HomeMy WebLinkAbout03-25-2015 PC Item 2 (3987 Orcutt Road)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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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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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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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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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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