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HomeMy WebLinkAboutThe Link (276 Tank Farm) - Project PlansTHE LINK: PROJECT DESCRIPTION AUGUST 2022 APPLICATION INFORMATION Applicant: Property Owner: Representative: Address: APNs: Covelop, Inc. Union Oil Company of California Peck Planning and Development & RRM Design Group 276 Tank Farm Road 076-383-001, 076-381-021, 076-382-005, 076-383-002, 076-352-062, & 076-352-061 TABLE OF CONTENTS Introduction ...................................................................................................... 1 Background Information .................................................................................... 3 Site and Setting ...................................................................................... 3 Program and Development ................................................................................ 5 Land Use/Zoning Plan ............................................................................ 5 Development Potential ........................................................................... 5 Development Phasing ............................................................................. 8 Recreation and Amenities .................................................................................. 9 Public/Common Open Space ................................................................... 9 Transportation and Circulation .......................................................................... 10 Tank Farm Road ..................................................................................... 10 Santa Fe Road Improvements ................................................................. 10 Transit ................................................................................................... 11 Pedestrian and Bicycle Circulation .......................................................... 11 Airport Facilities ..................................................................................... 11 Special Project Design Features ......................................................................... 11 City Processing Requirements ............................................................................ 11 Needed Entitlements .............................................................................. 11 Covenant With Deed Restrictions ....................................................................... 14 LIST OF FIGURES AND ATTACHMENTS Figures and Attachments Figure 1: Location Map Figure 2: AASP Land Use Map (existing) Figure 3: ALUP Safety Zones and Project Location Attachment A Project Birdseye View Illustrative Land Use Plan (East) Illustrative Land Use Plan (Overall) Figure A-1: Development Areas and Building Key Map Figure A-2: Development Areas and Development Potential Figure A-3: Circulation: (Overall) Figure A-4: Circulation Features: East Figure A-5 Circulation Features: West Figure A-6: Proposed Land Use Designations (Zoning): Overall Figure A-7: Proposed Land Use Designations (Zoning): East Figure A-8: Proposed Land Use Designations (Zoning): West Figure A-9: Phasing Figure A-10: Land Plan and ALUP Safety Zones Attachment B Plan Data by Area and Building Attachment C Phasing and Buildout Attachment D Project Imagery and Background Attachment E General Plan, AASP and Community Design Guidelines Consistency Analysis Attachment F Airport Land Use Plan Consistency Analysis INTRODUCTION Covelop, Inc. (“Covelop”) is proposing an exciting project on the site of the former San Luis Obispo Tank Farm (“SLO Tank Farm”) owned by Union Oil Company of California (“Union Oil”). The pro- posed project will provide a compact arrangement of multiple uses with flexible land use designations and special development standards that will provide a high-quality development. This proposed project will significantly advance several of the City of San Luis Obispo’s development goals, including: Providing a better jobs-housing balance in the community, especially in comparison to the land uses currently designated for the site; Completing essential infrastructure to serve the proposed project and the major growth areas of the community beyond; and, Addressing essential transportation connections. As currently planned, the proposed project will include 725 multifamily attached units, 69,150 square feet of retail mixed use space to serve the needs of the growing Tank Farm Road neighborhood, 279,700 square feet of professional and medical office uses, 209,000 square feet of industrial and ware- house space, and 237,200 square feet of mixed service commercial uses. The planned uses are not in- tended to compete with the Downtown or other areas committed to development. The proposed office use area and commercial uses are intended to serve the growing local residential neighborhood, and uses that cannot be accommodated elsewhere in the community such as larger scale offices for business headquarters, medical office clinics, and others. The proposed project also includes approximately 250 acres (three fourths of the proposed project) as open space and conservation. This will contribute to biological diversity, airport and aircraft safety, and the quality of the scenic environment. The proposed project would also provide a home for the planned fifth (permanent) City fire sta- tion, which would serve southern San Luis Obispo, as well as provide two neighborhood parks. Like other residential projects in the vicinity, the unit sizes would be compact, and the emphasis would be on rental units. Units will range in size from 450 square feet to 1,300 square feet. Overall, the average unit size across the 725 units is expected to be lower than other recent Specific Plan and master planned projects in the community. The resulting proposed project mix will create housing opportunities for many families that are currently priced out of the market. The residential and commercial elements of the proposed mixed-use project will be clustered around common open space areas and include facili- ties such as a recreation center or community building. The figures in Attachment A show the site plan, development concepts and circulation features for the proposed project. The name “The Link” was intentionally selected for the proposed project given its internal link- ages within development areas, as well as circulation connections to other sites beyond the periphery of the proposed project. While the 332-acre proposed project site was once a hub for employment and oil storage facilities, it has been underutilized since Union Oil ceased its activities and demolished its facili- ties. Located between Broad and South Higuera Streets along one of the San Luis Obispo’s most im- portant thoroughfares, the site has development potential and is currently undergoing remediation The Link Project Description Page 2 of 16 work. A project description with proposed plans to remediate the site and develop business park uses was prepared on behalf of Union Oil, which was acquired by Chevron Corporation, and was submitted to the City and other governmental agencies for California Environmental Quality Act (CEQA) evaluation. The City, in consultation with the other government agencies, certified the Chevron Tank Farm Remedia- tion and Development Project Final Environmental Impact Report (2013 FEIR) (SCH # 2009031001) dated December 2013 and prepared by Marine Research Specialists (MRS). The previously proposed business park uses in that plan evaluated in the 2013 FEIR were found to be infeasible because of the limited market for office and business park uses, infrastructure requirements, and because it was unable to im- prove the City’s jobs-housing imbalance. With the uses proposed, the project will have an internal jobs- housing ratio of 2.21, more closely meeting the General Plan’s requirement that new projects not exac- erbate the jobs-housing imbalance. By comparison, the existing site land uses for the site would have a jobs-housing ratio of 7.25, which would significantly worsen the imbalance. In many respects, the proposed project will link the city’s existing and proposed growth areas and unlock the development potential in south San Luis Obispo. Covelop’s neighboring project at 600 Tank Farm Road is already delivering road improvements along Tank Farm Road and Santa Fe, and will construct the planned roundabout at that intersection. The Link project will build on those improve- ments by extending Santa Fe south of the roundabout, correcting the existing substandard diagonal in- tersection east of the proposed project. The proposed project will also extend the Santa Fe roadway and utilities to its north property line in its early phases. This improvement will assist in the eventual ability of the Garcia Ranch project, located north of The Link, to develop since it currently has limited sewer and storm drainage capacity without connecting to the sewer main in Tank Farm Road. In addition, the improvements to Tank Farm Road for vehicles, bikes and pedestrians will provide important safety and capacity improvements to this important arterial roadway. The proposed project also ties together disparate portions of the City’s circulation system, in- cluding the connection of Avila Ranch’s pedestrian and bike trails north to the Damon Garcia Sports Fields, and ultimately further connections to the north all the way to Cal Poly. To the south, Avila Ranch’s completion of the Buckley Road extension, and the completion of the remainder of the Bob Jones Trail by San Luis Obispo County will provide a connection of south San Luis Obispo to Avila Beach. Therefore, the proposed project’s improvements would complete the bike trail connection from Cal Poly to Avila Beach. The proposed project will also facilitate the connection of development in the Margarita Specific Plan Area to Tank Farm Road, and the actual construction of a protected Class I bike path and buffered Class II bike lanes between Innovation Way and Santa Fe Road. The mix of uses in the proposed project would also facilitate the implementation of the City’s capital facilities plans. The proposed mix of land uses would generate approximately $16.3 million in traffic impact fees, $6.5 million greater than that estimated for the land uses evaluated in the 2013 FEIR. Furthermore, the proposed project would generate approximately $3.5 million in park fees and create new park areas in a portion of the community without any neighborhood or community park facilities. The Link Project Description Page 3 of 16 BACKGROUND INFORMATION Site and Setting o Site Location The proposed project site is located on the north and south sides of Tank Farm Road between South Higuera Street and Broad Street (see Figure 1: Project Location Map). It is centrally lo- cated along the roadway between urban development on the east and west sides. The total site area is 332 acres. Figure 1. Project Location Map The Link Project Description Page 4 of 16 o Project Overview The proposed project will provide for a mix of land uses including residential, commercial, indus- trial, office, park, and public facility on 82.4 acres of the total proposed project site. The entire site is undergoing remediation and restoration by the current property owner under permits is- sued by the San Luis Obispo County and other governmental agencies. Remediation progress is well underway as the current property owner has submitted a Request for Closure Report for the largest portion of the developable areas north of Tank Farm Road and east of the site. As shown in Figure A-1 (Attachment A) there are 14 separate development areas on the proposed project site. Attachment B shows the development statistics associated with each area, and for each building in each area. The intervening area between the development areas will remain as open space in a conservation easement. Details of the planned development areas are described in the following section of this proposed project description, and in Attachment B. The pro- posed project site is currently in the County and annexation to the City of San Luis Obispo is pro- posed as part of the proposed project’s entitlements. Figures A-1 through Figure A-8(Attachment A) show the proposed development plans for the project, including the location of the various development sites, proposed land uses, and major circulation features. The proposed project is anticipated to be constructed in three development phases over a period of 5 to 15 years. Figure A-9 shows planned phasing, and Attachment C shows the anticipated buildout and market absorption for the different proposed project ele- ments and land uses based on state and county economic projections for San Luis Obispo County and the City of San Luis Obispo. Actual development and buildout will depend on mar- ket conditions, and actual buildout may occur faster or slower than shown in Attachment C. The City of San Luis Obispo has a compact urban form and limited areas to accommodate new development. Given recent development patterns and changes in City and County land use plans and development regulations, this area is now viewed as an infill development area. The site is located within the Airport Area Specific Plan (AASP) which was originally adopted on Au- gust 23, 2005, and amended several times since. The AASP provides a framework and guidance for further urban development. The uses in the proposed project will complement the commer- cial, employment, and residential uses now planned in the vicinity of the site. The proposed project is intended to address housing, employment, and service needs in the community through a combination of design excellence, value-added features, and location. o Site History/Constraints The proposed project site, which is composed of fourteen parcels and forms the largest property in the airport area, is currently undergoing remediation and restoration work. Remediation work supporting business park and commercial uses has been done in most of the areas cur- rently proposed for development; the current schedule anticipates that remaining work in the proposed development areas will be done by the end of 2024. Site restoration will continue in the open space (future conservation easement) beyond 2024. The proposed land uses will need to be included in the Supplemental EIR (or other project CEQA document) to identify any im- pacts or additional mitigations resulting from the proposed changes in land uses. The proposed land uses have been located in accordance with the density and use restrictions of airport safety zones. The Link Project Description Page 5 of 16 o Flower Mound A large hill exists in the northeastern portion of the eastern development area. It is known lo- cally as the “flower mound”. In the past there were some quarry activities associated with this rock formation. The 2013 FEIR evaluated the associated impacts with the removal of this rock outcropping and established mitigation measures for removal activities. The applicant intends to separately seek a grading permit with the County of San Luis Obispo to move forward with the grading work to remove the outcropping as a separate action from this proposed project under the evaluation and mitigation measures in the 2013 FEIR. PROGRAM AND DEVELOPMENT Land Use/Zoning Plan o Current Land Use Map The two portions of the proposed project site where development is proposed are outlined on a copy of the existing AASP land use map (see Figure 2: AASP Land Use Map with Project Loca- tion). This figure shows that proposed development is located in areas that are already planned to accommodate development. The existing planned land uses in the AASP were so designated primarily to comply with the 2005 County Airport Land Use Plan (ALUP) which restricted the site to non-residential development. Consequently, the AASP and City Land Use Element describes the site as having a mixture of public, manufacturing, and business park uses. The ALUP was amended in 2021 and now permits additional forms of development in the vicinity of the air- port, including residential uses that were previously prohibited. The applicant is proposing modi- fications to the proposed project site’s land use categories to accommodate planned uses needed in the community and that are consistent with the recently adopted Airport Land Use Plan (ALUP). Figure 3: ALUP Safety Zones and Project Location and Figure A-10 show the loca- tion of the proposed project site and the ALUP land use compatibility zones. o Proposed Uses/Zoning Designations The proposed land uses and zoning categories for the overall proposed project site are shown on Figures A-6, A-7, and A-8: Proposed Land Use Designations (Zoning). The specific land use and zoning categories are discussed with the descriptions of the different proposed project com- ponents in the following section. Development Potential (units/sf/parking) As noted, the proposed project includes a wide variety of land uses with different development configu- rations tailored for the particular use and portion of the site on which they are located. The following section describes these various proposed project components in more detail. Figure A-1 shows the loca- tion of each of the development areas and buildings referenced herein, And Figure A-2 and Attachment B show the planned amount and type of development in each area. o Purpose The proposed plan utilizes existing city land use and zoning designations as a base to guide de- velopment but also is proposing to adjust the list of allowable uses and development standards in certain areas to provide for a compatible mix of land uses. A special, combined base zone will be created that includes the uses in the City’s “O”, “BP” and “CS” zones. Special sub-areas will be The Link Project Description Page 6 of 16 designated that emphasize subsets of this base zone, but not exclude other uses that are con- tained in the base zone. Combined with special development standards and regulations for compatibility, the goal is to establish a broader range of uses for the site than currently con- tained in any one City zone, and to establish more “Allowed” uses without the need for Minor Use Permits, special findings, Conditional Use Permits, or other discretionary reviews. This flexi- bility, combined with the special design standards that will be established for the site will ensure that the city’s high development standards and expectations are met while creating more cer- tainty in the execution and completion of the proposed project. In a sense, some of the pro- posed zoning categories are hybrid blends of different land uses. The ultimate goal is to provide for zoning flexibility and a compatible mix of land uses in a walkable environment. By defining the desired character and unique features of different areas, the desired outcome is to accom- modate a variety of land uses that are allowed by right through the plan and minimize the need for future conditional use permits. o Residential & Mixed-Use Areas There are four proposed areas of the site that will contain multi-family residential uses. These proposed areas are either zoned R-4 , High Density Residential, or C-C-MU, Community Com- mercial Mixed-Use which allows for a mixed-use project, with commercial uses fronting public streets (commercial-residential). Area 8: Multi-family Area 1 (R-4 Zoning) This area is adjacent on its east side to the planned residential units in the 600 Tank Farm project and would include 350 dwelling units. As provided in the San Luis Obispo Zoning Ordinance, R-4 zoning allows for dwellings at a density of 24 density units per net acre. Such zoning is to be used to provide for attached dwellings with common outdoor areas and compact private outdoor spaces, and to accommodate various types of higher density housing to allow for dense housing close to concentrations of employment, along transit corridors and nodes, and in areas largely committed to high-density resi- dential development. Density is shown as 23.9 density units per acre. Area 10: Multi-family Area 2 (R-4 Zoning) This area would be zoned R-4 and is planned to contain approximately 50 dwelling units in four residential floors. It is proposed in the southeast corner of Santa Fe and Tank Farm Road adjacent to Acacia Creek. Density is estimated to be 21.6 density units per net acre. Area 1: Mixed-Use Area East (C-C-MU Zoning) Area 1 is a mixed use site at the northwest corner of Santa Fe and Tank Farm Road. It is planned to contain 100 dwelling units within three upper residential floors with com- mercial uses on the ground floor. This area of the site will contain 32,750 square feet of commercial on the ground floor of the two mixed use buildings, plus approximately 10,000 square feet of free-standing retail commercial buildings. As provided in the C-C zone, allowed density would be 36 density units per net acre; planned density is 19.4 density units per net acre. Area 11: Mixed-Use Area West (C-C-MU Zoning) Area 11 is a mixed use site at the northeast corner of Tank Farm Road and Innovation Way. It is planned to contain 225 dwelling units in three buildings. The buildings facing The Link Project Description Page 7 of 16 Tank Farm Road will have ground floor commercial uses and two upper residential floors. The third building would contain four floors of residential uses. As provided in the C-C zone, allowed density would be 36 density units per net acre; planned density is 28 density units per net acre. This portion of the site will add housing to areas typically sought out by residents, surrounded by employment bases along South Higuera and its ancillary roads, retail including grocery outlets and food and beverage, and commercial services including health and fitness centers. This area would be connected to the rest of the proposed project through future Class I bike paths along Tank Farm Road as well as a recreational path through the northern portion of the site. This area is proposed for residential development to help balance jobs and housing and to reduce vehicle miles travelled, while complying with local GHG and Climate Action Plan regulations. o Business and Commercial Service Areas These areas contain a variety of hybrid uses combining retail and some fabrication. Area 2: “The Hangars” – Retail/Manufacturing (C-S Zoning) Spaces within these two buildings will be flexible, but envision front of house retail (in- cluding food and beverage) combined with some micro-manufacturing that are service oriented. Attachment D shows architectural concepts and imagery. Uses could range from a food hall to light manufacturing service commercial uses with retail outlets. Area 4: “The District” - R&D/Retail (C-S Zoning) This area will contain four buildings that are intended to house service commercial re- tail and office uses. They are arranged in a pedestrian oriented format with onstreet diagonal parking to facilitate pedestrian connections and orientation. Area 7: Commercial Building - Retail/Restaurant/Drinking (C-S Zoning) This small commercial building is located in Area 7 adjacent to a park and ponding ba- sin. It is intended to be coupled with a dog park and serve residents and visitors in the area and provide a pleasant environment and backdrop to enjoy a meal or drink. o Areas 3 and 9: Office Areas There are two distinct office areas in the proposed project both zoned Business Park-Service- Commercial (BP-C-S). General offices are proposed on the north side of Tank Farm Road and medical offices are proposed on the south side of the street. The idea with the hybrid zone would be to mainly accommodate office uses, but also provide flexibility to allow certain typical C-S uses that are of a character and integrity to be compatible with office development. In con- trast to the office use provisions of the C-S and B-P zones, the location of office uses in these ar- eas would be the preferred predominant use. These areas may also be used for C-S uses if the market is soft for office uses. Area 3: General Core Offices (north-BP-C-S Zoning) Five separate buildings are proposed here for general office uses with good visibility and identification from Tank Farm Road. Office buildings would be clustered around a com- mon open space to provide a campus environment, with supportive parking located on the periphery. The Link Project Description Page 8 of 16 Area 9: Medical Offices (south-BP-C-S Zoning) Four separate buildings are proposed here to provide medical uses in a campus layout. o Areas 5 and 6: Industrial Areas Two different industrial areas are proposed within the project. Area 5 is a research and develop- ment/light manufacturing area that is proposed on the north and west sides of The District com- mercial area. Area 6 is a more traditional industrial area that is proposed further to the north- west. Total floor area of industrial uses in the proposed project is 209,000 square feet. Area 5: Light Manufacturing/R&D (C-S Zoning) A total of five buildings are proposed in this area. They are intended to accommodate a variety of light industrial uses and research and development enterprises. Area 6: Industrial (C-S Zoning) Two buildings are proposed in this area. They are larger volume spaces generally with one floor level and the option for some mezzanine space to accommodate more tradi- tional manufacturing and warehouse type uses. o Areas 12 and 13: Public Facilities (PF Zoning) The public parks and the fire station are identified for Public Facilities (PF) zoning. Actual zoning for the fire station site (Area 13) will depend on actual city development plans; if the fire station is deemed to not be necessary by the city, or is to be located on another property, this property would be zoned C-S like the adjacent parcels. Development Phasing The proposed project will be developed in three phases as illustrated on the Phasing plan on Figure A-9 in Attachment A. Phase 1 circulation improvements will include: the completion of the northeastern two-thirds of Santa Fe Road, from its current planned terminus at the entrance to 600 Tank Farm to the northern property line and the completion of the Tank Farm Road frontage improvements west of the Santa Fe roundabout along the Phase 1 frontage. Phase 1 will also include: the neighborhood park and the development portions of the proposed project site east and north of Santa Fe on the north side of Tank Farm Road; a portion of the office uses at the southwest corner of Tank Farm and Santa Fe; the R-4 development at the southeast corner of Tank Farm and Santa Fe; the mixed-use portion of the proposed project in the west development area; and the fire station. Phase 2 includes the balance of the medical office uses and the balance of the professional office uses, the "District" uses, and a R&D building. Phase 2 circulation improvements would include the necessary widening and safety median for Tank Farm Road between the proposed project and Innovation Way, and the remainder of the Tank Farm Road frontage. Phase 3 will include completion of the public streets, the balance of the R&D uses, and the Manufacturing uses. Table 1 below shows a preliminary summary of the proposed project's phasing. Ultimate development of the proposed project will depend on future market conditions and absorption. Phasing will be subject to changes based on actual demand at the time of development. The Link Project Description Page 9 of 16 Table 1: Summary of Land Use by Phase Residential: Units, Commercial: Square Feet) Projected commercial buildout under the existing land use plan (803,000 commercial square feet) was compared to the currently proposed plan (794,960 commercial square feet). The proposed plan would result in 4,540 less square feet of commercial area, while accommodating 725 multifamily dwelling units. As was noted in the introduction of this project description, the proposed project, with its land use mix that includes residential units, will have a jobs-housing ratio of 2.04, better meeting the General Plan’s requirements that new projects not exacerbate the jobs-housing imbalance. This is a marked im- provement to the existing site land use plan which would have a jobs-housing ratio of 7.25 that would significantly worsen the imbalance. RECREATION AND AMENITIES Public/Common Open Space o Area 12: Neighborhood Park As this area of the city continues to build out, the need for park facilities to serve residents be- comes more important. With the approval and eventual development of the two mixed-use, but primarily residential, projects at 600 and 650 Tank Farm Road to the immediate east, there will be more demand for community parks beyond the recreation amenities in each of these projects. The Damon-Garcia sports fields are located near this site, but this facility serves sports teams and does not provide the needed neighborhood and community park facilities called for by the City's Parks and Recreation Element to serve residents. While there will be a series of parks de- veloped to the southwest in the Avila Ranch development, these are outside of the neighbor- hood park service radius established in the Parks and Recreation Element. ln addition, much of the western portion of the Margarita Area Specific Plan (MASP) area has been developed, but without the public parks planned to support it which are located in the eastern portion of the MASP. Consequently, there is a need to develop neighborhood park facilities to serve the pro- ject's residents. Land Use 1 2 3 Total Multifamily Residential 725 - - 725 Retail/Office Mixed-Residential Medical Offices 79,531 57,638 - 137,169 Professional Offices 41,000 101,500 - 142,500 Retail/Office Mixed-Commercial 64,250 4,900 - 69,150 R&D/Retail (District)- 96,375 - 96,375 R&D/Light Manufacturing - 23,438 75,375 98,813 Light Manufacturing/Retail (Hangar)41,953 - - 41,953 Manufacturing - - 209,000 209,000 Total Residential 725 - - 725 Total Non-Residential 226,734 283,851 284,375 794,960 Phase The Link Project Description Page 10 of 16 To help address area needs, the proposed project includes a 2.1-acre park that would be dedi- cated to the City of San Luis Obispo and ultimately include different amenities. This park area is located to the southwest of the larger proposed R-4 residential area in the northeastern portion of the site. A second park site is identified adjacent to the stormwater basin just north of Tank Farm Road. As noted in describing the features of different areas of the proposed project, this park site is adjacent to a commercial area designated for restaurant retail uses and would in- clude a small dog park area. o Area 7: Stormwater Pond/Park The proposed project includes a stormwater basin in the in the western corner of the eastern portion of the development area just north of Tank Farm Road. The total area of the basin and adjacent park is 5.45 acres. o Area 10: Riparian Area Multi-family Area 2 is located in the southeast corner of the Santa Fe roundabout and borders Acacia Creek on its southeast side. The proposed development is adjacent to the Acacia Creek corridor will need to comply with the required riparian setback. There is 0.46 acres of riparian area that will be designated for Open Space/Conservation. TRANSPORTATION AND CIRCULATION Tank Farm Road o The AASP and Circulation Element describe Tank Farm Road as a 120-foot-wide Parkway Arterial with bike paths, bike lanes, landscaped center median, and two through lanes in each direction. The development plan includes special sections for different segments of Tank Farm Road, in- cluding a full 120-foot right of way along the frontages of the eastern development sites. Given environmental constraints associated with the conservation easement areas further to the west, different right of way configurations will likely be developed for the area between the east de- velopment sites and Innovation Way. In accordance with recent traffic studies and the update of the City’s traffic model and buildout projections, there will be one through lane in each direction along these areas with reduced rights of way. Based on preliminary studies, it is anticipated that this reduced area will have a 90-foot right of way, with a through lane in each direction, a Class I bike path on the north and on the south, Class II bike lanes, a five-foot swale/shoulder for drain- age, and an 8’-12’ safety median. Figures A-3 through A-5 (Attachment A) show the various features of Tank Farm Road. The precise location of Tank Farm Road, and the width of the vari- ous sections in the proposed project will be determined based on traffic and civil engineering studies to be conducted during the entitlement, design and environmental review phases. Santa Fe Road Improvements o The Santa Fe/Tank Farm roundabout will be constructed as part of the conditions of approval for the 600 Tank Farm project, including the eastern approach to the roundabout and the transi- tion/tapers to the west. Santa Fe will be designed in accordance with the new standard that was recently established in the AASP. Figures A-3 through A-4 (Attachment A) show the various features of Santa Fe Road. The Link Project Description Page 11 of 16 Transit o There are two proposed transit stops with shelters along the east-west portion of Santa Fe in the interior of the eastern development area. These stops will connect the proposed project to San Luis Obispo’s transit network via the proposed Prado Road connection to the north and Tank Farm Road directly to the south. See Figure A-4, the “Circulation Features: East” exhibit. Pedestrian and Bicycle Circulation o The eastern proposed project development area will implement sidewalks and Class IV bike paths along Santa Fe Road through the proposed project’s interior consistent with the AASP standard for Commercial Collectors. Additional pedestrian walkways and bike facilities will be provided in the interior of the proposed project as seen in Figure A-4 the “Circulation Features: East” exhibit. Tank Farm Road will include Class II bike lanes between Innovation Way and 500 feet west of Santa Fe Road (where these facilities merge with off-street Class IV or Class I paths). Tank Farm Road will also include a Class I multiuse trail (two-way bikes and ped path) on the north side. These facilities will also provide connectivity to other Class I bike paths shown in the Active Transportation Plan. Figures A-3 through A-5 (Attachment A) show the various fea- tures of Tank Farm Road. Airport Facilities o The proposed project site is north of San Luis Obispo County Airport. Because of its proximity to the airport, there are additional documents that regulate and provide guidance to development in this area. As was noted in the Project Introduction, the site is part of the Airport Area Specific Plan (AASP). The AASP is a City land use document that was originally adopted in 2005 and has been updated several times since then. It provides guidance on land use, circulation, develop- ment standards, design guidelines, and infrastructure. Another regulatory document that affects site development is the County Airport Land Use Plan ALUP). The ALUP focuses on topics that relate to airport operations such as safety, noise, build- ing heights, and compliance with FAA regulations. An updated version of this document was adopted in 2021. The changes to the document were significant and have an impact on the types of uses that can be established at the proposed project site. The current ALUP includes safety zones consistent with the California Airport Land Use Planning Handbook that are used in most areas in the state near airports. All of the residential uses will be located in Zone 6. Figures 3 and A-10 show the ALUP safety zones’ relationship to the proposed project site and the land plan for the proposed project. The project consistency analysis will provide more insights and details about the proposed pro- ject’s compliance and consistency with the ALUP. The Link Project Description Page 12 of 16 SPECIAL PROJECT DESIGN FEATURES 1. Building energy efficiency standards that will enable the proposed project to comply with the “net zero” energy requirements and compliance with the City’s Reach Code. Electricity shall be the only energy source for the entirety of project operations including but not lim- ited to space conditioning, water heating, illumination, cooking appliances, and plug loads exemptions to this requirement shall be limited to appliances in commercial kitchens, emergency backup generators, and medical end-uses that have no viable electric alterna- tive). 2. Enhanced pedestrian and bicycle connectivity, including ped and bike connectivity to exist- ing and proposed development at both east and west ends of Tank Farm Road. The pro- posed project will implement the City’s new raised “Class IV” bike lanes. A parking require- ment reduction/exception totaling 8 percent of the total statistical parking demand per Sec- tion 17.72.050 will be part of the requested entitlements, and is justified based on shared parking between the residential and commercial development (with peak residential parking in the evening and peak commercial parking in mid-day), car sharing, pedestrian and bike connections to and through properties to the east and west, proximity to convenience goods centers, onsite mixed use, and the renter preference program described below. 3. Special at-grade “speed table” pedestrian street crossings have also been included. These provide for traffic calming and a continuous walking experience. 4. Residential portions of the proposed project will include an onsite manager or contact who will be the first point of contact for any noise complaints. Residents will also be required to certify that they have completed an online training on airport operations, airport hazards and impacts, and acknowledgement that they will contact onsite management for noise concerns. 5. An avigation easement will be placed on the property per County and ALUP regulations. 6. The proposed project’s buildings will be arranged to diffuse sound, and to locate the most sensitive portions of the proposed project toward the rear in the northeast corner of the site. This will include orienting any outdoor activity and patio areas so that they are the least impacted by airport and traffic noise. 7. Per AASP Policy 4.5.3, all residential units shall be designed to limit the aircraft-related 24- hour, 10-second interval interior peak noise (Lmax) impacts to no more than 45 decibels, five decibels less than in Table 4 or the current ALUP. 8. The proposed project will implement a preference program for local workers. This strategy will capture, and house, those working east of Higuera, south of South/Santa Barbara, west of the railroad, and north of Crestmont Road. This will provide preference to those working at MindBody, the San Luis Obispo Regional Airport, Morabito Business Park, AeroVista Busi- ness Park, Sacramento Drive, and other south city Business Park areas. Like the Avila Ranch and San Luis Ranch projects, this will ensure that existing commuting employees are given first preference for housing, and that their commute trip length will be reduced, and that many home-work trip modes will be shifted from personal vehicles to biking or pedestrian The Link Project Description Page 13 of 16 modes. This preference program, however, will be focused on the south and southeast por- tions of the community to ensure the greatest reduction in vehicle miles traveled and to maximize the potential for ped and bike trips from the proposed project to work destina- tions. 9. As discussed in the preceding narrative about proposed parks, the two park areas and the dog park will address a noted lack of facilities in this part of town and serve new residents in the area. These facilities will serve as an important community benefit. 10. The proposed project includes a highly integrated system of Class I, Class II, Class III and Class IV bike facilities that provide obvious priority for this mode of transportation. Connec- tions from these facilities can be made to the offsite connections to the Serra Meadows bike path, the Avila Ranch bike path, and the connection to Damon-Garcia Sports Park through 600 Tank Farm Road. The applicant is also exploring additional recreational paths through the open space areas to augment the commuter facilities. The Link Project Description Page 14 of 16 CITY PROCESSING REQUIREMENTS Needed Entitlements o General Plan Amendment/Prezoning - To accommodate the planned changes to the City’s land use and zoning maps, applications will be submitted to amend the proposed zoning and land use maps to be consistent with the project development plan. o Circulation Element and AASP Circulation Amendments - These amendments will be needed to modify the Parkway Arterial Standard for Tank Farm Road to include several different cross sec- tions, layouts and right of way standards, which are dependent on the development context and environmental constraints at different locations. o AASP Amendments - Certain amendments will need to be processed to comply with the pro- posed Development Plan. o Active Transportation Plan Amendments - Certain amendments will need to be processed to comply with the Development Plan. o Affordable Housing Plan - An affordable housing plan will be prepared to demonstrate how the proposed project will comply with the requirements of the City’s inclusionary housing require- ments and outline any desired density bonuses. o Development Agreement - The applicant plans to have a development agreement approved by the City Council along with other entitlements. The development agreement will cover a wide variety of project components and topics including, but not limited to, infrastructure financing, affordable housing, and development plan regulations. o Annexation – The proposed project site is currently under county jurisdiction and will require annexation into the City of San Luis Obispo. This process will require authorization by the City Council and also include coordination and hearings with LAFCO. o CEQA Compliance - It is anticipated that compliance with CEQA will be met by the preparation of a Supplemental EIR to the Chevron Tank Farm Remediation and Development Project Final Environmental Impact Report (SCH #2009031001). This list of needed entitlements from the City does not include any permits or approvals from applicable federal, state, and local agencies that may be required for the proposed project and its land uses. COVENANT WITH DEED RESTRICTIONS The proposed project includes changes in proposed uses and other requirements from those evaluated in the 2013 FEIR and included in the Final Remedial Action Plan, San Luis Obispo Tank Farm (RAP), dated March 31, 2015, prepared by Avocet Environmental Inc. The Regional Water Quality Control Board RWQCB) approved the RAP by letter dated April 15, 2015. A Supplemental Remedial Action Plan AOC 1-North Marsh Area (SRAP), dated May 2018, was prepared by Padre Associates, Inc. The SRAP was approved by the RWQCB in a letter dated June 28, 2018. A Covenant with Deed Restrictions predicated on those uses within the 2013 FEIR will be executed in the coming months. The Link Project Description Page 15 of 16 The proposed project will need to be evaluated by the RWQCB and in the Supplemental EIR review to ensure that it doesn't pose any unacceptable human health or ecological risks or, if needed, to establish mitigation measures with appropriate additional safeguards. It is anticipated that this would require one or more addenda to the risk assessment evaluations that were evaluated for the 2013 FEIR and the RAP. These additional risk assessment evaluations are currently underway at the direction of the appli- cant. Upon completion of these evaluations, the applicant will work with the RWQCB and current site owner to amend the covenant to ensure it does not restrict any of the land uses proposed in this appli- cation. The Link Project Description Page 16 of 16 Figures and Attachments Figure 1: Location Map Figure 2: AASP Land Use Map (existing) Figure 3: ALUP Safety Zones and Project Location Attachment A Figure A-1: Development Areas and Building Key Map Figure A-2: Development Areas and Development Potential Figure A-3: Circulation: Overall) Figure A-4: Circulation Features: East Figure A-5 Circulation Features: West Figure A-6: Proposed Land Use Designations (Zoning): Overall Figure A-7: Proposed Land Use Designations (Zoning): East Figure A-8: Proposed Land Use Designations (Zoning): West Figure A-9: Phasing Figure A-10: Land Plan and ALUP Safety Zones Attachment B Plan Data by Area and Building Attachment C Phasing and Buildout Attachment D Project Imagery and Background Attachment E General Plan, AASP and Community Design Guidelines Consistency Analysis Attachment F Airport Land Use Plan Consistency Analysis LAND USE | 4-5 Attachment A Development Plan and Circulation THE LINK 2740-01-CU22 02 AUGUST 2022 OVERALL BIRDSEYE NTS THE LINK 2740-01-CU22 04 AUGUST 2022 ILLUSTRATIVE SITE PLAN - OVERALL 0’260’130’390’ TANK FARM ROAD S ANTA FE ROAD RECREATIONAL PATH AVILA RANCH CONNECTOR C L A S S 1 P A TH PARKS / PONDS ( CS)FIRE STATION NEIGHBORHOOD PARK INDUSTRIAL (CS) MULTIFAMILY 1 & 2 (R- 4) DISTRICT FLEX SPACE (CS)LAND USE LEGEND HANGAR COMMERCIAL ( CS)RETAIL (C-C/MU) MIXED USE (C-C/MU) MEDICAL OFFICES (BP-C-S) PROFESSIONAL OFFICES (BP-C- THE LINK 2740-01-CU22 04 AUGUST 2022 ILLUSTRATIVE SITE PLAN - ENLARGEMENT AREA (EAST) NTS TANK FARM ROAD S ANTA FE ROAD PARKS / PONDS ( CS)FIRE STATION NEIGHBORHOOD PARK INDUSTRIAL (CS)MULTIFAMILY 1 & 2 (R-4) DISTRICT FLEX SPACE (CS) LAND USE LEGEND HANGAR COMMERCIAL (CS)RETAIL ( C-C/MU) MIXED USE ( C-C/MU)MEDICAL OFFICES ( BP-C-S)PROFESSIONAL OFFICES ( BP-C-S)RESEARCH ANDDEVELOPMENT (CS)CLASS 1 MULTI-USE PATH RECREATIONAL PATH AVILA RA N C H C O N N E C Covelop: TheLinkJuly11, 2022 Covelop: The Link A-1PeckPlanningandDevelopmentDevelopmentAreasandBuildingsKeyMap Figure 1 9 4 3 2 8 7 6 5 1211 10 14 13 1615 17 18 19 20 22 21 26252423 27 28 29 Area 11: Mixed Use (C-C/MU) Area 1: Mixed Use (C-C/MU) Area 2: Hangar Commercial (CS) Area 3: Professional Offices (BP-C-S) Area 4: District Flex Space (CS) Area 5: Research and Development (CS) Area 6: Industrial (CS) Area 7: Park/Pond (CS) Area 8: Multifamily 1 (R-4) Area 9: Medical Offices (BP-C-S) Area 10: Multifamily 2 (R-4) Area 12: Neighborhood Park Area 13: Fire Station Area 14: Overflow Parking (CS) See Figure A-2 and Attachment B for a statistical summary of building areas, parking and other site data for each subarea and each building. See Figure A- 10 for ALUP Safety Zones. RRM Design Group Tank Farm Road Tank Farm Road Santa Fe RoadSantaFe Road" B" Street A" Street" C" Street 30 Covelop: TheLinkJuly11, 2022 Covelop: The Link A-2 Commercial Mixed Use 21,375 SF Office/Services 21,375 SF Retail 100 Residential Units (75 DU) Parking Provided: 240 Parking Required: 242 Hangar Commercial 41,950 SF Retail (10%)/Man (90%) Parking Provided: 135 Parking Required: 129 Multifamily 1 350 Units (245 du) DU/Net Acre: 23.9 Parking Provided: 557 Parking Required: 555 Multifamily 2 50 Units (37.5 DU) DU/Net Acre: 21.6 Parking Provided: 50 Parking Required: 60 Offices (Medical) 137,200 SF Parking Provided: 597 Parking Required: 610 Office Core 142,500 SF Parking Provided: 424 Parking Required: 438 Retail/Eating/Drinking 4,900 SF Parking Provided: 10 Parking Required: 16 Research and Development/Light Manufacturing 98,800 SF Parking Provided: 257 Parking Required: 198 The District 48,200 SF Retail 48,200 SF R&D Parking Provided: 272 Parking Required: 148 Industrial w/Office 209,000 SF Parking Provided: 270 Parking Required: 279 Office/Retail Mixed 10,750 SF Office (Street Front) 10,750 SF Retail (Street Front) 225 Units (163 DU) DU/Net Acre: 28.03 Parking Provided: 367 Parking Required: 381 City Park FS Development Areas Overflow/Surplus Parking Spaces: 88 Peck Planning and Development Multifamly Residential R&D/Light Manufacturing R&D/Retail (District) Retail/Office Mixed Professional Offices Medical Offices Light Manufacturing/Retail (Hangar) Manufacturing FigureRRMDesignGroup Tank Farm Road Tank Farm Road Santa Fe RoadSantaFe Covelop: TheLinkJuly11, 2022 Covelop: The Link A-3 City Park FS Parkway Arterial: A Parkway Arterial: B EB Left Turn (In Only) Right In/Right Out Truck Access (Private) Local Street (Public) w/Class II Bike Lanes Local Street (Public) w/Class III Bike Lanes Santa Fe per (Revised) AASP Standard Class I to Class II Ramps Connection to Avila Ranch Class I Class I Bike Paths Class II Bike Lanes Class I Bike Paths Ped Crossing w/Enhanced Crosswalk Transit Stops w/Shelter and Rider Amenities Connection to Hoover Class I Santa Fe per (Revised) AASP Standard Continuation of Center Turn Lane Right In/Right Out Dedicated Right Turn Two Lanes Circulation: Overall 422'423' Ped, Bike and Emergency Access Only Class IV Bike Path 507'619' 1127' 2911' Peck Planning and Development 0 250 500 ft Multifamly Residential R&D/Light Manufacturing R&D/Retail (District) Retail/Office Mixed Professional Offices Medical Offices Light Manufacturing/Retail (Hangar) Manufacturing Road Cross Sections and Locations Preliminary Only Subject to Change per Further Studies FigureRRMDesignGroup Tank Farm Road Tank Farm Road Santa Fe RoadSantaFe Covelop: TheLinkJuly11, 2022 Covelop: The Link A-4 Class IV BikePathsClassIIBikeLanes On Interior Public Street Center Turn Lane Class III Bike Lane (Shared) Class IV Connection To Hoover Rd Class I Circulation Features: East Transit Stops with Shelters and RiderAmenitiesClassIIIBikeLane Connection to 2-Way CLass I to 650 Tank Farm and Damon Garcia Sports Park Dedicated RT Lane EB Left Turn In Peck Planning and Development 0 250 500 ft FigureRRMDesignGroup Covelop: TheLinkJuly11, 2022 Covelop: The Link A-5 Class I Bike Paths Class II Bike Lanes Circulation Features: West Continuous Center Left Turn Lanes Connection to Avila Ranch Bike Path Dedicated RT Lane Peck Planning and Development 0 250 500 ft FigureRRMDesignGroup Covelop: TheLinkJuly11, 2022 Covelop: The Link A-6ProposedLandUseDesigations (Zoning): Overall Open Space/Conservation C/OS) Open Space/Conservation C/OS) Commercial-MU C-C/MU) Commercial Mixed Use C-C/MU) Multifamily R-4) Office-Medical BP-C-S) Retail/ Manu C-S) Professional Office BP-C-S) Park PF) Multiufamily R-4) Public PF) Industrial C-S) R&D/Light Manu. C-S) R&D/Retail CS) Parking C-S) Ponding C-S) Peck Planning and Development 0 250 500 ft Multifamly Residential R&D/Light Manufacturing R&D/Retail (District) Retail/Office Mixed Professional Offices Medical Offices Light Manufacturing/Retail (Hangar) Manufacturing C-S) FigureRRMDesignGroup Tank Farm Road Tank Farm Road Santa Fe RoadSantaFe Covelop: TheLinkJuly11, 2022 Covelop: The Link A-7ProposedLandUseDesigations (Zoning): East Office (Medical) BP-C-S) R&D/Light Manufacturing C-S) Professional Offices BP-C-S) Hangar Retail/Manu. C-S) The District R&D/Retail CS) Commercial Mixed Use C-C/MU) Manufacturing C-S) Fire Station PF) Multifamily R-4) Park PF) Commercial C-S) Park C-S) Parking C-S) Peck Planning and Development 0 250 500 ft Multifamily R-4) FigureRRMDesignGroup Covelop: TheLinkJuly11, 2022 Covelop: The Link A-8ProposedLandUseDesigations/Zoning: West Commercial Mixed Use C-C/MU) Peck Planning and Development 0 250 500 ft FigureRRMDesignGroup Covelop: TheLinkAugust5, 2022 Covelop: The Link A-9August5, 2022 Open Space/Conservation Open Space/Conservation Com-MU Com-MU R-4Office-Medical Retail/ ManuOffice Park R-4 PublicIndustrial R&D/Light Manu. R&D/Retail Parking Phasing 1 1 1 2 2 2 Peck Planning and Development 1 0 250 500 ft Figure 1 RRM Design Group See Attachment C for buildout and absorption by Phase. 1 Tank Farm Road Tank Farm Road Santa Fe RoadSanta July 8, 2022 Peck Planning and Development Safety Zone 3 Safety Zone 2 RPZ Safety Zone 6 Safety Zone 6 Covelop: TheLinkLandPlanandALUPSafetyZonesFigureRRMDesignGroup A-10 Attachment B Plan Data by Area and Building Attachment C Phasing Data Attachment D Project Background and Imagery Attachment E General Plan, AASP and Community Design Guidelines Consistency Analysis The Link General Plan, AASP and Community Design Guidelines Consistency Analysis Consistency with General Plan Land Use Element (LUE) LUE Section Goal/Policy How Project Complies Environment Goal 10 Support statewide and regional efforts to create more sustainable communities, reduce green- house gas emissions, and develop transportation systems that support all modes of circulation. The mix of proposed land uses in a walkable environment will minimize trips and improves the City’s job-hous- ing imbalance. The project does not ex- ceed the current jobs-housing balance in the community, and includes bike and pedestrian modes of transportation in conformance with the Active Trans- portation Plan. The project will also be all-electric, in conformance with the City’s Climate Action Plan and GHG REACH” goals. Society & Econ- omy Goal 15 Emphasize more productive use of existing com- mercial buildings and land areas already commit- ted to urban development. The proposed development areas are already committed to development in the City and County General Plans. con- sistent with the existing areas identified for urban development. New zoning categories provide for the range of uses currently desired and in a more efficient development pattern. Society & Econ- omy Goal 21 Actively seek ways to provide housing which is affordable to residents with very low, low, and moderate incomes, within existing neighbor- hoods and within expansion areas. The project will provide a mix of hous- ing units, some of which may be deed- restricted affordable units, and other market rate units, such as the studios and one-bedroom units, which are af- fordable by design. The project will comply with the City’s Inclusionary Housing Ordinance. Society & Econ- omy Goal 28 Provide a wide range of parks and sports and recreational facilities for the enjoyment of our citizens. The project will provide recreational amenities within housing developments as well as public park space which ad- dresses an existing void in the neighbor- hood. City Form Goal 32 Maintain the town's character as a small, safe, comfortable place to live, and maintain its rural setting, with extensive open land separating it from other urban development. The project will include a synergistic mix of land uses that is consistent with other parts of the City and will maintain a large central open space area con- sistent with the City’s natural resources goals. City Form Goal 34 Where appropriate, create compact, mixed-use neighborhoods that locate housing, jobs, recrea- tion, and other daily needs in close proximity to The project includes a mix of office, in- dustrial, retail and residential land uses that will provide for housing and busi- nesses with services in close proximity The Link 2 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies one another, while protecting the quality of life in established neighborhoods. to one another as well as are housing in close proximity to other employers in south San Luis Obispo The addition of residential units in the western develop- ment area (Area 11) will place new resi- dential units close to neighborhood ser- vices at Higuera Plaza and the Public Market, and employment areas in the Hind and Granada Business Parks. Growth Manage- ment Policy 1.5 Jobs/Housing Relationship: The gap between housing demand (due to more jobs and college enrollment) and supply should not increase. The existing General Plan designations and County zoning for the property re- sults in a jobs-housing ratio in excess of 7.25:1. By adding residential units as now permitted by the updated and amended Airport Land Use Plan, some of which are affordable units, this pro- ject helps reduce the gap between housing demand and supply, and will re- sult in a project jobs-housing ratio of 2.21 meeting the General Plan’s re- quirements that new projects not exac- erbate the jobs-housing imbalance. Growth Manage- ment Policy 1.10.2 Means of Protection: The City shall require that open space be preserved either by dedication of permanent easements or transfer of fee ownership to the City, the County, or a re- sponsible, nonprofit conservation organization. The intervening area between the de- velopment areas is identified as Conser- vation/Open Space on the land use map and will remain as open space in a con- servation easement. The project would result in total parks and open space ar- eas totaling 257 acres, over 77 percent of the total project site area. Growth Manage- ment Policy 1.11.3 Phasing Residential Expansions: Before a residen- tial expansion area is developed, the City must have adopted a specific plan or a development plan for it. Such plans for residen- tial expansion projects will provide for phased development, consistent with the population growth outlined in Table 3, and taking into ac- count expected infill residential development. The project site is not specifically called out as an additional expansion area in the LUE, but is part of the original ex- pansion area for the Airport Area Spe- cific Plan (AASP). The AASP, its subse- quent amendment to address the pro- ject, and the inclusion of special devel- opment regulations and growth man- agement requirements in a Develop- ment Agreement will satisfy LUE Policy 1.11.3. The project’s adjacency to exist- ing employment centers and commer- cial services qualifies the project as an infill” project. The project will move forward with a development plan and annexation to the City along with other entitlements. Residential development will be part of the project’s Phase 1 and The Link 3 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies permit approvals for development will consider City population growth projec- tions. The project will result in the de- velopment of 725 dwelling units which are expected to be built out and occu- pied at a rate of 150 dwelling units per year between 2027 and 2032. Average annual residential growth rate between 2015 and 2021 was estimated to be 0.81% per year in the 2021 General Plan Status Report, approximately 398 units below the 1% growth cap. Projected to 2035, this growth rate would result in 24,454 units by 2035, 1,304 units below the 25,762 dwelling units shown in Ta- ble 3. The project would represent a lit- tle more than half (55.6%) of the gap between the current rate of growth and the maximum 1% permitted by the Land Use and Circulation Element. The Growth Management Policy 1.11.4 Nonresidential Growth Rates: Each year, the City Council shall evaluate the actual increase in non- residential floor area over the preceding five years. The Council shall consider establishing lim- its for the rate of nonresidential development if the increase in nonresidential floor area for any five-year period exceeds five percent. Any limits so established shall not apply to: A. Changed operations or employment levels, or relocation or ownership change, of any business existing within the City at the time the limit is set; B. Additional nonresidential floor area within the Downtown core (Figure 4); C. Public agencies; and D. Manufacturing, light industrial, research busi- nesses, or companies providing a significant number of head of household jobs. Projected commercial buildout for the project site has already been accounted for in City plans. A total of 803,000 com- mercial square feet was anticipated under the existing land use plan. Pro- posed commercial development under the currently proposed plan is 794,960 square feet which is slightly below origi- nal build-out projections. Further, of- fice, medical office and industrial land uses qualify as uses that provide a sig- nificant number of head of household jobs and are exempt under LUCE Policy 1.11.4 D. Growth Manage- ment Policy 1.13.3 Annexation Purpose and Timing: The City may use annexation as a growth management tool, both to enable appropriate urban development and to protect open space. Areas within the ur- ban reserve line which are to be developed with urban uses should be annexed before urban de- velopment occurs. The City may annex an area long before such development is to occur, and the City may annex areas which are to remain permanently as open space. An area may be The project includes annexation to the City and development will build out in phases over a multi-year timeframe. The details of the phasing plan take into account absorption rates and the devel- opment of infrastructure and street im- provements. The Link 4 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies annexed in phases, consistent with the city-ap- proved specific plan or development plan for the area. Phasing of annexation and development will reflect topography, needed capital facilities and funding, open space objectives, and existing and proposed land uses and roads. Growth Manage- ment Policy 1.13.5 Annexation in Airport Area: Properties in the Air- port Area Specific Plan may only be annexed if they meet the following criteria: A. The property is contiguous to the existing city limits; and B. The property is within the existing urban re- serve line; and C. The property is located near to existing infra- structure; and D. Existing infrastructure capacity is available to serve the proposed development; and E. A development plan for the property belong- ing to the applicant(s) accompanies the applica- tion for annexation; and F. The applicant(s) agree to contribute to the cost of preparing the specific plan and construct- ing area-wide infrastructure improvements ac- cording to a cost -sharing plan maintained by the City. The project complies with all of the noted criteria. It is contiguous to 600 Tank Farm Road and the Garcia Ranch properties, both of which are in the City; it is in the Urban Reserve line as shown on Figure 2 in the LUE; the prop- erty has sewer and water lines adjacent to the development properties and will complete infrastructure needed for the development of other properties in the vicinity; a development plan and devel- opment agreement are being developed to guide development; and, much- needed area infrastructure will be de- veloped with the project and the appli- cant will participate in cost-sharing with the City to finance improvements.. The applicant is processing a develop- ment plan (including amendment of the AASP and other entitlements consistent with City requirements. Growth Manage- ment Policy 1.13.8 Open Space: The City shall require that each an- nexation help secure permanent protection for areas designated Open Space, and for the habi- tat types and wildlife corridors within the annex- ation area that are identified in the Conservation and Open Space Element. Proper- ties, which are both along the urban reserve line and on hillsides, shall dedicate land or ease- ments for about four times the area to be devel- oped (developed area includes building lots, roads, parking and other paved areas, and set- backs required by zoning). (See also Policy 6.4 and Policies 6.4.1 – 6.4.7). The following stand- ards shall apply to the indicated areas: A. Airport Area Specific Plan properties shall se- cure protection for any on-site resources as iden- tified in the Conservation and Open Space Ele- ment. These properties, to help maintain the greenbelt, shall also secure open space protec- tion for any contiguous, commonly owned land outside the urban reserve. If it is not feasible to On-site resources include the interven- ing area between the development ar- eas which are identified as Conserva- tion/Open Space on the land use map. Consistent with AASP policies and guid- ance, 257 acres of the site 332 acres will remain as open space and will be pro- tected through a conservation ease- ment. The Link 5 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies directly obtain protection for such land, fees in lieu of dedication shall be paid when the prop- erty is developed, to help secure the greenbelt in the area south of the City's southerly urban re- serve line. Growth Manage- ment Policy 1.13.9 Costs of Growth: The City shall require the costs of public facilities and services needed for new development be borne by the new development, unless the community chooses to help pay the costs for a certain development to obtain community-wide benefits. The City shall consider a range of options for financing measures so that new development pays its fair share of costs of new services and facilities which are required to serve the project and which are reasonably re- lated to the new growth attributable to the de- velopment. Details of project financing will be pro- vided to show how costs for public facil- ities and services will be addressed. Cost-sharing between the applicant and City will be a component of this infra- structure financing plan and pro-forma. The proposed mix of land uses would generate approximately $16.3 million in traffic impact fees, $6.5 million greater than that estimated for the existing planned land uses. Furthermore, the project would generate approximately 3.5 million in park fees and create new park areas in a portion of the commu- nity without any neighborhood or com- munity park facilities. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.2.3 Neighborhood Traffic: Neighborhoods should be protected from intrusive traffic. All neighbor- hood street and circulation improvements should favor pedestrians, bicyclists, and local traffic. Vehicle traffic on residential streets should be slow. To foster suitable traffic speed, street design should include measures such as narrow lanes, landscaped parkways, traffic circles, textured crosswalks, and, if necessary, stop signs, speed humps, bollards, and on-street parking and side- walks. Residential components of the project will be served by local streets or private driveways that limit traffic and are de- signed for low speeds. Tank Farm Road and Santa Fe Road will be designed per the LUCE’s mode priority matrix. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.2.4 Neighborhood Connections: The City shall pro- vide all areas with a pattern of streets, pedes- trian network, and bicycle facilities that promote neighborhood and community cohe- siveness. There should be continuous sidewalks or paths of adequate width, connecting neigh- borhoods with each other and with public and commercial services and public open space to provide continuous pedestrian paths throughout the city. Connectivity to nearby community facilities (such as parks and schools), open space, and supporting commercial areas shall also be enhanced, but shall not be done in a method that would increase cut-through traffic. See also the Circulation Element.) The project area will have a hierarchy of street improvements including the Park- way Arterial - Tank Farm Road and the commercial collector - Santa Fe, as well as local public streets identified as Streets “A”, “B” and “C” on the develop- ment plan. All proposed roadways will include bike paths or lanes, sidewalks, and vehicle traffic buffers. The street improvements included in the project will enhance and improve areawide cir- culation. The Link 6 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.2.6 Neighborhood Characteristics: The City shall pro- mote livability, quiet enjoyment, and safety for all residents. Characteristics of quality neighborhoods vary from neighborhood to neighborhood, but often include one or more of the following characteristics: A mix of housing type styles, density, and af- fordability. Design and circulation features that create and maintain a pedestrian scale. Nearby services and facilities including schools, parks, retail (e.g., grocery store, drug store), restaurants and cafes, and com- munity centers or other public facilities. A tree canopy and well-maintained land- scaping. A sense of personal safety (e.g., low crime rate, short police and emergency response times). Convenient access to public transportation. Well-maintained housing and public facili- ties. The proposed project will add 725 multi-family housing units. There will be a variety of unit types, including studios, one-bedroom units and two-bedroom units, generally of smaller sizes, with an emphasis on rental units. Units will within walking distance (660 linear feet) of a public park, and will have private and common outdoor use areas. The mixed-use nature of the development area will benefit residents by providing housing within walking or biking dis- tance (no more than 2.5 miles) of exist- ing employment centers. There is also 150,000 SF of neighborhood commer- cial uses within one-half mile of the east development areas and 125,000 SF of neighborhood commercial uses within one-half mile of the west development area. A transit stop with amenities (bus shelter, time boards, etc.) is planned for the Santa Fe Road. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.2.7 Neighborhood Enhancement: The City shall pro- mote infill development, redevelopment, reha- bilitation, and adaptive reuse efforts that contribute positively to existing neighborhoods and surrounding areas. The City of San Luis Obispo has a com- pact urban form and limited areas to ac- commodate new development. Given recent development patterns and changes in City and County land use plans and development regulations, this area is now viewed as an infill develop- ment area. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.1 Residential Location, Uses, and Design: Mixed Uses and Convenience. The City shall promote a mix of compatible uses in neighborhoods to serve the daily needs of nearby residents, includ- ing schools, parks, churches, and convenience re- tail stores. Neighborhood shopping and services should be available within about one mile of all dwellings. When nonresidential, neighborhood- serving uses are developed, existing housing shall be preserved, and new housing added where possible. If existing dwellings are removed for such uses, the development shall include replacement dwell- ings (no net loss of residential units). The mix of proposed uses in the project will complement the commercial, em- ployment, and residential uses now planned in the vicinity of the site. The project addresses housing, employ- ment, and service needs in the commu- nity through a combination of design excellence, value-added features, and location. The mixed-use nature of the development area will benefit residents by providing housing within walking or biking distance (no more than 2.5 miles) of existing employment centers. There is also 150,000 SF of neighborhood commercial uses within one-half mile of the east development areas and 125,000 SF of neighborhood The Link 7 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies commercial uses within one-half mile of the west development area. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.3 Residential Next to Non-residential: In designing development at the boundary between residen- tial and non-residential uses, the City shall make protection of a residential atmosphere the first priority. The two largest residential components are more discretely located on the edge of other development and provide open spaces and recreational amenities. Multi-family Area 8 in the northeast cor- ner of the project will be immediately adjacent to another approved residen- tial project at 600 Tank Farm. The in- dustrial uses, which have the highest potential for land use conflicts with resi- dential uses, are located on the western edge of the east development area, far- thest away from the residential uses. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.4 Street Access: The City shall ensure new residen- tial development and redevelopment involving large sites are designed to orient low-density housing to local access streets, and medium- or high-density housing to driveways accessible from collector streets. Major arterials through residential areas shall provide only lim- ited private access or controlled street intersec- tions. Residential components of the project will be served by local streets or private driveways beyond arterial or collector roads. Direct access to Area 8 will be from “C” Street, a local public street that connects to Santa Fe. The Area 1 mixed use area will be access from a common internal driveway and no di- rect access to Santa Fe. Area 10 has limited options for access and has lim- ited private access from Santa Fe and from Tank Farm Road, and mixed-use Area 11 has limited access to Tank Farm Road and primary access from Innova- tion Way. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.5 Neighborhood Pattern: The City shall require that all new residential development be inte- grated with existing neighborhoods. Where physical features make this impossible, the new development should create new neighborhoods. Area 8 in the northeast corner of the project will be immediately adjacent to another approved residential project at 600 Tank Farm. Connections are pro- vided between Area 8 and 600 Tank Farm Road. Connections are also planned between the project site and the Damon Garcia project to the north. Other residential areas will be part of the new neighborhood, either on dis- crete sites or part of mixed-use build- ings in development areas. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.6 Housing and Business: The City shall encourage mixed use projects, where appropriate and com- patible with existing and planned development on the site and with adjacent and nearby properties. The City shall support the lo- cation of mixed use projects and community and The project combines a variety of land uses in close proximity to one another. This type of development pattern ac- commodates residential uses near jobs and services. The mix of proposed uses in the project will complement the The Link 8 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies neighborhood commercial centers near major activity nodes and transportation corridors / transit opportunities where appropriate. commercial, employment, and residen- tial uses now planned in the vicinity of the site. The project addresses housing, employment, and service needs in the community through a combination of design excellence, value-added fea- tures, and location. The mixed-use na- ture of the development area will bene- fit residents by providing housing within walking or biking distance (no more than 2.5 miles) of existing employment centers. There is also 150,000 SF of neighborhood commercial uses within one-half mile of the east development areas and 125,000 SF of neighborhood commercial uses within one-half mile of the west development area. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.7 Natural Features: The City shall require residen- tial developments to preserve and incorporate as amenities natural site features, such as land forms, views, creeks, wet- lands, wildlife habitats, wildlife corridors, and plants. Multi-family Area 10 is adjacent to Aca- cia Creek which will preserved in an open channel. Other sensitive site re- sources will be included as open space and preserved through a conservation easement. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.8 Parking: The City shall discourage the develop- ment of large parking lots and require parking lots be screened from street views. In general, parking should not be lo- cated between buildings and public streets. Preliminary massing models for areas show parking screened from street views. Parking for Areas 1-5 are distrib- uted throughout the site and large-scale parking lots have been avoided. Parking lots are no deeper than two double- loaded parking bays and will be buff- ered and screened by parking bay plant- ers at the end of each bay. Where pos- sible, buildings front onto public streets with the predominant share of the park- ing being provided at the side and the rear of the buildings per AASP Standard 5.4.1. Areas 1 through 3 have a central landscape and open space features with the buildings oriented to that feature. This results in the “rear” parking of the north-facing buildings being located be- tween the buildings and Tank Farm Road. To compensate, additional land- scaping, trees and vegetative screening and setbacks will be provided between those parking lots and Tank Farm Road. In total, the parking lots will be set back 35 feet from the curb face (5’-10’ The Link 9 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies minimum required by Table 4-7 of the AASP, depending on zone district), and there will be a total of 22 feet of land- scaping (7-foot parkway strip and a 15- foot landscape setback from the Class I bike path) between the street and park- ing lots compared to the 10 feet of land- scaping required by the AASP. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.10 Site Constraints: The City shall require new resi- dential developments to respect site constraints such as property size and shape, ground slope, access, creeks and wet- lands, wildlife habitats, wildlife corridors, native vegetation, and significant trees. Proposed development areas avoid sen- sitive resources and work in unison with site constraints. Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.3.11 Residential Project Objectives: Residential pro- jects should provide: A. Privacy, for occupants and neighbors of the project; B. Adequate usable outdoor area, sheltered from noise and prevailing winds, and ori- ented to receive light and sunshine C. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical sup- port. D. Pleasant views from and toward the project; E. Security and safety. F. Bicycle facilities consistent with the City’s Bi- cycle Plan; G. Adequate parking and storage space; H. Noise and visual separation from adjacent roads and commercial uses. (Barrier walls, isolating a project, are not desirable. Noise mitigation walls may be used only when there is no practicable alternative. Where walls are used, they should help create an attractive pedestrian, residential setting through features such as setbacks, changes in alignment, detail and texture, places for people to walk through them at regular in- tervals, and planting.) I. Design elements that facilitate neighbor- hood interaction, such as front porches, front yards along streets, and entryways fac- ing public walkways. J. Buffers from hazardous materials transport routes, as recommended by the City Fire De- partment. The proposed project will add 725 multi-family housing units. There will be a variety of unit types, generally of smaller sizes, with an emphasis on rental units. The two largest residential components are more discretely located on the edge of other development and provide open spaces and recreational amenities. Siting of these areas was done to buffer residents from noise sources and to take advantage of views. A public park is located adjacent to the largest residential multi-family Area 8. The project provides for automobile parking, bicycle facilities, and storage areas. The Link 10 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies Conservation and Develop- ment of Residen- tial Neighbor- hoods Policy 2.4.2 Density Bonuses: The City shall approve a density bonus for projects that: A. Provide a receiving site, within expansion ar- eas or the downtown commercial core only, for development credit transferred to protect open space; B. Include affordable housing for seniors or lower income households consistent with the require- ments of State Law. Residential components will utilize den- sity bonus requests and meet project In- clusionary Ordinance requirements on- site. Commercial & Industrial Devel- opment Policy 3.1.1 Slope: Commercial and industrial uses should be developed in appropriate areas where the natu- ral slope of the land is less than ten percent. Project development sites are of slopes less than 10%. Commercial & Industrial Devel- opment Policy 3.1.2 Access: The City shall require that commercial and industrial uses have access from arterial and collector streets, and be designed and located to avoid increasing traffic on residential streets. Access to the industrial uses will be from local streets “A” and “B” which connect to Tank Farm Road and Santa Fe. These two local roads exclusively serve industrial, service commercial and research and development uses and will not mix with traffic from residential uses. Local street “C” exclusively serves development areas 8 (multifamily) and 12 (public park) and connects to Santa Fe, a collector road. Residential devel- opments have discrete separated access points. Commercial & Industrial Devel- opment Policy 3.3.1 New or Expanded Areas of Neighborhood Com- mercial Use: The City shall provide for new or ex- panded areas of neighborhood commercial uses that: A. Are created within, or extended into, non- residential areas adjacent to residential neighborhoods; B. Provide uses to serve nearby residents, not the whole city; C. Have access from arterial streets, and not in- crease traffic on residential streets; D. Have safe and pleasant pedestrian access from the surrounding service area, as well as good internal circulation; E. Are designed to be pedestrian-oriented, and architecturally compatible with the adjacent neighborhoods being served. Pedestrian-ori- ented features of project design should in- clude: Commercial areas have been created that are consistent with all of the listed criteria. They provide services to serve nearby residents, are adjacent to resi- dential areas, and have good internal circulation. The Link 11 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies i. Off-street parking areas located to the side or rear of buildings rather than be- tween buildings and the street; ii. Landscaped areas with public seating; and iii. Indoor or outdoor space for public use, designed to provide a focus for some neighborhood activities. Commercial & Industrial Devel- opment Policy 3.5.1 Office Locations: A. All types of offices are appropriate in the Downtown General Retail district, but are discouraged at street level in storefronts of the commercial core. B. All types of office activities are appropriate in the Office district which surrounds the Downtown commercial area, though offices needing very large buildings or generating substantial traffic may not be appropriate in the area which provides a transition to resi- dential neighborhoods. C. Medical services should be near the hospi- tals, and may also be located in other com- mercial areas of the City. D. Government social services and the regional offices of state and federal agencies should be near the intersections of South Higuera Street, Prado Road, and Highway 101 (Figure 5); E. Offices having no substantial public visita- tion or need for access to Downtown gov- ernment services may be in Services and Manufacturing districts. Certain business and professional services having no substan- tial public visitation or limited need for ac- cess to Downtown government services may be in Services and Manufacturing districts. Examples of such uses are computer ser- vices, utilities engineering and administra- tion, architects and engineers, industrial de- sign, advertising, building contractors, labor and fraternal organizations, and insurance and financial services that do not directly serve retail customers. F. Certain business and professional services with limited need for access to Downtown government services may be located in ar- eas that are away from the Downtown, and designated Community Commercial. Criterion A & B do not apply to this pro- ject. The medical offices proposed in Area 9 would be consistent with Crite- rion C since the policy does not man- date that they be located near hospi- tals, and there are few, if any develop- ment sites remaining near French and Sierra Vista Hospitals. The medical of- fice sites have been designed to allow enough space for an anchor use such as a specialty clinic or multi-practice medi- cal group, imaging center or outpatient surgery center, and smaller physician’s offices. The project does not anticipate government social services and agencies called out in Criterion D but potentially could accommodate if they do not re- quire substantial public visitation. Of- fices consistent with Criterion E & F are planned for Area 3. The Link 12 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies Appropriate types of offices include those that provide direct "over-the-counter" ser- vices to customers and clients. Professional offices may also be appropriate, particularly above the ground floor. Commercial & Industrial Devel- opment Policy 3.7.2 Access: The City shall require access to Service and Manufacturing areas be provided by com- mercial collector streets, to avoid customer traf- fic on residential streets or delivery routes which pass through residential areas. Driveway access onto arterial streets should be minimized. Access to the industrial uses will be from local streets “A” and “B” which connect to Tank Farm Road and Santa Fe. These two local roads exclusively serve industrial, service commercial and research and development uses and will not mix with traffic from residential uses. Local street “C” exclusively serves development areas 8 (multifamily) and 12 (public park) and connects to Santa Fe, a collector road. Residential devel- opments have discrete separated access points. Commercial & Industrial Devel- opment Policy 3.7.3 Air & Water Quality: Industries locating or ex- panding in San Luis Obispo shall comply with all applicable air-quality and water-quality regulations. Industrial uses will comply with all appli- cable air-quality and water-quality regulations. Commercial & Industrial Devel- opment Policy 3.6.4 Utility Service: The City shall require Services and Manufacturing uses to connect to the City water and sewer systems, unless other means of providing service are identified in a City-adopted plan. All components of the project will be connected to City sewer and water sys- tems. Commercial & Industrial Devel- opment Policy 3.8.2 Convenience Facilities: The City shall allow con- venience facilities serving daily needs, such as small food stores, branch banks, and child and el- der care, and amenities such as picnic areas, in centers of employment. Space for such amenities may be required within large commercial and in- dustrial developments. The project will incorporate various amenities into the project to serve both residents and employees of commercial and industrial uses. Commercial & Industrial Devel- opment Policy 3.8.3 Neighborhood Centers: The City shall identify suitable sites for new or expanded neighborhood centers as it prepares specific plans and develop- ment plans. The commercial uses proposed for the project are intended to serve the con- venience needs of the labor force and residents in the project. Neighborhood centers already existing in the area, in- cluding Higuera Plaza on Higuera at Sub- urban, and the Marigold Center at Broad and Tank Farm. The Marigold Center provides 150,000 SF of neighbor- hood commercial uses within one-half mile of the east development areas and Higuera Plaza provides 125,000 SF of neighborhood commercial uses within The Link 13 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies one-half mile of the west development area. Commercial & Industrial Devel- opment Policy 3.8.5 Mixed Uses: The City encourages compatible mixed uses in commercial districts. The project as designed incorporates a mix of uses. Compatible mixed-use components are proposed in Areas 1 & 11. Resource Protec- tion Policy 6.2.2 Resource Protection: The City shall seek to pro- tect resource areas deemed worthy of perma- nent protection by fee acquisition, easement, or other means. On-site resources include the interven- ing area between the development ar- eas which are identified as Conserva- tion/Open Space on the land use map. Consistent with AASP policies and guid- ance, this area will remain as open space and will be protected through a conservation easement. Resource Protec- tion Policy 6.3.2 Open Space Uses: Lands designated Open Space should be used for purposes which do not need urban services, major structures, or extensive landform changes. Such uses include: watershed protection; wildlife and native plant habitat; grazing; cultivated crops; and passive recreation. The City shall require that buildings, lighting, paving, use of vehicles, and alterations to the landforms and native or cultural landscapes on open space lands are minimized, so rural charac- ter and resources are maintained. Buildings and paved surfaces, such as parking or roads, shall not exceed the following: where a parcel smaller than ten acres already exists, five percent of the site area; on a parcel of ten acres or more, three percent. (As explained in the Con- servation and Open Space Element, the charac- teristics of an open space area may result in it being suitable for some open space uses, but not the full range.) Parcels within Open Space areas should not be further subdivided. The project is consistent with this policy as urban type improvements are not proposed for the open space areas. Resource Protec- tion Policy 6.6.3 Amenities and Access: The City shall require new public or private developments adjacent to the lake, creeks, and wetlands to respect the natural environment and incorporate the natural fea- tures as project amenities, provided doing so does not diminish natural values. Developments along creeks should include public access across the development site to the creek and along the creek, provided that wildlife habitat, public safety, and reasonable privacy and security of the development can be maintained, consistent with the Conservation and Open Space Element. Multi-family Area 10 is adjacent to Aca- cia Creek which will preserved in an open channel consistent with this pol- icy. The Active Transportation Plan does not identify a path along this portion of Acacia Creek as part of the bike or pe- destrian circulation plan. The Link 14 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies Resource Protec- tion Policy 6.6.4 Open Channels: The City shall require all open channels be kept open and clear of structures in or over their banks. When necessary, the City may approve structures within creek channels under the limited situations described in the Conservation and Open Space Element. Multi-family Area 10 is adjacent to Aca- cia Creek which will preserved in an open channel consistent with this pol- icy. Resource Protec- tion Policy 6.6.5 Runoff Reduction and Groundwater Recharge: The City shall require the use of methods to facil- itate rainwater percolation for roof areas and outdoor hardscaped areas where practical to re- duce surface water runoff and aid in groundwa- ter recharge. The project will comply with onsite wa- ter quality treatment requirements of the Regional Water Quality Control Board (MS4 standards). A regional drainage basin is proposed near Tank Farm Road. Resource Protec- tion Policy 6.6.6 Development Requirements: The City shall re- quire project designs that minimize drainage concentrations and impervious coverage. Floodplain areas should be avoided and, where feasible, any channelization shall be designed to provide the appearance of a natural water course. Bioswales, pervious paving, and other storm water control measures as appli- cable will be utilized to efficiently ac- commodate stormwater runoff. Resource Protec- tion Policy 6.6.7 Discharge of Urban Pollutants: The City shall re- quire appropriate runoff control measures as part of future development proposals to mini- mize discharge of urban pollutants (such as oil and grease) into area drainages. For those limited instances where drain- age may be directed to a creek corridor, oil and sand separators or other filtering media shall be installed at each drain in- let intercepting runoff as a means of fil- tering toxic substances from run off be- fore it enters the creek directly or through the storm water system. Resource Protec- tion Policy 6.6.8 Erosion Control Measures: The City shall require adequate provision of erosion control measures as part of new development to minimize sedi- mentation of streams and drainage channels. During construction, the project will abide by mitigation measures to limit erosion and avoid sedimentation to any natural drainage courses. Sustainability Policy 9.5 Urban Heat Effects: The City shall reduce heat ef- fects of urban development by requiring new de- velopment to incorporate, as appropriate, fea- tures such as reduced hardscape, light or heat reflective roofing, and shade trees. The project will incorporate more per- meable hardscapes where feasible, pro- vide shade trees, and incorporate sus- tainable building materials to reduce heat effects and comply with energy code requirements. Sustainability Policy 9.7 Sustainable Design: The City shall promote and, where appropriate, require sustainable building practices that consume less energy, water and other resources, facilitate natural ventilation, use daylight effectively, and are healthy, safe, com- fortable, and durable. Projects shall include, un- less deemed infeasible by the City, the following sustainable design features. A. Energy-Efficient Structure: Utilize building standards and materials that achieve or sur- pass best practices for energy efficiency. Since adoption of the LUCE in 2014, the City has adopted updates to the Uni- form Building Code, established “Reach” standards for GHG reductions, and up- dated its Climate Action Plan to address the issues in Sustainability Policy 9.7. The project will incorporate the listed features as required by the Uniform Building Code and local ordinances to create a more sustainable project and The Link 15 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies B. Energy-Efficient Appliances: Utilize appli- ances, including air conditioning and heating systems that achieve high energy efficiency. Incorporation of alternative energy systems e.g., passive and/or active solar, heat pumps) is encouraged. C. Natural Ventilation: Optimize potential for cooling through natural ventilation. D. Plumbing: Utilize plumbing fixtures that con- serve or reuse water such as low flow fau- cets or grey water systems and implement a builder incentive program that will encour- age new homes to be built with onsite wa- ter/heat recycling systems to help achieve the goal of net zero water and energy use. E. Efficient Landscaping: Include landscaping that reduces water use through use of drought-tolerant / native plant species, high- efficiency irrigation (drip irrigation), and re- duction or elimination of the use of turf. Collection and use of site runoff and rainwa- ter harvesting in landscape irrigation is en- couraged. F. Solar Orientation: Optimize solar orientation of structures to the extent possible. G. Privacy and Solar Access: New buildings out- side of the downtown will respect the pri- vacy and solar access of neighboring build- ings and outdoor areas, particularly where multistory buildings or additions may over- look backyards of adjacent dwellings. H. Solar Ready: The City shall encourage new development to be built “solar ready” so that owners may easily install solar infra- structure, as appropriate. I. Solar Canopies: The City shall encourage the inclusion of solar canopies that include solar panels (such as structures over parking lots) on new construction, as appropriate. reduce energy costs for businesses and residents. Healthy Commu- nity Policy 10.4 Encouraging Walkability: The City shall encour- age projects which provide for and enhance ac- tive and environmentally sustainable modes of transportation, such as pedestrian movement, bicycle access, and transit services. The project will include bicycle paths and lanes, sidewalks, and other pedes- trian pathways in accordance with the Active Transportation Plan. A transit stop will be provided at the intersection of Santa Fe Road and “C” Street to en- sure that transit is located no farther than ¼ mile from the development ar- eas that it serves. Implementation of The Link 16 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 LUE Section Goal/Policy How Project Complies the transit services to the transit stop is dependent on amendment of the City’s Short Term Transit Plan and project buildout. The Link 17 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with General Plan Circulation Element Circulation Ele- ment Section Goal/Policy How Project Complies Transit Service Policy 3.1.7 Transit Service Access. New development should be designed to facilitate access to transit service. There are two proposed transit stops with shelters along the east-west por- tion of Santa Fe in the interior of the eastern development area. These stops will connect the project to San Luis Obispo’s transit network via the pro- posed Prado Road connection to the north and Tank Farm Road directly to the south. Bicycle Transpor- tation Policy 4.1.4 New Development. The City shall require that new development provide end-of-trip facilities to encourage bicycle use and to make bicycling safe, convenient, and enjoyable. There will be a resting area and bicycle care center incorporated into a central location within the project. The center will have tire pumps, tire patch kits, and volunteer repair surfaces. Walking Policy 5.1.3 New Development. New development shall pro- vide sidewalks and pedestrian paths consistent with City policies, plans, programs, and stand- ards. When evaluating transportation impact, the City shall use a Multimodal Level of Service analysis. The project will include bicycle paths and lanes, sidewalks and other pedes- trian pathways in accordance with the Active Transportation Plan. A transit stop will be provided at the intersection of Santa Fe Road and “C” Street to en- sure that transit is located no farther than ¼ mile from the development ar- eas that it serves. Implementation of the transit services to the transit stop is dependent on amendment of the City’s Short Term Transit Plan and project buildout. Multi-Modal Cir- culation Policy 6.1.4 Defining Significant Circulation Impact: Any deg- radation of the level of service shall be mini- mized to the extent feasible in accordance with the modal priorities established in Policy 6.1.2 and Table 2. If the level of service degrades be- low thresholds established in Policy 6.1.2 and Ta- ble 2, it shall be determined a significant impact for purposes of environmental review under the California Environmental Quality Act (CEQA). For roadways already operating below the estab- lished MMLOS standards, any further degrada- tion to the MMLOS score will be considered a significant impact under CEQA. Where a potential impact is identified, the City in accordance with the modal priorities established in Policy 6.1.2 and Table 2, can determine if the modal impact in question is adequately served through other means e.g., another parallel Degradation of the operational level of service is no longer considered to be nor permitted to be) a significant envi- ronmental impact. For the purposes of General Plan and Circulation Element conformity, however, the project will consider the MMLOS impacts of the project and any improvements needed to comply with City standards. The Link 18 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Circulation Ele- ment Section Goal/Policy How Project Complies facility or like service. Based on this determina- tion, a finding of no significant impact may be determined by the City. Multi-Modal Cir- culation Policy 6.1.5 Mitigation. For significant impacts, develop- ments shall be responsible for their fair share of any improvements required. Potential improve- ments for alternative mode may include, but are not limited to: A. Pedestrian: Provision of sidewalk, providing or increasing a buffer from vehicular travel lanes, increased sidewalk clear width, providing a continuous barrier between pe- destrians and vehicle traffic, improved cross- ings, reduced signal delay, traffic calming, no right turn on red, reducing intersection crossing distance. B. Bicycle: Addition of a bicycle lane, traffic calming, provision of a buffer between bicy- cle and vehicle traffic, pavement resurfacing, reduced number of access points, or provi- sion of an exclusive bicycle path, reducing intersection crossing distance. C. Transit: For transit related impacts, devel- opments shall be responsible for their fair share of any infrastructural improvements required. This may involve provision of street furniture at transit stops, transit shel- ters, and/or transit shelter amenities, pullouts for transit vehicles, transit signal prioritization, provision of additional transit vehicles, or exclusive transit lanes. The project will be adding significant cir- culation and multi-modal improvements to the area that will have a widespread positive impact on the City. The pedes- trian, bicycle, and transit improvements will be developed based on guidance from City staff and consistent with City standards. Multi-Modal Cir- culation Policy 6.1.6 City Review: When new projects impact the ex- isting circulation system, the City shall review the effectiveness and desirability of “direct fix” miti- gation improvements to address MMLOS im- pacts. Where a significant Impact is found, alter- native system wide project mitigations may be submitted for consideration to the City in accord- ance with the modal priorities established in Pol- icy 6.1.2 and Table 2. Exceptions shall be based on the physical conditions of the right-of-way to support additional improvements. If the right-of way in question cannot address onsite mitiga- tion, appropriate offsite improvements that have direct nexus to and effectively address the spe- cific impacts created by the project may be con- sidered. Portions of the Tank Farm Road right-of- way are adjacent to wetland areas with protected and sensitive plant and ani- mal species. Given these conditions, full build-out of the street corridor in some locations may not be possible for envi- ronmental reasons. The precise loca- tion and width of Tank Farm Road right- of-way may need to be tailored and will be determined based on traffic and civil engineering studies to be conducted during the entitlement, de- sign, and environmental review phases. The Link 19 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Circulation Ele- ment Section Goal/Policy How Project Complies Neighborhood Traffic Manage- ment Policy 8.1.2 Residential Streets: The City should not approve commercial development that encourages cus- tomers, employees or deliveries to use Residen- tial Local or Residential Collector (Minor and Ma- jor) streets. Access to commercial and industrial uses will be from local streets off of ar- terial and collector roads. Residential developments have discrete separated access points that would not be used for commercial access or deliveries. Neighborhood Traffic Manage- ment Policy 8.1.6 Non-Infill Development: In new, non-infill devel- opments, dwellings shall be set back from Re- gional Routes and Highways, Parkway Arterials, Arterials, Residential Arterials, and Col- lector streets so that interior and exterior noise standards can be met without the use of noise walls. Residential components of the project will be served by local streets or private driveways beyond arterial or collector roads. The two largest residential com- ponents are more discretely located on the edge of other development. Siting of these areas was done to buffer resi- dents from noise sources. Street Network Changes Policy 9.1.1 New Development: The City shall require that new development assumes its fair share of re- sponsibility for constructing new streets, bike lanes, sidewalks, pedestrian paths and bus turn- outs or reconstructing existing facilities. Details of project financing will be pro- vided to show how costs for public facil- ities and services will be addressed. Cost-sharing between the applicant and City will be a component of this infra- structure financing plan and pro-forma. Scenic Roadways Policy 15.1.2 Development Along Scenic Routes: The City will preserve and improve views of important scenic resources form streets and roads. Development along scenic roadways should not block views or detract from the quality of views. A. Projects, including signs, in the viewshed of a scenic roadway should be considered as sensitive" and require architectural review. B. Development projects should not wall off scenic roadways and block views. C. As part of the city's environmental review process, blocking of views along scenic road- ways should be considered a significant envi- ronmental impact. D. Signs along scenic roadways should not clut- ter vistas or views. E. Streetlights should be low scale and focus light at intersections where it is most needed. Tall light standards should be avoided. Street lighting should be inte- grated with other street furniture at loca- tions where views are least disturbed. How- ever, safety priorities should remain supe- rior to scenic concerns. F. Lighting along scenic roadways should not degrade the nighttime visual environment and night sky per the City’s Night Sky Preser- vation Ordinance. Figure 3 of the Circulation Element shows that portions of Tank Farm Road are designated as having medium or high scenic value. Given that much of the Tank Farm frontage between devel- opment areas will remain as open space, important view corridors will re- main intact. Specific potential visual im- pacts associated with new development along the street corridor will be evalu- ated through development plan and en- vironmental review processes. The Link 20 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Circulation Ele- ment Section Goal/Policy How Project Complies Circulation Ele- ment Implemen- tation, Program Funding and Management Policy 16.2.4 Evaluate Transportation Effects. Major develop- ment proposals to the City will include displays of the proposal’s interfaces with nearby neigh- borhoods, and indicate expected significant qual- itative transportation effects on the entire com- munity. The street improvements included in the project, especially those to the re- gional arterial route - Tank Farm Road, and the commercial collector - Santa Fe, will enhance and improve areawide cir- culation. This constitutes a positive qualitative transportation effect that will affect many beyond those living or working in the project. Suitable graphic images will be produced to show how the development connects with other surrounding areas. The Link 21 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with General Plan Housing Element Housing Ele- ment Section Goal/Policy How Project Complies Mixed Income Housing Policy 4.1 Within newly developed neighborhoods, housing that is affordable to various economic strata should be intermixed rather than segre- gated into separate enclaves. The mix should be comparable to the relative percentages of ex- tremely low, very-low, low, moderate and above- moderate income households in the City’s quan- tified objectives. Affordable housing units will be devel- oped in the project to meet the City’s Inclusionary Ordinance. Consistent with this policy, the deed-restricted afforda- ble units will be a mix of unit types that are available to different income levels, and intermixed throughout the residen- tial and mixed-use development areas. Beyond the required inclusionary units in the project, the range of sizes and the density of the project qualify as afforda- ble to lower and moderate-income households according to HCD’s criteria. The product mix will be virtually all multi-family residential units including studios, one-bedroom units, two-bed- room units, and a limited number of three-bedroom units. The product mix has intentionally been skewed to the lower and moderate-income housing types. Mixed Income Housing Policy 4.2 Include both market-rate and affordable units in apartment and residential condominium projects and intermix the types of units. Afforda- ble units should be comparable in size, appearance, and basic quality to market-rate units. The types of affordable units offered will reflect a proportional share of the total units to provide a variety of rental options and to be in parity with market- rate units. Housing Variety Policy 5.1 Encourage mixed-use residential/commercial projects in all commercial zones, especially those close to activity centers where compatible with existing and planned surrounding development. The mix of proposed uses in the project will complement the commercial, em- ployment, and residential uses now planned in the vicinity of the site. The project addresses housing, employ- ment, and service needs in the commu- nity through a combination of design excellence, value-added features, and location. The project includes two areas Areas 1 and 11) which include commer- cial that is horizontally and vertically in- termixed with the residential units. Housing Produc- tion Policy 6.8 To help meet the 6th cycle RHNA production tar- gets, the City will support residential infill development and promote higher residential density where appropriate. The project’s residential and mixed-use components will provide a variety of unit types generally of smaller sizes that will benefit the city in meeting its RHNA requirements. Density bonuses will be utilized to create added density oppor- tunities. The project’s residential The Link 22 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Housing Ele- ment Section Goal/Policy How Project Complies density is approximately 23.9 density units per net acre or 32.7 dwelling units per net acre. The site functions as an infill location due to existing and pro- posed development of business, em- ployment, and shopping areas within walking distance. In particular, the de- velopment of Area 11 on Tank Farm Road just east of Innovation Way pro- vides a development opportunity within walking and biking distance of the South Higuera Plaza shopping center, the Pub- lic Market, and the employment areas east of South Higuera between Prado Road and Suburban Road. Neighborhood Quality Policy 7.2 Higher density housing should maintain high quality standards for unit design, privacy, security, amenities, and public and private open space. Such standards should be flexible enough to allow innovative design solutions. Residential development will include private and common open spaces areas, shared amenities like clubhouses and pools, and be of quality design and con- struction. Neighborhood Quality Policy 7.3 New residential developments should incorpo- rate pedestrian and bicycle linkages that provide direct, convenient and safe access to ad- jacent neighborhoods, schools, parks, and shopping areas. The residential units in the project will have bike linkages and pedestrian paths to provide access within the project boundaries and beyond. All bike and pedestrian facilities as recommended in the Active Transportation Plan will be implemented including a Class I bike path on Tank Farm Road, Class II bike lanes on both sides of Tank Farm Road and “A” and “B” Streets, and Class IV bike paths on both sides of Santa Fe, north of Tank Farm Road. Other bicycle linkages include connections to the Serra Meadows/Margarita Class I bike path, the “Hoover” Class I bike path on south Santa Fe, and the “Avila Ranch” Class I bike path located in the Tank Farm Creek corridor on the west side of the project. A public park is located ad- jacent to the largest residential multi- family Area 8. Neighborhood Quality Policy 7.5 Housing should be sited to enhance safety along neighborhood streets and in other public and semi-public areas. The larger residential areas are ac- cessed from driveways off of local streets and are in close proximity to other compatible uses. Multi-family Area 8 also has the benefit of having a neighborhood park across the street. Parking areas and common open space The Link 23 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Housing Ele- ment Section Goal/Policy How Project Complies areas are situated in close proximity to units ensuring that there are open views to these features increasing safety for residents. Internal sidewalks and pe- destrian corridors are connected to ex- ternal perimeter sidewalks and trails no less frequently than every 400 feet of public street frontage. Neighborhood Quality Policy 7.6 The physical design of neighborhoods and dwell- ings should promote walking and bicycling and preserve open spaces and views. The project will include bicycle paths and lanes, sidewalks, and other pedes- trian pathways in accordance with the Active Transportation Plan. In addition, the project will include a connection to the Avila Ranch bike and pedestrian trail to the south, and to the Damon Garcia Sports Fields to the north, to provide ac- cess to other areas of the City. All of the proposed residential areas in the pro- ject will have views to the South Street hills and intervening open spaces. Neighborhood Quality Policy 7.9 Encourage neighborhood design elements that improve overall health of residents such as providing safe and convenient opportunities to access healthy food and attractive places for recreational exercise. Specific neighborhood design elements within the project have direct health benefits including the network of pe- destrian and bike paths, to and through properties to the east and west, and the proximity to convenience goods centers within the project, and nearby like the Marigold Shopping Center to the east, to provide access to healthy foods. Two parks are proposed in the project that will include different amenities and pro- vide attractive areas for exercise. Resi- dential development will include private and common open spaces areas, and shared amenities like clubhouses and pools Sustainable Housing Policy 9.1 Residential developments should promote sus- tainability consistent with the Climate Action Plan (CAP) and California Building Energy Effi- ciency Standards (Title 24) in their design, placement, and functionality. Residential development will be re- quired to meet Title 24 requirements and many of the project’s sustainability features like bike and pedestrian con- nections, parks, and access to services are consistent with the CAP. Building energy efficiency standards that will en- able the project to comply with the “net zero” energy requirements and compli- ance with the City’s Reach Code. Elec- tricity shall be the only energy source for the entirety of project operations The Link 24 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Housing Ele- ment Section Goal/Policy How Project Complies including but not limited to space condi- tioning, water heating, illumination, cooking appliances, and plug loads Sustainable Housing Policy 9.2 Residential units, subdivision layouts, and neigh- borhood amenities should be coordinated to support sustainable design. Residential developments in the project have been designed to promote walking and biking and to be connected to area services and jobs which are the tenets of sustainable design. Regional Vision for Housing Goal 1 Strengthen Community Quality of Life – We be- lieve that our Region’s quality of life depends on four cornerstones to foster a stable and healthy economy for all: resilient infrastructure and resources, adequate housing supply, busi- ness opportunities, and educational pathways. The project includes new commercial development to provide business op- portunities and new jobs, 725 new resi- dential units, and new infrastructure im- provements. Regional Vision for Housing Goal 2 Share Regional Prosperity – We believe that our Region should share the impacts and benefits of achieving enduring quality of life among all people, sectors and interests. The project will meet its Inclusionary Housing Ordinance requirements onsite providing opportunities for all income levels to have access to safe and sus- tainable housing. Regional Vision for Housing Goal 3 Create Balanced Communities – We believe that our Region should encourage new development that helps to improve the balance of jobs and housing throughout the Region, providing more opportunities to residents to live and work in the same community. The project includes new commercial development and housing together which addresses City goals to improve its jobs-housing balance. The modified project will result in an internal jobs- housing ratio of 2.21:1. By comparison, the existing land use designations pro- vide for a jobs-housing ratio of 7.25:1, which would exacerbate and degrade the City imbalance. Regional Vision for Housing Goal 4 Value Agriculture & Natural Resources – We be- lieve that our Region’s unique agricultural resources, open space, and natural environ- ments play a vital role in sustaining healthy local communities and a healthy economy, and there- fore should be purposefully protected. The project includes proposes to create a conservation easement over the 250- acre property at the center of the site that includes wetlands and other sensi- tive plant and animal resources. Regional Vision for Housing Goal 6 Foster Accelerated Housing Production – We be- lieve that our Region must achieve efficient planning and production of housing and focus on strategies that produce the greatest impact. The State has identified that there is a housing crisis in California. The pro- posed 725 new residential units will help the City meet its RHNA require- ments and place housing where people work. Regional Vision for Housing Pol- icy R-2 Encourage an adequate housing supply and resil- ient infrastructure, services, and resources to im- prove the balance of jobs and housing through- out the Region. The project will have an internal jobs- housing ratio of 2.21, more closely meeting the General Plan’s requirement that new projects not exacerbate the jobs-housing imbalance. By comparison, the existing site land uses for the site would have a jobs-housing ratio 7.25, The Link 25 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Housing Ele- ment Section Goal/Policy How Project Complies which would significantly worsen the imbalance. Regional Vision for Housing Pol- icy R-7 Support housing development that is located within existing communities and strategically planned areas. The City has a compact urban form, and development as proposed within the ur- ban reserve and surrounded by City de- velopment, is providing infill develop- ment, rather than sprawl. The Link 26 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with General Plan Noise Element Noise Element Section Goal/Policy How Project Complies Noise Element Goal 5 Prevent incompatible land uses from encroach- ing on existing or planned uses which are desired parts of the community, but produce noise. The industrial uses, which have the highest potential for land use conflicts with residential uses, such as potentially creating noise, are located on the west- ern edge of the east development area, farthest away from the residential uses. Noise Element Policy 1.3 New Development Design and Transportation Noise Sources. New noise-sensitive development shall be located and designed to meet the maxi- mum outdoor and indoor exposure levels of Ta- ble 1. The main noise source to the project is automobile traffic along Tank Farm Road, and in the future, automobile traffic along the northern extension of Santa Fe Road. Buildings within the pro- ject will be strategically located to block and attenuate sound to the most noise sensitive residential uses beyond. Standard construction techniques will provide for compliance with interior noise standards. Common outdoor uses will be oriented so that they comply with outdoor noise standards. Noise Element Policy 1.6 New Development and Stationary Noise Sources. New development of noise-sensitive land uses may be permitted only where location or design allow the development to meet the standards of Table 2, for existing stationary noise sources. Noise-sensitive residential uses have been strategically located to areas far- ther away from the main transportation noise sources. The industrial uses, which have the highest potential for land use conflicts with residential uses, such as potentially creating noise, are located on the western edge of the east development area, farthest away from the residential uses. Noise Element Policy 1.8 Preferred Noise Mitigation Approaches. When approving new development of noise-sensitive uses or noise sources, the City will require noise mitigation in the descending order of desirability shown below. For example, when mitigating outdoor noise exposure, providing distance be- tween source and recipient is preferred to providing berms and walls. Before using a less desirable approach, the applicant must show that more desirable approaches are not effective or that it is not practical to use the preferred ap- proaches consistent with other design criteria based on the General Plan. 1.8.1. Mitigating Noise Sources Project development will follow mitiga- tion strategies recommended by a re- quired noise study. Land uses in the project have been specifically located to address potential noise exposure con- cerns with buildings located along street frontages helping to attenuate and diffuse sound and locating noise sensitive uses farther from noise sources. This strategy is consistent with the hierarchy of mitigation strategies listed in this policy. The project does not intend to rely on walling off develop- ment to address noise concerns. The Link 27 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Noise Element Section Goal/Policy How Project Complies A. Arrange activity areas on the site of the noise-producing project so project features, such as buildings containing uses that are not noise-sensitive, shield neighboring noise-sensitive uses; B. Limit the operating times of noise-producing activities; C. Provide features, such as walls, with a pri- mary purpose of blocking noise. 1.8.2. Mitigating Outdoor Noise Exposure A. Provide distance between noise source and recipient; B. Provide distance plus planted earthen berms; C. Provide distance and planted earthen berms, combined with sound walls; D. Provide earthen berms combined with sound walls; E. Provide sound walls only; F. Integrate buildings and sound walls to create a continuous noise barrier. 1.8.3. Mitigating Indoor Noise Exposure A. Achieve indoor noise level standards assum- ing windows are open B. Achieve indoor noise level standards assum- ing windows must be closed (this option re- quires air conditioning or mechanical venti- lation in buildings.) Noise Element Program 1.13 Noise Studies. Where a project may expose peo- ple to existing noise levels or projected built-out noise levels exceeding acceptable limits, the City shall require the applicant to provide a noise study early in the review process so that noise mitigation may be included in the project design. The City will maintain standards and procedures for the preparation of noise studies. (See the Noise Guidebook for specifics.) The project environmental review pro- cess will include a noise study which will evaluate the design and propose mitiga- tion measures to comply with noise lev- els for indoor and outdoor uses identi- fied in the Noise Element. The Link 28 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with General Plan Safety Element Safety Element Section Goal/Policy How Project Complies Safety Element Policy 3.0 Adequate Fire Service. Development shall be ap- proved only when adequate fire suppression ser- vices and facilities are available or will be made available concurrent with development, consid- ering the setting, type, intensity, and form of the proposed development. Project construction will include fire hy- drants, backflow prevention devices, and sprinklers to assist with any future fire suppression needs. The project pro- poses a location on Santa Fe north of Road “B” for the planned fifth (perma- nent) City fire station, which would serve southern San Luis Obispo. Safety Element Policy 4.7 Avoiding Liquefaction Hazards. Development may be located in areas of high liquefaction po- tential only if a site-specific investigation by a qualified professional determines that the pro- posed development will not be at risk of damage from liquefaction. The Chief Building Official may waive this requirement upon determining that previous studies in the immediate area provide sufficient information. Figure 5 of the Safety Element shows that the site has a high liquefaction po- tential. Consistent with this policy, a site-specific technical study will be done to make recommendations related to site preparation and foundation design. Safety Element Policy 5.2 Minimizing Hazardous Materials Exposure. Peo- ple’s exposure to hazardous substances should be minimized. For decades there has been ongoing remediation work in the former Chev- ron tank farm to clean up the soils and groundwater in the area. Most of the areas currently proposed for develop- ment have been remediated, or will be remediated by 2024. Safety Element Policy 7.0 Uses in the Airport Land Use Plan Area: Devel- opment should be permitted only if it is con- sistent with the requirements of the California State Aeronautics Act (Public Utilities Code 21670, et. seq.), guidance from the California Airport Land Use Planning Handbook, other re- lated federal and state requirements relating to airport land use compatibility planning, and the San Luis Obispo County Regional Airport Land Use Plan unless the City overrules a determina- tion of inconsistency in accordance with Section 21676.5 et. seq. of the Public Utilities Code. Pro- spective buyers of property that is subject to air- port influence should be so informed. A separate analysis was performed for the project’s consistency with the ALUP, and the project was found to be con- sistent with the noise, safety, and over- flight metrics. A 7460-1 FAA review has been initiated. Per AASP Policy 4.5.3, all residential units shall be designed to limit the aircraft-related 24-hour, 10- second interval interior peak noise Lmax) impacts to no more than 45 dec- ibels, five decibels less than in Table 4 or the current ALUP. Safety Element Policy 9.1 Emergency Preparedness and Response. There should be adequate planning, organization, and resources for emergency preparedness and emergency response. The proposed improvements to both Tank Farm Road and Santa Fe afford the residents and businesses within the de- velopment multiple routes for emer- gency access and potential evacuation needs. The project proposes a location on Santa Fe north of Road “B” for the The Link 29 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Safety Element Section Goal/Policy How Project Complies planned fifth (permanent) City fire sta- tion, which would serve southern San Luis Obispo. Safety Element Policy 9.13 Emergency Access and Evacuation. Substantial development will be allowed only where multi- ple routes of road access can be provided, con- sistent with other General Plan policies on devel- opment location and open space protection. Substantial development” means industrial, commercial, and institutional uses, multifamily housing, and more than ten single-family dwell- ings. ”Multiple routes” include vehicle connec- tions that provide emergency access only, as well as public and private streets. The proposed improvements to both Tank Farm Road and Santa Fe afford the residents and businesses within the de- velopment multiple routes for emer- gency access and potential evacuation needs. Safety Element Policy 9.18 Safety of Structures and Facilities. Existing and new structures and facilities should reflect adopted safety standards. New structures will be constructed to comply with applicable City and State safety standards. The Link 30 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with General Plan Conservation and Open Space Element Conservation and Open Space Element Section Goal/Policy How Project Complies Air Policy 2.2.2 Health standards. Air quality should meet State and Federal standards, whichever are more pro- tective, for human health. The project will abide by all required air quality mitigation measures for both construction and operational conditions as determined by the environmental re- view process. Air Program 2.3.3 Alternative transportation/land use strategies. Implement public transit-, bicycle- and pedes- trian-oriented land use and design strategies in new development, as described in the Land Use and Circulation Elements of the General Plan to reduce the number of single-occupant trips in fossil-fueled vehicles. The project has been specifically de- signed to provide for a range of compat- ible land uses that will reduce single-oc- cupancy trips and comply with City jobs- housing balance goals. The project will include bicycle paths and lanes, side- walks, and other pedestrian pathways in accordance with the Active Transporta- tion Plan. Energy Policy 4.4.1 Pedestrian- and bicycle-friendly design. Resi- dences, work places and facilities for all other ac- tivities will be located and designed to promote travel by pedestrians and bicyclists. All land uses within the project will meet bicycle parking requirements. Energy Program 4.6.17 Require solar power for new dwellings. Within new single-family residential projects of 20 or more dwelling units, 5% of the total number of dwellings shall be built with photovoltaic solar collectors beginning in 2008; this percentage shall increase 4% each year until 2020. Multi- family residential developments shall be exempt from this requirement, except for common-use facilities such as recreation rooms, spas or swim- ming pools. In these cases, the common facilities shall be built with photovoltaic solar col- lectors. This is an antiquated requirement that has been superseded by new building code requirements and the City’s Reach” code. Currently, solar installa- tion is required for multi-family devel- opments of three stories or less. Com- mercial and mixed-use projects are not yet mandated for solar but may be by the time proposed development is ready for construction. Materials Pro- gram 5.5.7 Energy efficiency and Green Building in new de- velopment. The City shall encourage material and energy-efficient “green buildings” as certi- fied by the U.S. Green Building Council’s LEED Leadership in Energy and Environmental Design) Program or equivalent certification, as described below. (See also Chapter 4.6.14) Green Building Checklist” defined: In the items below, “green building checklist” means the checklist of a green building certification system approved by the Community Development De- partment. For projects greater than 5,000 There are not specific plans for buildings to meet LEED certification. However, the project intends to include energy ef- ficiency standards that will enable the project to comply with the “net zero” energy requirements and with the City’s Reach Code. Electricity shall be the only energy source for the entirety of project operations including but not limited to space conditioning, water heating, illumination, cooking appli- ances, and plug loads A green building The Link 31 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Conservation and Open Space Element Section Goal/Policy How Project Complies square feet of gross floor area, LEED is approved. For residential projects, LEED or the California Green Building Guidelines (with San Luis Obispo amendments) are approved. rating using another approved green building certification system approved by the Community Development Department. checklist will be submitted if requested or required at the time of construction. Materials Pro- gram 5.5.8 Recycling Facilities in New Development. Dur- ing development review, the City shall require fa- cilities in new developments to accommodate and encourage recycling. All project components will incorporate storage areas or other facilities to ac- commodate recycling. Natural Commu- nities Policy 7.5.2 Use of Native California plants in urban land- scaping. Landscaping should incorporate native plant species, with selection appropriate for lo- cation. For drought tolerant landscapes and to reduce water use, native plants will be predominantly featured in landscaping palettes. Natural Commu- nities Policy 7.5.5 Soil conservation and landform modification. Public and private development projects shall be designed to prevent soil erosion, minimize land- form modifications to avoid habitat disturbance and conserve and reuse on-site soils. The proposed project will meet City grading requirements. Natural Commu- nities Program 7.7.7 Preserve ecotones. Condition or modify devel- opment approvals to ensure that “ecotones,” or natural transitions along the edges of different habitat types, are preserved and enhanced be- cause of their importance to wildlife. Natural ecotones of particular concern include those along the margins of riparian corridors, marsh- lands, vernal pools, and oak woodlands where they transition to grasslands and other habitat types. Edge treatments for those development areas adjacent to the open space con- servation easement will provide for any necessary transitions to preserve and protect resources. Natural Commu- nities Program 7.7.8 Protect wildlife corridors. Condition develop- ment permits in accordance with applicable miti- gation measures to ensure that important corri- dors for wildlife movement and dispersal are protected. Features of particular importance to wildlife include riparian corridors, wetlands, lake shorelines, and protected natural areas with cover and water. Linkages and corridors shall be provided to maintain connections between habi- tat areas. Dedication of the 250-acre conservation easement and keeping the Acacia Creek corridor open will address accommodat- ing wildlife corridors. Natural Commu- nities Program 7.7.9 Creek Setbacks. As further described in the Zon- ing Regulations, the City will maintain creek set- backs to include: an appropriate separation from the physical top of bank, the appropriate floodway as identified in the Flood Management The proposed project will meet City-re- quired 35-foot setbacks from Acacia creek, FEMA floodway designations, and native riparian plants/wildlife habitat identified in relevant City-adopted The Link 32 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Conservation and Open Space Element Section Goal/Policy How Project Complies Policy, native riparian plants or wildlife habitat and space for paths called for by any City- adopted plan (Figure 4). In addition, creek set- backs should be consistent with the following: A. The following items should be no closer to the wetland or creek than the setback line: buildings, streets, driveways, parking lots, above-ground utilities, and outdoor com- mercial storage or work areas. B. Development approvals should respect the separation from creek banks and protection of floodways and natural features identified in part A above, whether or not the setback line has been established. C. Features which normally would be outside the creek setback may be permitted to en- croach where there is no practical alterna- tive, to allow reasonable development of a parcel, consistent with the Conservation and Open Space Element. D. Existing bridges may be replaced or wid- ened, consistent with policies in this Ele- ment. Removal of any existing bridge or res- toration of a channel to more natural condi- tions will provide for wildlife corridors, traf- fic circulation, access, utilities, and reasona- ble use of adjacent properties. plans. A graphic map/exhibit will be pro- vided to show how proposed develop- ment will be set back from Acacia Creek and relevant floodways in the area of proposed development that includes Acacia Creek in the eastern-most por- tion of the site. Open Space Pol- icy 8.3.3 Open space for safety. Secure open space where development would be unsafe. Generally, the following locations are considered to be unsafe: A. Areas within the most restrictive aviation safety zone as defined in the Airport Land Use Plan. B. Land straddling active or potentially active earthquake faults. C. Land where risks of ground shaking, slope in- stability, settlement, or liquefaction cannot be adequately mitigated. D. Areas subject to flooding, where the fre- quency, depth, or velocity of floodwaters poses an unacceptable risk to life, health, or property. E. Areas of high or extreme wildland fire haz- ard. The proposed project will meet devel- opment restrictions for San Luis Obispo Airport Safety Zones; the project’s de- velopment areas will mitigate other safety concerns regarding earth move- ment, flooding, and fire danger. A signif- icant portion of the project within the Airport Safety Zones will be included as open space in the Conservation Ease- ment. The Link 33 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Conservation and Open Space Element Section Goal/Policy How Project Complies Open Space Pol- icy 8.4.2 Open spaces access and restoration. The City in- tends to allow public access to open space that fosters knowledge and appreciation of open space resources without harming them and with- out exposing the public to unacceptable risk. The main goal is to protect open space and wild- life habitat, with a secondary goal of providing passive recreation where it will not harm the en- vironment. Approximately 76% of the proposed project site will be included as open space in a Conservation Easement. Lim- ited public access to this area may be al- lowed through public trails to the extent it does not pose an unacceptable risk to the pubic or damage the surrounding sensitive habitat or environment. Pub- licly accessible areas within the devel- opment areas will be designated as such; accessible areas within the Con- servation Easement area will be deter- mined by the Conservation Easement Agreement. Open Space Pol- icy 8.5.1 8.5.1. Public access. Public access to open space resources, with interpretive information, should be provided when doing so is consistent with protection of the resources, and with the secu- rity and privacy of affected landowners and occupants. Access will generally be limited to non-vehicular movement, and may be visually or physically restricted in sensitive areas. Public ac- cess to or through production agricultural land, or through developed residential lots, will be considered only if the owner agrees (Land for ac- tive recreation is typically designated Park” in the General Plan Land Use Map). The City shall also designate open space areas that are not intended for human presence or activity. Because of the environmental re- strictions and covenants that are re- quired to be placed on the property by the State and Chevron, there will be lim- ited public access to designated open space areas through public trails to the extent this access not pose an unac- ceptable risk to the pubic or damage the surrounding sensitive habitat or en- vironment. Publicly accessible areas within the development areas will be designated as such; accessible areas within the Conservation Easement area will be determined by the Conservation Easement Agreement. Open Space Pol- icy 8.5.6 Determination of appropriate uses for City- owned open space. Determination of the appro- priate land management practices and the recre- ational uses of City-owned open space lands shall be made on an area-specific basis, based upon the policies in the Conservation and Open Space Element, the Open Space Ordinance (SLOMC 12.22), and the adopted “Conservation Guide- lines for City-Owned Open Space Lands.” These policies will be applied through the public plan- ning and review process specified in the Conser- vation Guidelines, and will guide the preparation and adoption of conservation plans for City- owned open space properties. Uses and restrictions regarding open space within the Conservation Ease- ment area will be determined by the Conservation Easement Agreement. There is currently no City-owned open space. Views Policy 9.1.2 Urban Development. The City will implement the following principle and will encourage other New development in the project will take guidance from the Airport Area The Link 34 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Conservation and Open Space Element Section Goal/Policy How Project Complies agencies with jurisdiction to do so: urban devel- opment should reflect its architectural context. This does not necessarily prescribe a specific style, but requires deliberate design choices that acknowledge human scale, natural site features, and neighboring urban development, and that are compatible with historical and architectural resources. Plans for sub-areas of the city may re- quire certain architectural styles. Specific Plan design guidelines and Com- munity Design Guidelines on building massing, articulation, and architectural styles. Views Policy 9.1.3 Utilities and signs. In and near public streets, plazas, and parks, features that clutter, degrade, intrude on, or obstruct views should be avoided. Necessary features, such as utility and communi- cation equipment, and traffic equipment and signs should be designed and placed so as to not impinge upon or degrade scenic views of the Morros or surrounding hillsides, or farmland, consistent with the primary objective of safety. New billboard signs shall not be allowed, and ex- isting billboard signs shall be removed as soon as practicable, as provided in the Sign Regulations. Signs and utility equipment will be placed strategically so that they are functional, but do not block or impinge on important view corridors. Views Policy 9.1.4 Streetscapes and major roadways. In the acqui- sition, design, construction or significant modifi- cation of major roadways (highways/regional routes and arterial streets), the City will promote the creation of “streetscapes” and linear scenic parkways or corridors that promote the City’s visual quality and character, enhance adjacent uses, and inte- grate roadways with surrounding districts. To ac- complish this, the City will: A. Establish streetscape design standards for major roadways. B. Encourage the creation and maintenance median planters and widened parkway plantings. C. Retain mature trees in the public right-of- way. D. Emphasize the planting and maintenance of California Native tree species of sufficient height, spread, form and horticultural char- acteristics to create the desired streetscape canopy, shade, buffering from adjacent uses, and other desired streetscape characteristics, consistent with the Tree Or- dinance or as recommended by the Tree Streetscape design will incorporate street trees and parkway landscaping consistent with City standards. New util- ities will be installed underground. The Link 35 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Conservation and Open Space Element Section Goal/Policy How Project Complies Committee or as approved by the Architec- tural Review Commission. E. Encourage the use of water-conserving land- scaping, street furniture, decorative lighting and paving, arcaded walkways, public art, and other pedestrian-oriented features to enhance the streetscape appearance, com- fort and safety. F. Encourage and where possible, require un- dergrounding of overhead utility lines and structures. Views Policy 9.2.1 Views to and from public places, including sce- nic roadways. The City will preserve and improve views of important scenic resources from public places, and encourage other agencies with juris- diction to do so. Public places include parks, pla- zas, the grounds of civic buildings, streets and roads, and publicly accessible open space. In par- ticular, the route segments shown in Figure 11 are designated as scenic roadways. A. Development projects shall not wall off sce- nic roadways and block views. B. Utilities, traffic signals, and public and pri- vate signs and lights shall not intrude on or clutter views, consistent with safety needs. C. Where important vistas of distant landscape features occur along streets, street trees shall be clustered to facilitate viewing of the distant features. D. Development projects, including signs, in the viewshed of a scenic roadway shall be con- sidered “sensitive” and require architectural review. Figure 3 of the Circulation Element shows that portions of Tank Farm Road are designated as having medium or high scenic value. Given that much of the Tank Farm frontage between devel- opment areas will remain as open space, important view corridors will re- main intact. Building placement along Tank Farm Road will ensure that view corridors are provided, and that new development does not “wall off” views. Development throughout the project, including public spaces like parks, will have views to the South Street hills and intervening open spaces. Views Policy 9.2.2 Views to and from private development. Projects should incorporate as amenities views from and within private development sites. Pri- vate development designs should cause the least view blockage for neighboring property that al- lows project objectives to be met. Private development throughout the project will have views to the South Street hills and intervening open spaces. Views Policy 9.2.3 Outdoor lighting. Outdoor lighting shall avoid: operating at unnecessary locations, levels, and times; spillage to areas not needing or wanting il- lumination; glare (intense line-of-site contrast); and frequencies (colors) that interfere with as- tronomical viewing. Project lighting will comply with the City’s Night Sky Preservation require- ments included in the Zoning Regula- tions. The Link 36 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Conservation and Open Space Element Section Goal/Policy How Project Complies Water Policy 10.3.1 Efficient water use. The City will do the following in support of efficient water use, and will encour- age individuals, organizations, and other agen- cies to do likewise: A. Landscaping: 1. Choose plants that are suitable for the cli- mate and their intended function, with em- phasis on use of native and drought-tolerant plants. 2. Prepare soils for water penetration and re- tention. 3. Design and operate suitable and efficient ir- rigation systems. 4. The City will encourage drought-tolerant landscaping, vegetable gardens and fruit trees in lieu of large expanses of lawn or other more water-demanding plantings. 5. Landscape maintenance: Landscaped areas will be properly designed for efficient water use, and shall be properly installed and maintained, including the upkeep and re- placement of low-flow irrigation fixtures and equipment. 6. Facilitate use of tertiary-treated water and seek to legalize use of grey water for non- potable household purposes. 7. Promote water conservation through leak control in residential, commercial, industrial and public plumbing systems. Landscaped areas will utilize drought tolerant and native plants to limit water use. Soil preparation treatments and on-going maintenance will be per- formed to assure that systems continue to function efficiently in the future. The Link 37 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with General Plan Parks and Recreation Element Parks and Rec- reation Ele- ment Section Goal/Policy How Project Complies Parks and Recre- ation Element Policy 1.3 Park Access Standards. The City shall seek to provide a neighborhood or community park within a half-mile, or ten-minute, walk of all resi- dents along streets and paths. In park-deficient areas where providing a new neighborhood park is not feasible, access improvements to existing parks and the creation of mini parks will be prior- itized. Two parks are proposed in the project that will include different amenities and provide attractive areas for exercise. The larger 2.1-acre park area is located to the southwest of the larger proposed R-4 residential area in the northeastern portion of the site. A second park site is identified adjacent to the stormwater basin just north of Tank Farm Road. As noted in describing the features of dif- ferent areas of the project, this park site is adjacent to a commercial area desig- nated for restaurant retail uses, and would include a small dog park area is proposed north of the City park near the northern property line. The project will also have connections to 600 Tank Farm Road which is constructing a bike path to the Damon Garcia Sports Com- plex. The project area vicinity has over 500 approved residential units planned beyond those included in the project. Therefore, the onsite public park will fill an important gap and shortfall in parks in the area. Parks and Recre- ation Element Policy 1.7 New Parks and Park Access in Existing Neighborhoods. The City shall seek to create new parks and/or improve access to existing parks in neighborhoods where there are gaps. The City should pursue the following specific opportuni- ties, also shown generally on Figure 4-2: Create a new neighborhood or community park in the South Higuera corridor (Sub-area 5); As noted above with the discussion of Policy 1.3, two new park sites are pro- posed within the development to serve residents, workers, and visitors. These park spaces will help offset notable gaps in park facilities within the area. In addi- tion, in-lieu park fees will be paid to help fund other parks in the vicinity of the project. Parks and Recre- ation Element Policy 1.9 New Parks with Future Development. The City shall continue to require that future Planned de- velopments and annexations dedicate ten acres of parkland per 1,000 residents. Of this amount, five acres shall be dedicated as a neighborhood park. The remaining five acres required under the ten acres per 1,000 residents in the residen- tial annexation policy may be located anywhere within the City’s park system in a way that helps to fulfill the goals and policies of this Plan, as Based on the 725 residential units with an average multi-family household size of 1.81 persons per dwelling unit (per the EPS impact fee nexus study), the project would create a demand for 13.1 acres of parkland. This will be met by 2.9 acres of public park space, 1.16 acres of private recreational facilities, and in-lieu fees for 9.04 acres. Of the 9.04 acres in lieu fees, the equivalent of The Link 38 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Parks and Rec- reation Ele- ment Section Goal/Policy How Project Complies directed by the Parks and Recreation Commis- sion. The City’s in-lieu fee program may be offered as an alternative for smaller development projects at the City’s dis- cretion. 2.5 acres will be used to support neigh- borhood parks in the adjacent Marga- rita Area. The balance will be used to support community wide facilities and parks facilities in other neighborhoods. Parks and Recre- ation Element Policy 2.2 Community-Desired Park Elements. Parks and facilities should be planned and designed to support community needs. For neighborhood and mini parks, this should involve consideration of the specific goals of neighborhood residents; for community parks, recreation facilities and special features, citywide needs take prece- dence. The proposed park will include typical amenities for a neighborhood park. Spe- cific features proposed will accompany the development plan submittal and will be reviewed by the Parks and Rec- reation Commission. Parks and Recre- ation Element Policy 3.1 Access by Foot, Bike, and Roll. New parks and fa- cilities should be located centrally to their service population, integrated with their community context, and easily accessed on foot, by bike, and roll. Where feasible, new parks should: Be accessible from multiple points; Face directly onto public streets; Be accessible from transit and active transpor- tation network; Be located adjacent to other community uses like schools, libraries, and commercial districts; Be located adjacent to multifamily housing. The planned 2.1-acre neighborhood park is planned at the project’s circula- tion focal point at “C” Street and Santa Fe. This location will have a transit stop, a pedestrian crossing, ample park- ing, and adjacent sidewalks and bike lanes. The Link 39 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with General Plan Water and Wastewater Element Water and Wastewater Element Sec- tion Goal/Policy How Project Complies Water and Wastewater Pol- icy A 5.2.5 Paying for Water for New Development. New development shall pay its proportionate or “fair share” for water supplies, expanded treatment and distribution system capacity and upgrades. The project will pay its proportionate share for extending water services to the site for proposed development. Water and Wastewater Pol- icy A 2.2.3 Wastewater Service for New Development. New development shall pay its proportionate or “fair share” of expanded treatment and collection sys- tem capacity and upgrades. New development will only be permitted if adequate capacity is available within the wastewater collection sys- tem and/or Water Resource Recovery Facility. The project will pay its proportionate share for accommodating wastewater sewer) services to the site for proposed development. The northern extension of Santa Fe will assist in the eventual ability of the Garcia Ranch project, lo- cated north of The Link, to develop since it currently has limited sewer and storm drainage capacity without con- necting to the sewer main in Tank Farm Road. The Link 40 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with Airport Area Specific Plan Airport Area Specific Plan Section Goal/Policy How Project Complies Conservation and Resource Management Policy 3.2.14 Chevron Property Open Space Lands. Designate open space lands on the Chevron property as a permanent ecological preserve dedicated to the preservation and enhancement of the area’s nat- ural resources, and public environmental educa- tion. The 257-acre intervening area between the development areas of the 332-acre site will be designated open space lands. A conservation easement will preserve and enhance the area’s natural resources. Conservation and Resource Management Policy 3.2.15 Continuous Open Space Corridors. Provide con- tinuous open space corridors that link open space resources within the Airport Area to re- sources outside of the Airport Area. The 257-acre open space area of the project would contribute to continuity of open space corridors within the Air- port Area. Conservation and Resource Management Policy 3.2.24 City Consideration of “Changed Conditions” on the Chevron Property following remediation and restoration. It is acknowledged that Chevron has prepared a remediation plan for its property ad- dressing the contaminated areas on the site. The remediation plan has been reviewed by mul- tiple agencies (including: Army Corps of Engi- neers, California Department of Fish and Wildlife, Regional Water Quality Control Board) as part of the EIR prepared for the Chevron Tank Farm Re- mediation and Development project. The Chev- ron EIR found that the remediation project will impact wetlands and other terrestrial habitat on the site. The EIR requires mitigation measures that provide for the replacement and restoration of wetland and terrestrial habitat on-site follow- ing the remediation project. After completion of the restoration component of the project ongo- ing monitoring and maintenance of restoration activities will be required (per EIR mitigation) to ensure compliance. The restored wetlands and terrestrial habitat areas shall be included within a permanent open space easement. Consistent with mitigation measures of the Chevron EIR, the intervening area between the development areas will re- main as open space in a conservation easement. Land Use Goal 4.1.1 Urbanization and Resource Protection. Urbaniza- tion of the Airport Area in a manner consistent with City goals for resource protection. The project proposes development in areas identified for urban development in the City and County General Plans, and the preservation of open space area, consistent with City goals for re- source projection. Land Use Goal 4.1.2 Job Creation. Further the City’s goals for growth management, economic development, and com- munity character by designating land uses The project includes a mix of office, commercial and industrial uses that will support over 2,000 new jobs. Retail and residential land uses will provide for The Link 41 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Airport Area Specific Plan Section Goal/Policy How Project Complies which facilitate and encourage the creation of high quality base-level and support-level jobs in the Airport Area. housing and businesses with services in close proximity to one another, as well as housing in close proximity to other employers in south San Luis Obispo. The addition of residential units in the west- ern development area (Area 11) will place new residential units close to neighborhood services at Higuera Plaza and the Public Market, and employment areas in the Hind and Granada Business Parks. Land Use Goal 4.1.3 Compact Urban Form. A compact urban form that minimizes sprawl onto surrounding agricultural and rural lands. The project proposes a compact urban form including a mix of industrial, retail and residential land uses with over 77% of the site designated as open space. Overall, density of the project is esti- mated to be 24 density units to the acre, and 32 dwelling units per acre on the development portions of the project site. Development on the project site as proposed will reduce the need to ex- pand the Urban Reserve line in the fu- ture. Land Use Goal 4.1.5 Employment Opportunities. Employment oppor- tunities appropriate for area residents’ desires and skills. The mixed-use nature of the develop- ment area will benefit residents by providing housing within walking or bik- ing distance (no more than 2.5 miles) of existing employment centers. There is also 150,000 SF of neighborhood com- mercial uses within one-half mile of the east development areas and 125,000 SF of neighborhood commercial uses within one-half mile of the west devel- opment area. The project will accom- modate over 2,000 jobs, with 75% per- cent of those jobs considered to be head of household jobs. Land Use Goal 4.1.6 Land Use Compatibility. Compatibility with exist- ing and proposed uses both inside and outside the Airport Area. The project proposes development in areas identified for urban development in the City and County General Plans. Several of the residential development areas are located near uses that may have activities that are incompatible with residential uses; however, site con- ditions and development standards will eliminate these potential impacts. Area 11, the mixed use project east of The Link 42 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Airport Area Specific Plan Section Goal/Policy How Project Complies Innovation Way is separate from the service commercial and wrecking yard uses by more than 100 feet at its near- est point. Commercial uses on the ground floor provide buffering. The Area 10 multifamily site is located adja- cent to service commercial uses on the south side of Santa Fe. However, Acacia Creek provides an effective physical buffer with the service commercial uses at least 150 feet from the nearest resi- dential structure. Within the develop- ment itself, the industrial uses are sepa- rated from the more sensitive uses by offices, R&D uses, and retail/commer- cial uses. Land Use Goal 4.1.7 Sense of Place. New development that contrib- utes to a sense of place. This includes arranging the improvements around central nodes or linear features such as riparian open space corridors, and by creating mini-parks or facilities as focal points for neighborhoods. The project will include a synergistic mix of land uses consistent with other parts of the City and will maintain a large cen- tral open space area, in addition to a public park and common outdoor use areas integrated as neighborhood focal points. Land Use Goal 4.1.8 Protect and Enhance Natural Features. Protec- tion and enhancement of natural features such as creeks, wetlands, and grasslands, within a sys- tem of permanent open space. The project proposes to protect and en- hance natural features by preserving Acacia Creek in an open channel and protecting open space areas through a conservation easement. Land Use Goal 4.1.9 Airport Operations. Airport Area land uses and development, including Airport Compatible Open Space, compatible with the long-term operation of the airport, and enhancing the viability of the airport as a regional transportation facility. The project is compatible with Airport Area land uses and development and will not impede long-term operation of the airport. See separate airport land use plan compatibility analysis. Land Use Goal 4.1.10 Balance of Conservation and Development. A balanced conservation and development pro- gram that enhances public safety, community character and natural resource values while rem- edying long-standing environmental and aesthetic problems. With 77% of the project site designated open space, the project balances con- servation with development. The mix of proposed land uses in a walkable envi- ronment would enhance public safety and community character through acti- vation of the site, while remedying long- standing environmental and aesthetic problems. Land Use Policy 4.3.6 Tank Farm Site. The Chevron Remediation and Development project and its accompanying EIR provides for a comprehensive development and conservation plan for the entire property. This The proposed project is consistent with the Chevron Remediation and Develop- ment project and its accompanying EIR. The Development Agreement would The Link 43 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Airport Area Specific Plan Section Goal/Policy How Project Complies development plan includes mitigation measures adopted with the Chevron Tank Farm Remedia- tion and Development Project EIR and must meet with the approval of federal, state and lo- cal agencies with jurisdiction over the hazards and natural resources present, and includes: A. A detailed resource management plan to pro- tect and enhance natural resources found on the Tank Farm Site, including sensitive species and their habitats (e.g., wetlands, riparian corridors, and native grasslands). B. Conservation easements for the permanent protection of natural resources dedicated to an appropriate trustee agency such as the City, County, RWQCB or SLO Land Trust. C. A detailed, site-specific plan for remediation of contaminated areas associated with developing areas designated for development and habitat restoration consistent with the Remedial Action Plan evaluated with the Chevron Tank Farm EIR 2013-2014). D. An implementation plan that links develop- ment entitlements to completion of specific re- mediation and habitat-improvement actions. E. A mechanism, such as an endowment, for im- plementing the long-term monitoring, enhance- ment and maintenance included in the plan. describe the open space easement for the permanent protection of natural re- sources on the site dedicated to the City. A detailed plan for remediation of contaminated areas associated with de- veloping areas will be provided con- sistent with the Chevron Tank Farm EIR. A plan for long-term monitoring, en- hancement, and maintenance and an implementation plan describing devel- opment entitlements and associated re- mediation and habitat-improvement ac- tions will be included in the Develop- ment Agreement. Land Use Policy 4.3.7 Tank Farm Road Improvements. Prior to develop- ment of the Tank Farm site, Chevron, or its suc- cessor in interest, must provide a tentative map with preliminary design plans for improvements to Tank Farm Road adjacent to its property. The design plans will address roadway design stand- ards provided in Chapter 6, including the road- way design, median and parkway landscaping, re-grading of the berms, re-location and replace- ment of chain link fencing with a more visually compatible solution, and alignment and design of on-street and off-street pedestrian and bicycle connections as shown in the circulation section, chapter 6. A tentative map with preliminary design plans for improvements to Tank Farm Road, including roadway design, median and parkway landscaping, re-grading of the berms, re-location and replacement of chain link fencing, and alignment and design of on-street and off-street pe- destrian and bicycle connections, would be provided prior to development of the Tank Farm site. Land Use Policy 4.3.11 Uses Not Listed. The Community Development Director is authorized to determine whether uses not listed in Table 4-3 are allowed or conditionally allowed, subject to the appeal The Community Development Director has the authority to determine if uses not listed in Table 4-3 are allowed, sub- ject to the established appeal proce- dures. This procedure does not allow The Link 44 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Airport Area Specific Plan Section Goal/Policy How Project Complies procedures established in the Municipal Code. The interpretation procedure is not used as a substitute for the amendment procedure to add new types of uses to a zone. for new types of uses to be added to an existing zone. Circulation Goal 6.1.4 Comprehensive Bikeway and Pedestrian System. Complete a series of Class I - facilities throughout the area as soon as possible to encourage com- muter use and an alternative to single occupant driving. Develop a comprehensive and connected bikeway and pedestrian system that connects the area’s employment centers to the broader community, promotes alternatives to the single occupant automobile, enhances the public’s enjoyment of the community’s open space resources, and connects the local bikeway system to the regional bikeway and pedestrian system such as the Bob Jones Trail. The project includes a highly integrated system of Class I, Class II, Class III and Class IV bike facilities that provide obvi- ous priority for this mode of transporta- tion. Connections from these facilities can be made to the offsite connections to the Serra Meadows bike path, the Avila Ranch bike path, and the connec- tion to Damon-Garcia Sports Park through 600 Tank Farm Road. The ap- plicant is also exploring additional recre- ational paths through the open space areas to augment the commuter facili- ties. All proposed roadways will include bike paths or lanes, sidewalks, and vehi- cle traffic buffers. The street improve- ments included in the project will en- hance the public’s enjoyment of the community’s open space resources and improve areawide circulation. Circulation Standard 6.4.1.2 Tank Farm Road is designated a parkway arterial and will have a continuous, four-lane, urban cross-section. The development plan includes special sections for different segments of Tank Farm Road, including a full 120-foot right of way along the frontages of the eastern and western development sites, and special sections in between to mini- mize environmental impacts while still providing for adequate and safe traffic flow, pedestrian flow, and bicycle traf- fic. Given environmental constraints as- sociated with the conservation ease- ment areas further to the west, differ- ent right of way configurations will likely be developed for the area between the east development sites and Innovation Way. In accordance with recent traffic studies and the update of the City’s traf- fic model and buildout projections, there will be one through lane in each direction along these areas with re- duced rights of way. Based on prelimi- nary studies, it is anticipated that The Link 45 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Airport Area Specific Plan Section Goal/Policy How Project Complies this reduced area will have a 90-foot right of way, with a through lane in each direction, a Class I bike path on the north and on the south, Class II bike lanes, a five-foot swale/shoulder for drainage, and an 8’-14’ safety median. The precise location of Tank Farm Road, and the width of the various sections in the project will be determined based on traffic and civil engineering studies to be conducted during the entitlement, design and environmental review phases. Circulation Goal 6.4.4 Establish a system of collector streets that con- nect arterials and local streets. As part of that system, extend Santa Fe Road north to the Prado Road extension and introduce a new collector through the property west of the Chevron property from Tank Farm Road linking with Sueldo Street. The project area will have a hierarchy of street improvements including the Park- way Arterial - Tank Farm Road and the commercial collector - Santa Fe, as well as local public streets identified as Streets “A”, “B” and “C” on the develop- ment plan. The project will also extend the Santa Fe roadway north. The Link 46 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Consistency with Community Design Guidelines Community Design Guide- lines Section Goal/Policy How Project Complies Goals for Design Quality and Character 1.4.A.3 The quality of development at city gateways and along key corridors is critical to the city's overall image for residents and visitors. The project will activate and enhance one of San Luis Obispo’s most important thoroughfares through circulation im- provements and quality mixed-use buildings and site design. Goals for Design Quality and Character 1.4.B Design to create and maintain pedestrian scale wherever appropriate. Pedestrian orientation and scale will be integrated in site planning, architectural design, articulation, and massing. Site Design Prin- ciple 2.1.C Site Function. The various activities and ele- ments proposed on a site should be logically lo- cated so the project will operate efficiently, and effectively address the needs of all users. The mix of uses in the proposed project would be located so the project will op- erate efficiently for all users. The two largest residential components are more discretely located on the edge of other development and provide open spaces and recreational amenities. Multi-family Area 8 in the northeast cor- ner of the project will be immediately adjacent to another approved residen- tial project at 600 Tank Farm. The in- dustrial uses are located on the western edge of the east development area, far- thest away from the residential uses. Enhanced pedestrian and bicycle con- nectivity would address the needs of all users. Commercial Pro- jects Design Guideline 3.1.A.2 Avoid “boxy” structures with large, flat wall planes by articulating building forms and eleva- tions to create interesting rooflines, building shapes, and patterns of shade and shadow. Special design standards would be es- tablished for the site to ensure that the city’s high development standards and expectations are met, including the de- sire for articulated building forms and interesting massing, roof forms, and materials. Commercial Pro- jects Design Guideline 3.1.B.3 Design consistency. Designs should demonstrate a consistent use of colors, materials, and detail- ing throughout all elevations of the building. Ele- vations which do not directly face a street should not be ignored or receive only minimal architec- tural treatment. Each building should look like the same building from all sides. Special design standards would include provisions for design consistency, in- cluding colors, materials, and detailing on all sides of the building. Industrial Project Design Guide- lines Goal 3.3.B.1 Architectural style. The architectural style of buildings in the business park/industrial category should incorporate clean simple lines. Buildings should project an image of high quality through Special design standards will encourage high-quality architectural styles for busi- ness park/industrial buildings by includ- ing guidelines for site design, massing, articulation, and materials. The Link 47 of 47 General Plan, AASP and Community Design Guidelines Consistency Analysis August, 2022 Community Design Guide- lines Section Goal/Policy How Project Complies the use of appropriate durable materials and well-landscaped settings. Multi-Family & Clustered Hous- ing Design 5.4.A.2 Multi-family units should be clustered. A project of more than 10 units outside the Downtown should separate the units into structures of six or fewer units. To accommodate smaller unit sizes and residential densities of more than 15 units per acre, it is not feasible to com- ply with this requirement. In order to comply with this guideline, the units would have to be 75% larger which con- flicts with the City and project objec- tives for the development of the site. Multi-Family & Clustered Hous- ing Design 5.4.B. Parking and driveways. Individual closeable gar- ages are the preferred method for providing parking for residents in multi-family projects. If garages within the residential structures are not provided, dispersed parking courts are accepta- ble. For the density proposed, it is not feasi- ble to provide garage spaces for all resi- dential units. Surface parking spaces in close proximity to units is the preferred solution and will be screened by build- ings and landscaping. Subdivision De- sign and General Residential Pro- ject Principle A Develop “neighborhoods.” Each new residential project should be designed to integrate with the surrounding neighborhood to ensure that it maintains the established character. Subdivisions in City expansion areas should be designed so that individual, separately developed projects work together to create distinct neighborhoods, instead of disjointed or isolated enclaves. The proposed project will add 725 multi-family housing units to the grow- ing Tank Farm Road neighborhood. Resi- dential neighborhoods within the pro- ject will be clustered around common open space areas and include facilities such as a recreation center or commu- nity building. Miscellaneous Design Details Guideline C Lighting. Exterior lighting should be designed to be compatible with the architectural and land- scape design of the project while preserving the night sky, and not create a nuisance for adjacent and nearby properties. See also the Night Sky Preservation standards in Chapter 17.23 of the Zoning Regulations. Exterior lighting within the project site would be compliant with Night Sky Preservation standards of the Zoning Regulations. Attachment F Airport Land Use Plan Consistency Analysis The Link 1 of 7 ALUP Conformity Analysis August, 2022 The Link Project Airport Land Use Plan Compatibility Analysis Project Location Relative to Airport Facilities The closest portions of the Project are located within 1,800 feet of airport Runway 11-29. One of the key factors in determining compatibility with the airport is the project’s location relative to flight paths, regular and frequent approaches and departures, and the ALUP’s various safety zone boundaries and noise contours. The location of the various safety zones is driven by mathematical criteria associ- ated with the location of the runway facilities, distance from the runway ends, approved and frequently used approach and departure corridors, and the probable elevation of aircraft at different points in their flight operations. As described in the recently amended Airport Land Use Plan (ALUP), the airport area is broken down into six zones which are based on Caltrans’ Airport Land Use Planning Handbook, with a slight modification of Handbook zones 3 and 6 to accommodate the mix of commercial and General Avi- ation traffic using Runway 11-29. The configuration of the zones is based on Handbook Figures 4B through 4G, and the zone dimensions described in Handbook Figure 3A for a Long General Aviation Runway (runway length of 6,000 feet or more). In addition to safety zone considerations, there are also airspace, avigation and instrumentation issues to consider. FAA Part 77 establishes imaginary surfaces to set the maximum height of structures in the vicinity of the airport. None of the proposed structures will conflict with these maximums. ALUP Policy 2.5.2.1 prohibits development of any structure that is higher than 200 AGL to protect the Part 77 air space surfaces. FAA Part 77.9 also has special regulations to control obstructions that may be a haz- ard to avigation or to airport instrumentation. Projects that have an elevation greater than 1/100th of their distance to the nearest runway end (that is, buildings and structures that penetrate an imaginary surface that projects from the edges of the runway at a slope of 1 foot vertical for 100 feet horizontal) are to be reviewed and cleared by the FAA through a Form 7460-1 FAA Application before construction is proposed that penetrates this imaginary surface. Based on the preliminary grading plan, several struc- tures may exceed the elevation for 7460-1 review, and an application has been submitted to the FAA for its review. Compatibility with the ALUP is also dependent on the existence of airport compatible open space near the project and the City regulations. The City has an adopted Airport Compatible Open Space Plan (ACOS) and the Airport Area Specific Plan qualifies and serves as a Detailed Area Plan (DAP) under the ALUP. The Link 2 of 7 ALUP Conformity Analysis August, 2022 Safety Zones A development-area specific analysis was prepared for the Project that assessed population density, coverage, dwelling unit density, and other relevant factors contained in the ALUP. The results of that analysis are shown on Table 1. The relevant Safety Areas that affect the project are Zone 1 (Run- way Protection Zone), Zone 2 (Inner Approach/Departure Zone), Zone 3 (Inner Turning Zone), and Zone 6 (Traffic Pattern Zone) and these zones are shown on Figure 1 (Application Figures A-1 and A-10) as they relate to the Project’s Development Areas. Safety Zone 1—Runway Projection Zone (RPZ). This area is comprised or off-airport areas that are the most likely to be impacted by safety, overflight and noise issues. The RPZ has subareas desig- nated by the FAA that include object-free zones and obstruction free zones. Per FAA and ALUP regula- tions there are only limited uses and activities that are permitted in the RPZ. According to FAA Circular AC 150, while it is desirable to clear all objects from the RPZ, some uses are permitted, provided they do not attract wildlife, are outside of the Runway Object Free Area (OFA), and do not interfere with naviga- tional aids. Automobile parking facilities, although discouraged, may be permitted, provided the parking facilities and any associated appurtenances, are located outside of the central portion of the RPZ. Fuel storage facilities may not be located in the RPZ. Land uses prohibited from the RPZ are residences and places of public assembly such as churches, schools, hospitals, office buildings, shopping centers, and other uses with similar concentrations of persons typify places of public assembly. A small 9,500 SF portion of the parking lot in Development Area 11 is located in the RPZ, but otherwise has no surface improvements or objects. Most of Development Area 7 is in the RPZ, and it is designated for a park/pond. Per FAA and City of San Luis Obispo requirements, the ponding basin has been designed so that there is a maximum 48–hour period when standing water will exist, and the pond will be remain completely dry between storms. The project site and site plan comply with the FAA and ALUP design requirements for Safety Zone 1 (RPZ) because it has no dwellings, no places of public as- sembly, has limited parking and ponding facilities on approximately 4 acres of the 79-acre RPZ, and all such facilities are outside of the central portion of the RPZ and outside of the Object Free Area and the Obstruction Free Areas. Safety Zone 2 (Inner Approach-Departure Zone)—This zone includes areas that have frequent traffic associated with straight in, straight-out approaches and departures, especially by commercial air- craft. Approximately 1.4 acres of the parking lot in Development Area 11 at the northeast corner of In- novation Way and Tank Farm Road is located in Safety Zone 2. According to ALUP Table 4-5, parking lots are not listed, but “vehicle, freight, and transit terminals, truck stops” are listed as “compatible” uses and are this listed use is the closest land use group to parking lots in the table. The project site and site plan comply with the land use and design requirements for Safety Zone 2 because there are no dwell- ings, no places of public assembly, and is the same or similar to a land use listed as “compatible” in Table 4-5. Safety Zone 3 (Inner Turning Zone)— This zone includes areas that have frequent traffic associ- ated with turning or maneuvering of General Aviation aircraft. Safety Zone 3 for the San Luis Obispo Re- gional Airport is an amalgamation of Caltrans Safety Zone 3 for medium length and long general aviation runways and is intended to recognize that virtually all General Aviation and Commercial aircraft use runway 11-29. Only commercial elements of the project are contained in Safety Zone 3, and there are no residential uses. Table 1 shows the density of development in Zone 3 for each Development Area. Since the project site is covered by an ACOS and a Detailed Area Plan (the City Airport Area Specific The Link 3 of 7 ALUP Conformity Analysis August, 2022 Plan), the maximum permitted average density over the portion of the Zone 3 area proposed for devel- opment is 84 persons (customers and employees) per gross acre, and the maximum permitted density is 280 persons per any single acre according to ALUP Table 4-2. All of the proposed uses are considered Compatible or Conditionally Compatible (subject to density limitations) according to ALUP Table 4-5. The average density in the Zone 3 portion of the Project proposed for development is 72.4, and the max- imum density of a single acre in Zone 3 is 233 compared to the permitted maximum of 280. The ALUP specifies maximum building lot coverage of 60% in Zone 3; the project has a building lot coverage of 25.8%. All buildings in Zone 3 are also no more than three habitable above-ground stories. The pro- ject site and site plan comply with the land use and design requirements for Safety Zone 3 in the ALUP because there are no dwellings, no development that exceeds the density limitations, all of the proposed uses are listed as “compatible” or “conditionally compatible” in ALUP Table 4-5, and the lot coverage is substantially less than the 60% maximum specified in the ALUP. Safety Zone 6 (Inner Turning Zone)— This safety zone is the “traffic pattern” zone that is out- side of the main approach and departure corridors. Safety Zone 6 contains all of the residential units proposed for the project, including Development Areas 1, 8, 10 and 11. All of the proposed uses are considered Compatible or Conditionally Compatible (subject to density limitations) according to ALUP Table 4-5. The permitted residential density in Zone 6 is “unlimited”. For purposes of disclosure, the average density in the two Development Areas that are exclusively residential (Development Areas 8 and 10) of Zone 6 are 34.8 and 28.7, respectively. Development Areas 1 and 11 are mixed use portions of the project and the maximum permitted average population density in Zone 6 per ALUP Table 4-2 is 300 persons per gross acre, and the maximum for any single acre is 1,200 persons per gross acre. Within Development Area 1, the average density is 215.8 persons per gross acre, and the maximum for any sin- gle acre in Development Area 1 is 639 person per gross acre. Within Development Area 11, the average density is 170.9 persons per gross acre, and the maximum for any single acre in Development Area 11 is 274.8 person per gross acre. For Zone 6 as a whole (excluding the open space and conservation areas) the average density is 72.4, and the maximum density of a single acre in Zone 3 is 233 compared to the permitted maximum of 280. The project site and site plan comply with the land use and design re- quirements for Safety Zone 6 in the ALUP because the both the residential and mixed use portions of the project do not exceed the density limits in ALUP Table 4-2. Noise Zones As with the safety area criteria, the noise impact contours also follow mathematical rules re- lated to noise dispersion, and aircraft type and flight frequency along established and flight corridors. Peak and average noise levels that are mapped in the ALUP were projected through the usage of the FAA’s Integrated Noise Model, and contours are normally mapped relative to runway centerlines. In the case of the San Luis Obispo Regional Airport, it is estimated that approximately 97%+ of the flights use Runway 11-29, and that those flights that use Runway 7-25 normally use Runway 25 as an alternate ap- proach. According to the Airport Master Plan, Runway 11-29 provides 98.9% favorable wind coverage, and so the usage of Runway 7-25 is rare. Therefore, the ALUP’s and the Master Plan’s airport noise con- tours are both mapped relative to the extended centerline of Runway 11-29, and there are no special contours for Runway 7-25. A noise study was also prepared for the ALUC by RS&H that utilizes the most current and validated version of the Integrated Noise Model confirmed these conclusions. The Link 4 of 7 ALUP Conformity Analysis August, 2022 As illustrated on ALUP Figure 3 (ALUP Figure 4-1), none of the designated Development Areas are within the CNEL 60 noise contours to the RSH Noise Study. The ALUP has established a maximum permitted exterior noise level of 65 CNEL for Extremely Sensitive Land Use (such as residences and dwellings). It also establishes an interior noise standard for residential uses of 45 dB(A) and 50 dB(A) for non-residential uses. The 65 dB(A) contours do not impact any of the Development Areas; and, assum- ing a sound level reduction of 20 dB(A) between exterior and interior noise levels as specified in the ALUP, no building interiors will be exposed to aircraft noise exceeding 40 dB(A). California Airport Reg- ulations in PUC Section 21669, and Section 5000 of the California Code of Regulations also states that 65 CNEL or less is acceptable for residential uses. Further, 65 CNEL and greater is considered compatible if there is an avigation easement, indoor noise exposure is limited to 45 dB(A) CNEL or less. The City noise standard is for an interior CNEL/Ldn of 45 dB(A) or less, and an outdoor level of 60 dB(A) or less. The ALUP noise contours show that none of the site’s Development Areas will be exposed to outdoor aircraft noise in excess of 60 dB(A), or interior aircraft noise of 40 dB(A) or greater. The Project com- plies with federal, state, City and ALUP standards. The project is consistent with ALUP noise policies N-1, N-2, N-3, N-4 and N-5. The Link 5 of 7 ALUP Conformity Analysis August, 2022 Figure 1 Safety Zones Covelop: TheLinkJuly11, 2022 Covelop: The Link A-1PeckPlanningandDevelopmentDevelopmentAreasandBuildingsKeyMap Figure 1 9 4 3 2 8 7 6 5 1211 10 14 13 1615 17 18 19 20 22 21 26252423 27 28 29 Area 11: Mixed Use (C-C/MU) Area 1: Mixed Use (C-C/MU) Area 2: Hangar Commercial (CS) Area 3: Professional Offices (BP-C-S) Area 4: District Flex Space (CS) Area 5: Research and Development (CS) Area 6: Industrial (CS) Area 7: Park/Pond (CS) Area 8: Multifamily 1 (R-4) Area 9: Medical Offices (BP-C-S) Area 10: Multifamily 2 (R-4) Area 12: Neighborhood Park Area 13: Fire Station Area 14: Overflow Parking (CS) See Figure A-2 and Attachment B for a statistical summary of building areas, parking and other site data for each subarea and each building. See Figure A- 10 for ALUP Safety Zones. RRM Design Group Tank Farm Road Tank Farm Road Santa Fe RoadSantaFe Road" B" Street A" Street" C" Street 30 Covelop: TheLinkJuly26, 2022 Covelop: The Link A-10July26, 2022 Peck Planning and Development Safety Zone 3 Safety Zone 2 RPZ Safety Zone 6 Safety Zone 6 Covelop: TheLinkLandPlanandALUPSafetyZonesFigureRRMDesignGroup Tank Farm Road Tank Farm Road Santa Fe RoadSantaFe Road" B" Street A" Street" The Link 6 of 7 ALUP Conformity Analysis August, 2022 Figure 3 Noise Zones Chapter 4 – San Luis Obispo Regional Airport Land Use Policies San Luis Obispo County Regional Airport – Airport Land Use Plan 4-7 Figure 4-1: San Luis Obispo County Regional Airport Noise Contours Source: RS&H, 2015 The Link 7 of 7 ALUP Conformity Analysis August, 2022 Table 1 ALUP Conformity Table Table 1 Airport Land Use Plan Conpatibility Analysis Reference Number See Figure A-1) Use Area/Uses Ground Floor Floors Total Floor Area Dwelling Units Commercial Square Footage RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 (1) Safety Zone 6 (2) Total RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total Area 1 Mixed Use - - - - - - Bldg 1 Residential Mixed Use 23,500 4.00 94,000 72 23,500 72 72 - - - - 126 126 Bldg 2 Residential Mixed Use 9,250 4.00 37,000 28 9,250 28 28 - - - - 49 49 Bldg 3 Retail 10,000 1.00 10,000 10,000 - - - - - - - Mixed Use Subtotal 42,750 141,000 100 42,750 0.52 3.34 3.86 100 100 - - - - 175 175 Average Area Density 29.94 Maximum Single Acre Density 72.00 Area 2 Hangar - - - - - - - Bldg 4 Retail/Light Manufacturing Mixed Use 14,350 1.25 17,938 22,422 0.87 - - - - - - - Bldg 5 Retail/Light Manufacturing Mixed Use 12,500 1.25 15,625 19,531 0.80 - - - - - - - Hangar Use Subtotal 26,850 33,563 - 41,953 1.67 1.67 - - - - - - - Average Area Density Maximum Single Acre Density Office Core Group - Area 3 Office 1 - - - - - - - Bldg 6 Office Mixed 10,250 2.00 20,500 20,500 1.03 - - - - - - - Bldg 7 Office Mixed 10,250 2.00 20,500 20,500 1.03 - - - - - - - Bldg 8 Office Mixed 11,000 2.50 27,500 27,500 1.20 - - - - - - - Bldg 9 Office Mixed 11,000 2.50 27,500 27,500 1.20 - - - - - - - Bldg 10 Office Mixed 15,500 3.00 46,500 46,500 1.82 - - - - - - - Office Core Subtotal 58,000 142,500 142,500 6.28 6.28 - - - - - - - Average Area Density Maximum Single Acre Density District - - - - - - - Area 4 District Flex Space - - - - - - - Bldg 11 RD/Retail (50/50)13,750 1.50 20,625 20,625 1.02 - - - - - - - Bldg 12 RD/Retail (50/50)15,500 1.50 23,250 23,250 1.02 - - - - - - - Bldg 15 RD/Retail (50/50)19,000 1.50 28,500 28,500 1.02 - - - - - - - Bldg 16 RD/Retail (50/50)16,000 1.50 24,000 24,000 1.02 - - - - - - - District Subtotal 63,750 96,375 - 96,375 4.07 4.07 - - - - - - - Average Area Density Maximum Single Acre Density Research and Development Area 5 Research and Development - - - - - - - Bldg 17 RD/Light Man (50/50)18,750 1.25 23,438 23,438 0.80 - - - - - - - Bldg 18 RD/Light Man (50/50)16,750 1.25 20,938 20,938 0.76 - - - - - - - Bldg 14 RD/Light Man (50/50)14,500 1.25 18,125 18,125 0.70 - - - - - - - Bldg 19 RD/Light Man (50/50)15,250 1.25 19,063 19,063 0.77 - - - - - - - Bldg 13 RD/Light Man (50/50)13,800 1.25 17,250 17,250 1.50 - - - - - - - RD/Light Man Subtotal 79,050 98,813 98,813 4.06 4.06 - - - - - - - Average Area Density Maximum Single Acre Density Industrial Area 6 Industrial w/Office (80/20)- - - - - - - Bldg 20 Industrial/Service Commercial - - - - - - - Bldg 21 Industrial/Service Commercial - - - - - - - Bldg 22 Industrial/Service Commercial - - - - - - - Industrial Subtotal 209,000 1.00 209,000 209,000 11.71 11.71 - - - - - - - Average Area Density Maximum Single Acre Density Park/Pond Area 7 Park Pond - - - - - - - Park K Dog Park 4,900 1.00 4,900 4,900 0.64 - - - - - - - Pond 3.37 - - - - - - - Park - 0.89 - - - - - - - Park/Pond Subtotal 4,900 4,900.00 - 4,900.00 4.53 0.28 0.09 4.90 - - - - - - - Average Area Density Maximum Single Acre Density Area Dwelling Units Population Table 1 Airport Land Use Plan Conpatibility Analysis Reference Number See Figure A-1) Use Area/Uses Ground Floor Floors Total Floor Area Dwelling Units Commercial Square Footage RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 (1) Safety Zone 6 (2) Total RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total Area Dwelling Units Population Area 8 Multifamily 1 Multifamily 350 0.21 10.05 10.26 350 350 - - - - 613 613 Average Area Density 34.83 34.11 Maximum Single Acre Density 46.00 Area 9 Medical Offices Bldg 23 Medical Offices 10,975 1.50 16,463 16,463 1.38 - - - - - - - Bldg 24 Medical Offices 23,529 1.75 41,176 41,176 2.11 - - - - - - - Bldg 25 Medical Offices 19,732 1.75 34,531 34,531 2.41 - - - - - - - Bldg 26 Medical Offices 22,500 2.00 45,000 45,000 2.38 - - - - - - - Med Office Subtotal 76,736 137,169 137,169 7.75 0.53 8.28 - - - - - - - Average Area Density - - Maximum Single Acre Density 46.00 Area 10 Multifamily 2 Multifamily 50 1.74 1.74 50 50 - - - - 88 88 Average Area Density 28.74 28.74 Maximum Single Acre Density 35.00 Area 11 Mixed Use Bldg 27 Residential Mixed Use 15,500 3.00 46,500 34 10,750 34 34 - - - 60 - 60 Bldg 28 Residential Mixed Use 15,500 3.00 46,500 34 10,750 34 34 - - - 60 - 60 Bldg 29 Multifamily 37,500 4.00 150,000 157 - 157 157 - - - 275 - 275 Mixed Use Subtotal 68,500 243,000 225 21,500 1.42 4.40 5.82 225 225 - - - 394 - 394 Average Area Density 51.14 Maximum Single Acre Density 157.00 Other Uses/Areas Area 12 Public Park 1.96 1.96 - - - - - - - Public Roads 1.99 2.85 6.02 1.64 2.90 15.40 - - - - - - - Area 13 Fire Station 8,850 1.00 8,850 1.32 1.32 - - - - - - - Area 14 Overflow Parking 0.10 0.64 0.74 - - - - - - - Open Space/Conservation 48.43 75.23 19.29 107.35 - 250.30 - - - - - - - Other Uses/Areas Subtotal 8,850 8,850 - - 50.52 78.08 29.23 108.99 2.90 269.72 - - - - - - - Total 1,115,169 725 794,960 55.05 79.78 65.59 113.39 18.56 332.37 - - - 225 500 725 - - - 394 875 1,269 Check Total 55.05 79.78 65.59 113.39 18.56 332.37 Allowed Density with Approved ACOS (Area)- 0 0 None None Allowed Density (Max Single Acre)- - - None None Maximum Allowed Lot Coverage Allowed Mixed Use Density with Approved ACOS (Area) Allowed Mixed Use Density (Max Single Acre) Project Density (Area Average)37.25 26.94 Project Density (Max Single Acre)157.00 72.00 Table 1 Airport Land Use Plan Conpatibility Analysis Reference Number See Figure A-1) Use Area/Uses Ground Floor Floors Total Floor Area Dwelling Units Commercial Square Footage Area 1 Mixed Use Bldg 1 Residential Mixed Use 23,500 4.00 94,000 72 23,500 Bldg 2 Residential Mixed Use 9,250 4.00 37,000 28 9,250 Bldg 3 Retail 10,000 1.00 10,000 10,000 Mixed Use Subtotal 42,750 141,000 100 42,750 Average Area Density Maximum Single Acre Density Area 2 Hangar Bldg 4 Retail/Light Manufacturing Mixed Use 14,350 1.25 17,938 22,422 Bldg 5 Retail/Light Manufacturing Mixed Use 12,500 1.25 15,625 19,531 Hangar Use Subtotal 26,850 33,563 - 41,953 Average Area Density Maximum Single Acre Density Office Core Group Area 3 Office 1 Bldg 6 Office Mixed 10,250 2.00 20,500 20,500 Bldg 7 Office Mixed 10,250 2.00 20,500 20,500 Bldg 8 Office Mixed 11,000 2.50 27,500 27,500 Bldg 9 Office Mixed 11,000 2.50 27,500 27,500 Bldg 10 Office Mixed 15,500 3.00 46,500 46,500 Office Core Subtotal 58,000 142,500 142,500 Average Area Density Maximum Single Acre Density District Area 4 District Flex Space Bldg 11 RD/Retail (50/50)13,750 1.50 20,625 20,625 Bldg 12 RD/Retail (50/50)15,500 1.50 23,250 23,250 Bldg 15 RD/Retail (50/50)19,000 1.50 28,500 28,500 Bldg 16 RD/Retail (50/50)16,000 1.50 24,000 24,000 District Subtotal 63,750 96,375 - 96,375 Average Area Density Maximum Single Acre Density Research and Development Area 5 Research and Development Bldg 17 RD/Light Man (50/50)18,750 1.25 23,438 23,438 Bldg 18 RD/Light Man (50/50)16,750 1.25 20,938 20,938 Bldg 14 RD/Light Man (50/50)14,500 1.25 18,125 18,125 Bldg 19 RD/Light Man (50/50)15,250 1.25 19,063 19,063 Bldg 13 RD/Light Man (50/50)13,800 1.25 17,250 17,250 RD/Light Man Subtotal 79,050 98,813 98,813 Average Area Density Maximum Single Acre Density Industrial Area 6 Industrial w/Office (80/20) Bldg 20 Industrial/Service Commercial Bldg 21 Industrial/Service Commercial Bldg 22 Industrial/Service Commercial Industrial Subtotal 209,000 1.00 209,000 209,000 Average Area Density Maximum Single Acre Density Park/Pond Area 7 Park Pond Park K Dog Park 4,900 1.00 4,900 4,900 Pond Park - Park/Pond Subtotal 4,900 4,900.00 - 4,900.00 Average Area Density Maximum Single Acre Density RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total 23,500 23,500 - - - - 392 392 9,250 9,250 - - - - 154 154 10,000 10,000 - - 167 - - 167 10,000 - 32,750 42,750 - - 167 - 546 713 29.4%22.5% 22,422 22,422 - - 100 - - 100 19,531 19,531 - - 87 - - 87 41,953 - - 41,953 - - 186 - - 186 36.9%111.65 111.65 186.00 20,500 20,500 - - 103 - - 103 20,500 20,500 - - 103 - - 103 27,500 27,500 - - 138 - - 138 27,500 27,500 - - 138 - - 138 46,500 46,500 - - 233 - - 233 142,500 - - 142,500 - - 713 - - 713 21.2%113.46 113.46 233.00 20,625 20,625 - - 92 - - 92 23,250 23,250 - - 103 - - 103 28,500 28,500 - - 127 - - 127 24,000 24,000 - - 107 - - 107 96,375 - - 96,375 - - 428 - - 428 36.0%105.24 105.24 127.00 23,438 23,438 - - 104 - - 104 20,938 20,938 - - 93 - - 93 18,125 18,125 - - 81 - - 81 19,063 19,063 - - 85 - - 85 17,250 17,250 - - 77 - - 77 98,813 - - 98,813 - - 439 - - 439 44.7%108.17 108.17 104.00 209,000 209,000 - - 643 - - 643 41.0%54.92 54.92 193.00 4,900 4,900 - - 82 - - 82 4,900 - - 4,900 - - 82 - - 82 2.3%907.41 16.67 Commercial SF Max Occupancy per ALUP Table 4-2 Table 1 Airport Land Use Plan Conpatibility Analysis Reference Number See Figure A-1) Use Area/Uses Ground Floor Floors Total Floor Area Dwelling Units Commercial Square Footage Area 1 MixedUseArea8Multifamily 1 Multifamily 350 Average Area Density Maximum Single Acre Density Area 9 Medical Offices Bldg 23 Medical Offices 10,975 1.50 16,463 16,463 Bldg 24 Medical Offices 23,529 1.75 41,176 41,176 Bldg 25 Medical Offices 19,732 1.75 34,531 34,531 Bldg 26 Medical Offices 22,500 2.00 45,000 45,000 Med Office Subtotal 76,736 137,169 137,169 Average Area Density Maximum Single Acre Density Area 10 Multifamily 2 Multifamily 50 Average Area Density Maximum Single Acre Density Area 11 Mixed Use Bldg 27 Residential Mixed Use 15,500 3.00 46,500 34 10,750 Bldg 28 Residential Mixed Use 15,500 3.00 46,500 34 10,750 Bldg 29 Multifamily 37,500 4.00 150,000 157 - Mixed Use Subtotal 68,500 243,000 225 21,500 Average Area Density Maximum Single Acre Density Other Uses/Areas Area 12 Public Park Public Roads Area 13 Fire Station 8,850 1.00 8,850 Area 14 Overflow Parking Open Space/Conservation Other Uses/Areas Subtotal 8,850 8,850 - - Total 1,115,169 725 794,960 Check Total Allowed Density with Approved ACOS (Area) Allowed Density (Max Single Acre) Maximum Allowed Lot Coverage Allowed Mixed Use Density with Approved ACOS (Area) Allowed Mixed Use Density (Max Single Acre) Project Density (Area Average) Project Density (Max Single Acre) RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 West) Safety Zone 6 East) Total Commercial SF Max Occupancy per ALUP Table 4-2 23.5%- - 16,463 16,463 - - 82 - - 82 41,176 41,176 - - 206 - - 206 34,531 34,531 - - 173 - - 173 45,000 45,000 - - 225 - - 225 137,169 - - 137,169 - - 686 - - 686 22.7%88.50 82.83 225.00 16.0%- 10,750 10,750 - - - 179 - 179 10,750 10,750 - - - 179 - 179 21,500 - 21,500 - - - 358 - 358 35.7% 10 10 10 - - 10 740,710 21,500 32,750 794,960 - - 3,354 358 546 4,258 35 84 300 300 128 280 1,200 1,200 0%50%60%100%100% 72.43 59.33 29.41 233.00 179.17 391.67 Table 1 Airport Land Use Plan Conpatibility Analysis Reference Number See Figure A-1) Use Area/Uses Ground Floor Floors Total Floor Area Dwelling Units Commercial Square Footage Area 1 Mixed Use Bldg 1 Residential Mixed Use 23,500 4.00 94,000 72 23,500 Bldg 2 Residential Mixed Use 9,250 4.00 37,000 28 9,250 Bldg 3 Retail 10,000 1.00 10,000 10,000 Mixed Use Subtotal 42,750 141,000 100 42,750 Average Area Density Maximum Single Acre Density Area 2 Hangar Bldg 4 Retail/Light Manufacturing Mixed Use 14,350 1.25 17,938 22,422 Bldg 5 Retail/Light Manufacturing Mixed Use 12,500 1.25 15,625 19,531 Hangar Use Subtotal 26,850 33,563 - 41,953 Average Area Density Maximum Single Acre Density Office Core Group Area 3 Office 1 Bldg 6 Office Mixed 10,250 2.00 20,500 20,500 Bldg 7 Office Mixed 10,250 2.00 20,500 20,500 Bldg 8 Office Mixed 11,000 2.50 27,500 27,500 Bldg 9 Office Mixed 11,000 2.50 27,500 27,500 Bldg 10 Office Mixed 15,500 3.00 46,500 46,500 Office Core Subtotal 58,000 142,500 142,500 Average Area Density Maximum Single Acre Density District Area 4 District Flex Space Bldg 11 RD/Retail (50/50)13,750 1.50 20,625 20,625 Bldg 12 RD/Retail (50/50)15,500 1.50 23,250 23,250 Bldg 15 RD/Retail (50/50)19,000 1.50 28,500 28,500 Bldg 16 RD/Retail (50/50)16,000 1.50 24,000 24,000 District Subtotal 63,750 96,375 - 96,375 Average Area Density Maximum Single Acre Density Research and Development Area 5 Research and Development Bldg 17 RD/Light Man (50/50)18,750 1.25 23,438 23,438 Bldg 18 RD/Light Man (50/50)16,750 1.25 20,938 20,938 Bldg 14 RD/Light Man (50/50)14,500 1.25 18,125 18,125 Bldg 19 RD/Light Man (50/50)15,250 1.25 19,063 19,063 Bldg 13 RD/Light Man (50/50)13,800 1.25 17,250 17,250 RD/Light Man Subtotal 79,050 98,813 98,813 Average Area Density Maximum Single Acre Density Industrial Area 6 Industrial w/Office (80/20) Bldg 20 Industrial/Service Commercial Bldg 21 Industrial/Service Commercial Bldg 22 Industrial/Service Commercial Industrial Subtotal 209,000 1.00 209,000 209,000 Average Area Density Maximum Single Acre Density Park/Pond Area 7 Park Pond Park K Dog Park 4,900 1.00 4,900 4,900 Pond Park - Park/Pond Subtotal 4,900 4,900.00 - 4,900.00 Average Area Density Maximum Single Acre Density RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 (West) Safety Zone 6 (East) Total 518 518 203 203 167 - - 167 167 - 721 888 320.51 215.82 229.92 639.00 100 - - 100 87 - - 87 186 - - 186 103 - - 103 103 - - 103 138 - - 138 138 - - 138 233 - - 233 713 - - 713 92 - - 92 103 - - 103 127 - - 127 107 - - 107 428 - - 428 104 - - 104 93 - - 93 81 - - 81 85 - - 85 77 - - 77 439 - - 439 643 - - 643 82 - - 82 82 Max Occupancy Residential and Non-Residential Population Table 1 Airport Land Use Plan Conpatibility Analysis Reference Number See Figure A-1) Use Area/Uses Ground Floor Floors Total Floor Area Dwelling Units Commercial Square Footage Area 1 MixedUseArea8Multifamily 1 Multifamily 350 Average Area Density Maximum Single Acre Density Area 9 Medical Offices Bldg 23 Medical Offices 10,975 1.50 16,463 16,463 Bldg 24 Medical Offices 23,529 1.75 41,176 41,176 Bldg 25 Medical Offices 19,732 1.75 34,531 34,531 Bldg 26 Medical Offices 22,500 2.00 45,000 45,000 Med Office Subtotal 76,736 137,169 137,169 Average Area Density Maximum Single Acre Density Area 10 Multifamily 2 Multifamily 50 Average Area Density Maximum Single Acre Density Area 11 Mixed Use Bldg 27 Residential Mixed Use 15,500 3.00 46,500 34 10,750 Bldg 28 Residential Mixed Use 15,500 3.00 46,500 34 10,750 Bldg 29 Multifamily 37,500 4.00 150,000 157 - Mixed Use Subtotal 68,500 243,000 225 21,500 Average Area Density Maximum Single Acre Density Other Uses/Areas Area 12 Public Park Public Roads Area 13 Fire Station 8,850 1.00 8,850 Area 14 Overflow Parking Open Space/Conservation Other Uses/Areas Subtotal 8,850 8,850 - - Total 1,115,169 725 794,960 Check Total Allowed Density with Approved ACOS (Area) Allowed Density (Max Single Acre) Maximum Allowed Lot Coverage Allowed Mixed Use Density with Approved ACOS (Area) Allowed Mixed Use Density (Max Single Acre) Project Density (Area Average) Project Density (Max Single Acre) RPZ Safety Zone 2 Safety Zone 3 Safety Zone 6 (West) Safety Zone 6 (East) Total Max Occupancy Residential and Non-Residential Population 613 613 82 - - 82 206 - - 206 173 - - 173 225 - - 225 686 - - 686 88 88 239 - 239 239 - 239 275 - 275 752 - 752 170.93 129.22 274.75 10 - - 10 10 - - 10 20 - - 20 3,282 752 1,421 5,537 53 98 300 300 159 294 1,200 1,200 70.89 124.52 76.55 232.50 274.75 639.00