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HomeMy WebLinkAbout03-25-2015 PC Item 3 (3761 Orcutt Road) 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 PC3 - 1 #SBDV-0067-2014 TR / VTM#3066 (Jones Ranch) Page 2 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%) PC3 - 2 #SBDV-0067-2014 TR / VTM#3066 (Jones Ranch) Page 3 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. PC3 - 3 #SBDV-0067-2014 TR / VTM#3066 (Jones Ranch) Page 4 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). PC3 - 4 #SBDV-0067-2014 TR / VTM#3066 (Jones Ranch) Page 5 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. PC3 - 5 #SBDV-0067-2014 TR / VTM#3066 (Jones Ranch) Page 6 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. PC3 - 6 #SBDV-0067-2014 TR / VTM#3066 (Jones Ranch) Page 7 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 PC3 - 7 #SBDV-0067-2014 TR / VTM#3066 (Jones Ranch) Page 8 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. PC3 - 8 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 PC3 - 9 (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 PC3 - 10 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 PC3 - 11 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. PC3 - 12 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 PC3 - 13 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 PC3 - 14 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 PC3 - 15 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 PC3 - 16 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 PC3 - 17 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. PC3 - 18 Jones Homestead Lots Graphic Revision to VTTM 3066 Attachment 2 PC3 - 19 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 PC3 - 20