HomeMy WebLinkAboutPC-1114-2025 (ARCH-0786-2024 and SBDV-0792-2024 -- 175 Venture Dr. Avila Ranch Project Phase 4)
RESOLUTION NO. PC-1114-2025
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF SAN LUIS OBISPO APPROVING SITE DESIGN AND LAYOUT
FOR 194 RESIDENTIAL UNITS WITHIN THE R-3-SP COMPONENT
OF THE AVILA RANCH PROJECT TO BE DEVELOPED WITHIN
PHASE 4 OF THE DEVELOPMENT PLAN, INCLUDING VESTING
TENATIVE TRACT MAP (VTTM) 3245 TO FACILITATE THE
PROPOSED CONDOMINIUM PROJECT, A SIGN EXCEPTION,
AND FINDING THE PROJECT CONSISTENT WITH THE AVILA
RANCH DEVELOPMENT PLAN AND AIRPORT AREA SPECIFIC
PLAN, AND CERTIFIED 2017 FINAL ENVIRONMENTAL IMPACT
REPORT FOR AVILA RANCH PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN
THE AGENDA REPORT AND ATTACHMENTS DATED
DECEMBER 10, 2025, FOR THE PROJECT LOCATED AT 175
VENTURE DRIVE (ARCH-0786-2024 AND SBDV-0792-2024)
WHEREAS, this Resolution is adopted under the authority of Government Code §§ 65864
et seq. and San Luis Obispo Municipal Code Chapter 17.128; and
WHEREAS, the City Council of the City of San Luis Obispo approved the Avila Ranch
Project on September 19, 2017, including a General Plan Amendment, Specific Plan Amendment,
Rezone, Development Agreement, Development Plan, Vesting Tentative Tract Map No. 3089 and
certified Final Environmental Impact Report (FEIR) under the California Environmental Quality Act
(CEQA) on September 19, 2017; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, to consider the design of the R-3-SP portion of the Avila Ranch project on November 17,
2025, pursuant to a proceeding instituted under ARCH-0786-2024 and SBDV-0792-2024, Avila
Ranch Developers, Inc., applicant, and made a recommendation of approval to the Planning
Commission with recommended design modifications; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, to
consider the design of the R-3-SP portion of the Avila Ranch project and Vesting Tentative Tract
Map No. 3245, on December 10, 2025, pursuant to a proceeding instituted under ARCH-0786-2024
and SBDV-0792-2024, Avila Ranch Developers, Inc., applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner required
by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 2 ARCH-0786-2024 & SBDV-0792-2024
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1: Findings. Based on the recitals above and the evidence contained in the record,
the Planning Commission hereby approves the project (ARCH-0786-2024 & SBDV-0792-2024)
based on the following findings:
1. The project and subdivision, together with the provisions for design and improvement, are
consistent with applicable City planning regulations, including the General Plan, Airport Area
Specific Plan, Zoning Regulations, and Community Design Guidelines because the project
implements the goals and policies in these documents identified for the Avila Ranch area and
provides a range of housing opportunities.
2. The proposed action is consistent with previously approved entitlements associated with the
Avila Ranch project, including the Development Agreement, Avila Ranch Development Plan
(ARDP), and Vesting Tentative Tract Map No. 3089 because the project implements the
policies and standards of the ARDP and provides affordable housing at the locations specified
in the associated documents and agreements for the project area.
3. The project and associated subdivision will not adversely affect the health, safety or welfare
of persons living or working in the surrounding area because the project respects site
constraints and will be compatible with the scale and character of surrounding neighborhoods.
4. The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision. The project will include roof top PV solar, as required by
the ARDP.
5. The site is physically suitable for the proposed type and density of development because the
project design and subdivision implement the density, zoning, goals, policies, and standards
identified for the site in the General Plan, Airport Area Specific Plan, ARDP, and previously
approved Vesting Tentative Tract Map No. 3089 and provides housing opportunities
consistent with those documents.
6. The design of the subdivision and the proposed improvements are not likely to cause
substantial environmental damage because an environmental impact report (EIR) was
prepared with respect to the 2017 Avila Ranch Development Plan, and all mitigation
measures in the certified Final EIR will be applied to the Phase 4 development plan
implementation.
7. The design of the proposed subdivision or the type of proposed improvements will not
conflict with easements, acquired by the public at large, for access through or use of property
within the proposed subdivision or with public access to public resources as defined and
regulated by Section 66478.1 et seq. of the Government Code.
8. The effect of the subdivision on the housing needs of the region has been considered and
balanced those needs against the public service needs of its residents and available fiscal and
environmental resources with favorable results pursuant to Section 66412.3 of the
Government Code. The project is consistent with Housing Element Policies 6.1 and 7.4
because the project supports the development of housing in accordance with the assigned
Regional Housing Needs Allocation and establishes a new neighborhood, with pedestrian and
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 3 ARCH-0786-2024 & SBDV-0792-2024
bicycle linkages that provide direct, convenient, and safe access to adjacent neighborhoods
consistent with the Avila Ranch Development Plan.
9. The proposed building setbacks and heights are consistent with the intent of ARDP Standards
1.2 and 1.6, and related guidelines (Building Height and Setback relationship) as well as
ARDP Standard 7.3.5 (relationship between building height and setbacks). The proposed
front setback is consistent with the recently updated Citywide Zoning Ordinance setback
standards for the Medium High Density Residential R-3 zone. The Avila Ranch Development
Agreement, Section 8.06, recognizes a need for flexibility during project implementation, and
the need to potentially allow for minor deviations from the Development Plan if the project
is consistent with the intent of the Development Plan. The proposed project design, including
project setbacks and building height, are consistent with the intent of the ARDP and Citywide
Zoning Ordinance where applicable, and are necessary to implement the density of the project
as identified in the ARDP and to comply with the Design Framework as identified in the
ARDP; and
10. The request for an exception to the City’s Sign Regulations to allow an externally illuminated
residential monument sign located at an intersection other than that specified in the ARDP,
and reflective of Spanish Colonial architecture, which differs from the agrarian theme called
for in ARDP Standard 6.2.2, is warranted because there are unusual circumstances applying
to the property which make strict adherence to the regulations impractical. Section 10.0 of
the ARDP, which states that “individual residential neighborhoods are imagined as having
unique identification signage to inform and direct residents and visitors” shows that there is
intent in the ARDP to allow individual neighborhoods identification signs within the Avila
Ranch project area. The proposed Phase 4 neighborhood monument sign design is appropriate
for the location proposed, and is consistent with the design of the neighborhood architecture
to a greater extent than would an agrarian theme; the sign is consistent with the intent and
purpose of the Sign Regulations, and the exception will not result in: visual clutter;
excessively sized signage in comparison to the building or surroundings; signage that is
inconsistent with the character of the surroundings; or approval of signs that are prohibited
by the Sign Regulations. The monument sign designs were supported by the Architectural
Review Commission (ARC) with modifications that have since been made by the project
applicant.
SECTION 2: Environmental Determination. Environmental Review. The project is
consistent with the certified Final Environmental Impact Report (FEIR) for The Avila Ranch Project
pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans).
On September 17, 2017, the City Council certified the FEIR for the Avila Ranch Development Plan
(ARDP) and approved the ARDP through Council Resolutions 1638 and 1832 (2017 Series). No
Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166
and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any
revisions to the certified FEIR; 2) no substantial changes would occur with respect to the
circumstances under which the project is being undertaken, and no revisions to the FEIR are
required; and 3) no new information of substantial importance is available that was not already
known at the time the FEIR was certified. All mitigation measures adopted as part of the ARDP
Certified FEIR that are applicable to the proposed project are carried forward and applied to the
proposed project to effectively mitigate the impacts that were previously identified.
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 4 ARCH-0786-2024 & SBDV-0792-2024
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions, in addition to the applicable
conditions that were part of the original approval of the Avila Ranch project in 2017:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0786-2024 and SBDV-0792-2024). A separate, full-size sheet shall be included in working
drawings submitted for a building permit that lists all conditions and code requirements of project
approval listed as sheet number 2. Reference shall be made in the margin of listed items as to
where in plans requirements are addressed and include all conditions, mitigation measures, and
development agreement provisions as noted in Condition #2. Any change to approved design,
colors, materials, landscaping, or other conditions of approval must be approved by the Director
or Planning Commission, as deemed appropriate.
2. The project shall comply and demonstrate full conformance with all mitigation measures and
conditions applicable to the project site, as established under previous development plan
approvals from the September 19, 2017, Avila Ranch project approval (City Council Resolution
No. 1832 (2017 Series) and 1638 (2017 Series) and Ordinance No 1639 (2017 Series). This
includes all applicable requirements that relate to Phases 1 through 6 of the approved Avila Ranch
Development Plan.
3. Plans submitted for construction permits shall include elevation and detail drawings of all walls
and fences. All other fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 Fences, Walls, and Hedges).
4. The location of any required backflow preventer and double-check assembly shall be shown on
all site landscaping plans and pertinent building plans. Construction plans shall also include a
scaled diagram of the equipment proposed. Any back-flow preventers and double-check
assemblies located in the street yard shall be screened using a combination of paint color, and
landscaping, and, if deemed appropriate by the Community Development Director, a low wall.
5. The monument sign on the R-3-SP zoned site (Phase 4) shall be externally illuminated (not
internally lit). Directory signage and addresses shall be provided onsite for wayfinding
throughout the multifamily site.
6. The project shall incorporate the recommendations of the ARC from their review of the project
on November 15, 2025, as depicted in the applicant’s design revisions (Attachment D of the PC
Agenda Report), and subject to the following specifications:
a. The building elevations shall include architectural details and articulation on all four sides.
Window shutters, window trim, sills, and/or headers, horizontal accent stucco banding, and
other architectural details shall be applied on all sides and rear elevations, subject to
Community Development Director review and approval. Window trim, sills, and/or headers
shall be added to the windows on the rear elevations; and,
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 5 ARCH-0786-2024 & SBDV-0792-2024
b. The balcony design shall be modified to provide at least 50% opacity to visually obscure
views of personal storage and preserve privacy. A design detail for the balcony railings shall
be provided at the time of building permit submittal, and shall confirm that at least 50%
opacity is provided; and,
c. The window shutter design shall be modified to have the appearance of operable shutters.
Shutter size shall match the window opening size and architectural hardware shall be added;
and,
d. The monument sign design shall incorporate Spanish colonial architectural elements,
including terracotta clay cap stone and wrought iron, as depicted in Attachment D of the
Planning Commission Agenda Report, to be consistent with the appearance of the Phase 4
residential buildings and appear less commercial in the design, subject to condition #37 added
by Planning Commission; and,
e. The backflow preventers shall be strategically placed within a landscape area, painted a dark
earth toned color, and screened by landscape to reduce their visibility; and,
f. A pedestrian connection from the southwest corner of the “special aquatic area” and adjacent
residential units shall extend to Jespersen Road, shall be added at the time of site improvement
plan submittal, if determined by the City Engineer to be feasible based on topography and
required setbacks to the special aquatic site. If a pedestrian pathway is not feasible,
opportunities for intermittent pavers shall be considered and incorporated into the landscape,
as feasible.
7. Plans submitted for building permits shall include a photometric plan, demonstrating compliance
with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. The
locations of all site and building mounted lighting, including bollard style landscaping or path
lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting
fixtures shall be clearly called out on building elevations included as part of construction
drawings for building permits. All wall-mounted lighting shall complement building architecture.
The lighting schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be
shielded to ensure that light is directed downward consistent with the requirements of the City’s
Night Sky Preservation standards contained in Chapter § 17.70.100 of the Zoning Regulations.
8. Mechanical and electrical equipment shall be located internally to the buildings, or adequately
screened if located on the exterior of the building. Air conditioning units shall be screened, and
shall not be visible on exterior patios or balconies when viewed from the ground. With submittal
of working drawings, the applicant shall include sectional views of the buildings, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any condensers,
transformers, or other mechanical equipment are to be ground mounted or placed on the roof,
plans submitted for a building permit shall confirm that these features will be adequately
screened. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
9. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department and Utilities department along with working drawings.
The legend for the landscaping plan shall include the sizes and species of all groundcovers,
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 6 ARCH-0786-2024 & SBDV-0792-2024
shrubs, and trees with corresponding symbols for each plant material showing their specific
locations on plans. Final tree species selections are subject to the satisfaction of the City Arborist,
and shall include climate-adapted trees that will provide sufficient canopy cover. Landscaping
plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. All trees proposed to be planted on private property and all property to be dedicated
to the public per the final maps for Tract 3089, Phase 4 or Tract 3245. Maintenance
responsibility of any trees located on property to be dedicated to the public must be
agreed upon by the applicant and City prior to approval of the proposed planting
locations.
e. All street trees to be planted as required by Section 12.24.070 of the San Luis Obispo
Municipal Code and Section 3.1.23 of Engineering Standard 1010.
f. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
g. Plans shall include all the criteria required in the City Engineering Standards Uniform
Design Criteria for Landscaping and Irrigation. Landscape plans shall include a
Maximum Applied Water Allowance (MAWA) calculation. The project’s estimated
total water use (ETWU) to support new ornamental landscaping shall not exceed the
project’s MAWA.
h. A reclaimed water irrigation plan. Landscape and irrigation plans shall note that all
recycled water irrigation tubing shall be solid purple upon installation and for the life
of the project.
i. Project Arborist/Landscape Contractor contact info shall be provided on all grading,
demo and building plans.
j. Irrigation to trees shall be isolated from other plants, so that they can be irrigated
deeply and infrequently. Planting plans shall identify measures to encourage and train
tree roots to grow down and not horizontally, given the spacing limitations between
building footprints and sidewalks.
k. If the project is developed in phases and trees are installed in advance of entire project
completion, those trees will require a tree protection and monitoring plan in
accordance with City Standards and Specifications. The Project Arborist is
responsible for the tree protection and monitoring plan, sourcing healthy trees in
accordance with the City’s Guideline Specifications for Nursery Tree Quality, and
supervising the installation of new tree plantings. The root balls of trees to be installed
shall be inspected and loosened, and if necessary, girdling roots shall be cut cleanly.
10. The construction timing and location of affordable and workforce housing units within Phase 4
shall comply with the provisions of the Avila Ranch Development Agreement, Exhibit G
Affordable and Workforce Housing Plan.
11. Expiration of Entitlement. Discretionary approvals shall be subject to the timeframes for
expiration as identified in the Development Agreement, Section 8.04.
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 7 ARCH-0786-2024 & SBDV-0792-2024
12. Prior to occupancy, an overflight notification shall be recorded and appear with the property deed.
The applicant shall also record a covenant with the City to ensure that disclosure is provided to
all buyers and lessees at the subject property. Notice form and content shall be to the satisfaction
of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity
of an airport, within what is known as the airport influence area. For that reason, the
property may be subject to some of the annoyances or inconveniences associated with
proximity to airport operations (for example: noise, vibration, or odors). Individual
sensitivities to those annoyances can vary from person to person. You may wish to
consider what airport annoyances, if any, are associated with the property before you
complete your purchase and determine whether they are acceptable to you.
Engineering Division
13. Prior to building permit issuance, applicant shall complete recordation of the final map for Tract
3089, Phase 4. Recordation shall be in compliance with Title 16 of the City of San Luis Obispo
Municipal Code.
14. DELETED
15. Prior to building permit issuance, the applicant shall submit an existing improvement and
demolition plan. The existing improvement and demolition plan shall include:
a. All existing improvements proposed to be protected in place.
b. All existing improvements proposed to be demolished or removed.
c. All existing site trees to be protected in place.
d. All existing site trees proposed for removal.
e. All existing trees on neighboring properties that have canopies or root zones that
extend into the project site.
16. Prior to building permit issuance, the applicant shall submit a grading and drainage plan. The
grading and drainage plan shall include:
a. The location of all existing and proposed property lines.
b. The location of all existing and proposed easements.
c. The location of any existing survey monuments and property corners.
d. Sufficient detail for the project site and adjoining properties to the extent of
representing adjacent grades, existing drainage patterns, grade changes between
adjoining lots, structures, etc.
e. Calculations indicating pre and post project impervious surface area totals.
f. Details for all stormwater collection, conveyance, and treatment devices proposed.
g. Sufficient detail to confirm controlled stormwater outflow from the site.
h. The limits of the flood zone(s) per the latest FEMA Flood Insurance Rate Map (FIRM)
or any pertinent Letter of Map Change(s).
i. Proposed improvements that comply with the requirements of Section 3.5.3 for
Special Floodplain Management Zone Regulations of the City’s Drainage Design
Manual (DDM).
j. Notes regarding City approval of any private improvements within public Right-of-
Ways or public easements.
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 8 ARCH-0786-2024 & SBDV-0792-2024
17. Prior to building permit issuance, the applicant shall submit a site utility plan. Construction plans
shall be in accordance with the engineering design standards in effect at the time the building
permit is approved. The utility plan shall include:
a. The location and size of all existing and proposed water, sewer, and storm drain
mainlines onsite and in all streets fronting the proposed project site.
b. The location of all existing water, sewer, and storm drain laterals/services serving the
project site. Indicate on the plan any services that will be abandoned.
c. The location of all proposed water, sewer, and storm drain laterals/services for the
project site per City of San Luis Obispo Engineering Standard Plans.
d. The location of all existing and proposed communication, electrical, and gas
mainlines in all streets fronting the proposed project site.
e. The plans shall identify existing and proposed water services, water meters, private
sub-meters, fire water services and infrastructure, recycled water mains and service
lines, irrigation meters, sewer laterals, and sewer services for the project.
f. The plans shall include a licensed engineer’s design narrative and supportive
engineering calculations.
g. The location of all existing and proposed communication, electrical, and gas services
for the project site. Proposed services shall be undergrounded.
18. Prior to building permit issuance, the applicant shall submit a site parking plan. The parking plan
shall show compliance with all requirements of City of San Luis Obispo Engineering Standard
1010, Section 4.5 and Engineering Standards 2210 through 2260 and Title 12 of the City of San
Luis Obispo Municipal Code.
19. Prior to building permit issuance, the applicant shall submit an erosion and sediment control plan
per the requirements of Municipal Code Section 12.08.150 and Sections 3.7 and 10.4 of the
Drainage Design Manual (DDM).
20. Prior to building permit issuance, the applicant shall submit supporting documentation which
demonstrates compliance with the City’s Floodplain Management Regulations, Drainage Design
Manual (DDM), and the Post Construction Stormwater Regulations (PCR’s). Supporting
documentation shall include at least:
a. A final project drainage report. The drainage report shall include separate sections
for compliance with Post Construction Requirements and Drainage Design Manual
requirements.
b. A completed Stormwater Control Plan form available on the City’s website.
c. A Stormwater Control Plan.
d. An Operations and Maintenance Manual for all proposed stormwater improvements
proposed to comply with Performance Requirements 2, 3, or 4.
21. Prior to request for final inspection, applicant shall install new, preserve existing, or re-establish
destroyed survey monuments in accordance with City of San Luis Obispo Engineering Standard
1010, Section 9.1. Applicant shall construct all new and replacement monuments per Engineering
Standard 9020.
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 9 ARCH-0786-2024 & SBDV-0792-2024
Transportation Division
22. Prior to issuance of each building permit, the applicant shall pay applicable Citywide and Los
Osos Valley Road (LOVR) Sub-Area transportation impact fees.
23. Prior to issuance of first building permits for Phase 4 development, the applicant shall pay its fair
share transportation mitigation fees for future improvements to mitigate cumulative
transportation impacts to the Buckley Road & Vachell Lane intersection as identified in the
project EIR and Development Agreement.
Utilities Department
24. Plans submitted for a building permit shall include all approved improvement plans for this
Development Phase in the plan set for reference. Plans submitted for a building permit shall
include a table identifying the lots proposed for development, and the lots labeled as “Not A
Part”, and their approved or planned use(s) and acreage.
25. Plans submitted for a building permit shall show that all residential units are to be individually
metered.
a. If private water meters are proposed for the condominium units, plans submitted for a
building permit shall show one public master water meters and pressure reducers per
structure, to the satisfaction of the Utilities Director. Privately owned sub-meters may be
provided for residential condominiums upon approval of the Utilities Director. The
CC&Rs for the property/homeowner association (P/HOA) shall require that the sub-
meters be read by the association (or P/HOA contracted service) and each condominium
billed according to water use.
b. Public meters shall only be installed on roadways meeting City width standards, to ensure
adequate access for City Utilities trucks and vehicles, to the satisfaction of the Utilities
Director.
c. A break-off check valve shall be installed on all proposed private fire hydrants (Clow
model #400 or approved equal).
26. Plans submitted for a building permit shall show the proposed public and private fire hydrants,
and shall show one fire riser per structure, to the satisfaction of the Fire Marshall and Utilities
Director. A break-off check valve shall be installed on all proposed private fire hydrants (Clow
model #400 or approved equal).
27. The irrigation system shall be designed, constructed, and operated consistent with recycled water
standards in the City’s Procedures for Recycled Water Use, including the requirement that sites
utilizing recycled water shall provide backflow protection on all potable service connections. An
Application for Recycled Water Service shall be submitted for review and approval by the City
Utilities Department during the building permit review process.
28. Upon completion of the installation of the landscape and irrigation system and prior to the
issuance of the certificate of occupancy, the applicant shall submit a certificate of completion, an
irrigation schedule that assists in the water management of the project and utilizes the minimum
amount of water required to maintain plant health, and a regular maintenance schedule to the City
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 10 ARCH-0786-2024 & SBDV-0792-2024
Utilities Department for review and approval.
29. The proposed project shall comply with the City’s Development Standards for Solid Waste
Services. Plans submitted for a building permit shall show the location and size of the bin
enclosure(s) that can store the required containers for waste, recycling, and organics. Plans shall
show the location of the discarded materials containers during pickup if different than the location
of the proposed enclosure(s). The applicant shall contact San Luis Garbage Company (SLG) and
obtain in writing that the proposed enclosures and collection method meets the SLG
requirements. SLG also need to confirm truck access and clearances needed to reach the
discarded materials containers. The review letter from SLG shall be included in the building
permit plan set.
30. The Final Map on-site improvement plans shall include all approved public improvement plans
for this Development Phase in the plan set for reference. The Final Map shall include a table
identifying the lots proposed for development, and the lots labeled as “Not A Part”, and their
approved or planned use(s) and acreage.
31. The Final Map shall include labels for all public and private roads, and shall delineate all public
and private easements.
32. The Final Map improvement plans shall include plans for sewer and water services, and shall
identify the location and size of existing and proposed water services, water meters, private sub-
meters, fire water services and infrastructure, recycled water mains and service lines, irrigation
meters, sewer laterals, and sewer services for the project, and shall include a licensed engineer’s
design narrative and supportive engineering calculations.
33. The Final Map and all site improvement plans shall note that the City is granted right of access and
entry onto the private property for assessment and investigation of the recycled water irrigation
system for the life of the project. The CC&Rs for the project shall note that the City is granted
right of access and entry onto the private property for assessment and investigation of the recycled
water irrigation system for the life of the project.
34. The applicant shall apply surface utility location paint (or similar visual indicator) for all private
recycled water lines within the public-right-of-way, to ensure accurate utility location during
maintenance and repair activities within the public right-of-way. The CC&Rs shall include a
requirement that the P/HOA shall be responsible for maintaining surface utility location paint (or
similar visual indicator) for all private recycled water lines within the public-right-of-way, to
ensure accurate utility location during maintenance and repair activities within the public right-
of-way.
Opportunity to Protest
35. The applicant acknowledges and agrees that the project conditions of approval stated herein
provide adequate and proper notice pursuant to Government Code 66020 of Applicant’s right to
protest any requirement for fees, dedications, reservations, or other exactions, and that any protest
in compliance with Section 66020 must be made within ninety (90) days of the date that notice
was given.
PC Resolution No. 1114-2025 (2025 Series) Avila Ranch Project Phase 4
Page 11 ARCH-0786-2024 & SBDV-0792-2024
Indemnification
36. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and
employees from any claim, action or proceeding against the City and/or its agents, officers or
employees to attack, set aside, void or annul, the approval by the City of this project, and all
actions relating thereto, including but not limited to environmental review (“Indemnified
Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being
presented with the Indemnified Claim and the City shall fully cooperate in the defense against
an Indemnified Claim.
Planning Commission Condition Added 12/10/2025:
37. Applicant shall work with City staff to revise the monument sign design per the intent of the
Architectural Review Commission’s recommendation. The revised monument design shall
incorporate the arbor that was proposed with the original design. The design does not need to
be returned to the Architectural Review Commission or the Planning Commission.
On motion by Commissioner Kahn, seconded by Commissioner Cooley, and on the following roll
call vote:
AYES: (6) Commissioner Cooley, Commissioner Flores, Commissioner Jorgensen,
Commissioner Kahn, Commissioner Munoz-Morris, and Vice Chair Tolle
NOES: (0) None
REFRAIN: (0) None
ABSENT: (1) Chair Houghton
The foregoing resolution was passed and adopted this 10th day of December 2025.
___________________________
Tyler Corey, Secretary
Planning Commission