Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
01/05/1999, C-3 - SECOND READING OF AN ORDINANCE PREZONING A 222-ACRE ANNEXATION AREA AT 11855 LOS OSOS VALLEY ROAD R-1, R-2, R-3, PF AND C/OS-160. (CITY FILE NO. R 102-96)
council - 5 -9.9 j ac En 6a nEpont � 3 CITY OF SAN LUIS O B I S P O O FROM: Arnold Jonas, Community Development Director Prepared By: Peggy Mandeville, Associate Planner SUBJECT: SECOND READING OF AN ORDINANCE PREZONING A 222 -ACRE ANNEXATION AREA AT 11855 LOS OSOS VALLEY ROAD R -1, R- 2, R -3, PF AND C /OS -160. (City File No. R 102 -96) CAO RECOMMENDATION Grant final passage of Ordinance No. 1344 (1998 Series). DISCUSSION On December 15, 1998 the City Council introduced Ordinance No. 1344 (1998 Series) to print, approving the requested prezoning. Ordinance 1344 is now ready for final passage. The new zoning designation will become effective upon final approval of annexation of the site by the Local Agency Formation Commission (LAFCo). The City Council certified the Final Environmental Impact Report (as recommended by the Planning Commission and amended by the Council) for the annexation project on December 15, 1998. A copy of the Mitigation Monitoring Program as approved by the City Council is attached to this report ATTACHMENTS Ordinance No. 1344 (1998 Series) Mitigation Monitoring Program Prezoning map Corrections approved by Council 12115/98 C3 -1 ORDINANCE NO. 1344 (1998 Series) AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE OFFICIAL ZONING MAP TO PREZONE THE LOWER 38 ACRES OF THE SITE AS R -1, R -29 R -39 PF AND THE REMAINING 184 ACRES AS C /OS -160 WITH A 160 -ACRE MINIMUM PARCEL SIZE, CONTINGENT UPON FINAL APPROVAL OF ANNEXATION OF THE SITE AT 11855 LOS OSOS VALLEY ROAD (R 102 -96) WHEREAS, the Planning Commission conducted a public hearing on November 4, 1998 and recommended prezoning the proposed annexation site R -1, R -2, R -3, PF and C /OS -160; and WHEREAS, the City Council conducted a public hearing on December 15, 1998 and has considered testimony of interested persons, the records of the Planning Commission hearing and action, and evaluation and recommendations of staff in accordance with Section 65800 et. seq. of the California Government Code; and WHEREAS, the City Council fords that the prezoning is consistent with the General Plan Land Use Element map and text and the purposes of the Zoning Regulations and other applicable City ordinances; and WHEREAS, the City Council has certified the Final Environmental Impact Report, pursuant to the California Environmental Quality act Guidelines Section 15090. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. The City Council finds and determines that the project's Final EIR adequately addresses the potential significant environmental impacts of the proposed prezoning, and reflects the independent judgment of the City Council. The Council through the certification of the Final EIR incorporates the Mitigation Monitoring Program in Exhibit A into this project. SECTION 2. The Zoning map amendment ( prezoning) designating the lower 38 acres of the site as R -1 (Low - Density Residenttal), R -2 (Medium Density Residential), R -3 ( Medium - High - Density Residential) and PF (Public Facility) and the remaining 184 acres as C /OS -160 (Conservation Open Space with 160 -acre minimum parcel size) as shown on the attached Exhibit B, is hereby approved, based on the following findings: 1. The prezoning is consistent with the City's Land Use Element which calls for residential development on the lower portions of the site and open space preservation of the hillsides. a5- 14 01344 1344 Ordinance No. (. 3 Series) Page 2 2. The prezoning allows for development which will be compatible with the surrounding residential neighborhoods. 3. A prezoning is appropriate at the proposed location and will be compatible with surrounding land uses which are primarily residential in nature. SECTION 3. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in the Telegram- Tribune, a newspaper published and circulated in said city. This ordinance shall go into effect upon the date of final action by the City Council on the annexation. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the 15th day of December 1998, on motion of MRSr Romero , seconded bygfflUjJ Member, and on the following roll call vote: Ayes: Council Members Dian, Mars, Schwartz and Vice Mayor Romero Noes: Mayor Settle Absent: None Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: j•iii �' :lt ��'i � 01344 EXHIBIT A DeVaul Ranch Planned Development Mitigation Monitoring Program City of San Luis Obispo Community Development Department November 1998 G7� -2 DeVaid Ranch PD E!R Mitigation Program INTRODUCTION 11 *20-98 For years, land use professionals have been concerned that there was a loophole in California's environmental review procedures. In many instances, the mitigation measures recommended by environmental documents were not part of the conditions of approval nor were they fully implemented during the development of the project. As a result, opportunities to mitigate potential problems fully were lost. State legislation, AB 3180, is designed to close this loophole. This law requires all public agencies in California to adopt a mitigation monitoring program when they approve projects that are subject to the requirements of the California Environmental Quality Act. The objective of the law is to establish a process that defines the following: • The measures the agency intends to adopt to mitigate significant environmental impacts; and • The procedures the agency intends to use to monitor the implementation of these conditions. AB 3180 Although AB 3180 is a significant piece of environmental legislation, its provisions are simply stated. The entire text of the bill is as follows: SECTION 1: Section 21081.6 is added to the Public Resources Code, to read: 21081.6 When malting the findings required by subdivision (a) of Section 21081 or when adopting a negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21081, the public agency shall adopt a reporting or monitoring program for the changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of an agency having jurisdiction bylaw over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program. SECTION 2. No reimbursement is required by this act pursuant to Section 6 of Article X11IB of the California Constitution because the local agency or school district has the authority to levy service fees or assessments sufficient to pay for the program or level of service mandated by this act. 1 r A -A DeVaul Ranch PD EIR Mitigation Reporting 11.20.98 Mitigation reporting refers to a written report which lists all of the mitiagation measures a public agency intends to adopt which will reduce or eliminate a projects potentially significant impacts. Although many conditions may be part of the project's approval, not all the conditions must be included in the mitigation reporting program. AB 3180 addresses itself only to those issues that would have a significant impact unless mitigation measures are applied. Section 21081.6 indicates that lead agencies must adopt a reporting program in order to "avoid significant effects on the environment." Monitoring Monitoring is the follow -up effort by a public agency to ensure that the mitigation measures they have adopted have been implemented. In some instances, the monitoring work can be accomplished by the Planning or Public Works staff as they review project plans. In other instances, field inspection may be necessary. Written documentation of the monitoring effort is a necessary and important part of the mitigation program to provide the City and the public with a written record of the mitigation program. While this mitigation program identifies who is responsible for implementing the EIR's mitigation measure, the City must document when and how the mitigation measure is implemented. Each time a department or agency takes an action related to the implementation of a mitigation measure, a written report must be prepared to describe the way in which each mitigation measure was carried out, any observations that were made, the need for any follow -up work, and recommendations to improve the monitoring or the success of the mitigation measure. Collectively, the written reports will provide a written history of the implementation of these mitigation measures. 2 C -3-4' tl) Y V • Z E ca A. O aQ cf W C Q i oa Q. C �ccl O IM cl ..Di ..Ar A u G >a" a 0 d � S O am 6 5w o d a- a� S R 00 E' G 0 � N R w I 3° .4; O QU \ 5 U y y � d w Q ( G 3 0 o o� c can vOi U In Q w+ .r it > t3. u0 O w y r d ato v r r 0 0 o _ mad o"a U � •V w O � w v O W u � o d ri V a 0 a� N � �O cz -5 4 r1 eo 0 6 0 v (A !C O 00 0 vIIa A d .00. 0 y p h ..� �j O Ow Q, w o . p. O r O to O O. y d •�• A O O v w ate+ d r4 C-4 C6 In Q w+ .r it > t3. u0 O w y r d ato v r r 0 0 o _ mad o"a U � •V w O � w v O W u � o d ri V a 0 a� N � �O cz -5 eo 0 0 o w o O O. ai O 00 ate+ d 41 i�i iV/1 to v o > O •� a �. .O 6' eC y ¢'., cl !a ° O +�• a� w' GJ � -��� V V V s� W ss � In Q w+ .r it > t3. u0 O w y r d ato v r r 0 0 o _ mad o"a U � •V w O � w v O W u � o d ri V a 0 a� N � �O cz -5 ; Y m L E O a¢ IM C W o oa aL o� c o¢ ma �o r Qr r O — r � r p Ow > Y - R� LL m 5� m o d a-- a� 0 r7l e m� 22 3 0 .fl [P, 0 �i G O .r �a to 3 b y o fylJ � W y G! y O 00 's o 00 M � o CCH V A U \ N F � H a+ GO G7 �+ w Q � a� r a ° y Vi N Fi iA O � .y �' M � w •� V1 w P/ /CU co V C C.xl tb d to H �5 V O y �O u a Eh es 01 �0 ° ja-.) a �0)tu .:r H ° '� .N rU) M r rim fs7 o ° a���.�+ L ca to Qr O ai M r, C5-4 y +A W W ca �000 bD' Cc •N r.. G2J � id � O 0J obw 2 R°ii W O "' d a) o r WO >% 00 w�0���.. " ra a. ° -Wu 3 0 Fi iA O � .y �' M � w •� V1 w P/ /CU co V C C.xl tb d to H �5 V O y �O u a Eh es 01 �0 ° ja-.) a �0)tu .:r H ° '� .N rU) M r rim fs7 o ° a���.�+ L ca to Qr O ai M r, C5-4 ca Y v t E IM O a`¢ � W .:D oa fl. t m V C O O m � �c %.b � O a >a a 0 R� w dO sm d 5° a- A O ►D R 0 R � �z c w to O G ii CC�" .ti C w !tv E d �C & >a >Q. Q U u U Ca O .I., s 0 tv N �+ :V d a� V it > n .o 0 cn w U 0 x ++ >+ F V M 0! O O O Q. w; Q• La ate.. !d y {O.� fn w O G_ 0 y eGa Q o0 •+ w 4 .3 Q Q"yy y 0 ow..o'a�o� O po y d p °ao° po "11, 9 r. 0 y ++ v 0) ¢ VOl O Q y IQ a� .o O w oao w � �+ U .. d > w w G O O o W 00 � � 3 y G � O � d � v w a w p � O � V twD C25 - -7 w to O G wr bo G! i0a M � d w b to to CA U3 m oow �.oIU03 H CJ eC v O > v P-4 w � �+ U .. d > w w G O O o W 00 � � 3 y G � O � d � v w a w p � O � V twD C25 - -7 Y O m t E cm O L am cm r. o `oa Q = m v Q C O Occ m 3 am in rN a 0 b u G >a a 0 d� 0. m PC � G x od w -- ai i m d 0 dD ►5 G 0 ms �z r a a� O O UAA epa rn co _ u N ed O rA O 3 0 � 0 Ln ca to a a a cr) cc to ta M h d O �+ R O O e0 41 H .' U d) ._. o x r b G d ',a O d 'O _ LO y w A p o o 0 y ed b -n y v Lo p p O .0 m eC $: w to O R. d t y � C O A G ayn 'C O d d .d .� �' .G X.. y f�yO d ¢�d .'� + i to O `v ou) omvi 0 1" 3-4 O V w 'O p U. 3 A d 'd N d j �' 41 p 'O fL w 'C +.�. W 0 a y '° p 'O 'G y V 5d d XO y ' o o oy Qj l0 � � O Qtv C . CU ; Q C O �" tpn Oi G1 p m r 8� o .. .6 W -6 tow o � ri ~ � d D d bo V O o e° Q W 41 L1. %o C15 —e �.r Y V O t E Q v 0 aIC CW `0 at so c C O O cc m CS �C Fs c= 0 R 'w O >a V 0 " a d � C6 av a 5 w �w a= a� i R 0 0 G 0 A� m� �Z y G .O LL `' v d G � y p r d � G! iy � •o a. w too. v 0 cy v' .5 QU is y0 +• rn O LL e� 0 O *;; .a 000 U4 .0 > y •`' a0i P+ y C x d y 't7 d aA •o ch V �b S^�y y 0 v 3 a .» a a to a y ¢, 0) 2> ra eC� vi r0.. g L1.:= •c� n ca-9 y Q O m 'X >. eC O ff 0y z0„ � o y •��. O +. O eC 0 �+ dl U) cm •+V... O �+ 0. ".> v O y C ..� O py y w ter y �i 5.4 F� tu 0aow 0 d '1 to r. G! l0 � !0 M -0 tz CV) to le t0 G...a •C ed n ca-9 Y m L E m O ` a oc CW Oa at o o ¢ c c m o¢ Cm Co m w •r O w a >a d � mt. d Oa am �i r O m a= a� 0 s 0 a 0 eon m� :9z d d p °; p P. ... _ 0/ Uf ., > y H r4 a iVr p QU bV. p QU iV.. p QU 0 V t!J i. Q H 04 !C� F it p > ° 04 w .>i ++ p ++ 0 O1 d.O 0 �cc 0 O v 'O � y d vo ca L oo� °°�°' h 0 � p. u w�� d � 3 .ca .� as t w v y +' w rj Q H 0 7a Q+ p N u y ,d Tl 41 � O � y G 0 V y � y V r p ° > U � d g W �� c o o a cc �,�� awco•�E.,'o ,g� 3� F�.a.oCU �o > A y '*' ° OD ed r ee m U° •° H � M p w y H O �y m �•C3 y 6 a 00 CS-10 V 0 >a a 0 dA d � a� 6a 5� x� o m a= r a� `3 m Y i6 V V o � s 0 d Q CW rC oa Q. Z O Q = as o °C a 0 7 .. CM tj is 2z 3 0 3 0 d 0 W L y f0 •N o V b N O G y G ri � QU QU UAV O N �O„ w � 0. rte•' O 0 x u cam. c: f0 H A o w. O ,C N `�° v C .0 - w o r Q h P. Q y Q y sup '0 'C O Q O 0p G O v ai o O r+ .X 0 v Q w O U+ 000 O Np •O e� 0 G Q d �� N O w > f.1. d �+ G y p O .y y Cd ... M > > .. p > tw •°n c a" sa. a x-- W L y f0 o V b N O G ri � � � O N �O„ w � 0. rte•' O .� x u A c: A o w. O 2 G1 `�° v C .0 - w o r .17.4 a P. •O ai sup '0 'C O Q O 0p G O ai o O r+ .X U+ 000 Np •O e� 0 G Q d �� v 00 w ca u b d alp °•�D�bo a�,���e0eo� ul �y� end �0oi'i tu CA C e� S: u R to p �w �y�c, woad w try N A r r. 0 4 'C O CO d cam o p e� � O y 00 .� $; •p e0 r4 A c3 _„ a .fir M A .w. O w a >a 0 R � d d � �y4Cpm w O y a-- tx m Y d v ` a 0 a¢_ cW it oa az m� ¢o o¢ a �c �z :rr w CA w cn .O d :r w obi y H t° o d tz. w R � a ca � u � o v eo to a,° w� y N •ate+ �r y Q�U uIn0 O A N •ate+ �r y W y Eb O .•••'•� O r. ...-wi O O y Q N N f0l1 ..�ri ..On O A N •ate+ �r y O ° s: O r. .r O y W N N � '�, i• •°+ s�'+ � may? e� y � O y _d ea Q+N to y� :3 fa O �. d Wo d ]�,J• r� Q� .fl y 0�1 C� In r V ++ eed O •r0".. y 04 w H .� d ma y. A y^ ^•� ee D er`° p"ayc�°�''�'•�p.a.p*� Cc v cc 3 Q ea bo eC 3 ,>~ to ca to •° "" a M o ° ..,o„DO�x�w„�,�a... Cd U5 ca W shy i� .i. •ir 'C O a: to cr ca co cc a. a. Qrg .0.0 fV !7 A o c5 0 G'S ^ 1 Z. r Y V m t E O ` a oc CW �o oa as m V i O¢ Co to ; CD G cl � O dd > oc o� r '^ d � �a a� sa 5� o d a� R 0 a O 22 zz OJ d !C lE d y � X w � Q 0 U3 W p, 4) � a y 0 % y G1 Cy w F � Cn W G0w.'O. y a 0 W CD r w Gi y rA cn Upp 3 Q rh zz OJ d !C lE d y � X w � Q 0 U3 W p, 4) � a y 0 % y G1 Cy w F � Cn W G0w.'O. 4) 0 W CD r w Gi y rA d L LO d Q rh Q 0 Q = �. oeb8us ++ X 32 zz OJ d !C lE d y � X w � Q 0 U3 W p, 4) � a y 0 % y G1 Cy w F � Cn W G0w.'O. 4) W CD r w Gi d L LO P. Ci �p Q 0 Q = �. oeb8us ++ X 32 p er' 0 0 � a+ IOi i0i � O Cj U) o ~' o O t0 .O O P. w 3 �u vii � vi H 0 p 1jy •� ;' 0 two 0 .y + H H y 4 O d v 0 oIr ...i e0 04 Q" , . 14 y .fw -+ y t6 w U 0 y�,, > .X' sz. o v O ��(D 0 CD 4 p., 00 M+ 0 X U4 y ..� x.� 0 e� p 0 0 !� C.7 H co ."y'' O y n (! 0 4C! ca 0 to V w w zz OJ d !C lE d y � X w � Q 0 U3 W p, 4) � a y 0 % y G1 Cy w F � Cn W G0w.'O. W CD r w Gi d L LO y t CD Ci �p Q 0 Q = �. oeb8us ++ X 32 p er' 0 0 � a+ IOi i0i � O Cj U) sUi O t0 .O W H rl G3 -13 a � �a r � >a" o� r G � d m d cm a. ..x 5� O Q a= a� Y V ° 2 CD O a`¢ cW it as CL= CD Q � o� a a 3 �cl V to .On i. (OA O O y w y dl eti lam. V > 'ti >1 H .►+ 0 .r O to r+ ww� Iw.1 y d W > .w :s = il. tv d 41 to to V tt to y O0 v� H '� V etS a 0. ,� °' °' o A r. 'o to ca 0) rA y _ `^T.' 7�yr tea yy. A. ^' .. _O ai w o, VO '� Gl QJ w H .3 w d O ."0.. v O 0 lo 6 waad j , C 0! O > ' O H O d V y 7 g ,O o ° d x a xoo� o � O Q O tto v d " '+c tv O to O s" m t'On ai ri w Q.'d 5 O a� ai C eM r W O y C ,a 't3 a _Q0 N to a) t LO ..w y H if1 �.r .y ..� v' O v O. r. fd CU td to � C o a5.0 .0 C 9;4 4w & 0 0 :a .o o Lei %6 W W W G3- I&+ o o�. uQA uQA uACaa O O,, O O ++ O �+ cn to 41 y y cd O .r il. m .yi d . - tv y y0 G i3. O1 > G in v P. =tv oa OQ d 8w CA m E-4 O O P A V to .On i. (OA O O y w y dl eti lam. V > 'ti >1 H .►+ 0 .r O to r+ ww� Iw.1 y d W > .w :s = il. tv d 41 to to V tt to y O0 v� H '� V etS a 0. ,� °' °' o A r. 'o to ca 0) rA y _ `^T.' 7�yr tea yy. A. ^' .. _O ai w o, VO '� Gl QJ w H .3 w d O ."0.. v O 0 lo 6 waad j , C 0! O > ' O H O d V y 7 g ,O o ° d x a xoo� o � O Q O tto v d " '+c tv O to O s" m t'On ai ri w Q.'d 5 O a� ai C eM r W O y C ,a 't3 a _Q0 N to a) t LO ..w y H if1 �.r .y ..� v' O v O. r. fd CU td to � C o a5.0 .0 C 9;4 4w & 0 0 :a .o o Lei %6 W W W G3- I&+ b o a " o w a >a" 0 C� d � d S� o d a- a "� Y t6 O O m O a` oc CW 0 C at mC3 ac � c C3 O ¢ e s IM m :. m S �c 2z m 0 I 0 0 c a V > m vO .. � �+ W y r+ an'i Q 0 ] � 0 o m .o 0 I 0 0 c a V > m fA d 0 CG Q 0 ] � .o r I V I Coo fA d rr a� 0 0 M 0 o O d ♦r d CJ '3 H r !C la ~' R •••i •^" {r bo O p y ed C O w 01 O x O w U, >a) O � Cam! ..Oy. !C 0 r. 34 Cd " Q p ... Ir ,� Z d - O e6 'Q +' X d! H y 0 y G vi Q r 4 H !C O t m rw'. W H O1 h L'. 00 .fl � ^F. .a '^' V bo A ^� .G O O a+ a Ir 0 bo la 0 Er d w 0 ->`i A t+ O eC y2 o A:%o a'o A WUOUW m �' `� y d d a S o o ° o m� a4 � 0 M l� pq rn w 05 L3 -15 d� o a>i aQi o a>i a�i >x Uf]G UC]Ca d ••�ytq y y 99 w a � O IA 0 PA � ee ea Qr y a1 �i y rte.. y y 'C cu d tv CD U CD .r 0. m a wa�o r. CD Y pro�vDo a. a,c.xd;� �aa,���,$ °�; ' saw 0 �' ai tu ca t go to r .� O .. 0 ee %O ba a � �uG �s � ' t , C. O�p C y ° O �o e�at x. .o ao > Q G o o +' ee C ¢ v see, u ¢ °' � :a ee w :a v SZ O y m .3 C9 z O �_ C 0 � O � b c>; �A r O N gC z w w N G9.ib Z. o= A� w >a rw 0 a� d� d o ..a od F+ Y d 0 V O E _° i m 0 IL Q % W o a az cc CC 0 0 0 ¢ ri =; go 9z o o y y ;, 0 Oi v e 3 E y H d •d R. M� c to Gl R �. Gl x o Cd m �A o o y y ;, Cb Oi v Q vn d ul Q A y H d •d R. c to Gl R �. Gl x o Cd W 0 y it R 2 fa Cb Oi v Q vn d ul Q A y H d •d R. 00 Gl R �. Gl Cd �+ G7 07 .Y F a cn v Ln .--A - 1-7 Q vn d ul Q y H d •d o .� R Z 16.. m .G Q u Q O O w .Q V R `+ rA R R C y R m y 'C vii yw^ ... p+ eta Q G R � w w w O y X. C1 C u R to Cu CD p)p .+ y � •� 'C w w .. y 0 .,,, ar vi Q! .0 m u m y to O p d d p N ea 1.4 cc a4 0 0 to cc 4w O 0 yy •Q CC: to c%i Gl w •iy y o � ."'in a = 4.* R R V R eo �• CQ � ... to �•�„ y 00 u � .CC.• .G ...0 R� �+ d C/i y w G •.y ea (A Q Q'• a" it (u � ..yr '� Q C. .�' Cu •� •� � •CS W O iVi R w r'�-. ..ri• � V � � � R iQi �. V V V Cli V Ln .--A - 1-7 V; Y V m s E O a� �W r � oa as m Q � c 1° o� m � G r oar .�w 0 W � >a" 0 >y r �a S� d ..a F o C4 d r r a5 R R i O is OD rr .5 a 0 r Q: Oro A r ..1777) A U5 c A Q O H as 3 aJ y 0 it A o v 0 156 O V7 a VO `" Q. > a � � w yam u 0 O a A o.. Q 4! �' > y W to oC 0 ,� y UJ W F .w w y A V '0 V �+ caya.���d4' v p w 'Oi o m t :C w O to w ld V �• !d r O p 0 to rA O V �. Qa it r+ Ln iui0 V O lC (1) Q. >+ 8 v' �t u. c w Q�i G4 d. F e4 '� C c>4 u V m O V a 0 to �+ ti 4) d 41 0 it � r H rA O V7 w a.y `" � = o a w yam O aJ :. 'O ~ 4) .� � � O � o O w to o O .� cd „ � o 1° v c u a > o o �o cm Co y u rA 4! �' > y W to oC 0 ,� y UJ W F .w w y A V '0 V �+ caya.���d4' v p w 'Oi o m t :C w O to w ld V �• !d r O p 0 to rA O V �. Qa it r+ Ln iui0 V O lC (1) Q. >+ 8 v' �t u. c w Q�i G4 d. F e4 '� C c>4 u V m O V a 0 to �+ ti 4) d 41 V %�.9 W rb to 4) N V r Q N . 00 43i w .o v W m us o it � r H 0CC0 ed U O V7 w a.y G O w R. m aok 0�3 'O ~ 4) .� w .o o � c O w > O .� 00y cx3p � O 1° v c V %�.9 W rb to 4) N V r Q N . 00 43i w .o v W m it d w 4J QJ w a.y m 'O ~ 4) .� a 3 0 O w > C n H � O 1° v c u a o cm .� V %�.9 W rb to 4) N V r Q N . 00 43i w .o v W m r� V !'4 C-5-18 it d w 4J QJ a, So > C � O v r� V !'4 C-5-18 N Y v m t E O L a� CW �o `oa a= m� � C c O¢ IMCo 0 O — A "• a dd a 0 - d aq D. a m to w o d a -- a� 3 s io a 0 e14o � �z y O a O G S v � c y ao a, � o y � co > al o� r.. d .aw+ Iti r.. ]A M 4+ it O V U) H Q U2 %r o ¢, u +.r w d b � a fA G1 .p V > O "p aJ � 'O f.L GO O r CD Cd G! as 3u� O � 0 y 'o wto r„ 0o yea. U3 ado w O m O y O � f1. t1. �3 0 Ow a) •o w � O ,� x a+ rA al r+ o. �C 1, 5 O y V y d d Q � � v o > o o, �+ H d W c fA �+ O � � fV x y d � G! O O d 8 VAA ,�5 4.8 M es H fn V y d �✓ it Q � o � w •� O V ate+ O u fir. y o .p O1 d m aJ � 'O f.L GO O r CD Cd G! as �+ O � 0 y 'o wto r„ 0o yea. U3 ado w O m O y O � f1. t1. 30 ,� f� wo��ay >ca fV x y d � G! O O d 8 VAA ,�5 4.8 M es H fn V y d �✓ it Q � o � w •� O V ate+ O u fir. y o e+i x 03-19 .p O1 aJ � 'O f.L O r CD Cd G! as �+ O � 0 y 'o wto r„ 0o yea. U3 v w O m O y O � f1. t1. e+i x 03-19 65 as Y m L E m `co O a o¢ ca C W r oa aL m p CC C c0 occ �CIS r 0 o �a >a a � d m w am �a W o °1 a= a� 9 m S ►� a 0 = 51to pp A z e ar o R .o .° t 0 $ c R 0 w � 0 3 ° a,3aaM Ch lC A. • d d v � to .. � o 3. ° a oo 3 °ate �o > w a, _ _ v G C a w ° F' yr to Ow E h 16.. ttvo too) H y o o eC b eC eC eC �, a a, a� AA �, Ei rn y Q y u v °oia a� y d Oy! ° � 0 O ... 3 atoo, a>id�C�7 .o .o w ... G •aM�� O Po w o��rx x x o. a, A 'C3 cc a ¢. u W^ ri H .C+ G w d to 0 b a H d ... o o X �.r� vi cc c � o aJ u d ahh, cQ 4/ w N � � � H v � w �3 c15 -26 o R o0/�a a,3aaM to ° a oo 3 d E a, „ w ° F' yr to Ow E h x o. a, A 'C3 cc a ¢. u W^ ri H .C+ G w d to 0 b a H d ... o o X �.r� vi cc c � o aJ u d ahh, cQ 4/ w N � � � H v � w �3 c15 -26 rr �• r V R V O m > Q O ca, m r.i ai o� r a� a� Y 16 d m O a m � 0 a` oc � 111 �c oa CLs 0 v ac � c cis o R o �CIS �c Rz H O eC O G w r V 00.0 •� d1 w dl V ^lea G d G p •0 O y 00 G y w5 =. y V V w d .y.� i+ N u �++ O `� y •� tu Q" 01 a > 3 ,0 t cc w •0 D a y ..... a 3 CC �+ .o CU a. 9 � 3v Gn R R 4) 1•i 47 y tv •d .Mr '0y .�. ?. ^ l0 C to •0 cu OD ..y e0 h to 4i c v : to cu u 0 f] eC r+ y V y ++ O O CD acu etl in .0 Sa°.� °tea TH'a,3rn 3y'.� &S x x x a, La -it M M V b y y h L1. u s0, L1. 8 w Q H Q y Q y d d .r O Av ... a� o Ilk �a3 y>, Ear, 00 to H O y to _ � 1. ° 3 U3 wpm H O eC O G w r V 00.0 •� d1 w dl V ^lea G d G p •0 O y 00 G y w5 =. y V V w d .y.� i+ N u �++ O `� y •� tu Q" 01 a > 3 ,0 t cc w •0 D a y ..... a 3 CC �+ .o CU a. 9 � 3v Gn R R 4) 1•i 47 y tv •d .Mr '0y .�. ?. ^ l0 C to •0 cu OD ..y e0 h to 4i c v : to cu u 0 f] eC r+ y V y ++ O O CD acu etl in .0 Sa°.� °tea TH'a,3rn 3y'.� &S x x x a, La -it o � v w O >a" o ys, o� d � a S� d 5� x° o d a -- a� r M R1 P Y � V ri U ° Cl) cc 0 a� � W � 0 oa n. r mC.) m O c C 0 3 .. CIS m pip A �c z a d, p L1. x..7 u LL Ei ow O .m. W •+ y � is !d �i � � � � !� !0 �+ .� � w 4) it c r� Cd r. ayi ;p v O d e0 e0 = w Ow q 'O d 00 c tv p d d d y ea 00 Gl d cn y CS �+ � U V 'O i to y �, a o a tgoCd eoa to aoi Q d" w C. r] Cam: �.' -I W .'O. Ri P. rya Ei u Cl N C!J -AA M Y V m t E i m O ` a ac C W oa a= CD V c cm ° m mm Tr D �G M M V G d y >x a 0 dr� G uy O a� �a 5� a d 0 m i O Rz bC 0 x d R O w Z� Q •J UAA w Q �+ H rA H 41 d a w, o H 0J Q � � � o a; to � u � O 0 � d v � O � o A O rj 040 � O 1; 04 I W U A O 0 H J+ H d N d 0 •+ 0 o MIO bo ... .° t: �' w U3 Q d N M C ��y UCO -.,.5 � d 1. 1 V y d 10 Q) h oa � W 3 y w R dl ° > Q b ate+ v a �, G O� •O d w O .. � � d 0.•m di 3..c °cam w ZL E iC O bD u C > ca ch N L8 -13 ' > ttryy Qr a goo) O. O P. 0! a�i i �°+ .14i .. � � d b0 .L�7 d4 C O +r7 G! Q w w 4. O 4t: c' $ to u w H ° a Vi N ° a u G ai .. o y ai .. u to N M C ��y UCO -.,.5 � d 1. 1 V y d 10 Q) h oa � W 3 y w R dl ° > Q b ate+ v a �, G O� •O d w O .. � � d 0.•m di 3..c °cam w ZL E iC O bD u C > ca ch N L8 -13 w Y V m _ E cc m O aCC =W r 0 c n. a= W a CC r- c ccl o °C mm i a� o^ o >a W W Q. 4 ae w w PG 5w Yi w O y Ow -- a� T A �0 ^ ► 0 �z r > a. UCA Q) Q y r � o". O F. .. R ' A. d opi a• d Q. w CD y �, O 3� q c ,y p O/ Ni°�mx•3ao gz H v O U •wp �.'"� O w a) as UGG1 y0 U3 d Q � .r Qr G 0 O .y .r .p p � y O N 4 d cl it.O p H C a+ too)a, r+ ~ co�.0°1„a O.�`0 c 0 C �1 r � o". O F. .. R ' A. d opi a• d Q. w CD y �, O 3� q c ,y p O/ Ni°�mx•3ao gz H v O U •wp �.'"� O w a) as UGG1 y0 U3 d Q � .r Qr G 0 O .y .r .p p � y 0 c 0 O :: b rA y w � O 0 p, O ., c 0 Go 4 a. y R1 w r a w H p ca Q O d o V O bbo 0 y w a d p Of c� N y'O0 too)a, O.�`0 c 0 �1 Off' H V .O > rA O to .. O' A x ..: a�3 =°'�� 0 O to 0 V y ACAEi !tea ea M �1 F !' 0 c 0 O :: b rA y w � O 0 p, O ., c 0 Go 4 a. y R1 w r a w H p ca Q O d o V O bbo 0 y w a d p Of c� N a 0 a o >a a d� d� am d ..a o " a= a� Y � a m � O aCC C W oa ELM 00 W c C O O ¢ C W O O: Co eD T. m �c 9z � 0 r r, w UfaGl ci V AA e0a is r o N ; �. a v Q• a1 d W Q vo, cii d > > 60i O � q (A H V) CA N a y p N ° 601 6Ni w a� .0 o .� O to $1, W °. °" y G y G 6) r v 3: ° 4 N i t ° 6, P. N d a O H !]. G v O >, 00 C 61 N V V N 61 l4 H .. �a � � G .>' .2 02 rA G' e6 r0.. O v "^' N 'ai �' O O b0 0 > of O ai O' v �V+ w 61 0 v •�• d Oo0 to 0 o O >~ ° t r o R, o a 4 '� F m U) o a si u ta. I N C3 -A.T H Y V m s E Q m O a` oc c W Od CL= CD O � C m CD O �w w �C R P.1 3 0 .1�9 0 .� p d amr >x a a � GI sm d M.i ai Y low, a� h 2 G �D w ►D m �z d Gl d V w w R v R r .�1 C. a y d r w� W O UOA y M W UAA R R � �Jy O 0. > 4 O (n H i. � O 'C w a 0 0 a a O pr d rA V b w o u O R N � N O �3 0 w vii � LL O R �^.v: R u m R a. to 'd R v y O r+ Q W R Cd Fr 00J d 0 A w R O � R V R O G R O fA M P4 O y rA H ,rw 0a O o R y M W O +' ++ to O R Pw s. O Y � V 90 *� O to V h O y W O d R � 0 y u � v a� ) 2 xi 3 R R � �Jy O 0. > 4 O (n H i. � O 'C w a 0 0 a a O pr d rA V b w o u O R N � N O �3 0 w vii � LL O R �^.v: R u m R a. to 'd R v y O r+ Q W R Cd Fr 00J d 0 A w R O � R V R O G R O fA M P4 O y rA H ,rw 0a O o R y M W O +' ++ to O R Pw s. O Y � V 90 *� O to V h O y W O d R � Q �.00pe06 � w O xi 3 O H C M R w .y cwoo FA 4) R ` w O O R d O Oy rte. R O �. O j u li N C,3 -.b o Q. ai Q) >a UG1C� 0 d y ++ ri V �p ^: 61 Sa Qy� o a� o» � w Qj w O � G � � H to tu to fd Cc Qj Y G a 'O d w; 0 y : O O . v rA �A b0 v w .`'� .�v 'C °1 Z O O p G w G fn : � �� �pwo N :: o 03 o ' I % N a (D 0! O 'C d y w O CA E °-.. 0, ai��voa:t�$'icx7 ass.xw ccl �W O ° do's°, r. ' 10 '�av ° °'8,a,a.. IL CC c u �'�°�' °�' o o Q b1D� o �c aa,� ° gar o c W ¢. C4..V'"" y U �> y m tv N 6! A to '.�'• d M>. N bo H tv rA as >poa, > o.o w�� o to T� c � ata a � S y t H 6 g a a cv 'A- CM o Co Co In N cs -al b o - - a " o w � >a rq O e� �d � o aW � G x° O � ccl a� Y m V U ° i g D1 a¢ C1 W C oa CL= me ¢ c c ca o a Q� m C3 �a �c z c a� uAO W P. gi. .r G _O 3 r O O > r OJ U) H ono c� W y '3 �• aVi O w O OD v i�. 41 yr •� w �' d tlD � V � � H lE � V .-. .^ � a. G V O •r >, a, o �• p Q co ea y , ,� a w sue. w w U3 " .w Co > . r �' O\� y O w b O G '� (� V ra H y to 0 0 to to 'A m Qi W �0. Cu a U. w � vi 'O CO to r p� :r lu 05 y. 0J .- tv to �+ �i Q H •r r aa�, 0�o01c°'�8 00�00�. 0 N c3 -as v W P. gi. .r G _O 3 r O O > r OJ U) H ono c� W y '3 �• aVi O w O OD v i�. 41 yr •� w �' d tlD � V � � H lE � V .-. .^ � a. G V O •r >, a, o �• p Q co ea y , ,� a w sue. w w U3 " .w Co > . r �' O\� y O w b O G '� (� V ra H y to 0 0 to to 'A m Qi W �0. Cu a U. w � vi 'O CO to r p� :r lu 05 y. 0J .- tv to �+ �i Q H •r r aa�, 0�o01c°'�8 00�00�. 0 N c3 -as -a § Ow >■ Q 2� �a - � kaw �§w �■ <2j ed cu a § c $4 § 2 2 02 a§ ��- o� U� ak 2 J §k £ � k � o _ 1.4 §k/ t o o o O ■ 0 w © 2 / 2 / a . b2 to ` 0 2 v 2 a§ 1.4 0 2 72 a 2 § §■§ 2 ■ A e a §■ K_ 0 0 2 k � a @ ° 0 § tu W 2 x © § 3 5 § � -B 9 - 0 = § ■ k � § k �' / S K k 4)� r- cc 0 2 G■ o © � \ h k k tv o �% f ®wo ©° fu o 2 ■ o k 2 7 » CL_ « o- 00 o o■ © o m§ p t o ■ §= �� o o § . a§2k afk d 2 0 2 g2§ m/ cl 2 N ��., o ; Y V m t E O A. CR O a¢ r � oa Q. t CD V O� Co CS a+ G o ^' >a r4 O R, d� mt. d � i4 m d G �+ A O m a =' a� A 0 ►7 G O � p �z U) f•1 y O r" 3� �Q -,,C. y y t0 .•rn d V � Q y � y •3� to to o0 .o ¢. > o yH •O C C a7 for •� O .>r G i 4! R .O .V d O X d o W > o r. bo Q . V H •� d C V-i !0 .� •ir L m w O •� O o O V O O V x 0 y e0 O to W 41 d w O ea Cl. b co •ed � .� G > Oa � � sy. �•oa�xo�M� 00 N G3 -30 d 1 x U3 •O� +ff067 W "� o � o O to A w0 C .o � °° � � o a, •c p O N bo to Qy" l0 �Oy bo W •O d .O Cj � � � ~ C. y to A y Jc 0 0 0 � fr N O w U O y t to 01 O V bo +� v b 0 %W i1r G M C1 7Vi "• m w O •� O o O V O O V x 0 y e0 O to W 41 d w O ea Cl. b co •ed � .� G > Oa � � sy. �•oa�xo�M� 00 N G3 -30 W rb �• ixr �+ w +- rte+ •r R +4 ^� Q d ii V y y d V �p 47 d o /o^ff 0 a� o /0 a W •° (� .H .r W •r A eQ o R R W co U) W y V] O cc P4 V +u+ ti ... •o g Ca 10 to to to ++ -a - ai a� ai 'o >, o u p b° o u. '+o . .:G : 0 0 O to .0 a� to V 00 w� G o w L 0 •� G •� cA •��. d m u G of V.0O p �; '� ox t � y 'o Fjw TORO o rA :. .-.1 •(D M w �• F �••� ►� 'u�0 N V Eva► W Gi Ci �� vi +� bo ° . p, 0 0 w .;; 0 0 + - u m vi eo a "" a 0.O G d H w a +. O \ •EI +r d a C1 W � + • » � w a) w Q ii to b /0� �� rte. �2 +V+ d to V di la 6.4 a '0 �- d a ... thi at ��cy�3°= �3oy� y o °o bo cis WO o cc t cu cd C ¢ ...i Xi h � iYi 6" > r�i H •rtr' E., �" � tVq -'�'+r .,^� lE 0 .fir O G �O R �1= �z N CS -31 o u � w O .0 O .fl d C Cd A H ` CL V a0+ d 0 0 c e� v ` 0 G 3 to w ai .O 0 O ed 5 p ► � v _++ O Qi iG Ni .G U y N bb wo .. H iC e0 .O v e� nj •v R 0 Q 0. yy SIL, a, .. � 7 0 C� i+ .: � '�'� Q y w y '� U 6, to � GJ 0) Y d a �: O ow Q 0 d H O C. m 0 O d O b � CD N O a w0 d 'CS �'i .' a VJ ,G t e 04 Q 0. to R.'[ aui O Q P. O p O� O p � .0c0 '`' cam. a � �Q oW �r to CD .0 u 4 c'7 ar 0 v° C w a�js v0, v G rn O 0 v to t i� � v '. .: `g 4r a y0 °'b ono >� �`:)cn toE �eo�N ¢_ v co iii w tic to . W "ei .H .Of. 000 �0 Cw w eOC O 0 �w O w �:� O �+ 1C +. b0 U 0 ►... �0 iYr V v� 00 6. Oo " b r. m� W y E .. E g w c CD CL= CC w w U o o S: Lf) E ao 0 0 °' �� w FO ] C¢ TA b 0 CIS O '" Co C13 CD 3 •• �o z O eel GAS- 52- >a �D aw 0 4 y �a Q�G 0 .= 4 a, a y G M u po w V H H w y d = 4) y O G O H O 'O > � bo x p M �RWj G G W G Q" a a� Rf X r+ '^ O \ H O rp � O7 d! O OJ o .may to ao o� - a��,�ootj .0 0 I... e4 a g sC�yy� .. '0 t o on c0 •y Sj ObDO� O d d �X u 'o0.d•O `" •O Al CW 0 40 IL > w Boa R o -o° ,, W G y U G w O tv jLL e o "� v . a 3 CC El 0 W ca 0 O e 0 Cc 3 = CCI (a Nc �z M C5-33 ar or a W YI .O � r d _d 0 am O d a -- a� N Y d m G tM O S. CW «. O oa CL .c m oc C ca o ¢ c IM m� �c �z a� 05 � O cn 'l7 0. u O 8 w rA d 00.3 U) O ea O w o 0. � � o a cc �. O �• w ��a,�c000 ca 0 3 v r 3 y x o � a o !a o y rA wo VJ 1� 3 o !a o y rA yVy O O c a y V = O G N 0 erX io O 1 y Oi y app O Co la O 0 .Y bo N Qx) :s yy y LL w lz O) 'O ' y.w .� C p 00... 4) bo 0 3 o 'O to V g V m u0, o o 'p y +. O 64 cu bo cd bo. F >i w �" v W tOC .x 4;ov� �°::�OOb� y 00b a � Ny.oCD rs -39F O O y ~� c M '<a e0a O O 3 w y y c a y V = O G N 0 erX io O 1 y Oi y app O Co la O 0 .Y bo N Qx) :s yy y LL w lz O) 'O ' y.w .� C p 00... 4) bo 0 3 o 'O to V g V m u0, o o 'p y +. O 64 cu bo cd bo. F >i w �" v W tOC .x 4;ov� �°::�OOb� y 00b a � Ny.oCD rs -39F W o^ a O 4 ... d.. V y iA Yn � d d o orm�„u CA ..r .•r ..r y y w AC G! w u O O � d y A "" w A 'L3 G tv O 0 �. w y rA O 'C3 O d O .� o+' 3 C h 07 w C -0 ca w y�r3 a'�i o -- wNaota ..°4 3 �a po CD t o d O ai XI= U) O, G � O d cu .0 S. 0 to a y° O 4! "o, M H 'O o 'Gl 0 IL CC ca r..0 .. a Df tiJ �' vo �+ CD oa aoiea��o3 °O'tg°o -OW ZO fa W cis w 1-1 .--� � r+ it H V O 1� V i.n fA rr ccl 3 d �> p 40 �c �A z a4 M C3 -55 2 2 \ R. \ \ ° - § i § g § > >k UJ3 330 OA - § k 2� Q E Q§ 3 % / > >� �/ca cc § B $ § 2 2 o § - � § 0 > ° > > k� %.0 ■■ E E A tu E 0 * 0) k* R 2 V §\ ■ #k ©taao § k> �kk� /� 2 o & u two _ ■ X k 2 - 2 2 8 2 a 0 $ / 2% (Ra §a �A2a §J a o ° td 5 t 2@ E (D \ R E/ f to & 2 ■ 7 § � § § N � 2 • § 7 § 2 2 2 2 a �Q 20 tS 0.422 kQ. o ° - a § o c ° / 0) 2 S 4) � f $ .£§« CD a CC fa � / \§ / k �� \ c § /k A / tv o CCI § �5 �■ �> /% w a �2 Xk k k k k 2 £ -6 -s(v Y m E cis b. VI O A- IL M C W ,:. C oa n. z m V � O �m O _� CCI �i .Vr O >a a 0 a� d� d � a. o, 5� Ow O w 4� m O m 0� 0 R ? �z tz 4b U) ue° 1.4 , Z% Ok V O ° y P M °; p. w o � � y ixi CA •'� w Ixn �+ 3 °moo /� u 3� V toffy P-4 D oo o c`n O N pm4 A O i1• O d ++ _ V u y C u W m v W us >2. Q vii Q w.� Q to tz 4b U) ue° 1.4 , Z% Ok V O ° y P M °; p. w o � � >%Z= y w3 y W r U <v d �O Q) w v"ai G sm bo 0o i° e°'o •� O G O d r. h > X 4l i 'O e0 d a (XL) ti > 'H M � •yhy W !Q V °° 3 x h iii W W O O O O t� i rte.. &y� r0 y O r"3 +r7 O 5 O tv a° O d rA w o � d o '7 .r r+ Ol pp H W W w+ X � O rx a n C3 -37 V toffy to t > i�+ .~y O N O i1• O d ++ _ V y1..+a',3aoat >2. too r ux d rte. .r R a a .5 � >%Z= y w3 y W r U <v d �O Q) w v"ai G sm bo 0o i° e°'o •� O G O d r. h > X 4l i 'O e0 d a (XL) ti > 'H M � •yhy W !Q V °° 3 x h iii W W O O O O t� i rte.. &y� r0 y O r"3 +r7 O 5 O tv a° O d rA w o � d o '7 .r r+ Ol pp H W W w+ X � O rx a n C3 -37 r U .Vr ° >a o 04 04 m S y L1. O O A w 3y to > U w N M W O d M d w R. m+ C y y C 0/ M OO ¢' r> '.O".. > o0i O 'O 7 r. m ' .G 7 q. G 0i ; G 'O y N d eOs Ir a oy d C v0, v a�...m ti.� O b 3'm ° AGO W'_°W 3 eco 3 �' ° y 'g CD cu C ca ccl O ° C13 CM a cl a %o M C3 -38 N Y v m t E W O aCC mW c C d ELM 00 c `b O W 3 m ; i "y w V G .w. W � Owl >a ii W d A r �a 5� 0 1O a� 2 O e 0 es z i Qr cu A bo go -�, .5 O V y 4! G! � 5 bo 0 w ss. o w � O v L`� O O� a i Qr C1 Q Q �,.5 Q V H � bo .r x �3 d d a .r �i p'• O V sAr tu y 4J CJ 4J GO b Q Fr a A A Mtn to �,a3w;ar�bo y y•H V .0 w.: �' s0. }�}y� bo C� O a N �o w O a 3 3: C a n GE -m9 y Coo in N 'Q'+ Q' y �, V O O ►. y y c _, d Q" .owv aim °oto H e 0� a O yw 2 y� s+ -. b y Q Q O O w � tea. O� a i Qr C1 Q Q �,.5 Q V H � bo .r x �3 d d a .r �i p'• O V sAr tu y 4J CJ 4J GO b Q Fr a A A Mtn to �,a3w;ar�bo y y•H V .0 w.: �' s0. }�}y� bo C� O a N �o w O a 3 3: C a n GE -m9 Los Osos Valley Roadl f I I� s 10 � �1 a■ I e :D! � 1 1 1 I 1 1 .- ey11- f7V- 1LILI1 f.1 O O 01 ,..,.... 0 # �• C` C ul 0 �• / .0 �1i A7 • / ! o ii I I I � I / /I1 U. �- Q. � I or I I . • �. � / /. jai 1 I I i O CL Q CL N t6 E Q S C � CO Q 0 In y 1 o � o' N 3- m li C m � O V m ..t F' i i i i I I f I I I I I I I M. 11 M Im C13 C Q. O C� G N O 01 O �e a O �s G3-40 Aesthetics M DEVAUL RANCH Planned Development Mitigation Monitoring Program Corrections approved by Council December 15, 1998 a. Eliminate proposed lots 55, 56, and 57 as shown on the original project concept plan to allow greater exposure of the ranch housefcomplex area and the surrounding open space. If possible, the applicant should be allowed to adjust the tentative tract map so that the overall number of residential lots remains the same. D -10. A neighborhood green space including landscaping and appropriate site amenities shall be created on the existing vacant lot proposed as part of the emergency/pedestrian /utility service access between Quail Drive and the proposed Falcon Court The details of the design and acquisition of the Quail Drive lot shall be finalized as part of the development review process. The following measures shall guide the development of the green space: a. Require the access for emergency /pgdestrian/utirdy service aad -RAR meteFiaed -use -only as described in the Traffic and Circulation section of this EIR and that the width of any one paved surface the assess Feaditse4f shall be no wider than 12 feet, Cultural Resources E -3. The drainage basin as shown on the original project concept plan shall be moved to allow the DeVaul Ranch house to stay in its present location. as the FaRGh house eemple*. EE =9. Mitigation measure E-6 shall also include a requirement for monitoring by a qualified archaeologist and Native American monitor during site disturbance within the DeVaul Ranch complex. Additionally. Mitigation measure E-6 shall also apply to any ground disturbing activities (e.g. grading road or trail construction) within proximity of any identified prehistoric cultural resource site. E -10. Prior to site disturbance or construction activities, a are- constructuion meeting shall be held with the developer, building and grading contractors and City staff to discuss the mitigation and monitoring C3 -41_. requirements and to clarify measures to be taken to protect cultural resources. E -11. The developer shall rehabilitate the DeVaul Ranch House for its continued residential use, or other appropriate adaptive reuse, consistent with the Secretary of the Interiors Standards for Rehabilitating Historic Properties. E -12. Prior to construction permit issuance, the developer shall enter into a preservation covenant to ensure that any changes or additions to the DeVaul Ranch House are done in a manner which complies with the City's Historic Preservation Program Guidelines and the Secretary of the Interior's Standards for Rehabilitating Historic Properties. Biological Resources F -1. Dedication of 184 acres to the City for open space. Reporting Milestone: Upon approval of final map aaaexatieR aAd F -2. Annexation and prezoning of 145.8 4.84 acres as conservation /open space with 160 -acre minimum parcel size (C /OS -160). Since the preparation of the Draft EIR, the applicant has submitted a letter to the City offering the dedication of 184 acres. F -3. At the applicant's expense, a restoration plan shall be prepared by a qualified plant restoration ecologist. The plan shall identify the location of a suitable site or sites in an open space area off -site (possibly Laguna Lake) where a colony of Congdon's tarplant (Hemizonia parryi ssp. Congdonii) can be established. The restoration plan shall identify the number of plants to be replanted and the methods which will be used to preserve this species in this location. The plan shall also include a monitoring program so that the success of the effort can be monitored yearly over a three- to five -year period. The restoration effort shall be coordinated with the Califomia Department of Fish and Game, the U.S. Wildlife Service, the California Native Plant Society, and the City of San Luis Obispo. Any federal, state or local permits required to commence such a program will be acquired and implemented by the applicant. The mitigation plan shall include the provision for replacement of habitat to the satisfaction of the Natural Resources Manager and the City Council should the initial mitigation program be unsuccessful within five years. Verification Responsibility: Community Development Department/Administration CZ -41 Utilities H-6. Each single family dwelling in the project will require payment of pay a sewer impact fee and lit station fee. These fees are based on the City's fee schedule at the time building permits are accepted as complete and are paid when building permits are issued. H-8.. The applicant shall be responsible for any necessary up- sizing of the existing wastewater collection system to ensure adequate capacity to serve this development. Traffic and Circulation J -3. Provide an emergency vehicle/pedestdan /utility service e* access to Quail Drive from the proposed DeVaul Road utilizing one of the vacant parcels on Quail Drive to mitigate significant impacts to emergency vehicle access. J -5. a. Provide an emergency /een- reeter+aes# vehicle /pedestdan/utility service access connection between the project site and Quail Drive, JAB_ ll u1lCCC G CAC" payeFA8Rt d GR the 6964 ,r,voa+, --r�c� J -9. To mitigate a potentially significant impact related to the length of the cul- de -sacs (Eto and Falcon Courts) and emergency access, Eto Court shall be realigned to connect with Falcon Court as a through street. A gate (°f other device to restrict unauthorized vehicles to the satisfaction of the City) to the Quail Drive emergency access connection on the Eto Court realignment shall be provided. The applicant shall redesign the alignments of Eto and Falcon Courts, showing emergency access connection to Quail Drive, and shall submit revised plans to the City for review. J -10. To mitigate the Madonna/LOVR intersection to LOS D (delay 25.6 seconds/vehicle), the project shall construct the following intersection improvements as illustrated in Figure J -10: Reporting Milestone: Required fair share fees shall be paid in accordance with conditions of approval of the tentative subdivision map. "-45 e. Widen westbound. LOVR to ultimate width to provide an exclusive left- turn lane, one through -lane and a through right -turn lane. through lanes, g. Convert the eastbound LOVR right -turn lane to a shared through/right lane and prohibit on- street parking on the south side of LOVR for at least 250 feet from the intersection. {s SiqRifiGaRt, h. Construct a raised median on LOVR from Madonna Road to the beginning of the eastbound transition te- pi:wide a Of the ON clFiveways h#9 the pi:qjest GF.RtG the I=aqUR West develepmeR . The mitigation plan shall include a pedestrian refuge and median refuge push button at the Madonna intersection, and J -11. To mitigate significant impacts to the Madonna Road/U.S. 101 southbound ramp intersection resulting in LOS D (delay 31.4 second/vehicle), the project shall contribute its fair share to the following intersection improvements (or as otherwise required by Caltrans) as illustrated in Figure J -11: b. Restripe the southbound Madonna Inn driveway approach to provide two an exclusive left -turn lanes, a through and right turn lane, or, alternatively. two exclusive left -turn lanes and a through -right lane. At the conceptual design stage. the wheelpaths of simultaneous dual left turns from the north and south approaches must be evaluated, and J -12. To mitigate significant impacts to the Madonna/LOVR intersection to LOS D (delay 39.5 seconds/vehicle), the project should contribute its fair share to the measures described in mitigation measure d-8 J -10 and as illustrated in Figure J -10. J -13. To mitigate significant impacts to the Madonna Road/U.S. 101 southbound ramp intersection, resulting in LOS C (delay 22.8 seconds /vehicle), the project should contribute its fair share to the measures described in mitigation measure J40 J -11 (or as otherwise required by Caltrans) and as illustrated in Figure J -11. J -14. To mitigate significant impacts at the LOVR ?U.S. 101 southbound ramp intersection to LOS D (delay 28.4 seconds/vehicle), the project shall C -6 -+& � contribute its fair share to the following improvements (or as otherwise required by Caltrans) as illustrated in Figure J -12: d. Widen and. reconfigure the eastbound LOVR approach to provide two through -lanes and an exclusive right -turn lane. The two through -lanes should extend across the overcrossing to the U.S. 101 northbound ramp intersection. This mitigation may be modified as a result of the FequiFed Project Study Report (PSR), which may identify alternative interchange configurations including consolidation of the southbound ramps with Calle Joaquin. J -15. To mitigate significant impacts to the LOVR/U.S. 101 northbound ramps to LOS C (delay 15.8 seconds /vehicle), the project should contribute its fair share to the following measures (or as otherwise required by Caltrans) as illustrated in Figure J -12: c. Widen and reconfigure the northbound off -ramp to provide two exclusive right-turn lane. This mitigation may be modified as a result of the r4equiFed- Project Study Report (PSR), which may identify alternative interchange configurations including consolidation of the southbound ramps with Calle Joaquin. Noise K -2. The apartments will be setback about 148 feet from the centerline of Los Osos Valley Road as shown on the original project concept plan. CA -46