HomeMy WebLinkAboutItem 6i. Approval of the Final Map for Tract 3136, Phase 1 (3580 Bullock Lane, SBDV-0490-2019)City of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Council Agenda Correspondence
DATE: June 13, 2024
TO: Mayor and Council
FROM: Timmi Tway, Community Development Director
VIA: Whitney McDonald, Interim City Manager
SUBJECT: ITEM 6I – APPROVAL OF THE FINAL MAP FOR TRACT 3136 PHASE 1,
3580 BULLOCK LANE (SBDV-0490-2019)
Staff has received a request from the applicant, Barry Ephraim, Bullock Ranch LLC, to
remove this item from the June 18, 2024 City Council meeting. Staff will work with the
applicant to place this item on a future agenda as appropriate.
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Item 6i
Department: Community Development
Cost Center: 4003
For Agenda of: 6/18/2024
Placement: Consent
Estimated Time: N/A
FROM: Timmi Tway, Community Development Director
Prepared By: Steve LaChaine, Senior Civil Engineer
SUBJECT: APPROVAL OF THE FINAL MAP FOR TRACT 3136 PHASE 1, 3580
BULLOCK LANE (SBDV-0490-2019)
RECOMMENDATION
Adopt a Draft Resolution entitled, “A Resolution of the City Council of the City of
San Luis Obispo, California, approving the Final Map for Tract 3136 Phase 1 (3580 Bullock
Lane, SBDV-0490-2019),” and authorize the Mayor to execute a Subdivision Agreement in
a form subject to the approval of the City Attorney.
POLICY CONTEXT
This item supports the development of 96 housing units in Tract 3136 Phase 1, which
directly advances a Major City Goal for additional housing needs. City Council approval
is required for subdivision final maps pursuant to Government Code 66458(a).
DISCUSSION
Background
Tract 3136 (SBDV-0490-2019), commonly known as Bullock Ranch, is located at 3580
Bullock Lane (Attachment A) in the Orcutt Area Specific Plan (OASP) area. A vesting
tentative tract map for Tract 3136 was approved by the City Council on January 11, 2022,
by Resolution No. 11299 (2022 Series). The tentative map (Attachment B) approved a
192-unit mixed-use development, including seven live/work units, a 585-square-foot
commercial unit, on-site parking, and other residential community amenities for the
subdivider (Bullock Ranch, LLC) to develop. The Phase 1 final map creates a total of 9
lots on 7.20 acres of the 10.93-acre Bullock Ranch site. The 3.73-acre Remainder Parcel
(Future Tract 3136 Phase 2) will include the remaining 5 lots.
The tentative map and project conditions of approval included the finished buildout of
Bullock Lane as a public collector street from its existing southerly terminus south of
Orcutt Road to the recently constructed roundabout at Tiburon Way/Bullock Lane/Righetti
Ranch Road, providing new connectivity between Orcutt Road and the Orcutt Specific
Plan Area. The developer was successful in acquiring the necessary private right-of-way
required for these improvements and is required to complete construction prior to
occupancy of the development.
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Item 6i
The tentative map and Condition of Approval 83 required the developer to design and
construct an extension of the Railroad Safety Trail shared-use path between Tiburon Way
and Orcutt Road along the west side of Bullock Lane, parallel to the Union Pacific Railroad
(UPRR) tracks. However, this condition was contingent on the City acquiring the
necessary easements from UPRR needed to construct the facility.
Unfortunately, after nearly two years of coordination and negotiations between UPRR and
City staff, UPRR ultimately rejected the City’s request for the easement needed to
construct the shared-use path extension. Instead, UPRR has requested that the City first
complete a series of improvements to the existing at-grade rail crossing on Orcutt Road
before they will grant the easements needed for the shared -use path extension, such as
the installation of additional flashers, medians, ADA improvements, and other minor
improvements related to striping and signage.
The developer has substantially completed the design for the path extension per the
project conditions of approval, however, they are no longer obligated to construct the
facility due to the lack of the required easement. Instead, they will provide all design
materials to the City and pay their fair share financial contribution towards future
construction of these improvements by the City through participation in the Citywide and
Orcutt Subarea Transportation Impact Fee programs. As part of the City’s 2023 -25
Financial Plan, funding was allocated for City staff to initiate design work for the Orcutt
Road rail crossing improvements requested by UPRR as a condition of the granting the
easement. The Financial Plan also allocated funding for construction of the shared -use
path extension as a City-led capital improvement project.
Subdivision Improvements
The public improvements required for this subdivision consist of street and utility
improvements to Bullock Lane and Ranch House Road along the project frontage and to
Bullock Lane extending north approximately 300 feet. Access to the subdivision is
provided via Bullock Lane on the west side, and on the east side of the project, Sponza
Drive extends into the project site as a private street, creating a four -way intersection at
the intersection of Sponza Drive and Ranch House Road. All of the in -tract utilities and
streets will be privately owned and maintained.
The scope of the proposed subdivision improvements to be constructed with Tract 3136
Phase 1 are consistent with the approved project entitlements and conditions of approval,
except for the bicycle and pedestrian path along the railroad right-of-way, which has been
deferred due to the inability to come to an agreement with UPRR as explained above.
Affordable Housing
As identified in Condition #18, the City is actively working with the Subdivider to complete
the Affordable Housing Agreement. The Agreement outlines the inclusionary units
required for the project. The number and type of inclusionary units are consistent with the
requirements of Housing Element policy 4.1, Municipal Code Section 17.138.040 and
policies 3.3.1 through 3.3.7 of the Orcutt Area Specific Plan (OASP). Notably, OASP
Policy 3.3.5 exempts the Community Commercial Mixed-Use portions of any project from
Inclusionary Housing requirements.
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Item 6i
Resolution No. 11299 (2022 Series) Condition No. 18 identifies that seven (7) deed
restricted affordable units are required within the project (2 low and 5 moderate income
households). The agreement will be reviewed and approved by the Community
Development Director and be recorded concurrent with recordation of the final map. The
seven (7) affordable units are divided into two (2) for Tract 3136 Phase 1 and five (5) for
Future Tract 3136 Phase 2 (Remainder).
Approving the Final Map
The tentative map has an initial two-year life per Municipal Code Section 16.10.150,
therefore, this vesting tentative map originally had an expiration date of October 27, 2023.
The expirations of tentative map approvals were automatically extended 18 months
pursuant to City Council Resolution 11264 related to Covid-19 emergency actions which
extended the tentative map approval for Bullock Ranch to August 28, 2024. The filing of
Phase 1 will automatically extend the life of the tentative map by an additional 36 months
beyond the August 28, 2024 expiration date per California Government Code 66452.6(A).
The draft final map for Tract 3136 Phase 1 (Attachment D) is ready for review and
approval and near the level of completeness needed for recordation with the County.
Pursuant to Section 16.14.080 of the Municipal Code, the Public Works Director has
determined that the Phase 1 final map is in substantial compliance with the tentative map.
Section 66474.1 of the Subdivision Map Act states that “a Legislative body shall not deny
approval of a final or parcel map if it has previously approved a tentative map for the
proposed subdivision and if it finds that the final or parcel map is in substantial compliance
with the previously approved tentative map.” In other words, the approval of a final map
is considered a ministerial action because approval is required if the final map is in
substantial conformance with the approved tentative map.
Appropriate securities will be submitted prior to map recordation to guarantee completion
of the required subdivision improvements as shown in the Subdivision Agreement Phase
1 (Attachment E). The resolution approving the Tract 3136 Phase 1 final map (Attachment
G) also authorizes the Mayor to sign the Subdivision Agreement requiring the Subdivider
to complete the subdivision improvements.
CONCURRENCE
The Public Works Department and Natural Resources Manager concur with the
recommended action.
ENVIRONMENTAL REVIEW
The Orcutt Area Specific Plan and an associated Final Environmental Impact Report
(FEIR) were approved and certified by City Council on March 2, 2010. The Bullock Ranch
Vesting Tentative Tract Map #3136 (VTM) was analyzed in a project -specific Initial
Study/Mitigated Negative Declaration (IS/MND), which tiered off the 2010 FEIR. The
VTM was approved and the IS/MND was adopted by City Council Resolution 11299 on
January 11, 2022. Both the 2010 FEIR and subsequent IS/MND constitute the complete
environmental determination for the project.
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Item 6i
Approval of the final map is statutorily exempt under the California Environmental Quality
Act (CEQA) pursuant to Section 15268(b)(3) Ministerial Projects (approval of final
subdivision maps) of Title 14 of the California Code of Regulations (State CEQA
Guidelines). Therefore, no further environmental review is required.
FISCAL IMPACT
Budgeted: Yes/No Budget Year: 2024-25
Funding Identified: Yes/No
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ N/A $ $ $
State
Federal
Fees
Other:
Total $ $ $ $
There is no new fiscal impact to the City associated with approving the final map for Tract
3136 Phase 1. The public improvements that will be constructed with this tract will result
in an increase in maintenance costs for the public street improvements, water/fire
services, and other infrastructure upon acceptance of the improvements by the City.
These costs will be shown in future Financial Plans as the facilities are accepted and
begin to require standard maintenance. The interior access roads/drive aisl es, on-site
utilities, and stormwater improvements are private and will be maintained by the property
owners/Homeowners Association.
ALTERNATIVES
The City Council could deny approval of the final map. Denying approval of the final
map is only appropriate if findings are made that the requirements or conditions of the
tentative map have not been met or performed (Section 66473 of the Subdivision Map
Act) or if findings are made that the final map is not in substantial compliance with the
previously approved tentative map (Section 66474.1 of the Subdivision Map Act). Since
the final map is in substantial compliance with the tentative map, Sections 66474.1 and
66473 of the Subdivision Map Act require that City Council approve the map. Therefore,
denying approval of the final map is not a recommended alternative unless the required
findings are made.
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Item 6i
ATTACHMENTS
A - Draft Resolution approving the Final Map (SBDV-0490-2019)
B - Tract 3136 Phase 1 Vicinity Map
C - Tract 3136 Phase 1 Vesting Tentative Tract Map
D - Tract 3136 Phase 1 Subdivision Improvement Plans – Excerpt
E - Tract 3136 Phase 1 Draft Final Map
F - Tract 3136 Phase 1 Subdivision Agreement
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Page 128 of 755
R _____
RESOLUTION NO. ___________ (2024 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING THE FINAL MAP FOR
TRACT 3136 PHASE 1 (3580 BULLOCK LANE, SBDV-0490-2019)
WHEREAS, the City Council made certain findings concerning the vesting tentative
map for Tract 3136 Phase 1, as prescribed in Resolution No. 11299 (2022 Series); and
WHEREAS, the City is actively working with the subdivider on an Affordable Housing
Agreement for two (2) deed restricted affordable housing units for the Bungalows in Phase
1, as prescribed in Resolution No. 11299 (2022 Series). The agreement shall be approved
by the director of Community Development and record concurrent with recordation of the
final map; and
WHEREAS, all the requirements, conditions and mitigation measures of said
Resolution No. 11299 (2022 Series) will be completed or appropriate securities will be in
place prior to Phase 1 map recordation to guarantee their completion; and
WHEREAS, the Orcutt Area Specific Plan and an associated Final Environmental
Impact Report (FEIR) were approved and certified in March 2010. The Bullock Ranch
Vesting Tentative Tract Map #3136 (VTM) was analyzed in a project-specific Initial
Study/Mitigated Negative Declaration (IS/MND), which tiered off the 2010 FEIR. The VTM
was approved and the IS/MND was adopted on January 11, 2022. Both the 2010 FEIR and
subsequent IS/MND constitute the complete environmental determination for the project.
Approval of a final map is statutorily exempt under the California Environmental Quality Act
(CEQA) pursuant to Section 15268(b)(3) Ministerial Projects (approval of final subdivision
maps) of Title 14 of the California Code of Regulations (State CEQA Guidelines).
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The final map for Tract 3136 is found to be in substantial compliance
with the tentative map.
SECTION 2. The Mayor is authorized to execute a Subdivision Agreement for Tract
3136 Phase 1 in a form subject to the approval of the City Attorney.
SECTION 3. Approval of the final map for Tract 3136 Phase 1 is hereby granted.
SECTION 4. The Mayor and City staff are authorized to take action necessary to
carry out the intent of this resolution.
Page 129 of 755
Resolution No. _________ (2024 Series) Page 2
R _____
SECTION 5. Environmental Review. The 2010 Final Environmental Impact Report
for the Orcutt Area Specific Plan and the Initial Study/Mitigated Negative Declaration for
Vesting Tentative Tract Map 3136 constitute the complete environmental determination for
the project. Approval of a final map is statutorily exempt under the California
Environmental Quality Act (CEQA) pursuant to Section 15268(b)(3) Ministerial Projects
(approval of final subdivision maps) of Title 14 of the California Code of Regulations (State
CEQA Guidelines).
Upon motion of _______________________, seconded by
____________________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ______ day of _______________ 2024.
___________________________
Mayor Erica A. Stewart
ATTEST:
__________________________
Teresa Purrington,
City Clerk
APPROVED AS TO FORM:
___________________________
J. Christine Dietrick,
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on ______________________.
___________________________
Teresa Purrington,
City Clerk
Page 130 of 755
VICINITY MAP
TRACT 3136 NOT TO SCALE
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OH
OH
OH
OH
OH
OH
OH
ARV
APN 053-061-053
225
23
0
2
3
5
223 224 22
6 227 228 2
2
9
23
1
2
3
1
231 232 233 2
3
3 23
3
2
3
4
2
3
6
237
2322322322223233223232232232232232232232232233223223223222232233
N
3
2
°
0
1
'
0
2
"
W
2
3
1
.
3
2
'
50'50'30'27'
100'57'
PIPE LINES EASEMENT
2348/OR/112
SLOPE MAINTENANCE EASEMENT
31/OR/409
STREET RIGHT-OF-WAY
DOC #17-24305
PUBLIC ROAD/UTILITY
DOC #90-38260
22
'
S
E
W
E
R
E
A
S
E
M
E
N
T
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#
1
7
-
2
4
3
0
6
(T
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D
)
PIPE LINES EASEMENT2348/OR/112
PUBLIC STREET/UTILITIES
DOC #17-25192
STORM DRAIN EASEMENT
DOC #17-24540
TO BE ABANDONED
FOREFFO'03
NOITACIDED
27' OFFER OF
NOITACIDED
53.19'204.00'180.00'182.00'152.83'193.42'
24
0
.
1
4
'
59
.
0
0
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16
3
.
4
7
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15
8
.
3
3
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2
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5
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22
4
.
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0
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79
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3
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15
8
.
3
4
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24
0
.
2
5
'
22
2
.
3
0
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(E) PARCEL LINE
TO BE DELETED
STREET IMPROVMENTS
PER APPROVED PLANS
TYP
STREET IMPROVMENTSPER APPROVED PLANS
TYP
PROPOSED AIRSPACE
CONDOMINIUM TYP
PH
A
S
E
1
PH
A
S
E
2
PH
A
S
E
1
PH
A
S
E
2
PH
A
S
E
1
PH
A
S
E
2
335,707 SF
219,639 SF
913,046 SF
831,713 SF
443,243 SF546,590 SF
1134,375 SF
1012,118 SF
1241,880 SF
1350,146 SF
1424,199 SF
631,713 SF
729,424 SF
136,851 SF
PROPOSED AIRSPACE
CONDOMINIUM TYP
8' PRIVATE
DRAINAGE
EASEMENT
6'
D
R
A
I
N
A
G
E
E
A
S
E
M
E
N
T
T
O
BE
N
E
F
I
T
A
P
N
0
7
6
-
4
8
1
-
0
0
7
PROPOSED AIRSPACE
CONDOMINIUM TYP
PROPOSED AIRSPACECONDOMINIUM TYP
ZONED 'MIXED USE/NEIGHBORHOOD
COMMERCIAL (SHADED AREA)
SPONZA PL
'B
'
S
T
R
E
E
T
'B
'
S
T
R
E
E
T
'C' STREET
COURT '1'
COURT '2'
COURT '4'
COURT '3'
COURT '5'
CO
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'
6
'
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0
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CO
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'
9
'
CO
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'
7
'
COURT '8'
SPONZA PL
'A' STREET
'A' STREET
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
Bullock Ranch
SAN LUIS OBISPO, CA # 2018-1068
Vesting Tentative Tract 3136
SEPTEMBER 28, 2021
NOR
T
H
40 20 0 40 80
SCALE: 1" = 40'
B
U
L
L
O
C
K
L
N
U
P
R
R
Proposed Parcel Index
Lot Phase Area (sf)Condominiums
1136,851 0
2 1 19,639 8
3134,707 10
4 1 43,243 18
5 1 46,590 16
6131,713 12
7 1 29,424 12
8131,843 12
9113,046 8
10 2 12,118 0
11 2 34,375 30
12 2 41,880 24
13 2 50,146 24
14 2 24,199 18
OFFERS -25,161 -
TOTAL -475,935 192
Existing Parcel Index
Prior APN Gross Net
OWNER PRIOR CURRENT LOT SF ACRE SF ACRE
Anderson 076-481-008 004-705-009
PORTION LOT
133 1/LS/92 237,930 5.46 231,739 5.32
Evans 076-491-008 053-061-053
PORTION LOT
134 1/LS/92 238,005 5.46 219,974 5.05
TOTAL 475,935 10.93 451,713 10.37
SANDPIPER INVESTMENTS (PRATT)
APN 004-705-010
PE
P
P
E
R
T
R
E
E
P
R
O
P
E
R
T
I
E
S
(
J
O
N
E
S
)
AP
N
0
0
4
-
7
0
9
-
0
2
6
,
-
0
2
7
,
-
0
2
8
TR
A
C
T
3
0
6
6
PSSH
APN 053-061-057
MU
I
C
K
AP
N
0
0
4
-
7
0
5
-
0
0
5
TR
A
C
T
3
0
4
4
SANDPIPER INVESTMENTS (PRATT)
APN 053-061-056TRACT 3111
BLANKET EASEMENT NOTE:
ALL ON-SITE AREAS EXCEPT BUILDINGS, PRIVATE PATIOS/PORCHES,
AND FENCED REAR YARDS ARE RESERVED FOR COMMON USE, PUE,
PRIVATE ACCESS, UTILITY, SEWER, WATER, AND DRAINAGE EASEMENTS.
PRIVATE RECIPROCAL
ACCESS EASEMENTPRIVATE RECIPROCALPEDESTRIAN
ACCESS EASEMENT
TO THE NORTH OF THE OASP CITY OWNS LAND
UNDER WESTERN 30 FEET OF BULLOCK LANE
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GRADING LEGEND
GENERAL LEGEND
99
100
MB MB MB MB MB MB
LO
T
9
LO
T
1
7
LO
T
1
8
TC@DI:
236.5'
TC@
D
I
:
239
.
0
'
TC@
D
I
:
238
.
8
'
TG:235.1'
TG:238.3'
CONC
24
0
237238
2
3
9
230
235
230
230
230
235
235
235
230
235
240
FP 236.29 FP 235.76
FP 234.76FP 235.29
FP 232.51 FP 233.19
FP 231.51 FP 232.19
FP 237.62 FP 237.19 FP 236.86 FP 236.53
FP 235.53FP 235.86FP 236.19FP 236.62
FP 240.11
FP 239.78 FP 239.31 FP 238.98 FP 238.46
FP 237.46FP 237.98FP 238.31FP 238.78FP 239.11
FP 238.05
FP 234.34 FP 234.84
FP 235.59
FP 236.34
FP 237.05
FP 237.55
FP 236.87
FP 233.38
FP 234.88
FP 234.12 FP 233.74 FP 233.49 FP 232.49 FP 231.99 FP 231.49
FP 232.12 FP 231.74 FP 231.49 FP 230.49 FP 229.99
FP 231.21
FP 229.71 FP 230.39
FP 231.89
FP 237.37
FP 235.88
FP 235.13
FP 234.38
GRADING GENERAL NOTES:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
0020'40'
20'SCALE: 1" =
CONTINUATION LINE - SEE C4.1
&
GR
A
D
I
N
G
-
P
H
A
S
E
D
-
G
R
A
D
I
N
G
0
1
-
P
H
A
S
E
1
NOT FOR
CONSTRUCTION
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LO
T
1
LO
T
8
LO
T
2
LO
T
7
L
DIR
T
MO
U
N
D
220
225
2
2
0
220
220
225
230
220
225
220
22
5
FP 232.12 FP 231.74 FP 231.49 FP 230.49 FP 229.99
FP 226.51FP 227.51FP 228.24FP 228.24FP 228.62
FP 226.62 FP 225.51
FP 229.71 FP 230.39
FP 227.29FP 226.85
FP 225.35 FP 225.79
FP 226.33 FP 226.08 FP 225.46 FP 224.95
FP 222.95FP 223.46FP 223.46FP 224.08FP 224.33
FP 221.13 FP 220.46 FP 219.54
FP 219.74
FP 218.24FP 217.54FP 218.46FP 219.13FP 219.63
FP 225.39
FP 224.89FP 223.47
FP 224.97
FP 221.15 FP 221.65
FP 219.65 FP 220.15
FP 219.58 FP 219.08 FP 218.58
FP 217.08FP 217.58FP 218.08
FP 217.03
FP
2
1
7
.
5
3
FP
2
1
8
.
2
1
FP
2
1
8
.
7
1
FP 216.83
FP 226.24
FP
2
1
7
.
8
3
P 2
1
6
.
2
5
P 2
1
5
.
5
8
FP
2
1
7
.
0
8
GRADING LEGEND
GENERAL LEGEND
99
100
GRADING GENERAL NOTES:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
CONTINUATION LINE - SEE C4.0
CONTINUATION LINE - SEE C4.2
0020'40'
20'SCALE: 1" =
&1
GR
A
D
I
N
G
-
P
H
A
S
E
D
-
G
R
A
D
I
N
G
0
2
-
P
H
A
S
E
1
PHASE 1
PHASE 2
PHASE 1
PHASE 2 NOT FOR
CONSTRUCTION
Page 136 of 755
G G G G G G G G G G G G G G G G G G G
G
G
G
EDGE OF RAILROAD ROCK RUBBLE
OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH
ST
R
U
C
T
U
R
E
TC@DI:213.1'
TC@D
213.3
AIL (T
O
P
)
:
2'AIL (
T
O
P
)
:
45'RAIL (
T
O
P
)
:
4.0'
TG:209.8'
211
212213
2
1
1
2
1
2
2
1
3
21
4
PA
V
E
M
E
N
T
ST
R
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T
U
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ST
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C
T
U
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S
SH
E
D
SH
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OLD
C
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DIR
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PA
V
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SH
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D
SH
E
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ST
R
U
C
T
U
R
E
S
210
210
215
21
5
21
5
220
2
2
0
215
220
210
210
208
208
209
209
FP 219.58 FP 219.08 FP 218.58
FP 217.08FP 217.58FP 218.08
FP 217.33 FP 216.83 FP 216.33
FP 215.33 FP
2
1
5
.
0
3
FP
2
1
5
.
7
0
FP
2
1
6
.
3
7
FP 217.03
FP
2
1
5
.
0
3
FP
2
1
5
.
8
6
FP
2
1
6
.
6
9
FP
2
1
7
.
5
3
FP
2
1
5
.
2
1
FP
2
1
6
.
2
1
FP
2
1
7
.
2
1
FP
2
1
8
.
2
1
FP
2
1
8
.
7
1
FP
2
1
7
.
7
1
FP
2
1
6
.
7
1
FP
2
1
5
.
7
1
FP 215.83
FP 216.83
FP
2
1
3
.
4
2
FP
2
1
3
.
0
2
FP
2
1
3
.
0
8
FP
2
1
3
.
0
8
FP
2
1
3
.
3
8
FP
2
1
7
FP 213.83
FP
2
1
6
.
2
5
FP
2
1
5
.
5
8
FP
2
1
5
.
6
9
FP
2
1
5
.
3
3
FP
2
1
4
.
5
7
FP
2
1
3
.
8
3
FP
2
1
7
GRADING LEGEND
GENERAL LEGEND
99
100
GRADING GENERAL NOTES:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
CONTINUATION LINE - SEE C4.1
0020'40'
20'SCALE: 1" =
&
GR
A
D
I
N
G
-
P
H
A
S
E
D
-
G
R
A
D
I
N
G
0
3
-
P
H
A
S
E
2
NOT FOR
CONSTRUCTION
Page 137 of 755
GRADING LEGEND
GENERAL LEGEND
99
100
MB MB MB MB MB MB
225
220
220
215
220
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
0010'20'
10'SCALE: 1" =
&
GR
A
D
I
N
G
-
P
H
A
S
E
D
-
G
R
A
D
I
N
G
D
E
T
A
I
L
S
ACCESSIBLE PARKING DETAIL1 STREET CROSSING DETAIL2 STREET CROSSING DETAIL3 INTERSECTION CROSSING DETAIL4
STREET CROSSING DETAIL5 STREET CROSSING DETAIL6 STREET CROSSING DETAIL7 STREET CROSSING DETAIL8
ACCESSIBLE PARKING DETAIL9 ACCESSIBLE PARKING DETAIL10 STREET CROSSING DETAIL11
PHASE 1
PHASE 2
PHASE 1
PHASE 2
PHASE 1
PHASE 2
PHASE 1
PHASE 2
Page 138 of 755
MB MB MB MB MB MB
LO
T
9
LO
T
1
7
LO
T
1
8
GENERAL LEGEND
SANITARY SEWER KEY NOTES
STORM DRAIN KEY NOTES
WATER KEY NOTES
UTILITY GENERAL NOTES
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
0020'40'
20'SCALE: 1" =
CONTINUATION LINE - SEE C5.1
C5.0
UT
I
L
I
T
Y
P
L
A
N
-
P
H
A
S
E
1
NOT FOR
CONSTRUCTION
Page 139 of 755
GENERAL LEGEND
SANITARY SEWER KEY NOTES
STORM DRAIN KEY NOTES
WATER KEY NOTES
UTILITY GENERAL NOTES
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
00 20' 40'
20'SCALE: 1" =
CONTINUATION LINE - SEE C5.0
CONTINUATION LINE - SEE C5.2
00 20' 40'
20'SCALE: 1" = C5.1
UT
I
L
I
T
Y
P
L
A
N
-
P
H
A
S
E
1
Page 140 of 755
G G G G G G G G G G G G G G G G G G G
G
G
G
OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH
GENERAL LEGEND
STORM DRAIN KEY NOTES
WATER KEY NOTES
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
SANITARY SEWER KEY NOTES
UTILITY GENERAL NOTESPHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
CONTINUATION LINE - SEE C5.1
00 20' 40'
20'SCALE: 1" = C5.2
UT
I
L
I
T
Y
P
L
A
N
-
P
H
A
S
E
2
Page 141 of 755
GENERAL LEGEND
MB MB MB MB MB MB
GENERAL KEY NOTES:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
CONTINUATION LINE - SEE C6.1
00 20' 40'
20'SCALE: 1" =
C6.0
SI
T
E
A
N
D
H
O
R
I
Z
O
N
T
A
L
C
O
N
T
R
O
L
P
L
A
N
-
P
H
A
S
E
1
Page 142 of 755
GENERAL LEGEND
GENERAL KEY NOTES:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
00 20' 40'
20'SCALE: 1" = CONTINUATION LINE - SEE C6.2
CONTINUATION LINE - SEE C6.0
C6.1
SI
T
E
A
N
D
H
O
R
I
Z
O
N
T
A
L
C
O
N
T
R
O
L
P
L
A
N
-
P
H
A
S
E
1
PHASE 1
PHASE 2
PHASE 1
PHASE 2
Page 143 of 755
GENERAL LEGEND
G G G G G G G G G G G G G G G G G G G
G
G
G
GENERAL KEY NOTES:
PHASING NOTES:
R
R
R
TR
A
C
T
3
1
3
6
-
B
U
L
L
O
C
K
R
A
N
C
H
CONTINUATION LINE - SEE C6.1
00 20' 40'
20'SCALE: 1" =
C6.2
SI
T
E
A
N
D
H
O
R
I
Z
O
N
T
A
L
C
O
N
T
R
O
L
P
L
A
N
-
P
H
A
S
E
2
Page 144 of 755
Page 145 of 755
Page 146 of 755
Page 147 of 755
Page 148 of 755
1
SUBDIVISION AGREEMENT – TRACT 3136 PHASE 1
THIS SUBDIVISION AGREEMENT – TRACT 3136 PHASE 1 (“Agreement”) is
dated ________________________________ by and between BULLOCK RANCH, LLC,
a California limited liability company, herein referred to as "Subdivider," and the CITY OF
SAN LUIS OBISPO, herein referred to as the "City."
RECITALS
REFERENCE IS HEREBY MADE to that certain proposed subdivision of real
property in the City of San Luis Obispo, County of San Luis Obispo, State of California, a
description of which is shown on the Final Map of Tract 3136 PHASE 1, City of San Luis
Obispo, California, as approved by the City Council on the _____ day of
______________, 2024.
The Subdivider desires that said Tract 3136 PHASE 1 be accepted and approved
as a Final Map pursuant to the Subdivision Regulations of the City of San Luis Obispo
(Title 16 of the San Luis Obispo Municipal Code), and
It is a condition of said regulations that the Subdivider agree to install the
improvements set forth in this Agreement.
TERMS AND CONDITIONS:
In consideration of the foregoing, the Subdivider, or assignee, does hereby agree to
construct and install the following subdivision improvements (collectively, the
“Improvements”), in accordance with said subdivision regulations and the approved plans
and specifications dated ____________ ______, 2024 which are on file in the office of the
City Engineer, to wit:
1. CURB, GUTTERS AND SIDEWALKS
2. STREET BASE AND SURFACING
Page 149 of 755
2
3. WATER MAINS and SEWER MAINS, including sewer laterals to the property line
and water services to the curb stop.
4. LANDSCAPING
5. DRAINAGE STRUCTURES
6. STREET LIGHTS
7. ELECTRIC, GAS, TELEPHONE AND CABLE TELEVISION: In addition to the
inspection and approval of such facilities by the City, each public utility shall be
required to file a letter stating that the Subdivider has properly installed all facilities
to be provided by him, and that the said utility is prepared to provide service to
residents upon request.
8. ANY & ALL OTHER IMPROVEMENTS shown on plans or required by Resolution
Number 11299 approved by the City Council on January 11, 2022 (“Project
Approvals”).
All of the Improvements shall be installed per the plans and specifications
referenced above and any modifications thereto approved by the City Engineer (the
“Approved Plans”).
The lines and grades for all of said Improvements shall be established by the
Subdivider in accordance with the Approved Plans.
The Subdivider agrees that the work of installing the Improvements shall begin
within Ninety (90) days from the date of recording of the Tract 3136 PHASE 1 final map,
and that the work shall be completed within Twenty-Four (24) months of said recording
date, unless an extension has been granted by the City; the grant of any such extension
shall not be unreasonably withheld by the City. Subdivider further agrees to annually
renew the securities guaranteeing the Improvements until such time as the Improvements
Page 150 of 755
3
are complete and accepted by the City. It is further provided that if completion of said
work is delayed by acts of God or labor disputes resulting in strike action, the Subdivider
shall have an additional period of time equivalent to such period of delay in which to
complete such work. Any extension of time hereunder shall not operate to release the
securities filed with the City pursuant to this Agreement. In this connection, the surety
waives the provisions of Section 2819 of the Civil Code of the State of California.
The Subdivider does also agree to comply with the conditions of approval set forth
in the Project Approvals. Subdivider has paid the necessary fees as indicated on the
attached Exhibits 1 and 2.
The setting of new survey monuments or resetting of disturbed monuments shall be
in accordance with Article 5, paragraph 8771 et seq., of the Professional Land Surveyors
Act, Chapter 15 of the Business and Professions Code of the State of California.
The Subdivider attaches hereto, as an integral part hereof, and as security for the
faithful performance of this Agreement, instrument(s) of credit or bond approved by and in
favor of the City of San Luis Obispo, and conditioned upon the faithful performance of
this Agreement. As shown in Exhibit 2, said instrument(s) of credit or bond shall be in the
amount of $1,649,500 for the public portion of the Improvements and $5,777,000 for
the private portion of the Improvements.
Completion of the Improvements shall be deemed to have occurred on the date
which: (a) the City Engineering Division accepts the public portion of the Improvements per
the Approved Plans (“Final Acceptance”); and, (b) the City Building Division approves the
private portion of the Improvements per the Approved Plans (“Final Inspection”). Neither
periodic nor progress inspections or approvals shall bind the City to accept the
Improvements or waive any defects in the same or any breach of this Agreement.
Page 151 of 755
4
Subdivider agrees to remedy any defects in the Improvements arising from faulty
workmanship or materials or defective construction of: (a) the public portion of the
Improvements occurring within twelve (12) months after Final Acceptance; and, (b) the
private portion of the Improvements occurring within twelve (12) months after Final
Inspection. In accordance with Sections 66499.7 and 66499.9 of the Government Code of
the State of California, upon final completion and acceptance of the work, City will release
all but 10% of the improvement security, that amount being deemed sufficient to guarantee
faithful performance by the Subdivider of his obligation to remedy any defects in the
Improvements arising within a period of one year following the completion and acceptance
thereof.
If the Subdivider fails to complete the Improvements within the prescribed time, the
Subdivider agrees that City may, at its option, declare any instrument of credit or bond
which has been posted by Subdivider to guarantee faithful performance, forfeited and
utilize the proceeds to complete the Improvements, or City may complete said
Improvements and recover the full cost and expense thereof from the Subdivider or its
surety.
The Subdivider has deposited with the City a labor and materials surety or
sureties in the amount of 50% of the above-described subdivision improvements
($824,750 and $2,888,500) in accordance with State law.
Said Subdivider shall pay an inspection fee for City to inspect the installation of said
Improvements, and to verify that they have been completed in accordance with the
Approved Plans.
Page 152 of 755
5
If off-site dedication of property is necessary to facilitate the construction of the
required Improvements, the Subdivider and City shall adhere to the requirements of the
Project Approvals with regards to acquiring said off-site dedication.
Pursuant to Government Code Section 66474.9(b), the Subdivider shall defend,
indemnify and hold harmless the City and/or its agents, officers and employees from any
claim, action or proceeding against the City and/or its agents, officers or employees to
attack, set aside, void or annul, the approval by the City of this subdivision, and all actions
relating thereto, including but not limited to environmental review (“Indemnified Claims”).
The City shall promptly notify the Subdivider of any Indemnified Claim upon being
presented with the Indemnified Claim and City shall fully cooperate in the defense against
an Indemnified Claim.
It is understood and agreed by and between the Subdivider and the City hereto that
this Agreement shall bind the heirs, executors, administrators, successors and assigns of
the respective parties to this Agreement.
[signatures on following page]
Page 153 of 755
6
IN WITNESS WHEREOF, this Agreement has been executed by:
SUBDIVIDER
BULLOCK RANCH, LLC,
a California Limited Liability Company
___________________________
By: Barry Ephraim, Manager
___________________________
By: John Young, Manager
CITY OF SAN LUIS OBISPO
Mayor Erica A. Stewart
ATTEST:
Teresa Purrington, City Clerk
APPROVED AS TO FORM:
_
J. Christine Dietrick, City Attorney
Page 154 of 755
7
EXHIBIT 1
TRACT 3136 PHASE 1
SUBDIVISION AGREEMENT
1. The Subdivider shall deposit a monumentation security in the amount of $12,400 to
guarantee the installation of survey monuments in accordance with the approved
map and payment for same. Said guarantee will be released once the installation of
monuments has been verified and that existing monuments have not been
disturbed, and upon receipt by the City of a letter from the Surveyor indicating that
they have completed the work and have been paid. Subdivider shall adhere to the
requirements of California Business and Professions Code Section 8771 with
regards to monument preservation. The monumentation security also guarantees
the replacement of any monuments that were disturbed during construction, along
with filing of Records of Survey or Corner Records required by said Section 8771.
2. Park in-lieu fees (parkland Quimby fee) for the multi-family Tract 3136 Phase 1 are
to be paid prior to final map recordation per this Subdivision Agreement. The Park
Improvement fees are deferred to time of building permit issuance per the
conditions of approval of Tract 3136.
3. The Subdivider shall pay a roadway maintenance fee to satisfy the roads
maintenance requirements of the City, specifically maintenance caused by a
surplus of heavy vehicles during the temporary construction activities of the
project. The fee of $15,000 was estimated and approved by the City Engineer in
accordance with City Engineering Standards and guidelines.
4. The subdivider shall comply with all requirements of City Council Resolution No.
11299 and Council Resolutions related to approval of the tentative map,
approving the Orcutt Area Specific Plan, and certifying the Final Environmental
Impact Report. (3580/3584 BULLOCK LANE FILE #ARCH-0489-2019, SBDV-
0490-2019, EID-0345-2020)
Page 155 of 755
8
EXHIBIT 2
TRACT 3136 PHASE 1 - FEE AND BOND LIST,
BULLOCK LANE
Bonds and Guarantees:
Amount Form Date
Received
Bond Release Status
Faithful Performance:
1. OFF-SITE IMPROVEMENTS (PIPs)
(FMAP-0177-2022)
$1,649,500 Bond Based on Engineer’s estimate of
probable cost, minus minor items
subtracted. To be released upon
Final Acceptance.
2. ON-SITE IMPROVEMENTS
(FMAP-0177-2022)
$5,777,000
Bond Based on Engineer’s estimate of
probable cost, minus % of early
grading and minor other items,
round to the nearest $10,000. To be
released upon Final Inspection.
3. Monument Guarantee $12,400
Bond
or CD
To be released upon verification that
monuments have been set and
surveyor has been paid.
Labor & Materials (50% of cost of each of
the above improvements)
1. OFF-SITE IMPROVEMENTS (PIPs)
(FMAP-0177-2022)
$1,649,500 / 2
= $ 824,750
Bond Based on Engineer’s estimate of
probable cost, divided by two.
To be released upon Final
Acceptance and evidence that lien
rights have expired.
2. ON-SITE IMPROVEMENTS
(FMAP-0177-2022)
$5,777,000 / 2
= $ 2,888,500
Bond To be released upon Final
Inspection and evidence that lien
rights have expired.
10% Warranty To be collected prior to release of
Faithful Performance Bonds
To be released one-year after Final
Acceptance or Final Inspection as
applicable, if no defects, and
approval of record drawings.
Page 156 of 755
9
Fees:
Amount Form Date
Received
Status
1. Map Check Fee (Paid)
$18,562.00 Check 2022 Paid
(covers original map check)
Additional Map Check Fee (Paid)
$11,200.00 Check December
2023
Paid
(covers Phase 1 recheck and
remainder parcel check)
2.
Improvement Plan check Fees
For all on-site and off-site applicable
items from case FMAP-0177-2022
$102,114.55
Check
May 2023
PAID IN FULL, MAY 2023
Based on approved construction
estimates
(covers Phase 1 and future Phase 2)
Phase 1 Plan check Fees
(additional fee for splitting
into two phases)
For all on-site and off-site applicable
items from case FMAP-0177-2022
$27,300.00 Check
December
2023
PAID IN FULL, December 2023
Based on approved construction
estimates
(covers Phase 1 and future Phase 2)
3.
Construction Inspection Fees
For all of Phase 1 on-site and off-
site applicable items from case
FMAP-0177-2022, and new plan
revision case FMAP-0642-2023
$194,844.54
Revised for only
Phase 1 on
1/16/24
Based on approved construction
estimates.
(covers Phase 1 Only)
4. Roadway Maintenance Fee $15,000
To be deposited in Acct # 40050300-
90346953 Streets Reconstruction
and Resurfacing Master per Matt
Horn
(covers Phase 1 and future Phase 2)
5. Parkland In-Lieu Fee:
- OASP Parkland
Reimbursement Payment
(Parkland dedicated by Righetti
Ranch. Bullock Ranch is benefiting
property and required to make
“Reimbursement Payment” under
the Parkland Reimbursement
Agreement between City and
Righetti Ranch, L.P.)
$422,400
$4,400 per unit per updated Table 9
of the OASP PFFP (R-10850, 2017
Series). Phase 1 unit count is 96.
Amount covers Phase 1 only.
Due at time of recording subdivision
map for Phase 1. Amount for Phase
2 will be due at recording of
Subdivision map for Phase 2.
Should total number of units change
for either phase, the amount will
need to be re-calculated.
City shall deposit funds collected to
GL String: 511.9503.47203
Page 157 of 755
10
6. Parkland Development Fee (Orcutt
Area)
$TBD Pay current fees in effect based on
permit application date. Due at
building permit issuance.
City shall deposit funds collected to
GL String: 511.9504.47201
7. Public Infrastructure Reimbursement
Payment
(Righetti Ranch is installing public
infrastructure in greater size and
capacity than required. Bullock Ranch
is benefiting property and required to
make “Infrastructure Reimbursement
Payment” under the Infrastructure
Reimbursement Agreement between
City and Righetti Ranch, L.P.)
$116,763 + 2%
interest per
year from the
date the City
accepts the
Public
Improvements
which was
10/22/2019
($2335.26/ yr -
OR-
$194.61/mo -
OR- $6.40/ day)
Per the Righetti Ranch
Infrastructure Reimbursement
Agreement, Exhibit A Amount was
re-calculated September 2023 by
City Financial Analyst & City
Engineers. Amount covers Phase 1
and Phase 2. Should total number
of units change for either phase, the
amount will need to be re-
calculated.
Due at final map recording for
Phase 1.
8. Other Impact Fees:
Transportation Impact fees:
- OASP Base TIF (vested after
7/1/2018)
- OASP Add-on TIF (vested
after 7/1/2018)
$TBD
$TBD
Pay current fees in effect based on
permit application date. Due at
building permit issuance.
Utility Impact fees:
- Water
- Wastewater
$TBD
$TBD
Pay current fees in effect based on
permit application date. Due at
building permit issuance.
Emergency Services Impact Fees:
- Police
- Fire
$TBD
$TBD
Pay current fees in effect based on
permit application date. Due at
building permit issuance.
Affordable Housing Requirements See Affordable
Housing
Agreement
Planning Fees for ARCH-0489-2019 $10,619.22
Pay prior to map recordation.
Invoiced 11/21/23
Page 158 of 755