HomeMy WebLinkAboutBates 08954-09001 Agenda - FRSP staff report - Tuesday, September 15, 2020Tuesday, September 15, 2020
San Luis Obispo Page 1
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor of
the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the City
of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating to the
convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will be
holding all public meetings via teleconference. There will be no physical location for the Public to view the
meeting. Below are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the City Council are allowed to attend the meeting via teleconference and to participate
in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are encouraged
to participate in Council meetings in the following ways:
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•Mail or Email Public Comment
➢Received by 3:00 PM on the day of meeting - Can be submitted via email to
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All comments submitted will be placed into the administrative record of the meeting.
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San Luis Obispo City Council Agenda September 15, 2020 Page 2
San Luis Obispo Page 2
6:00 PM
REGULAR MEETING
TELECONFERENCE
Broadcasted via Webinar
CALL TO ORDER: Mayor Heidi Harmon
ROLL CALL: Council Members Carlyn Christianson, Andy Pease, Erica A. Stewart,
Vice Mayor Aaron Gomez and Mayor Heidi Harmon
PRESENTATIONS
1. PAVEMENT TO PARKS PRESENTATION (WILLIAMSON – 5 MINUTES)
Recommendation:
Receive a presentation from Peter Williamson, Employer Outreach Coordinator with SLO
Rideshare, on the “Pavement to Parks” celebration starting September 1, 2020 and
continuing through October 9, 2020.
2. NATIONAL DRIVE ELECTRIC WEEK PROCLAMATION (HARMON – 5 MINUTES)
Recommendation:
Mayor Harmon will proclaim the week of September 26, 2020 to October 4, 2020 as
“National Drive Electric Week.”
APPOINTMENTS
3. ADVISORY APPOINTMENTS FOR UNSCHEDULED VACANCIES
(PURRINGTON – 5 MINUTES)
Recommendation:
Confirm appointments to the Architectural Review Commission, Cultural Heritage
Committee, and the Tourism Business Improvement District Board, as recommended by the
Council Liaison Subcommittees.
PUBLIC COMMENT PERIOD FOR ITEMS NOT ON THE AGENDA
(Not to exceed 15 minutes total)
The Council welcomes your input. State law does not allow the Council to discuss or take
action on issues not on the agenda, except that members of the Council or staff may briefly
respond to statements made or questions posed by persons exercising their public testimony
rights (Gov. Code sec. 54954.2). Staff may be asked to follow up on such items.
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San Luis Obispo City Council Agenda September 15, 2020 Page 3
CONSENT AGENDA
Matters appearing on the Consent Calendar are expected to be non-controversial and will be
acted upon at one time. A member of the public may request the Council to pull an item for
discussion. Pulled items shall be heard at the close of the Consent Agenda unless a majority of
the Council chooses another time. The public may comment on any and all items on the
Consent Agenda within the three-minute time limit.
4. WAIVE READING IN FULL OF ALL RESOLUTIONS AND ORDINANCES
(PURRINGTON)
Recommendation:
Waive reading of all resolutions and ordinances as appropriate.
5. MINUTES REVIEW - AUGUST 28, 2020 AND SEPTEMBER 1, 2020 CITY
COUNCIL MINUTES (PURRINGTON)
Recommendation:
Approve the minutes of the City Council meetings held on August 28, 2020 and September
1, 2020.
6. BIENNIAL REVIEW AND AMENDMENTS TO THE CITY’S CONFLICT OF
INTEREST CODE (HERMANN / CHRISTIAN)
Recommendation:
Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis
Obispo, California amending the City’s Conflict of Interest Code.”
7. 2019 INTEGRATED REGIONAL WATER MANAGEMENT PLAN
(FLOYD / BOERMAN / METZ)
Recommendation:
Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis
Obispo, California adopting the 2019 San Luis Obispo County Integrated Regional Water
Management (IRMW) Plan and finding that the project is statutorily exempt from Section
21000 et seq. of the California Public Resources Code, the California Environmental Quality
Act, pursuant to Section 15262 of the California Environmental Quality Act Guidelines.”
8. FY 2020 EDWARD BYRNE MEMORIAL JUSTICE ASSISTANCE GRANT
APPLICATION (CANTRELL / ELLSWORTH)
Recommendation:
1. Authorize staff to submit an application for the 2020 Edward Byrne Memorial Justice
Assistance Grant in the amount of $11,761; and
2. If the grant is awarded, authorize the City Manager to execute necessary grant documents
and direct the appropriation of monies into the accounts required to administer the grant.
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San Luis Obispo City Council Agenda September 15, 2020 Page 4
PUBLIC HEARING AND BUSINESS ITEMS
9. A PUBLIC HEARING TO CONSIDER THE FROOM RANCH PROJECT
ENTITLEMENTS, CERTIFICATION OF THE FINAL ENVIRONMENTAL
IMPACT REPORT, AND INTRODUCTION AN ORDINANCE AMENDING THE
CITY’S ZONING MAP UPON ANNEXATION OF PROPERTIES WITHIN THE
FROOM RANCH SPECIFIC PLAN AREA (CODRON – 90 MINUTES)
Recommendation:
1. As recommended by the Planning Commission, adopt a Resolution entitled, “A
Resolution of the City Council of the City of San Luis Obispo, California, certifying the
Final Environmental Impact Report (EIR) for the Froom Ranch Specific Plan Project,
adopting associated findings and statement of overriding considerations, and approving
the Froom Ranch Specific Plan, General Plan Amendment, Pre-Zoning, Vesting
Tentative Tract Map #3106, and initiation of the annexation process (SPEC-0143-2017,
SBDV-0955-2017, GENP-0737-2019, ANNX-0335-2020, EID-0738-2019; Specific
Plan Area 3; 12165 and 12393 Los Osos Valley Road);” and
2. Introduce an Ordinance entitled, “An Ordinance of the City Council of the City of San
Luis Obispo, California, establishing pre-zoning and amendment of the City’s Zoning
Map to apply upon annexation of properties within the Froom Ranch Specific Plan Area
(SPEC-0143-2017, SBDV-0955-2017, GENP-0737-2019, ANNX-0335-2020, EID-
0738-2019; Specific Plan Area 3; 12165 and 12393 Los Osos Valley Road).”
10. A PUBLIC HEARING TO INTRODUCE AN ORDINANCE REZONING AND
AMENDING THE SPECIFIC PLAN DESIGNATION FOR THE PROPERTY AT 660
TANK FARM ROAD AND AMENDING THE AIRPORT AREA SPECIFIC PLAN
DESIGNATION FOR 3985 BROAD STREET; CONSIDERATION OF A GENERAL
PLAN AMENDMENT APPROVING DEVELOPMENT OF AN ASSISTED LIVING
FACILITY AND CONSIDERATION OF A MITIGATED NEGATIVE
DECLARATION ENVIRONMENTAL DETERMINATION
(CODRON / COREY – 60 MINUTES)
Recommendation:
1. As recommended by the Planning Commission, adopt a Resolution enti tled, “A
Resolution of the City Council of the City of San Luis Obispo, California, approving the
General Plan Amendment for 660 Tank Farm Road, Vesting Tentative Tract Map, Creek
Setback Exception, and Major Development Review approving development of an
Assisted Living Facility and adopting a Mitigated Negative Declaration of
Environmental Review as represented in the City Council agenda report and attachments
dated September 15, 2020 (660 Tank Farm Road, 3985 Broad Street; EID-1484-2018,
SPEC-1482-2018, SBVD-1483-2018, ARCH-1486-2018);” and
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San Luis Obispo City Council Agenda September 15, 2020 Page 5
2. Introduce an Ordinance entitled, “An Ordinance of the City Council of the City of San
Luis Obispo, California, rezoning and amending the Specific Plan Designation for the
property at 660 Tank Farm Road from Business Park with Specific Plan Overlay (BP-
SP) to Community Commercial With Specific Plan And Special Focus Overlay (CC-SP-
SF) and amending the Airport Area Specific Plan Designation for 3985 Broad Street to
Community Commercial with Special Focus Area (C-C-SP-SF) and making associated
amendments to the Airport Area Specific Plan to be consistent with the proposed
Northwest Corner Assisted Living Project, and with the General Plan as amended.”
LIAISON REPORTS AND COMMUNICATIONS
(Not to exceed 15 minutes)
Council Members report on conferences or other City activities. At this time, any Council
Member or the City Manager may ask a question for clarification, make an announcement, or
report briefly on his or her activities. In addition, subject to Council Policies and Procedures,
they may provide a reference to staff or other resources for factual information, request staff to
report back to the Council at a subsequent meeting concerning any matter, or take action to
direct staff to place a matter of business on a future agenda. (Gov. Code Sec. 54954.2)
ADJOURNMENT
The next Regular City Council Meeting is scheduled for Tuesday, October 6, 2020 at 6:00 p.m.,
via teleconference.
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see City Clerk.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City
Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible.
Telecommunications Device for the Deaf (805) 781-7410.
City Council regular meetings are televised live on Charter Channel 20. Agenda related
writings or documents provided to the City Council are available for public inspection in the
City Clerk’s Office located at 990 Palm Street, San Luis Obispo, California during normal
business hours, and on the City’s website www.slocity.org. Persons with questions concerning
any agenda item may call the City Clerk’s Office at (805) 781-7100.
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Department Name: Community Development
Cost Center: 4003
For Agenda of: September 15, 2020
Placement: Public Hearing
Estimated Time: 90 minutes
FROM: Michael Codron, Community Development Director
Prepared By: Shawna Scott, Senior Planner
Emily Creel, Contract Planner
SUBJECT: A PUBLIC HEARING TO CONSIDER THE FROOM RANCH PROJECT
ENTITLEMENTS, CERTIFICATION OF THE FINAL ENVIRONMENTAL
IMPACT REPORT, AND INTRODUCTION AN ORDINANCE AMENDING
THE CITY’S ZONING MAP UPON ANNEXATION OF PROPERTIES
WITHIN THE FROOM RANCH SPECIFIC PLAN AREA
RECOMMENDATION
1. As recommended by the Planning Commission, adopt a Resolution (Attachment A), taking
the following actions to approve the Froom Ranch Project:
a. Certify the Final Environmental Impact Report (Final EIR), adopt appropriate California
Environmental Quality Act (CEQA) Findings and Statement of Overriding
Considerations (Attachment B, Exhibit A to Resolution), and adopt a Mitigation
Monitoring and Reporting Plan (Attachment C, Exhibit B to Resolution); and
b. Approve the Froom Ranch Specific Plan and related project entitlements, including a
General Plan Amendment, pre-zoning, and Vesting Tentative Tract Map No. 3106; and
c. Initiate annexation of the project site by authorizing staff to submit an application for
annexation of the project site to the Local Agency Formation Commission (LAFCO).
2. Introduce an Ordinance establishing pre-zoning and amendment of the City’s Zoning Map to
apply upon annexation of properties within the Froom Ranch Specific Plan Area (Attachment
D and Attachment E, Exhibit A to Ordinance).
REPORT-IN-BRIEF
The Froom Ranch Specific Plan project is proposed by John Madonna of JM Development
Group, Inc. to enable the development and open space preservation of the 109.7-acre site
(Attachment F, Draft Froom Ranch Specific Plan and Attachment G, Vesting Tentative Tract
Map). The project proposes primarily residential development within the Specific Plan area,
including a Life Plan Community known as Villaggio as a major component. There are five
major entitlements being sought:
1. Froom Ranch Specific Plan
2. General Plan Amendment
3. Pre-Zoning
4. Vesting Tentative Tract Map
5. Annexation
Item 9
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A Final EIR has been prepared for the project and is available on the City’s website:
https://www.slocity.org/Home/ShowDocument?id=27520
The project has been presented before various City advisory bodies dating back to 2016. The
City Council’s role is to review and consider approval of the Froom Ranch Specific Plan and
related entitlements, based on project-related input received from the Planning Commission,
other City advisory bodies, and the Airport Land Use Commission (ALUC) and public
correspondence. As a necessary step related to possible project approval, the City Council must
certify the Final EIR for the project, adopt the CEQA Findings, including a Statement of
Overriding Considerations for impacts determined to be significant and unavoidable (Attachment
B, Exhibit A to Resolution). If the Council certifies the Final EIR and approves the project, staff
will prepare an application to LAFCO to initiate the annexation process.
Based on the analysis in the Final EIR, the project will result in the following significant and
unavoidable impacts:
• Aesthetic and Visual Resources: impacts to visual character, particularly as viewed from
the Irish Hills Natural Reserve trail system and cumulative visual impact
• Air Quality and Greenhouse Gas Emissions: exceedance of San Luis Obispo County Air
Pollution Control District (SLOAPCD) operational thresholds, greenhouse gas emissions,
inconsistency with the 2001 Clean Air Plan
• Biological Resources: cumulative impacts from conversion of agricultural and open lands
to developed urban uses, resulting in losses of open space and habitats supporting
sensitive and/or special-status species, and loss of wildlife corridors
• Cultural and Tribal Cultural Resources: loss of three contributing structures to the Froom
Ranch Dairy historic district
• Hazards, Hazardous Materials, and Wildfire: exacerbation of wildfire risks by developing
adjacent to a Very High Fire Hazard Severity Zone
• Land Use and Planning: potential inconsistency with City plans and policies regarding
protection of aesthetic and scenic quality, cultural resources, and wildfire hazards
• Transportation and Traffic: exacerbation of queuing and peak hour traffic for automobiles
and poor levels of service for pedestrians and bicycle modes under Existing plus Project
conditions and exacerbation of queuing and peak hour traffic for automobiles and poor
levels of service for pedestrians and bicycle modes under Near-Term plus Project
conditions
The MMRP attached to the Draft Resolution (Attachment C, Exhibit B to Resolution)
summarizes the project’s significant and less than significant impacts and mitigation measures.
The Final EIR notes that Alternative 1 (Actionable Alternative) is the Environmentally Superior
Alternative. The 2020 Draft Specific Plan proposes a reduced project alternative that, like
Alternative 1, would substantially reduce potential environmental impacts in comparison to the
originally proposed project. The 2020 Draft Specific Plan’s incorporation of identified mitigation
measures would further reduce potential environmental impacts in comparison to Alternative 1.
Item 9
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The limited development proposed above 150 feet under the 2020 Draft Specific Plan is less than
that proposed in the originally proposed project and includes uses (the public trailhead park) that
the Draft EIR determined would avoid and reduce environmental impacts when compared to the
original project. The 2020 Draft Specific Plan, although a slight variation of Alternative 1, was
adequately analyzed in the EIR (covered by the analysis of the originally proposed project and
Alternative 1), and would not result in new or more severe impacts not previously analyzed in
the Draft EIR; therefore, additional evaluation is not necessary to meet the requirements of
CEQA.
On August 12, 2020, the Planning Commission reviewed the Final EIR, proposed project, and
CEQA Findings and Statement of Overriding Considerations, and recommended that the City
Council certify the Final EIR, adopt the recommended CEQA Findings and Statement of
Overriding Considerations, and approve the project. The Planning Commission discussed th e
limited development above the 150-foot elevation line (within the active quarry and construction
storage area near Home Depot), and determined that construction of a public park and
approximately 0.7 acre of residential development would be appropriate due to the dynamic
nature of the physical elevation as a result of mining activity, limited visibility of the area as seen
from public roads, and the provision of additional multi-family housing potential. No portion of
Villaggio would be located above the 150-foot elevation, and the entire Upper Terrace would be
zoned Conservation/Open Space. The Planning Commission provided the following direction
for modifications to the Specific Plan, all of which are incorporated into the revised 2020
Specific Plan for the Council’s Consideration:
1. Include at least one area for active recreation in the Madonna Froom Ranch portion of the
project; and
2. Include an interconnected network of pedestrian paths in the Villaggio area that connect
to the public sidewalks and Froom Ranch trail; and
3. Provide additional design guidance for multi-family housing above the 150-foot elevation
line to be sensitive to historic resources in the area, with a farmhouse vernacular
architectural style.
The Planning Commission also recommended that staff present the City Council with options for
a dedicated bikeway on one or both sides of Local Road A from the roundabout to the trailhead
park. Staff has worked with the applicant and identified two options and a recommended
condition of approval for the Council’s consideration.
The August 12, 2020 Planning Commission Agenda Report includes a comprehensive
description and analysis of the Froom Ranch Specific Plan project (refer to Attachment H,
Council Reading File). This Council Agenda Report provides an overview of the project,
references the Planning Commission Agenda Report where appliable, and presents key issues for
the Council’s consideration based on direction received from the Planning Commission and
received public correspondence.
Item 9
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DISCUSSION
Background
Project Description Summary
John Madonna of JM Development Group, Inc. has proposed a project that includes several
entitlements that would allow development of approximately 43.5 acres of the 109.7-acre project
site. Requested entitlements include a Specific Plan (Attachment F), General Plan Amendment,
pre-zoning, Vesting Tentative Tract Map No. 3106 (Attachment G), and annexation. The Froom
Ranch Specific Plan proposes a mix of land uses, including up to 404 units of independent and
assisted senior housing in a Life Plan Community (LPC) known as Villaggio, up to 174 multi-
family residential units, up to 100,000 square feet of retail-commercial uses (including
potentially a 70,000-square foot hotel), open space (60% of the project site), and a public
trailhead park (see Figures 1 and 2, Zoning/Land Use Map and Conceptual Site Plan). The
project was reviewed by the Planning Commission on August 12, 2020 and the Planning
Commission Agenda Report is included at Attachment D to this report (refer to Council Reading
File). The project is described in detail in Section 3, packet pages 13-22, of the Planning
Commission Agenda Report (Attachment H).
The project includes a request for a General Plan Amendment to allow limited development1
above the 150-foot elevation, and in particular, seeks to amend Policy 6.4.7(H) of the Land Use
Element (LUE), which states that the Irish Hills area “should secure permanent open space with
no building sites above the 150-foot elevation, in conjunction with any subdivision or
development of the lower areas.” This amendment would only allow for residential development
above the identified 150-foot elevation within the northwest corner of the Specific Plan area near
Home Depot, within an area currently used as an active permitted quarry and construction
storage area. The proposed General Plan Amendment would also amend Chapter 8 of the LUE,
Special Focus Areas, to allow an increase in the identified maximum number of residential units
within the Specific Plan area. The proposed General Plan Amendment is described in detail in
Section 3.10, packet pages 20-22, of the Planning Commission Agenda Report (Attachment H).
A detailed analysis of the proposed development above the 150-foot elevation is provided in
Section 5.2, packet pages 35-37, of the Planning Commission Agenda Report (Attachment H).
1 Limited development includes approximately: R-3 (0.7 acre); PF (3.6 acres); and roadway (0.4 acre)
Item 9
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Figure 2. Conceptual Site Plan
The project proposes to realign approximately 2,145 linear feet (0.41 mile) of Froom Creek
within the Specific Plan area. The project also proposes to relocate, rehabilitate/reconstruct, and
adaptively reuse four historic structures within the Froom Ranch Dairy Complex to the new
public trailhead park, including the Main Residence, Creamery/House, Dairy (Round-Nose)
Barn, and Granary. The proposed creek realignment is described in detail in Section 5.2, packet
pages 37-39, of the Planning Commission Agenda Report (Attachment H). The public trailhead
park and relocation of historic structures is described in Section 3.6, packet pages 16-18, of the
Planning Commission Agenda Report.
Key Project Issues
An analysis of key issues identified through preparation of the EIR and through public review
and comment on the Draft EIR are discussed in detail in Section 5.2, packet pages 35-43, of the
Planning Commission Agenda Report. In addition, the following additional issues were raised in
agenda correspondence for the August 12, 2020 Planning Commission hearing.
Lot 1 and Amendment of the Agricultural Conservation Easement
Agenda correspondence from the California Native Plant Society (CNPS) asserted that City open
space policies and programs clearly state that open space lands requiring special attention (such
as those above the 150-foot elevation) should be protected in City ownership (See General Plan
Open Space Element, Appendix B, Paragraphs 3A, B, E, and G; 4B, C, and D; and 5D). CNPS
asserted that, to provide further protection, a conservation easement held by a qualified
organization other than the City, which restricts permissible uses to those supportive of open
space and wildlife habitat (such as is already the case on the adjacent Irish Hills Natural Reserve)
should also be placed on this Lot 1 and that this permanent protection would help justify the
proposed amendment to the existing onsite Open Space and Agricultural Conservation
Agreement (Attachment I).
Figure 1. Zoning/Land Use Map
Item 9
Packet Page 6508964
The project currently proposes to pre-zone, and ultimately zone this lot as Conservation/Open
Space, and the Vesting Tentative Tract Map conditions of approval include the following (COA
#36):
36. Separate Open Space and Creek or Biological Easement Agreement(s) shall be
recorded in conjunction with the final map recordation. The easement agreement(s) shall
be developed by the applicant in a format provided by the City.
At this time, the lot is not proposed to be added to the Irish Hills Natural Reserve; however, this
action would not preclude its addition from consideration in the future. Likely considerations
would include an assessment of the City’s ability to obtain and maintain the additional property,
in addition to further conversations and negotiations with the current property owner, John
Madonna and anticipated future owner, Villaggio. Regarding the suggestion for a conservation
easement held by a qualified organization other than the City, this option is not a requirement of
Specific Plan adoption or annexation; however, this action would also not be precluded from
consideration in the future and would require identification of an eligible easement holder and
satisfaction of any requirements that organization may have.
Based on conversations with the applicant team, they are favorably inclined towards dedicating
the land to the City or recording an open space easement over Lot 1 (pursuant to COA #36,
shown above), pending their cultivation of investors upon entitlements. As the City cannot make
dedication of the land to the City a quid pro quo for project approval, staff advises that the
appropriate approach to this issue is to comply with COA #36 and continue assessments and
conversations with the applicant team regarding future dedication following City Council
consideration and annexation proceedings (if the Council moves to approve the project).
As recognized by CNPS, the project sponsors are offering a number of public benefits with the
project, including designation of substantial open space in the sensitive Upper Terrace,
restoration of four historic structures, development of a public trailhead park, amendment and
enlargement of an onsite agricultural conservation easement, and development of a re-established
Froom Creek corridor. CNPS recommended that the Planning Commission make findings
recognizing the public benefit, including through provision of the permanent protection of Lot 1,
part of their final recommendation to City Council. The Planning Commission did not direct staff
to include any additional findings for Council’s consideration. Staff is prepared to incorporate
additional findings into the Resolution if directed by Council.
Development Above the 150-foot Elevation
In its agenda correspondence, CNPS acknowledged the applicant’s effort to redesign the project
to relocate the historic Froom Ranch Dairy Complex buildings into a rural setting as opposed to
the busy, urban setting originally proposed and stated that it withdraws its previous opposition to
the minor amount of private development currently proposed at that location, which will be at or
above the 150 foot elevation line. However, CNPS recommended that the Planning Commission
base the approval of the General Plan Amendment related to development above the 150-foot
elevation on the following findings:
Item 9
Packet Page 6608965
1. The storage or former quarry area has been so used for many years, with numerous
changes in elevation and ground materials due to quarrying activities and use of the site
for equipment and materials storage; and
2. This use over the years has resulted in the site having very limited habitat value; and
3. Re-grading and proper soil compaction of the site, relocating the historic Froom Ranch
buildings, developing a trailhead park which also serves neighborhood needs, addressing
the need for significant landscaping and habitat enhancement, and other efforts, creates a
particular burden on this portion of the Froom Ranch Specific Plan.
Again, the Planning Commission did not direct staff to include any additional findings for
Council’s consideration; however, staff will be prepared to incorporate additional findings into
the Resolution if directed by Council.
Previous Council or Advisory Body Action
Planning Commission. On August 12, 2020, the Planning Commission reviewed the project and,
with a vote of 6-0-1, recommended certification of the Final EIR, adoption of associated CEQA
Findings and Statement of Overriding Considerations, and approval of the Froom Ranch Specific
Plan, General Plan Amendment, pre-zoning, Vesting Tentative Tract Map, and initiation of the
annexation process. The motion included direction to modify the Specific Plan as described
below. The summary below identifies how these directional items have been addressed and
incorporated into the project.
1. Include at least one area for active recreation in the Madonna Froom Ranch portion of the
project.
Applicant Response. The trailhead park concept reflected as Figure 3-9 on page 3-19 of
the Specific Plan (Attachment F) has been revised to incorporate an approximately 60-
foot by 120-foot active play area.
2. Include an interconnected network of pedestrian paths in the Villaggio area that connect
to the public sidewalks and Froom Ranch trail.
Applicant Response. The Specific Plan was revised to add Policy 5.5.3 and Programs
5.5.3a and 5.5.3b to Section 5.5.3, Private Trails, as follows:
The Life Plan Community includes a system of private trails for the use of its residents
and visitors. The trails would be privately maintained and promote healthy lifestyles for
residents.
Private Trail Policies & Programs:
Policy 5.5.3: A private trail system consistent with Figure 5-11 shall be implemented
within the Life Plan Community area.
Program5.5.3a: Sidewalks within the Life Plan Community shall provide connectivity
and safe places for residents to walk.
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Program 5.53b: Access linkages to trails beyond the Life Plan Community shall be
provided, which would be controlled by coded gates in fencing. These
include: the project’s public trail system along Froom Creek, and the
City open space trails beyond the development. See additional
discussion in Section 3.4.3 and a fencing guideline in Section 4.4.4.
The secondary access road off Los Osos Valley Road will be controlled
by bollards or gates allowing emergency vehicles to enter the site but
restrict passenger vehicles from entering. This road provides an
additional access point for pedestrians and bicyclists.
3. Provide additional design guidance for multi-family housing above the 150-foot elevation
line to be sensitive to historic resources in the area, with a farmhouse vernacular
architectural style.
Applicant Response. The Specific Plan was revised to add Design Guideline 3 to Section
4.3.1, Architectural Styles, as follows:
Consistent with Mitigation Measure CR-13, development plans for the new multi-family
residential development on the south side of the Trailhead Park containing the relocated
historic structures, and west of the point where the secondary access road intersects Local
Road A, shall be subject to the additional design guidelines:
a. New construction shall be compatible with the historic structures through selected
exterior materials and design features, as well as their scale, proportion, and massing.
b. A more traditional architectural style shall be utilized such as Farmhouse vernacular.
c. Roof styles, window details, trim features, and exterior materials shall be consistent
with the selected traditional architectural style.
4. Incorporate all other changes outlined by staff.
Applicant Response. Minor clarifications and corrections identified and recommended by
staff during the Planning Commission hearing are described in a memorandum included
with this report in Attachment F and have been incorporated into the Specific Plan.
5. Present the City Council options for a dedicated bikeway on one or both sides of Local
Road A from the roundabout to the trailhead park.
Staff and Applicant Response. City staff has consulted with the applicant team to identify
two viable options for providing a dedicated bicycle connection along Local Road A.
These two options include: Option 1, Standard Class II Bike Lanes without Parkway
(Figure 3) and Option 2, Advisory Bike Lanes with Parkway (Figure 4). Local Road A, as
originally presented in the Specific Plan, is shown in Figure 5 for comparison. Option 1
includes two ten-foot wide vehicle travel lanes, and a six-foot Class II bike lane and six-
foot wide sidewalks on each side of the roadway; this option does not include a parkway
(Figure 3). Option 2 includes a 16-foot side shared vehicular lane, and a five-foot wide
bike lane, four-foot vegetated buffer, and five-foot sidewalk on each side of the roadway
(Figure 4). The Specific Plan originally identified two 12-foot vehicle lanes and a five-
foot parkway and five-foot sidewalk on each side of the roadway (Figure 5).
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Either option presented above would address direction from the Planning Commission
and would provide dedicated bicycle facilities within the roadway between the
roundabout and the public park. Bicyclists would use the protected bike lane on
Commercial Collector A (extending from Los Osos Valley Road) and proceed to the bike
lane on Local Road A. To allow for further refinement of the improvements based on
Council direction, Staff presents Condition of Approval #93 for consideration:
93. With development of the on-site public improvement plans and prior
to recordation of the Final Map, the Project Applicant shall provide a
dedicated bicycle connection along Local Road A from the on-site
roundabout west to the trailhead park to the satisfaction of the Public
Works Director. This new bicycle connection shall be constructed prior to
issuance of occupancy permits for Phase 3 development of the Specific
Plan (Madonna Froom).
Figure 3. Local Road A Option 1,
Standard Class II Bike Lanes w/out Parkway
Figure 4, Local Road A Option 2,
Advisory Bike Lanes with Parkway
Figure 5, Local Road A,
Original Lane Configuration, No Bike Lane
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Advisory Body Review. The project has undergone multiple additional advisory body reviews,
including two early pre-application reviews in 2016; three conceptual reviews in 2017 and 2018;
five advisory body reviews during circulation of the Draft EIR in 2019; review by the Airport
Land Use Commission in July 2020; and review by the Cultural Heritage Committee in July
2020. A detailed discussion of these reviews is provided in Section 2.0, packet pages 9 -13, of the
Planning Commission Agenda Report (Attachment H).
City Council. The City Council authorized initiation of the Specific Plan on April 5, 2016. The
Council generally supported the concept to reduce the amount of commercial development
within the Specific Plan area and increase residential uses, including through the development of
a LPC within the City. As part of its initiation of the Specific Plan, however, the City Council
required that the project applicant also develop a feasible “actionable alternative” that locates all
development below the 150-foot elevation.
Additional project background, including revisions to the Specific Plan made throughout the
planning process and in response to Council’s previous direction to evaluate an “actionable
alternative”, are described in detail in Section 2, packet pages 9-13, of the Planning Commission
Agenda Report (Attachment H).
Policy Context
In 2014, the adopted Land Use and Circulation Element (LUCE) Update identified three new
Specific Plan and City expansion areas, San Luis Ranch (Special Focus Area [SP]-2), Madonna
on LOVR (SP-3, also known as Froom Ranch), and Avila Ranch (SP-4, located within the
Airport Area Specific Plan). Since 2014, the San Luis Ranch Specific Plan and Avila Ranch
Development Plan were approved and are in the process of development. The third and final
expansion area, Froom Ranch, is located within the City’s Sphere of Influence (SOI), is planned
for growth under Land Use Element SP-3, and would be annexed to the City consistent with the
General Plan, adopted policy, and LAFCO review.
Along with the Final EIR and other entitlements, the City Council’s consideration includes
adoption of a resolution to initiate annexation of the Froom Ranch Specific Plan property to the
City. Following City Council action on project entitlements including adoption of the Specific
Plan and certification of the Final EIR, the project will be submitted to LAFCO for the formal
annexation review process. LAFCO works with the City and County of San Luis Obispo to
negotiate tax sharing and to ensure that a proper plan of services is in place to guide orderly
development of the annexed property. Both the City limits and Urban Reserve Line (URL)
would be amended upon annexation.
The project is based on policy direction included in the General Plan, specifically Land Use
Element Policy 8.1.5, which identifies the Froom Ranch Specific Plan area as SP -3, subject to
policies for the development of a specific plan and certain broad development parameters and
principles. The entire policy is included within Section 5.1, packet page 26, of the Planning
Commission Agenda Report (Attachment H).
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The EIR identified potential inconsistency with 25 City General Plan policies. A detailed
analysis of the project’s consistency with these policies is included in Section 5.1, packet pages
26-34, of the Planning Commission Agenda Report (Attachment H). In its August 12, 2020
Resolution, the Planning Commission found that the Froom Ranch project was consistent with
the City’s General Plan and related policies and standards.
Public Engagement
Consistent with the City’s Public Engagement and Noticing (PEN) Manual and the City’s
Municipal Code, the project was noticed per the City’s notification requirements for each public
hearing associated with the project. Newspaper legal advertisements were posted in the New
Times ten days prior to the hearing. Additionally, postcards were sent to both tenants and owners
of properties located within 300 feet of the project site ten days before the hearing. The City
maintained an Interested Parties list and provided direct notification of project hearings to
individuals on the list. Notices of availability of the Draft EIR and Final EIR were sent to
Interested Parties and Responsible Agencies. A postcard notification of the August 12, 2020
Planning Commission hearing and the City Council hearing was provided to every person,
organization, and agency who provided comments on the Draft EIR.
CONCURRENCE
The City’s review of the Froom Ranch Specific Plan has involved all City departments involved
in the development review process. Conditions of approval have been identified and mitigation
measures will be implemented to ensure that the project is carried out in a manner that is
consistent with City standards. In addition to further consultation with the City Public Works
Transportation Division regarding potential options for additional bicycle facilities within the
Specific Plan area, key issues evaluated by Engineering, Utilities, Fire and Transportation are
summarized on Planning Commission packet page 44. The Airport Land Use Commission
reviewed the project in July 2020 and determined that the project is consistent with the Airport
Land Use Plan.
CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity is presently allowed under the State and Local emergency orders associated with
COVID-19. This project and associated staff work will be reimbursed by the applicant directly or
indirectly through fees and is therefore consistent with the guidance of the City’s Fiscal Health
Contingency Plan.
ENVIRONMENTAL REVIEW
A Draft EIR was prepared for the project and distributed for public review from November 8,
2019 to December 23, 2019. The City received written comments on the Draft EIR from four
state agencies, four local agencies, eight organizations, and ten individuals. In addition, a total of
20 oral testimonies were received from individuals during the Planning Commission and
advisory body hearings in November/December 2019. The Final EIR is a compilation of the
Draft EIR, responses to comments to the Draft EIR, and any changes made as a result of those
comments.
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Based on the analysis in the Final EIR, the project will result in significant and unavoidable
impacts to the following resources: Aesthetics and Visual Resources; Air Quality and
Greenhouse Gas Emissions; Biological Resources; Cultural and Tribal Cultural Resources;
Hazards, Hazardous Materials, and Wildfire; Land Use and Planning; and Transportation and
Traffic. An analysis of key issues identified through the EIR process and public review and
comment are discussed in detail in Section 5.2, packet pages 35-43, of the Planning Commission
Agenda Report (Attachment H).
The Final EIR is available for review on the City’s website:
https://www.slocity.org/Home/ShowDocument?id=27520
The City has prepared a draft set of CEQA Findings, a draft Statement of Overriding
Considerations, and a draft Mitigation, Monitoring, and Reporting Program (MMRP), all of
which are included as exhibits to the Draft Resolution (Attachments A, B, and C, respectively).
The Final EIR must be certified, and the CEQA Findings and Statement of Overriding
Considerations must be adopted, before or concurrent with an action to approve the proposed
project entitlements.
The environmental review process is described in further detail in Section 4.0, packet pages 23 -
25, of the Planning Commission Agenda Report (Attachment H).
FISCAL IMPACT
Budgeted: No Budget Year: N/A
Funding Identified: No
Fiscal Analysis:
Funding Sources Current FY Cost
Annualized
On-going Cost
Total Project
Cost
General Fund N/A
State
Federal
Fees
Other:
Total N/A
The applicant provided funds for the use of consultant support, including the management,
evaluation, and processing of the Froom Ranch Specific Plan project and preparation of the
associated EIR, Findings, and Statement of Overriding Considerations. Entitlement fees for the
processing of the Vesting Tentative Tract Map were received by the applicant, consistent with
the City’s adopted fee schedule.
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In addition, the proposed land uses are mostly consistent with the land uses identified in the Land
Use Element of the City’s General Plan. When the General Plan was adopted, a fiscal analysis
was prepared that concluded that the City’s land use plans are fiscally balanced, meaning that on
balance the costs of development will be offset by revenue from sales tax, property tax, transient
occupancy tax, and other revenues generated by the project. As a result, the approval of the
Froom Ranch Specific Plan is expected to have neutral fiscal impact on the City’s General Fund.
ALTERNATIVES
1. Continue consideration of the application to a future date. The Council may continue its
review of the project to a date certain hearing if additional time or information is needed to
make a decision. If additional information is needed, direction should be provided to staff so
that it can be presented at that subsequent hearing. The Council may direct staff and the
applicant to make specific changes to the project. Direction on changes should be specific
and preferably within the scope of the environmental document prepared for the project.
Changes beyond the scope of the EIR prepared for the project would require additional
environmental review and delay the project entitlement process.
2. Deny the project. The Council may deny the project, based on findings of inconsistency with
California State Law, the City’s General Plan, Zoning Regulations, and other applicable City
regulations.
Attachments:
a - Draft Resolution
b - COUNCIL READING FILE - Exhibit A to the Resolution - Findings of Fact and
Statement of Overriding Considerations
c - COUNCIL READING FILE - Exhibit B to the Resolution - Mitigation Monitoring and
Reporting Program
d - Draft Ordinance
e - Exhibit A to the Ordinance
f - COUNCIL READING FILE - Draft Froom Ranch Specific Plan
g - COUNCIL READING FILE - Vesting Tentative Tract Map 3106
h - COUNCIL READING FILE - PC Minutes, Correspondence, Agenda Report
i - COUNCIL READING FILE - 2010 Ag and Open Space Easement
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RESOLUTION NO. ________ (2020 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL
IMPACT REPORT (EIR) FOR THE FROOM RANCH SPECIFIC PLAN
PROJECT, ADOPTING ASSOCIATED FINDINGS AND STATEMENT OF
OVERRIDING CONSIDERATIONS, AND APPROVING THE FROOM
RANCH SPECIFIC PLAN, GENERAL PLAN AMENDMENT, PRE-
ZONING, VESTING TENTATIVE TRACT MAP #3106, AND INITIATION
OF THE ANNEXATION PROCESS (SPEC-0143-2017, SBDV-0955-2017,
GENP-0737-2019, ANNX-0335-2020, EID-0738-2019; SPECIFIC PLAN
AREA 3; 12165 AND 12393 LOS OSOS VALLEY ROAD)
WHEREAS, on August 12, 2020, the Planning Commission of the City of San Luis Obispo
recommended the City Council 1) certify the Final EIR for the Froom Ranch Specific Plan project
and adopt the CEQA Findings and Statement of Overriding Considerations; and 2) approve the
Froom Ranch project, including all related entitlements, consisting of the Froom Ranch Specific
Plan, General Plan Amendment, pre-zoning the site in anticipation of annexation, Vesting
Tentative Tract Map #3106; and 3) initiate an annexation application to the San Luis Obispo Local
Agency Formation Commission (LAFCO); and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on September 15, 2020 via a virtual, online, meeting platform, for the purpose of considering
SPEC-0143-2017, SBDV-0955-2017, GENP-0737-2019, ANNX-0335-2020, and EID-0738-
2019, which include entitlements consistent with the Planning Commission recommendation of
August 12, 2020, including a Specific Plan that would allow up to 578 residential units, up to
100,000 square feet of commercial/retail, a 3.6-acre public trailhead park, and 66.2 acres of open
space on a 109.7-acre site; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; 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 Council of the City of San Luis Obispo
to certify the Final Environmental Impact Report (EIR), and approve the Froom Ranch Specific
Plan, General Plan Amendment/Pre-zoning, and Vesting Tentative Tract Map (“Froom Ranch
Specific Plan Project”), and upon project approval, initiate the annexation process. This resolution
is based on the following California Environmental Quality Act (CEQA) findings, mitigation
measures, and map conditions, with associated annexation findings:
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 Froom Ranch Specific Plan project.
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1. The Froom Ranch Specific Plan Final Environmental Impact Report (Final EIR) was
prepared in accordance with the California Environmental Quality Act (CEQA) and the State
CEQA Guidelines, adequately addressing impacts associated with the project.
2. The project is a slight variation of Final EIR Alternative 1, and was adequately analyzed in
the Final EIR, which includes a comprehensive analysis of the originally-proposed project
(which included development above the 150-foot elevation line, including residential
development in the northwestern corner of the project site) and Alternative 1 (which included
development of a public park and incorporation of relocated, restored, and rehabilitated
historic structures in the northwestern corner of the project site). In Residents Against
Specific Plan 380 v. County of Riverside (9 Cal.App.5th 941), the California Court of
Appeals (Fourth Appellate District – Division Two) held that changes to the allocation and
arrangement of uses within a specific plan area that don’t change the kinds of uses permitted,
or the overall extent or density of the proposed development, or the project footprint, did not
require revision and recirculation of the EIR when substantial evidence was provided that
the changes would not result in any new or more severe environmental impacts that were not
previously identified in the EIR. The project is a reduced project alternative that, like
Alternative 1, would substantially reduce potential environmental impacts in comparison to
the originally proposed project. The project’s incorporation of identified mitigation measures
would further reduce potential environmental impacts in comparison to Alternative 1. The
limited development proposed above 150 feet is less than that proposed in the originally
proposed project and includes uses (the public trailhead park) that the EIR determined would
avoid and reduce environmental impacts when compared to the original project. In addition,
as presented in the CEQA Findings of Fact and Statement of Overriding Considerations
(Exhibit A) and Mitigation and Monitoring Program (Exhibit B), identified mitigation
measures have been modified in order to be specifically appliable to the proposed project
and its effects on the environment. Based on substantial evidence in the Final EIR and
“Findings of Fact and Statement of Overriding Considerations”, the modified measures are
equal or more effective because they apply to the proposed project. These measures have
been available for public review through a public hearing process. Therefore, the project
would not result in new or more severe impacts not previously analyzed in the EIR and
additional evaluation is not necessary to meet the requirements of CEQA.
3. The proposed project is consistent with the requirements of the Froom Ranch Specific Plan
Final EIR as proposed based on the CEQA Findings and Statement of Overriding
Considerations, attached hereto as Exhibit A, and prepared consistent with CEQA Guidelines
Sections 15091 and 15093, and this approval incorporates those Final EIR mitigation
measures as applicable to Vesting Tentative Map #3106, as detailed below, and described
more fully in the attached CEQA Findings of Fact and Statement of Overriding
Considerations (Exhibit A) and Mitigation, Monitoring, and Reporting Program (Exhibit B).
4. All potentially significant effects were analyzed adequately in the referenced Final EIR, and
reduced to the extent feasible, provided identified mitigation measures are incorporated into
the project and the mitigation monitoring program (refer to Exhibit B, Mitigation Monitoring
and Reporting Program).
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SECTION 2. Specific Plan, General Plan Amendment/Pre-zoning, and Vesting Tentative
Tract Map Approval with Findings and Conditions. The City Council does hereby certify the
Froom Ranch Specific Plan Final EIR and approve the project, inclusive of applications SPEC-
0143-2017, SBDV-0955-2017, GENP-0737-2019, EID-0738-2019, a Specific Plan, General Plan
Amendment/Pre-zoning, Vesting Tentative Tract Map, and Final EIR, based on the following
findings, and subject to the following conditions:
Findings:
1. The project area was identified as one of three Specific Plan areas designated for
development when the General Plan Land Use and Circulation Elements update was
adopted by the City Council in December 2014 (Specific Plan Area 3, Madonna on LOVR).
The Froom Ranch Specific Plan was prepared to implement this aspect of the General Plan.
2. The Froom Ranch Specific Plan is substantially consistent with policy direction for the
area included in the General Plan, specifically Land Use Element Policy 8.1.5, which
identifies the Froom Ranch area as Special Focus Area (SP-3), subject to policies for the
development of a specific plan and certain broad development parameters and principles,
and as amended by the General Plan Amendment to reflect incorporation of a life plan
community within the Specific Plan area. The Specific Plan is consistent with Policy 8.1.5
because the project proposes compact development limited primarily to the lower portions
of the site, including substantial opportunities for multi-family housing within Madonna
Froom Ranch. The project also provides limited commercial/retail uses and increased
connectivity to adjacent commercial uses to support onsite residential uses. The project
would also develop substantial on- and off-site pedestrian and bicycle facilities as
described in the Final EIR.
3. The General Plan Amendment/Pre-zoning allows the implementation of the Froom Ranch
Specific Plan by:
a. Updating the City’s Land Use Map to reflect the development pattern included in
the Specific Plan;
b. Updating the City’s Circulation Map to reflect the circulation system included in
the Specific Plan;
c. Updating the relevant portions of the General Plan to update statistical data related
to land use acreage and long-term buildout potential; and
d. Providing the pre-zoning information needed for the Local Agency Formation
Commission (LAFCo) to consider annexation of the site to the City, which is a
prerequisite for allowing development on the site under the City’s General Plan.
4. The Specific Plan is substantially consistent with Land Use Element Policies 6.4.1 and
6.4.7 (Hillside Planning Areas, Irish Hills) and Land Use Element Policies 1.4 (Urban
Edges Character), 1.8.5 (Building Design and Siting), 2.3.7 (Natural Features), and
Conservation and Open Space Policies 8.3.1 (Open Space within an Urban Area), 8.3.2
(Open Space Buffers), and 9.2.1 (Views to and from Public Spaces, including Scenic
Roadways) because development is concentrated in the lower area of the site, below the
150-foot development limit line on a majority of the site, which would result in the
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avoidance of sensitive habitats, and minimize potential effects on scenic, biological, and
cultural resources, avoid grading activities on the steeper portions of the project site, and
would place sensitive biological and cultural resources within designated open space.
Development above the 150-foot elevation line in the northwest corner of the site would
be substantially consistent with these General Plan policies because it would be limited to
a public trailhead park, which would incorporate relocated and restored/rehabilitated
historic structures (low impact uses that would support the functions of the open space),
and limited (0.7 acre) residential uses; in addition, the subject area is currently operated as
an active quarry and construction storage area, and does not support any sensitive habitats,
vegetation, or cultural resources.
5. The Specific Plan is consistent with all other applicable General Plan policies as described
and analyzed in the Planning Commission Agenda Report (dated August 12/13, 2020) and
as discussed further in the Final EIR.
6. As conditioned, the Vesting Tentative Tract Map is consistent with the General Plan
because it is consistent with the Froom Ranch Specific Plan, it results in the avoidance of
sensitive environmental resources within the upper elevations of the site, will result in the
addition of senior and multi-family housing units within the City, will allow for
commercial development near Los Osos Valley Road, and would provide needed
infrastructure, roadway, bicycle facility, and public park amenities identified in the City’s
General Plan.
7. Implementation of the Specific Plan and Vesting Tentative Tract Map will not be
detrimental to the health, safety, and welfare of persons living or working at the site or in
the vicinity because conditions of approval and mitigation measures require primary and
emergency access improvements, and comprehensive plans related to wildfire risk and
emergency response as documented in the Final EIR. The building areas would not be
located within the legally required fault setback zone and would avoid the steeper areas of
the project site.
8. The Airport Land Use Commission found the Specific Plan consistent with the Airport
Land Use Plan, as conditioned.
9. Development will occur consistent with the Vesting Tentative Tract Map and the required
architectural review process, which will allow for detailed review of development plans to
assure compliance with City plans, policies, standards, and design guidelines.
10. 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 Froom Ranch Specific Plan.
11. The project will provide affordable housing within the Specific Plan area consistent with
the intent of California Government Code Section 65915, and in compliance with City
policies and the Housing Element.
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12. The proposed treatment of the historic resources contributing to the significance of the
Froom Ranch Dairy Complex is consistent with General Plan policies pertaining to cultural
resources, because the 2020 Draft Specific Plan proposes to relocate and
reconstruct/rehabilitate four individually significant structures into the trailhead park for
adaptive reuse: the Main Residence, Dairy (Round-Nose) Barn, Creamery/House, and
Granary. The Dairy (Round-Nose) Barn would be relocated outside of an underlying fault
line. The three structures that will be demolished are contributors to the Froom Ranch Dairy
Complex but are not individually significant. All historic structures within the Froom
Ranch Dairy Complex would be documented per Secretary of the Interior standards prior
to removal or relocation, and the adopted Mitigation Monitoring and Reporting Program
requires such documentation to be made permanently available to the public.
Denial of the application would constitute an economic hardship because the applicant will
invest in the relocation, rehabilitation, and restoration of four of the seven structures
contributing to the Complex such that they will be incorporated into a public park located
within the Specific Plan area and utilized by the City and the public, and as the three
structures proposed for demolition are not individually significant, restoration or
rehabilitation of these three structures is impractical.
13. The existing Open Space and Agricultural Conservation Easement is subject to and
consistent with the promises, covenants, and conditions identified in the easement, and may
be amended with the written consent of the property owner and the City. The Easement
document states that “The Easement Area may be used for wetland and biological resource
mitigation banking. As used herein, mitigation banking means the restoration, creation,
enchantment [sic] [enhancement] and/or preservation of wetlands and/or biological
resources, for the purpose of providing compensation mitigation as a result of impacts to
similar resources.” The Easement Agreement also allows for “subsequent conservation
easements on the Easement Area, provided that such subsequent easements are for the
purpose of wetland, wildlife habitat or biological resource creation, enhancement or
preservation.” As proposed the amendment is consistent with the purposes of the Easement
Agreement because it would increase the overall size of the Easement Area from 7.1 to 7.8
acres, the proposed area includes similar underlying soils, vegetation, and wetlands as
existing within the current Easement, and the amendment would result in the preservation
of these 7.8 acres for wetland habitat, wildlife habitat, prime agricultural soils/land (as
defined by the San Luis Obispo County, Local Agency Formation Commission), and open
space.
14. The Vesting Tentative Map, as conditioned, will comply with all environmental mitigation
measures prescribed herein, and therefore is consistent with the California Environmental
Quality Act, as implemented through the Froom Ranch Specific Plan Final EIR.
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Vesting Tentative Tract Map Conditions:
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.
Community Development, Planning Division
1. At the time of submittal of a request for approval of a final map, the subdivider shall provide
a written report detailing the methods and techniques employed for complying with these
conditions of approval and the mitigation measures imposed upon certification of the
Environmental Impact Report for the Project.
2. The applicant shall comply with the mitigation measures identified in the adopted
Mitigation, Monitoring, and Reporting Program (Exhibit B). Upon submittal of the Final
Map, and all subsequent entitlements, the applicant shall submit a matrix demonstrating
compliance with the Mitigation, Monitoring, and Reporting Program (Exhibit B).
3. The proposed relocation and rehabilitation/reconstruction of the Froom Ranch historic
buildings shall be completed in conformance with the Final EIR Mitigation, Monitoring,
and Reporting Program. Prior to any grading or commencement of any construction
activities for infrastructure or building construction, a security and protection plan shall be
submitted and approved to the satisfaction of the Community Development Director. The
plan shall detail methods to prevent trespassing and removal of any building materials. Prior
to any grading or commencement of any construction activities for infrastructure or building
construction, a relocation plan prepared or reviewed by a qualified historic architect shall
be submitted for review and approval by the Community Development Director. The plan
shall include, but not be limited to: identification of the methods and measures to relocate
buildings and materials; measures to ensure secure and weather-proof storage of materials
to be retained for incorporation into the relocated, restored, and rehabilitated historic
structures; and an inventory process to document treatment of materials.
4. Prior to final map, County of San Luis Obispo Avigation easements shall be recorded for
each parcel within the development.
5. Prior to the recording of the final map, the applicant shall enter into and record an Affordable
Housing Agreement with the City, detailing the timing of construction of affordable units
on-site, and with guarantees to ensure timely delivery of all of the required affordable
housing units or dedication of real property consistent with Section 2.3 of the Froom Ranch
Specific Plan. Subsequent Affordable Housing Agreements, or an amended Agreement,
may be required upon further subdivision of the Madonna-Froom portion of the project site.
6. 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 map and its related approvals, and all actions
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relating thereto, including but not limited to environmental review. The City shall promptly
notify the subdivider of any claim, action, or proceeding and shall cooperate fully in the
defense. If the city fails to promptly notify the subdivider of any claim, action, or
proceeding, or to cooperate fully in the defense, the subdivider shall not thereafter be
responsible to defend, indemnify, or hold the City harmless.
7. This map is conditioned upon the annexation of the property to the city and this approval
shall not be effective until annexation of the property to the city has been completed. If the
annexation is not completed within one year of the date the City Council approves the map
or following any agreed extension in writing, then the approval of the map shall be null and
void. Consequently, no final or parcel map may be filed until the Project site is annexed to
the city.
8. The residential density for the project site is limited to 630 dwelling units. The non-
residential density for the project site is limited to 750 persons. The maximum building
coverage for the project site is limited to 20%.
9. Construction plans for proposed structures shall be submitted via Federal Aviation Agency
(FAA) Form 7460-1 to the Air Traffic Division of the FAA regional office having
jurisdiction over San Luis Obispo County at least 45 days before proposed construction or
application for a building permit, to determine compliance with the provisions of FAR Part
77. The applicant shall also coordinate with the FAA on potential structural encroachments
into the glidescope critical areas as shown on the draft Airport Layout Plan.
10. All extremely and moderately noise-sensitive land uses on the Project site shall include
noise mitigation as required by the Airport Land Use Plan.
11. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in
nature shall constitute an obstruction to air navigation or a hazard to air navigation, as
defined by the Airport Land Use Plan.
12. Any use is prohibited that may entail characteristics which would potentially interfere with
the takeoff, landing, or maneuvering of aircraft at the Airport, including:
• creation of electrical interference with navigation signals or radio communication
between the aircraft and airport;
• lighting which is difficult to distinguish from airport lighting;
• glare in the eyes of pilots using the Airport;
• uses which attract birds and create bird strike hazards;
• uses which produce visually significant quantities of smoke; and
• uses which entail a risk of physical injury to operators or passengers of aircraft (e.g.,
exterior laser light demonstrations or shows).
13. Avigation easements shall be recorded for each property developed within the area
included in the proposed local action prior to the issuance of any building permit or
conditional use permit.
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14. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) will 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.
15. Prior to issuance of any grading permits the project proponent shall provide that for every
one (1) acre of prime farmland (as defined by the San Luis Obispo County Local Agency
Formation Commission [LAFCO]) on the site that is permanently converted to non-
agricultural use as a result of project development, one (1) acre of land of comparable
agricultural productivity shall be preserved in perpetuity. The acreage required to meet the
1:1 ratio may be met by on or off-site agricultural conservation easement/deed
restriction(s), as long as this land meets the conditions outlined in this measure and meets
the intent of LAFCO policies. Said mitigation shall be satisfied by the applicant through:
a. Granting a perpetual conservation easement(s), deed restriction(s), or other
farmland conservation mechanism(s) to the City or qualifying entity which has
been approved by the City, such as the Land Conservancy of San Luis Obispo, for
the purpose of permanently preserving agricultural land. The land covered by said
on and/or off-site easement(s) or deed restriction(s) shall be located within or
contiguous to the City’ s Urban Reserve Line or Greenbelt subject to review and
approval of the City’ s Natural Resources Manager; or
b. Making an in-lieu payment to a qualifying entity which has been approved by the
City, such as the Land Conservancy of San Luis Obispo, to be applied toward the
future purchase of compensatory agricultural land in San Luis Obispo County,
together with an endowment amount as may be required. The payment amount
shall be determined by the qualifying entity or a licensed appraiser; or
c. Making an in-lieu payment to a qualifying entity which has been approved by the
City and that is organized for conservation purposes, to be applied toward a future
perpetual conservation easement, deed restriction, or other farmland conservation
mechanism to preserve compensatory agricultural land San Luis Obispo County.
The amount of the payment shall be determined by the qualifying entity or a
licensed appraiser; or
d. Any combination of the above.
Community Development, Engineering Division
15. 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 or final map approval for each subsequent
map or construction phase. Any temporary or permanent emergency access location,
construction, and controls shall be in accordance with the Fire Code, City Engineering
Standards, and shall be approved to the satisfaction of the Fire Depa rtment and Public
Works Department.
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16. Fire Department access shall be provided for each building 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 City codes and standards.
17. Access controls for the Emergency Vehicle Access roadway shall be approved to the
satisfaction of the Fire Department and Transportation Division of Public Works. The use
of bollards for the entire access width may not be supported. The controls may need to be
set back from the roadway and/or may require an automatic activation system.
18. All public streets shall conform to City Engineering Standards and the Specific Plan,
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 specific plan and/or represented on the tentative map, the City
Engineer shall make the final determination of design approval and/or exceptions.
19. All subdivision improvements shall be consistent with the City Engineering Standards
except where the applicant has requested and been granted a formal design exception by
the City Engineer. Design exceptions shall be requested in a format approved by the City
and shall be accompanied by the required application and review fee. The applicant shall
summarize the need for the request, alternatives, and may be asked to propose final
construction details, specifications, and minimum construction tolerances/testing for
review and approval by the City Engineer in support of the request. The request shall be
approved by the City Engineer prior to submittal of complete public improvement plans.
20. Final street sections shall be approved in conjunction with the review and approval of the
final project drainage report. The final design shall consider drainage, transitions, and
accessibility.
21. Final roundabout geometry shall be consistent with applicable engineering standards,
design guidelines, and shall accommodate design vehicle turning movements consistent
with City Engineering Standards.
22. Any required or proposed on-site traffic calming elements shall be designed and installed
by the project applicant. The subdivision is not eligible for future participation in the City’s
Neighborhood Traffic Management Program.
23. The improvement plans shall include a line-of-sight analysis at applicable 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, HOA, or property owner
association responsibility for the maintenance of sight lines may be required as a condition
of the City Engineer's approval of the development plans.
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24. The subdivision improvement plans shall include full on-site and any off-site public and
private improvements as required to satisfy all mitigation measures, specific plan
requirements, and conditions of approval. The plans shall comply with the City
Engineering Standards, Bicycle Transportation Plan, Community Design Guidelines,
Caltrans Highway Design Manual, Specific Plan, National Association of City
Transportation Officials (NACTO) design guidance, City policies, and applicable County
of San Luis Obispo Public Improvement Standards.
25. Depending upon the timing of the proposed Caltrans relinquishment at Los Osos Valley
Road and Calle Joaquin, a separate plan and permit may be required from Caltrans for
work, construction staging or temporary traffic control that encroaches within the
Caltrans rights-of-way. Said plans, if required, shall be provided to the City of San Luis
Obispo for review and approval of consistency with the project mitigation measures,
conditions of approval, future project entitlements, Specific Plan, and conformance with
the subdivision improvements.
26. If an off-site dedication/acquisition of property for public right-of-way purposes is
necessary to facilitate orderly development and the anticipated project improvements,
the subdivider shall work with the City and the landowner(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).
27. 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 surveying in
the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
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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.
28. Detailed plans shall be provided for any off-site or out-of-phase improvements in
conjunction with the proposed development phasing plans and timing of mitigation
requirements, unless preliminary or final designs are needed for orderly development
and/or to substantiate the design of an adjoining phase.
29. Any jurisdictional permits from authorities other than the City, including but not limited
to, those from the Army Corps of Engineers, California Fish and Wildlife Service, and the
Regional Water Quality Control Board shall be obtained prior to the City's approval of
improvement plans and the Developer's commencing with work for any construction phase
subject to the jurisdiction of such regulatory agencies.
30. The final map shall show and note an offer for street purposes for the existing improved
section of Calle Joaquin noted as Lot 4 on the tentative map. The final map numbering
shall be adjusted accordingly.
31. The limits of the public and private streets shown on the final map and improvement plans
shall be approved to the satisfaction of the Public Works Director.
32. The proposed park shall be dedicated to the City in fee. Unless otherwise approved by the
City for deferral, Park in -lieu fees shall be paid in conjunction with the map recordation.
If approved for deferral for some or all of the subdivision, a separate agreement or Notice
of Requirements shall be recorded prior to map recordation.
33. Access rights shall be offered for dedication to the City of San Luis Obispo along Los Osos
Valley Road and all on-site public streets (Commercial Collector A, Local Road A) except
at approved driveway locations.
34. The final map shall show and note all existing and proposed easements, the extinguishment
of any public easements. The map shall show the proposed street tree and Public Utility
Easements (PUE’s) for reference. Additional public pedestrian easements may be required
at curb ramps, landings, and ADA sidewalk extensions.
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35. The limit of public trails and paths, private path easements, or areas defined as project
private amenities, and the maintenance of the same shall be approved to the satisfaction of
the Public Works and Community Development directors prior to map recordation and
approval of the subdivision improvement plans.
36. Separate Open Space and Creek or Biological Easement Agreement(s) shall be recorded in
conjunction with the final map recordation. The easement agreement(s) shall be developed
by the applicant in a format provided by the City.
37. Unless covered in other agreements, a separate wildland fuel management/reduction zone
plan and easement agreement will be required in conjunction with the map subdivision
improvement plan approvals.
38. The final map and improvement plans shall include all subdivision boundary, property
corner, and centerline monumentation in accordance with the Subdivision Regulations and
City Engineering Standards. Unless specifically waived by the Public Works Director, the
map and improvement plans shall include additional monumentation for benchmark(s) in
accordance with the City Engineering Standards and City’s Vertical Control Network
(benchmark program).
39. All landscape parkways shall be privately maintained by the property owner, HOA, or
Property Owner Association. Unless otherwise approved by the Public Works Director,
the limited landscape and landscape irrigation required for the medians and roundabout
shall be privately maintained.
40. The final grading and drainage plans and project reports shall show and note compliance
with the project environmental documents, Specific Plan, and any additional requirements
or conditions established with any jurisdictional permits.
41. The final grading plans, reports, and cross-sections shall clarify the limits of low-flow (2-
year event) containment within the realigned and/or enhanced Froom Creek Channel
sections. The plans and reports shall further clarify the extent and limit of stormwater
overflows for events exceeding the 2-year design storm. Additional cross-sections may be
required on the final improvement plans to clarify the limits.
42. The grading plans shall provide additional detail interface between all new areas of grading
and the existing channels, swales, drainages, roadways, driveways, and building pads. The
plans and report shall evaluate all areas of potential run-on along the tract boundary. The
project plans shall show and note how all run-on will be accepted, conveyed, and
discharged in a non-erosive manner.
43. The project and report shall show and note compliance with the City’s Floodplain
Management Regulations, Drainage Design Manual (DDM), and the Post Construction
Stormwater Regulations. The final plans and reports shall clarify how the peak
management stormwater control measures (SCM’s) for the 2 through 10-year storm events
will drain within 48 hours to provide for peak management in back to back storm events in
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accordance with the DDM. The City supports the design and recognition that the Calle
Joaquin culvert will provide outlet controls and peak management for the development.
The final plans and reports shall include a stage vs storage summary and additional
clarification of the water surface elevations for all design storms at critical river stations.
44. The final map shall include an additional map sheet showing the existing and/or proposed
100-year flood zone limits in accordance and an approved CLOMR or LOMR in
accordance with the Subdivision Regulations. The final map shall include reference to the
project soils report.
45. The required CLOMR shall be approved prior to commencing with any potentially adverse
grading. The LOMR shall be processed and approved within 6 months of the completion
of the proposed grading and prior to building permit issuance unless otherwise specifically
approved by the Public Works and Community Development directors.
46. The subdivision improvement plans, and subsequent building plans, shall show that the
building pads will be elevated at least 1’ above the base flood elevation (BFE).
47. Separate notification of review and approval of the drainage report and strategy by Caltrans
may be required if it is determined that the project improvements may impact their rights-
of-way.
48. EPA Requirement: General Construction Activity Storm Water Permits are required for
all storm water discharges associated with a construction activity where clearing, grading
or excavations result in land disturbance of one or more acres. Storm water discharges of
less than one acre, but which is part of a larger common plan of development or sale, also
requires a permit. Permits are required until the construction is complete. To be covered
by a General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee,
to the State Regional Water Quality Control Board. An application is required to the State
Board under their Stormwater Multi-Application, Reporting, and Tracking System
(SMARTS).
49. The subdivision improvement plan submittal shall show compliance with the Post
Construction Stormwater Requirements as promulgated by the Regional Water Quality
Control Board. The submittal shall include a complete Post Construction Stormwater
Control Plan Template as available on the City’s Website.
50. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of improvement plan
submittal and shall be accepted by the City prior to approvals. A private stormwater
conveyance agreement will be required and shall be recorded prior to approvals.
51. The drainage report and stormwater control plans shall clarify the limits and extent of water
quality and water quantity controls. If additional treatment will be required for the proposed
individual development sites, a Notice of Requirement shall be recorded in conjunction
with the map recordation to define the future development requirements.
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52. This project is considered a common plan and the single-family residential exceptions will
not apply to this subdivision or subsequent re-subdivision of the Froom Ranch residential
development areas of the Specific Plan.
53. Stormwater SCM’s shall be maintained by the property owner, HOA, or property owner
association. Any SCM’s or appurtenances proposed for location within a public right -of-
way shall first be approved by the Public Works Director. If supported, a separate
encroachment agreement shall be recorded in a format approved by the City.
54. A separate encroachment agreement will be required for any private improvements that have
been specifically approved to cross within, under, or over the existing or proposed public
rights-of-way.
55. The proposed development on this site has the potential to intercept subsurface or spring
water. The constant flow of spring water to the street may create a nuisance. All wall drains
and French drains for any site retaining walls and foundation retaining walls shall outlet to
a natural drainage course, open space, or storm drain system where feasible. Where
infeasible, an engineered dry well or other suitable outlet may be required. Provide a non-
erosive outlet as necessary. Surface runoff from storm events may be directed to the public
street.
56. The future development including basements or subsurface improvements may intercept
standing and/or seasonal groundwater. Additional analysis may be required regarding any
specific impacts related to temporary or permanent dewatering, impacts on the wetlands,
subsidence, or the diversion of subsurface waters. The project soils report should include
some preliminary analysis in conjunction with the subdivision improvement plan submittal.
A Notice of Requirements may be required in conjunction with the map recordation.
57. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and luminaires along all existing
and proposed City streets, including along the Los Osos Valley Road project frontage, per
City Engineering Standards. Pedestrian-scale lighting shall be provided on public streets
and trails consistent with the Specific Plan and to the satisfaction of the City Engineer.
58. Private street lighting may be provided along the private streets/alleys/parking areas, pocket
parks, and linear parks per City Engineering Standards and/or as approved in conjunction
with the final Architectural Review Commission (ARC) approvals.
59. Existing overhead wire services shall be undergrounded along Los Osos Valley Road. The
undergrounding shall terminate at existing underground utility points of connection unless
otherwise specifically approved by the Public Works Director. The undergrounding shall
be accomplished without a net increase in utility poles.
60. Street trees are required as a condition of development. Street trees shall generally be
planted at the rate of one 15-gallon street tree for each 35 lineal feet of property frontage.
Landscape plans may include grouping of trees to vary this standard to honor site/public
improvements, achieve visual variety, or to honor line-of-sight corridors within the
subdivision.
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61. The public improvement plans shall provide a final analysis of the trees to be removed and
trees to be retained. The existing trees located along or across the tract boundary, within
areas of utility work, and/or within vacant lots proposed for future development shall be
specifically identified in those plans as removed or retained. The plan/map submittals shall
include a tree preservation plan and/or notice of requirements attached to the final map.
Trees not previously noted and approved for removal shall be retained unless otherwise
specifically approved for removal by the City. A tree preservation plan shall be provided
by a Certified Arborist and approved by the City for any trees to remain or to be relocated.
62. 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. Off-site improvements may include but are not
limited to roadways, sewer mains, water mains, recycled water mains, and storm drain
improvements. Off-site improvements may include off-site access roadways,
transportation improvements, and utility system improvements.
63. 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.
64. A separate building permit will be required for building relocations and associated site,
grading, and utility service connections.
65. 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 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 their demolition
and removal.
66. The improvement plan submittal shall clarify whether any water well(s) to remain will be
temporary for construction or will be retained. Retained water wells shall show compliance
with all City and State regulations. If retained, specific or blanket easements will be
required for the well site, services, appurtenances, tanks, and piping. The well and any
service lines will need to show the required separations from existing and proposed
infrastructure and drainageways.
67. The map and improvement plans shall show and clarify the extent of all existing and
proposed public and private easements. The developer shall provide any additional
clarification regarding the use and disposition of any water wells. Any private water well
service piping that crosses or is proposed to cross an existing or future public right-of-way
shall be approved by the City and shall be covered by an Encroachment Agreement to be
recorded in a format approved by the City. The developer shall provide any additional
clarifications, amendments, and/or quitclaims on any outstanding private easement
agreements, as necessary.
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68. Street paving shall be phased in accordance with City Engineering Standard 7110 unless
unphased construction is otherwise specifically approved by the City Engineer. Phased
construction of the new street pavement shall provide for the ultimate structural street
section and pavement life per the City's Pavement Management Plan and City Engineering
Standards. The engineer of record shall detail the phased paving requirement in the public
improvement plans to the satisfaction of the City Engineer.
69. Separate utilities shall be provided to each lot in accordance with the Subdivision
Regulations. The applicant shall clarify whether gas service is proposed within this
subdivision. The elimination of gas service to any individual lot or portions of the
subdivision must be approved through the City’s Design Exception process in conjunction
with the subdivision improvement plan submittal.
70. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the mitigation measures, conditions of approval, City codes, and
standards. A truck circulation plan and construction management and staging plan shall be
included with any demolition, stockpile, grading, or 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 City of San Luis Obispo 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
satisfactory to the City Engineer. The roadway impacts analysis and mitigation strategy
shall be approved prior to commencing with grading or construction.
71. The public and private subdivision improvements shall be completed or substantially
complete to the satisfaction of the Public Works and Community Development directors
prior to building permit issuance for new structures in accordance with the Subdivision
Regulations. The proposed historic building relocations are required to support the
entitlements and subdivision improvements and are not subject to these permit limitations.
The improvement plans shall be approved or substantially approved prior to building
relocations to establish final line and grade.
72. 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 Architectural
Review Commission (ARC), Specific Plan, or separate Fence Height exception process as
dictated by the City Zoning Regulations.
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73. The ARC plans and public improvement plans shall show the location of the proposed mail
receptacles or mailbox units (MBUs) to the satisfaction of the Postmaster and the City
Engineer. The subdivider shall provide a mailbox unit or multiple units to serve all dwelling
units within this development as required by the Post Master. MBUs 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 805-543-2605 to establish any recommendations
regarding the number, size, location, and placement for any MBUs to serve the several
neighborhoods and occupancies.
74. Porous concrete, pavers, or other surface treatments as approved by the City Engineer shall
be used for private parking areas, V-gutters, private curb and gutter, etc. to the extent
feasible within the over-all drainage design for water quality treatment/retention in
accordance with the specific plan and General Plan.
Fire Department
75. Prior to recordation of the Final Map, the applicant shall provide a Community Fire
Protection Plan pursuant to Mitigation Measure MM HAZ-2, for review and approval by
the City Fire Marshal and City Natural Resources Manager. The vegetation fuel buffer
management zone shall be delineated on the Final Map. Vegetation Management/Fuel
Modification areas shall be maintained in an approved manner.
76. Where gates or barricades are placed on a fire access road or Emergency Vehicle Access
they shall be secured in an approved manner. Electronic gates shall be openable by a Knox
key switch, manual gates or barriers shall only require one lock to open.
77. Needed Fire Flow and all-weather access roads shall be installed and available prior to start
of combustible construction.
Transportation
78. Unless a design exception is approved by the Public Works Director, the Final Map and
public improvement plans shall conform to City adopted Engineering Standards,
Engineering Specifications, Policies and Plans.
79. Project construction and infrastructure shall be completed in the sequential phase order as
evaluated in the Froom Ranch Specific Plan, Final EIR and Transportation Impact Study,
or as agreed to between the City and Developer. If phasing is modified, amendments to the
Specific Plan, Transportation Impact Study, and EIR may be required.
80. Los Osos Valley Road Class IV Bikeways. Unless otherwise approved by the Public
Works Director, prior to issuance of any occupancy permits for the first development
phase, the subdivider shall design and construct Class IV bikeways (protected bike lanes)
along Los Osos Valley Road in the southbound direction between Diablo and South
Higuera and in the northbound direction between South Higuera and Madonna and between
Laguna Lane and Diablo. Bikeway improvements between Calle Joaquin and Froom Ranch
Way shall be substantially consistent with the preferred design concept approved by the
City Council for the Bob Jones Trail (Calle Joaquin to Oceanaire) Connection Project and
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may be eligible for Citywide traffic impact fee credits for eligible construction costs.
Bikeway designs shall be consistent with applicable design guidance as published by the
National Association of City Transportation Officials (NACTO), the Federal Highway
Administration (FHWA), Caltrans and City Engineering Standards. Physical bikeway
separation shall be provided by elevating the bikeway to an intermediate or sidewalk level,
or through installation of a concrete curb/median between the bikeway and motor vehicle
traffic. Green pavement coloring shall be provided at intersection and driveway conflict
points. If Class IV bikeways are not approved for segments within Caltrans right-of-way,
or are deemed infeasible for short segments due to other geometric constraints, alternative
treatments to improve bicycle and pedestrian levels of service may be approved to the
satisfaction of the Public Works Director. Potential alternative treatments include
installation of striped bike lane buffers, street trees, rumble strips/stripes, or other features
that further buffer active transportation users from street traffic.
81. Los Osos Valley Road & Auto Park Way. Prior to issuance of any occupancy permits
for the first development phase, the subdivider shall design and construct intersection
improvements and install a traffic signal at Los Osos Valley Road & Auto Park Way. The
intersection shall be designed as a bicycle protected intersection as conceptually shown in
the Bob Jones Trail (Calle Joaquin to Oceanaire) Connector Project Study Report and
consistent with design best practices published by Caltrans, NACTO, FHWA and
AASHTO. Intersection lane configurations and design elements shall be consistent with
recommendations presented in the Specific Plan EIR and Transportation Impact Study and
City Engineering Standards, including provision of ADA-compliant curb ramps, street
lighting, pedestrian median refuges, corner bulbouts and high-visibility crosswalk
markings. Traffic signal installation costs may be eligible for Los Osos Valley Road
subarea add-on transportation impact fees.
The new traffic signal shall include all equipment and appurtenances necessary for
intended operation per City Standard Specifications and Engineering Standards, including
but not limited to, green powder coated equipment, new controller and cabinet, comm.
block for communications, electrical service enclosure with battery backup system, video
detection system with video encoder and wireless radio, and accessible pedestrian signals.
The new traffic signal shall be interconnected with the adjacent traffic signals along Los
Osos Valley Road.
82. Los Osos Valley Road Median. Prior to issuance of any occupancy permits for the first
development phase, the subdivider shall design and construct a raised median island along
Los Osos Valley Road between the existing median fronting Irish Hills Plaza to Calle
Joaquin. The median design shall include landscaping and irrigation per City Standards
and shall accommodate openings for left-turn access to the satisfaction of the Public Works
Director.
83. Los Osos Valley Road Sidewalks. Prior to issuance of any occupancy permits for the first
development phase, the subdivider shall design and construct ADA-compliant sidewalks
and pedestrian ramps along the west side of Los Osos Valley Road to provide a continuous
path of travel between the existing sidewalk fronting Irish Hills Plaza and Calle Joaquin.
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84. Traffic Calming. Public improvement plans shall include traffic calming along Local
Road A consistent with the project EIR mitigation requirements and to the approval of the
Public Works Director. The subdivision is not eligible for future participation in the City’s
Neighborhood Traffic Management Program.
85. Commercial Collector A & Commercial Collector B Roundabout. The subdivider shall
construct a single-lane urban roundabout at the intersection of Commercial Collector A &
Commercial Collector B. Improvement plans shall be approved prior to issuance of
building permits, while construction of the roundabout shall be completed prior to issuance
of first occupancy permits for Phase 2. Final roundabout geometry shall be consistent with
applicable engineering standards and design guidelines and best practices for bicycle and
pedestrian accessibility and shall accommodate design vehicle turning movements
consistent with City Engineering Standards. The Final Map shall reflect any necessary lot
line adjustments required to accommodate the final roundabout design.
86. Los Osos Valley Road Striping. Where implementation of roadway improvements along
Los Osos Valley Road required substantial realignment of existing roadway striping, the
subdivider may be required to grind and slurry seal the roadway surface prior to installation
of final roadway striping to the satisfaction of the Public Works Director.
87. Transit Service. Prior to recordation of the final map, the applicant shall complete the
design of the bus turnout and stop at the southwest corner of Los Osos Valley Road and
Auto Park Way to the satisfaction of the Public Works Director. The bus stop shall be
constructed by the applicant prior to occupancy of the first development and shall include
an on-street turnout, boarding area, transit shelter, route signage, lighting, bicycle rack, and
waste receptacle per City Standards and to the satisfaction of the City Transit Manager.
The applicant shall coordinate with SLO Transit to ensure that adequate service would be
provided to the new bus stop prior to occupancy of the first development phase.
88. Traffic Impact Fees. Prior to issuance of building permits for each development phase,
the subdivider shall pay applicable Citywide and Los Osos Valley Road subarea add -on
transportation impact fees. The fees for the Life Plan Community shall be levied based on
the “specialty” fee rate, which is calculated based on project trip generation. Trip
generation for the Life Plan Community, as referenced from the project Transportation
Impact Study, includes 1,338 trips and 99 PM peak hour trips. Fees for Madonna Froom
Ranch development shall be based on the number of residential dwelling units and the
square footage of commercial development within the Project site.
89. The Applicant shall submit a traffic engineering study identifying recommended signal
timing plans for the new Los Osos Valley Road/Auto Park Way signal, as well as
recommended timing modifications for existing signalized intersections along the Los Osos
Valley Road corridor between Descanso and South Higuera. The traffic engineering study
recommendations shall identify recommended adjustments to base timing inputs (min and
max green times, pedestrian walk and clearance intervals, yellow and all red times, etc.)
consistent with CA MUTCD guidelines and engineering best practices, as well as
recommended adjustments to coordinated time of day plans (plan times, cycle lengths,
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offsets, splits/force-offs, etc.). Recommended timings should be provided in Synchro format
and in spreadsheet format (excel, csv.). In coordination with the Applicant, the City shall
retime the traffic signals along the Los Osos Valley Road corridor. Timing
recommendations for Caltrans-operated traffic signals will be submitted for review and
potential implementation by Caltrans.
90. Final location of proposed on-site driveway locations shall be reviewed and approved by
the City to ensure compliance with City Engineering Standards and access management
policies.
91. On-street parking shall be prohibited on all public streets within the plan area. Improvement
plans shall include sufficient signage and/or curb paint to convey parking restrictions.
92. Off-site dedication/acquisition of property for public right-of-way purposes may be
necessary to facilitate orderly development, anticipated build-out improvements, and/or to
satisfy mitigation measures, conditions of approval, or compliance with City Standards and
policies. The subdivider shall work with the City and the landowner(s) to acquire the
necessary rights-of-way. In the event that 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).
Government Code Section 66462.5.
93. With development of the on-site public improvement plans and prior to recordation of the
Final Map, the Project Applicant shall provide a dedicated bicycle connection along Local
Road A from the on-site roundabout west to the trailhead park to the satisfaction of the
Public Works Director. This new bicycle connection shall be constructed prior to issuance
of occupancy permits for Phase 3 development of the Specific Plan (Madonna Froom).
Utilities
94. The project shall include the proposed sewer generation calculations, based on Section 7 of
the City’s 2018 Engineering Design Standards, in the permit submittal plan set. The
calculations shall include in the scope of the study the minimum depth and size of the
required sewer for the manhole to serve developments to the north and to the east of the
proposed parcel map, and shall be established and approved to the satisfaction of the
Utilities Director.
95. Sewer flow rates and flow velocities shall comply with the requirements of the 2016
Wastewater Collection System Infrastructure Renewal Strategy. Prior to issuance of a
building permit the development’s sewer system shall have: A public 8” sewer main within
public Streets A, B, and C. The sewer main and laterals south of the culvert on Street B shall
be private; the area south of the culvert along Street A, shall be an 8” private system, and
the alignment shall be maintained within the proposed paved roads where feasible. If
shallow groundwater is encountered within the Villaggio area 10-feet below the original
ground surface, the 8” private sewer main and private laterals shall be made with HDPE
pipe.
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96. The two proposed sewer connections shall be made at manholes for public systems and at
wyes for private systems onto the existing 8” sewer main located on the west half of Los
Osos Valley Road.
97. 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.
98. Underground dewatering systems for basements (if needed) shall discharge to an on-site
retention system or shall obtain an environmental compliance permit prior to issuance of
an occupancy permit.
99. Any sewer that crosses beneath a creek shall be sleeved through that section.
100. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded
prior to issuance of a Building Permit.
101. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard
MC.12.16.050.
102. (MM UT-2) The Applicant shall pay fair share construction costs for replacement of the
24” sewer main, and related appurtenances, crossing HWY 101 through negotiation of a
private reimbursement agreement with the San Luis Ranch. Negotiations of a private
reimbursement agreement shall be facilitated by the City to fulfill the Project’s fair share
financial obligation towards construction of necessary capacity improvements in
accordance with the San Luis Ranch Development Agreement using the project’s proposed
sewer flow rates. The City shall approve the private reimbursement agreement and verify
that the Applicant contributes appropriate fair share construction costs as approved by the
City prior to issuance of building permits. Using the available information provided in the
entitlement application, the current estimated fair share construction cost is 10% for 320 -
feet of a new 24” sewer main, and related appurtenances, crossing Highway 101. The final
proportionate fair share contribution by Froom Ranch for the construction costs shall be
subject to review and approval by the Utilities Director to fulfill environmental mitigation
MM UT-2.
103. The project shall include the proposed water demand calculations, based on Section 6 of
the City’s 2018 Engineering Design Standards, in the permit submittal plan set. As part of
the public improvement plans, a hydraulic model shall be provided with a design narrative
that validates the pipe size, flow rates, and pressures of the proposed improvements and
impacts to the existing systems.
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104. Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan. Water flow rates and
pressures more than what is available from the existing 10” public water main along Los
Osos Valley Road shall be augmented by a private booster pump station, surge tank(s), and
related appurtenances. Prior to issuance of a building permit, the developer’s water main
system shall have: a public 8” PVC water main within Public Streets A, B, and C.
105. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
106. The alignments of public and private water, recycled water, and sewer systems shall be
located under a paved street whenever feasible to facilitate access and maintenance, and to
the satisfaction of the Utilities Engineer.
107. A hydrant assembly shall be installed at ends of proposed potable water mains that are not
looped back into the existing system.
108. The Madonna Froom Ranch Development’s commercial and residential uses shall be
metered separately. All residential units are to be individually metered. Pri vately owned
sub-meters may be provided for residential apartments upon approval of the Utilities
Director. The CCR’s for the property/homeowner association shall require that the sub -
meters be read by the association (or P/HOA contracted service) and each apartment billed
according to water use.
109. The Villaggio development shall be metered with a City-owned master meter. Each
individual unit shall be privately sub-metered per California Green Building Code
requirements.
110. The proposed Villaggio development, which is located south of the proposed culvert along
Road B and west of Los Osos Valley Road, shall have a private domestic loop with a public
6” master meter for potable demands, and a separate private fire loop with an 8” double
check backflow preventer. Structures within the Villaggio Parcel that are served by the
private domestic water loop, and downstream of the public master meter, shall have private
sub-meters, and shall be installed to the satisfaction of the Utilities Director.
111. Existing well(s) planned for abandonment shall be destroyed per County Health
Requirements and the California Department of Water Resources Standard Bulletin 74-81
and 74-90 and the County Health Requirements. A final plan for the disposition of wells
shall be included in the public improvement plans, and the Developer shall comply with
the California Water Code and the regulations imposed by the City in its capacity as the
Groundwater Sustainability Agency pursuant to the Sustainable Groundwater Management
Act (“SGMA”) in all matters related to the Project. Developer acknowledges that SGMA
regulations will be implemented after the Vesting Date and likely throughout its term and
nevertheless agrees to comply with them as to the Project.
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112. Services from existing water wells shall be maintained within the same parcel boundary
per Municipal Code 13.08.370. Parcels with existing wells shall have backflow devices
installed behind all meters service the parcel, consistent with City standards. The applicant
shall provide confirmation that all well and associated service lines are maintained on the
same parcel prior to map recordation, and is provided with the minimum set-back required
by the County Health Department and the California Department of Water Resources.
113. Any existing well within a proposed parcel that meets the well set-back requirements that
is planned for destruction, the Developer may elect to dedicate the well to the Utilities
Department with a 12-foot access easement from a public road. This item may be waived
to the satisfaction of the Utilities Director if the well abandonment is necessary for site
development.
114. The project shall include the proposed recycled water irrigation demand calculations to
meet the criteria of Section 10 of the City’s 2018 Engineering Design Standards in the
permit submittal, showing the City’s MAWA and ETWU calculator table, including all
inputs.
115. Prior to issuance of a building permit, the developer’s recycled water main system shall
have: a public 8” ductile iron recycled water main within Public Streets A, B, and C. The
recycled water main and service laterals serving the Villaggio Parcel shall be private and
shall include a private service beneath the private service road connecting to Los Osos
Valley Road.
116. 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.
117. Irrigation systems using recycled water shall be designed and operated as described consistent
with the City’s Procedures for Recycled Water Use, including the requirement that sites
utilizing recycled water require backflow protection on all potable service connections. Three
sets of irrigation plans shall be submitted for review during the City’s improvement plan
and/or building permit review process.
118. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation as required by the Water Efficient Landscape
Standards; Chapter 17.87 of the City’s Municipal Code.
119. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions.
120. Driveways and access routes to all trash and recycling receptacles shall be designed to
accommodate the size and weight of garbage trucks; a written confirmation from the San
Luis Garbage Company shall be included in the building permit plans for the proposed
project.
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121. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per
the requirements of the San Luis Garbage Company. Large bin enclosures shall be wide
enough, to accommodate trash, organic, and recycling receptacles, and shall conform to
the engineering design standards.
122. The Froom Ranch Development’s commercial and residential refuse services shall be
separate unless a letter of agreement between the tenants and a Conditional Exception
Application from the City’s Development Standards for Solid Waste Services are provided
to the City with the building permit submittal.
123. The proposed utility infrastructure shall comply with the engineering design standards in
effect during the time a building permit is obtained and shall have reasonable alignments
and clearances needed for maintenance.
124. Revisions to the existing sewer and water infrastructure, that may result from the proposed
land use modifications, shall be completed to the satisfaction of the Utilities Director to
minimize impacts to operations and maintenance of existing or future services.
SECTION 3. Annexation (ANNX-0335-2020). The City Council does hereby approve
initiation of the process of annexing the project site into the City of San Luis Obispo, by
authorizing staff to submit an application for annexation to the San Luis Obispo Local Agency
Formation Commission (LAFCo).
Findings:
1. The project area was identified as one of three Specific Plan areas designated for
development when the General Plan Land Use and Circulation Elements update were
adopted by the City Council in December 2014. The Froom Ranch Specific Plan was
prepared to implement this aspect of the General Plan.
2. The Froom Ranch Specific Plan is within the City’s Sphere of Influence as defined by
LAFCo, which is an area designated for eventual annexation provided that City services
can be provided, and that the annexation is otherwise consistent with LAFCo policies.
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3. The Froom Ranch Specific Plan as conditionally approved, provides a framework for
providing the necessary City services.
Upon motion of Council Member ______________, seconded by Council Member
_____________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2020.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on ______________________.
____________________________________
Teresa Purrington
City Clerk
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ORDINANCE NO. _____ (2020 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ESTABLISHING PREZONING AND
AMENDMENT OF THE CITY’S ZONING MAP TO APPLY UPON
ANNEXATION OF PROPERTIES WITHIN THE FROOM RANCH
SPECIFIC PLAN AREA (SPEC-0143-2017, SBDV-0955-2017, GENP-0737-
2019, ANNX-0335-2020, EID-0738-2019; SPECIFIC PLAN AREA 3; 12165
AND 12393 LOS OSOS VALLEY ROAD)
WHEREAS, City General Plan Land Use Element Policies 1.13.3 (Annexation Purpose
and Timing), 1,13,6 (Required Plans), and 8.1.1 (Specific Plan/General Plan Amendment) require
the preparation of a Specific Plan for the Froom Ranch (Madonna on LOVR) area prior to
annexation and further development; and
WHEREAS, a Draft Specific Plan has been prepared for the Froom Ranch (Madonna of
LOVR) area pursuant to the General Plan and the State Government Code; and
WHEREAS, on August 12, 2020 the Planning Commission held a public hearing to
consider the recommendation of staff and consider the Specific Plan map, text, and necessary
changes to the General Plan Map and Zoning Map to implement the Specific Plan for the purpose
of making a recommendation to the City Council; and
WHEREAS, on August 12, 2020 the Planning Commission recommended that the City
Council certify the Final Environmental Impact Report for the Froom Ranch Specific Plan with
findings of significant environmental effects, mitigation measures, and the statement of overriding
considerations; and
WHEREAS, on September 15, 2020, the City Council held a public hearing to consider
the recommendations of the Planning Commission and staff, and to consider the Specific Plan
map, text, and necessary changes to the General Plan Map and Text and Zoning Map to implement
the Specific Plan; and
WHEREAS, the Specific Plan is consistent with the City’s General Plan, as amended; and
WHEREAS, as a result of its deliberations, the City Council has decided to adopt the
Froom Ranch Specific Plan and an ordinance is required to implement the zoning identified in the
Specific Plan.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Environmental Determination. The City Council has certified the Final
Environmental Impact Report (EIR) for the Froom Ranch Specific Plan and finds that the EIR
adequately addresses the potential significant environmental impacts of the proposed Zoning Map
amendment, and reflects the independent judgement of the City Council.
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SECTION 2. Zoning Map Amendment and Pre-zoning. The City Council hereby pre-
zones the properties as shown in “Exhibit A” such that the zoning becomes effective upon
annexation.
SECTION 3. Summary. A summary of this ordinance, approved by the City Attorney,
together with the names of Council members voting for and against, shall be published at least five
(5) days prior to its final passage in a newspaper published and circulated in the City of San Luis
Obispo. This ordinance shall go into effect at the expiration of thirty (30) days after its final
passage.
INTRODUCED on the ____ day of ________ 2020, AND FINALLY ADOPTED by the
Council of the City of San Luis Obispo on the ____ day of ________, 2020, on the following vote:
AYES:
NOES:
ABSENT:
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on ______________________.
______________________________
Teresa Purrington
City Clerk
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Drainage 4Drainage 4
150-FOOT E L EVATION CONTO
UR LIN
EProposed Froom Creek RealignmentF ro o m C r e e k *Prefumo CreekSan Luis Obispo Creek101
CALLE JOAQUINLOS OSOS VALLEY ROADLOS OSOS VALLEY ROADCALLE JOAQUINAUTO PARK WAYAUTO PARK WAYIRISH HILLSIRISH HILLS
NATURALNATURAL
RESERVERESERVE
VISITOR SERVING COMMERCIALVISITOR SERVING COMMERCIAL
(HOTELS)(HOTELS)
COSTCOCOSTCO
MOUNTAINBROOKMOUNTAINBROOK
CHURCHCHURCH CALLE JOAQUINCALLE JOAQUINLOS OSOS VALLEY ROADAUTO PARK WAYIRISH HILLS
NATURAL
RESERVE
VISITOR SERVING COMMERCIAL
(HOTELS)
COSTCO
MOUNTAINBROOK
CHURCH
F ro o m C r e e k *Prefumo CreekSan Luis Obispo CreekUNINCORPORATEDUNINCORPORATED
SAN LUIS OBISPOSAN LUIS OBISPO
COUNTYCOUNTY
UNINCORPORATED
SAN LUIS OBISPO
COUNTY Proposed Froom Creek RealignmentVILLAGGIOVILLAGGIO
LIFE PLANLIFE PLAN
COMMUNITYCOMMUNITY
MADONNA FROOMMADONNA FROOM
RANCHRANCH
VILLAGGIO
LIFE PLAN
COMMUNITY
MADONNA FROOM
RANCH
AUTOAUTO
DEALERSHIPSDEALERSHIPS
IRISH HILLSIRISH HILLS
PLAZAPLAZA
SHOPPINGSHOPPING
CENTERCENTER
IRISH HILLS
PLAZA
SHOPPING
CENTER
AUTO
DEALERSHIPS
CITY OFCITY OF
SAN LUIS OBISPOSAN LUIS OBISPO
CITY OFCITY OF
SAN LUISSAN LUIS
OBISPOOBISPO
CITY OF
SAN LUIS OBISPO
CITY OF
SAN LUIS
OBISPO
Drainage 3
Drainage 4
Drainage 2
Drainage 1
150-FOOT E L EVATION CONTO
UR LIN
EEMERGENCYEMERGENCY
ACCESSACCESS
POINTPOINT
EMERGENCY
ACCESS
POINT
EMERGENCYEMERGENCY
ACCESSACCESS
EMERGENCY
ACCESS
LOWER
AREA
UPPER
TERRACE
LEGEND
Proposed Specific Plan Land Use
Project Site
Villaggio (Private)
Madonna Froom Ranch
Public Site Access
Roadways: 5.9 acres
Easement for Relocated
Stormwater Basin: 7.1 acres
Reconfigured Open Space
and Agricultural Conservation
Easement
C-R-SP – Retail
Commercial/General
Commercial: 3.0 acres
C/OS-SP – Conservation/
Open Space: 66.2 acres
PF-SP – Public Facilities:
3.6 acres
R-3-SP – Medium-High Density
Residential: 29.2 acres
R-4-SP – High Density Residential:
1.8 acres
*Notes: Roadways within Villaggio are private and are included as
part of the medium high density residential land use.
Froom Creek would be realigned.
Project Land Use Plan 1
FIGURE
Aerial Source: Google 2018.
0 500
SCALE IN FEET
N
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