HomeMy WebLinkAbout03-25-2015 PC Item 1 (3761 & 3987 Orcutt Road)City of San Luis Obispo, Agenda, Planning Commission
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Tentative
SAN LUIS OBISPO PLANNING COMMISSION
AGENDA
Council Chamber
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
March 25, 2015 Wednesday 6:00 p.m.
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners Hemalata Dandekar, Michael Draze, John Fowler,
Ronald Malak, William Riggs, Vice-Chairperson Michael Multari, and
Chairperson John Larson
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of March 11, 2015. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to staff and, if action by the Commission is necessary,
may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing.
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within 10 days of the action (Recommendations to the City Council cannot be appealed
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Planning Commission Agenda
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activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
1. 3761 & 3987 Orcutt Road. GP/R 95-13: Request to amend the General Plan and
Orcutt Area Specific Plan (OASP), including adjustment of the Urban Reserve Line
(URL), rezoning of approximately 0.85 acres of Conservation/Open Space (C/OS)
zoning to Single-Family Residential (R-1-SP), reorientation of 2.8 acres of
residential and parklands, reorientation of wetlands mitigation sites, rezoning of
0.38 acres of R-1-SP to R-2-SP, addition of text to the OASP to “track”
amendments, adjustments and clarification to development standards, and
consideration of the Initial Study and a Mitigated Negative Declaration, tiering off
the OASP Final EIR (2010); R-1-SP zone; Ambient Communities, applicant. (Phil
Dunsmore)
2. 3987 Orcutt Road. TR/ER 114-14: Review of a new residential subdivision (Tract
3063) adjacent to Righetti Hill with 304 new homes, adjustments to proposed
parkland and open space, and consideration of a Mitigated Negative Declaration;
C/OS-SP and R-1-SP zones; Ambient Communities, applicant. (Phil Dunsmore)
3. 3761 Orcutt Road. SBDV-0067-2014: Review of a new residential subdivision in
the Orcutt Area Specific Plan (Tract 3066) including 61 new homes and 5 existing
homes on 11.56 acres and consideration of an Initial Study and Mitigated Negative
Declaration; R-1-SP zone; Ambient Communities, applicant. (Phil Dunsmore)
COMMENT AND DISCUSSION:
4. Staff
a. Agenda Forecast
5. Commission
ADJOURNMENT
Presenting Planner: Phil Dunsmore
PLANNING COMMISSION AGENDA REPORT SUBJECT: Request to amend the General Plan, Orcutt Area Specific Plan (OASP), Urban Reserve Line (URL) and Zoning Map to accommodate two new resi dential subdivisions adjacent to Righetti Hill in the OASP and consideration of an Initial Study and Mitigated Nega tive Declaration, as a tier of the OASP Final EIR (2010). PROJECT ADDRESS: 3761 and 3987 Orcutt Road BY: David Watson, Consulting Planner (704-8728) Watson Planning Consultants dave@watsonplanning.us VIA: Phil Dunsmore, Senior Planner (781-7522) pdunsmore@slocity.org FROM: Doug Davidson, Deputy Director (781-7177) ddavidson@slocity.org FILE NUMBERS: GP/R 95-13
RECOMMENDATION: Recommend the City Council adopt a resolution to:
1. Adopt the proposed Initial Study-Mitigated Negative Declaration
2. Amend the General Plan and Orcutt Area Specific Plan, including
a. Modifications to the URL along Righetti Hill
b. Reconfiguration of open space, parks and residential zoning within VTM#3063
c. Reorientation of wetlands mitigation sites within VTM#3063,
d. Rezoning of 0.38 acres of R-1-SP to R-2-SP within VTM#3066, and
e. Addition of Section 9.10 to the OASP to “track” amendments, adjustments and clarifications to
the Plan
1.0 PROJECT SUMMARY
The applicant is requesting amendments to the City’s General Plan (GP) and Orcu tt Area Specific Plan (OASP)
to accommodate two new housing tracts known as the “Jones tract” and the “Righetti tract”. The amendments
are needed to address the location and orientation of the Urban Reserve Line (URL) on Righetti Hill and to
reconfigure residential and parks-open space lands to generally retain the same land use areas as conceived
under the OASP, but to better accommodate land use patterns (transitions from higher to lower residential
parcels, wetlands mitigation sites, modified neighborhood park layout). The amendments include adjusting 0.38
acres of R-1-SP Single-Family zoning to R-2-SP Multi-Fa mily zoning within the Jones tract, and a new OASP
Section 9.10 to “track” changes and adjustments to the Sp ecific Plan as projects m ove forward with planning
and construction projects. This propos ed OASP Section 9.10 is included as Attachment 5 to this Report. The
applicant has requested cl arification on a number of development and construction policies and regulations
which staff will discuss in detail in this report.
Meeting Date: March 25, 2015
Item Number: 1
PJD
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The Planning Commission’s role is to make recommendations to the City Council on adoption of the proposed
amendments, review of environmental analysis (in the form of an Initial Study-Mitigated Negative Declaration).
Under separate action, the Planning Commission will consider and make recommendations on the proposed
Vesting Tract Maps included with the detailed Righetti Ranch and Jones Ranch subdivision proposals.
Proposed Amendments to the General Plan and Orcutt Area Specific Plan:
The application encompasses amendments to the General Plan and corresponding Orcutt Area Specific Plan to
include:
1) Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, resulting in a 0.85 acre “net”
reduction in open space above the current URL placement
2) Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property; no “net” change in
residential or parks acreages results from this reorientation of land use designations
3) Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-2-SP (medium density)
residential land use, to allow a transition of smaller, clustered R-2 uses on a small, irregularly shaped peninsula of
land with runoff channels and setbacks on 3 sides
4) Reorient wetlands mitigation sites within the Righetti Ranch property to meet EIR requirements
5) Add a Section 9.10 to the Specific Plan to track amendments, adjustments and clarifications to development
standards within the Specific Plan
Overview of Proposed Vesting Tract Maps #3063 (Righetti Ranch)
Tract 3063 (Righetti Ranch) proposes to construct up to 304 resi dential homes and retain one homestead site on
143.83 acres. Tract 3063 would construct on-site trails and connect to near by public trails, provide on-site and
regional storm water management features, construct roadways and utilities to support internal uses, and also tie
into the City’s regional networks of roadways, water, wastewater and recycled water utilities.
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A statistical summary of the proposed Righetti Ranch Tract 3063 project includes:
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks & Open
Space
Righetti Ranch
143.83
acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Figure 1 ‐ Tract 3063 Lots and Land Use/Zoning Configurations
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Overview of Tract #3066 (Jones Ranch)
For the purposes of CEQA review, the applicants for the Righetti Ranch have also submitted, a proposed
subdivision on the adjoining Jones Ra nch (Tract#3066). The plans for the Jones and Righetti Ranch projects
are being carefully coordinated to meet the standards for development under the OASP.
Tract 3066 (Jones Ranch) proposes to c onstruct up to 61 residential homes and retain up to five (5) homestead
sites, for a total of up to 66 homes on 11.56 acres.
Of the 66 homes, 57 are unique to th e Jones Ranch, with another nine (9 ) affordable units proposed to be
received from the Righetti Ranch project (Tract 3063). Including the proposed nine (9) units from Righetti, a
total of 17 affordable units would be built on Jones site.
Tract 3066 would also connect to public trails, storm water management features, roadways and utilities to
support internal uses, and also to tie into the City’s regional networks of roadways, water, wastewater and
recycled water utilities. Tract 3066 includes a 15,070 sq ft neighborhood mixed-use property on 1.32 acres. A
statistical summary of the proposed Jones Ranch Tract 3066 project includes:
Proposed
Project
Gross
Acreage
Proposed
Commercial
Proposed
Residential
Proposed Parks &
Open Space
Jones Ranch
11.56
acres
15,070 sq ft
1.32 acres
(mixed-use)
11-12 single family units
43 multi-family units
9 mixed-use residential
63-64 new residential
2 existing residential
65-66 total residential
*option for a 5th homestead lot
2.03 acres Open Space
2.03 acres (17.6%)
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Additionally, Tract 3066 is proposed to “receive” 9 affordable un its from the Righett i Ranch Tract 3063
tentative tract map application. Flexibility in consid ering these “transfers” of affordable units between
properties comprising the Orcutt Area Specific Plan is perm itted. The nine Righetti Ra nch affordable units are
proposed within the Jones Tract to be located as afford able apartments over the mixed-use commercial area of
the tract.
The two (2) existing residential units on the property are the Jones Family homestead residences. As a part of
proposed Tract 3066, up to three (3) additional Jones hom estead residences would be created, bringing the
Jones residences up to five (5) of the total units.
Mixed-use commercial component is proposed at approximately 15,000 sq. ft. located on the southern edge of
the Jones Ranch, and generally in the center of the overall Orcutt Planning Area.
The project includes pedestrian ways, bicycle paths, a nd traffic calming features to promote the pedestrian
friendly environment envisioned by the OASP and the subject community. The approximately 9,500 sq. ft.
central common area open space park (proposed Lot 30), lo cated across from the mixed-use development and
within a central corridor of the R-2 multi-family community, achieves a courtyard effect with picnic seating
Figure 2 ‐ Tract 3066 Lots and Land Use/Zoning Configurations
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areas, paths and plaza space for community events, thereby providing largely passive recreation amenities for
the future residents of the subdivision and the overall community as a whole.
Cumulative Projects Proposals
In order to provide a cumulative disclo sure of the entirety of the applican t’s proposals, the fo llowing statistical
summary adds the Jones and Righetti Ranch projects t ogether to understa nd the larger, cumulative proposals
being considered.
Cumulative
Projects
Gross
Acreage
Cumulative
Commercial
Cumulative
Residential
Cumulative Parks &
Open Space
Righetti Ranch
143.83
acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Jones Ranch
11.56 acres
15,070 sq ft
1.32 acres
(mixed-use)
14 single family units
52 multi-family units
66 total residential
2.03 acres Open Space
2.03 acres (17.6%)
Totals
155.39
acres
15,070 sq ft
1.32 acres
(mixed-use)
286 single family units
84 multi-family units
370 total residential
14.26 acres Parks
77.45 acres Open Space
91.71 acres (59.0%)
2.0 EVALUATION - CEQA REVIEW AND RECOMMENDATIONS
2.1 Introduction
The properties under consideration comprise just over 155 acres (67%) of the Orcutt Planning Area. These
combined projects also represent up to 370 residential units, or about 40% of the anticipated residential capacity
of the Orcutt Area Specific Plan.
This CEQA analysis expands or “tiers” the analysis that commenced with the Final Environmental Impact
Report (FEIR) certified for the OASP in 2010. The following analysis reviews the prev iously certified impact
and mitigation measures developed with the 2010 FEIR, and identifies those OASP FEIR standards that are
applicable to the both the GPA-SPA, as well as the specific Righetti Ranch and Jones Ranch proposals (ref.
Attachment 3; “Summary of Mitigations OASP FEIR ”). Additionally, the February 21, 2015 Initial Study-
Mitigated Negative Declaration (IS-MND) analysis condu cted more recently (ref. Attachment 4) adds an
additional “tier” or level of review and analysis for the applicant’s proposed GPA-SPA and VTM applications.
Both Attachments 3 (2010 FEIR) and 4 (2015 IS-MND) are proposed to be adopted as a part of consideration of
the General Plan and Specific Plan Amendment consideration, and to that extent would be used for
consideration of both the Righetti Ranch and Jones Ranch VTM projects.
2.2 CEQA Analysis “Tiering” Off OASP FEIR
For the most part, the OASP FEIR was a “program level” EIR that identified various potential impacts and
recommended several mitigation measures that were ultimately incorporated into the development standards of
the final, adopted Specific Plan for the Orcutt Planning Area. To the extent that the proposed projects are
consistent with the OASP, they reflect the mitigations measures as a part of their design.
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There were, however, several mitigation measures that could be characterized as “project-related” that would
need to be incorporated into future subdivision applications and conditions of approval.
These “project-related” mitigations are listed in Attachment 3 (2010 FEIR). These impacts and mitigation
measures include:
Air Quality
Biological Resources
Drainage and Water Quality
Noise
Public Safety
The OASP FEIR impacts and mitigation measures identified as directly applicable to each of the proposed
Righetti and Jones Ranch VTM’s are summarized in the following analysis.
Air Quality impacts were anticipated from both long-term vehicle emissions over the life of the project, and
short-term impacts associated with temporary or limited-duration construction vehicles and operations.
Mitigation measures are included in Attachment 3 that address both of these potential impact areas, and also
introduce the need to coordinate proj ect submittals and processing with th e Air Pollution Control District, to
insure adequate state-of-the-art mitigations are being properly implemented with development of Righetti
Ranch.
Biological Resource impacts were focused on the changes that would occur in a variety of distinctive habitat
communities on the subject properties. The subdivision de signs include various land and street configurations
reflective of the development envelopes anticipated under the OASP. Add itionally, numerous habitat-specific
surveys are required, timed to meet the unique habitat conditions and needs dur ing construction of each
subdivision. These surveys and their attendant recommendations will be coordinated with, and overseen by, the
Natural Resources Manager.
Drainage and Water Quality considerations were focused on those portions of the Planning Area in which
stream bank conditions could be impacted by increased storm water runoff. Stream bank stabilization, riparian
zone planting, bio-filters and impervious paving requirements are included with the mitigation measures from
the FEIR, noted in Attachment 3.
Noise mitigation is tied to the City’s Noise Ordinance. Add itionally, site specific an alysis noted under the IS-
MND discussion, below, rounds out the specific design and mitigation measures specifically for Righetti Ranch.
Public Safety considerations under the FEIR called for disclosures to property purchasers and residents
regarding the SLO County Regional Airport, as provided for under the Airport Land Use Plan. Additional
testing and appropriate removal of 55-gallon drums generally referenced on the existi ng property(ies) are also
required under the FEIR.
2.3 2015 CEQA Analysis
Following the submittal of applications for Righetti Ranch (VTM#3063), and City Council’s authorization in
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2014 to proceed with review of the series of proposed amendments to the GP and OASP, staff prepared an
Initial Study of potential environmental impacts resulting from the various proposals presented by the applicant.
In this case, because this applicant is also pursu ing an adjoining subdivisi on (Jones Ranch, VTM#3066) and
similar GPA-SPA actions on the Jones property, for the purposes of comprehensive CEQA review, this Initial
Study addresses the combined properties, both as they relate to the GPA-SPA actions, and as they relate to the
development projects proposed with each tract.
Attachment 4 (Initial Study-Mitigated Negative Declara tion or IS-MND) has been generated to analyze the
project specific is sues not addressed under the 2010 OASP FEIR . The 2015 IS-MND identifies the following
potential impacts, and recommended mitigation/monitoring measures, associated with the detailed VTM
proposals:
Aesthetics associated with modification of the Righetti Hill URL
Air Quality
Biological Resources
Cultural Resources
Noise
Public Services
Transportation
Utilities and Service Systems
URL Adjustment
Modification of the Urban Reserve Line (URL) along Righetti Hill raises potential concerns regarding further
encroachment of development up the hill, as well as th e overall quality of views from various vantage points
outside the Orcutt Planning Area. At the time of processing the “GPA-SPA authorization” at public hearings in
2014, extensive discussion by Planning Co mmission and City Council led to a decision to consider possible
adjustments to the URL, tempered by careful analys is of the visual and aesthetic effects such URL
modifications may create.
For these reasons, the VTM#3063 proposals submitted later in 2014 reduced encroachments up the hill, broke
up the number of adjacent homes paralleling the proposed URL location, created a seri es of split-p ad lots on
these upper lots to reduce the massing and scale of permitted structures, and in some instances actually moved
the modified URL location lower on the hillside to emphasize more significant views. This is particularly true
along the Tank Farm Road frontage of Righetti Ranch.
Following this submittal, a careful visual analysis was c onducted to evaluate the proposed project and modified
URL from both on-site and off-site locations. This an alysis was focused to evaluate the proposals against the
visual prominence and regional setting of Righetti Hill. The visual analysis includes seven (7) specific
locations where photo simulations were generated th at describe the present URL location and building
envelopes permitted along the existing URL. These analyses also describe the modified location of the URL as
proposed by the applicant, and how th eir proposed building masses could occur within the new URL alignment.
This visual analysis, included as Att achment 6 of this Report and as Sour ce 4 of the IS-MND, demonstrates that
the combination of special mitigation measures included in recommended MM AES-3 will serve to keep new
home sites proposed with Tract #3063 at or below the earlier upper limits of deve lopment along the original
URL for Righetti Hill. These mitigations fully resolve concerns over adjusting the Righetti Hill URL.
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Air Quality
Air Quality tract design and construction considerations have been addressed, pending any further suggestions
from APCD staff, by utilizing the 2 010 FEIR Air Quality measures originally adopted with the OASP, and
repeated herein with the 2015 IS-MND.
Biological Resources
Biological considerations have been addressed by th e 2013 and 2014 site-specific analyses provided by Rincon
consultants working for the applicants. These survey s and analysis narrowed the likely plants and animal
communities on the Ranches to three plant and two animal species. The IS-MND describes a series of
mitigations “tiering” off the FEIR, and providing supplemental site surveys at the time of initiating construction
to add any unique or additional requirements needed to address actual site conditions at the time of construction.
Cultural Resources
Concerns were originally raised based on the potential for modifications of the URL higher on Righetti Hill, as
that reorientation may impact Cultural Resources not othe rwise analyzed. With the modifications to the final
URL adjustments described earlier, these concerns can be adequately addressed through on-site monitoring
during ground disturbing activities. MM CR-1(d) is included to implement this requirement.
Noise
The FEIR provided that specified setbacks from the UP RR tracks for Righetti Ranch (Tract #3063) should be
required to adequately resolve potential Noise impacts to residential units (both interior and exterior noise
levels). The applicants have submitted the more pr ecise analysis of their proposed subdivision (Lord
Consulting, 2014; IS-MND Source 10) demonstrating that the residential lots closest to the tracks (VTM#3053 -
Lots 157-167) will not be situated so as to exceed the FEIR’s standards of 60dB exterior noise levels.
Public Services
Potential impacts to Public Services, most notably wastewater main line extensions needed from the Tank Farm
Road area through VTM#3063 (Righetti) to serve VTM#3066 (Jones) were ra ised that can be addressed by
requiring either Jones follow Righetti from a constructi on phasing perspective, or easements and improvement
guarantees would be provided by Jones should it precede Righetti. MMPS-4 in recommended to address this
requirement.
Transportation
Transportation issues were raised during the IS-MND review, suggesting a series of specific mitigation
measures, some of which were rec ognized by the FEIR and noted in Attachment 3. Other tract-specific
mitigations would be appropriate to adequately resolve Transportation impacts from the Righetti and Jones
projects. These mitigations, T-1 through T-6, address the need to provide the following improvements:
200’ right-turn lane on SB Orcutt Rd to Tank Farm Rd in Phase 1
Right-of-way dedication and TIF fees for a future signalized intersection at Orcutt
and Tank Farm Road
Hanson Lane and E-2 Street alignment options
Tiburon Way and B Street alignment options
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Tank Farm and Orcutt Roads frontage improvements
Raised intersection traffic calming with roundabout at Tank Farm Road
Conditions of approval for each of th ese mitigation measures are included to further articulate timing and
responsible parties should these projects progress.
Utility and Service Systems
Utility and Service System concerns have been raised based on the City’s newly updated 2015 Water Master
Plan. In particular, after adoption of the 2010 OASP and FEIR, it has been determined that in order to
adequately serve the Righetti and Jones projects with fire flows and adequate daily storage needs, a water main
needs to be extended from the Bishop pressure zone (at Johnson & Southwood Drives ) to the Orcutt Road & B
Street intersection. A main line would also be needed to extended west on Orcutt Ro ad to A Street. To the
extent that these improvements are sized beyond the n eeds of just the Righetti and Jones tracts, MM USS-1
allows the applicant to propose a financing and reimbursement program option for consideration.
2.4 Summary of CEQA Recommendations
Following distribution of the IS-MND on February 21 st, a handful of editorial and numbering corrections have
been made in the document appended to this report, Attachment 4. Th ese changes are clarifications and
corrections that include:
Reference to the added option for a 5 th homestead parcel within th e Jones Ranch VTM#3066 Project
Description (IS-MND Page 7);
Reference to ALUC and NAHC referrals (p. 10);
Reference to Hansen Creek on the Righetti Ranch property (pp. 15, 21);
Corrected numbering of Aesthetic Mitigation #AES-3 (pp. 15-16);
Corrected numbering of Public Services Mitigation #PS-4 (p. 31);
Deletion of T-3 (p. 36);
Move Transportation Mitigation #T-4 to Jones Ranch (not applicable to Righetti) (p. 36); and,
Correct reference to Source #4 as “2014 Righetti Ranch Visual Simulation, RRM Design Group” (p.41).
Staff is recommending that the 2015 IS-MND developed for the proposed GP A-SPA and VTM’s be adopted, as
well as the excerpted FEIR mitigations from the 2010 approval of the OASP.
These documents would constitute the complete environmental determinations for the proposals.
3.0 EVALUATION - GENERAL PLAN AND SPECIFIC PLAN AMENDMENTS
The applicant’s proposal involves seve ral land use and development standard amendments within the General
Plan, and various zoning amendments within the Orcu tt Area Specific Plan. The pur pose of the Commission’s
review is to evaluate the request s and provide a recommendation to Co uncil on the proposed amendments. In
addition to the GPA-SPA request, the applicant has re quested formal clarification on how a number of
development standards, policies, and review procedures would apply to the proposed development.
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The application encompasses amendments to the Genera l Plan and corresponding Orcutt Area Specific Plan to
include:
a. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, resulting in a 0.85 acre
“net” reduction in open space above the current URL placement
b. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property; no “net”
change in residential or parks acreages results from this reorientation of land use designations
c. Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-2-SP (medium
density) residential land use, to allow a transition of smaller, clustered R-2 uses on a small, irregularly
shaped peninsula of land with runoff channels and setbacks on 3 sides
d. Reorient wetlands mitigation sites within the Righetti Ranch property to meet EIR requirements
e. Add a Section 9.10 to the Specific Plan to track amendments, adjustments and clarifications to
development standards within the Specific Plan, including specifically the following adjustments and
clarifications unique to VTM#3063 and VTM#3066:
1) Land Use and URL (graphic) modifications to OASP Figure 1.3 will supersede any other adopted
OASP figures that are inconsistent with the revised land use, URL, parks, open space and wetlands
area descriptions included with the GP-SPA Amendments described in a.-d., above.
2) Variations in maximum building height limits within VTM#3063 as follows:
i. “Sensitive Parcels” abutting Orcutt Road (Lots 1-2, 7-9, 11-16) shall be limited to 25’ and one-
story (11 lots)
ii. R-1 lots > 5,000 sq ft shall not exceed 25’ (81 lots)
iii. R-1 lots of 5,000 sq ft or less shall not exceed 30’ (52 lots)
iv. “C”, “D” and “E” Street neighborhoods shall not exceed 28’ (42 lots)
v. R-2 and R-3 lots shall not exceed 35’ (118 lots/units)
As permitted under OASP Policies 2.4.1 and 3.2.4 (refe rencing Zoning Regulations), and Zoning
Standards 17.24.020 with Director’s approval.
3) School site option for Righetti Ranc h (or other locations within OA SP) is the duty of San Luis
Coastal USD to pursue, and to date no interest in ot her than statutory school fees has been identified
by SLCUSD.
4) Sizing of storm water detention facilities vary fro m OASP, due to more precise Hydrology analysis
conducted for these applications, and due to updated RWQCB BMP pr actices since adoption of the
OASP in 2010. Future variations in individual project applic ations will continue to adapt to then-
current drainage standards and criteria in effect at City and State levels.
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3.1 URBAN RESERVE LINE AMENDMENTS
The adjustments to the location of the URL proposed by th e applicant occur on the western and northern flanks
of Righetti Hill. As described in Figure 2, these adjustments include both uphill and downhill movement of the
URL on the western flank, as well as reductions in the URL areas on the northern flank.
The areas of Figure 3 highlighted in green reflect the areas to be converted from Open Space (URL) to R-SF
designations. The areas highlighted in yellow reflect somewhat off-setting additions to the URL proposed by
the applicant.
During initiation of the URL amendment in 2014, extensiv e discussion ensued regarding the extent of the
proposed adjustments and the e ffect of any modifications on aesthetic and visu al impacts to the Orcutt Planning
Area. The 2010 URL varies between the 260’ to 320’ contours on Righetti Hill. The URL considered under the
2014 initiation process was shown to be raised between the 300’ and 320’ contours. In some instances, moving
development 40’-60’ higher on Righetti Hill, which posed a potential signifi cant adverse impact to visual and
aesthetic qualities in the area.
To address these concerns, the applicant modified their proposed adjustments by significantly reducing the
areas proposed to be removed from th e URL. The applicant also proposed increasing portions of the URL in
Figure 3. Areas of proposed rezoning from C-OS to R-1 (Source: Cannon, 7-24-14)
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other areas as a partial “off-setting” measure. The 2014 URL proposal incl uded an overall reduction of Open
Space within the URL by 3.6 acres. The 2015 URL am endment presented for consideration includes a
reduction in OS lands by 2.06 acres, with a corresponding addition to the URL of 1.21 acres, resulting in a “net”
change to the Righetti URL of 0.85 acres.
Following submittal of the reduced URL revisions, staf f and the applicants conducted a visual analysis
including a series of visual simulations designed to understand the effect of the proposed URL amendments on
views both within the OASP, and from nearby areas outside the Orcutt Planning Area. This visual analysis
(Attachment 6; IS-MND Source 4) demonstrates that the proposed 2015 URL, along with key building height
limitations included with MM AES-3, collectively result in residential units along Righetti Hill no higher than,
or in many cases below, the potent ial building envelopes and building massing possible under the original 2010
URL.
3.2 AMENDMENT of 2.8 ACRES RESIDENTIAL and PARKS LANDS
Amendments to parks and residential zoning districts ar e proposed in the northeastern corner of the Righetti
Ranch property as described in Figure 4.
These changes to the residential and pa rks lands in the vicinity of the Ne ighborhood Park serve to add variety in
housing types in this area, including higher densities in the R-3 category. This change also allows more
concentrated density closer to th e neighborhood commercial areas to the north of the park, which reduces
vehicle trips and encourages more walking and bicycle riding to these retail and recreational services.
The “net” effect of this reconfiguration of land uses does not result in the reduction of any park lands, and
provides for a better configuration and transition of residential uses in this portion of the Righetti Ranch.
OASP Figure 1.3 Proposed
Figure 4. Proposed relocation of R-3 zone & R-1 zoning and reconfigured Neighborhood Park area.
Proposed added
Parklands
Proposed relocated
R-3 & R-1 zoning
Adopted OASP R-1
above park and R-3
south of “D” street.
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General Plan – Orcutt Area Specific Plan Amendments / GPA-SPA#3063-#3066 / ER#3063-#3066
Page 14
3.3 AMENDMENT of 0.38 ACRES on JONES RANCH from R-1 to R-2 Residential Use
Within the Jones Ranch site there are 0.38 acres of land within proposed Lot 23. This site is in the far
northeastern edge of the Jones Ranch, and is separated from the remaining ownership by two (2) small drainage
channels that result in an irregularly shaped parcel.
The proposed adjustment of this site to Medium Density (R-2-SP) land use will a llow a more creative use of
this site for 2 residential units, than a large isolated SFR site. The proposed change remains within the allocated
densities of the OASP for the Jones site.
3.4 REORIENT OPEN SPACE within RIGHETTI RANCH to REFLECT WETLANDS MITIGATION
A modest reconfiguration of wetlands mitigation areas is proposed to reflect the planning and environmental
analysis submitted by the applicant prepared by Rincon Consultants (IS-MND Sources 17 & 18; VTM#3063
Sheet C-37). Figure 1.3 as proposed with the ot her referenced GPA-SPA changes include these
reconfigurations to meet the biolog ical objectives of the Certified OASP FEIR. No reductions in wetlands
mitigation areas are proposed with these amendments.
Figure 4. Areas of proposed rezoning from R-1 to R-2 (Source: Cannon, 10-16-14)
Jones Ranch
0.38 acre
rezoning
proposal
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3.5 OASP ADJUSTMENTS and CLARIFICATIONS
As a part of their submittal, the applicant has requested clarifications to the Specific Plan text that do not rise to
the level of “amendments”, but that warrant discussion with the Commission and Council.
These requests include clarifying (1) how land use amendments on Figure 1.3 will govern any graphic
inconsistencies in future OASP analysis efforts, (2) a series of specific building height adjustments, subject to
ARC referral, (3) clarification on a possible school site in the OASP, and (4 ) how sizing of detention basins and
other storm drainage-related improvements will evolve over time with better unders tandings of BMP practices,
and evolving and changing State and City storm water management regulations.
In particular, staff believes a sectio n should be added to the OASP (Section 9.10; Attachment 5) that tracks
amendments, adjustments and clarifications that are granted, in order to maintain a clear set of standards for
current and future OASP applications. Tracking these actions will assist in consistent application of OASP
standards, and will keep a running record of such amendments, adjustments or clarifications for future use.
Attachment 5 of the GPA-SPA package details this record keeping effort.
3.6 AGENCY and PUBLIC REFERRALS
Following receipt and filing of the Ri ghetti and Jones Ranch projects in 2014, staff initiated referrals to the
Native American Heritage Commission (NAHC) in S acramento, and locally to the Airport Land Use
Commission (ALUC), as they relate to proposed amendments to General and Specific Plans.
Electronic submittal of a “Tribal Consultation List Re quest” was submitted to the NAHC’s West Sacramento
office on October 20, 2014. A “Project Description” of the GPA and SPA amendments, along with graphics
and mapping, were submitted pursuant to Government Code Sec. 65352.3. This GC provides that a city
proposing to amend its General Plan and/or a Specific Plan shall submit this request and follow a specified path
for soliciting Native American tribal comments on any such proposals. The October 20, 2014 submittal initiates
a thirty (30) day peri od for the NAHC to respond by pr oviding a list of recognized tribes with traditional lands
or places located within the proposed amendment area. As of November 20, 2014, NAHC had not responded to
our request.
In order to provide the broadest m easure of early consultation opportunities , staff also directed the same NAHC
notice and materials to a list of seve n (7) tribes identified by NAHC. These direct mail notices were distributed
on approximately November 1, 2014, extend ing a direct invitation for tribal consultation. This direct notice
triggers a 90-day opportunity for any of the identif ied tribes to request c onsultation over the proposed
amendments. On November 5, 2014, Mr. Freddie Romero, Cultural Resources Coordinator from the Santa
Ynez Band of Mission Indians confirmed that they were not interested in consultation. As of January, 2015, no
other tribe responded to staff’s offer for consultation.
Under the GC code cited, NAHC and the seven (7) tribes noted were sent public hearing notices of the proposed
amendments, at least 10 days prior to the hearing on the proposals.
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Referral of the GPA-SPA was also extended to the SL O County Regional ALUC. El ectronic submittals were
made on December 16, 2014, following up prior telephone conversations with ALUC staff. Under ALUC
procedural policies, prior to amendment of a general or specific plan, the City is obligated to submit the
proposed amendments to ALUC review. The ALUC is obligated to respond regarding the consistency, or
inconsistency, or such proposed amendments in the context of the ALUC’s Airport Land Use Plan (ALUP).
Based on discussions with ALUC staff, the OASP GP A-SPA proposals were scheduled for review at the
ALUC’s February 18, 2015 regular h earing agenda. On February 11 th staff were advised by the County that the
February 18th hearing was cancelled by the AL UC. Under the ALUC’s procedur es, if the ALUC has not acted
on a referral, the proposed local acti on is deemed consistent with the ALUP. The various amendments
described herein are minor in natu re, and in compliance with the AL UC’s actions on the 2010 OASP. The
OASP and GPA-SPA Amendments will be presented to the ALUC on April 15 th as an advisory, informational
item only.
4.0 CONCLUSION and RECOMMENDATION
The OASP is designed to meet goals established in the City’s General Plan. The protection and enhancement of
Righetti Hill and visual resources in open space areas are key plan goals of the OASP. Another plan goal of the
OASP is to provide a new residential neighborhood to meet the City’s housing needs.
The OASP was designed with flexibility in mind so that these objectives would not be mutually exclusive.
Righetti Hill is listed in the General Plan as a particularly important natural landm ark as one of the defining
Morros, and is visible from much of the southern portion of the City. Orcutt Road and Tank Farm Road are
designated in the General Plan as having high scenic va lue and the Specific Plan is designed to preserve and
enhance these scenic resources.
Staff is recommending approval of the GPA-SPA features described herein, including the Righetti Hill URL
adjustment and rezoning of C-OS and R-1-SP lands, th e request to relocate Medium-High Density Residential
Zoning (R-3) and reconfigure park la nd and R-1 zoning shown in Figure 4, the change to R-2-SP on the Jones
Ranch, and the series of “adjustments and clarifications” proposed in new Section 9.10 of the OASP.
5.0 ALTERNATIVES
5.1 Determine that no major amendments should be made to the General Plan and Orcutt Area
Specific Plan and recommend the City Counc il deny the request for GPA-SPA Amendments.
Findings of the Commission will be necessary if this alternative is selected.
5.2 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.0 ATTACHMENTS
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Page 17
1. Draft Resolution
2. Vicinity Map
3. 2010 OASP FEIR Summary of Applicable Impacts and Mitigation Measures
4. 2015 Initial Study-Mitigated Negative Declaration for Righetti and Jones Ranch proposals
5. Proposed OASP Section 9.10
6. 2014 RRM Visual Analysis for Righetti Ranch VTM#3063
7. Proposed 2015-Amended OASP Figure 1.3 (Specific Plan)
8. GPA Land Use Map
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1
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING APPROVAL OF
GENERAL PLAN AND SPECIFIC PLAN AMENDMENTS, AND
RECOMMENDING ADOPTION OF AN INITIAL STUDY-MITIGATED
NEGATIVE DECLARATION
TO THE CITY COUNCIL
FOR PROPERTY LOCATED WITHIN THE
ORCUTT AREA SPECIFIC PLAN
(GPA, SPA, ER #TR3063 and #TR3066)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on March 25, 2015, and considered a series of requests fo r amendments to the
General Plan and Orcutt Area Specific Plan (OASP) that address revisions to the Urban Reserve
Line located on Righetti Hill, reconfiguration of open space and parklands, modifications to
residential land use and zoning, reorientation of wetlands mitigation sites and addition of a
Section 9.10 to the OASP to “track” amendments, adjustments and clarifications adopted over
the years within the OASP; and
WHEREAS, the Planning Commission considered an Initial Study-Mitigated Negative
Declaration (IS-MND) analyzing the proposed GPA-SPA amendments; and
WHEREAS, the March 25, 2015 public hearing was for the purpose of formulating and
forwarding recommendations to th e City Council of the City of San Luis Obispo regarding the
proposed amendments and projects; 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 consid ered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and re commendations by staff,
presented at said hearing.
BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as
follows:
Section 1. CEQA Findings, Mitigatio n Measures and Mitigation Monitoring
Program. Based upon all the evidence, the Planning Commission recommends that the City
Council adopt the following CEQA findings in suppor t of the General Plan and Specific Plan
Amendments
1. The proposed amendments and projects, as c onditioned herein, are consistent with the
requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR)
certified and adopted by the City Council on March 2, 2010, and this action incorporates
those FEIR mitigation measures as detailed herein.
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2
2. A supplemental initial study has been prepared for the amendments and project proposals
addressing potential environmental impacts which were not identified or detailed in the FEIR
for the Orcutt Area Specific Plan. The Commu nity Development Director has recommended
that the results of that additional analysis be incorporated into a Mitigated Negative
Declaration (MND) of environmental impacts, and recommends adoption of additional
mitigation measures to those imposed by the FEIR, all of which are incorporated below.
3. All potentially significant effects were analyzed adequately in the referenced FEIR and IS-
MND, subject to the following mitigation measures being incorporated into the GPA-SPA
and development projects and the mitigation monitoring program:
AESTHETICS MITIGATION
AES-3 Special Building Height Limits, Scale and Massing Design Standards for
Western Flank of Righetti Hill (Righetti Ranch VTM#3063). Added building
design restrictions shall be required for residential lots and units (Lots 35-50)
adjoining the Righetti Hill URL on the western flank of the hillside. These standards
are intended to reduce the massing of residential units abutting the URL. These
standards will include use of the following building techniques, and considered
during ARC and/or staff review of any project applications for residential units in
this location:
1. Residential Building Heights shall not exceed 25’ as measured above finished
grade;
2. Grading for lots abutting the URL will be encouraged to be split-pads, to reduce
the scale of the building mass by stepping down the hillside;
3. The upper pad shall be limited to one-story (a maximum of 15’) in height;
4. First floor massing and footprint shall be encouraged to be built into the
topography (recessed) into the hillside;
5. Second floor square footage shall be set back from the first floor elevation,
creating a stepped appearance to the buildings; and,
6. Roof lines on the upper pad will align front-to-back to narrow the high point of
the roof when viewed from the street.
AES-3 Monitoring Program:
Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded
for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a
special deed restriction incorporating this mitigation and special development criteria on such
lots. This requirement will be verified by the City Engineer’s office prior to recordation of such
a final map. Second, Community Development Department staff will insure ARC and staff level
application of these standards during review of any design review and building permit
submittals.
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3
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is
required by Title 24 requirements for all buildings within the Specific Plan Area. The
following energy-conserving tech niques shall be incorporat ed unless the applicant
demonstrates their infeasibility to the satisfaction of City Planning and Building
Department staff: increase walls and attic insulation beyond Title 24 requirements;
orient buildings to maximize natural heat ing and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material
with a solar reflectance value meeting the Environmental Protection
Agency/Department of Energy Star rating; bui ld in energy efficient appliances; use
low energy street lighting and traffic signals; use energy efficient interior lighting; use
solar water heaters; and use double-paned windows.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be
installed at all bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There
shall be at least one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed
with internal wiri ng/cabling that allows telecommuting, teleconferencing, and
telelearning to occur simultaneously in at least three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by
pathways to encourage pedestrian and bicycle travel.
• AQ-1 Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision
plans and accompanying architectural review plans and ultimately shown on improvement plans
and construction drawings.
Construction Phase Mitigation
AQ-3(a) Application of CBACT (Best Availa ble Control Technology for construction
related equipment). The following measures shall be implemented to reduce
combustion emissions from construction equipment where a project will have an area
of disturbance greater than 1 acre.
• Specific Plan applicants shall submit for review by the Community Development
Department and Air Pollution Control Di strict (APCD) staff a grading plan
showing the area to be disturbed and a de scription of construction equipment that
will be used and pollution reduction measures that will be implemented. Upon
confirmation by the Community Development Department and APCD,
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appropriate CBACT features shall be app lied. The application of these features
shall occur prior to Specific Plan construction.
• Specific Plan applicants shall be re quired to ensure that all construction
equipment and portable engines are properly maintained and tuned according to
manufacturer's specifications.
• Specific Plan applicants shall be requi red to ensure that off-road and portable
diesel powered equipment, including but not limited to bulldozers, graders,
cranes, loaders, scrapers, backhoes, gene rator sets, compressors, auxiliary power
units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non-taxed
off-road diesel is acceptable).
• Specific Plan applicants shall be required to install a diesel oxidation catalyst on
each of the two pieces of equipment projected to generate the greatest emissions.
Installations must be prepared according to manufacturer's specifications.
AQ-3(b) Dust Control. The following measures shall be implemented to reduce PM10
emissions during all Specific Plan construction:
• Reduce the amount of the disturbed area where possible.
• Use water trucks or sprinkl er systems in sufficient quantities to prevent airborne
dust from leaving the site. Water shall be applied as soon as possible whenever
wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be
used whenever possible.
• All dirt-stock-pile areas shall be sprayed daily as needed.
• Permanent dust control measures shall be identified in the approved Specific Plan
revegetation and landscape plans and implemented as soon as possible following
completion of any soil disturbing activities.
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast-germinating native grass seed
and watered until vegetation is established.
• All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.
• All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
• Vehicle speed for all construction ve hicles shall not exceed 15 mph on any
unpaved surface at the construction site.
• All trucks hauling dirt, sand, soil or othe r loose materials shall be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with CVC Section 23114.
• Install wheel washers where vehicles en ter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water shall be used where
feasible.
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5
AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or st ockpiling of fill material is
involved, soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation. Truc ks transporting material shall
be tarped from the point of origin.
AQ-3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1
acre, the contractor or builder shall designa te a person or persons to monitor the dust
control program and to order increased watering as necessary to prevent transport of
dust off-site. Their duties shall include holiday and weekend periods when work may
not be in progress.
• AQ-3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also
be required to secure necessary permits from the Air Pollution Control Board (APCD) before the
onset of grading or demolition activities including, but not limited to additional dust control
measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a
plan for complying with these requirements prior to issuance of a grading or building permit
from the City. The applicant shall provide the City with the name and telephone number of the
person responsible for ensuring compliance with these requirements. The Building Inspector and
Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
B-3(a) Construction Requirements. Development under the Specific Plan shall abide by
the requirements of the City Arborist for construction. Requirements shall include but
not be limited to: the protection of trees with construction setbacks from trees;
construction fencing around tree s; grading limits around the ba se of trees as required;
and a replacement plan for trees removed including replacement at a minimum 1:1
ratio.
B-4(c) Riparian/ Wetland Mitigation. If riparian and/or wetland habitat are proposed for
removal pursuant to development under the Specific Plan, such development shall
apply for all applicable permits and submit a Mitigation Plan for areas of disturbance
to wetlands and/or riparian habitat. The plan shall be prepared by a biologist familiar
with restoration and mitigation techniques. Compensatory mitigation shall occur on-
site using regionally collected native plant material at a minimum ratio of 2:1 (habitat
created to habitat impacted) in areas shown on figure 4.4-2 as directed by a biologist.
The resource agencies may require a higher mitigation ratio. If the Orcutt Regional
Basin is necessary as a mitigation site for waters of the U.S. and State it shall be
designed as directed by a biologist taki ng into consideration hydrology, soils, and
erosion control and using the final mitigation guidelines and monitoring requirements
(U.S. Army Corps of Engineer s, 2004). As noted above, th e trail shall be setback out
of the buffer area for riparian and wetland habitat.
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B-5(a) Bird Pre-Construction Survey. To avoid impacts to nesting special-status bird
species and raptors including the ground-nesting burrowing owl, all initial ground-
disturbing activities and tree removal shall be limited to the time period between
September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre-construction survey for active
nests within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities (for ground-nesting burrowing owl
survey see below). If active nests are located, all construction work must be
conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined
in consultation with the CDFG. No direct disturbance to nests shall occur until the
adults and young are no longer reliant on the nest site. A qualified biologist shall
confirm that breeding/nesting is completed and young have fledged the nest prior to
the start of construction.
B-5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City
under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls
during both the wintering and nesting seasons (unless the species is detected on the
first survey) in potentially suitable habitats prior to construction in accordance with
the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation
(1995). Winter surveys shall be conducted on the entire project site between
December 1 and February 1, and the nesting season survey shall be conducted
between April 15 and July 15. If burrowing owls are detected within the proposed
disturbance area, CDFG shall be contacted immediately to develop and implement a
mitigation plan to protect owls and their nest sites.
B-5(c) Monarch Pre-Construction Survey. If initial ground-breaking is to occur between
the months of October and March a pre-construction survey for active monarch roost
sites within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities. If active roost sites are located no
ground-disturbing activities shall occur within 50 feet of the perimeter of the habitat.
Construction shall not resume within the setback until a qualified biologist has
determined that the monarch butterfly has vacated the site.
B-5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS
habitat on Figure 4.4-2, current USFWS protocol level sampling surveys shall be
conducted in all such areas. A report consistent with current Federal, State, and local
reporting guidelines shall be prepared to document the methods and results of
surveys. If VPFS are found, the report shall include a map that identifies the VPFS
locations. Should the presence of additional special-status wildlife species be
determined including California linderiella, a map identifying locations in which
these species were found shall be prepared and included in the report.
B-5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are
located onsite pursuant to Mitigation Measure B-5(d), substantial setbacks from their
identified habitat shall be implemented to avoid take of a Federally listed species. If
complete avoidance is not economically or technically feasible, then Section 10 of the
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Federal Endangered Species Act (FESA) shall be used to authorize incidental take
when no other Federal agency such as the Corps is involved. This process includes
development of a Habitat Conservation Plan for protecting and enhancing the
Federally listed species at a specific location in perpetuity. Species take can also be
authorized under Section 7 of the FESA if a Federal agency is involved in the project
(e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal
funding) and agrees to be the lead agency requesting Section 7 consultation. This
consultation process takes at a minimum 135 days from the official request by the
Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource
agencies. Suitable replacement habitat shall be constructed either within the site
boundaries or offsite. [OASP FEIR] Figure 4.4-2 identifies areas that could be
appropriate for onsite VPFS mitigation. Figure 4.4-2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation
sites into the development plan. While the Orcutt Regional Basin included in the
potential VPFS mitigation sites may need regular maintenance and may be seasonally
flooded, depressions could be created on the upper edges of the terrace in such a
manner that they are protected from flooding. VPFS mitigation areas shall be
approved by a biologist familiar with VPFS habitat “creation” techniques.
Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by
project activities may also be a part of the mitigation program. Alternatively, fairy
shrimp cysts could be collected during the dry season from the existing habitat and
placed into storage. Topsoil could also be removed and stored in conditions suitable
to retain cysts. Wetland habitat could be enhanced/created in the areas shown on
Figure 4.4-2 by grading depressions in the landscape and “top dressing” the
depressions with the preserved topsoil. Preserved cysts would be added to the
recreated wetlands in December or January, after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental.
VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to
ensure success. Habitat may be “created” only in an existing vernal pool landscape
that provides suitable soils and a number of other specific ecological factors
(USFWS, 2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits
can be purchase by the acre as suitable mitigation for VPFS. There is currently no
known mitigation bank with VPFS habitat occurring within San Luis Obispo County,
however, mitigation banks may be available in the future.
B-3a, B-4c, B-5 Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of review and prior to approval of grading plan(s) and during tract construction (B-3a, B-4c,
B-5).
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B-6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall
prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non- native animals,
especially cats and dogs, to the project site; similarly, the brochure must inform
potential homebuyers and all HOA members of the potential for coyotes to prey on
domestic animals.
B-6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce
invasive non-native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualified biologist. The
California Invasive Plant Council (Cal-IPC) maintains several lists of the most
important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plan ts on the lists are not used. The following
plants shall not be allowed as part of potential landscaping plans pursuant to
development under the Specific Plan:
• African sumac (Rhus lancea)
• Australian saltbush (Atriplex semibaccata)
• Black locust (Robinia pseudoacacia)
• California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
• Cape weed (Arctotheca calendula)
• Cotoneaster (Cotoneaster pannosus), (C. lacteus)
• Edible fig (Ficus carica)
• Fountain grass (Pennisetum setaceum)
• French broom (Genista monspessulana)
• Ice plant, sea fig (Carpobrotus edulis)
• Leafy spurge (Euphorbia esula)
• Myoporum (Myoporum spp.)
• Olive (Olea europaea)
• Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
• Russian olive (Elaeagnus angusticifolia)
• Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
• Spanish broom (Spartium junceum)
• Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T . parviflora), (T.
ramosissima)
• Blue gum (Eucalyptus globulus)
• Athel tamarisk (Tamarix aphylla)
• B-6c Monitoring Program:
Compliance with mitigation measures will be revi ewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
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CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the commencement of
project construction, an orie ntation meeting shall be conducted by an archaeologist
for construction workers associated with ear th disturbing procedures. The orientation
meeting shall describe the possibility of exposing unexpect ed archaeological
resources and directions as to what steps are to be taken if such a find is encountered.
An archaeologist shall mon itor construction grading with in 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construc tion, all earth disturbing work within 50
meters (164 feet) of the find must be tem porarily suspended or redirected until an
archaeologist has evaluated the nature a nd significance of the find. After the find has
been appropriately mitigated (e.g., curation, pr eservation in place, etc.), work in the
area may resume. The City should consider retaining a Chumash representative to
monitor any field work associated with Native American cultural material.
If human remains are exposed, State Health and Safety Code S ection 7050.5 requires
that no further disturbance shall occur until the County Coroner has made the
necessary findings as to orig in and disposition pursuant to Public Resources Code
Section 5097.98.
• CR-1d Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
DRAINAGE AND WATER QUALITY MITIGATION
D-2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or
biotechnical (also referred to as soil bioengineering) approaches to bank stabilization
are preferred over structural approaches. Bank stabilization design must be consistent
with the SLO Creek Stream Management and Maintenance Program Section 6.
Streambank stabilization usually involves one or a combination of the following
activities:
Regrading and revegetating the streambanks to eliminate overhanging banks and
create a more stable slope;
Deflecting erosional water flow away from vulnerable sites;
Reducing the steepness of the channel bed through installation of grade
stabilization structures;
Altering the geometry of the channel to influence flow velocities and sediment
deposition;
Diverting a portion of the higher flow into a secondary or by-pass channel;
Armoring or protecting the bank to control erosion, particularly at the toe of
slopes.
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The bank stabilization design will:
Be stable over the long term;
Be the least environmentally damaging and the “softest” approach possible;
Not create upstream or downstream flooding or induce other local stream
instabilities;
Minimize impacts to aquatic and riparian habitat.
D-2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek
corridors. Section 11 guidelines of the SL O Creek Drainage De sign Manual shall be
followed for riparian areas that are modified, created and/or managed for flood
damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream
channel modifications that include shap ing, widening, deepening, straightening, and
armoring. Many channel management projects also require building access roads for
maintenance vehicles and other equipment. These construction activities can cause a
variety of impacts to existing sensitive riparian and aquatic habitat that, depending on
the selected design alternative, range from slight disturbances to complete removal of
desirable woody vegetation and faunal commun ities. In urban areas within the SLO
creek watershed, riparian ve getation often provides the onl y remaining natural habitat
available for wildlife populations.
D-5(a) Biofilters. The applicant shall submit to the Director of Community Development
for review and approval a plan that incorpor ates grassed swales (biofilters) into the
project drainage system where feasible for runoff conveyance and filtering of
pollutants.
D-5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the
applicant shall be encouraged to use pervious paving material to facilitate rainwater
percolation. Parking lots and paved outdoor storage areas shall, where feasible, use
pervious paving to reduce surface water runoff and aid in groundwater recharge.
• D-2a, D-2c, D-5a, D-5c Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of landscaping construction plan review and Engineering-Public Works staff at the time of
tract construction.
NOISE MITIGATION
N-1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall
be compliant with the City Noise Ordi nance [Municipal Code Chapter 9.12, Section
9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to,
the following:
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• Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
• Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory-recommended mufflers.
• Electrical Power. Whenever feasible, electrical power can be used to run air
compressors and similar power tools.
• Sound Blankets. The use of sound blankets on noise generating equipment.
• N-1a Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project
grading and construction.
PUBLIC SERVICES MITIGATION
PS-1 Wastewater Main System Extensions. Prior to recordation of a final map for
Righetti Ranch (TR 3063), the improvement plans for the tract shall include
connections to future improvements planned by Tract 3066 (Jones Ranch) to convey
sanitary sewer service to the existing connection points on Tank Farm Road.
• PS-1 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
PUBLIC SAFETY MITIGATION
S-2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants,
Codes, and Restrictions (CC&R’s) that disclose to potential buyers or leasers that aircraft
over-flights occur, and that such flights may result in safety hazard impacts should an
aircraft accident occur. In addition, prior to recordation of final map, avigation easements
shall be recorded over the entire project site for the benefit of the SLO County Regional
Airport.
• S-2b Monitoring Program:
Monitoring will include Community Development, City Attorney and Engineering staff
approvals of the Disclosure(s) prior to recordation of a final tract map.
TRANSPORTATION MITIGATION
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. A 200’ right-turn
lane on the southbound Orcutt Road approach to Tank Farm Road shall be installed
with Phase 1 Tract 3063 improvements.
T-1(a) Monitoring Program:
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Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any occupancy permits for Phase 1
of Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization. Applicant shall
provide right-of-way as necessary as a part of Phase 1 Tract 3063 improvements, and
pay “fair share” TIF contributions.
T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication of right-of-way as needed for signalization at the
time of final map recordation and (2) payment of TIF fees at time of issuance of building permits
for Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Either align centerlines of E-2 Street &
Hanson Lane with side street stop control and a Two Way Left Turn Lane or
redesign with an alternative connection at a distance from Hanson Lane that does not
create a functional area overlap between the two intersections.
T-3 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be co mpleted prior to issuance of a ny occupancy permits for Phase 1
of Tract 3063.
T-4 Street B & Tiburon Way Alignment. Align Street B with the existing alignment
of Tiburon Way and design the roadway curvature to maintain appropriate
residential speeds.
T-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any occupancy permits for Phase 1
of Tract 3066.
T-5 Tank Farm & Orcutt Frontage Improvements. Design and install frontage
improvements along Tank Farm Road & Orcutt Road, providing pedestrian access
along both street frontages and the connecting gap.
T-5 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be co mpleted prior to issuance of a ny occupancy permits for Phase 1
of Tract 3063.
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T-6 Traffic Calming & Safety Measures. Provide raised intersections at D& D4
Streets and C&C3 Streets. Provide single lane urban compact roundabout control at
intersection D & Tank Farm with speed reduction curves and at intersection A & B.
Provide side street stop control at Street E & Orcutt Road Intersection.
T-6 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be co mpleted prior to issuance of a ny occupancy permits for Phase 1
of Tract 3063.
UTILITIES AND SERVICE SYSTEMS MITIGATION
USS-1 Off-site Water Main Line Extensions to the OASP To Meet Fire Flow and
Storage Standards. Concurrent with applications for Final Map(s), the applicant
shall submit a water supply plan to meet adequate fire flow standards for all lots
within each Final Map. Implementation of such a water line extension plan shall be
included as a part of public improvement plans for the subdivision, and approved by
Utilities, Public Works and the City Engineer. This implementation plan may
include a financing plan, including reimbursement provisions, approved by the City
Council at the time of considering any Final Map. Required water main line
extension(s) to the subdivision shall be completed and operational to the satisfaction
of the Utilities Director, prior to occupancy of any of the residential and/or
commercial uses.
USS-1 Monitoring Program
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any occupancy permits for Tract
3063 and 3066.
Section 2. General and Specific Plan Amendments. The Planning Commission hereby
recommends approval to the City Council of the listed GPA and SPA actions, based on the
findings noted below:
General Plan Amendments:
1. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, affecting the
Land Use map as described in Attachment 8.
2. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property,
affecting the Land Use map as described in Attachment 8.
3. Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-2-SP
(medium density) residential land use, affecting the Land Use map as described in
Attachment 8.
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14
Orcutt Area Specific Plan Amendments:
4. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, affecting the
Orcutt Area Specific Plan Figure 1.3 as described in Attachment 7.
5. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property,
affecting the Orcutt Area Specific Plan Figure 1.3 as described in Attachment 7.
6. Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-2-SP
(medium density) residential land use, affecting the Orcutt Area Specific Plan Figure 1.3 as
described in Attachment 7.
7. Reorient wetlands mitigation sites within the Righetti Ranch property to meet EIR
requirements as reflected in Orcutt Area Specific Plan Figure 1.3, Attachment 7.
8. Add a Section 9.10 to the Specific Plan to track amendments, adjustments and clarifications
to development standards within the Specific Plan, as reflected in Attachment 5.
Findings:
1. Adjustments to the Urban Reserve Line ar e necessary to accommodate a reasonable
amount of future residentia l development envisioned by th e Orcutt Area Specific Plan
while accommodating open space, habitat re storation, parkland and infrastructure
improvements and preservation of a permanent conservation easement on Righetti Hill.
2. The amount of land proposed for permanent open space dedication combined with a
restoration plan to enhance the open space provides positive environmental enhancements
that will help to offset the potential significant impacts of the proposed residential
development.
3. The proposed adjustments to parkland are neces sary in order to provide logical locations
for housing and pedestrian/bicycle trail connections. These trail connections will
encourage alternative forms of transportation thereby o ffsetting potential significant
traffic and circulation impacts as well as air quality impacts.
4. The proposed amendments to the OASP will allow for a reasonable mixture of housing
types, parkland, open space, and habitat restoration as envisioned by the OASP.
5. The project will provide for a significant expansion to the City’s open space reserve, with
the intent of securing open space for recreational uses, habitat restoration, and viewshed
preservation on land that is contiguous to other such open space areas.
6. The development project will help finance im provements to key infrastructure features
including improvements to Tank Farm Road, aesthetic improvements to the Tank Farm
corridor, the incorporation of important bicycle and pedestrian linkages, the connection
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of Orcutt Area utilities and lo cal roads that will serve adjacent future residential
development.
7. Revisions to the General Plan Land Use map and the Orcutt Area Specific Plan are
consistent with the intent of these Plans, a nd reflect appropriate m odifications to land use
planning and development patterns in the city.
8. The sites are physically suitable for the land use and zoning districts reflected in the
amendments.
9. The amendments are not likely to cause serious health problems, substantial
environmental damage or substantially and una voidably injure fish or wildlife or their
habitat.
10. The amendments are consistent with the pattern of development prescribed in the Orcutt
Area Specific Plan.
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On motion of , seconded by , and on
the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of , 2015.
John Larson
Planning Commission Chair
ATTEST:
Doug Davidson
Community Development Director
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
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Attachment 2
ORCUTT AREA SPECIFIC PLAN PLANNING
AREA BOUNDARY
Vicinity Map
for the
Orcutt Planning Area
PC1 - 34
City of San Luis Obispo
SUMMARY OF IMPACTS AND MITIGATION MEASURES
from ORCUTT AREA SPECIFIC PLAN FINAL EIR
For ER #3063 (Righetti Ranch) and ER#3066 (Jones Ranch)
SUMMARY OF IMPACTS AND MITIGATION MEASURES
The following adaptation of Table ES-1 from the original FEIR includes a brief reference to the
environmental issues and impacts applicable to the proposed Righetti Ranch and Jones Ranch
projects, identifies the 2010 adopted mitigation measures that are specifically applicable to the
proposed projects, identifies the monitoring responsibilities, and explains the resulting impacts
to occur after the mitigation measures are implemented.
The purpose of this summary is to point out those specific mitigation measures from the FEIR
that need to be applied to the proposed subdivision.
Table ES-1. Summary of Environmental Impacts,
Mitigation Measures, Monitoring and Residual Impacts
Specifically Applicable to Jones Ranch and Righetti Ranch
AIR QUALITY – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact AQ-1. Vehicular operations associated with development under the Specific Plan would result in the
emission of levels of air pollutants that would exceed recommended significance thresholds and are therefore
considered to have a Class II, significant but mitigable, impact.
Mitigation Measures.
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by
Title 24 requirements for all buildings within the Specific Plan Area. The following energy-conserving techniques
shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction of City Planning and
Building Department staff: increase walls and attic insulation beyond Title 24 requirements; orient buildings to
maximize natural heating and cooling; plant shade trees along southern exposures of buildings to reduce summer
cooling needs; use roof material with a solar reflectance value meeting the EPA/DOE Energy Star rating; build in
energy efficient appliances; use low energy street lighting and traffic signals; use energy efficient interior lighting;
use solar water heaters; and use double-paned windows.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be installed at
all bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at
least one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal
wiring/cabling that allows telecommuting, teleconferencing, and tele-learning to occur simultaneously in at least
three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by pathways to
encourage pedestrian and bicycle travel.
Monitoring.
Monitoring will include Building staff implementation at time of building construction (AQ-1a and AQ-1d) and
Engineering-Public Works staff at the time of tract improvement plans (AQ-1b, AQ-1c and AQ-1e).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
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AIR QUALITY – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact AQ-3. Development under the proposed Specific Plan has the potential to generate construction related
emissions as the site develops. Development under the Specific Plan would contribute to this condition. Therefore,
construction related emissions are considered to be Class II, significant but mitigable.
Mitigation Measures.
AQ-3(a) Application of CBACT. The following measures shall be implemented to reduce combustion
emissions from construction equipment where a project will have an area of disturbance greater than 1 acre.
Specific Plan applicants shall submit for review by the Community Development Department and APCD staff
a grading plan showing the area to be disturbed and a description of construction equipment that will be
used and pollution reduction measures that will be implemented. Upon confirmation by the Community
Development Department and APCD, appropriate CBACT features shall be applied. The application of
these features shall occur prior to Specific Plan construction.
Specific Plan applicants shall be required to ensure that all construction equipment and portable engines are
properly maintained and tuned according to manufacturer's specifications.
Specific Plan applicants shall be required to ensure that off-road and portable diesel powered equipment,
including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non-
taxed off-road diesel is acceptable).
Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two pieces of
equipment projected to generate the greatest emissions. Installations must be prepared according to
manufacturer's specifications.
AQ-3(b) Dust Control. The following measures shall be implemented to reduce PM10 emissions during all
Specific Plan construction:
Reduce the amount of the disturbed area where possible.
Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site.
Water shall be applied as soon as possible whenever wind speeds exceed 15 miles per hour. Reclaimed
(nonpotable) water should be used whenever possible.
All dirt-stock-pile areas shall be sprayed daily as needed.
Permanent dust control measures shall be identified in the approved Specific Plan revegetation and
landscape plans and implemented as soon as possible following completion of any soil disturbing activities.
Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading
shall be sown with a fast-germinating native grass seed and watered until vegetation is established.
All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders,
jute netting, or other methods approved in advance by the APCD.
All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In addition,
building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site.
All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least two feet
of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC
Section 23114.
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and
equipment leaving the site.
Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water
sweepers with reclaimed water shall be used where feasible.
AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil
stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust
generation. Trucks transporting material shall be tarped from the point of origin.
AQ-3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor or
8builder shall designate a person or persons to monitor the dust control program and to order increased watering
as necessary to prevent transport of dust off-site. Their duties shall include holiday and weekend periods when
work may not be in progress.
PC1 - 36
Monitoring.
Monitoring will include Community Development Department staff consultation and implementation at time of
grading plan review at the tentative map stage (AQ-3a) and Engineering-Public Works staff at the time of tract
improvement plans review (AQ-3a, AQ-3b, AQ-3c and AQ-3d).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
BIOLOGICAL RESOURCES – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact B-4. Development under the proposed Specific Plan would affect riparian woodland and wetland habitat.
This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
B-4(c) Riparian/ Wetland Mitigation. If riparian and/or wetland habitat are proposed for removal pursuant to
development under the Specific Plan, such development shall apply for all applicable permits and submit a
Mitigation Plan for areas of disturbance to wetlands and/or riparian habitat. The plan shall be prepared by a
biologist familiar with restoration and mitigation techniques. Compensatory mitigation shall occur on -site using
regionally collected native plant material at a minimum ratio of 2:1 (habitat created to habitat impacted) in areas
shown on figure 4.4-2 as directed by a biologist. The resource agencies may require a higher mitigation ratio. If
the Orcutt Regional Basin is necessary as a mitigation site for waters of the U.S. and State it shall be designed as
directed by a biologist taking into consideration hydrology, soils, and erosion control and using the final mitigation
guidelines and monitoring requirements (U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be
setback out of the buffer area for riparian and wetland habitat.
Monitoring.
Monitoring will include Natural Resources Department staff consultation and implementation at time of review
and prior to approval of grading plan(s) and during tract construction (B-4c).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
Impact B-5. Development under the proposed Specific Plan could potentially impact special-status wildlife species
and their habitats within the Plan Area. This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
B-5(a) Bird Pre-Construction Survey. To avoid impacts to nesting special-status bird species and raptors
including the ground-nesting burrowing owl, all initial ground-disturbing activities and tree removal shall be limited
to the time period between September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre-construction survey for active nests within the limits of grading
shall be conducted by a qualified biologist at the site two weeks prior to any construction activities (for ground-
nesting burrowing owl survey see below). If active nests are located, all construction work must be conducted
outside a buffer zone of 200 feet to 500 feet from the nests as determined in consultation with the CDFG. No
direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site. A
qualified biologist shall confirm that breeding/nesting is completed and young have fledged the nest prior to the
start of construction.
B-5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City under the Specific Plan
a qualified biologist shall conduct surveys for burrowing owls during both the wintering and nesting seasons
(unless the species is detected on the first survey) in potentially suitable habitats prior to construction in
accordance with the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation (1995). Winter
surveys shall be conducted on the entire project site between December 1 and February 1, and the nesting
season survey shall be conducted between April 15 and July 15. If burrowing owls are detected within the
proposed disturbance area, CDFG shall be contacted immediately to develop and implement a mitigation plan to
protect owls and their nest sites.
B-5(c) Monarch Pre-Construction Survey. If initial ground-breaking is to occur between the months of
October and March a pre-construction survey for active monarch roost sites within the limits of grading shall be
conducted by a qualified biologist at the site two weeks prior to any construction activities. If active roost sites
are located no ground-disturbing activities shall occur within 50 feet of the perimeter of the habitat. Construction
shall not resume within the setback until a qualified biologist has determined that the monarch butterfly has
vacated the site.
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B-5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS habitat on Figure
4.4-2, current USFWS protocol level sampling surveys shall be conducted in all such areas. A report consistent
with current Federal, State, and local reporting guidelines shall be prepared to document the methods and
results of surveys. If VPFS are found, the report shall include a map that identifies the VPFS locations. Should
the presence of additional special-status wildlife species be determined including California linderiella, a map
identifying locations in which these species were found shall be prepared and included in the report.
B-5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are located onsite
pursuant to Mitigation Measure B-5(d), substantial setbacks from their identified habitat shall be implemented to
avoid take of a Federally listed species. If complete avoidance is not economically or technically feasible, then
Section 10 of the Federal Endangered Species Act (FESA) shall be used to authorize incidental take when no
other Federal agency such as the Corps is involved. This process includes development of a Habitat
Conservation Plan for protecting and enhancing the Federally listed species at a specific location in perpetuity.
Species take can also be authorized under Section 7 of the FESA if a Federal agency is involved in the project
(e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal funding) and agrees to be
the lead agency requesting Section 7 consultation. This consultation process takes at a minimum 135 days from
the official request by the Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource agencies. Suitable
replacement habitat shall be constructed either within the site boundaries or offsite. [OASP FEIR] Figure 4.4-2
identifies areas that could be appropriate for onsite VPFS mitigation. Figure 4.4-2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation sites into the development
plan. While the Orcutt Regional Basin included in the potential VPFS mitigation sites may need regular
maintenance and may be seasonally flooded, depressions could be created on the upper edges of the terrace in
such a manner that they are protected from flooding. VPFS mitigation areas shall be approved by a biologist
familiar with VPFS habitat “creation” techniques. Enhancement of the onsite seasonal freshwater wetland habitat
that is undisturbed by project activities may also be a part of the mitigation program. Alternatively, fairy shrimp
cysts could be collected during the dry season from the existing habitat and placed into storage. Topsoil could
also be removed and stored in conditions suitable to retain cysts. Wetland habitat could be enhanced/created in
the areas shown on Figure 4.4-2 by grading depressions in the landscape and “top dressing” the depressions
with the preserved topsoil. Preserved cysts would be added to the recreated wetlands in December or January,
after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental. VPFS habitat mitigation is
ambitious as it is costly, labor intensive, and difficult to ensure success. Habitat may be “created” only in an
existing vernal pool landscape that provides suitable soils and a number of other specific ecological factors
(USFWS, 2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits can be purchase by the
acre as suitable mitigation for VPFS. There is currently no known mitigation bank with VPFS habitat occurring
within San Luis Obispo County, however, mitigation banks may be available in the future.
Monitoring.
Monitoring will include Natural Resources Department staff consultation and implementation at time of review
and prior to approval of grading plan(s) and during tract construction (B-5a, B-5b, B-5c, B-5d and B-5e).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
DRAINAGE AND WATER QUALITY – CLASS II: SIGNIFICANT BUT MITIGATABLE
IMPACTS
Impact D-2. Increased runoff on-site could deteriorate on-site streambank conditions, leading to long-term erosion on-
site. Impacts are considered Class II, significant but mitigable.
Mitigation Measures.
D-2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or biotechnical (also
referred to as soil bioengineering) approaches to bank stabilization are preferred over structural approaches.
Bank stabilization design must be consistent with the SLO Creek Stream Management and Maintenance
Program Section 6. Streambank stabilization usually involves one or a combination of the following activities:
PC1 - 38
Regrading and revegetating the streambanks to eliminate overhanging banks and create a more stable
slope;
Deflecting erosional water flow away from vulnerable sites;
Reducing the steepness of the channel bed through installation of grade stabilization structures;
Altering the geometry of the channel to influence flow velocities and sediment deposition;
Diverting a portion of the higher flow into a secondary or by-pass channel;
Armoring or protecting the bank to control erosion, particularly at the toe of slopes.
The bank stabilization design will:
Be stable over the long term;
Be the least environmentally damaging and the “softest” approach possible;
Not create upstream or downstream flooding or induce other local stream instabilities;
Minimize impacts to aquatic and riparian habitat.
D-2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek corridors. Section 11
guidelines of the SLO Creek Drainage Design Manual shall be followed for riparian areas that are modified, created
and/or managed for flood damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream channel modifications that
include shaping, widening, deepening, straightening, and armoring. Many channel management projects also
require building access roads for maintenance vehicles and other equipment. These construction activities can
cause a variety of impacts to existing sensitive riparian and aquatic habitat that, depending on the selected design
alternative, range from slight disturbances to complete removal of desirable woody vegetation and faunal
communities. In urban areas within the SLO creek watershed, riparian vegetation often provides the only remaining
natural habitat available for wildlife populations.
Impact D-5 During long-term operation of the proposed project, runoff from the site could affect the water quality in creeks
within the Specific Plan Area. Project development could result in an increase in non-point source (NPS) pollutants to
receiving waters. Impacts are considered Class II, significant but mitigable.
D-5(a) Biofilters. The applicant shall submit to the Director of Community Development for review and approval
a plan that incorporates grassed swales (biofilters) into the project drainage system where feasible for runoff
conveyance and filtering of pollutants.
D-5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the applicant shall be
encouraged to use pervious paving material to facilitate rainwater percolation. Parking lots and paved outdoor
storage areas shall, where feasible, use pervious paving to reduce surface water runoff and aid in groundwater
recharge.
Monitoring.
Monitoring will include Natural Resources Department staff consultation and implementation at time of
landscaping construction plan review and Engineering-Public Works staff at the time of tract construction (D-2a,
D-2c, D-5a and D-5c).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
NOISE – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact N-1. Construction under the Specific Plan would temporarily generate high noise levels on-site. Because
noise could exceed thresholds in the City General Plan Noise Element, impacts are considered Class II, significant
but mitigable.
Mitigation Measures.
N-1(a) Compliance with City Noise Ordinance.
Construction hours and noise levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter
9.12, Section 9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to, the
following:
Equipment Shielding. Stationary construction equipment that generates noise can be shielded with a
barrier.
PC1 - 39
Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped with
factory-recommended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run air compressors and similar
power tools.
Sound Blankets. The use of sound blankets on noise generating equipment.
Monitoring.
Monitoring will include Engineering-Public Works staff implementation prior to approval of tract improvement
plans, and at the time of tract construction (N-1a).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
PUBLIC SAFETY – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact S-2. Development under the Orcutt Area Specific Plan would increase activity levels in the vicinity of the San
Luis Obispo Airport Planning Area. This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
S-2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants, Codes, and Restrictions
(CC&R’s) that disclose to potential buyers or leasers that aircraft over-flights occur, and that such flights may result in
safety hazard impacts should an aircraft accident occur. In addition, prior to recordation of final map, avigation
easements shall be recorded over the entire project site for the benefit of the SLO County Regional Airport.
Monitoring.
Monitoring will include Community Development, City Attorney and Engineering staff prior to recordation of a
final tract map (S-2b).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
Impact S-4. Suspect recognized environmental conditions that may pose a risk to human health and safety have
been observed on portions of the Orcutt Area. This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
S-4(d) 55-Gallon Drums. Prior to development on the property where 55-Gallon drums were identified as
shown in Figure 4.9-1 soils samples shall be taken in the vicinity of the drums and analyzed for total extractable
petroleum hydrocarbons (TEPH) by EPA method 8015, heavy metals by CCR Title 22 metals, and solvents by
EPA method 8260B. If levels of contaminants are found to exist in concentrations that exceed regulatory
thresholds, further sampling may be needed to determine the extent of contamination. Once the extent of
contamination is delineated, an appropriate remediation method should be implemented according to the size of
the area contaminated and the contaminant involved.
Monitoring.
Monitoring will include review of soils sampling by Engineering staff prior to tract construction, with appropriate
remediation measures implemented.
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
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City of San Luis Obispo
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For ER # TR3063 (Righetti Ranch), TR3066 (Jones Ranch)
Updates to 2-21-2015 distribution highlighted in yellow
1. Project Title:
General Plan Amendments specific to the Orcutt Planning Area (GPA #TR3063, TR3066)
Orcutt Area Specific Plan (OASP) Amendments (SPA # TR3063, TR3066)
Righetti Ranch residential development plans including Vesting Tentative Map #3063
Application #TR114-14
APNs # 004-706-001, 004-706-004, 004-706-005, 004-707-001, 004-707-002
Jones Ranch residential development plans including Vesting Tentative Map #3066
Application # SBDV-0067-2014 (TR) APN 076-481-011
2. Lead Agency Name and Address:
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
3. Contact Persons and Phone Numbers:
Doug Davidson, Deputy Director Community Development Department
805-781-7177
Phil Dunsmore, Senior Planner
805-781-7522
David Watson, Project Planner
805-704-8728
4. Project Location:
Orcutt Area Specific Plan area; located at Orcutt and Tank Farm Roads
5. Project Sponsor’s Name and Address:
Ambient Communities
c/o Cannon Engineers
1050 Southwood Drive
San Luis Obispo, CA 93401
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6. General Plan Designations:
Righetti Ranch (Tract 3063):
Low, Medium & Medium-High Density Residential
Open Space
Parks
Jones Ranch (Tract 3066):
Low, Medium, Medium-High & High Density Residential
Community Commercial-Mixed Use
Open Space
Parks
7. Zoning – Orcutt Area Specific Plan Designations:
Righetti Ranch (Tract 3063):
Low (R-1-SP), Medium (R-2-SP) & Medium-High (R-3-SP) Residential
Open Space (C/OS-SP)
Parks (P-F-SP)
Jones Ranch (Tract 3066):
Low (R-1-SP), Medium (R-2-SP), Medium-High (R-3-SP) & High Density (R-4-SP)
Residential
Community Commercial-Mixed Use (CC-MU)
Open Space (C/OS-SP)
Parks (P-F-SP)
8. Description of the Project:
The “project” under consideration includes three (3) distinctive components that are being
addressed under this Initial Study. These components are:
1. Proposed amendments to the General Plan and the Orcutt Area Specific Plan for the
Orcutt Planning Area reflecting various land use and Urban Reserve Line (URL)
modifications;
2. Proposed Vesting Tentative Tract Map #3063 for the Righetti Ranch property; and,
3. Proposed Vesting Tentative Tract Map #3066 for the Jones Ranch property.
Each component requires separate entitlements, however for the purposes of CEQA review, the
“cumulative project” is being described and analyzed herein to provide for coordinated analysis
of the proposed actions and related environmental consequences of the various actions taken as a
whole. Each component is summarized below.
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1. Proposed Amendments to the General Plan and Orcutt Area Specific Plan:
The application encompasses amendments to the General Plan and corresponding Orcutt Area
Specific Plan to include:
a. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, resulting in a 0.85
acre “net” reduction in open space above the current URL placement
b. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property; no “net”
change in residential or parks acreages results from this reorientation of land use designations
c. Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-2-SP
(medium density) residential land use, to allow a transition of smaller, clustered R-2 uses on a
small, irregularly shaped peninsula of land with runoff channels and setbacks on 3 sides
d. Reorient wetlands mitigation sites within the Righetti Ranch property to meet EIR requirements
e. Add a Section 9.10 to the Specific Plan to track amendments, adjustments and clarifications to
development standards within the Specific Plan
2. Proposed Vesting Tentative Tract Map #3063 (Righetti Ranch)
Tract 3063 (Righetti Ranch) proposes to construct up to 304 residential homes and retain one
homestead site on 143.83 acres. Tract 3063 would construct on-site trails and connect to nearby
public trails, provide on-site and regional storm water management features, construct roadways
and utilities to support internal uses, and also tie into the City’s regional networks of roadways,
water, wastewater and recycled water utilities.
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A statistical summary of the proposed Righetti Ranch Tract 3063 project includes:
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks &
Open Space
Righetti Ranch
143.83
acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
The project proposes a variety of residential housing product types including, single family
detached, duplex units, triplex units and condominium units. 15% of the allowable density in
the project is proposed as units affordable to persons and families of low and moderate incomes
(272 market units x 15% = 41 required affordable units). Of the 304 new homes, 272 homes
would be market-rate units for sale, and an additional 32 units would be affordable housing.
Tract 3063 is required to provide a total of 41 affordable units, with the difference of 9
affordable units proposed to be “transferred” from the Righetti Ranch project (Tract 3063) to the
nearby and adjoining Jones Ranch project (Tract 3066). The applicant for Righetti Ranch,
Ambient Communities, is also the developer for Jones Ranch, so sharing of these affordable
units can be considered under the respective permits. The affordable units are located in the R-3
area of Tract 3063. The existing residential unit on the property (to be retained) is the Righetti
Family homestead.
Figure 1 - Tract 3066 Lots and Land Use/Zoning Configurations
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The project includes pedestrian ways, bicycle paths, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community.
3. Proposed Vesting Tentative Tract Map #3066 (Jones Ranch)
For the purposes of CEQA review, the applicants for the Righetti Ranch have also submitted,
and are similarly processing, a proposed subdivision on the adjoining Jones Ranch Tract 3066
site. The plans for the Jones and Righetti Ranch projects are being carefully coordinated to meet
the standards for development under the OASP.
Tract 3066 (Jones Ranch) proposes to construct up to 61 residential homes and retain up to 4
homestead sites, for a total of 65 homes on 11.56 acres.
Of the 65 homes, 56 are unique to the Jones Ranch, with another 9 affordable units proposed to
be received from the Righetti Ranch project (Tract 3063). Including the proposed 9 units from
Righetti, a total of 17 affordable units would be built on Jones site.
Tract 3066 would also connect to public trails, storm water management features, roadways and
utilities to support internal uses, and also to tie into the City’s regional networks of roadways,
water, wastewater and recycled water utilities. Tract 3066 includes a 15,070 sq ft neighborhood
mixed-use property on 1.32 acres.
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A statistical summary of the proposed Jones Ranch Tract 3066 project includes:
Jones
Project
Gross
Acreage
Proposed
Commercial
Proposed
Residential
Proposed Parks &
Open Space
Jones Ranch
Vesting Tentative
Tract Map #3063
11.56
acres
15,070 sq ft
1.32 acres
(mixed-use)
11 single family units
43 multi-family units
9 mixed-use residential
63 new residential
2 existing residential
65 total residential
2.03 acres Open Space
2.03 acres (17.6%)
The project proposes a variety of residential housing product types including, single family
detached, duplex units, triplex units and mixed-use apartments located above the commercial
center. 15% of the allowable density in the project (up to 53 units – or a Jones Ranch
requirement for 8 such affordable units) is proposed as units affordable to persons and families
of low and moderate incomes. The Jones parcel will provide these 8 units within the R-2 (two-
bedroom) multi-family area. Additionally, Tract 3066 is proposed to “receive” 9 affordable
units from the Righetti Ranch Tract 3063 tentative tract map application. Flexibility in
considering these “transfers” of affordable units between properties comprising the Orcutt Area
Specific Plan is permitted. The 9 Righetti Ranch affordable units are proposed within the Jones
Tract to be located as affordable apartments over the mixed-use commercial area of the tract.
The Jones Ranch affordable units are distributed throughout the development in a non-
distinguishable manner and include affordable units in all residential product types proposed
within the project. As noted above, affordable units will include for sale homes for low and
moderate-income households, as well as rental units.
Figure 2 - Tract 3066 Lots and Land Use/Zoning Configurations
PC1 - 46
The two (2) existing residential units on the property are the Jones Family homestead residences.
As a part of proposed Tract 3066, two (2) additional Jones homestead residences would be
created, bringing the Jones residences to four (4) of the total units.
Mixed-use commercial component is proposed at approximately 15,000 sq. ft. located on the
southern edge of the Jones Ranch, and generally in the center of the overall Orcutt Planning
Area.
The project includes pedestrian ways, bicycle paths, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community. The
approximately 9,500 sq. ft. central common area open space park (proposed Lot 30), located
across from the mixed-use development and within a central corridor of the R-2 multi-family
community, achieves a courtyard effect with picnic seating areas, paths and plaza space for
community events, thereby providing largely passive recreation amenities for the future residents
of the subdivision and the overall community as a whole.
4. Cumulative Projects Proposals
In order to provide a cumulative disclosure of the entirety of the applicant’s proposals, the
following statistical summary adds the Jones and Righetti Ranch projects together to understand
the larger, cumulative proposals being considered.
Cumulative
Projects
Gross
Acreage
Cumulative
Commercial
Cumulative
Residential
Cumulative Parks
& Open Space
Righetti Ranch
143.83
acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Jones Ranch
11.56 acres
15,070 sq ft
1.32 acres
(mixed-use)
13 single family units
52 multi-family units
65 total residential
2.03 acres Open Space
2.03 acres (17.6%)
Totals
155.39
acres
15,070 sq ft
1.32 acres
(mixed-use)
285 single family units
84 multi-family units
369 total residential
14.26 acres Parks
77.45 acres Open Space
91.71 acres (59.0%)
9. Surrounding Land Uses and Settings:
The Orcutt Specific Plan Area (OASP) is located in the southeastern portion of the City,
bounded by Orcutt and Tank Farm Roads, and the Union Pacific Railroad (UPRR) tracks near
Bullock Lane. The OASP planning area is 230.85 acres in size, generally divided into thirteen
(13) differing ownerships (and 21 separate parcels) ranging in size from less than 1 acre to the
largest holding being just over 143 acres.
PC1 - 47
Surrounding land uses include City residential developments to the north and south of the OASP,
as well as rural residential uses located in the County to the immediate east of the planning area.
To the west (and over the UPRR tracks) are the Industrial Way and Sacramento Road industrial
and business areas.
The lands within the OASP are largely undeveloped, with the exception of a handful of
homestead residential sites developed under County control prior to annexation and planning of
the OASP by the City.
The Orcutt area is characterized by flat to rolling grasslands which rise to a steep, rocky hill in
the southeastern corner of the planning area, known as “Righetti Hill”. This area at the base of
the Santa Lucia foothills to the east and north including Righetti Hill is designated as a natural
landmark in the City’s General Plan as one of the defining Morros running between San Luis
Obispo and Morro Bay.
The Orcutt Area Specific Plan (OASP) describes a series of natural features in the Orcutt area
including creeks, wetlands, plant communities and wildlife located within and surrounding
portions of the planning area.
The Righetti Ranch project site consists of 143.83 acres of grassland that has historically been
used for grazing and suburban residential uses. Within Righetti Ranch VTM 3063, there is one
detached single-family residence (Righetti Homestead) with access to Orcutt Road via a private
roadway. The existing home on the site was constructed in 1910, and is serviced by septic and
Figure 3 - Orcutt Area Specific Plan Figure 1.3 – “Specific Plan” Land Use Plan)
PC1 - 48
well systems, however it is proposed to be converted over to City wastewater as a part of
development of Righetti Ranch. The residence was recently evaluated by a qualified historic
resource consultant (Chattel 2014) and was determined to be eligible for placement on the City’s
Contributing List of Historic Resources.
Immediately to the north-northwest of Righetti Ranch is the Jones Ranch property (approx.
11.56 acres in size, that includes two single-family residences, and is designated for R-1-SP low,
R-2-SP medium, R-3-SP medium-high, and R-4-SP high density residential, and CC-MU
community commercial mixed-use development) and the Pratt property (approx. 5.41 acres in
size, that is designated for R-3-SP medium-high density residential development, and CC-MU
community commercial mixed-use development). These sites are currently used for suburban
residential and intermittent grazing purposes.
Within the Jones Ranch VTM 3066, there are two detached single-family residences with access
to Orcutt Road via a private roadway. The existing homes on the site, which are serviced by
septic and well systems, are proposed to be converted over to City wastewater as a part of
development of the Jones Ranch.
Immediately to the west of Jones Ranch are the Fiala property (approx. 1 acre in size, tha t
includes a single-family residence, and is designated for R-1-SP low density residential
development) and the Muick property (approx. 12 acres in size, that includes a single-family
residence, and is designated for R-2-SP medium density residential development) that are
predominantly used for suburban residential and intermittent grazing purposes. To the north of
the Jones Ranch is the unincorporated San Luis Obispo County area north of Orcutt Road. To
the east are the Righetti and Imel properties. Imel is about 6.5 acres in size, is designated R-1-
SP (low density residential) and includes a single existing residence. South of the Jones Ranch
are the largely undeveloped Evans and Sandpiper properties comprising about 11 acres, and
designated for additional mixed-use commercial, and R-3-SP high density residential units.
OASP proposed “B” Street runs along the common boundaries of the Righetti and Jones -Pratt
ownerships. To the east are the Garay and Imel properties. Imel is about 6.5 acres in size, is
designated R-1-SP (low density residential) and includes a single existing residence. The Garay
property is about 13.7 acres in area and is designated R-1-SP (low density residential). Further
to the east of Righetti Ranch is the unincorporated San Luis Obispo County area along of Orcutt
Road. South of Righetti Ranch is Tank Farm Road and the developed Wavertree and Brookpine
residential neighborhoods.
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.):
No other public agencies are required to “approve” the proposed General and Specific Plan
amendments described herein.
PC1 - 49
However, California Planning laws require the following consultation processes before
considering the proposed General Plan and Specific Plan amendments:
San Luis Obispo County Airport Land Use Commission (SLO ALUC). The City is
required to refer any GPA or SPA approvals to the ALUC for comments concerning the
consistency with their Airport Master Plan. This referral is on file at the Community
Development Department, and ALUC responses in their entirety, will be distributed as
they become available.
Native American Heritage Commission (NAHC) Referrals. The City is required to
submit the adoption and amendment of any General or Specific Plan to the State NAHC
office, and in turn, direct referrals for consultation to tribes with traditional lands or
cultural places located within the City’s jurisdiction. Complete copies of the NAHC
submittal and responses, along with direct requests to identified tribes, are on file at the
Community Development Department.
Background for both consultations are incorporated into the appropriate sections of this IS, and
documentation to/from each agency/responding entity are attached as Source 10 (ALUC) and
Source 11 (NAHC Referral and Consultation process).
For the purposes of the VTM applications, the following referrals and/or agency permit
requirements concerning the construction projects include:
Air Pollution Control District – grading permit(s) referral
Central Coast Regional Water Quality Control Board - NPDES general construction activity
storm water permit(s)
Army Corps of Engineers – Section 404 permit(s)
CA Fish and Wildlife – Streambed Alteration Permit(s)
PC1 - 50
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following
pages.
--X--
Aesthetics
Greenhouse Gas Emissions
Population / Housing
Agriculture Resources
Hazards & Hazardous
Materials
Public Services
--X--
Air Quality
Hydrology / Water Quality
Recreation
--X--
Biological Resources
Land Use / Planning --X--
Transportation / Traffic
--X--
Cultural Resources
Mineral Resources
--X--
Utilities / Service Systems
Geology / Soils
Noise
Mandatory Findings of
Significance
FISH AND GAME FEES
The Department of Fish and Wildlife has reviewed the CEQA document and written no effect determination
request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see
attached determination).
--X--
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish
and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been
circulated to the California Department of Fish and Wildlife for review and comment.
STATE CLEARINGHOUSE
--X--
This environmental document must be submitted to the State Clearinghouse for review by one or more State
agencies (e.g. Cal Trans, California Department of Fish and Wildlife, Department of Housing and
Community Development). The public review period shall not be less than 30 days (CEQA Guidelines
15073(a)).
PC1 - 51
DETERMINATION (To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environme nt,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
based on the analysis and mitigation requirements of the 2010 Orcutt Area Specific Plan Final
EIR, and the specific analysis incorporated herein for the proposed General Plan and Specific
Plan Amendments, there will not be a significant effect in this case because revisions
(aesthetic mitigation measures) in the project have been made . A MITIGATED NEGATIVE
DECLARATION will be prepared.
--X--
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant” impact(s) or “potentia lly
significant unless mitigated” impact(s) on the environment, but at least one effect (1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has
been addressed by mitigation measures based on the earlier a nalysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (1) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided
or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions
or mitigation measures that are imposed upon the proposed project, nothing further is required.
February 13, 2015
David Watson, AICP, Project Planner Date
For: Derek Johnson
Doug Davidson, AICP, Deputy Director Community Development Director
PC1 - 52
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects
like the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be explained
where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive
receptors to pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as
project-level, indirect as well as direct, and construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant.
"Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there
are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation o f
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact."
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than
significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross-
referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief
discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects
were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe
the mitigation measures which were incorporated or refined from the earlier document and the extent to which they
addressed site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts
(e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where
appropriate, include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted
should be cited in the discussion.
8. The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
PC1 - 53
1. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? 1, 4,
12
--X--
b) Substantially damage scenic resources, including, but not limited
to, trees, rock outcroppings, open space, and historic buildings
within a local or state scenic highway?
1, 12 --X--
c) Substantially degrade the existing visual character or quality of
the site and its surroundings?
1, 12 --X--
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
1, 2 --X--
Evaluation
a) The primary scenic value from within and surrounding the Orcutt planning area are views to the east and south including
Righetti Hill. The highest elevations of the existing location of the Urban Reserve Line (URL) on Righetti Hill varies generally
between the +260’ msl to +320’ msl elevations. The proposed realignment of the Urban Reserve Line (URL) on Righetti Hill
has the potential to decrease open space on the Hill by a “net” 0.85 acres, and to increase the elevation up the hill that
residential development may occur in two (2) isolated areas on the western flank of the hill (Righetti Ranch Tract 3063
proposed Lots 35-40 and 48-50). See Exhibit 1 “Open Space Adjustment” for Tract 3063, attached, for the specifics of the
proposed changes. All proposed changes to the URL location are located below (and therefore consistent with) the 2012
Righetti Hill Open Space Easement created at the time of annexation of the Orcutt Area into San Luis Obispo (this 2012
easement is shown on Exhibit 1 for reference and comparative purposes). Aesthetic impacts were not associated with the
reorientation of permitted land uses within the Specific Plan area (such as reorienting wetlands mitigation sites, relocating
parks and open space to residential use and vice-versa). The addition of Section 9.10 to the OASP to “track” amendments,
adjustments and clarifications do not have any visual impacts on the area. For these reasons, the Aesthetics analysis focuse s on
the proposed amendments to the Righetti Hill URL.
In order to evaluate the potential for visual impacts, a series of photographic simulations were developed to carefully analyze
the locations of homes based on the modified placement of the URL. These photos were taken from seven (7) locations as
detailed in Exhibit 2 to this Initial Study (“2014 Righetti Ranch Visual Simulation”; Reference Source #4).
These photographic simulations outline the existing permissible locations for homes on Righetti Hill (specific to proposed
VTM#3063), and their respective height limits and potential building envelope volumes (structure massing) under present
OASP standards, and include comparisons of the proposed URL amendments, and the modified home locations based on the
proposed changes. Proposed homes are simulated via superimposed images on the existing URL building envelopes.
Generally, homes would be limited to 25’ in height , and with variations in unit type and unit placements on the proposed lots,
the resulting homes would occur for the most part at or belo w the otherwise allowable existing URL limits, with the exception
of nine (9) lots noted above.
In the case of these nine (9) lots proposed for the Righetti Ranch site, Visual Simulation View #5 of the Visual Analysis (IS
source document #4) best describes the potential impact of these altered home sites further up the hill. View #5 describes the
potential visibility of homes on proposed Lots 35-40, as viewed from French Park. The amount of view obstruction as
demonstrated in the View #5 simulation appears relatively minor, and in the larger context of the OASP, an isolated impact at
best when viewed from limited vantage points in the area. Nevertheless, as “aesthetics” were considered a Class I impact
under the OASP FEIR, it is appropriate to consider po ssible mitigation measure(s) that could be included with an adjustment
to the URL so that this Class I impact is not exacerbated with a GPA and SPA amendment.
To ensure that the URL adjustment does not result in significant visual impact to the western flank of Righetti Hill, a
mitigation measure is recommended that limits the scale, building height and massing of single family homes that may be
proposed and approved on the Righetti Ranch site within the limited areas where the URL as amended would move fur ther up
the hillside. This mitigation measure would reduce any potentially significant visual impacts to a level of insignificance, and
PC1 - 54
consistent with the OASP FEIR standards. Mitigation measures established for the URL amendments require that residential
units abutting the modified URL along the western flank of Righetti Hill (VTM#3063 Lots 35-50) include additional building
limitations to adequately protect these visual resources while allowing some flexibility in large subdivision and grading des ign.
Mitigation Measure AE-1 is included to reflect this requirement, and results in a less than significant impact with Tract 3063.
As noted in the Final EIR, t he existing visual character or quality of the site will change from semi-rural to an urbanized area
pursuant to and consistent wit h the objectives of the OASP. Development of the planning area is otherwise required to be
consistent with the distribution of land uses and design standards stated in the OASP to ensure that the appearance of the
development is acceptable and that no new buildings block scenic views. Careful analysis of the change in the URL has
confirmed that no additional significant adverse effects are anticipated with the modifications and amendments proposed. In
some instances, the additional offsetting open space as noted on the attached exhibits will significantly improve visual qualities,
particularly along Orcutt and Tank Farm Roads.
b) It is part of the main objective of the OASP Final EIR (FEIR) to protect natural habitats, in cluding creeks, hills, wetlands,
and corridors between these habitats. The subject sites are currently used for low density residential uses and in the past have
accommodated animal grazing. The sites are mostly sloping grassland and do not contain any u nique scenic resources that will
be compromised or lost with development. The natural creek environments along Hansen and Barrandca Creeks will be
maintained as proposed with Tracts 3063 and 3066. Therefore, the impact is less than significant for these projects.
c) The existing visual character or quality of the sites will change from semi-rural to an urbanized area pursuant to and
consistent with the objectives of the OASP. The subdivision projects are required to be consistent with the distribution o f land
uses and design standards stated in the OASP to ensure that the appearance of the development is acceptable and that no new
buildings block scenic views. Therefore, the projects as proposed are consistent with the OASP and in this regard are self-
mitigating. Through conditions of approval the projects will be further required to comply with City codes and standards some
of which impact aesthetics. Ultimately the design will require the review and approval of the Architectural Review
Commission (ARC) to ensure consistency with the City’s Community Design Guidelines as well as the OASP. Regardless, the
proposed development would contribute to the project wide effect on the aesthetic character of the site vicinity through
alteration of view-sheds from Orcutt and Tank Farm Roads. The OASP FEIR considered this a cumulative significant and
unavoidable impact, and considered and approved overriding considerations.
d) The prior OASP FEIR acknowledges that future development pursuant to the OASP will intr oduce new sources of light,
glare and nighttime illumination, as is typical with residential and commercial development. However, the OASP FEIR
determined that such light and glare impacts can be mitigated to less than significant at the site specific pro ject stage through
compliance with lighting design standards set forth in the OASP and with other adopted standards as may be applicable by
other City regulations. The new light source subject to mitigation will not adversely affect day or nighttime views in the
urbanized area. Therefore impacts from new sources of light or glare will be less than significant with mitigation AES -3(a) as
specified in the OASP FEIR to be implemented through compliance with the OASP Community Design standard of Section 4 -
16-Lighting and accompanying conditions of approval. Building and parking lot lighting for the project will also be reviewed
and approved by the ARC in compliance with the aforementioned standards of the OASP and Chapter 17.23 of the City’s
Zoning Regulations (Night Sky Preservation Ordinance).
REQUIRED MITIGATION AND MONITORING PROGRAMS
AESTHETIC MITIGATION associated with Amendment of the Righetti Hill URL
AES-3 Special Building Height Limits, Scale and Massing Design Standards for Western Flank of
Righetti Hill (Righetti Ranch VTM#3063). Added building design restrictions shall be required
for residential lots and units (Lots 35-50) adjoining the Righetti Hill URL on the western flank of the
hillside. These standards are intended to reduce the massing of residential units abutting the URL.
These standards will include use of the following building techniques, and considered during ARC
PC1 - 55
and/or staff review of any project applications for residential units in this location:
1. Residential Building Heights shall not exceed 25’ as measured above finished grade;
2. Grading for lots abutting the URL will be encouraged to be split-pads, to reduce the scale of the
building mass by stepping down the hillside;
3. The upper pad shall be limited to one-story (a maximum of 15’) in height;
4. First floor massing and footprint shall be encouraged to be built into the topography (recessed)
into the hillside;
5. Second floor square footage shall be set back from the first floor elevation, creating a stepped
appearance to the buildings; and,
6. Roof lines on the upper pad will align front-to-back to narrow the high point of the roof when
viewed from the street.
AES-3 Monitoring Program:
Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded for
subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a special
deed restriction incorporating this mitigation and special development criteria on such lots. This
requirement will be verified by the City Engineer’s of fice prior to recordation of such a final map.
Second, Community Development Department staff will insure ARC and staff level application of
these standards during review of any design review and building permit submittals.
2. AGRICULTURE RESOURCES. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
pursuant to the Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-agricultural use?
1 --X--
b) Conflict with existing zoning for agricultural use or a Williamson
Act contract?
1 --X--
c) Involve other changes in the existing environment which, due to
their location or nature, could result in conversion of Farmland
to non-agricultural use?
1 --X--
Evaluation
a) The proposed VTM’s, General Plan and Orcutt Area Specific Plan amendments do not have any effect on prime agriculture
lands located within the Orcutt Planning Area. Agricultural land resources, as measured by the LESA Model certified in the
Final EIR, is not considered significant. Therefore there is no impact.
b) There is no agricultural zoning or Williamson Act Contract in effect on the subject sites.
c) The proposed VTM’s, General Plan and Orcutt Area Specific Plan amendments do not result in any conversion or changes
to farmlands within the Planning Area. Therefore there is no impact.
3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or
air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable air
quality plan?
1 --X--
PC1 - 56
b) Violate any air quality standard or contribute substantially to an
existing or projected air quality violation?
1 --X--
c) Result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds for
ozone precursors)?
1 --X--
d) Expose sensitive receptors to substantial pollutant
concentrations?
1 --X--
e) Create objectionable odors affecting a substantial number of
people?
1 --X--
Evaluation
a-e) The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. The
proposed VTM’s #3063 and #3066 include residential and commercial development consistent with the OASP and FEIR,
including all mitigation measures associated therewith.
REQUIRED MITIGATION AND MONITORING PROGRAMS
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by Title
24 requirements for all buildings within the Specific Plan Area. The following energy-conserving
techniques shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction
of City Planning and Building Department staff: increase walls and attic insulation beyond Title 24
requirements; orient buildings to maximize natural heating and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material with a solar
reflectance value meeting the Environmental Protection Agency/Department of Energy - Energy Star
rating; build in energy efficient appliances; use low energy street lighting and traffic signals; use energy
efficient interior lighting; use solar water heaters; and use double-paned windows.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall b e installed at all
bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at least
one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal
wiring/cabling that allows telecommuting, teleconferencing, and tele-learning to occur simultaneously
in at least three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by pathways to
encourage pedestrian and bicycle travel.
AQ-1 Monitoring Program:
PC1 - 57
Compliance with operational phase mitigation measures will be reviewed with the subdivision plans
and accompanying architectural review plans and ultimately shown on improvement plans and
construction drawings.
Construction Phase Mitigation
AQ-3(a) Application of CBACT (Best Available Control Technology for construction related equipment).
The following measures shall be implemented to reduce combustion emissions from construction
equipment where a project will have an area of disturbance greater than 1 acre.
Specific Plan applicants shall submit for review by the Community Development Department and
Air Pollution Control District (APCD) staff a grading plan showing the area to be disturbed and a
description of construction equipment that will be used and pollution reduction measures that will
be implemented. Upon confirmation by the Community Development Department and APCD,
appropriate CBACT features shall be applied. The application of these features shall occur prior to
Specific Plan construction.
Specific Plan applicants shall be required to ensure that all construction equipment and portable
engines are properly maintained and tuned according to manufacturer's specifications.
Specific Plan applicants shall be required to ensure that off-road and portable diesel powered
equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, shall be fueled exclusively with CARB motor
vehicle diesel fuel (non-taxed off-road diesel is acceptable).
Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two
pieces of equipment projected to generate the greatest emissions. Installations must be prepared
according to manufacturer's specifications.
AQ-3(b) Dust Contro l. The following measures shall be implemented to reduce PM10 emissions during all
Specific Plan construction:
Reduce the amount of the disturbed area where possible.
Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from
leaving the site. Water shall be applied as soon as possible whenever wind speeds exceed 15
miles per hour. Reclaimed (non-potable) water should be used whenever possible.
All dirt-stock-pile areas shall be sprayed daily as needed.
Permanent dust control measures shall b e identified in the approved Specific Plan re-vegetation
and landscape plans and implemented as soon as possible following completion of any soil
disturbing activities.
Exposed ground areas that are planned to be reworked at dates greater than one month after initial
grading shall be sown with a fast-germinating native grass seed and watered until vegetation is
established.
All disturbed soil areas not subject to re-vegetation shall be stabilized using approved chemical soil
binders, jute netting, or other methods approved in advance by the APCD.
All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In
addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders
are used.
Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site.
PC1 - 58
All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least
two feet of freeboard (minimum vertical distance between top of load and top of trailer) in
accordance with CVC Section 23114.
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks
and equipment leaving the site.
Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads.
Water sweepers with reclaimed water shall be used where feasible.
AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil
stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent
dust generation. Trucks transporting material shall be tarped from the point of origin.
AQ-3(d) Dust Contro l Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor
or builder shall designate a person or persons to monitor the dust control program and to order
increased watering as necessary to prevent transport of dust off-site. These duties shall include holiday
and weekend periods when work may not be in progress.
• AQ-3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also be
required to secure necessary permits from the Air Pollution Control Board (APCD) before the onset of
grading or demolition activities including, but not limited to additional dust control measures,
evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a p lan for
complying with these requirements prior to issuance of a grading or building permit from the City.
The applicant shall provide the City with the name and telephone number of the person responsible for
ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors
shall conduct field monitoring.
4. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidat e,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Wildlife (CDFW) or U.S. Fish and Wildlife Service?
1, 17,
18
--X--
b) Have a substantial adverse effect, on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife Service (USFWS)?
1, 17,
18
--X--
c) Have a substantial adverse effect on federally protected wetlands
as defined in Section 404 of the Clean Water Act (including, but
not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
1 --X--
d) Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
1 --X--
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
1, 2,
17, 18
--X--
PC1 - 59
ordinance?
f) Conflict with the provisions of an adopted habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
3 --X--
Evaluation
a-f) The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments do not have any physical effect on the Biological resou rces of the Planning Area.
a-e) The EIR prepared for the OASP conducted biological resource impact analyses and did not identify adverse impacts to
riparian habitat, wetlands or sensitive habitats as a result of development consistent with the OASP. Within the Righetti and
Jones project sites, the FEIR generally recognized California Native Plant Society (CNPS) rare plants listed by both the
CDFW and the Conservation and Open Space Element, as potentially occurring within the OASP area . Mitigation Measures
included with the FEIR and OASP require applicants to conduct habitat and wetlands assessment studies specific to each
property to refine the analysis, and to focus on any specific findings and recommendations from these more precise inventorie s.
In July, 2013, Rincon consultants conducted spring surveys of the properties and submitted those reports as a part of the tract
applications. (Reference Source Documents 17-20). In the case of the Righetti property, the OASP FEIR considered this site
suitable for up to 22 different special status plant species. Based on the 2013 investigations, only 3 plant species were
observed. These are Cambria morning-glory, SLO owls clover and mouse gray dudleya. Similarly, the OASP FEIR
recognized the potential for up to 15 special status animal species on the sites. The 2013 Rincon surveys yielded 2 species on
the sites: monarch butterfly and golden eagle.
In the case of special status plants, the Rincon analysis concluded that of the 3 species, proposed Tract 3 063 could result in
impacts potentially significant to the SLO owl’s-clover located in two areas of the Righetti property (reference Figure 5 of
Rincon 2013 assessment). One of these two areas is located within proposed open space Lot 322, and therefore c an be
adequately mitigated by avoidance and monitoring techniques included with MM B-3a. The other area is located within the
regional park improvements of Lot 312. In this case, the subdivision provides a generalized concept plan for the development
of this lot, but improvements to this public park would be overseen by the City. To that extent, future city plans for
improvements to this site will require additional analysis and design-level mitigation measures to match the final park plans
with appropriate special plant status conditions.
In the case of the special status animal species, the monarch butterflies occur primarily in the small stand of eucalyptus tr ees
along the northern edge of the property (at proposed “B” Street). The tract map applications suggests “pruning and/or
removal as needed” for utility and road improvements. To adequately mitigate for this potential impact, MM B-3a is proposed
to require a pre-construction survey to confirm the presence or absence of the species, with suggested restrictions on pruning
or removal during the typical nesting season – between October to March. To avoid impacts to nesting bird and raptor
species, all initial ground-disturbing activities and tree removal shall be limited to the period between Sept ember 15 to
February 1.
There are no significant specimen or heritage trees identified on VTM#3063 or VTM#3066.
*Note Re: c) The Orcutt Area Specific Plan project site included various locations for wetlands mitigations to be incorporated
as an enhancement for the biological values on the site. The Final EIR and the OASP address in detail how these areas are to
be developed, and the proposed amendments to the OASP will allow some greater flexibility in how and where those wetlands
areas are located, consistent with the OASP and FEIR. Thus there is no significant adverse impact from these General and
Specific Plan amendments, or the proposed subdivisions.
*Note Re: d) The project site contains intermittent waterways (Hansen and Barrandca Creeks), but was not found under the
PC1 - 60
FEIR to sustain any significant habitat species; therefore, there would not be any effect on fish species. Due to the relatively
poor soils, simple vegetation type (non-native grassland), and general lack of vegetative diversit y, the subject site does not
have high habitat value for wildlife species. Therefore, it is not expected that the development would interfere substantially
with the movement of any native wildlife species.
REQUIRED MITIGATION AND MONITORING PROGRAMS
BIOLOGICAL RESOURCES MITIGATION
B-3(a) Construction Requirements. Development under the Specific Plan shall abide by the requirements
of the City Arborist for construction. Requirements shall include but not be limited to: the protection
of trees with construction setbacks from trees; construction fencing around trees; grading limits around
the base of trees as required; and a replacement plan for trees removed including replacement at a
minimum 1:1 ratio. Special Plant communities (San Luis Obispo owl’s-clover) located near Tank
Farm Road within Lot 322 shall be protected during site construction through biological monitoring
and protective fencing with a 50’ buffer perimeter. This program shall be approved prior to site
grading and overseen by the Natural Resources Manager. Eucalyptus tree removal and/or pruning
shall be limited to April to September of each year, or pre -construction surveys with specific
recommendations shall be provided for any construction proposed between October to March. Tree
removal and initial ground-disturbing activities shall be limited to the period of September 15 to
February 1.
B-6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall prepare a brochure
that informs prospective homebuyers and Home Owners Association (HOA) members about the
impacts associated with non- native animals, especially cats and dogs, to the project site; similarly, the
brochure must inform potential homebuyers and all HOA members of the potential for coyotes to prey
on domestic animals.
B-6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce invasive non-native
plant and tree species to the region of the site, the final landscaping plan shall be reviewed and
approved by a qualified biologist. The California Invasive Plant Council (Cal-IPC) maintains several
lists of the most important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following plants shall not be
allowed as part of potential landscaping plans pursuant to development under the Specific Plan:
• African sumac (Rhus lancea)
• Australian saltbush (Atriplex semibaccata)
• Black locust (Robinia pseudoacacia)
• California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
• Cape weed (Arctotheca calendula)
• Cotoneaster (Cotoneaster pannosus), (C. lacteus)
• Edible fig (Ficus carica)
• Fountain grass (Pennisetum setaceum)
• French broom (Genista monspessulana)
• Ice plant, sea fig (Carpobrotus edulis)
• Leafy spurge (Euphorbia esula)
• Myoporum (Myoporum spp.)
PC1 - 61
• Olive (Olea europaea)
• Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
• Russian olive (Elaeagnus angusticifolia)
• Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
• Spanish broom (Spartium junceum)
• Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T. ramosissima)
• Blue gum (Eucalyptus globulus)
• Athel tamarisk (Tamarix aphylla)
B -3, B-6 Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction drawings.
5. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a
historic resource as defined in §15064.5.
1 --X--
b) Cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5)
1 --X--
c) Directly or indirectly destroy a unique paleontological resource
or site or unique geologic feature?
1 --X--
d) Disturb any human remains, including those interred outside of
formal cemeteries?
1 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments do not have any physical effect on the Cultural Resources of the Planning Area.
a-b) The OASP EIR included an on-site survey of the Righetti and Jones Ranch project area and no historic or archeological
resources were identified in 2010. A more recent survey was conducted that suggests the Righetti Ranch homestead is eligible
to be placed on the City’s Historic Resources List. This site is outside the proposed Tract 3063 development areas. In
particular, the adjustment of the URL and reorientation of the parks, open space and residential land uses do not impact
identified cultural sites or resources. Development of the site will be subject to course of development and construction
mitigation monitoring requirements contained in the OASP and OASP EIR to address any unknown subsurface resources
which may be discovered during grading operation of the site. Therefore there is no impact.
c-d) The VTM#3063 and VTM#3066 project sites are located in an area that does not contain any unique geological feature
and possesses no known unique paleontological resources. The project area has been part of two general cultural resource
field surveys. As a result of these field surveys, there are no known historical or archaeological resources that are associated
with the project site. Therefore there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the co mmencement of project construction,
an orientation meeting shall be conducted by an archaeologist for construction workers associated with
PC1 - 62
earth disturbing procedures. The orientation meeting shall describe the possibility of exposing
unexpected archaeological resources and directions as to what steps are to be taken if such a find is
encountered.
An archaeologist shall monitor construction vegetation removal and initial rough grading. In the event that
prehistoric or historic archaeological resources are exposed during this early phase of project
construction, all earth disturbing work must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the find has been
appropriately mitigated (e.g., curation, preservation in place, etc.), work in the area may resume. The
City should consider retaining a Chumash representative to monitor any field work associated with
Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires that no further
disturbance shall occur until the County Coroner has made the necessary findings as to origin and
disposition pursuant to Public Resources Code Section 5097.98.
In the event that vegetation removal and initial rough grading yield no findings of cultural resource
materials, further monitoring shall not be required pursuant to FEIR Mitigation Measure CR -1(c). A
monitoring report shall be provided to the City at the conclusion of this work task.
CR-1 Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading
and construction.
6. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury or death involving:
1 --X--
I. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
1 --X--
II. Strong seismic ground shaking? 1 --X--
III. Seismic-related ground failure, including liquefaction? 1 --X--
IV. Landslides? 1 --X--
b) Result in substantial soil erosion or the loss of topsoil? 1 --X--
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and potentially
result in on or off site landslide, lateral spreading, subsidence,
liquefaction or collapse?
1 --X--
d) Be located on expansive soil, as defined in Table 1802.3.2 of the
California Building Code (2007), creating substantial risks to life
or property?
1 --X--
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal systems where sewers
are not available for the disposal of waste water?
1 --X--
PC1 - 63
Evaluation
a-e) The OASP Final EIR found that all the above-stated possible effects from implementation of the OASP would be less than
significant and therefore the OASP FEIR conducted no further evaluations. The proposed General Plan and Orcutt Area
Specific Plan amendments focus on (a) modification of the Righetti Hill URL placement, (b) reorientation of various land uses
with no significant increase in residential densities or loss of open space, parks and wetlands mitigation areas, and (c) addition
of administrative “tracking” details for the OASP’s user reference. These amendments will have no adverse effect on geologic
and soils resources, and therefore no impact.
The preliminary grading plan for Righetti Ranch proposes a modest level of export (approximately 11,000 cubic yards) largely
resulting from the import of non-expansive fill materials for utilities. The preliminary grading plan for Jones Ranch proposes a
modest level of export (approximately 10,000 cubic yards) also resulting from the import of non -expansive fill materials for
utilities. The export quantities will be subject to refinement as the final grading plans are developed for Tract 3063 and 3066.
The preliminary grading design also minimizes the need for tall retaining walls, and generally respects site contours. The final
grading plan of the proposed subdivision will be in accordance with the Geotechnical Engineer’s recommendations and the
California Building Code adopted by the City and modified by City regulations.
Thus, the project impacts are less than significant.
7. GREENHOUSE GAS EMISSIONS. Would the project:
a) Generate greenhouse gas emissions, either directly or indirectly,
that may have a significant impact on the environment?
1 --X--
b) Conflict with an applicable plan, policy or regulation adopted for
the purpose of reducing the emissions of greenhouse gases?
1, 5 --X--
Evaluation
a-b) In addition to the analysis regarding Air Quality impacts, the OASP EIR also included a discussion of strategies for
reducing greenhouse gas (GHG) emissions and provided a project -specific emissions inventory. The City does not have
specific adopted project thresholds for GHGs, but did recently adopt a Climate Action Plan (CAP), which like the
aforementioned OASP EIR section on GHGs, provides guidance on project design and other sustainable practices to reduce
emissions. The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti
Hill URL placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of o pen
space, parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference.
These amendments will not generate greenhouse gases, and therefore no impact.
The applicant completed a Climate Action Plan compliance checklist (See Source 14) for each subdivision which outlines the
many design features of the project that constitute a qualified GHG reduction strategy. The project is consistent with FEIR
guidance on reducing GHGs as well as the CAP; therefore, the impact is less than significant.
8. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
1 --X--
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
1 --X--
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
1 --X--
PC1 - 64
mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section
65962.5 and, as a result, would it creat e a significant hazard to
the public or the environment?
1 --X--
e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project result in a safety
hazard for people residing or working in the project area?
6 --X--
f) For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working in
the project area?
6 --X--
g) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan?
1, 2 --X--
h) Expose people or structures to a significant risk of lose loss,
injury, or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where residences are
intermixed with wildlands?
1, 2 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments will not result in development in or around hazards or hazardous conditions, and therefore no impact.
a), b), d): The OASP FEIR determined no hazardous materials, substances or waste exist on the subject site. Thus there is no
impact.
c) The Righetti and Jones project sites are not located within a one-quarter mile of an existing or proposed school. Thus there
is no impact. Note: The OASP provides for the possibility of a school site being located in the Planning Area, but to date San
Luis Coastal USD has not indicated the need for, or a desire to locate, a school in the Orcutt Planning Area.
e) The project sites are not located on properties which are included on a list of hazardous materials sites compiled pursuan t to
Government Code Section 65962.5 and, as a result, would not create a significant hazard to the public or the environment.
Thus, there is no impact.
f) The project sites are located in the vicinity of the San Luis Obispo County Regional Airport, and subject to the County
Airport Land Use Plan (ALUP). In its adoption of the OASP, the City Council found the OASP to be consistent with the
ALUP, and ultimately received the endorsement of the Airport Land Use Commission. The OASP includes performance
standards for avigation easements for tracts (3.5.2g) and real estate disclosures to potential owners and renters. The tract map
permit conditions include these requirements as conditions of approval. Therefore, because VTM#3063 and VTM#3066 and
proposed uses and densities are compliant with the OASP, and the project will be conditioned per the OASP performance
standards; there is not a significant impact.
g) The Righetti and Jones Ranch projects and their proposed circulation and land use plans have been reviewed by the Fire
Marshal who has recommended conditions of approval which will assure compliance with adopted fire/emergency-related
codes. The projects as designed will not impair implementation of, or physically interfere with, the adopted emergency
response plan or emergency evacuation plans of the City. Thus there is no impact.
h) The project site is not in an area identified as subject to wildland fire hazards. Thus there is no impact.
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9. HYDROLOGY AND WATER QUALITY. Would the project:
a) Violate any water quality standards or waste discharge
requirements?
1 --X--
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g. the production rate of pre-existing
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)?
1 --X--
c) Substantially alter the existing drainage pattern of the site or
area, including through t he alteration of the course of a stream or
river, in a manner which would result in substantial erosion or
siltation on or off site?
1 --X--
d) Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream or
river, or substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on or off site?
7 --X--
e) Create or contribute runoff water which would exceed the
capacity of existing or planned storm water drainage systems or
provide substantial additional sources of polluted runoff?
7 --X--
f) Otherwise substantially degrade water quality? 1 --X--
g) Place housing within a 100-year flood hazard area as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
8 --X--
h) Place within a 100-year flood hazard area structures which
would impede or redirect flood flows?
8 --X--
i) Expose people or structures to significant risk of loss, injury or
death involving flooding, including flooding as a result of the
failure of a levee or dam?
8 --X--
j) Inundation by seiche, tsunami, or mudflow? 3 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments will not result in development that will violate any water quality or hydrology standards already established by t he
OASP and various referenced city regulations. Thus there is no impact.
a), f) VTM’s #3063 and #3066 will not violate any water quality standards or waste discharge requirements. According to the
certified OASP FEIR, development associated with the project will require issuance of an NPDES general construction
activity storm water permit by the Central Coast RWQCB. Completion of these projects would ensure that construction-
related discharges are limited or adequately accommodated by properly engineered infrastructure design. Thus, the impact is
considered less than significant.
Because ongoing use of the project area for residential and commercial uses would also increase the potential for discharge of
chemicals, oils and fuels, and waste into projected waterways; the requirement for the implementation of Best Management
Practices (BMPs) must be established to greatly reduce the potential for unwanted runoff. Therefore, implementation of the
BMPs on the project will reduce the impact to a less than significant level.
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b) The Righetti and Jones Ranch projects will be served by the City’s sewer and water systems and will not use or deplete
groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table level. Thus, there is no impact.
c), d), e) According to the FEIR, construction of the proposed projects as part of the OASP would result in an increase of
impervious surfaces that would cause the timing and amount of surface water runoff to increase. However, the projects are
subject to the City’s Storm Drain Master Plan/Waterway Management Plan that discusses the necessary improvements that
would ensure adequate transmission and detention of storm water flow created by any new development and thus potential
impacts resulting from increased development–related run-off was determined by the OASP FEIR to be less than significant,
and no mitigation required. To ensure that runoff levels will be equal to or less than existing levels, all storm water runo ff will
be contained in detention facilities and basins within the subdivision and drained at a rate not to exceed the 2-year undeveloped
flow rate. The design, location, and maintenance of the detention facilities and basins will be subject to the approval of th e City
Engineer. Thus, the impact of the subdivision projects are less than significant.
g-j) The projects do not place housing within a 100-year flood hazard area as mapped on a Federal Emergency Management
Agency (FEMA) Flood Hazard Boundary or Flood Insurance Rate Map (FIRM) or other flo od hazard delineation map or may
impede or redirect water flows that will cause a flood hazard to surrounding areas. The subject sites are not in a location
where it would be susceptible to inundation by seiche, tsunami, or mudflow. Thus there is no impac t.
10. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? 1 --X--
b) Conflict with any applicable land use plan, policy, or regulation
of an agency with jurisdiction over the project (including, but
not limited to the general plan, specific plan, local coastal
program, or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
3 --X--
c) Conflict with any applicable habitat conservation plan or natural
community conservation plan?
3 --X--
Evaluation
a-c) The proposed General and Specific Plan amendments will facilitate a variety of new residential units in accordance with
the OASP, and consistent with appropriate land planning techniques. The amendments improve the provisio n of this housing
consistent with the OASP, and is therefore is a logical and orderly extension of the planned land uses per the OASP and is
compatible with established development within the surrounding area. No HCP’s or NCCP’s are applicable to the Planning
Area. Thus there is no impact.
a) The Righetti and Jones Ranch projects will create a variety of new residential units consistent with the OASP. Therefore,
the projects will not physically divide an established community because it is a logical and orderly extension of the planned land
uses per the OASP and is compatible with established development within the surrounding area. There is no impact.
b) The projects are planned and designed consistent with OASP land use designations for Low, Medium and Medium-High
Density Residential (for Righetti Ranch; VTM#3063) and Low, Medium, Medium-High and High-Density Residential and
Mixed Use Community Commercial (for Jones Ranch; VTM#3066). The distribution of units across the sites and the lot
designs proposed with the subdivisions are consistent with the applicable land use designations. Thus, there is no impact.
c) The project sites are not located within a habitat conservation plan or natural community conservation plan. Thus, there is
no impact. (See related discussion above under Part 4. Biological Resources.)
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11. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral resource that
would be of value to the region and the residents of the state?
1, 5 --X--
b) Result in the loss of availability of a locally-important mineral
resource recovery site delineated on a local general plan, specific
plan or other land use plan?
1 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments will not result in development that will violate any water quality or hydrology standards already established by t he
OASP and various referenced city regulations. Future development of the site must comply with the policies contained in the
General Plan Energy Element, and these amendments will not have any effect on minerals of statewide significance. Thus
there is no impact.
a-b) The subdivision projects will not conflict with adopted energy conservation plans nor will it promote the use of non-
renewable resources in a wasteful and inefficient manner. The development of the sites must comply with the policies
contained in the General Plan Energy Element that states: “New development will be encouraged to minimize the use of
conventional energy for space heating and cooling, water heating, and illumination by means of proper design and orientation,
including the provision and protection of solar exposure.” The projects will also be subject to Architectural Review that will
ensure consistency with City energy conservation goals, policies, and regulations. This impact is less than significant.
c) There are no known mineral resources on the project sites that would be of value to the region and the residents of the
State. Thus, there is no impact.
12. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in excess of
standards established in the local general plan or noise ordinance,
or applicable standards of other agencies?
1, 3 --X--
b) Exposure of persons to or generation of excessive groundborne
vibration or groundborne noise levels?
1 --X--
c) A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project?
1 --X--
d) A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project?
1 --X--
e) For a project located within an airport land use plan, or where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people
residing or working in the project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels?
1, 6 --X--
1, 6 --X--
Evaluation
a-f) The proposed General and Specific Plan amendments will not change any noise standards or noise mitigation measures as
required under the OASP, FEIR and Airport Land Use Plan. Thus, there is no impact.
*Note Re: a-f) … pertaining to the Righetti Ranch, VTM#3063 proposal
According to the OASP FEIR, the proposed project is located in an area zoned for residential land uses that are predicted to
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be exposed to traffic noise levels that exceed the Noise Element standard of 60 decibels (dB). This is particularly true fo r lots
adjacent to the Union Pacific Railroad (UPRR) tracks, as well as Orcutt and Tank Farm Roads, each of which carries large
volumes of traffic. Consequently, to reduce the effects of such traffic related noise to sensitive residential receptors, th e OASP
established goals, policies and programs to reduce noise exposure of new sensitive receptors within the Orcutt Area to meet
City Standards. The Specific Plan includes a specific program to contribute to mitigating cumulative impacts. Implementation
of the program must occur prior to home occupancy for development pursuant to the Specific Plan. Regardless, noise impacts
were determined significant and unavoidable impact in the OASP FEIR and corresponding Overriding Considerations were
considered and approved.
In the specific case of the UPRR tracks on the western boundary of Tract 3063, the FEIR and OASP noted that residential lots
fronting these tracks should be set back sufficient distances to achieve 60 dB’s or less in outdoor activity areas. There ar e two
(2) areas within Tract 3063 that adjoin the UPRR tracks. OASP Program 4.5.1(a) establishes a 160’ minimu m setback
(measured from the center line of the UPRR right -of-way) for lots proposed in the “C” Street area of Tract 3063, and a 208’
setback for lots fronting “D-3” Street. In the case of “C” Street, a minimum 220’ setback is proposed, complying with
Program 4.5.1(a). In the case of “D-3” Street, a 120’ setback is proposed, which is less that required by the OASP and FEIR.
To address this, the applicant completed a Sound Level Assessment (Reference Source 10) that updated train traffic and noise
level projections, and determined that exterior noise levels along the property line of proposed Lots 157 -167 would not exceed
the 60dB threshold. Therefore, as proposed, Tract 3063 complies with the OASP FEIR, and therefore there is no impact.
b) The Righetti and Jones Ranch projects will not expose people to the generation of excessive ground -borne noise levels or
vibrations. Thus, there is no impact.
c) Site development for VTM#3063 and VTM#3066 will result in increases in ambient noise levels, but not to significant
levels, since by operation of mitigation requirements set forth in a) above, noise increases that would affect ambient levels are
to be reduced to thresholds determined to be acceptable in residential areas. Therefore, impacts to permanent ambient noise
levels are less than significant.
d) Project construction or other temporary or periodic noise generation may result in temporary increases (spikes) in ambient
noise levels. Since there is no way to predict the origin or duration of these t ypes of noise sources for these developments, it
can only be regulated if found to be a nuisance by the City’s Noise Ordinance. The projects by reference acknowledge that
each will comply with Mitigation Measure N-1 (a) which references the City’s Noise Ordinance in terms of construction hours
and techniques to reduce noise levels. Thus, the impact is less than significant.
e) The projects are located in the vicinity of the San Luis Obispo County Regional Airport, and are subject to the County
Airport Land Use Plan. According to the prior OASP FEIR, the project is not within dBA-CNEL contour lines caused by the
Regional Airport. The OASP FEIR and Plan finds the impact is adverse, but less than significant.
REQUIRED MITIGATION AND MONITORING PROGRAMS
NOISE MITIGATION
N-1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall be compliant with
the City Noise Ordinance [Municipal Code Chapter 9.12, Section 9.12.050(6)]. Methods to reduce
construction noise can include, but are not limited to, the following:
Equipment Shielding. Stationary construction equipment that generates noise can be shielded with
a barrier.
Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped
with factory-reco mmended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run air compressors and
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similar power tools.
Sound Blankets. The use of sound blankets on noise generating equipment.
N-1 Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project grading
and construction.
13. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area, either directly
(for example, by proposing new homes and businesses) or
indirectly (for example, through extension of roads or other
infrastructure)?
1 --X--
b) Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
1 --X—
1 --X--
Evaluation:
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) of administrative “tracking” details for the OASP’s user reference.
a) The added population growth projected for the Orcutt Planning Area is within the General Plan’s projection and will not
result in population exceeding local and regional growth projections. Therefore, the impact of inducing substantial population
growth to the planning area would be less than significant.
b-c) No displacement of residents will result from the proposed amendments. The project site is substantially undeveloped,
with only the three existing homestead units (two on Jones; one on Righetti). These homestead sites will be retained by the
owners, so no displacement will occur. Thus, there is no impact.
14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities, the con struction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? 1 --X--
b) Police protection? 1 --X--
c) Schools? 9 --X--
d) Parks? 1 --X--
e) Other public facilities? 1 --X--
Evaluation
a), b), d), e) The OASP EIR determined that implementation and build out of the OASP will not result in any significant
impacts related to any of the above-listed services due to the ability to offset service needs through the City’s Development
Impact Fee program established via the City General Plan and augmented by the development fee program in the OASP;
therefore, the conclusion was that no further mitigation was necessary. Because the proposed GP and SP amendments will not
alter the provision of fire, police, parks and other public facilities, there is no impact.
c) The OASP includes reference to a possible school site on the Righetti site. It is incumbent on San Luis Coastal USD to
identify the need for a new site, and to initiate discussions with property owners, and failing that avenue, instead opting to
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collect school impact fees for the District. State authority to collect fees at the time of building permits to offset the costs to
finance school site acquisition and school construction, and said fees, when collected by local school districts, are deemed by
State law to provide adequate mitigation for school facility requirements. Section 65955 of the Gover nment Code prohibits
the City from denying a subdivision or collecting any fees beyond those required by the school district to mitigate effects
associated with inadequate school facilities. Any increases in demand on school facilities caused by future development
projects in the Orcutt Area are considered to be mitigated by the District’s collection of adopted fees at the time of building
permit issuance for each residence and commercial building. Thus, there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
PUBLIC SERVICES MITIGATION (SPECIFIC TO JONES RANCH; VTM#3066)
PS-4 Wastewater Main System Extensions. Prior to recordation of a final map for Jones Ranch (TR
3066), the improvement plans for the tract shall include connections to future imp rovements planned
by Tract 3063 (Righetti Ranch) to convey sanitary sewer service to the existing connection points on
Tank Farm Road. Prior to recordation of Tract 3066, (a) the needed improvements through Tract
3063 shall be completed and available to tie-in Tract 3066, or (b) Tract 3066 shall provide easements
and financial guarantees that guarantee Tract 3066 can proceed with construction of Tract 3063
improvements to serve the Jones Ranch.
PS-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision plans and
accompanying final map prior to recordation of the final map.
15. RECREATION.
a) Would the project increase the use of existing neighborhood or
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
1 --X--
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might
have an adverse physical effect on the environment?
1 --X--
Evaluation:
a-b) The proposed GP and SP amendments would have the effect of reorienting parks and open space within the Planning
Area by realigning the parks in areas that were previously identified as residential development. No net loss of park lands or
open space would result from the land use changes proposed. The timing and nature of public parklands would not be altered
by these amendments. Thus, no impact to recreation facilities would occur.
The build-out of the Righetti and Jones projects will add to the demand for parks and other recreational facilities. The OASP
has anticipated this demand by designating certain sites within the Plan area for a “Neighborhood Park” for active recreation al
use and other areas for “Open Space” for more passive recreation/aesthetic amenities (e.g. walking or bicycling paths and
trails) intended more for use by adjacent or nearby residents.
The following graphics from the Vesting Tract Map application package describe these parks, recreation and trails
improvements in more detail.
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Righetti Ranch VTM#3063:
Tract 3063 provides such community park amenities totaling 14.24 acres. Tract 3063 complies with Figure 2.4 in the OASP,
which shows the overall Open Space and Parks Plan. The subdivision additionally proposes internal pedestrian and bicycle
paths. These features were incorporated to provide subdivision residents pedestrian oriented access to parkland and paths
during build-out of the overall specific plan. With these on-site amenities, future residents are not dependent on build-out of
other parcels for providing nearby park facilities. The OASP FEIR determined that while build -out of the OASP will generate
increased demand for recreational facilities, the impact is less than significant with the development of additional parks and
open space per the OASP. Thus, the construction of the project will have a positive impact on parks or other recreational
facilities.
Jones Ranch VTM#3066:
Figure 2.4 in the OASP shows the overall Open Space and Parks Plan. This plan designates the option for local parkland
dedication on the project site to compliment the project’s participation in Specific Plan area -wide park improvements, to meet
the needs of the project. OASP Policy 2.3.4 states: “Provide property owners within the Orcutt Area that want to provide
parkland on their properties an opportunity to do so through the subdivision review process.” Consistent with the
aforementioned plan and policy, the applicant is proposing an approximately one-acre park in the western portion of the
project site. The subdivision additionally proposes internal pedestrian and bicycle paths. These features were incorporated to
provide subdivision residents pedestrian oriented access to parkland and paths during build-out of the overall specific plan.
With these on-site amenities, future residents are not dependent on build-out of other parcels for providing nearby park
facilities. The OASP FEIR determined that while build-out of the OASP will generate increased demand for recreational
facilities, the impact is less than significant with the development of additional parks and open space per the OASP. Thus, the
construction of the project will have a less than significant impact on parks or other recreational facilities.
PC1 - 72
16. TRANSPORTATION/TRAFFIC. Would the project:
a) Conflict with an applicable plan, ordinance or policy establishing
measures of effectiveness for the performance of the circulation
system, taking into account all modes of transportation including
mass transit and non-motorized travel and relevant components
of the circulation system, including but not limited to
intersections, streets, highways and freeways, pedestrian and
bicycle paths, and mass transit?
1 --X--
b) Conflict with an applicable congestion management program,
including, but not limited to level of service standards and travel
demand measures, or other standards established by the county
congestion management agency for designated roads or
highways?
1 --X--
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks?
1 --X--
d) Substantially increase hazards due to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g.
farm equipment)?
1 --X--
e) Result in inadequate emergency access? 1 --X--
f) Conflict with adopted policies, plans, or programs regarding
public transit, bicycle, or pedestrian facilities, or otherwise
decrease the performance or safety of such facilities?
1 --X--
Evaluation
a-f) The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. The
proposed changes in land use patterns will cause alterations to both internal roadway alignments, access points to the existing
surrounding street network, and to the class I bike path system. No changes in allowable Specific Plan residential and
commercial densities are proposed that would necessitate updates or revisions to the transportation analysis included with the
2010 OASP FEIR. However mitigation measure T-3a of the OASP does require additional study to be conducted to determine
the appropriate location and type of traffic calming measures and control devices, these studies have been completed and the
appropriate mitigation is established below.
Righetti Ranch VTM#3063:
Tract 3063 will generate 2,675 Average Daily Trips (ADT’s) at buildout, as projected by the OASP FEIR. 304 residentia l
units would generate 365 Peak Hour Trips (PHT’s) in and out of the Orcutt Planning Area. These projections are consistent
with the Traffic Study included with the OASP FEIR. However the following mitigation items shall be incorporated to
address potential safety hazards and conflicts with adopted policies and plans:
The FEIR established a series of mitigation measures that were project -specific, as well as Traffic Improvement Fee (TIF)
programs to collect “fair share” impact fees from new development t hat would be combined and used by the City to fund area
traffic improvements. Incorporating those impact mitigation requirements into conditions of approval for Tract 3063 will
resolve any possible impacts to OASP and regional traffic conditions, thereby resulting in a finding of ‘no impact’. Notable
mitigation measures to be implemented as part of Righetti Ranch/Tract 3063 (as called for under the OASP and FEIR) include
road widening and signalization of Orcutt Road as it intersects with Tank Farm Road, participation in area-wide and city-wide
traffic improvement fee programs, as well as construction of internal arterial and collector roads to tie into OASP Circulati on
Plan requirements. The Circulation Plan of the OASP (as well as the Circulation Element of the City General Plan) identifies
the essential primary road system that will be needed to accommodate development within the plan area and surrounding
PC1 - 73
growth areas of the City. The OASP FEIR determined that the roadway plans of these planning docume nts are for the most
part self-mitigating in that 1) Roadway alignments, road extensions, and new intersections are designed and will be built in
response to traffic projected at build-out; and, 2) Development projects in the OASP areas will also contribut e their fair share
either through adopted Traffic Impact Fees, OASP development impact fees, assessments or dedications to specified roadway
improvements.
The FEIR called for additional traffic analysis of access points to determine appropriate design and control, this additional
analysis was completed in august of 2014 identifying potential impacts with neighborhood traffic and safety at various
intersections. This analysis however identified traffic calming measures, alignments and control types that wo uld reduce these
potential impacts to less than significant with mitigation incorporated. Those measures are as follows.
1. Either align centerlines of E-2 Street & Hanson Lane & provide side street stop control with TWLT lanes on Orcutt
or design an alternative connection at a distance from Hanson Lane that does not create a functional area overlap
between the two intersections.
2. Align Street B with the existing alignment of Tiburon Way and design the roadway curvature to maintain appropriate
residential speeds.
3. Provide required frontage improvements along Tank Farm Road & Orcutt Road.
4. Provide raised intersections at D&D-4 Streets and C&C-3 Streets.
5. Provide single lane urban compact roundabout control at intersection D & Tank Farm with speed reduction curves
and at intersection A & B.
6. Provide side street stop control at E & Orcutt Intersection.
The OASP has already been found to not conflict with the San Luis Obispo County Airport Land Use Plan (ALUP).
Therefore, as the subject project complies with the pertinent requirements of the OASP regarding allowed land uses and
development densities and standards, the project is not in conflict with the ALUP. Thus, there is no impact from this projec t.
c), d) The Orcutt Area Specific Plan requires that the project pr ovide roadways that are designed and developed in accordance
with adopted City standards thereby assuring predetermined standards necessary to limit safety hazards and provide adequate
emergency access.
The VTM #3063 includes resolution of these issues, and conditions of approval to implement use of these mitigation and
design standards. Thus, there is a less than significant impact as a result of the project with incorporation of the mitigation
measures identified above.
e) The project is subject to the City’s subdivision design guidelines and fire access requirements, as well as the various
circulation improvements outlined in the OASP for each land use and ownership. The project build -out is required to fulfill all
necessary circulation system requirements, thus there is no impact.
f) The project provides improvements to implement the City adopted policies to encourage alternative means of transportation.
The project includes pedestrian paths and bicycle paths, and will be served by mass transit in the area. These provisions meet
or exceed the requirements called for in the OASP. Thus, there is no impact.
Jones Ranch VTM#3066:
Tract 3066 will generate 973 Average Daily Trips (ADT’s) at buildout, as projected by the OASP FEIR. 65 residential unit s
would generate 116 Peak Hour Trips (PHT’s) in and out of the Orcutt Planning Area. These projections are consistent with
the Traffic Study included with the OASP FEIR. The FEIR established a series of mitigation measures that were project -
specific, as well as Traffic Improvement Fee (TIF) programs to collect “fair share” impact fees from new development that
would be combined and used by the City to fund area traffic improvements. Incorporating those impact mitigation
requirements into conditions of approval for Tract 3066 and incorporating the mitigation measures identified above will
resolve any possible impacts to OASP and regional traffic conditions, thereby resulting in a finding of ‘less than significant
impact with mitigation incorporate’. The OASP has already been found to not conflict with the San Luis Obispo County
PC1 - 74
Airport Land Use Plan (ALUP). Therefore, as the subject project complies with the pertinent requirements of the OASP
regarding allowed land uses and development densities and standards, the project is not in conflict with the ALUP.
The FEIR also called for additional traffic analysis of access points to determine appropriate design and control, this addit ional
analysis was completed in august of 2014 identifying potential impacts with neighborhood traffic and safety at various
intersections. This analysis however identified traffic calming measures, alignments and control types that would reduce thes e
potential impacts to less than significant with mitigation incorporated. Those measures are as follows.
1. Class I bike paths shall be redesigned to be consistent with OASP Figure 5.1 & 2013 Bicycle Transportation Plan.
These Class I bike paths shall be aligned and connected with the bike paths design as part of the Taylor/Wingate
project.
2. Provide single lane urban roundabout control at the intersection of A & B Streets.
3. Implement measure 2 above.
4. Eliminate mid-block crosswalk on Street A
5. Align curb, gutter and sidewalk with Sponza Drive of the Taylor/Wingate project.
The Circulation Plan of the OASP (as well as the Circulation Element of the City General Plan) identifies the essential primary
road system that will be needed to accommodate development within the plan area and surrounding growth areas of the City.
The OASP FEIR determined that the roadway plans of these planning documents are for the most part self-mitigating in that
1) Roadway alignments, road extensions, and new intersections are designed and will be built in response to traffic projected at
build-out; and, 2) Development projects in the OASP areas will also contribute their fair share either through adopted Traffic
Impact Fees, OASP development impact fees, assessments or dedications to specified roadway improvements.
c), d) The Orcutt Area Specific Plan requires that the project provide roadways that are designed and developed in accordance
with adopted City standards thereby assuring predetermined standards necessary to limit safety hazards and provide adequate
emergency access.
e) The project is subject to the City’s parking requirements as it is outlined in the OASP for each land use. The project build -
out is required to fulfill all necessary parking requirements, which includes a 25% “shared use” parking reduction for the
mixed-use commercial area, recognizing economies in parking servicing more than 1 commercial business. The shared use
proposal for parking reduction is consistent with City zoning standards and the OASP. Thus, there is no impact.
g) The project provides improvements to implement the City adopt ed policies to encourage alternative means of
transportation. The project includes pedestrian paths and bicycle paths, and will be served by mass transit in the area.
These provisions meet or exceed the requirements called for in the OASP. Thus, there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
TRANSPORTATION MITIGATION (SPECIFIC TO RIGHETTI RANCH; VTM#3063)
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. A 200’ right-turn lane on the
southbound Orcutt Road approach to Tank Farm Road shall be installed with Phase 1 Tract 3063
improvements.
T-1(a) Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any occupa ncy permits for Phase 1 of Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization. Applicant shall provide right-of-way
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as necessary as a part of Phase 1 Tract 3063 improvements, and pay “fair share” TIF contributions.
T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication of right -of-way as needed for signalization at the
time of final map recordation and (2) payment of TIF fees at time of issuance of building permits for
Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Either align centerlines of E-2 Street & Hanson Lane with
side street stop control and a Two Way Left Turn Lane or redesign with an alternative connection at a
distance from Hanson Lane that does not create a functional area overlap between the two
intersections.
T-3 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any occupancy permits for Phase 1 of Tract 3063.
T-4 mitigation measure moved to Jones Ranch VTM#3066
T-5 Tank Farm & Orcutt Frontage Improvements . Design and install frontage improvements along
Tank Farm Road & Orcutt Road, providing pedestrian access along both street frontages and the
connecting gap.
T-5 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any occupancy permits for Phase 1 of Tract 3063.
T-6 Traffic Calming & Safety Measures. Provide raised intersections at D& D4 Streets and C&C3
Streets. Provide single lane urban compact roundabout control at intersection D & Tank Farm with
speed reduction curves and at intersection A & B. Provide side street stop control at Street E &
Orcutt Road Intersection.
T-6 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any occupancy permits for Phase 1 of Tract 3063.
6. Eliminate mid-block crosswalk on Street A
7. Align curb, gutter and sidewalk with Sponza Drive of the Taylor/Wingate project.
TRANSPORTATION MITIGATION (SPECIFIC TO JONES RANCH; VTM#3066)
T-1 Street B & Tiburon Way Alignment. Align Street B with the existing alignment of Tiburon Way
and design the roadway curvature to maintain appropriate residential speeds.
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T-1 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and accompanying final map prior to recordation of the final map.
T-2 Class I Bike Paths. Class I bike paths shall be redesigned to be consistent with OASP Figure 5.1 &
2013 Bicycle Transportation Plan. These Class I path shall be aligned and connected with the bike
paths designed as part of the Taylor/Wingate project.
T-2 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and accompanying final map prior to recordation of the final map.
T-3 Traffic Calming & Safety. Intersection of Streets A & B shall be controlled by a single lane urban
compact intersection. Eliminate Mid-block crosswalk on Street A. Align curb, gutter, and sidewalk
with Sponza Drive of the Taylor Wingate Project.
T-3 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and accompanying final map prior to recordation of the final map.
T-4 Street B & Tiburon Way Alignment. Align Street B with the existing alignment of Tiburon Way
and design the roadway curvature to maintain appropriate residential speeds.
T-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any occupancy permits for Phase 1 of Tract 3063.
17. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
1 --X--
b) Require or result in the construction or expansion of new water
or wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
1, 21 --X--
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
1 --X--
d) Have sufficient water supplies available to serve the project from
existing entitlements and resources, or are new and expanded
entitlements needed?
1 --X--
e) Result in a determination by the wastewater treatment provider
which serves or may serve the project that it has adequate
capacity to serve the project’s projected demand in addition to
1 --X--
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the provider’s existing commitments?
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project’s solid waste disposal needs?
1 --X--
g) Comply with federal, state, and local statutes and regulations
related to solid waste?
1 --X--
Evaluation
The proposed GP and OASP amendments will not generate any changes in utility services. Thus, there is no impact.
a-c) The OASP FEIR determined that implementation and build-out of the OASP will not result in any significant impacts
related to delivery of domestic water, wastewater collection or treatment, or storm water drainage/retention and concluded
that such impacts related to build-out of the OASP were less than significant and no mitigation was deemed necessary. Build -
out under the OASP will be similar to that anticipated and projected in the City General Plan. The Righetti and Jones projects
propose to provide all water, sewer, and storm drain facilities necessary to adequately serve the subject projects, including
distribution, collection and other infrastructure capacity as required by the OASP facility master plan and the City’s Storm
Drain Master Plan/Waterway Management Plan. There is no new evidence that the subject projects, as delineated by the
OASP, will result in any adverse impacts to these service systems nor exceed RWQCB wastewater tr eatment requirements,
with the potential exception of meeting minimum fire flow and storage capacity for the residential and commercial uses.
Related to delivery of domestic water to the subject projects, new information developed after the FEIR was cert ified and after
the Orcutt Area Specific Plan was adopted (in 2010) is now available from the City’s 2015 Water Master Plan and hydraulic
model related to the provision of water service to the Orcutt Specific Plan Area. To serve the area with adequate fire flow
(1,500 gpm for residential areas, 2,500 gpm for commercial areas), and average daily storage requirements, a 12-inch water
main needs to be extended from the Bishop pressure zone at the intersection of Johnson and Southwood Drive in a
south/southeast direction to the intersection of Orcutt Road and B Street. A 12-inch water main will also need to be extended
west to Orcutt and A Street. Under City fire and safety standards, these improvements will be required prior to occupancy of
any new residential or commercial uses. Adequate fire flow and storage, based on the extension into the subject projects, is
available in Bishop Tank for the development of the Orcutt Specific Plan area. Mitigation Measure USS-1 is included to
address the timing of these offsite improvements in conjunction with the Tract 3063 and 3066 development projects.
In addition to the on-site utility service infrastructure required with the developments, the subdivision projects are subject to
City and OASP established Development Impact Fees that are charged in conjunction with approval of development projects
to offset costs associated with water supply, water treatment, and wastewater treatment . Thus, regarding water and
wastewater treatment, there is no impact. To fully resolve fire flow and storage limitations, proposed mitigation measure
USS-1 will result in less than significant impacts.
d) Provisions in the City General Plan, specifically the Water and Wastewater Management Element, and OASP insure that
increased water use by new development will not cause inadequate water service to existing and future customers. These
projects are also subject to water impact fees which were adopted to ensure that new development pays its share of
constructing additional infrastructure needed to support additional facilities. More specifically, the projects are subject to the
citywide water impact fees. Thus, compliance with the City and State standards and requirements will assure that impacts
related to water supplies are less than significant.
e) The City wastewater treatment plant and existing and proposed sewer lines in the vicinity and within the Jones and Righett i
project sites have sufficient capacity to serve the project site. The developer(s) will be required to construc t on-site sewer
facilities according to City and Uniform Plumbing Code standards. The project proposals includes internal collection lines and
extension of main line wastewater lines generally to the south and west of the site, to connect the Planning Area to existing
main line facilities at Tank Farm Road. From Tank Farm Road, wastewater generated by Tract 3063 will follow existing
conveyance facilities to the City’s Water Resource Recovery Facility. Tract 3066 will necessarily require connection to
infrastructure provided by Tract 3063. To this extent, Mitigation Measure PS -1 is included to tie construction of Tract 3066
to the availability of infrastructure through Tract 3063 (Righetti Ranch) to serve this Jones Ranch project.
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Following submittals of detailed sewer analysis and numerous meetings and consultations with City Utilities Department staff,
submitted proposals to provide sewer service for the project, relying on future connections for other nearby property owners
was supported. Impact fees are also collected when building permits are issued to pay for capacity at the City’s Water
Reclamation Facility. The fees are set to offset potential impacts associated with increases in demand and use by each new
residential or commercial unit in the Jones and Righetti projects. Thus, there is no impact.
f) Solid waste collection within the City will be provided by a private operator under a City franchise and disposal is expec ted
to continue at Cold Canyon Landfill until 2018. The project must be consistent with the City’s Source Reduction and
Recycling Element which requires that recycling facilities be accommodated on the project site and a solid waste reduction
plan for recycling discarded construction materials must be submitted with the building permit application. The projects are
also required by the ordinance to include facilities for recycling to reduce the waste stream generated by each project. Thus ,
there is no impact.
g) The projects will fully comply with existing federal, state, and local statutes and regulations related to solid waste. Thus,
there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
UTILITIES AND SERVICE SYSTEMS MITIGATION
USS-1 Off-site Water Main Line Extensions to the OASP To Meet Fire Flow and Storage S tandards.
Concurrent with applications for Final Map(s), the applicant shall submit a water supply plan to meet
adequate fire flow standards for all lots within each Final Map. Implementation of such a water line
extension plan shall be included as a part of public improvement plans for the subdivision, and
approved by Utilities, Public Works and the City Engineer. This implementation plan may include a
financing plan, including reimbursement provisions, approved by the City Council at the time of
considering any Final Map. Required water main line extension(s) to the subdivision shall be
completed and operational to the satisfaction of the Utilities Director, prior to occupancy of any of
the residential and/or commercial uses.
USS-1 Monitoring P rogram: Compliance will be reviewed and implemented by the City
Engineer’s office with the subdivision plans and shall be completed prior to issuance of any
occupancy permits for Tracts 3063 and/or 3066.
18. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of
the major periods of California history or prehistory?
--X--
b) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means
that the incremental effects of a project are considerable when
viewed in connection with the effects of the past projects, the
effects of other current projects, and the effects of probable
--X--
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future projects)?
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
--X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments do not generate any adverse physical effects on the environment, and as such, have no impact on the environment.
a-c) As detailed herein, the various Final EIR and Orcutt Area Specific Plan requirements put in place in 2010 have been
applied to the proposed residential and commercial developments associated with VTM #3063 (Righetti) and VTM#3066
(Jones).
To the extent that subdivision designs that comply with these OASP design and FEIR mitigation standards, these projects can
be found to be “self-mitigating”.
Based on the evidence and materials submitted, the General Plan and Specific Plan amendments, VTM#3063 and VTM#3066
do not raise any CEQA issues requiring “mandatory” findings of significance.
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19. EARLIER ANALYSES.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have
been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion
should identify the following items:
a) Earlier analysis used. Identify earlier analyses and state where they are available for review.
In 2010 the City of San Luis Obispo certified an Environmental Impact Report (EIR) for the Orcutt Area Specific Plan
(OASP). The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill
URL placement, (b) reorientation of various land uses with no significant increase in reside ntial densities or loss of open space,
parks and wetlands mitigation areas, (c) deleting reference to a possible school site, and (d) addition of administrative
“tracking” details for the OASP’s user reference. Therefore, this prior OASP EIR evaluation co nsidered impacts and
mitigation related generally to potential development of the subject site and others pursuant to the OASP. The prior OASP
EIR, certified by the City Council along with the adoption of the OASP on March 2, 2010, by Resolution No. 10154 (2010
Series), contained a variety of mitigation measures to be incorporated as discrete components of the OASP or as policies or
development standards to be implemented through site-specific development proposals.
The California Environmental Quality Act (CEQA) allows Lead Agencies (the City) to use the analysis of general matters
contained in a broader EIR, such as for a general or specific plan, with later environmental documents incorporating by
reference the general discussions from the broader EIR, and concentrating the initial study discussion solely on the issues
specific to the later project. The environmental assessment approach is referred to as “tiering”.
The environmental analyses above takes into account the environmental conclusions of the prior EIR as they are applicable to
the proposed GP and SP amendments.
The Orcutt Area Specific Plan and Final Program EIR is available for review at the City of San Luis Obispo C ommunity
Development Department, 919 Palm Street, San Luis Obispo, CA 93401 and is also on the City’s website.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately
analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation
measures which were incorporated or refined from the earlier document and the extent to which they address site -specific
conditions of the project.
20. SOURCE REFERENCES.
1. Orcutt Area Specific Plan (March 2010), and Final FEIR (December 2009)
2. City of SLO Zoning Regulations (August 2012)
3. City of SLO Unified General Plan
4. 2014 “Righetti Ranch Visual Simulation”, RRM Design Group
5. City of SLO Climate Action Plan (August 2012)
6. Airport Land Use Plan amended May 2005
7. City Storm Drain Master Plan/Waterway Management Plan
8. Federal Emergency Management Agency (FEMA) Flood Hazard Boundary or Flood Insurance Rate Map (FIRM)
9. Section 65955 of the Government Code (State school fees)
10. 45db.com, David Lord Acoustics Consulting (May 2014)
11. Soils Engineering Report prepared by GeoSolutions (April 2013 – VTM#3063; May 2014 – VTM#3066)
12. Cannon Preliminary Drainage Report (May and August 2014)
13. Sewerage Calculations dated
14. Climate Action Plan compliance checklist for project
15. SLO County Airport Land Use Commission (ALUC) Referral Materials
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16. Native American Heritage Commission (NAHC) Tribal Consultation Referral Materials
17. Rincon “Biological Resources Assessment” for Righetti Ranch Tract 3063, July 2013
18. Rincon “Delineation of Jurisdictional Wetlands” for Righetti Ranch Tract 3063, June 2013
19. Rincon “Biological Resources Assessment” for Jones Ranch and Imel Property, August, 2014
20. Rincon ”Delineation of Jurisdictional Wetlands” for Jones Ranch and Imel Property, August, 2014
21. San Luis Obispo Water Master Plan (2015)
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NEW OASP Section 9.10 …
9.10 RECORD OF INTERPRETATIONS – ADJUSTMENTS – AMENDMENTS to the Specific Plan
The following summarizes various interpretations, adjustments and amendments to the Orcutt Area
Specific Plan (OASP) since the adoption of the Plan in March, 2010. References and notes are added for
the Reader’s convenience, and the specific actions referenced should be consulted for mo re details as to
each action.
Date amendment/adjustment/clarification
Dec 3, 2013 City Council interpretation that flexibility in “mass grading” and alterations of natural
topography could be considered in large lot subdivision proposals (Resolution ____)
(pending 2015) Righetti Ranch (Tract 3063) and Jones Ranch (Tract 3066) - City Resolution reference(s)
1. Amendments to General Plan Land Use Element Map including:
a. On the Jones Ranch, 0.38 acres of Single-Family lands changed to Multi-Family lands.
b. On the Righetti Ranch, approximately 2.8 acres of Recreation has been relocated in order
to establish comparable acres of R-1 and R-3 reorientation.
c. On the Righetti Ranch, reconfigure the location of the Urban Reserve Line including a net
reduction of 0.85 acres.
2. Amendments to the OASP text and Figure 1.3 including:
a. On the Jones Ranch, 0.38 acres of Single-Family lands changed to Multi-Family lands.
b. On the Righetti Ranch, approximately 2.8 acres of Recreation has been relocated in order
to establish comparable acres of R-1 and R-3 reorientation.
c. On the Righetti Ranch, reconfigure the location of the Urban Reserve Line (URL) including
a net reduction of 0.85 acres. Figure 1.3 is graphically revised to reflect this change, and
this updated URL location on Figure 1.3 shall supersede other OASP exhibits or figures
otherwise in conflict.
d. Approximately ___ acres of reoriented wetlands mitigation areas.
e. Add Section 9.10 to track amendments, interpretations and adjustments within the
OASP.
3. Interpretations/Adjustments to OASP standards specific to the Righetti Ranch (VTM#3063) and Jones
Ranch (VTM#3066) projects include:
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Program 2.4.1d (setbacks and height
limits on “sensitive parcels”)
Site specific limits implemented by CEQA
review and Tract #3063 and #3066
Conditions of Approval (COA’s)
CC action date…….
Building Heights in R-1 zones
(otherwise 25’ max.)
Site specific limits and variations between
15’-35’ implemented by CEQA review and
Tract #3063 and #3066 COA’s
CC action date…….
Conservation / Open Space Element
requires 50’ setbacks from URL
The OASP provided for flexible setbacks
and supersedes the C/OS Element
CC action date…….
Lot Coverage in R-1 zones
(otherwise 40% max.)
Site specific variations up to 50%
maximum lot coverage by tract COA’s
CC action date…….
Street Sections Variation in standards subject to Public
Works Director approval
CC action date…….
Creek Setbacks and Driveway
Lengths
Site specific variations implemented by
CEQA review and Tract #3063 and #3066
COA’s
CC action date…….
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-1Cover Sheet
1.0 Visual Analysis Methodology
This visual simulation package demonstrates the visual impact of
the Righetti Ranch Development from seven different viewpoints in
San Luis Obispo. The visual impact from the various viewpoints are
exhibited through three visual analysis; a diagram of the maximum
building envelope for the OSAP Base Line Plan which does not alter
the URL (P-3), a visual simulation of the Proposed Plan (P-4), and a
comparative analysis of the OASP Base Line URL Plan and the
Proposed Plan.
This visual simulation package consists of the following components:
P-2) A Key Map showing the camera position and the approximate
image field of vision angle and a photograph of the Existing View of
the site.
P-3) The OASP Base Line URL Plan which does not alter the URL
that was used to generate the OSAP maximum building envelope
diagram.
P-4) The Proposed Plan, used to generate the Visual Simulations.
P-5, 8, 11, 14, 17, and 20) OSAP Base Line URL Building
Envelope Diagram.
P-6, 9, 12, 15, 18, and 21) The Proposed Plan Visual Simulations.
P-7, 10, 13, 16, 19, 22 and 23) Comparative Analysis of the OASP
Base Line URL Plan and Proposed Plan.
1.1 Photograph
The Photograph of the Existing View was taken with a Nikon D60
digital camera on Tank Farm road at the location indicated on the Key
Map. The GPS location was documented using a Casio Exilim
EX-H20G camera. The photographs were taken at mid-day,
approximately 60” above the ground to simulate the eye-level view
of a pedestrian looking at the development site. The cameras position
were established on a topographic survey and on Google Maps.
1.2 3-D Model Creation
A 3-dimensional topographic survey and parcel map was
provided by Cannon Associates (compiled in AutoCAD)
were imported into Revit (Autodesk 3-D modeling software
package) as a base to generate the digital terrain maps of the
proposed development site. The terrain was then
modeled in Revit to reflect the various grading plans for the;
OASP Base Line Plan and Proposed Revised URL Plan.
Then the residence and landscape were modeled in Revit
for each plan type and placed on the corresponding digital
terrains. The coordinate points derived from the photographs
(Casio Exilim EX-H20G) were imported into the Revit base
model to locate the camera locations relative to the site. The
original photo was then set as a “background” in Revit to
insure the accuracy of the camera placement Position. After
the accuracy of the camera location was verified, a color
rendering and perspective line drawing were exported for
each plan (OASP Base Line Plan, and Proposed Revised
URL Plan) type indicating the buildings location, entourage
location, materials, colors and mid-day shadows based on the
date of the photograph.
1.3 Rendering Creation
The Revit rendering and line drawings were then used as the
basis to create a two-dimensional visual simulation of each
plan type using Adobe Photoshop. The line drawings were
used locate and place realistic landscape and renderings were
used to represent materials, finishes, colors, shade and
Shadows of the building for each plan type. The buildings
and landscape were the overlaid on the Existing View
Photograph.
1.4 Final Visual Simulation Components
The final step in preparing the visual simulations was
adding foreground landscaping composed of grasses that
occur on the site. These landscape features were stitched
into the front of the rendering using Photoshop.
Additionally, some atmospheric screening was applied to
these views in Photoshop to provide a more realistic
appearance to elements in the background.
Rigetti Ranch
Development
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-2Key Map
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-3
1 INCH = 300 FEET
OASP Existing URL Boundary Line
OASP Existing
(2010) URL
Boundary Line
Note:
The “EXISTING” Urban
Reserve Line (URL)
location along Righetti
Hill permits a residential
structure of 25’ in height
to be located as close as
20’ to the URL.
The following plans and
visual simulations
compare the visual build-
ing scale and massing
effects of constructing
residences along the
OASP’s Existing and
Applicant’s Proposed URL.
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-4
1 INCH = 300 FEET
OASP
Existing URL
Boundary Line
Areas where proposed
URL varies from
existing URL
Applicants
proposed URL
Boundary Line
Applicants Proposed URL Boundary Line Comparison
Note:
The proposed variations
between the “EXISTING”
Urban Reserve Line (URL)
along Righetti Hill and Ap-
plicant’s Proposed URL are
shown in blue. Approx.
1.21 acres of Proposed
URL would be added and
2.06 acres would be re-
duced under the proposal.
PC1 - 88
RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-5OSAP Existing URL Building Envelope From Calle Crotalo - View #1
OASP Existing
URL allowed
Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-6Applicants Proposed URL Visual Simulation From Calle Crotalo - View #1
Proposed
URL Plan
Roof Line
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-7Comparative Analysis of the Existing URL and Proposed URL - View #1
Proposed
URL Plan
Roof Line
OASP Existing
URL Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-8OSAP Existing URL Building Envelope From Hansen Lane - View #2
OASP Existing URL
Allowed Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-9Applicants Proposed URL Visual Simulation From Hansen Lane - View #2
Proposed
URL Plan
Roof Line
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-10Comparative Analysis of the Existing & Proposed URL Hansen Lane -View #2
Proposed
URL Plan
Roof Line
OASP Existing
URL Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-11OSAP Existing URL Building Envelope From Tank Farm Road - View #3
OASP Existing URL
Allowed Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-12Applicants Proposed URL Visual Simulation From Tank Farm Road - View #3
Proposed
URL Plan Roof Line
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-13Comparative Analysis of the Existing & Proposed URL Tank Farm Rd-View #3
Proposed
URL Plan Roof Line
OASP Existing
URL Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-14OSAP Existing URL Building Envelope From French Park Ballfields - View #4
OASP Existing URL
Allowed Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-15Applicants Proposed URL Visual Simulation From French Park Ballfields - View #4
Proposed
URL Plan Roof Line
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-16Comparative Analysis of the Existing & Proposed URL French P.B.F. - View #4
Proposed
URL Plan Roof Line
OASP Existing
URL Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-17OSAP Existing URL Building Envelope From French Park Trail - View #5
OASP Existing
URL Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-18Applicants Proposed URL Visual Simulation From French Park Trail-View #5
Proposed
URL Plan Roof Line
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-19Comparative Analysis of the Existing & Proposed URL French Park Trail - View #5
Proposed
URL Plan Roof Line
Proposed
URL Plan Roof Line
OASP Existing
URL Building
Envelope
OASP Existing
URL Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-20OSAP Existing URL Building Envelope From Daryl Damon Sports Field - View #6
OASP Existing
URL Building
Envelope
PC1 - 104
RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-21Applicants Proposed URL Visual Simulation Daryl Damon Sports Field - View #6
Proposed
URL Plan Roof Line
PC1 - 105
RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-22Comparative Analysis of the Existing & Proposed URL Daryl D.S.F. - View #6
Proposed
URL Plan Roof Line
OASP Existing
URL Building
Envelope
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RIGHETTI RANCH Visual Simulation
September 09, 2014#1013028
VS-23Comparative Analysis of the Existing & Proposed URL Damon G.S.F. - View #7
Note that OSAP Existing
URL and the Proposed
URL Plan are not
Visible from this view.
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Attachment 7PC1 - 108
Attachment 8PC1 - 109
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Introduction and Discussion of a Vesting Tentative Tract Map application (VTM#3063) to create up to 304 residential parcels and 22 parks/open space pa rcels on the Righetti Ranch property including a Mitigated Negativ e Declaration, tiering off the OASP Final EIR (2010).
PROJECT ADDRESS: 3987 Orcutt Road BY: David Watson, Consulting Planner (704-8728)
Watson Planning Consultants dave@watsonplanning.us
VIA: Phil Dunsmore, Senior Planner (781-7522) pdunsmore@slocity.org
FROM: Doug Davidson, Deputy Director (781-7177) ddavidson@slocity.org
FILE NUMBERS: Application #TR/ER 114-14, Vesting Tentative Map #3063
Related File Numbers GPA-SPA #Tract 3063, ER #Tract 3063
RECOMMENDATION: Review the proposed Vesting Tenta tive Tract Map (VTM), providing
direction on specific topics a nd continue the item to the April 8, 2014 Planning Commission hearing
for final action.
1.0 PROJECT INTRODUCTION
The applicant, Ambient Communities, is requesting approval of a Tract map that will create 304
residential parcels and 22 parkland and open space parcels on the 144 acre Righetti Ranch property.
This property is also the primary subject of General Plan and Specifi c Plan amendments that are being
requested to adjust parkland locations, URL, a nd adjust zoning to accommodate the amount of
residential units planned for the Orcutt Area Specific Plan (OASP).
The Planning Commission’s role is to make recommendations to the City Council on adoption of the
proposed amendments, review of environmental analysis (in the form of an Initial Study-Mitigated
Negative Declaration), and to make recommendations on the proposed Vesting Tract Map included
with the proposal. Staff is requesting an Intr oduction and Preliminary Discussion tonight, and a
continuance to April 8, 2015 to provide a recommendation to the City Council.
Meeting Date: March 25, 2015
Item Number: 2
PJD
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Project Description
Tract 3063 (Righetti Ranch) pro poses to construct up to 304 residential homes and retain one
homestead site on 143.83 acres. Tract 3063 would construct on-site trails and connect to nearby public
trails, provide on-site and regiona l storm water management features, construct roadwa ys and utilities
to support internal uses, and also tie into the City’s regional networks of road ways, water, wastewater
and recycled water utilities.
A statistical summary of the proposed Righetti Ranch Tract 3063 project includes:
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks & Open
Space
Righetti
Ranch
143.83
acres
none
proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
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The project proposes single family detached, duple x units, triplex units and condominium units. 15%
of the allowable density in the project is proposed as units affordable to persons and families of low
and moderate incomes (272 market units x 15% = 41 required affordable units). Of the 304 new
homes, 272 homes would be market-rate units for sale, and an additi onal 32 units would be affordable
housing. Tract 3063 is required to provide a total of 41 affordable units, with the difference of 9
affordable units proposed to be “transferred” fro m the Righetti Ranch project (Tract 3063) to the
nearby and adjoining Jones Ranch project (Tract 3066). The applicant for Righetti Ranch, Ambient
Communities, is also the developer for Jones Ranch, so sharing of these affordable units can be
considered under the respective perm its. The affordable units are lo cated in the R-3 area of Tract
3063. The existing residential unit on the property (to be retained) is the Righetti Family homestead.
The project includes pedestrian ways, bicycle path s, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community.
Figure 1 ‐ Tract 3063 Lots and Land Use/Zoning
Configurations
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2.0 EVALUATION - CEQA
2.1 Introduction
Both the Righetti and Jones Ranch projects have been analyzed for CEQA compliance based on the
original 2010 Final EIR (FEIR) and based on an Initial Study-Mitigated Negative Declaration (IS-
MND) prepared and circulated in 2015 analyzing the more unique and detailed components of the
proposed tract maps. CEQA allows building upon or “tiering” subsequent environmental review from
an earlier EIR, and in this case the combined IS-MND has been presented to also address the proposed
General Plan (GP) and Orcutt Area Specific Plan (OASP) applications considered seperately.
2.2 Summary of CEQA Recommendations
Staff is recommending that the IS-MND developed for the currently proposed GPA-SPA and VTM’s
be adopted, as well as the excerpted FEIR mitigations from the 2010 approval of the OASP. These
documents would constitute the complete environmental determinations for the proposals.
3.0 OASP POLICY CONSISTENCY REVIEW
The Righetti Ranch project site co mprises just under 144 acres of the overall 231 -acre Orcutt Area
Specific Plan (OASP). The applicant has submitted a narrative (Attachment 1) which outlines their
proposal in detail.
3.1 Conservation, Open Space and Recreation
OASP Policies concerning Conservation, Open Space and Recreation are focused on protection of
Righetti Hill, creeks, wetlands habitats and visual re sources, while introducing a variety of parks and
recreational uses for the residents of the Orcutt area.
The various land use and development standards contained in the OASP result in about 1/3 rd of the
planning area remaining in open space (80 acres). The Righetti Ranch proposal represents
approximately 75.42 acres or over 94% of the total open space areas planned for the Specific Plan area.
Similarly, the 14.26 acres of parklands included on the Righetti site repres ent 87% of the total
parklands (16.30 acres) required by the OASP.
Policies 2.2.1, 2.2.2 and 2.2.3 designate specific areas for creeks, wetlands, mitigation areas and
riparian open space as a part of the overall OASP Planning Area. In the case of the Righetti Ranch
proposal, 75.42 acres of open space are set aside as pr escribed by the OASP to meet these goals within
the property. These areas occur within Lots 327 (Righetti Homestead) and 328 (Righetti Hill) totaling
52.45 acres, and another 23 acres includes as Lots 318-326, and the detention basin (Lot 317).
Creeks and riparian corridors, in cluding Barrandca Creek, occur in roughly the center of the site,
extending through the site roughly between Orcutt a nd Tank Farm Roads. These open space lots and
the creek corridor ties into the proposed Jones Ranch project to the north and the future Imel and Garay
properties.
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Based on the presentation of VTM#3063, staff has anal yzed the various confi gurations of open space
and parkland improvements in or der to provide recommendations on which properties should be
dedicated in-fee to the city, and as a consequence of that dedication the city would take on permanent
maintenance obligations for those lands. The following lots are recommended for in-fee dedication:
Recreation parcels Open Space parcels
Lot 312 (neighborhood park) Lot 328 (Righetti Hill)
Lot 307 (trailhead junction park) Lot 319 (below Righetti Hill)
Lot 316 (linear park) Lot 320 (below Righetti Hill)
Lot 321 (below Righetti Hill)
Lot 324 (creek channel)
Lot 325 (creek channel)
Lot 326 (creek channel)
The Righetti Hill parcels will include a wildland fu el management component (within 100’ of the
subdivision) that will be implemented annually by th e Master HOA, to comply with fire requirements
as noted on VTM#3063 sheet C-36. Additionally, under state/federal habitat permits the applicant will
be required to improve and maintain the wetlands and riparian mitigation areas of the property, likely
for the initial seven (7) years of establishment. Beyond this private maintenance, staff believes it
appropriate to consider the larger intact nature of these open space parcels as an integrated biological
micro-environment that will benefit from deliberate management practices overseen by the city, into
the foreseeable future.
Additional policies require free-span bridges for major creek cro ssings, as proposed in the Righetti
subdivision for D Street, at Lots 168 and 315. Creek setback stan dards as described on VTM#3063
Sheet C-3, and various other VTM sheets, are cons istent with OASP policies regulating development
along these corridors.
Regarding parkland features, the OASP establishes se veral public park areas on the property. In fact,
the primary neighborhood park (Lot 312), Righetti Hill trailhead pa rk (Lot 307) and Lot 316 (linear
park) improvements are proposed to be dedicated and constructed to satisfy the majority of recreational
needs for all properties in the Orcutt Planning Area.
The OASP policies also provide for extensive Class 1 bike paths and trails on the Righetti Ranch
property. Paths and trails meeting the OASP policies are described in detail in the VTM#3063 sheet L-
4.
Timing of dedication of parkland s and completion of improvements is generally described in the
OASP, and to that extent staff has been engaged with the applicants, and initially with the Parks and
Recreation Commission. Because th e applicant’s will be dedicating the majority of the required
neighborhood park (11.6 of the 12 acres required) they will be meeting their Public Facilities
Financing Plan (PFFP) obligations for land acquisiti on under the OASP, and in fact will be due back a
proportionate reimbursement from future subdivisions for the land acquisition component of the PFFP
fee. As a condition of VTM#3063 approval, Righetti Ranch will be require d to comply with OASP
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parkland improvement policies by completing a pha sed construction program for park and trail
improvements throughout the subdivision. At this early stage, it is possible to estimate the
improvements to approximate $1.825MM (based on 304 units x’s ~$6,000/unit for park and bike
improvements). At this point, such a program is preliminary for the purposes of the VTM processing,
and a final program is recommended to be deve loped with input from the Parks and Recreation
Commission, and approval by the City Council, concurrent with the initial final map recordation within
Tract 3063.
3.2 Land Use and Development Standards
The proposed project includes a mix of low, medium and high density residential uses, parklands, open
space and a regional storm water detention basin as required by the OASP.
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks &
Open Space
Righetti Ranch
143.83 acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Density assigned to the Righetti Ranch prop erty under the OASP called for between 288-313
residential units. At 304 units, VTM#3063 is consistent with projected residential unit densities.
The proposed project would meet their affordable housing requirements by providing 32 of their
required 41 affordable units on-site, with the re maining 9 units transferred to adjoining Jones
VTM#3066. The OASP and Housing Element allow off-s ite affordable housing so long as it is timed
to meet the needs of the underlyi ng project creating the demand. Ri ghetti proposes to meet these on-
site requirements as a part of their Phase 2 project construction. While staff supports this physical
location and timing, it is equally important to take note of OASP a nd Housing Element policies that
encourage this housing to be devel oped early on in projects, and if possible in step with the main
market-rate housing units. For example, it is appropr iate to time affordable housing with the sequence
of market-rate housing construction, recognizing that initial subdivisi on grading, infrastructure and
other improvements need to be completed to begin the production of any housing at the site.
In the context of Righetti Ranch, staff is recommending that financial guarantees be presented at the
outset of the tract construction that would allow the affordable units to be deferred to the desired Phase
2 timing of the applicant. The form of these gua rantees (an “Affordable Housing Agreement”) would
be approved by the by the City Council.
The proposed project includes a street layout that is consistent with the OAS P. Generally, with the
reconfigurations of land uses proposed for the GPA-SPA, smaller lots and highe r densities move from
areas near and adjoining the UPRR tracks in an eas terly direction, to larger lots abutting the upper
reaches of development along Righetti Hill and near Or cutt Road. These transitions towards the east
are more consistent with adjoining county lands and lower densities found in those adjacent areas.
Proposed lots are configured around and between vari ous pedestrian and bicycle path links within the
subdivision that promote alternates to vehicle use. The natural str eam/runoff channels on the property
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have been maintained in their natural conditions , with trails providing accessibility and use, but
limiting vehicular crossings as envisioned in the OASP.
Concentrations of higher-density residential uses (including affo rdable housing) as suggested are
closer to neighborhood-serving comme rcial retail uses and services planned on nearby properties,
again, consistent with the land planning guidelines of the OASP.
The proposed project includes 3 identified phases.
Phase 1 = 150 lots/units
Phase 2 = 120 lots/units
Phase 3 = 34 lots/units
Phased improvements with a project of this s cale are appropriate, and the timing of various
infrastructure, affordable housing, parklands, recreatio nal facilities, and open space dedications are all
addressed under the relevant sections of this Report.
3.3 Community Design
Righetti Ranch includes a mix of single-family and attached multi-family residential units. The
applicant’s “Project Description” (Attachment 1) includes a statement that all residential construction
will comply with the OASP Design Guidelines at the time of future construction.
Chapter 4 Policies concerning community design express a desire for a compatible mix of architectural
designs within a series of Craftsman, California Bungalow and California Mi ssion themes. Roadway
and lot configurations consistent with the OASP are designed to encourage pedestrian connections and
accessibility within the Orcutt neighborhoods as an alternate to vehicle use. The Righetti project meets
these objectives for both internal circulation, and provide for Speci fic-Plan-regional linkages for the
overall Plan area.
Lot design policies call for use of shared driveways, alleys, side and rear lot garage access and parking
courts to limit the appearance of garages from street elevations. This is particularly important within
the OASP when smaller lots are being used to advance affordable-by-design community goals. The
Righetti Ranch proposal includes use of all these s uggested features, within its multi-family housing
products and less so for the detached single-family unit and lot designs.
Policies calling for streetscape design meeting pedestrian-friendly environments, building design
orientation to major streets, and defined and i nviting corridors between buildings are achieved as
illustrated by the site plan and buildings configurations shown in the applicants plan sets.
Final design plans will be reviewed by the ARC for the tract as a whole and subsequently at the staff
level through the review of building permits.
3.4 Circulation
IS-MND requirements detailing th e timing of various roadway im provements are proposed to be
included with any approval for the tract map. Re garding the proposed phasing of the map, Phase 1
(“D” Street neighborhoods) would be isolated with a single access in and out from Tank Farm Road if
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the Phase 2 (“C” Street neighborhoo ds) were delayed or not develope d for any reason. As suggested
by the Utility Phasing plans of the map, Phase 1 will include the installation of water and wastewater
lines in future “C” and “B” Streets. To accomplish this, the applicant is expected to grade these
roadways so that placement of th e underground utilities will be desi gned to meet both horizontal and
vertical future roadway alignments. In doing this, staff believes that access on “B” and “C” Streets
must be provided in concert with Phase 1 development. Conditions of approval will need to establish a
requirement that this secondary access be in place prior to occupancy of the 30 th unit in Phase 1, in an
interim or permanent configuration satisfactory to public safety and Public Works staff, prior to more
formal paving and roadway improvements planned with Final Map Phase 2. The project will also be
subject to improvements to Tank Farm Road along th e project frontage, incl uding intersection control
at the intersection of Tank Farm Road and D Street.
3.5 Public Utilities and Services
The preliminary on-site infrastructure plans pr oposed for the project have been reviewed by
Engineering, Public Works and Utilities staff and are adequate for serving the proposed project.
Utility systems include water distribution lines, wastewater collection and conveyance lines, storm
drainage lines and detention basin, and dry utility lines are propos ed to serve the project, and to
integrate into adjoining developments within the OASP, as well as off-site along Orcutt and Tank Farm
Roads. Generally, private sewer lines and laterals serving individual lots a nd located within private
roads/public utility easements shall remain privately owned and maintained. All water main lines and
storm drainage systems will be dedicated to public ownership and maintenance as a part of the final
tract map(s). Staff is recommending the use of recycled water for i rrigation purposes within the tract
to comply with OASP policies and city regulations for water use.
Specific attention has been given to off-site util ity improvements needed to adequately serve the
project. Off-site wastewater main line extensions from Tank Farm Road and the extension of off-site
water mains through adjoining project s to the north are needed to supply required fire flows and
storage have been addressed in the 2015 IS-MND, a nd under conditions to be considered for project
approval.
Policies directed at meeting fire codes, law enfo rcement, health, maintenance, transportation and
recycling will be applied to any project approvals, consistent with City codes and regulations as
outlined in the OASP.
4.0 CONCLUSION
Recommend that the Commission discuss the following sp ecific topics and provi de direction to staff
before continuing the item to the April 8, 2014 h earing agenda for consid eration of detailed VTM
recommendations to the City Council:
4.1 Discuss the character of the public parks and open space, a nd provide direction on the long-
term ownership and maintenance programs suggested by staff.
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4.2 Appropriateness for Righetti Ranch site to “trans fer” affordable housing units to the adjoining
Jones Ranch project, subject to an “Affordable Housing Agreement” approved by City Council
at the time of recordation of a final map for e ither Jones or Righetti, articulating financial
guarantees and timing of the provision of affordable housing.
4.3 Code requirements including improvements to Tank Farm Road and D-Street and off-site
improvements for adequate fire-flow.
6.0 ATTACHMENTS
1. VTM#3063 Applicant’s “Project Description”
The complete Vesting Tentative Tract Map plans are included in the packet delivered to the
Planning Commission and are al so available for review at the Community Development
Department, 919 Palm Street.
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Righetti Ranch Vesting Tentative Tract Map Application
Ambient Communities Central Coast Page 1
Project Description and Statements
I. Project Description
Ambient Communities is requesting the review and approval of a Vesting Tentative Tract Map for the
Righetti Ranch property within the Orcutt Area Specific Plan (OASP). The property and specific plan area
were recently annexed into the City of San Luis Obispo1. The OASP was approved on March 2, 20102.
These actions allocated up to 313 residential homes on the Righetti Ranch property3. In addition, land
was designated for a community park, retention basin, open space areas, a conservation easement and
dedicated open space for the upper portion of Righetti Hill.
On July 25, 2013 an early version of the Righetti Ranch project was discussed in a pre-application
meeting with the City of San Luis Obispo Development Review staff. Because our proposed project
would require adjusting the URL and moving zoning designations from one area of the site to another,
the planning staff recommended we proceed by processing the project through an Initiation submittal
so that these major decisions could be vetted by the Planning Commission and the City Council. On
October 10, 2013, an updated version of the project was submitted for initiation review and was
1 Orcutt Area annexed November 16, 2011
2 Resolution No. 10154 (2010 Series)
3 See Table A-2 of the Orcutt Area Specific Plan
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Righetti Ranch Vesting Tentative Tract Map Application
Ambient Communities Central Coast Page 2
presented to the Planning Commission on January 22, 2014 where the requested specific plan and
general plan amendments were approved with a 5-2 vote. The project was then heard at the March 4,
2014 City Council meeting where the Council voted 4-1 to approve initiation of the project4.
Based upon feedback from the Planning Commission and City Council, the site plan has been further
refined by prioritizing the following goals:
Enhance the view corridors that run through the project leading up to the hilltop open space.
Preserve the hilltop open space and minimize adjustment to the existing URL.
Physically and visually tie the upper streets and walking trails to the hilltop open space.
To achieve these goals, we have widened and increased the number of view corridors running through
the project. In addition, to enhance the visual connection between the corridors and the hilltop, these
corridors are designed to progressively widen as they extend higher up the hillside. An example of these
corridors is shown in figures 1 and 2. To preserve the hilltop open space and minimize adjustment to
the existing URL, we commissioned a sound study of the area near the railroad tracks running along the
western edge of the project. Based upon the results of that study, we have been able to shift the
project closer to these tracks and thus further down the hillside. Through this shifting of the
development and reducing some of the lot sizes, we are able to propose a URL adjustment along the
western slopes of the hill that mitigates its impact by minimizing the amount of open space modified
and offering an equal exchange of R-1 land and open space. This is shown in figure 3. Additionally, the
Righetti Ranch project, with the proposed URL location, will provide more overall open space and park
land than the OASP requires. Also, to connect the hilltop open space to the upper streets and walking
trails we have reduced the number of homes that back up to the hilltop open space and widened the
gaps between the homes at the view corridors. These widened corridors now allow for meandering
walking paths to connect the upper streets to the open space (figures 1 and 2)
The plan being proposed is to build 272 market rate single-family detached homes in the R-1 and R-2
zones, and 32 attached inclusionary townhomes on the relocated R-3 zoned area. Righetti must provide
41 inclusionary units, but is proposing to add nine inclusionary units to the requirement of the Jones
property (see section VI below).
Righetti Ranch will create a community that successfully accomplishes the goals and objectives of the
OASP. It will provide a new community that brings needed housing to the City while creating a
community that is diverse and balanced with the natural setting. The natural beauty will be maintained
and protected alongside the new home sites. Righetti Ranch will provide a “balanced mix of housing
types including single-family and multi-family” and inclusionary housing5.
4 Resolution 10503 (2014 Series) “Authorizing initiation of specific plan amendments to the OASP for Righetti
Ranch Project including evaluation and further consideration of adjustment of the Urban Reserve Line.”
5 See Orcutt Area Specific Plan Section 1.6, page 1-5
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Righetti Ranch Vesting Tentative Tract Map Application
Ambient Communities Central Coast Page 3
Figure 1, Photo simulation of the central view corridor from the lower “D-1” Street
Figure 2, Photo simulation of the central view corridor from the upper "D-2" Street
Righetti Hill remains the main natural feature of the project and is emphasized by the view corridors
provided (as seen in the photos above). Development is proposed on the lower and less steep portions
of the hill6 so that the views of the hill are protected. The community will feature walking trails and
bicycle paths, a variety of parks and open space for the enjoyment of its residents. The community
protects and emphasizes creeks and riparian areas, wetlands and sensitive environmental features. By
6 Hillside development lots will not exceed an average slope of 30% and are consistent with the OASP and Zoning
Regulations
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Righetti Ranch Vesting Tentative Tract Map Application
Ambient Communities Central Coast Page 4
focusing the design on balancing and meeting all of the goals and objectives of the OASP, the Righetti
Ranch project will provide a livable, walkable, desirable community with a unique sense of place for all
to enjoy7.
Figure 3: Equal exchange of open space and R-1 of Righetti Ranch Project adjusted URL
II. Specific Plan Amendment
The OASP provides detailed guidance to the development of the properties within its boundaries. As
with many specific plans, it is approved largely with a macro view as it does not have detailed
engineering information at the time it is approved. Therefore as more detail is revealed, it can be found
that some changes are helpful or even necessary to fully realize the overall goals and intent of the plan.
Ambient Communities is requesting that the OASP be amended for two main changes. First, the Righetti
Ranch project proposes to slightly modify the location of the URL in a manner that is consistent with the
intent of the OASP and the protection and conservation of the upper portion of Righetti Hill. Second, the
project is proposing to modify the location of some zoning to improve land use compatibility.
The measure of the consistency of the Righetti Ranch project and the proposed amendments
are how it meets the overall goals of the OASP. The overall goals of the OASP are: Develop a
new residential neighborhood to meet the City’s housing need;
7 See OASP Section 1.6
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Ambient Communities Central Coast Page 5
Provide a variety of housing types and costs to meet the needs of renters and buyers with a
variety of income levels, including affordable housing for residents with low and very low
income levels;
Protect and enhance Righetti Hill, creek and wetland habitats, and visual resources in open
space areas;
Provide a variety of park and recreational facilities for residents of the Orcutt Area;
Phase the proposed development so that public facilities for residents are developed
concurrently with each new phase in a rational and cost effective fashion;
Encourage the use of bicycles and walking within the plan area by incorporating
bicycle/pedestrian paths and lanes along the roads and through the park and open space areas;
Protect the new residents from railroad noise by including a buffer between the railroad and the
new residential areas. The buffer will include a regional detention system consisting of
floodable terraces and will provide and will provide recreational opportunities with a
landscaped bicycle/pedestrian path system and to
Identify a visual and noise setback for new residents on Orcutt Road and Tank Farm Road by
incorporating a landscape buffer with a pedestrian path along these road frontages;
Provide goals and mitigation and related Environmental Impact Studies;
The Righetti Ranch project as proposed accomplishes all of the overall goals and intent of the OASP. The
proposed specific plan amendment helps to achieve these stated overall goals. Adjusting the URL allows
for better placement of R-1 lots and for the lots to fit the hillside contours and minimizing the grading. It
also allows for R-1 lot variety and differentiation. The greatest challenge in the goals of the OASP is the
balance of providing an urban compact residential neighborhood with a diversity and variety of lots and
housing for all income levels. The hillside lots are a key component of providing that variety and
diversity, and those lots are accomplished with maintaining consistency with all policies of the OASP.
This allows the proposed project to best provide “varied lot sizes” and “avoid “repetitious design” while
still incorporating R-1 lots that the OASP allows to a reduced minimum of 4,500 square feet8. The OASP
is clear that the highest limit of development is the 320-foot elevation on Righetti Hill while “most lots
will range from 260 to 310 feet in elevation”9.
Clearly modification of the URL as proposed meets the overall intent of the OASP and all of the goals and
policies. It is also consistent with the approved initiation determination.
In addition, a specific plan amendment is necessary to accommodate the proposed rearranging of
zoning (see Section III). The overall zoning will remain the same, but the R-3 zone is proposed to be
located next to the community park and where other high density housing and commercial space is
located on abutting OASP properties. This presents superior land use compatibility and is consistent
with the goals and objectives of the specific plan.
8 OASP Policy 3.2.5
9 See Low Density Residential (R-1-SP) description on page 3-2 of the OASP; also Policy 2.2.9and Section 3.2.3 on
page 3-2
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The proposed specific plan amendment is consistent with the OASP. The OASP is “designed to meet the
goals established by the City’s General Plan” and the OASP “is consistent with and serves as an extension
of the City’s General Plan10. The OASP will take precedence over the more general policies and
standards during the review of public and private development projects within the Specific Plan Area11.
Therefore the requested amendment is consistent with the City’s General Plan if it is consistent with the
OASP.
III. Statement of Existing and Proposed Land Use
The Righetti property is a mix of residential zoning and open space established by the approval of the
OASP and annexation of the property into the City of San Luis Obispo. The currently established zoning
includes the open space zone covering Righetti Hill, the public facility zone where a regional park and
retention basin were planned, then a mix of R-1 and R-2 Residential in the northwest part of the
property. Currently located near the railroad tracks and Tank Farm Road is a portion of the property
zoned R-3.
The proposed Ambient Communities Vesting Tentative Tract Map will maintain the same mix of zoning
as allocated in the OASP. However it is proposed that the R-3 zone be relocated to the north, next to
the regional park area and the existing R-2 area there be “swapped” to the area presently zoned R-3.
This will better allow the large pad required of the R-3 multi-family units be located where topography is
more level. It will also place the R-3 zone near the park, other higher-density and commercial
development which creates better overall compatibility and is a more appropriate land use pattern.
The land use patterns, densities and allocations will remain largely the same as existing. There will be a
slight reorganization of land uses that we feel present better overall compatibility and better balance
the overall goals and objectives of the OASP.
IV. Statement of Proposed Landscape Improvements
The project is designed to meet the intent of the OASP and City standards. The project includes ample
open space and an extensive public trail system. The project contains a wide range of housing
opportunities, along with multiple public parks. The character of the project is intended to mimic the
natural ranch setting as well as the architectural style, utilize native and drought-tolerant vegetation,
and reduce impacts to the surrounding environment where possible.
A. RESIDENTIAL LOTS
Low Density Residential (R-1)
Front yard landscaping will primarily consist of drought-tolerant trees and shrubs, with a
maximum of 10% of the lot containing turf.
10 Orcutt Area Specific Plan Section 1.2, page 1-1
11 Ibid
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Medium Density Residential (R-2)
Front yard landscaping will primarily consist of drought-tolerant trees and shrubs, with a
maximum of 10% of the lot containing turf.
Medium-High Density Residential (R-3)
Landscaping will primarily consist of drought-tolerant trees and shrubs, with small consolidated
turf areas provided for residents to use.
B. OPEN SPACE
i. Neighborhood Park
The neighborhood park is located east of “B” Street and is approximately 10.2 acres in size. The park
will include off-street parking, and also parking along “B” Street. Lighting is only proposed within the
neighborhood park at the parking lot and restroom building. The neighborhood park consists of both
passive and active areas for recreation and play, and as proposed includes the following amenities:
Soccer (U8): Three fields are proposed, and it is envisioned that these grass fields could be used
for other activities when not scheduled for soccer. Two of the fields are located adjacent to
each other and can be combined into one large field if needed.
Soccer (Junior High): One field is proposed, and it is envisioned that this grass field could be
used for other activities when not scheduled for soccer. Berms are proposed on north and south
sides of the field for seating.
Volleyball: Two sand courts are proposed.
Tennis: Four hard surface courts are proposed.
Basketball (High School): Three hard courts are proposed.
Playground: Two playgrounds are proposed. Each playground will include resilient surfacing,
benches and picnic areas.
Group Picnic Areas: Two group picnic areas are proposed. Amenities will likely include
barbeques, picnic tables, trash and recycling receptacles, and a shade structure.
Individual Picnic Areas: Approximately eight individual picnic areas are proposed. Each will
include picnic tables, trash and recycling receptacles.
Public Restrooms: One centrally located restroom building will be provided. The restroom will
provide drinking fountain(s), trash and recycling receptacles, and decorative paving. The
restroom building will also include park maintenance storage and security lighting.
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Trails: A Class I bike trail will be provided within the Neighborhood Park. The trail will also
include interpretive and directional signage, and bike parking areas. Additionally pedestrian
pathways will be provided, and they will be 5 feet wide and constructed of either concrete or
decomposed granite. Benches will be provided in strategic locations along the trails, and four
bridges are proposed within the park.
Trailhead: The trailhead proposed at the park will consist of directional kiosk, benches, trash
and recycling receptacles, bike parking and decorative paving. Low seat walls are proposed
around the trailhead to allow for additional flexible seating.
Parking Lot: Parking lot will be constructed of either asphalt or decomposed granite paving, and
it will contain lighting for security.
Entry from “A” Street: An entry area is proposed from “A” Street and it will consist of an
overhead pergola, fountain and/or public art, decorative paving, accent landscaping, and park
signage. The entry area is proposed to bulb out into “B” Street to maximize the visibility of the
entry, and create a focal point.
Landscaping will primarily consist of drought-tolerant trees and shrubs, with field turf areas provided for
recreational uses. Landscaping along riparian buffer areas will consist of native riparian and drought-
tolerant plants.
ii. Pocket Parks
Approximately five pocket parks are proposed within the project, and they range from approximately
0.2 to 1.8 acres in size. The pocket parks will include pedestrian trails and individual picnic areas. Some
of the pocket parks will contain Class I trail connections. Lighting is not proposed within the pocket
parks.
Class I Trail: Class I bike trails will be cross through several of the Pocket Parks.
Pedestrian Paths: Pedestrian pathways will be provided, and they will be 5 feet wide and will
likely be constructed of decomposed granite or concrete. Benches will be provided in strategic
locations.
Individual Picnic Areas: Picnic areas will be provided where feasible, and most parks will contain
one location. Picnic areas will include accessible paving, picnic table(s), and trash and recycling
receptacles.
Landscaping will primarily consist of drought-tolerant trees and shrubs, and include centrally located
turf areas for passive use. Landscaping along riparian buffer areas will consist of native riparian and
drought-tolerant plants.
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iii. Linear Park/ Central Detention Basin
The linear park is located west of “C” Street, and is approximately 3.4 acres in size. The park will contain
the central detention basin along the western portion of the park, and a Class I trail on the east. The
linear park is adjacent to a Pocket Park which will allow for a seamless integration of additional
amenities. Lighting is not proposed within the linear park.
Class I Trail: The Class I bike trail route will continue through the linear park. The trail will
include strategically placed interpretive and directional signage as deemed appropriate. The
Class I trail is proposed to connect over the railroad with a bridge connector to link the project
with other surrounding neighborhoods.
Landscaping will primarily consist of drought-tolerant trees and shrubs. Landscape within the basin will
likely be installed by means of a combination of hydroseed and containerized plant material.
Landscaping along riparian buffer areas will consist of native riparian and drought-tolerant plants.
iv. Scenic Buffer
The Scenic Buffer is located east of “D” Street at the project entry off Tank Farm Road, and it is
approximately 2.1 acres in size. The scenic buffer will not include any amenities other than landscaping.
Landscaping will primarily consist of drought-tolerant trees and shrubs, and tall vegetation will be
carefully located to not impede views.
C. ROADWAYS
i. Arterial Roads
Orcutt Road improvements will be located within a 20- foot setback, and will include a 5- foot- wide
meandering concrete sidewalk with landscaping and Class II bike lanes. Landscaping will primarily
consist of drought-tolerant trees and shrubs. Landscaping at the existing culvert/ creek crossing will
minimize impacts to wetland areas and consist of existing and proposed native riparian and drought-
tolerant plants.
Tank Farm Road improvements will be located within a 20-foot setback, and will include a 5- foot-wide
meandering concrete sidewalk with landscaping and Class II bike lanes. Landscaping will primarily
consist of drought-tolerant trees and shrubs. A bus stop is proposed on Tank Farm Road near the
project entrance.
ii. Collector Streets
Collector streets “B”, “C”, and “D” will generally include drought-tolerant landscaping throughout.
Street trees will be selected based on their performance in street settings and cross referenced with
City’s approved list and the OASP. It is anticipated that the project will utilize reclaimed water for
irrigating collector streets, and that parkways will include bio-filtration areas to treat storm water.
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“B” street improvements will include a detached sidewalk with landscaping, and decorative
crosswalks with textured paving connecting the park to “A” Street. A portion of “B” Street will
include Class II Bike lanes that converge into a Class I trail at the neighborhood park. “B” Street
also includes angled off-street parking, street trees, and an entry feature with accent planting at
the neighborhood park.
“C” street improvements will include detached sidewalks and landscaped parkways. A bus stop
is proposed along “C” street and a Class I trail and park will be located adjacent to south side of
the roadway.
“D” street improvements will include detached sidewalks, landscaped parkways and medians.
Class II bike lanes are proposed on the roadway and they will connect to Class I trail system at
adjacent parks and proposed bike lanes on Tank Farm Road.
iii. Local Residential Streets
Local Streets “C-1” to “C-3”, “D-1” to “D-4”, “E” and “E-1” to “E-2” improvements will include bulb-out
planters that include bio-filtration areas to treat storm water. “E” and “E-1” to “E-2” will include
detached sidewalks with landscaped parkways on one side of the street. Street trees will also be
provided on private and open space lots to create a consistent tree planting pattern along the local
street system. Street trees will be selected based on their performance in street settings and cross
referenced with City’s approved list and the OASP. Class II bike lanes are proposed on “E” street that
tie into the Class I trail system and connect to proposed bike lanes on Orcutt Road.
V. Exceptions from Design Standards
A. BUILDING HEIGHT 25 FEET IN R-1 ZONE:
The code allows discretion to the director to exceed the 25-foot building height in the R-1 zone. The
code also defines “existing topography” to be design grade in a subdivision. This application is
requesting an adjustment for reduced minimum R-1 lots that the OASP encourages, meeting the typical
R-2 lot size (up to 5,000 s.f.) to apply the R-2 development standards including building height and lot
coverage (see next request) which is established predicated upon lot size rather than zoning. There are
several mechanisms to support applying R-2 design standards to R-1 lots of 5,000 s.f. or less and for or
supporting a height exception.
i. Zoning Regulations - Low Density Regulations (R-1) Zone – 17.24.020 – Maximum Height: 25
Feet; Up to 35 feet if the Director approves an administrative use permit.
ii. 17.16.040 Height – Height measurements shall be based on existing topography of the site.
iii. 17.100 E Definitions – Existing Topography: “Existing topography” means the natural unaltered
topography or the topography resulting from grading activity legally permitted in conjunction
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with subdivision improvements, right-of-way improvements, or previous on-site building
improvements.
B. LOT COVERAGE:
R-1 zoned lots have a maximum 40% lot coverage12. R-2 zoned lots are allowed 50% lot coverage13. This
application is requesting an adjustment to allow R-2 lot coverage (development standards) for R-1 lots
of 5,000 s.f. or less.
i. Lot Size (Area):
The OASP limits R-2 lots to a maximum of 5,000 s.f.14 This application is requesting that some R-2 lots in
the Righetti Ranch project which will slightly exceed 5,000 s.f. due to irregular or pie shapes driven by
physical design constraints and location on corners or cul-de-sacs remain designated as R-2. These lots
will remain otherwise consistent with R-2 design and will feature homes consistent with the other R-2
lots in the Righetti Ranch tract.
ii. Street Sections:
Changes have been made to OASP street widths, street parking has been modified from the OASP in
some locations, and the tentative map will propose some private streets. All of these changes are
encouraged by OASP Policy 5.6.15 In addition, the Water Quality Control Board Post-Construction
Requirements notes, “construct streets, sidewalks, or parking lot aisles to the minimum widths
necessary, provided that public safety or mobility are not compromised.”
VI. Low Impact Development
As a residential tentative subdivision map with five (5) or more units, the project is classified as a Tier 3
Low Impact Development project. This requires at least two (2) LID measures that retain or reduce
runoff. The following LID measures will be implemented:
Bio-filtration systems (bio-retention with underdrains due to underlying impervious rock)
Down-spout disconnect
Reduce roadway surface - lane and sidewalk widths minimized, parking lanes removed in
places, sidewalks removed in some private streets
Storm water ponds (vegetated detention ponds)
12 OASP Table 3.1: residential Development Standards
13 Ibid
14 Ibid
15 Please see OASP Policy 5.6 on page 5-16 which encourages varied street widths for increased density and design
flexibility
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VII. Inclusionary Housing
The Righetti Ranch vesting tentative tract map proposes 272 market rate homes. The OASP Policy 3.3.2
stipulates that 15% of the market rate units must be affordable - 5% low income and 10% moderate
income rated homes. As a part of this Vesting Tentative Tract Map, Ambient Communities is proposing
41 affordable homes which equate to 15% of the 272 market rate homes. It is therefore proposed that
this project will provide 14 low-income homes. Additionally, there will be 27 moderate-income level
homes 16.
It is proposed that nine of the 14 low-income units be coordinated with the Jones property as allowed
by OASP Policy 3.3.317 Thus, nine units will be located on the Jones property. The other five low-income
rated dwelling units will be on the Righetti Ranch map in the R-3 zoned area which will also locate the 27
moderate-income units for a total of 32 affordable R-3 zoned units on the Righetti Ranch property.
Please see the included Affordable Housing Exhibits.
VIII. Architecture Review
This application does not include an application or request for architecture review. City subdivision
regulations indicate that a Vesting Tentative Tract Map within a specific plan is exempt from the
requirement for architecture review18. The intention of this application is to comply with the OASP
design guidelines.
IX. Consistent with Current Zoning
This request for a Vesting Tentative Tract Map includes an application for a Specific Plan amendment
and General Plan amendment for the purpose of a zone change described in section II. The zone change
request is more of a reconfiguration of existing zoning for better land use compatibility and placement
than a rezone from one zone to a an entirely different zone. General conformance with the existing
zoning of the OASP remains with the proposed map application.
X. Status of Approvals from other Agencies
Applications to the Army Corps of Engineers and the Department of Fish and Wildlife have been
submitted. We can provide those at your request if needed prior to the CEQA review process.
16 City of San Luis Obispo Affordable Housing Standards 2013
17 Policy 3.3.3: To promote reasonable efficiency a project developer may coordinate with another Orcutt Area
property owner or developer to provide the required affordable dwelling units when the units proposed are less
than 10.
18 Subdivision Regulations Section 16.12.020(B)(1); Page 32 of City of SLO Subdivision Regulations
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Introduction and Discussion of a Vesting Tentative Tract Map application (VTM#3066) to create 31 development lots, and 2 open spac e lots on the Jones Ra nch property in the Orcutt Area Specific Plan including a propos ed Mitigated Negative Declaration, tiering off the OASP Final EIR (2010).
PROJECT ADDRESS: 3761 Orcutt Road BY: David Watson, Consulting Planner (704-8728)
Watson Planning Consultants dave@watsonplanning.us VIA: Phil Dunsmore, Senior Planner (781-7522) pdunsmore@slocity.org FROM: Doug Davidson, Deputy Director (781-7177) ddavidson@slocity.org
FILE NUMBERS: Application #SBDV-0067-2014, Vesting Tentative Map #3066
Related File Numbers GPA-SPA #Tract 3066, ER #Tract 3066
RECOMMENDATION: Review and provide comments on proposed Vesting Tentative Tract Map
for 31 development lots and 2 open space lots and continue to a date certain, April 8 th, 2015 (VTM
3066, Application #SBDV-0067-2014)
SITE DATA
Applicant Travis Fuentes, Dante Anselmo
Ambient Communities
Representative Todd Smith, Cannon
Zoning R‐1‐SP, R‐2‐SP, R‐3‐SP, R‐4‐SP
CC‐MU, C/OS‐P, P‐F‐SP
General Plan Orcutt Area Specific Plan
Site Area 11.56 acres
Environmental
Status
A Program‐Level Final EIR was
adopted for the OASP in 2010.
Meeting Date: March 25, 2015
Item Number: 3
Jones Ranch
PJD
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1.0 PROJECT INTRODUCTION
The applicant, Ambient Communities, is requesting approval for a Vesting Tentative Tract Map #3066
on property referred to under the Orcutt Area Specific Plan as th e “Jones Ranch”. The Planning
Commission’s role is to make recommendations to the City Council on the proposed Vesting Tract
Map included with the applicant’s proposal.
A total of 66 residential units are proposed. Of th e 66 homes, 57 are unique to the Jones Ranch, with
another nine affordable units proposed to be receiv ed from the Righetti Ranch project (Tract 3063).
Including the proposed nine units from Righetti, a total of 17 affordable units would be built on the
Jones site.
Tract 3066 would also connect to public trails, st orm water management features, roadways and
utilities to support internal uses, an d also to tie into the City’s regional networks of roadways, water,
wastewater and recycled water ut ilities. Tract 3066 includes a 15,070 sq ft neighborhood mixed-use
property on 1.32 acres.
Jones
Project
Gross
Acreage
Proposed
Commercial
Proposed
Residential
Proposed Parks & Open
Space
Jones Ranch
Vesting Tentative
Tract Map #3063
11.56
acres
15,070 sq ft
1.32 acres
(mixed-use)
12 single family units
43 multi-family units
9 mixed-use residential
64 new residential
2 existing residential
66 total residential
2.03 acres Open Space
2.03 acres (17.6%)
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Figure 1 ‐ Tract 3066 Lots and Land Use/Zoning Configurations
The project proposes a variety of residential housing product types including, single family detached,
duplex units, triplex units and mixed-use apartments located above the commercial center. 15% of the
allowable density in the project (up to 54 units – or a Jones Ra nch requirement for eight such
affordable units) is proposed as units affordable to persons and families of low and moderate incomes.
The Jones parcel will provide these eight units within the R-2 (two-bedroom) multi-family area.
Additionally, Tract 3066 is proposed to “receive” nine affordable units from the Righetti Ranch Tract
3063 tentative tract map application. Flexibility in considering these “transfe rs” of affordable units
between properties comprising the Orcutt Area Specific Plan is permitted. The nine Righetti Ranch
affordable units are proposed within the Jones Tract to be located as affordable apartments over the
mixed-use commercial area of the tract.
The Jones Ranch affordable units are distributed throughout the develo pment in a non-distinguishable
manner and include affordable units in all residentia l product types proposed within the project. As
noted above, affordable units will include a mix of for-sale-homes for low and moderate-income
households, as well as rental units.
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The two (2) existing residential units on the property are the Jones Family homestead residences. As a
part of proposed Tract 3066, up to three (3) additional Jones homestead residences would be created,
bringing the Jones homestead residences to as many as five (5) of the total units.
Mixed-use commercial component is proposed at approximately 15,000 sq. ft. located on the southern
edge of the Jones Ranch, and generally in the center of the overall Orcutt Planning Area.
The project includes pedestrian ways, bicycle path s, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community. The
approximately 9,500 sq. ft. central common area open space park (proposed Lot 30), located across
from the mixed-use development and within a central corridor of the R-2 multi-family community,
achieves a courtyard effect with picnic seating areas, paths and plaza space for community events,
thereby providing largely passive recreation amenities for the future residents of the subdivision and
the overall community as a whole.
2.0 EVALUATION - CEQA
2.1 Introduction
Both the Jones and Righetti Ranc h projects have been analyzed for CEQA compliance based on the
original 2010 Final EIR (FEIR) and based on an Initial Study-Mitigated Negative Declaration (IS-
MND) prepared and circulated in 2015 analyzing the more unique and detailed components of the
proposed tract maps. CEQA allows building upon or “tiering” subsequent environmental review from
an earlier EIR, and in this case the combined IS-MND has been presented to also address the proposed
General Plan (GP) and Orcutt Area Specific Plan (OASP) applications considered earlier tonight.
2.2 Summary of CEQA Recommendations
Staff is recommending that the 2015 IS-MND deve loped for the proposed GPA-SPA and VTM’s be
adopted, as well as the excerpted FEIR mitigations from the 2010 approval of the OASP. These
documents would constitute the complete environmental determinations for the proposals.
3.0 OASP POLICY CONSISTENCY REVIEW
The Jones Ranch project site comprises 11.56 acres of the overall 231-acre Orcu tt Area Specific Plan
(OASP). The applicant has submitted a “Project Description” narrative (Attachment 1) and VTM
sheets (Attachment 3) which describe their proposal in detail.
3.1 Conservation, Open Space and Recreation
OASP Policies concerning Conservation, Open Space and Recreation are focused on protection of
Righetti Hill, creeks, wetlands habitats and visual re sources, while introducing a variety of parks and
recreational uses for the residents of the Orcutt area. The various land use and development standards
contained in the OASP result in about 1/3rd of the planning area remaining in open space (80 acres).
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Policies 2.2.1, 2.2.2 and 2.2.3 designate specific areas for creeks, wetlands, mitigation areas and
riparian open space as a part of the overall OASP, comprising approximately 19 acres. In the case of
the Jones Ranch proposal, 2.03 acres of open space are set aside as prescribed by the OASP to meet
these goals within the J ones property. These areas occur within Lots 31 and 32 along the Barrandca
Creek corridor in roughly the center of the site. Th ese open space lots and the creek corridor ties into
the proposed Righetti Ranch project to the south and the future Fiala property to the north.
Additional policies permit culverts for minor creek crossings, as proposed in the Jones subdivision at
Lots 31-32. Creek setback standards as describe d on VTM#3066 Sheet C-3 are consistent with OASP
policies regulating development along these corridors.
Regarding parklands features, the OASP does not es tablish any public park areas on the property.
Instead, Jones Ranch will contribute to the Public Facilities Financing Plan (PFFP) required by the
OASP, in the form of fee payments to contribute th eir fair share to improvements constructed on other
properties in the Orcutt Planning Area.
The OASP does provide for a continuation of Class 1 bike paths on the Jones Ranch property,
connecting Righetti to the south and Wingate to the north. This occurs with a class one path beginning
at B Street adjoining the future Neighborhood Park on the Righetti si te, northerly to Sponza Drive,
terminating at a Bike Staging Area on the Jones property.
3.2 Land Use and Development Standards
Proposed VTM#3066 includes a mix of low, medium density residential uses and open space as
required by the OASP.
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks &
Open Space
Jones Ranch
11.56 acres
15,070 sq ft
1.32 acres
(mixed-use)
14 single family units
52 multi-family units
66 total residential
2.03 acres Open Space
2.03 acres (17.6%)
Density assigned to the Jones Ranch property under the OASP calle d for between 54-56 residential
units. At 57 units unique to the Jones Ranch, VTM #3066 is substantially cons istent with projected
residential unit densities. The added affordable units “received” from the Righetti Ranch proposal
remain consistent with the density ranges established for the overall OASP.
VTM#3066 proposes to meet their affordable housin g requirements (Policy 3.3.2 requires 5% low
income and 10% moderate income units) by providi ng their required 8 affordab le units on-site. These
affordable units would be disper sed within the R-2 components of the proposed tract. While staff
supports the on-site concept for Jones, including the transfer of units from the Righetti proposal, it is
equally important to take note of OASP and Housi ng Element policies that encourage this housing to
be developed early on in projects, and if possible in step with the main market-rate housing units. For
example, it is appropriate to time affordable housing with the sequence of market-rate housing
construction, recognizing that ini tial subdivision grading, infrastruc ture and other im provements need
to be completed to begin the production of any housing at the site.
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In the context of Jones Ranch, staff is recommendi ng that financial guarantees be presented at the
outset of the tract construction that would allow the affordable units to be deferred to the desired Phase
2 timing of the applicant. The form of these guarantees would be approved by the City Attorney and
Community Development Director at the outset of the project.
In the case of both the Jones and the Righetti VTM#3063 proposal, conditions would be included to
require the preparation and approva l of an “Affordable Housing Agre ement” by the City Council, to
document the timing, guarantees and related details of the combined Jones-Ri ghetti affordable housing
program, to be required as a part of presentation of the initial Final Map for recordation on either
property.
VTM#3066 has been proposed to be recorded in a single phase. During discussi ons with the applicant,
it has been suggested that Jones Ranch would para llel the Phase 1 timing of the nearby Righetti Ranch
subdivision. This makes sense from several perspe ctives, including the need to advance affordable
housing “received” on Jones from Righetti, critical circulation and infrastructure needs can be more
readily achieved under a joint-deve lopment concept, and all parkla nds needed for the Jones Ranch
property occur within the Righetti site.
However, Jones Ranch is a standalone project, and to that extent the project is being treated as a single
phase project. Phased improvements with a project of this relatively small scale are not appropriate. It
is also possible for a variety of reasons that Jone s may lag behind Righetti. For this reason the Jones
project may need to be independent ly capable of meeting development standards without reliance on
nearby development project(s).
3.3 Circulation
The 2010 FEIR environmental analysis, OASP Policy 5.2.3, makes it clear that alignment of “B” Street
to match the Tiburon Way intersection through the Imel property is to be developed either as part of
the Imel development, or through negotiations betw een the Jones applicant and Imel to secure the
needed off-site right-of-way as part of the Jones development. In this case, the applicant has been
working to secure this right-of-way, and would im plement that option with recordation of the Final
Map for Tract #3066.
B Street-to-Tiburon Way Alignments Analyzed in 2010 OASP FEIR
The OASP identified an alternative “B” Street c onnection to Orcutt Road that would allow a 250’
offset northerly from Tiburon, entirely within the Jones property. Program 5.2.3(f) of the OASP
affords the Jones subdivider with th e option of an alternative “B” Street connection to Orcutt Road that
would allow this 250’ intersection “offset” northerly from Tiburon, entirely within the Jones property.
The alternatives to align B street are shown in Figure 2 on page 7.
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This “offset” configuration is problematic from
several perspectives, including (1) this
alignment would eliminate virtually all the
useable areas of the Jones homestead lots
proposed in VTM#3066, (2) the “offset” has not
been subject to updated CEQA analysis, and (3)
the proposed VTM#3066 does not include a
design for this alternative, and the resulting
changes to the proposed circulation and lot
patterns. For these reasons, staff has dismissed
this alternative at this time.
Following extensive discussion with the Jones
applicant, staff is recommending conditions
requiring the subdivider to provide this
alignment through Imel to Tiburon Way. This
condition leads to the opportunity to implement
a 5th homestead lot at Jones described in
Attachment 2.
3.4 Public Utilities and Services
The preliminary on-site infrastructure plans
proposed for VTM#3066 have been reviewed by
engineering, public works and utilities staff and
are adequate for serving the proposed project.
Specific attention has been given to off-site
utility improvements needed to adequately serve
VTM#3066. Off-site wastewater main line
extensions from Tank Farm Road (through
adjoining Righetti, VTM#3063) and the
extension of off-site water mains to supply
needed fire flows and storage have been addres sed in the 2015 IS-MND, and under conditions to be
considered for project approval.
Policies directed at meeting fire codes, law enfo rcement, health, maintenance, transportation and
recycling will be applied to any project approvals, consistent with City codes and regulations as
outlined in the OASP.
JONES
Property
“Preferred
Alignment”
“County
Alignment”
“Offset
Alignment”
IMEL
Property
Figure 2: B Street
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4.0 CONCLUSION and RECOMMENDATION
Recommend the Commission provide direction to st aff on the following specific topics and continue
the item to the April 8, 2014 hearing for action and a recommendation to the City Council:
4.1 Suitability of the Jones Ranch site to “receive” affordable housing units from the adjoining
Righetti Ranch project, subjec t to an “Affordable Housing Agreement” approved by City
Council at the time of recordation of a final map for Jones, articulating financial guarantees and
timing of the provision of affordable housing.
4.2 Implementation of the “preferred alignment” for the B Street alignment to Tiburon Way,
through the Imel property.
4.3 Deferral of architectural design review at this time, and implement a process of ARC review
that will allow the Community Development Director to have final authority over specific
building and landscape construction designs.
5.0 ATTACHMENTS
1. VTM#3066 Applicant’s “Project Description”
2. Jones Homestead Lots – 5th Lot Option with off-site “B” Street alignment to Tiburon Way
11 x 17 Plan sets of the Vesting Tentative Map will be included in the Planning Commission packet
and are available for review at 919 Palm Street.
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Project Description and Statements
Jones Parcel
Orcutt Area Specific Plan
I. Project Description
Ambient Communities is requesting the review and approval of a Vesting Tentative Tract Map for the
development of the “Jones Ranch” property within the Orcutt Area Specific Plan (OASP). The property
and specific plan area were recently annexed into the City of San Luis Obispo.1 The OASP was approved
on March 2, 2010.2 These actions allocated an estimated 56 residential homes on the Jones Ranch
property (10 – 11 R-1 units and 44 – 45 R-2 units)3 , although this estimate does not include the mixed
use residential units allocated to the property.
The Jones Ranch property is 11.56 acres of gently sloping land bisected by Barrandca Creek. The
proposed plan is to build nine (9) market rate single-family detached homes (Jones Family has 2 existing
residences, lots 1 and 2, and will build two more, lots 3 and 4 to be retained as homestead lots) on the
R-1 zoned portion of the property.
In the R-2 zoned area of the property, which will include the “R-1 Island” presently shown on OASP maps
(as R1) that is a part of a zone change requested in the Righetti Ranch General Plan Amendment/Specific
Plan amendment application, Jones Ranch proposes 43 medium density residences in an attached home
configuration. Jones Ranch will provide its required inclusionary housing units, and is proposing to
provide an additional nine inclusionary units to meet the requirement of the Righetti Ranch property
1 Orcutt Area annexed November 16, 2011
2 Resolution No. 10154 (2010 Series)
3 See Table A-2 of the Orcutt Area Specific Plan
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(see section VI below) to fulfill a shared arrangement for affordable units with Righetti Ranch. In all, the
Jones Ranch project proposes 13 R-1 lots, 9 to be for sale market rate homes and 4 homestead lots, 43
attached homes in the R-2 area, and 9 mixed use apartments/condominiums on top of approximately
15,000 square feet of commercial space. This amounts to 65 total units, 61 total for sale units of which
there are 44 market rate units and 17 affordable units. The Jones Ranch property will be constructed in
a single phase with phase 1 of the Righetti Ranch project where utilities, access and necessary
infrastructure will be coordinated with the Righetti Ranch as if the developments are a single project.
Righetti Ranch and Jones Ranch will share the same CC&R’s and master HOA. The HOA will maintain the
project stormwater features and common space among other things as detailed in the CC&R’s.
Jones Ranch as designed has four separate land use designations. There are 2.96 acres zoned R-1, 3.66
acres zoned R-2 and 1.33 acres zoned CCMU (community commercial mixed use). There are 2.03 acres
zoned conservation open space. the R-1 area will have a density of 4.4 units per acre which is well
within the limits for R-1. The R-2 area density is calculated as 11.7 units per acre where 12 units per
acre is the maximum.4
The Jones Ranch property main natural feature is Barrandca Creek which traverses the property and has
a fork on the north side creating two creek areas that run across the property and merge into one creek.
These areas are maintained as open space and are protected and valued property features. Appropriate
creek setbacks and open space treatment is provided in the site design.5
The R-1 portion of the property is uniquely designed in a courtyard arrangement of two groupings of
single family homes. One grouping is a cluster of 5 homes around a shared access courtyard and the
other a cluster of 4 homes around a shared access courtyard. Each cluster will be accessed from “B”
Street. This design differentiation provides a different and unique product that is an efficient use of the
limited R-1 space and is encouraged by the OASP.6
Attached housing product like duplexes and triplexes are highly encouraged in the R-2 zone by the
OASP.7 The Jones Ranch project will make extensive use of this design in the R-2 zoned portion of the
property and make efficient use of limited space. The project as proposed will provide 43 attached units
in a mix of eight (8) duplex and nine (9) triplex buildings. The duplex buildings will provide two three-
bedroom units, each two stories. The triplex buildings will provide two three-bedroom units, each two
stories, with the additional two bedroom unit designed as a single level second floor unit above the
garages.
Each two-bedroom unit has an associated one car garage and each three-bedroom unit has an
associated two car garage. The Garages will provide a combined 74 parking spaces. Additionally there
are 38 additional surface parking spaces proposed in the R-2 area. The mixed use area will add 58
4 City of San Luis Obispo Zoning Regulations 17.16.010(2)(a) and Table 3.1
5 See OASP Figure 2.1 and policy 2.2.1 and policy 2.2.2 and program 2.2.2C et al
6 See OASP Goal 3.1a and policy 3.2.5 et al.
7 OASP Policy 3.2.9
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parking spaces including 4 disabled access spaces. The mixed use area incorporates a mixed use parking
reduction of 25%.8
Each unit of the attached product will have 250 square feet of private open space as required by the
City’s subdivision standards. Additionally, the R-2 zone will provide a central common open space area
as well as a pocket park area which will provide well over 6,450 square feet of common area open space
or a minimum of 150 square feet of common open space per unit.9
The last portion of the Jones Ranch property is the approximately 1.3 acre strip of land zoned
Community Commercial Mixed Use. Jones Ranch is proposing to add approximately 15,000 square feet
of commercial space to provide a mix of retail, personal service and office space uses.10 The commercial
center provides a plaza area along A street and at the intersection of A and B Streets and will provide
affordable residential above the ground floor commercial space.11
Jones Ranch will create a community that successfully accomplishes the goals and objectives of the
OASP. It will provide a new community that brings needed housing to the City while creating a
community that is diverse and balanced with the natural setting. The natural beauty will be maintained
and protected alongside the new home sites. Jones Ranch will provide a “balanced mix of housing types
including single-family and multi-family” and inclusionary housing 12.
The community will feature walking trails and bicycle paths, a variety of park-like space and open space
for the enjoyment of its residents. The community protects and emphasizes creeks and riparian areas,
wetlands and sensitive environmental features. By focusing the design on balancing and meeting all of
the goals and objectives of the OASP, the Jones Ranch project will provide a livable, walkable, desirable
community with a unique sense of place for all to enjoy 13.
II. Statement of Existing and Proposed Land Use
The Jones property is a mix of residential zoning, mixed use zoning and open space established by the
approval of the OASP and annexation of the property into the City of San Luis Obispo. The zoning
currently established includes the open space zone covering riparian areas including creek setbacks, R-1
low density zoning on the eastern half of the property, R-2 medium density zoning on the central
portion of the property and mixed use/community commercial zoning on the western eighth of the
property.
The proposed Ambient Communities Vesting Tentative Tract Map for Jones Ranch will maintain largely
the same zoning as indicated in the OASP with one small modification. There is an area on the northeast
8 City of San Luis Obispo Zoning regulations 17.16.060(C)
9 City of San Luis Obispo Subdivision Regulations 16.17.030(B)
10 OASP section 3.2.2
11 OASP Policy 3.2.16a, b and c
12 See Orcutt Area Specific Plan Section 1.6, page 1-5
13 See OASP Section 1.6
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portion of the Jones Ranch property within the fork of the creek that is zoned R-1 in the OASP. This
14,800 square foot area situated between the open space creek areas presents significant constraints
that make R-1 development there a challenge. Therefore it is proposed in a previous (Righetti Ranch)
application that this R-1 “island” be rezoned to R-2 which is a more suitable zone that will lessen the
development impacts and create better land use compatibility with the neighboring Taylor property to
the north. This map proposal assumes that zone change for design purposes.
III. Statement of Proposed Landscape Improvements
The project is designed to meet the intent of the Orcutt Area Specific Plan and City of San Luis Obispo
standards. The project includes ample open space and a public trail system. The project contains a
range of housing and commercial opportunities, along with a central common open space. The
character of the project is intended to mimic the natural ranch and adjacent creek setting, utilize native
and drought-tolerant vegetation, and reduce impacts to the surrounding environment where possible.
RESIDENTIAL & COMMERICAL AREAS
A schematic Planting Plan has been developed to demonstrate a recommended landscape palette and
design intent, but is not intended to be an inclusive plant list. Landscaping will primarily consist of
drought-tolerant trees and shrubs, with riparian species used along the existing creek corridor and
within bio-infiltration areas. Turf will be only used in the common open space area for recreational
purposes. The design principles for the Jones Property landscaping includes the following:
Shrubs
• Planting will be located with low groundcover and shrubs in the foreground and layered with
higher plants behind. Blank walls will utilize taller vegetation to soften expanses, and low
planting will be placed along entries, walkways and driveways. Shrubs will be located to
maintain views out of windows.
• Sun and shade preferences will be considered for planting under trees and along building
foundations.
• Plants will be placed based on their ultimate width at maturity, and shrubs planted under tree
canopies will not grow more that 0.75% of the canopy height.
• Bio-infiltration areas are proposed between the commercial buildings and parking lot. These
areas will treat storm water, and shrubs will consist of riparian species that can tolerate periodic
flows and standing water.
• Shrub areas adjacent to riparian corridors will transition into each other, and not have abrupt
edges designating the zones.
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Trees
• Trees with low root damage potential will be used when planted within 5’ of hardscape
elements.
• Trees will be placed so that canopies do not extend into buildings or other trees to alleviate the
need for future pruning.
• Trees should be utilized to provide shading of buildings and parking areas whenever feasible.
• Bio-infiltration areas are proposed between the commercial buildings and parking lot. These
areas will treat storm water, and trees will consist of riparian species that can tolerate periodic
flows and standing water.
OPEN SPACE & TRAILS
A centrally located common open space is proposed within the project, and it is approximately 0.25
acres in size. The open space will include pedestrian trails and individual picnic areas. Lighting will be
limited to primary pedestrian walkways and parking areas as needed for security. Please see Righetti
Ranch “Trails and Public Access” sheet L-4.
• Pedestrian Paths: Pedestrian pathways will be provided, and they will be 5 feet wide and will
likely be constructed of decomposed granite or concrete. Gazebos with benches will be
provided along the path system in strategic locations to provide viewing of open space areas.
• Bicycle Paths: 8-foot bike path with 2-foot shoulders along creek will provide a bicycle staging
area and provide connectivity to other bike paths and streets and the community park.
• Individual Picnic Areas: Two picnic areas will be provided within the central common open
space and they will include accessible paving, picnic table, and trash and recycling receptacles.
IV. Exceptions from Design Standards
The presence of Barrandca Creek and the fork of the creek and the associated creek setbacks and open
space requirements create difficulty in the design and configuration of lots and the subdivision of the
land. The creek meanders and the setbacks are therefore highly irregular and meandering. This
presents many challenges and limitations for lot design and site planning. This is a primary design
constraint that requires a variety of exceptions and adjustment requests.
A. BUILDING HEIGHT 25 FEET IN R-1 ZONE:
Building heights in the R-1 zone on the Jones Ranch tract map will exceed 25 feet from existing grade.
City ordinance requires height to be measured from the “existing topography” of the site 14. The City
14 City of San Luis Obispo Zoning Ordinance Section 17.16.040
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Zoning Ordinance defines “existing topography” to be “the topography resulting from grading activity
legally permitted in conjunction with subdivision improvements…” which is design grade in a
subdivision 15.
Additionally, the code allows discretion to the director to allow a house in the R-1 zone to exceed the
25-foot building height limit 16. The building heights in the R-1 will exceed 25 feet so this application will
request an adjustment for Houses in the R-1 zone that exceed the 25-feet height limit. The structures
will be less than 30 feet in height.
B. LOT COVERAGE:
R-1 zoned lots have a maximum 40% lot coverage 17. R-2 zoned lots are allowed 50% lot coverage 18. This
application is requesting an adjustment to allow R-2 (development standards) for R-1 lots of 5,000 s.f.
or less.
i. Lot Size (Area):
There are 4 R-1 lots being retained by the Jones family as homestead lots. The OASP table 3.1 limits R-1
lots to a maximum of 15,000 square feet. The four Jones homestead lots will exceed the maximum
OASP lot size and remain more consistent with lots that predate the OASP.
C. STREET SECTION:
One of the ways we are able to respond to the new requirements for storm water and low impact
development is to reduce impervious surfaces. Travel lanes for local streets (Sponza Drive) have been
reduced to 10' width, the minimum needed for fire access. Parking provided meets the minimum
requirements only. Sidewalks have been eliminated wherever possible along private streets, while still
providing access. Bulb outs are provided to reduce impervious surface of streets and provide
stormwater treatment. All of these changes are encouraged by OASP Policy 5.6.[7] In addition, the Water
Quality Control Board Post-Construction Requirements notes, “construct streets, sidewalks, or parking
lot aisles to the minimum widths necessary, provided that public safety or mobility are not
compromised.”
“B” Street Section:
Figure 5.1, Program 5.2.3.a, and Figure 5.7 – The OASP provides conflicting information regarding the B
Street section from the neighborhood park to Orcutt Road. The text calls for separated sidewalk and
15 City of san Luis Obispo Zoning Ordinance Section 17.100(E) Definitions – “Existing Topography”
16 City of San Luis Obispo Zoning Ordinance Section 17.24.020(C)
17 OASP Table 3.1: residential Development Standards
18 Ibid
[7] Please see OASP Policy 5.6 on page 5-16 which encourages varied street widths for increased density and design
flexibility
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street parking adding up to a 68’ right-of-way section, while the maps and current City zoning GIS
indicates a narrowing of the right-of-way beyond the neighborhood park to a width of 44’. The project
proposes a 48’ section between the Neighborhood Park and Orcutt Road which does not include
parking, but does include bike lanes and attached sidewalks.
D. SETBACKS:
Lot 7 in the R-1 courtyard residences is up against the creek setback. In order to accommodate the lot
and the setback, the rear yard of lot 7 is reduced to 14 feet at the closest point to the creek setback.
Therefore an exception for rear yard setback of less than 20 feet is requested. See attached lot 7
exception exhibit.
The “island” area between the fork in Barrandca Creek is constrained by the two creek areas and
associated 20 feet setbacks. This creates physical constraints not typically experienced with other lots of
the same zone, topography or size. While we are able to fit the buildings, a very short bend in the
driveway access on lot 28 and lot 23 encroaches into the 20 foot creek setback. No part of the structure
encroaches, only a small portion of the driveway. Therefore it is requested that an exception be granted
to allow an approximate four (4) feet encroachment into the creek setback for the very short portion of
the driveway to properly access the residence (see Lot 23 and Lot 28 exhibit included). The OASP
attempts to accommodate the challenges the creeks can present in constraining development, for
example, by allowing R-1 lots to be enlarged where creeks are present 19 and also allowing measures
such as zero lot lines 20 and duplexes to help in more confined spaces and for more compact
development. While not specific, the intent of these policies is for the OASP to acknowledge some of
the physical constraints and provide some flexibility to work around them. We request some flexibility
for this conflict.
Side yard setbacks for the two duplex units on lot 23 are reduced from 5 feet to 3 – 4 feet for each unit
(see Lot 23 and Lot 28 exhibit included). This is needed due to the site constraints of the creek fork and
required creek setbacks which confine the space. Additionally the OASP does encourage zero lot lines
and duplex units 21 which should allow for side yard setback reduction.
E. Homestead Existing Conditions and Open Space
The Lot 1 homestead includes and existing home within ten (10) feet of the creek setback and several
miscellaneous structures within the creek setback and CDFW jurisdiction. These structures predate the
approval of the OASP. It is requested that the existing conditions present on Lot 1 remain as
“grandfathered” uses. An easement or other mechanism can be executed in order to restrict any future
improvements within open space or other restricted areas noted in the OASP.
19 OASP 3.2.5 “where creeks or other natural features constrain lot configurations there may be some larger R-1
lots”
20 OASP 3.2.8
21 OASP Policy 3.2.8 and Policy 3.2.9
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F. DRIVEWAY LENGTH
Due to the constraints of the creek, and limited R-1 space, we have used a courtyard style of lot layout
for the R-1 residences. This design is an efficient use of space and is encouraged by the OASP 22.
However it does restrict driveway length as the driveway is shared by all 4 or 5 homes in the cluster.
Therefore the lengths of the individual driveways are shortened. We request that an exception be
granted to accommodate this design and the shortened, varying lengths of the driveways in the R-1 lots
listed in table 4.1.
TABLE 4.1 LOT EXCEPTIONS
Lot
Number
Height
Exception
Requested
Lot Coverage
Exception
Requested
Lot Size Exception Setback Exception Driveway
Length
Exception
Lot 1 30 Feet No Yes over 15K sf
allowed by OASP
Section 3.2.5
Yes existing structures
Within the creek
setback
No
Lot 2 30 Feet No Yes over 15K sf
(OASP 3.2.5)
No
Lot 3 30 Feet No Yes over 15K sf
(OASP 3.2.5)
No
Lot 4 30 Feet No Yes over 15K sf
(OASP 3.2.5)
No
Lot 5 30 Feet No No Yes
Lot 6 30 Feet No No Yes
Lot 7 30 Feet Yes: Only R1
Less than
5,000sf
No Rear Yard Exception to
14 feet (from 20)
Yes
Lot 8 30 Feet No No Yes
Lot 9 30 Feet No No Yes
Lot 10 30 feet No No Yes
Lot 11 30 feet No No Yes
Lot 12 30 Feet No No Yes
Lot 13 30 Feet No No Yes
Lot 23 No No No Driveway encroaches
into creek setback.
Building Side Yard
Setback
Encroachment
No
Lot 28 No No No Driveway encroaches
into creek setback
No
22 See OASP DG 2.2 on page 4-2
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V. Low Impact Development
As a residential tentative subdivision map with five (5) or more units, the project is classified as a Tier 3
Low Impact Development project. This requires at least two (2) LID measures that retain or reduce
runoff. The following LID measures will be implemented:
• Bio-filtration systems (bio-retention with underdrains due to underlying impervious rock)
• Down-spout disconnect
• Storm water ponds (stormwater directed to off-site vegetated regional detention pond)
VI. Inclusionary Housing
The Jones Ranch vesting tentative tract map proposes 61 for sale units plus two existing homestead
units and two future homestead units the Jones family reserved for its use and enjoyment. Of those 61
units, 9 are low income affordable units provided to complete the Righetti affordable requirement as
positioned according to the implementation of policy 3.3.3 which allows the cooperation of properties
to share the affordable housing responsibility. The 9 low income units will be located in the mixed use
area above the commercial use on the property. The Jones parcel affordable responsibility is 8 units, 5
moderate and 3 low income units, which is 15% of 53 units. The Jones Ranch project will provide 44
market rate units, not 53. We have added the 9 affordable units from Righetti Ranch to the 44, making it
53, to properly account for the sharing of affordable responsibility between Righetti Ranch and Jones
Ranch. For the Jones calculation, we count the 9 units from Righetti as market rate units for calculation
purposes on Jones, though those units are sold at affordable rates in Jones Ranch. This will bring the
total affordable housing unit sales by Jones Ranch to 17 (9 from Righetti and 8 from Jones). Righetti
Ranch is selling 32 of its 41 affordable units, the remaining 9 being added to the Jones Ranch project.
The 8 units Jones Ranch is responsible to provide as affordable will be located in the R-2 units as two
bedroom homes there. The affordable units will be built alongside market rate three bedroom units.
The construction and treatment of the affordable units will be the same as the market rate units in the
R-2 attached housing product.
VII. Architecture Review
City subdivision regulations indicate that a Vesting Tentative Tract Map within a specific plan is exempt
from the requirement for architecture review 23. The intention of this application is to comply with the
OASP design guidelines. However at the direction of the City Community Development Department,
Ambient Communities is including a Minor Architecture Review Application with the vesting tentative
map application and is thus in process.
23 Subdivision Regulations Section 16.12.020(B)(1); Page 32 of City of SLO Subdivision Regulations
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VIII. Consistent with Current Zoning
This request for a Vesting Tentative Tract Map is in general conformance with the existing zoning of the
OASP remains with the proposed map application. There is no zone change request with this application
(although there is with the Righetti Ranch application which will affect the R-1 “island” on the Jones
parcel). This request is consistent with current and expected zoning of R-1, R-2 and Community
Commercial Mixed Use.
IX. Status of Approvals from other Agencies
Applications to the Army Corps of Engineers and the Department of Fish and Wildlife have been
submitted. We can provide those at your request if needed prior to the CEQA review process.
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Jones Homestead Lots
Graphic
Revision to VTTM 3066
Attachment 2
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Jones Homestead Lots Narrative Revision to
VTTM 3066: APN 004-705-008
The Jones family is requesting to have five (5) homestead lots remain on their property as opposed to
the four lots originally submitted. Therefore Ambient Communities is requesting that the Vesting Tract
Map be updated to include the additional lot for a total of 66 lots. This request is enhanced by the
proposed solution for the option "A" road alignment for "B" Street and Tiburon which will best align
Tiburon as the preferred option.
Additionally the Jones family is requesting that, as the original owner, they retain ownership in fee of the
entire property. The Jones family will grant an open space easement to the City of San Luis Obispo for
the required open space areas on lot 1 and lot 3 of the proposed vesting tentative tract map. The Jones
family will continue to maintain the property. If desired, the Jones family will create a Common
Maintenance Agreement for the homestead lots to ensure the properties are properly maintained in
perpetuity.
Attachment 3
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DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
March 11, 2015
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners Hemalata Dandekar, John Fowler, Ronald Malak,
William Riggs, Vice-Chairperson Michael Multari, and Chairperson
John Larson
Absent: Commissioner Draze
Staff: Deputy Community Development Director Doug Davidson, Senior
Planner Phil Dunsmore, Associate Planner Marcus Carloni,
Supervising Civil Engineer Hal Hannula, Assistant City Attorney Jon
Ansolabehere, and Recording Secretary Erica Inderlied
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES:
Minutes of December 10, 2014, and January 14, 2015, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARINGS:
1. 2120 Santa Barbara Avenue. USE-0916-2015: Review of a mixed-use project
with 69 multi-family units and 3,000 square feet of retail space with a categorical
exemption from CEQA; C-S-H zone; Covelop Management, Inc., applicant. (Phil
Dunsmore)
Phil Dunsmore, Senior Planner, presented the staff report, recommending adoption of a
resolution allowing approval of the mixed-use project based on findings and subject to
conditions which he outlined.
In response to inquiry from Vice-Chair Multari, Senior Planner Dunsmore clarified that
the extent of the Emily Street improvements is still under discussion but details will be
presented to the Architectural Review Commission (ARC) for its hearing of the project
and that the site’s northern driveway is shared with Miner’s Hardware but no shared
parking exists.
In response to inquiry from Commr. Fowler, Senior Planner Dunsmore clarified that the
Miner’s Hardware property to the north of the project site is party to a parcel map that
must be recorded before the Junction project moves forward, that access to the Miner’s
Hardware property would not be interrupted during construction of the junction, and that
Draft Planning Commission Minutes
March 11, 2015
Page 2
the ARC is familiar with the Cultural Heritage Committee (CHC)’s project
recommendations.
In response to inquiry from Commr. Malak, Senior Planner Dunsmore clarified that,
Emily Street improvements notwithstanding, the project will have front and rear access
points, and that each time a new project is analyzed by staff, the cumulative
environmental and traffic impacts of recent projects are considered.
In response to inquiry from Commr. Dandekar, Senior Planner Dunsmore clarified that
Miner’s Hardware will continue to utilize a driveway connecting to High Street.
Steve Rigor, Arris Studio Architects, applicant representative, provided a presentation
and summarized modifications made to the proposal following CHC review; noted the
applicants’ commitment to minimize disruptions impacting Miner’s Hardware.
In response to inquiry from Vice-Chair Multari, Rigor clarified that Miner’s Hardware will
relocate its storage currently located upon the proposed project site; noted that portions
of Roundhouse Street may be paved to provide access.
PUBLIC COMMENTS:
Lea Brooks, SLO, stated that her family owns two businesses adjacent to the project
site; expressed concern about competition for parking between residential and
commercial uses, and difficulty for cyclists and pedestrians crossing Santa Barbara
Street.
Myron Amerine, SLO, voiced support for the project’s bicycle accommodations, noted
concern about providing adequate bicycle connectivity to the north and south of the site.
There were no further comments from the public.
COMMISSION COMMENTS:
In response to inquiry from Commr. Malak, Senior Planner Dunsmore clarified that the
project did not meet the threshold for requiring a traffic study. Malak opined that, while
the project is intended as affordable workforce housing, the impacts of other types of
tenants may not be controllable; commented that the project meets community needs,
but noted concern that transportation “what-ifs” have not been vetted. Commr. Malak
stated a desire to continue the project to avoid extensive conditioning and a mysterious
outcome.
Commr. Riggs commented that Land Use and Circulation Element (LUCE) policies
adequately address the issue of small projects without traffic studies creating
cumulative impacts; noted that there is a difference between induced demand and
standard trip generation calculation. Riggs voiced concern about the lack of a complete
project proposal; noted apparent General Plan and LUCE inconsistencies, particularly
with regard to parking and circulation; cautioned that traffic problems will persist unless
the City aggressively discourages traditional transportation and makes non-motorized
Draft Planning Commission Minutes
March 11, 2015
Page 3
transportation interfaces prominent; suggested that a class II bike line should exist
along Santa Barbara Street.
Vice-Chair Multari voiced support for high-density housing in the proposed location
surrounded by similar uses; stated that the CHC and ARC should render the
architectural determinations. Multari noted concern about the lack of project conditions
requiring street improvements; suggested that the connection of Emily and High Streets
should be required to aid in the daily mobility of project residents and that overflow
parking from Miner’s and the Junction could be accommodated by a shared easement;
opined that project circulation does not appear to comply with the LUCE.
In response to inquiry from Commr. Fowler, Senior Planner Dunsmore summarized
planned improvements including Santa Barbara Street frontage, Emily Street, and a
bike path to the east of the project site, the location of which is undetermined due to
complications relating to railroad right-of-way acquisition. Dunsmore noted a condition
prepared by staff relating to the bike path, should the Commission wish to consider it.
Supervising Civil Engineer Hannula clarified that other businesses such as Sears with
Emily Street frontage may need to contribute to the construction of curb, gutter and
sidewalk, and that Emily Street improvements will be constructed between the project
site and Roundhouse Street regardless.
In response to inquiry from Vice-Chair Multari, Hannula stated that, with guidance from
the Railroad District Plan and LUCE, the Public Works Department is evaluating
circulation designs above and beyond standard street improvements. Multari noted a
desire to see a multi-modal Emily Street plan with connections to High and Roundhouse
Streets; noted that no nearby transit stop exists; suggested that differentiation be made
between residential and commercial driveways along Santa Barbara Street.
Commr. Dandekar expressed desire to be presented the “big picture” of all traffic flows
impacting the site; noted that complicated traffic flows may deter Miner’s patrons.
Dandekar voiced support for the architectural style; suggested that it would be more
feasible to acquire bike path right-of-way from Miner’s than from Union Pacific.
Chair Larson inquired about the trajectory of Emily Street on the south side of its
intersection with Roundhouse, noted his lack of readiness of approve a project without
final public improvement plans and or sufficient alignment with LUCE policies.
Commr. Fowler voiced general approval for the proposed use in this location; noted
desire for more information before action, including a reduced parking plan.
Rachel Kovesdi, consultant, asked for clarification as to the Commission’s stance on the
proposed parking. Chair Larson stated that the Commission supports relaxed parking
standards, and shifting emphasis away from cars. Commr. Riggs clarified that a shared
parking agreement and a reduction in parking need not be mutually exclusive.
There were no further comments made from the Commission.
Draft Planning Commission Minutes
March 11, 2015
Page 4
On motion by Vice-Chair Multari, seconded by Commr. Malak, to continue the item to
April 22, 2015, to allow staff to return with additional project details including refined
Emily Street improvements, a bike path connecting the project to the north and south
per the City’s Bicycle Plan, and enhanced pedestrian and bicycle improvements.
AYES: Commrs. Dandekar, Fowler, Larson, Malak, Multari, and Riggs
NOES: None
RECUSED: None
ABSENT: Commr. Draze
The motion passed on a 6:0 vote.
The Commission recessed at 7:36 p.m., and reconvened at 7:40 p.m.
2. 110, 120, 130, and 140 Grand Avenue. U 141-14: Request to remodel existing
residential buildings to be used as satellite high school classrooms for the SLO
Classical Academy located across Grand Avenue from the project site. Parking is
to be located offsite at the SLO Classical Academy site (115 Grand Avenue).
Project includes a categorical exemption from CEQA; SLO Classical Academy,
applicant. (Marcus Carloni)
Marcus Carloni, Associate Planner, presented the staff report, recommending adoption
of a draft resolution denying the use permit due to inconsistency with General Plan
policy, based on findings which he outlined. He noted that, should the Commission wish
to approve the project, it could consider adopting the alternative resolution prepared by
staff, setting forth an alternative interpretation of General Plan Policy 2.2.1, which
requires that any housing units eliminated by a project must be replaced elsewhere.
In response to inquiry from Chair Larson, Associate Planner Carloni confirmed that the
structures are vacant, and that the proposed vehicle access to the project site will be an
accessible parking space between 120 and 130 Grand Avenue.
In response to Commr. Riggs, Associate Planner Carloni stated that students will be
dropped off at the main campus to the west; Supervising Civil Engineer Hannula stated
that curb ramps will be required at both ends of the cross walk across Grand Avenue, at
the Slack Street intersection.
In response to inquiry from Commr. Fowler, Associate Planner Carloni stated that, due
to the low intensity of the school use, the structures could be converted back to
residential uses in the future. Deputy Community Development Director Davidson
clarified that no contingency for a return to residential uses is factored into the proposal.
Chair Larson commented that the vacancy of the structures could potentially render
moot the dilemma of General Plan Policy 2.2.1, which deals with “existing dwellings.”
Tim Ronda, SLO, project architect, representing San Luis Obispo Classical Academy
(SLOCA), urged the Commission to approve the project based on its merit and broad
community support, utilizing the alternative resolution prepared by staff. In response to
inquiry from Chair Larson, Mr. Ronda stated that approximately 34 students would be in
Draft Planning Commission Minutes
March 11, 2015
Page 5
attendance at the site initially, and remain there during the day; in response to Vice-
Chair Multari, Mr. Ronda stated that the site lease runs for 4 years beginning July 2014,
with two 2-year extension options.
In response to inquiry from Commrs. Riggs and Malak, Mr. Ronda clarified that the
relocation of students to the new facilities would create an incremental increase of
approximately 60 students maximum over time.
In response to inquiry from Commr. Riggs, Assistant City Attorney Ansolabehere
confirmed that, as the Cal Poly Corporation is not a state entity, they are subject to local
zoning regulations.
Associate Planner Carloni clarified that the Commission would need to condition the
project explicitly, should it wish to limit the number of occupants; noted that Condition 11
stipulates that the Community Development Director will evaluate whether a change in
use is significant enough to require a new use permit.
Assistant City Attorney Ansolabehere stated that the approved use would run with the
land; clarified that a new use permit would need to be obtained for a change to another
use that is not consistent with the use permit or as required by Zoning Regulations
Table 9, but not for a return to residential use.
PUBLIC COMMENTS:
Bryan Ridley, SLOCA parent and local Architect, urged the Commission to approve the
project via alternate findings; commented that SLOCA is growing and in need of space,
and that morning traffic at Slack and Grand is only moderate.
Commr. Dandekar left the meeting at 8:26 p.m..
Sandra Rowley, SLO, voiced support for granting the use permit but noted concern that
allowing non-residential uses may set a precedent that could be problematic in the
future.
Linda White, SLO, representing the Monterey Heights neighborhood, asked the
Commission for assurance that the project would be conditioned for occupancy by
SLOCA only.
Sarah Shotwell, SLOCA teacher, SLO, commented that the high school students
deserve more dedicated space; urged the Commission to approve the project.
Susie Theule, SLOCA Executive Director, commented that the growing school
population needs a home; read excerpts from a recent article in The Atlantic about the
Academy.
Sarah Weinschenk, SLOCA teacher, spoke in support of the project; summarized a
recent speaking engagement by author Gary Schmidt.
Draft Planning Commission Minutes
March 11, 2015
Page 6
Jill Talley, SLOCA parent, summarized the history of SLOCA; spoke in support of the
project.
Kris Vardis, Pismo Beach, spoke in support of the project; noted low impacts to the
community; urged support for the alternative findings.
Dan Dow, SLOCA parent, Templeton, spoke in support of the school, encouraged
support for alternative findings for approval.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Riggs noted no apparent problems with the land use; noted concern about the
increase in traffic over time, and whether it is accurately accounted for by proposed
traffic impact fees; opined that high school students will risk crossing Grand Avenue
mid-block to reach the site; suggested a mid-block crosswalk with beacons as a
condition.
Vice-Chair Multari clarified for the public that the merit of SLOCA is not a factor in the
Commission’s deliberation; voiced support for the use based on alternative findings,
with added conditions that a change in lessee shall trigger an amendment to the permit,
and that the use permit shall expire concurrent with the lease. Multari noted desire for
more traffic control measures mid-block at Hays Street.
Commr. Fowler opined that Mission College Preparatory High School students cross
streets with little trouble; stated that crosswalk beacons would significantly increase cost
for applicants; voiced support for limiting the use permit to this lessee only.
In response to Commrs. Malak and Larson, staff confirmed that no new structures are
proposed, and that Condition 16, relating to new structures, is standard language from
the Public Works Department; Malak suggested striking the condition. Malak opined that
speed tables would be more appropriate than a crosswalk with lights, and that a
different use for the property might better benefit the community.
Commr. Riggs clarified that rapid rectangular flashing beacons (RRFBs) are much more
cost effective for crosswalks than in-ground flashers.
Chair Larson noted no problem with interpreting General Plan Policy 2.2.1 in favor of
the project; opined that in reality, parents will probably drop students off while stuck in
traffic along Grand Avenue, or curbside at the project site, rather than at the designated
main campus drop off; concurred that, students may cross the street mid-block at Hays.
In response to inquiry from Commr. Riggs, Assistant City Attorney Ansolabehere
clarified that traffic impact fee calculations are complex, and that they are too tightly
regulated for the Commission to impose them subjectively in an effort to offset the
potential cost of mid-block pedestrian crossing associated with the project.
Draft Planning Commission Minutes
March 11, 2015
Page 7
Commr. Fowler opined that students will actually cross the street where parents and
faculty dictate; inquired as to why traffic fees apply if students are already at the school;
Commr. Riggs responded that a traffic analysis is attendant to the change in use.
In response to Commission inquiry, Associate Planner Carloni and Supervising Civil
Engineer Hannula confirmed that traffic impact fees are required by code, and have
been calculated in the $15,000—$20,000 range.
In response to comment from Chair Larson, Vice-Chair Multari clarified that the existing
condition related to traffic and pedestrian control plans relates only to the Encroachment
Permit; suggested an additional condition requiring a plan for the path of travel from the
drop off point to Hays Street.
Commr. Riggs noted for the record his desire to have staff explore whether a mid-block
crossing can be more safely facilitated.
There were no further comments from the Commission.
On motion by Commr. Multari, seconded by Commr. Fowler, to approve the project
utilizing the resolution set forth in staff’s Alternative 1, with conditions amended as
follows:
11. The Use Permit shall be reviewed by the Community Development Director
for compliance with conditions of approval, or to determine whether a
modification of the Use Permit is necessary upon significant change to the
business as represented in the application materials and the Planning
Commission Agenda Report and attachments dated March 11, 2015.
Approval shall be subject to review on August 1, 2022, unless extended by an
amendment to the use permit.
14. Traffic impact fees are required and shall be paid as required by code prior to
the issuance of a building permit for this development.
16. (Remove) Projects involving the construction of new structures, the addition
of dwelling units, or the substantial remodel of existing structures requires that
complete frontage improvements be installed or that existing improvements
be upgraded per city standard. MC 12.16.050
16. (Add new condition 16) A pedestrian safety plan shall be developed, subject
to approval by the Public Works Director, considering the possibility of a mid-
block crossing between the main campus student dropoff area and Hays
Street.
AYES: Commrs. Fowler, Larson, Malak, Multari, and Riggs
NOES: None
RECUSED: None
ABSENT: Commrs. Dandekar and Draze
Draft Planning Commission Minutes
March 11, 2015
Page 8
The motion passed on a 5:0 vote.
COMMENT AND DISCUSSION:
3. Staff
a. Agenda Forecast
Deputy Community Development Director Davidson provided a summary of
upcoming agenda items.
4. Commission
Commissioners requested that staff include ARC and CHC minutes with staff
report materials when their review of a project precedes the Planning
Commission’s review.
Vice-Chair Multari requested that staff acknowledge the breadth of the
Commission's purview when presenting project materials for analysis, rather than
attempting to narrow the focus. Chair Larson concurred.
ADJOURNMENT: The meeting was adjourned at 9:32 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary