HomeMy WebLinkAbout01-22-14SAN LUIS OBISPO PLANNING COMMISSION
AGENDA
Council Chamber
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
January 22, 2014 Wednesday 6:00 p.m.
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William
Riggs, Charles Stevenson, Vice -Chairperson John Larson, and
Chairperson Michael Draze
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of January 8, 2014. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to staff and, if action by the Commission is necessary,
may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing.
Any decision of the Planning Commission is final unless appealed to the City Council
within 10 days of the action (Recommendations to the City Council cannot be appealed
since they are not a final action.). Any person aggrieved by a decision of the Commission
may file an appeal with the City Clerk. Appeal forms are available in the Community
Development Department, City Clerk's office, or on the City's website (www.slocity.org).
The fee for filing an appeal is $273 and must accompany the appeal documentation.
If you wish to speak, please give your name and address for the record. Please limit
your comments to three minutes; consultant and project presentations limited to six
minutes.
1. 3987 Orcutt Road. SPA 95-13: Request to initiate amendments to the Orcutt
Area Specific Plan including adjustment of the Urban Reserve Line (URL) abutting
the Conservation/Open Space (C-OS) zone on Righetti Hill; Ambient Communities,
applicant. (Brian Leveille)
Any writings or documents provided to a majority of the Planning Commission regarding any item on this
agenda will be made available for public inspection in the Community Development, 919 Palm Street,
during normal business hours.
Planning Commission Agenda
Page 2
COMMENT AND DISCUSSION:
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planner: Brian Leveille
® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
. city of Meeting Date: January 22, 2014
sap lu s D �i X s p a Item Number: 1
111lh;dPLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of request to initiate amendments to the Orcutt Area Specific Plan (GASP),
including adjustment of the Urban Reserve Line (URL) and rezoning of approximately
3.5 acres of Conservation/Open Space (CIOS) Zoning to Single-family Residential
(R-1-SP) on portions of the north, west, and east flanks of Righetti Hill.
PROJECT ADDRESS: 3987 Orcutt Road BY: Brian Leveiile, Associate P er (781-7166)
hl eve i l le (a1 s to city. org
VIA: David Watson, ConsultIng Planner, Watson
Planning Consultants
FILE NUMBER: SPA 95-13 FROM: Doug Davidson, Deputy Director (781-7177)
ddavidson slocit .or D. b
RECOMMENDATION: Recommend the City Council approve the request to initiate amendments to
the Orcutt Area Specific Plan while maintaining existing Conservation/Open Space zoning (CIOS) and
keeping the Urban Reserve Line (URL) in the current location.
1.0 PROJECT SUMMARY
The applicant is requesting authorization from the City Council to pursue amendments to the Orcutt
Area Specific Plan (GASP) including the relocation of the Urban Reserve Line (URL) to accommodate
development in areas currently zoned Conservation/Open Space (CIOS) on Righetti Hill. The applicant
has requested clarification on a number of policies and regulations which staff will discuss in this
report. The Planning Commission's role is to make a recommendation to the City Council on whether
to initiate the proposed amendments.
�3IIIDo11Y.V 1
Applicant I Travis Fuentes, Dante Anselm❑
Ambient Communities
Representative I Todd Smith, Cannon
Zoning I various per specific plan
General Plan Orcutt Area Specific Plan
Site Area 143.82 acres
Environmental A Program -Level Final EIR was
Status adopted for the ❑ASP in 2010.
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 2
2.0 SPECIFIC PLAN AMENDMENT INITIATION
The applicant's proposal involves several zoning amendments within the Orcutt Area Specific Plan.
Zoning Code section 17.70 requires Council authorization in order to initiate amendments involving
zone changes. The purpose of the Commission's review is to evaluate the request and provide a
recommendation to Council on the requested initiation. In addition to the initiation request, the
applicant has requested formal clarification on how a number of development standards, policies, and
review procedures would apply to the proposed development.
The initiation review is not intended to be an exhaustive analysis of the applicant's project plans and
does not identify all potential conflicts with City regulations or policies which may require amendment
or which could require revisions. If the initiation request is authorized by Council, a subsequent formal
application would be submitted and evaluated based on Council direction. The proposed project would
then be evaluated comprehensively as a formal application including any necessary environmental
review.
Many of the items included in the applicant's initiation narrative which are less significant in scope
such as minor adjustments to parkland dedication, pathways in creek setbacks, detention basins, storm
water facilities, and street cross sections should be addressed as part of the overall evaluation of the
complete project submittal which would occur following review of the initiation request.
3.0 SUMMARY OF APPLICANT'S REQUEST
The Righetti Ranch project site comprises just under 144 acres of the overall 231-acre Orcutt Area
Specific Plan (GASP). The applicant has submitted a narrative (Attachment 3) which seeks to modify
or seek clarification on the following:
a. Adjust the Urban Reserve Line (URL) along the North (.6 acres) and West sides (2.4 acres) of
Righetti Hill and a portion of the east flank of Righetti Hill (.6 acres).
b. Receive clarification regarding the conformance of the EIR with respect to adjusting the URL.
c. Receive clarification on when the 50' setback from the URL is applied, and on grading and
hillside construction ordinances with respect to large subdivisions.
In addition to the above issue areas discussed in the applicant's initiation request there are two other
main proposed modifications to the OASP which are being requested. Approximately 2.8 acres of R-3
(Medium -High Density) Zoning currently in OASP south of "D" street is proposed to be moved to
southwest corner of project site and relocation of park space north of the current location is also
proposed (Figure 1, below).
SPA #95-13 RASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 3
4.0 EVALUATION
4.1 Initiation Request
a. Adjust the Urban Reserve Line (URL) along the North and West sides of Righetti Hill.
The most significant issue raised by the applicant is the proposal to rezone portions of Righetti Hill
which are currently zoned Conservation/Open Space (CIOS) above the current URL line to R-1-SP
Zoning up to a new proposed URL at a higher elevation. The OASP is quite specific in the graphic
placement of the URL, which varies at its lower elevations between the 260" to 320' contours. From
these lower elevations, the open space area above the URL reaches to the top of the hill, totaling some
48 acres as noted in the Specific Plan.
The applicant's proposal would effectively raise the URL to coincide with contour lines ranging from
300 feet to 320 feet along most of the western and northern slopes of Righetti Hill, with the exception
of a small area where the URL would extend down the hill to roughly the 270" contour (extreme
northwestern corner, above "D-2" Street). The applicant is also proposing to move the URL and
rezone .6 acres of area zoned CIOS along a portion of the eastern flank of Righetti Hill where Hansen
Lane intersects Orcutt Road. In total, the applicant is proposing to reduce the URL area by
approximately 3.6 acres. (Figure 2, below).
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 4
The modification of the URL, particularly on the western facing slope, is most significant in allowing
development to encroach higher up the hill than allowed under the OASP. While Righetti Hill is
visible from many vantage points in southern and eastern San Luis Obispo, neighborhood views of the
hill occur in the immediate area from Tank Farm Road, and from other main roadways such as Broad
Street and Orcutt Road. The applicant has submitted photographic simulations intended to show that
the URL modifications do not represent a significant change to the visual appearance or prominence of
the main hillside. The photo simulations are limited to a single vantage point from Tank Farm Road,
near what would be the "D" Street intersection with Tank Farm Road. It is difficult to evaluate if these
photo simulations accurately depict the proposed modifications. This analysis would likely need to be
undertaken as part of a Supplemental EIR analysis in the event Council approves the applicant
proposed initiation.
In reviewing the 2009 Final EIR for the Specific Plan, it appears that various factors were used to
establish the URL as it is currently adopted. These factors include:
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 5
• Aesthetic impacts from "urbanizing" the Orcutt area through conversion of large areas from
grazing and other agricultural and predominantly open space uses;
• Impeding views of Righetti Hill by introducing residential development on and around the
hills;
• Preservation of Righetti Hill as a scenic backdrop for the Orcutt Area and southern San Luis
Obispo;
• Wildlife habitat and creek protection by preserving critical open space on the hill;
• Setting aside the rocky upper slopes of the hill for special -status plant species (Coastal scrub,
Rayless ragwort);
• Setting aside steeper slope areas (generally above 30%) as permanent open space; and,
• Respecting established scenic corridors along Tank Farm and Orcutt Roads.
The applicant has referenced two policies which are characterized in their narrative (Attachment 3,
page 9) as the true intention of the open space on Righetti Hill to be above the 320 foot contour line.
The applicant also makes note of a 2012 easement received by the City for the Righetti Hillside that
more closely corresponds to the 320' contour elevation.
Staff Analysis - Urban Reserve Line Modifications: Orcutt Area Specific Plan Policies 2.2.9 and
Conservation/Open Space Section 3.2.3 state:
Policy 2.2.9: The majority of Righetti Hill (approximately 48 acres) shall be preserved as
natural Open Space through dedication to the City. This area includes the hill from the 320-
foot elevation to the top of the hill, an abandoned rock quarry located on the west slope, and
an existing unpaved access road. No development or private lots will encroach on this area.
3.2.3 Conservation/Open Space (C/OS-SP): The Conservation/Open Space designation will
apply to Righetti Hill generally from the 320 foot elevation to the top of the hill as a
permanent zone in the Area. Chapter 2, Conservation, Open Space and Recreation provides
the goals, policies, and programs for the designated open space areas.
Taking on the issue of the 2012 easement first, this easement was a requirement of the Local Agency
Formation Commission (LAFCO) as a precursor to annexation of the property to the City. At the time
this requirement was imposed by LAFCO, the placement of the easement generally along the 320'
contour was intended to allow some further flexibility in final placement of the URL, as detailed
analysis was undertaken with the Specific Plan. This more detailed analysis would allow the final
placement of the URL to be delineated, taking into consideration physical constraints of the hill, as
well as visual and aesthetic consideration, public access, wildland fuels management, and
cultural/historic resources. The Natural Resources Manager has noted it was specifically the intent of
the OASP to record the easement above the URL in some locations to allow for more flexibility for
construction and maintenance of access trails, and work for wildland fuels management. There is no
SPA #95-13 GASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 5
conflict between the location of the easement and the final placement of the URL which is clearly
identified in various graphics of the GASP figures 1.3 & 2.4 (land use map & open space and parks
plan).
"Al
JUN N
ARK A �
Arrrr
ROUTE '
;r
V1FWS TOWAR❑
OPEN SPACE AREA
RIGHETTI HILL
OPEN SPACE
SCENIC
BUFFER
Figure 3. OASP diagram of street layout to preserve views of Righetti Hill
(GASP Figure 2.9)
The OASP highlights the importance of maintaining views toward the west base of Righetti hill as
referenced in Figure 2.9 (above).' The applicant's submittal narrative indicates this is not a feasible
street layout and that the streets should follow contours of the hill. Staff agrees that the suggested street
pattern may require modification if it can be shown technically infeasible. Staff disagrees, however,
that the response should be to move development higher up the hill at the expense of the overarching
policy of the GASP to preserve views into the open space of the west flanks of Righetti Hill.
The final location of the URL and Conservation/Open Space boundaries closely correspond with
slopes around Righetti Hill and are consistent with development restrictions that appear in Zoning and
Hillside Regulations which state that development should not occur on slopes greater than 30%. Final
EIR exhibits Figure 2-5 (Open Space and Parks Plan) and Figure 4.2-1 (Soils Survey Map), among
others from the FEIR, provide graphic translations of specific slopes and soils analysis, which were
particularly important defining characteristics when setting the URL on Righetti Hill. Figure 1.2
1 OASP Program 2.4.1.h. Street design in the R-1 subdivision shall generally conform to Figure 2.9 to preserve optimum
views from the "D" street area toward_Righetti Hill.
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 7
(Existing Site Conditions) of the OASP also makes a compelling presentation as to why the lower
demarcation of the URL is located at an undulating elevation on Righetti Hill. This Figure 1.2
includes a 30% slope line demarcation that approximates very closely the URL along the western and
northern hillsides. In addition to the specific analysis and resulting language of the OASP, 30% slope
standards and development restrictions appear repeatedly in the city's Zoning and Hillside Regulations
as a clear and distinctive barrier to encroachment of development on steeper hillsides. These 30%
standards were as much a part of defining potential development envelopes on and around Righetti Hill
as were the aesthetic and visual impact analysis and mitigations addressed under the FEIR for the Plan.
The applicant's proposed relocation of the URL results in development on slopes exceeding 30% on
the west and north slopes of Righetti Hill.
In addition to the west and northern flanks of Righetti Hill, the applicant is proposing to move the URL
and rezone .6 acres of C/OS zoning to R-1-SP zoning on the eastern flank of Righetti Hill. Orcutt Road
is classified as a road of High Scenic Value along the eastern boundary of the site. This area of
development was characterized in the OASP as "sensitive" and all development along parcels adjacent
to scenic roadways in the OASP require Planning Commission evaluation as part of subdivision
review, and architectural review is required to preserve views in this area. Staff believes that adjusting
the URL and rezoning from C/OS to R-1-SP would not be consistent with adopted policies and
programs of the OASP.3 The proposed additional development area would impact scenic views of the
area adjacent to the eastern flank of Righetti Hill along this portion of Orcutt Road.
b. Receive clarification regarding the conformance of the EIR with respect to adjusting
the URL.
Staff Analysis — EIR conformance: The EIR for the OASP was certified by Council with a finding that
Aesthetic impacts were a Class 1, Significant Unavoidable Impact. Under this determination, a
Statement of Overriding Considerations was adopted that essentially acknowledged that the various
mitigation measures imposed under the Specific Plan (such as the URL limitation, special height
limits, open space corridors and alignments, and others) would still not collectively resolve visual
impacts to less -than -significant thresholds.
To vary from these URL and visual standards by waiving or further loosening them significantly,
would expand the Class 1 impacts beyond those considered by the final EIR and Council action. The
Final EIR did not consider the scope of the applicant proposed adjustments to the URL and other
proposed modifications which also include more significant hillside grading than was evaluated in the
OASP EIR.
2 OASP Program 2.4. Le
3 OASP Policy 2.4.1 & Programs 2.4.1.b & 2.4.1c
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 8
The following topic areas have initially been identified as likely requiring further evaluation in a
Supplemental EIR if an amendment to the OASP and related policies was to be considered to modify
the URL as proposed:
1. More precise slope mapping to verify the locations of slopes above and below a 30% threshold;
2. Habitat and plant species studies to verify the presence, or absence, of significant plant
communities or wildlife corridors within the modified URL areas;
3. Cultural resource surveys to identify the presence or absence of such resources in the modified
URL areas;
4. Geologic and soils investigations concerning the areas of the modified URL;
5. Visual simulations from various vantage points to analyze the effect of placing development
further up the hillsides on the northern and western slopes, and the area on the east flanks of the
hill adjacent to Orcutt Road. These simulations would likely focus on views from from Tank
Farm Road, Broad Street and Orcutt Road which are identified in the OASP as roads of high
scenic value;
6. Massing studies to evaluate the scale of development within a modified URL;
7. Air quality analysis to evaluate additional emissions from the significant additional grading
resulting from the applicant's proposed grading on steep hillsides for the proposed modified
URL.
The scope of these studies suggests a significant re-evaluation of the development limits and
aesthetic/visual impacts of amending the URL and would trigger a Supplemental EIR. A
Supplemental EIR focused on these study topics would provide the information and analysis needed to
comprehensively evaluate amendments to the URL and associated grading and development standards
specific to a proposed project or tract map.
c. Receive clarification on when the 50' setback from the UAL is applied, and on grading and
hillside construction ordinances with respect to large subdivisions.
Staff Analysis — 50-foot setback from URL: The applicant makes reference to General Plan Open
Space policies requiring 50-foot setbacks from new development to an existing URL. Section 1.2 of
the OASP provides guidance on how to interpret plan goals and consistency with the General Plan.
This section states that the policies and standards in the OASP take precedence over more general
policies and standards during review of projects within the Specific Plan Area. This section clarifies
that in situations where policies or standards relating to a particular aspect of development have not
been provided in the Specific Plan, the existing policies and standards of the City's General Plan and
Zoning Ordinance will apply.
A more targeted analysis was used in establishing standards for the location of the Righetti Hill URL
in the OASP. The OASP was adopted to guide the placement of new development to minimize, but
not eliminate, visual impacts on Righetti Hill. This not only includes the URL, but land use types,
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 9
roadway and trail alignments, building height limitations, and various other restrictive standards that,
collectively, act to reduce the scale of development encroaching up this hillside. Based on the current
mapping of the URL and noted development criteria as discussed herein, the land use exhibits and
conceptual lot patterning shown in the OASP take precedence over the standard General Plan URL
setback requirement of 50 feet as described in OASP section 1.2.
Staff Analysis — Hillside Grading and Development: The applicant is requesting clarifications on at
least two development standards concerning hillside grading and development. The first, a design
standard that requires new lots on slopes to contain at least 5,000 square feet of area composed of
naturally occurring slopes of 10% or less. This standard comes from the Community Design
Guidelines, Chapter 7.2, Hillside Development, Subdivision Design Section 7.2.A. La(2), and is
intended for smaller subdivisions and not larger lot master planned communities such as the Orcutt
Area Specific Plan which specifically included provisions for reduced lot sizes and flexibility in
development standards to allow a variety of housing types along with protection and preservation of
features such as Righetti Hill4.
The second standard cited addresses Construction and Fire Prevention Regulations 15.04, "Special
Grading Standards", that requires finished topography of a development site to remain in substantially
its natural state, discouraging mass re -contouring and grading. Table J101.6 established various
maximum percentages of sites that could be graded based on varying slope categories. On December
3, 2013, the Council introduced an Ordinance amendment to this standard that provides clarification
that strict adherence to this Table J101.6 is not required when a grading plan is approved as a part of a
tentative subdivision map or other development entitlement that is otherwise consistent with General
Plan and hillside development standards. In the case of the proposed development, Table J101.6
would not be applicable to processing the applicant's application. It should be noted however, that the
modification to Special Grading Standards clarified that the exception to specific grading limitations
require consistency with General Plan policies and other hillside standards.
"Exception: Grading specifically approved and/or conditioned in conjunction with a
tentative subdivision map, development proposal, or similar entitlement consistent with
General Plan policies and other hillside standards is not subject to the specific grading
limitations noted in this section. "
The proposed site cross -sections include a significant amount of grading, especially on the steeper
slopes above the adopted OASP URL. Slopes adjacent to the currently adopted URL do not exceed 30
percent and areas zoned for development do not exceed 20%.5 The applicant's proposal involves
development on steeper slopes than envisioned in the adopted OASP beyond the City established URL
which further intensifies the proposed re -contouring and mass grading in these areas. The proposed
4 OASP Land Use and Development Standards Intent
5 Conservation and Open Space Policy 9.1.13.1-4. Development shall avoid prominent locations such as ridgelines, and
slopes exceeding 20 percent, avoid unnecessary grading, preserve scenic landforms, and avoid stark contrasts with setting.
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 10
grading plans are not consistent with grading and hillside development regulations which the OASP
specifically references as policies and regulations that shall be complied with. The OASP states that
development on the lower slopes of Righetti Hill shall respect existing contours and be designed
consistent with Section 7.2, Hillside Development, of the Community Design Guidelines.6 Hillside
Development guidelines of the Community Design Guidelines contain specific requirements for site
planning, subdivision design, grading, and building design which future submitted subdivision plans
and building design will have to comply$.
Related to grading regulations, the applicant's initiation narrative also requests clarification on how
height requirements of the Zoning Regulations would apply to the project. Sheet 3A of project plans
contains a table which indicates up to 97 homes could exceed the 25 foot overall height requirement in
the R-1 zone. The Zoning Code allows overall height to exceed 25 feet up to a maximum of 35 feet in
the R-1 zone with approval of an administrative use permit. There are no separate height standards in
the OASP which would take precedence over Zoning Regulations. The applicant's grading plans,
subdivision layout, and building design should be designed consistent with policies calling for low
profile development that conforms to the natural slopes.
2.7 Subdivision Design Flexibility vs. Specific Plan Amendments
Staff Analysis: The concept of design flexibility and variation from "typical" subdivision standards
has been discussed with the applicant team as an alternative to seeking amendments to the Specific
Plan or other City General Plan, Zoning and development guidelines. The OASP contains a great deal
of flexibility in exploring these design alternatives.
While staff is equally cognizant of the importance of meeting other important goals of the OASP, such
as minimum residential densities and diversity in housing types, there are other viable alternatives to
meeting these goals within the limits of the adopted OASP. Staff also acknowledges the difficulty in
working with the host of policies and regulations that make up the Specific Plan and attendant city
regulations and guidelines, and the need to make the final product financially feasible for the applicant
to pursue. The currently proposed design achieves density toward the upper range of OASP target
densities.
6 OASP Policy 4.1.3
Community Design Guidelines 7.2.A.4. Single elevation graded pads should be avoided in favor of more careful site
reparation that provides stepped foundations and/or smaller scale graded areas.
Community Design Guidelines 7.2.B.1. Overall Design. Each structure should have a low profile and conform to natural
slopes.
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 11
Unit Type — dwelling units (du)
Density Range
Ambient Plan
R-1 Low -Density S-Fam Res
181 — 187 du
186 du
R-2 Medium -Density
Residential
69 — 84 du
84 du
R-3 Medium -High
Residential
38 — 42 du
42 du
Totals
288 — 313 du
311 du
Based on the applicant's proposed design, a number of the larger R-1 lots on steep hillsides of Righetti
Hill would have to be eliminated with the URL maintained in its currently adopted position. However,
the applicant and their design team could pursue greater attention to variation in their design that could
serve to achieve the minimum density thresholds of the OASP while also achieving conformance with
Grading and Hillside development policies discussed above, such as:
Density
1. Reduce and vary the size of R-1 lots to accommodate higher yields (the submitted plans call
for an overall "average" of 6,000 sq ft R-1 lots) while the OASP allows a minimum lot size
of 4,500 sq. ft.;
2. Focus smaller R-1 lots across from R-2 product on D-1 and C-1 streets;
3. Create an R-2 or R-3 cluster near the proposed park at C-1/D-2 intersection;
4. Use of common wall units (duplex);
5. Use of Zero Lot Line units;
Grading
6. Eliminate padded lots in favor of contour -built buildings;
7. Provide for rear -yard drainage collection and conveyance systems;
8. Introduce a combination of stepped and split-level housing design;
9. Reduce improved street widths;
10. Vary road gradient standards;
11. Utilize driveways for rear garage access on larger R-1 lots, not on R-2 lots with full frontage
to proposed streets;
12. Use cul-de-sacs instead of looped streets; and/or,
13. Use of shared driveways.
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 12
CONCLUSION
The OASP is designed to meet goals established in the City's General Plan. The protection and
enhancement of Righetti Hill and visual resources in open space areas are key plan goals of the
OASP9. Another plan goal of the OASP is to provide a new residential neighborhood to meet the
City's housing needs. The OASP was designed with flexibility in mind so that these objectives would
not be mutually exclusive10. Righetti Hill is listed in the General Plan as a particularly important
natural landmark as one of the defining Morrosll , and is visible from much of the southern portion of
the City12. Orcutt Road and Tank Farm Road are designated in the General Plan as having high scenic
value and the Specific Plan is designed to preserve and enhance these scenic resources. Staff does not
recommend adjustment of the URL and attendant rezoning of Conservation Open Space (C/OS)
Zoning to Single -Family Residential (R-1) around Righetti Hill since this aspect of the Specific Plan
initiation is fundamentally in conflict with the overall goals of the OASP, and by extension Land Use
Element (LUE)13 and Conservation and Open Space (COSE) Element policies14 with which the
Specific Plan must remain consistent.
Staff is recommending authorization of the initiation request since the overall project (not including
URL adjustment and rezone of C-OS), and proposed amendments such as the request to relocate
Medium -High Density Residential Zoning (R-3) and reconfigure park land and R-1 zoning shown in
Figure 1, appear to warrant consideration in a formal application.
ALTERNATIVES
5.1 Determine that no major amendments should be made to the Specific Plan and
recommend the City Council deny the request for Specific Plan Amendment Initiation.
5.2 Recommend the City Council approve the Specific Plan Amendment Initiation as
proposed by the applicant.
5.2 Continue the item. An action to continue the item should include a detailed list of
additional information or analysis required.
9 OASP 1.2 Plan Goals and Consistency with the General Plan
10 OASP 3.1 & Policy 3.2.5 Density can be calculated with net lot area prior to subdivision, minimum lot sizes reduced, and
zero -lot lines encouraged in R-1 development in order to gain efficiency, incorporate more affordable units and avoid
repetitious design.
11 OASP 1.5 Planning Area Character
12 OASP 2.4 Scenic Resources
13 Land Use Element Policy 6.2 Hillside Policies. Protect and preserve scenic hillside areas and natural feature sucha s the
volcanic Morros. Steep slope areas function as landscape backdrops for the Community.
14 Conservation and Open Space Element Policy 4.1.3: Development along the lower slopes of Righetti Hill shall respect
existing elevation contours and shall be designed consistent with Section 7.2, Community Design Guideliens for Hillside
Development.
SPA #95-13 OASP Initiation Request — Orcutt Area Specific Plan Amendments
Page 13
6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. October 9, 2013 Application Letter from Applicant Ambient Communities
4. October 4, 2013 "Initiation Submittal" Project Plans from Applicant
(Enclosed in packets: I Ix17 plans in color)
5. OASP Final EIR Figure 2-5 (Open Space and Parks Plan)
6. OASP Final EIR Figure 4.2-1 (Soils Survey Map)
7. OASP Figure 1.2 (Existing Site Conditions) detailing 30% slope demarcation
8. OASP Figure 1.3 (Specific Plan)
Attachment 1
RESOLUTION NO. XXXX-14
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL AUTHORIZE INITIATION OF
AMENDMENTS TO THE ORCUTT AREA SPECIFIC PLAN FOR THE
RIGHETTI RANCH PROJECT (SPA 95-13)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 22, 2014, pursuant to a proceeding instituted under application SPA 95-13, Ambient
Communities, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as
follows:
Section 1. Findings.
1. The request to initiate amendments to the General Plan is consistent with City Regulations
and Council authorization to initiate General Plan Amendments is required since
modifications are proposed to General Plan Land Use designations of the Orcutt Area
Specific Plan and relocation of the City of San Luis Obispo adopted Urban Reserve Line
(URL).
2. Planning Commission review and recommendation of City Council action on the proposed
initiation of General Plan Amendments is among the Planning Commission's duties and
functions which include the recommendation of actions on General Plan Amendments.
Section 2. Environmental Review. The proposed request for initiation involves and
initial feedback and direction on the proposed amendments and does not include any final action.
Council action on the proposed initiation is exempt from environmental review per CEQA
Guidelines under the General Rule (Section 15061(b)(3)). If initiation of amendments is
authorized by the City Council, a formal project submittal for consideration of the proposed
amendments including subdivision and associated discretionary entitlements will be subject to
environmental review.
Section 3. Action. The Commission hereby recommends City Council authorization of
initiation of Specific Plan Amendments while maintaining existing Conservation/Open Space
zoning (C/OS) and keeping the Urban Reserve Line (URL) in the current adopted location.
Resolution No.XXXX-14
Page 2
On motion by Commissioner
roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
, seconded by Commissioner , and on the following
The foregoing resolution was passed and adopted this 22°d day of January, 2014
Doug Davidson, Secretary
Planning Commission
■
:.mk,is
Attachment 3
❑rcutt Area Specific Plan; Righetti Ranch Initiation Application Narrative
Righetti Ranch Project Initiation Narrative
Ambient Communities - October 10, 2013
Ambient Communities is excited to work with the City of San Luis Obispo to provide much needed
housing and its corresponding public benefits and amenities, and help preserve environmentally
sensitive areas, including the majority of Righetti Hill. We have been working with City Staff on the
Parsons Land (Figure 1) to create a development plan with which we all can be proud. Through the
design process and in working with staff, we have a more comprehensive understanding of the site
constraints. We are now at a point where we can better identify how certain goals and objectives of
the specific plan conflict with the site constraints. Additionally, it is not possible to meet all of the goals
and objectives of the GASP, so the proposed project will require sacrificing some aspect of housing
density, housing diversity, and hill side open space below the 320-foot elevation or the number of total
lots. For this reason, we are submitting for Initiation Review to obtain guidance on how to best balance
the goals and objectives of the Specific Plan with the more clearly defined site constraints.
PARSONS LAND (RIGHETTi RANCH)
'�',' SEE �YYwA151]
. i �.. � yr' li. .. -.. • '�: �'-�,'NC
r
1 I A 5,
r+.2,..
Figure 1. THE OASP AND 1
RIGHETTI RANCH
I F:
t
URLWESTOF
RiGHETTI HILL
We have identified the most prominent issues that require formal input for this request. This is not
intended to be a comprehensive list of all the project challenges, but serves to focus on the items that
we, along with staff, have identified as the most prominent. The sections that follow contain a full
review of the issues and challenges on which we seek clarification or modification. As we compare
Specific Plan goals, constraints, and mitigation measures, it is important to note that we are not asking
for these modifications to deviate from the Specific Plan but rather so that we can better impie ment its
goals and intent in the most balanced way. One of the critical challenges of the Righetti Ranch project is
how best to accomplish the overall housing goals of the GASP. The items we seek to modify or receive
formal clarification on are the following:
Ambient Communities I Central Coast
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
a. Adjust the Urban Reserve Line (URL) along the North and West sides of Righetti Hill.
b. Receive clarification regarding the conformance of the EIR with respect to adjusting the
URL.
c. Receive clarification on when the 50' setback from the URL is applied, and on grading
and hillside construction ordinances with respect to large subdivisions.
In order to best understand the issues and challenges outlined, it is best to first understand how the
Righetti property fits into the overall Orcutt Area Specific Plan. The Righetti Ranch development is the
largest and most complex project within the GASP. Because of its size and location, the Righetti Ranch
project will deliver most (in some instances possibly all) of the public amenities and infrastructure
required for the success of the OASP. Thus, a proper evaluation of the benefits and challenges of the
Righetti Ranch project requires its examination in context of the entire GASP. The following table will
help put the impact of the Righetti Ranch project into perspective:
Table 1
Righetti % of
Improvements per OASP
Area
OASP
Improve ents
Righetti
OASP
Land Area
144 acres
231 acres
62.3%
Acres of Development
45 acres
115 acres
39.3%
Unit Allocation by Property
288-313
892-979
31.5 %
Dedicated Parkland &Regional
14 acres & 5.6acres
70%
Detention
27.8 acres
Dedicated Open Space (includes
72 acres
90.1 %
Conservation Easements)
(73.5 offered by
79 acres
°
(92 7 /°)
proposed plan)
Offsite Frontage Improvements
Orcutt & Tank Farm)
-
-
55%
Shared Sewer & Water
Improvements
_
70%
Parks, Open Space, Infrastructure, and Housing
The Righetti property comprises 144 acres of the 231 total acreage of the GASP, which equates to 62.3%
of the OASP's total land area. As the largest property, it carries the largest public responsibilities. The
Righetti Ranch project will deliver most of the parks, open space, walking trails, bike paths, and collector
streets within the GASP. However, as the largest property with the largest responsibilities to public
benefits, Righetti Ranch will provide only 31.5% of the housing for the entire GASP. This places a
disproportionate share of the infrastructure and public amenities on the Righetti Ranch. It is important
to note that the Righetti Ranch project will provide nearly all of the available R-1 housing — 85%— for the
entire GASP.
Ambient Communities I Central Coast
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
Parks:
Righetti Ranch will deliver more than 70% of the parkland as measured by acreage and 75% of the Class
1 and Class 2 bike paths. The parks include a new trailhead park at the entrance to the Righetti Hilltop
open space, linear parks, a neighborhood pocket park and a large Community Park planned as the
centerpiece of the HASP (Figure 2).
Open Space:
Because Righetti Hill is situated within the Righetti Ranch project, a large portion of the property is
rightfully set aside as protected open space. The result of this open space protection is that only 32% of
the Righetti Ranch acreage is available for development with the remaining 68% set aside as open space,
parks, bike paths, collector streets, and a community detention basin. By comparison, the remaining
properties are allowed between 65% and almost 100% of their acreage for development.
Infrastructure:
Many of the underground utilities for the RASP connect at the Southwest corner of the property on
Tank Farm (Figure 3). These utilities must cross almost the entire length of the Righetti Ranch project to
service our project, as well as many of the properties within the GASP. Consequently, The Righetti Ranch
project will be asked to front the cost for increasing pipe sizes and depths of utilities to accommodate
the adjacent properties. In addition, the Righetti Property will be asked to front the cost of
approximately 62% of the collector streets within the GASP until alternative financing is available or
adjacent properties within the GASP Fee program fund their fair share. Together with the Open Space
and Park obligations, we are under tremendous pressure to ensure the number of lots meets the
original projections of the OASP in order to leverage our disproportionate share of Specific Plan
obligations.
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
WATER LINES, STREETS AND
SEWERS, HAVE TO RUN THROUGH
THE RIGHETTI RANCH PROJECT TO
SERVICE THE ENTIRE RASP.
Housing:
The Righetti Ranch project will provide 186 R1 lots in a variety of sizes. Using the" forecasted
development potential by landowner" of the GASP (Table A-2), only 264 R-1 lots are designated in the
entire Specific Plan. This represents only 27% of the overall units planned (264 R-1 out of 979 total
units), The Righetti property represents at least 70% of the R-1 development opportunity of the entire
OAS and as much as 85% when the Garay property is removed from the DASP planned unit count. We
consider maximizing this opportunity to allocate R-1 lots as a critical part of the overall success of the
DASP.
Table 2
Righetti Parcel as
Proposed
Rest of DASP
Righetti Percentage
of DASP Units
R1
186 lots
32 potential units*
85%
R2
84 lots
192 potential units
30%
R3
41 townhomes
295 potential units
12%
Total
311 units
832 units
37.4°% overall
*The potential does not Include the Garay units as they are opposed to developing their parcel.
If Garay were to someday develop homes, Righetti would still represent 70% of the total R1 lots.
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
The Challenges of Meeting the Goals of the OASP
The OASP has identified goals and objectives to guide development in such a way that will bring needed
housing to the area in a manner that respects the natural resources and character of the properties. A
major conflict between the goals and challenges of the OASP lies in maintaining the required number of
building lots as specified in Table A-2 of the OASP and protecting the open space and view corridors of
Righetti Hill. Per OASP Tables 3.1 and A-2, the Righetti Ranch project (Parsons) is expected to be
developed with 181 to 187 R-1 lots at an average size of 6,000sf, 69 to 84 R-2 lots at an average size of
4,500sf, and 38 to 42 R-3 units. As stated in the OASP (OASP 1-1), the overall goals and objectives
include:
a) Develop a new residential neighborhood to meet the City's housing needs
b) Provide a variety of housing types and costs to meet the needs of renters and buyers with a
variety of income levels, including affordable housing for low, and very low, income residents
c) Protect and enhance Righetti Hill, creek and wetland habitats, and visual resources in open
space areas
d) Provide a variety of park and recreational facilities for the residents of the Orcutt Area
e) Phase development to provide public facilities in a rational and cost effective fashion
f) Incorporate bicycle/pedestrian paths along roads and through parks and open space areas.
The challenges in executing these Goals and Objectives of the OASP include:
a) Lot count and density must meet the development potential for each landowner in order to
finance the park space, open space, trails, infrastructure, and street frontage improvements.
b) Limited opportunities exist elsewhere in the OASP to provide R-1 lots that create a diversified
product line.
c) Given the defined constraints, our property has limited R-1 acreage to provide the R-1 diversity
and lot count.
d) The Righetti Ranch property has the largest share of open space, park space, and infrastructure
responsibilities of the OASP. Collectively these obligations require more than 60% of the
property for the benefit of all properties within the Specific Plan. This is contrasted with only
39% of the property available for housing.
e) Many of the level areas of the property contain environmental constraints, such as creeks or
wetlands, or they are set aside to provide large level spaces to accommodate the Community
Park facilities such as ball fields and tennis courts. This limits the flat areas allocated for housing
and requires locating some of the housing onto the slopes and hillside where the topography is
more challenging.
f) Because most of the Righetti Ranch property is set aside for public use, we are under much
more pressure in terms of infrastructure financing to ensure that the developable areas meet
the yield originally planned.
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
g) Any reduction of R-1 units will negatively impact the CASP's priority to provide diversity in
product type and significantly impact the project's ability to fund infrastructure, as these units
are typically the most valuable and carry a higher fee structure to support funding the capital
improvements as outlined in Chapter 8 in the Specific Plan
h) Present alignment of URL makes it very difficult to meet the goals and objectives.
The present location of the URL on Righetti Hill creates much of the difficulty in meeting most of the
goals and objectives of the GASP. We will discuss this in further detail, as it is the critical issue of the
project.
SIDE SLOPE YARDS CREATE EXCESSIVE
RETAINING WALLS BETWEEN EACH LOT
AN MASSIVE RE -CONTOURING OF THE
'. .. HILLSIDE
1 VIEWS TOWARD
OPEN SPACE ARE
--
Figure 2.9 from the GASP
URBAN RESERVE LINE
SET TO REFLECT
PROPOSED LAYOUT
SCENIC
" r
k BUFFER
STREETS ARE TOO STEEP TO MEET PUBLIC
WORKS DEVELOPMENT STANDARDS
To protect the view corridors and hilltop open space, Program 2.4.1h of HASP suggested that the
general street layout on the west side of Righetti Hill conform to Figure 2.9 (shown above). While this
clearly was not a directive on how to design the site in strict terms, it appears this concept influenced
the placement of the URL, as the URL so closely follows the location and edge of this conceptual
development. All stakeholders agree this is the least favorable street design and lot layout. However,
the influence on the URL location appears to be based largely on this conceptual site layout.
The conflict now arises when a more appropriate development plan better suited to the hillside --
wherein streets follow the contours and the Iots are more vertically aligned, reducing grading impacts
and drainage problems. This presents a clear issue with the alignment of the URL. This is demonstrated
in the following illustration (Figure 3).
Ambient Communities I Central Coast
Q:2
Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
PROPOSED URL, AT THE BACK OF
URL CREATED TO REFLECT LAYOUT IN OASP FIGURE 2.9 THE NEW LOTS
LONG SIDE OF LOTS ORIENTED
i ] UP AND DOWN THE SLOPE OF
ALLOW
I III [ G TRANSITION OFGRADE
LINEAR PARK TO ALLOW VIEW CORRIDOR AS
ORIGINALLY ENVISIONED AS STREETS IN V
❑ASP FIGURE 2.9 11 1 1 1 1 1 1 r—L I r
I
STREETS RESPECT CONTOUR OF
HILLSIDE AND CLIMB ONLY AT
LOCATIONS OF MODERATE SLOPE
Figure 3. Proposed Layout That ! /
Respects the Slope of the Hillside
As you can see by comparing OASP figure 2.9 and figure 3, the superior design of horizontal streets and
vertical lots conflicts with the current URL location that bears striking resemblance to the GASP design
concept. This better design matches the lot count specified in the GASP but extends past the present
URL. Therefore, if the URL remains in the present location dictated by the OASP, we will lose
approximately 26 of the R-1 lots, which cannot be replaced on our property or elsewhere in the Specific
Plan. This would be a significant loss that will hinder the viability of our development and also
significantly impact the City's ability to fund the infrastructure as intended by the OASP.
Solutions to the Challenges and Conflicts
With a better understanding of how the Righetti Ranch property fits into the overall development of the
OASP, and how the development of the property largely in accordance with the OASP presents
numerous challenges and conflicts, we will look at the solutions.
a. ADJUSTMENT TO THE URBAN RESERVE LINE:
First, during the exploration of alternatives to moving the URL with staff, a suggestion was made to
make the Iots smaller and to use the zero -lot -line product to "shrink" the development below the URL.
We have looked at this option. However, it does not work for the following reasons:
1. The lots surrounding "D" street are a mix of R-1 and R-2 lots with an average size of
approximately 4,000sf (Figure 4). Therefore, the lots in this area are already close to their
minimum allowed size, and thus the amount of "shrinkage" would be nowhere near enough to
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
pull the project under the URL. Additionally, if the R-1 lots near the R-2 lots become any
smaller, they will be indistinguishable from R-2 lots, effectively sacrificing scarce R-1 lots for a
higher number of R-2 lots in design and character. This creates further conflict with providing a
range of diversity in the lot and housing types.
1_1 IJU
"D" Street
LOTS SURROUNDING "D" STREET HAVE AN
AVERAGE SIZE: OF APPROXIMATELY 4.000SF
�.
' Figure 4 Lots Surrounding "D" Street
2. Even though the slope is less drastic in this lower portion of the site, the lot depth shown is
needed in order to transition the grade between the linear park and detention basin to the West
and the hillside to the East. Therefore, the lot size in this area was determined by the minimum
lot frontage that allows a housing product consistent with the rest of the Righetti Ranch Project
and the fixed lot depth capable of making the transition in grade.
Discussions with City Staff also resulted in a reasonable suggestion of duplex housing. However, this
would create the need for wider lots and larger pads, which increase grading impacts because of the
more level pad surface and corresponding level street surface they require, and may not increase the
number of already small lots.
Ambient communities presented a plan for the Righetti property to the city at a pre -application meeting
on July 25. That plan was met with some resistance, and reservations. The comments from staff were
considered carefully and a revision to that plan was made. The Proposed Plan reflects a number of
changes in response to staff comments. These changes have resulted in our ability to reduce the
proposed adjustment of the URL to less than what was originally presented at the pre -application
meeting. The revisions include the following:
Ambient Communities I Central Coast
H.
Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
• Lot depths minimized
■ Average Lot Sizes reduced
• Reconfigured lots in order to shift development as low on the hill as possible
■ Street widths reduced by eliminating sidewalks on one side
• Lots adjusted from R-1 to R-2
We all agree that the upper portion of Righetti Hill is an important natural resource. However, the UASP
is clear on what constitutes the "upper portion" of Righetti Hill. That is, the hill area above the 320 foot
elevation is to be the most protected. This is clear in policy 2.2.9 — "The majority of Righetti Hill,
approximately 48 acres, (the actual mapped area in GASP documents was calculated at 45 acres) shalt
be preserved as natural open space through dedication to the City. This area includes the hill from the
320-foot elevation to the too of the hill, an abandoned rock quarry located on the west slope, and an
existing unpaved access road. No development or private lots will encroach on this area."
This is reiterated in 3.2.3 Conservation /Open Space - "The Conservation/Open Space designation will
apply to Righetti Hill generally from the 320-foot elevation to the top of the hill as a permanent zone in
the Area."
We fully understand that the hilltop open space and view corridors are very important and furthermore
that the view corridor of Righetti Hill from Tank Farm (figure 5) is one of the most important and seminal
considerations for the QASP URL placement. Therefore, we worked to preserve this view corridor
_ �1'41.11
N.
STREE
. r L
Road realigned to significantly
reduce grading and Place Homes
Further down the Hillside
The Tank Farm to Righetti Hill
View Corridor Most Affected By
Adjusting the URL
STREET - -CEI [�
Position
Figure 5 Tank Farm to Righetti Hill View Shed
by realigning the streets and housing to create a view corridor that would closely resemble the view
corridor if no adjustment to the URL were made. Below are visual simulations of the Tank Farm to
Righetti Hill view corridor for the proposed project and the same corridor if the URL were to remain in
the present location (Figures 5 and 7). As can be seen by comparing the two pictures, with the street
and housing realignment the view corridor of the proposed project is very similar to the view corridor of
a development that maintains the current URL placement per the UASP.
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
The proposed adjustment uses approximately an additional 2.8 acres of the hill at the lowest possible
elevations while still preserving the majority of the hill and its prominent features and benefits.
However, the 2-8-acre reduction in Open Space within the Righetti H i I I area will be offset by a 4.2-acre
Ambient Communities I Central Coast
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
increase in Open Space of equal or greater value elsewhere throughout the property. This swap results
in a net increase in Open Space of 1.4 acres. Therefore, the total Open Space on the project will
increase from 72.2 acres, as specified in the OASP, to 73.5 acres. The realignment of the URL allows for a
development plan that better accomplishes the city's housing goals by providing more diverse housing,
while retaining the natural resource of Righetti Hill above the 300-foot to 320-foot elevation, as required
by the OASP. This housing cannot be captured elsewhere in the OASP
In summary, Goal 3.2b and Policy 3.2.5 envisions multiple housing types and lot sizes of varying cost to
attract a variety of homeowners and renters, as well as to avoid repetitious design. The proposed
project will provide 186 R1 lots in a diverse mix of sizes - 83 lots in the 4,700sf range; 69 lots in the
6,300sf range, and 34 in the 9,500sf range in the "E" Street area for compatibility with the acreage home
sites east of Orcutt Road. Using the OASP forecasted development potential by landowner (Table A-2),
not counting the Garay property since they are unwilling participants in the OASP and will not develop in
the near future, there are only 219 R-1 lots in the entire Specific Plan. Therefore, the Righetti Ranch
project represents nearly all of the R-1 category for the entire OASP. We believe the diverse variety and
maximum number of R-1 lots to be paramount in supporting the overall success of the OASP. To
diminish the number of R-1 lots or homogenize the lots by making them all smaller or similar in size in
order to maintain the current URL, which was placed without a full information set, would be
detrimental to the intent of the OASP.
b. CLARIFICATION OF EIR APPLICABILITY:
Additional site surveys recommended in the EIR have been completed. These surveys included all of
Righetti Hill and determined there are no sensitive species or habitat in the areas where we propose
adjusting the URL. Visual simulations show that impacts to the view shed addressed in the EIR are
negligible. Based on a preliminary review by Rincon it is their opinion that no additional CEQA work is
warranted. At this time, we are looking to the City for guidance as to which data would be necessary to
make a determination on adjusting the URL.
c. URL AND HILLSIDE GRADING REQUIRMENTS:
One of the major challenges of developing any hillside property is limiting the impacts of grading. The
development of a project of specified density within a limited area creates certain restrictions as to how
the site can be graded. As the OASP acknowledges, this property is being developed in a more urban
manner and therefore one would expect the need for some greater level of grading than that of a large
lot subdivision. In conformance with the goal of minimizing grading, the Proposed Plan aligns the
majority of streets along the contour of the hill, with lots uphill and downhill of the streets
accommodating the slope through terracing and stepped foundations.
Through the implementation of these changes, we were able to provide a corresponding reduction in fill
and a reduction in the number of lots where the building heights exceed the 25' maximum for R1
without Director's approval.
The need for an adjustment of the URL has been noted by City Staff to be a significant change that may
result in increased requirements for the project. It is our intent to be sure all points of policy concern
that would require Commission and Council action are addressed through the initiation process so that
Ambient Communities I Central Coast
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Orcutt Area Specific Plan: Righetti Ranch Initiation Application Narrative
when the full commitments of time, design, and fees are made for processing the tentative map and
general/specific plan amendment applications, it can be done so with confidence in the direction the
project is taking. We would like direction from City Staff whether these increased requirements or
perhaps other items in question are appropriate to include in the Initiation Process. Specifically:
1. The implementation of a 50' Setback from the Revised URL to any building sites. It is our
position that the OASP emphasizes urban development, within which a 50' setback would be
incongruous. Further, the setback was not applied to the OASP development area; through this
process an approved GPA and SPA will modify the OASP and should not require the addition of
the setback.
2. The enforcement of a confusing and unused requirement within the community design
guidelines requiring the creation of lots on slopes to contain at least 5000 sf of land at less than
10% natural slope. A substantial portion of the development area indicated below the existing
URL does not meet this requirement; why would it be applied elsewhere?
3. The application of an amendment to the 2010 Construction and Fire Codes that requires
topography of a site proposed for development to remain substantially in its natural state, with
percentages of the site to remain untouched dictated by a table within the code. The OASP
specifically indicates that grading shall conform to the City Hillside Grading Ordinance and
makes no mention of this additional requirement. While one could argue that the 2010 Codes
were not in effect when the OASP was being developed, it is our understanding that this
requirement existed elsewhere in city documents. The fact that it was not referenced within
the OASP document, while the Hillside Ordinance was, can be interpreted to mean that it was
not intended for incorporation. This is further supported by multiple references to urban
development within the OASP, which implies recognition of the level of disturbance within the
development areas.
Ambient Communities would like to process a Tentative Map for the proposed project as quickly as
possible, and through this Initiation Application requests City staff, Planning Commission and Council
input on our project. We appreciate the effort by staff to date and recognize the future effort that will
be required to process the project. We look forward to working together to create a great project.
Ambient Communities I Central Coast
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eCannon
October 9, 2013
Righetti Ranch — Specific Plan/General Plan Amendment
Initiation Submittal
List of Items for Consideration
City Codes / Ordinances / Policies
2010 CONSTRUCTION AND FIRE CODE AMENDMENTS (X% OF SITE LEFT NATURAL
DEPENING ON SLOPE)
• Topography of a site proposed for development shall remain substantially in its natural state.
Mass recontouring shall not be allowed...... The percentage of the site, exclusive of building
area, to remain in its natural state (no grading of any kind allowed) shall be in accordance with
Table J101.6.
COMMUNITY DESIGN GUIDELINES SECTION 7.2
• No parcel shall be created without at least one building site of at least 5,000 SF that has
no natural slope of 10% or more.
ZONING REGULATIONS 17.16.040 —
• R1 Zoning allows 25' from natural grade and 35' with Director approval
OASP Documents
Exhibits
• Update exhibits with proposed URL, Revised Zoning Areas and/or Shading (1.1, 1.3,
1.4, 5.1,6.1, 6.2, 6.3, 9.1)
• Update exhibits which show Parks to indicate revised parks/Open Space Layout (2.4,
2.5, 2.6, 6.4, 6.5)
• Update exhibits to indicate revisions to Regional Detention Basin (6.3, 6.4, 6.5)
• Figure 2.2 —
o Reconcile this exhibit with 2.2.5 which states Pathway in creek setback is
allowed within outer portions of setback.
1050 Southwood Drive, San Luis Obispo, CA 93401
T 805.544.7407 F 805.544.3863
CannonCorp.us
lk***�
�on
Text
• Section 1 — discusses URL — may need revision
• Section 2 — Conservation, Open Space and Recreation
o Policy 2.2.9 — The majority of Righetti Hill (approximately 48 acres) shall be
preserved.....
■ Reconcile this statement with the approved site map which indicates 45.3
acres in conservation easement. (approved site map utilizes the current
URL to define limits of Cons Esmt — figure 2.4)
o Other parkland dedications -
■ Program 2.3.3c — Trail Junction Park at 2.5 acres
• We propose 2.29 acres here but have additional park areas in
other locations within the subdivision
• Section 6.3 - Storm Water Facilities — Correction to indicate requirement to reduce 50-
year post development peak runoff to 25 20 year pre -development rate (pg 6-8) as
originally intended. This correction has been confirmed with staff.
• Section 9
o Update for consistency — Remove from Section 9 "Examples of Changes
Requiring an Amendment" the changing of cross section design of streets, to
more closely comply with Policy 5.6.
• Does this amendment need to address the addition of a 50' setback from the URL?
General Plan Documents
• Zoning Map
o Revise URL
o Revise Zoning Areas
MEMO
Cannon.
DATE: September 18, 2013
TO:
CC:
FROM: Andy Rowe, PE
SUBJECT: Righetti Property Preliminary Detention Analysis
PROJECT NO.: 121107
Preliminary detention basin design for the Righetti property proposes a detention basin system with a
different size and capacity than is indicated in the Orcutt Area Specific Plan (OASP). This memo
serves to identify the reasons for those changes.
The OASP document identifies a regional basin with capacity of 30 acre-feet that intercepts flow from
the Upper Fork East Branch San Luis Obispo Watershed (UFEBSLO) with an option for combining
with the existing Arbors basin. The OASP plans for additional flow to be added to the UFEBSLO above
the basin resulting in the need for a constructed natural channel with increased hydraulic capacity.
The OASP EIR Appendix D "Hydrology" provides more background on the calculations used to
determine the size of the OASP regional basin. It states "SLO Creek watershed hydrology model
results indicate that the proposed regional detention basin can reduce post -development 50 and 100-
year recurrence interval flows to near, but not below, predevelopment 10-year recurrence interval
flows." This standard of peak runoff reduction is not the same as identified in the OASP which
identifies reduction of the 50 and 100-year post -development peak runoff flows to the 25-year pre -
development rate. It is likely this study was prepared prior to the final standard for runoff reduction
listed in the OASP.
The EIR regional detention model reduces the 100-yr inflow from 1124 CFS to 636 CFS, which is
a 488 CFS reduction that results in a 31.54 ac-ft detention pond.
The recent California Regional Water Quality Control Board (RWQCB) Post -Construction Stormwater
Management Requirements indicate changes are needed to the OASP plan for reconstruction of
UFEBSLO creek channel. These requirements include statements such as "Limit disturbance of
creeks and natural drainage features". The preliminary drainage plan for the Righetti property places
the detention outside of creek setbacks and avoids any increase in channel flows. Letting the
UFEBSLO watershed pass through the site without disturbance results in a much lower inflow to the
detention basins. The total developed area tributary to the basins is also reduced because sites in the
OASP that planned to drain to the shared basin but are cut off by creeks must create their own
detention due to RWQCB requirements that will not allow increased flow to creeks and reconstructed
channels. The Righetti property model also provides a more detailed analysis of SCS Curve Number
runoff values for the watershed as compared to the single SCS Curve Number that the EIR model
applied to the watershed.
The Righetti Property preliminary detention system model reduces the 100-yr inflow from a
total of 309 CFS to 154 CFS, which is a 155 CFS reduction that results in a total of 7.11 ac-ft of
detention.
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Orcutt Area Specific Plan E I R
Section 4.2 Agriculural Resources
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Project Site Boundary
Soil Name
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DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
January 8, 2014
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William
Riggs, Charles Stevenson, Vice -Chairperson John Larson, and
Chairperson Michael Draze
Absent: None
Staff: Deputy Community Development Directors Doug Davidson and Kim
Murry, Assistant City Attorney Andrea Visveshwara, and Recording
Secretary Januar Saptono
ACCEPTANCE OF THE AGENDA:
The order,of the agenda was changed, and the agenda forecast was presented after the
minutes.
MINUTES:
Minutes of December 11, 2013, were approved as amended.
Minutes of December 12, 2013, were approved as amended.
Minutes of December 16, 2013, were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 1060 Osos Street. A 185-13: Request to modify the existing non-alcoholic Night
Club Use Permit to allow alcohol and consider granting a PCN (Public
Convenience Necessity) for a new liquor license (beer and wine) in the downtown
including a statutory exemption under CEQA; C-D-H zone; Ryan Bendicto,
applicant. (Doug Davidson)
Doug Davidson, Deputy Director, presented the staff report, recommending the denial of
the use permit on 1060 Osos Street, formerly known as Eye Candy, based on the
findings.
Commr. Stevenson asked, if this were a restaurant, could they apply for a liquor license,
are there any uses similar around the city, and is there any precedent if the
Commissioners decided to approve a limited use at this facility.
Draft Planning Commission Minutes
January 8, 2014
Page 2
Deputy Director Davidson stated that, if the restaurant would like to serve alcohol past
11:00 p.m., then it would require a use permit. Commr. Stevenson also added that
there is no place around the city for private rental facilities and, as long as the applicant
defined limited uses clearly, it could work.
Commr. Multari questioned the different type of alcoholic licenses. Deputy Director
Davidson stated that the bar licenses are Types 40, 42, and 48.
Commr. Fowler questioned how staff came up with the number of licenses.
Deputy Director Davidson clarified that the number is from within the downtown census
tract.
Commr. Larson questioned staff regarding the difference between alcohol license
numbers 41 and 47.
Deputy Director Davidson stated license 41 is for beer and wine only and 47 is general
restaurant and not limited to beer and wine.
PUBLIC COMMENTS:
Anthony Ryan Benedicto, San Luis Obispo, presented a case to the Commissioners on
why they should allow the use permit on 1060 Osos Street.
Commr. Multari asked why there is a need to serve alcohol past 11:00 p.m. at special
events such as weddings.
Mr. Benedicto stated that his place would also serve as a venue for large birthday
parties which could run late. He was also asked about what happens when the place is
not rented out for special events. He answered that the place would be a dance club
that would serve alcohol when no events were being held.
Commr. Malak asked if the applicant would serve alcohol at 8 a.m.
Mr. Benedicto stated that, if the place were not rented for a special event, 9 p.m. would
be the absolute earliest that the place would be open for a dance club.
Commr. Malak then asked, if the place is rented out, is it going to be open to the public.
Mr. Benedicto stated that it would depend on the renter as to whether they wanted to
open or close their private event.
Commr. Malak asked if the applicant also needed a spirits license.
The applicant answered, if the renter wanted spirits, he would apply for such a license.
Other than that, he would only serve beer and wine from 9 p.m. to 2 a.m.
Draft Planning Commission Minutes
January 8, 2014
Page 3
Commr. Stevenson asked if the non-alcoholic dance club is still running. Mr. Benedicto
stated that the non-alcoholic night club was not open at this time.
Commr. Fowler asked the applicant why the downtown is important for this venue
location. Mr. Benedicto stated he believes that Downtown is the entertainment
epicenter of the community.
Commr. Malak questioned the applicant regarding parking and drop-off area. Mr.
Benedicto stated that it would follow the parking regulations on his non-alcoholic club
use permit.
Commr. Stevenson questioned the maximum occupancy of the establishment. Mr.
Benedicto stated that it would hold 360 people maximum which is the number allowed
by the Fire Marshall.
Eric Meyer, San Luis Obispo, supported the staff findings and recommendation.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Stevenson supported the idea of a rental venue but was concerned about the
number of alcoholic licenses in the area.
Commr. Multari agreed with the applicant about possibly a need for special events
downtown but was concerned with what is, in essence, another bar.
Commr. Riggs asked staff if there is a way to limit the bar uses while still allowing the
event rental uses.
Deputy Director Davidson stated that staff wasn't able to come up with a solution that
would limit the bar uses; also, the floor plan is set up for night club uses with a bar.
Chairperson Draze mentioned a place called The Forum which was a facility that was
open for special events only. Unfortunately, the facility closed down, and he was
worried that the same could happen to the same business model if implemented again
in the downtown. He was also concerned that the establishment could turn into another
bar.
Commr. Malak asked staff if the applicant could have a special use permit to conduct a
special event in the morning and alcohol -free event from 9 p.m. to 2 a.m. when the
place is not being rented.
Deputy Director Davidson believed that 12-15 events a month is too many, particularly
since the non-alcoholic club is not part of the plan any more. If the applicant wanted to
do special events in the morning and non-alcoholic events at night, the problem would
be how to limit the use given the existing floor plan that is designed for a night club.
Draft Planning Commission Minutes
January 8, 2014
Page 4
Commr. Fowler stated that this is a use permit for a bar and tavern, and we have
enough bars in the downtown.
Commr. Riggs asked staff how they came up with the number 24 per year.
Deputy Director Davidson stated that it is an ABC license provision for a maximum of 2
a month.
Commr. Stevenson asked if there is any opportunity or other option for the applicant to
make this request work.
Chairperson Draze stated that the Commission must clearly signal on what level they
would be interested in seeing a private rental facility, and it would be a different permit.
He also asked if this could be continued off calendar.
Doug Davidson stated that the Commission will have a full schedule for the next couple
of months.
Commr. Malak stated that he is willing to override the 24 events a year and believed
that 24 a year are not too many. He also stated that having such an establishment
downtown will be well worth it.
Chairperson Draze stated that we can't override the number of 24 per year at this
moment, because it was a decision and, if we were interested in changing from 24 a
year, then the applicant must file a new application to request such a proposal.
Commr. Multari stated that he is willing to issue a use permit that would limit the number
of special events and limit the allowable hours of alcohol service. He asked the
applicant if he is willing to explore the option or if he would just prefer an up or down
vote.
Mr. Benedicto stated that he would be willing to limit hours of alcohol service but not
limited to just private special events.
Vice -Chairperson Larson stated that he would be willing to go back to the possibility of
changing the number of 24 events per year. He also agreed that downtown would
benefit from having a place that would cater to such events.
Chairperson Draze stated that, if the request was denied as it stands, then the applicant
can re -apply. On the other hand, if continued to explore private events, then it would
come back in several months.
Commr. Multari stated that the Commission sets the agenda, and we could stay up until
2:00 a.m., but it seems that the applicant is not interested in the option.
Commr. Malak stated that, if the applicant was not interested in the option, then he
would deny the application as it stands.
Draft Planning Commission Minutes
January 8, 2014
Page 5
Mr. Benedicto stated that, if the Commission could state some of the conditions that are
acceptable, then he is willing to work with those conditions.
Chairperson Draze stated that the conditions would be limited to 24 events per year with
limited hours.
Commr. Multari stated that he could possibly support a facility with up to 100 events as
long as it is private and the hours limited.
Mr. Benedicto asked the Commission if the renter can open his or her event to the
public.
Commr. Multari stated he could not support that situation.
Commr. Malak asked the applicant if it would be fine to just having private events.
Mr. Benedicto stated that the idea would not be viable if the renter could not open his or
her event to the public.
Commr. Riggs asked the applicant if he would ever exceed the number of capacity.
Mr. Benedicto stated that he would never exceed the allowable number of 360 people.
Assistant City Attorney Visveshwara stated that staff did prepare a resolution in the
packet and asked the Commission to review it for the findings.
Commr. Multari suggested an additional finding that there are already 11 bars and pubs
in the downtown.
There were no further comments made from the Commission.
On motion by Commr. Fowler, seconded by Commr. Multari, to deny the use permit in
accordance with the recommended findings with the additional finding as suggested by
Commr. Multari.
AYES:
Commrs. Fowler, Multari, Malak, Stevenson, Larson, and Draze
NOES:
Commr. Riggs
RECUSED:
None
ABSENT:
None
The motion passed on a 6:1 vote.
2. City -Wide. GPI/ER 15-12: General Plan Land Use and Circulation Elements
Update: The City of San Luis Obispo (City) will prepare a Program Environmental
Impact Report (EIR) for the City of San Luis Obispo Land Use and Circulation
Elements Update. The link below provides a description of the background of the
Land Use and Circulation Elements (LUCE) Update process and a description of
the proposed project:
Draft Planning Commission Minutes
January 8, 2014
Page 6
http://www.slo2035.com/images/library/luce nop 2013 12 05.Pdf.
The Planning Commission hearing represents a public scoping meeting to present
the project and the EIR process and to receive comments and suggestions
regarding the scope and content of the EIR from community members.
Kim Murry, Deputy Director, presented a summary of the Land Use and Circulation
Elements update as well as the EIR process and requested that the public and
Commissioners provide comments regarding issues or topics that should be evaluated
in the EIR.
PUBLIC COMMENTS:
Debbie Farwell, San Luis Obispo, was concerned regarding waterways not listed in the
Notice of Preparation, including one that crosses in front of her property. She also
expressed concerns about the reduced number of frogs in the creek. She asked that
the EIR address noise impacts on residential areas from adjacent commercial uses
especially noises from nearby restaurants. She noted that restaurant garbage has
negative impacts to the creek and represents a hazards concern due to attraction for
rodents and the homeless. She asked the EIR address the aesthetics of spillover
security lighting from commercial uses on residential areas, and smells/odors generated
from restaurants that are near to residential areas. She suggested that venting systems
are of concern depending on how wind direction and orientation of vent transmits
smells/odors.
Steve Del Martini, San Luis Obispo, questioned how the Notice of Preparation
estimated the total number of jobs created through build -out of the draft plan and asked
about the future plan for the Pacific Beach site. He supported the interactive format of
the Task Force meetings.
There were no further comments made from the public.
COMMISSION COMMENTS:
Chairperson Draze stated that, if others would like to offer comments regarding the
scope of the EIR, they can contact City staff or provide comments through the
www.SLO2035.com website.
Deputy Director Murry stated that she is hoping to receive comments regarding the
scope of the EIR by January 20tn
Vice -Chairperson Larson questioned what criteria would be used to define when traffic
impacts will occur. He expressed interest due to changes in strict reliance on traditional
Levels of Service criteria and the new policies contained in the draft Circulation Element
that address Multi -Modal Levels of Service.
Draft Planning Commission Minutes
January 8, 2014
Page 7
Jeff Oliveira, Environmental Consultant working for the City, provided a response
explaining the types of impacts reviewed, the information considered during the
modeling process, and what types of output can be expected through the EIR process.
Commr. Riggs asked what source the City would use to obtain trip -generation rates for
the modeling process. He expressed that he did not want the City to use standard ITE
rates for traffic modeling because he believes those rates over -estimate traffic which
would lead to findings of significant impacts where none exist.
There were no further comments made from the Commission. Staff thanked the
attendees and the Commission for the input.
COMMENT AND DISCUSSION:
3. Staff
a. Agenda Forecast — Doug Davidson presented the agenda forecast for the
upcoming meetings:
1) Next meeting, Wednesday, January 22, 2014 — Initiation of Specific Plan
Amendments of the Orcutt area, specifically the property surrounding
Righetti Hill. Staff asked the Commission about their position on site visits
with the client.
2) February 12, 2014 — Housing Element update from Tyler Corey and
Johnson Avenue School District project Draft EIR.
3) February 26, 2014 — Two tract map modifications in the Margarita area.
4. Commission
a. Commissioners Draze, Multari, Stevenson, and Fowler respectfully declined the
opportunity for the special site visit on Righetti Ranch. Assistant City Attorney
Visveshwara advised Commissioners who do choose to attend a site visit with
an applicant to receive the information and to keep comments to a minimum.
Commissioners Malak, Riggs, and possibly Larson, expressed interest in a site
visit if accompanied by City staff.
b. Commr. Draze announced he will recuse himself for the February 26, 2014,
meeting on the Chevron Tank Farm project and possibly the tract map in the
Margarita area.
Commr. Fowler asked staff if, during the Chevron project, we would present
financial information. Doug Davidson indicated that Phil Dunsmore, the project
planner, would need to provide clarification.
ADJOURMENT: The meeting was adjourned at 8:00 p.m.
Respectfully submitted by,
Januar Saptono
Recording Secretary