HomeMy WebLinkAbout04-08-2015 PC Item #2 - 3761 and 3987 OrcuttPLANNING COMMISSION AGENDA REPORT
SUBJECT: Request to amend the General Plan, Orcutt Area Specific Plan (OASP), Urban Reserve
Line (URL) and Zoning Map and consideration of two new residential subdivisions
(Vesting Tentative Tract Maps) adjacent to Righetti Hill in the OASP and consideration
of an Initial Study and Mitigated Negative Declaration, as a tier of the OASP Final EIR
(2010).
PROJECT ADDRESS: 3987 & 3761 Orcutt Road BY: David Watson, Consulting Planner
Watson Planning Consultants (704-8728)
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/ER 95-13
TR114-14, Vesting Tentative Map #3063 (Righetti) SBDV-0067-2014, Vesting Tentative Map #3066 (Jones)
RECOMMENDATIONS:
1.Adopt a resolution recommending the City Council approve a resolution to:
A. Adopt the proposed Initial Study-Mitigated Negative Declaration
B. 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 Specific Plan
2.Adopt a resolution recommending the City Council approve Vesting Tentative Tract Map #3063
for the Righetti property (TR-114-14).
3.Adopt a resolution recommending the City Council approve Vesting Tentative Tract Map #3066
for the Jones property (SBDV-0067-2014).
Meeting Date: April 8, 2015
Item Number: 2
PJD
PC 2 - 1
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 2
1.0 PROJECT SUMMARIES
The applicant, Ambient Communities, is requesting approval of amendments to the City’s General
Plan (GP) and Orcutt Area Specific Plan (OASP), approval of a Tract map that will create 304
residential parcels and 22 parkland and open space parcels on the 143.83 acre Righetti Ranch property,
and approval of a Tract map that will create 31 residential parcels and 2 open space parcels on the
11.56 acre Jones Ranch property.
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 Maps included
with the proposal.
These items were continued from the Commission’s meeting of March 25, 2015 to address a number
of applicant, public and Commissioner comments regarding the proposed actions.
Project Descriptions
This Report has been drafted to incorporate responses to the March 25th meeting and present
recommended actions on all three (3) “projects” before the Commission. Each of these potential
actions are briefly summarized from the March 25th presentation, below.
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, including specifically the following
adjustments and clarifications unique to VTM#3063 and VTM#3066:
PC 2 - 2
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 3
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 within the a 50’ setback from Orcutt Road right-of-way (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’ (43 lots)
v) R-2 and R-3 lots shall not exceed 35’ (117 lots/units)
as permitted under OASP Policies 2.4.1 and 3.2.4 (referencing Zoning Regulations), and
Zoning Standards 17.24.020 with Director’s approval.
3) Sizing of storm water detention facilities vary from OASP, due to more precise Hydrology
analysis conducted for these applications, and due to updated RWQCB BMP practices since
adoption of the OASP in 2010. Future variations in individual project applications will
continue to adapt to then-current drainage standards and criteria in effect at City and State
levels.
Proposed VTM#3063 (Righetti Ranch)
Tract 3063 (Righetti Ranch) proposes to construct up to 304 residential homes, retain one homesite in,
Figure 1 - Tract 3063 Lots and Land Use/Zoning Configurations
PC 2 - 3
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 4
accordance with OASP Appendix A-2-1 and create 22 open space and parklands lots 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
facilities. 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.
Proposed VTM#3066 (Jones Ranch)
Tract 3066 (Jones Ranch) proposes to construct up to 61 residential homes and retain up to five (5)
homesites, for a total of up to 66 homes on 11.56 acres.
Of the 66 homes, 57 are unique to the 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 retail on 1.32 acres.
Figure 2 - Tract 3066 Lots and Land Use/Zoning Configurations
PC 2 - 4
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 5
2.0 EVALUATION - CEQA REVIEW and RECOMMENDATIONS
2.1 Introduction
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)
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%)
In developing the CEQA analysis, staff expanded or “tiered” the analysis beginning with the Final
Environmental Impact Report (FEIR) certified for the OASP in 2010. The March 25, 2015 Planning
Commission presentation reviews the previously certified impact and mitigation measures developed
with the FEIR, and identifies those OASP FEIR standards that are applicable to the Righetti and Jones
Ranch proposals (ref. Attachment 3; “Summary of Mitigations OASP FEIR”). Additionally, the
CEQA analysis conducted more recently for the Vesting Tract Map applications (ref. Attachment 4;
“Initial Study”) 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 these projects.
2.2 Summary of CEQA Recommendations
Staff is recommending that the IS-MND developed 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 MARCH 25, 2015 RESPONSES TO COMMENTS
Public Comments at the March 25th hearing, including emails received, testimony from the applicant
and interested public, and Commissioner’s comments included the following:
a) Clarify how the OASP development standards apply to the “homesite” lots;
PC 2 - 5
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 6
b) Implementation of the E-2 Street-to-Hansen Way intersection alignment on Orcutt Road,
including refuge/two-way-turn-lanes, fire access, extending into the existing Righetti Hill
conservation easement and LAFCo expectations at time of annexation;
c) Evaluate Roundabout or other controls at B Street and Orcutt Road;
d) Evaluate the need for additional traffic calming;
e) “Phasing” of roadway, infrastructure, open space and parklands improvements to meet city
goals;
f) Analysis of potential off-site connectivity of bike and pedestrian paths, transit systems and
infrastructure;
g) Identify lot reconfiguration alternatives to enhance internal view corridors and access;
h) Review clustering of affordable units as opposed to a more “dispersed” pattern of units
integrated into the Righetti neighborhoods;
i) Add further water conservation techniques to the mitigation measures and/or conditions of
approval;
j) Review of the 2015 water master plan analysis by the applicant;
k) Revisit height restrictions along Orcutt Road;
l) Review the “tiered” approach to architectural review; and,
m) Applicant’s request to explore financing options and alternatives.
3.1.a. Homesite Lot Development Standards
“Homesite” parcels were identified to distinguish existing residents and their improvements on the
property from the proposed subdivision and development activities envisioned under the OASP.
Appendix A-2-1 of the OASP provides policy guidance for homesites (Attachment 10). Homesite
parcels will be subject to R-1-SP standards unless an application to vary from those standards is
submitted for consideration by the City.
3.1.b. Mitigation Measure T-3 – E-2 St-to-Hansen Way Intersection Alignment
The applicant’s proposed plans for “E-2” street include a single access point from Orcutt Road to this
neighborhood cluster with a fire truck turn-around. However the Orcutt Area specific plan
contemplated and established a two access point neighborhood circulation design. City staff does not
support deviating from the specific plan due to the problematic issues that have occurred at other
neighborhoods with single access points. Due to the vertical curvature of the roadway street E-2 needs
to connect at the intersection of Hanson Lane. The timing of this improvement was initially identified
PC 2 - 6
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 7
at Phase 1, however the road connection will not be required until this phase of the subdivision is
developed (Phase 3).
3.1.c. Roundabout or other controls at B Street and Orcutt Road
Regarding B Street at Orcutt Road, this entrance to the OASP is forecasted to have a relatively low
volume of trips, approximately 12% of the total trips in and out of the specific plan area. Based on the
geometry and these low forecasted volumes, increased traffic controls on Orcutt Road don’t appear to
be necessary at this point. However as part of the intersection design and right-of-way dedication,
additional right-of-way could be established at this intersection to provide for flexibility to make
modifications at some point in the future if it becomes necessary.
3.1.d. Alternatives to Traffic Calming Techniques
Per the OASP EIR the applicant conducted a more detailed traffic study addressing their proposed
projects, to evaluate and identify street segments with potential for speeding and recommend traffic
calming measures. The conditions related to traffic calming are based on this study. However, after
further consideration as recommended by the Planning Commission, it would also be prudent to have
the applicant conduct neighborhood speed surveys a year after full occupancy and be required to add
additional traffic calming measures if speeds exceed circulation element maximum thresholds.
3.1.e. Clarify the “Phasing” of Roadway, Infrastructure, Open Space and Parklands
The term “phasing” in this context takes on more than one meaning. For example, the filing of
“phased” final maps is reflected in the following proposed summary of the application:
VTM#3063 (Righetti) VTM#3066 (Jones)
151 lots/units = Phase 1 = 66 lots/units
119 lots/units = Phase 2
34 lots/units = Phase 3
However, the “phasing of construction” of roads, parklands and other public infrastructure to support
the projects will occur outside the boundaries of the tract map. To illustrate this, the applicant has
generated Attachment 9, which describes their planned roadway construction, and the corresponding
access, water, wastewater and utility improvements needed for each “phase”. However, staff has
drafted a condition of approval that will require any infrastructure phasing to be evaluated with the
submittal of the final map and the evaluation of public improvement plans. Final phasing will be
approved as part of the final map process to ensure consistency with City policies and improvement
standards.
The applicant’s proposed phasing is summarized in the following chart:
PC 2 - 7
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 8
Table 1 – Applicant’s proposed “Phasing” Comparisons- A conceptual look at phasing
Righetti Phase 1 Righetti Phase 2 Righetti Phase 3 Jones Phase 1
Open Space
dedication
Lot 328 (Righetti Hill), 319-321 (below
URL), 324-326 (creeks)
Lots 31-32 (creek
channels)
Parkland
Dedication
Lots 307, 7311, 312, 316
Parkland
Improvements
Complete Parks Plan w/Parks & Rec,
Minimum 5.27 acres
Minimum 3.00
acres
Minimum 0.81
acres
Circulation
Improvements
Orcutt Rd right turn lane at Tank Farm
Rd (MM T1-a)
E-2 St/Hansen
Way intersection
(MM T-3)
B St to Tiburon Way
intersection
alignment (MM T-4)
Tank Farm Rd widening (MM T-5a) Orcutt Rd
widening
(MM T-5b)
Traffic calming at C-C3 St, D-D4 St,
and D St- Tank Farm Rd (MM T-6)
Traffic calming at A-B
St, and align Sponza
Drive (MM T-3)
Secondary fire access by 30th lot
(COA 33)
Secondary fire access
by 30th lot (COA 33)
Water System Extend off-site water line
(MM USS-1)
Extend off-site water
line (MM USS-1)
Wastewater
System
Off-site connection
(MM PS-4, COA 23)
Off-site connection
(MM PS-4, COA 23)
Recycled Water Extend into site
(COA 20)
Extend into site
(COA 20)
Extend into site
(COA 20)
Extend into site
(COA 20)
Storm Drainage Lot 317 basin (COA xx) Tie into Righetti Lot
317, or provide
alternate (COA 26)
Safety-Hazards Avigation easements and disclosure
to buyers (COA 38 & 39)
Avigation
easements and
disclosure to
buyers
(COA 38 & 39)
Avigation
easements and
disclosure to
buyers
(COA 38 & 39)
Avigation easements
and disclosure to
buyers (COA 38 & 39)
Affordable
Housing
9 units on Jones (COA 42) 32 units Righetti
(COA 42)
8 units Jones (COA 42)
Master HOA Created by Righetti (COA 36) Automatic
annex to
Righetti
(COA 36)
Automatic annex
to Righetti
(COA 36)
Automatic annex to
Righetti or create own
(COAs 19, 36)
Phasing of Parklands
Proposed VTM#3063 includes 304 proposed dwellings, which translates into approximately 763 new
city residents (R-1/R-2 at a ratio of 2.58 persons/unit = 702 persons + R-3 at a ratio of 1.92
persons/unit = 61 persons).
PC 2 - 8
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 9
The same calculation for the Jones Ranch VTM#3066 yields 145 new city residents (R-1/R-2 at 2.58
persons/unit = 72 persons + R-3 at a ratio of 1.92 persons/unit = 73 persons).
Based on these combined populations (908 new residents estimated), Righetti and Jones would be
required to develop at least 9.08 acres of public parklands at a ratio of 10 acres per 1,000 city residents
(OASP Policy 2.3.1). To achieve these parklands dedications and improvements, the OASP included a
financing program to spread the costs of parklands across all properties, whether they dedicate and/or
improve parklands or not. However, it should also be noted that the proposed 11.6 neighborhood park
(Lot 312) is located between the Righetti and Jones tracts and the applicants should complete the entire
park instead of only partial improvements. The amount of parkland dedication and improvements
exceeding the 9.08 parkland requirement would be eligible for reimbursement as other properties
develop and pay park fees.
Under the OASP, Public Facilities Financing fees due on a project-by-project basis are calculated
under two (2) factors. The first factor is a land value component, which is used to credit back land
acquisition costs to properties where public parklands are dedicated. This was developed as a
“fairness” consideration to those properties where more parklands were to be dedicated, as well as a
means to collect a fair share contribution from those properties where no parklands were to be
dedicated. Spreading out the value of lands, and collecting a fee that is used to “credit back” to
dedicating landowners is a common practice in master planned communities. The second factor, park
improvements, is similarly treated under the OASP Public Facilities Financing Program.
As applied to the Righetti project, most of the OASP public parklands are to be dedicated with VTM
#3063. To meet the OASP and General Plan requirements for parklands dedication and improvement,
staff is recommending a condition to impose both dedication and improvement requirements to the
Jones and Righetti projects to meet these standards over a phased program of development of each
subdivision. A condition has been proposed to require the Righetti and Jones subdivisions to complete
the following dedications and improvements following the sequence of their respective construction
Phasing Plans:
Parkland Dedication Park Improvements
Phase 1 VTM#3063 Phase 1 = 5.27 acres
15.33 acres* Phase 2 = 3.00 acres
Phase 3 = 0.81 acres
Minimum 9.08 acres improved lands
*Lot 312 – Neighborhood Park (11.6 ac)
*Lot 316 – Linear Park (1.3 ac)
*Lot 307 – Trail Junction (2.23 ac)
*Lot 311 – Pocket Park (0.2 ac)
To the extent that Righetti Ranch is due reimbursements for parkland dedication fee credits, or they
expend parkland improvement costs beyond the “fair share” contributions outlined by City fee
regulations at the time of filing a final map, a “Fee Credit and Reimbursement Agreement” or other
satisfactory mechanism may be considered by the City Council.
PC 2 - 9
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 10
Righetti Ranch would also be required to process a parks improvement plan for the lots identified
above through the Parks and Recreation Commission detailing the construction improvements and
timing noted above, to be approved by the City Council with recordation of the initial final map in
either subdivision. This plan will be required to detail proposed trail improvements with each phase of
construction.
Phasing of Utility Systems
Utility systems for VTM #3063 include water distribution lines, wastewater collection and conveyance
lines, storm drainage lines, and dry utility lines that will serve the project and future projects in the
OASP. Generally, private sewer lines and laterals serving individual lots and 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).
As noted in the IS-MND for the combined GPA-SPA and VTM’s, off-site water 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 (and any future project within the OASP) with fire
flows and adequate daily storage needs, a water main needs to be extended from the Bishop pressure
zone (at Tanglewood) to the Orcutt Road & B Street intersection. A main line would also be needed to
extend west on Orcutt Road to A Street. To the extent that these improvements are sized beyond the
needs of just the Righetti and Jones tracts, Mitigation Measure USS-1 allows the applicant to propose a
financing and reimbursement program option for consideration.
Also noted under the IS-MND, wastewater main line extensions are needed from the Tank Farm Road
area through VTM#3063 (Righetti) to serve VTM#3066 (Jones) that would be addressed by requiring
either Jones follow Righetti from a construction phasing perspective, or easements and improvement
guarantees be provided by Jones should it precede Righetti. MM PS-4 is included to address this
requirement.
Phased Homeowners Association(s)
Pursuant to the OASP, a homeowners association (HOA) is to be created to address ownership,
maintenance, repair and replacement of common areas and private streets not otherwise incorporated
into public ownership. Both Jones and Righetti Ranch include limited private areas that would be
subject to an HOA within the boundaries of each tract.
VTM #3063 has been proposed by the applicant to be incorporated into a “Master HOA” created for
Righetti Ranch, but also envisioned to incorporate the adjoining Jones Ranch property (VTM #3066).
To the extent that Righetti precedes Jones, this option is reasonable. In the event that Jones precedes
Righetti, it will be necessary to create an HOA for VTM #3066. This can be done with the future
PC 2 - 10
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 11
option of VTM #3066 being automatically “annexed” or incorporated within the Righetti Master HOA,
or as a sub-association within the Master HOA.
This decision will be for the subdivider to make at the time of final map application, and therefore
Condition 36 is presented to permit any of these options to be proposed, consistent with the OASP.
3.1.f Off-site Connectivity of Bike, Pedestrian, Transit and Infrastructure Improvements
Proposed lots are configured around pedestrian and bicycle paths within the subdivisions that promote
alternates to vehicle use. The natural stream/runoff channels on the Righetti and Jones properties 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 are
closer to neighborhood-serving commercial retail uses and services planned on nearby properties,
again, consistent with the land planning guidelines of the OASP encouraging alternatives to vehicular
trips.
Attachment 2 includes exhibits that reflect both internal and external connectivity of pedestrian,
bicycle and multi-use trails as planned within the overall OASP, and highlighting how those standards
would be implemented with the Righetti and Jones projects. These exhibits also highlight transit stops
that would be integrated into the subdivisions and the overall city transit system.
3.1.g. Lot Reconfiguration Alternatives to Enhance Internal View Corridors
During the Commission’s discussion March 25th, various suggestions were raised to establish
additional access and alley ways between lots, and to use those connections to “improve” view
corridors from within the subdivisions to the parklands and open space areas of the OASP. Although
these corridors will not result in significant views through the subdivision, they will aid in access to
parks and on-site trails, enhancing neighborhood connectivity. Staff recommends that access corridors
with a minimum width of 10-feet be provided between D-1 and D-2 Street in the vicinity of lots 58
and 84. On C-3 Street, staff recommends providing an access corridor with a minimum width of 10-
feet in the vicinity of lot 197 to provide a linkage to the neighborhood park and creek paths.
3.1.h. Review Righetti Affordable Program and Site Planning: Unit Clustering vs. Dispersal
VTM #3063 (Righetti) is proposing to meet their affordable housing requirements by providing 32 of
their required 41 affordable units on-site, with the remaining 9 units on the adjoining Jones property
(VTM #3066). The OASP and Housing Element allow off-site affordable housing so long as it is timed
to meet the needs of the underlying project creating the demand. Righetti proposes to construct the
off-site 9 units as part of their Phase 1 development on the Jones site, and to meet these on-site
requirements as a part of their Phase 2 Righetti construction project. While staff supports this physical
location and timing, it is equally important to take note of OASP and Housing 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 initial subdivision grading, infrastructure and
other improvements need to be completed to begin the production of any housing at the site.
PC 2 - 11
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 12
The applicant has proposed the following “phasing” of affordable housing associated with Righetti
Ranch:
VTM#3063 Phase 1 VTM#3063 Phase 2 VTM#3063 Phase 3
Market = 150 lots/units 86 lots/units 34 lots/units = 270
Affordable = 9 lots/units (Jones) 32 lots/units (Righetti) none required = 41
Strict 15% = 23 lots/units 13 lots/units 5 lots/units = 41
Staff supports some flexibility in a “strict” timeline of matching affordable housing to market-rate
housing production, so long as conditions and ample guarantees are available to insure completion of
affordable housing requirements should the project cease to be completed beyond Phase 1.
Staff is recommending that financial guarantees be presented at the outset of tract construction that
would allow the identified increments of affordable units to be deferred to the desired Jones Phase 1
and Righetti 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.
Condition #42 is included to require the preparation and approval by the City Council of an
“Affordable Housing Agreement”, to document the timing, guarantees and related details of the both
the Righetti and Jones affordable housing programs, to be required as a part of presentation of the
initial Final Map for recordation.
Concerning the “clustering” versus “dispersal” questions raised at the March 25th hearing, staff
believes the spirit of the Housing Element is being met by facilitating early construction of affordable
units in a development pattern that is based on the construction schedule advocated by the land owners
coupled with a balancing of infrastructure and parklands construction to serve these units. Effectively
three (3) small enclaves of affordable units would be built in Jones Phase 1 and Righetti Phase 2 that
do not appear to be isolated or inferior. These units will appear architecturally similar to the units
around them. The proximity of these uses to more centralized recreation, transportation and retail
services at the heart of the OASP seems equally appropriate for the residents and families of these
units.
3.1.i. Additional Water Conservation Building Techniques
Staff has added Mitigation Measures that will require new homes to be ready for solar panel plumbing,
grey water recycling, tank-less water heaters, and dedicated hot water line loops. These conditions
have been added as MM AQ-1(a).
3.1.j. 2015 Water Master Plan Update
When the OASP was completed, the City did not have adequate information regarding water pressure
to support fire flows for the Orcutt Area. Upon completion of the draft 2015 Water Master Plan update,
it has been noted that a water main extension will be required in order to provide the Orcutt area with
fire flows and adequate daily storage needs. This water main needs to be extended from the Bishop
PC 2 - 12
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 13
pressure zone (at Tanglewood) to the Orcutt Road & B Street intersection. A main line would also be
needed to extend west on Orcutt Road to A Street. To the extent that these improvements are sized
beyond the needs of just the Righetti and Jones tracts, Mitigation Measure USS-1 allows the applicant
to propose a financing and reimbursement program option for consideration. This water main
extension is necessary to support any new substantial development within the OASP and is not isolated
to the Righetti and Jones tracts.
3.1.k. Height Restrictions Along Orcutt Road
This issue is proposed to be addressed by allowing some “adjustment” to the height standards under
the OASP, pursuant to the Section 9.10 amendments, adjustments and clarifications noted above. In
the case of Orcutt Road, the FEIR and OASP recognized the importance of visual appearance and
massing along Orcutt Road, particularly as it forms the easterly interface of the City to the adjoining
county lands. For lots with buildings immediately adjoining Orcutt Road, there will be a 20’ parkway
within the Orcutt Road right-of-way, and an additional 50’ setback from that parkway to the first
residential structures. In effect, a 70’ setback from the travelled way on Orcutt will result.
Staff’s suggestion is that homes on Lots 1-2, 7-9, and 11-16 be limited to 25’ in maximum height, and
that they appear as “one story” structures from Orcutt Road.
3.1.l. “Tiered” Approach to Architectural Review
Concept floor and site plans have been presented for the multi-family attached units. These units are
proposed as “townhomes”, designed to include fee ownership of the underlying parcel, while
permitting attached buildings in a series of attached or clustered configurations. These units vary
between 2- and 3-bedrooms, with garages on the ground floor of the two (2) bedroom units, and two
(2) living levels above for a total of three (3) stories. Another plan calls for a three (3) bedroom
concept on two (2) stories with parking on the ground floor. These concepts allow some variation to
the height and scale of the buildings, and will be a more lower-cost and affordable housing product.
These plans are general, and serve to confirm that the housing types described by the applicants do in
fact work on the proposed higher-density lots of the tract.
Architectural plans or studies have not been presented for the single-family housing products. The
applicant has indicated that they will process design applications at a future date. Architectural review
will be required. Upon submittal of the architectural plans, the Community Development Director will
determine the appropriate level of architectural review.
Staff’s view is that projects of the scale of Jones and Righetti should be subject to a more public
architectural review process, allowing for heightened levels of public review and comment on
proposed building plans. Staff is also sensitive to the need to assist applicants with an efficient review
process. In response to the applicant’s request, staff is recommending Condition #41 that would
require architectural review on a series of “model unit” buildings and landscaping designs, and to
allow the Director to determine the appropriate level of architectural review.
3.1.m. Public Infrastructure Financing Options and Alternatives
PC 2 - 13
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 14
Staff has discussed various scenarios with the applicant regarding reimbursement programs, OASP
Public Facilities Financing Plan (PFFP) fee credits, and adjustments to the PFFP program to
incorporate new or expanding infrastructure within the OASP that was not considered in 2010. While
these discussions have framed several possibilities, it will be incumbent on the applicant to submit
their proposals for City Council consideration for such private-reimbursement programs pursuant to
the City’s Subdivision Regulations, or to submit the PFFP fee credits and/or financing details of the
parklands, utilities and circulation improvements discussed herein and desired by the applicant. City
Council consideration of a reimbursement program could occur at the time of considering approval of
final maps for the projects, as suggested by several of the conditions recommended for these projects.
4.0 CONCLUSION and RECOMMENDATIONS
It is staff’s recommendation that the Commission move to recommend the following actions to the
City Council:
1. Recommend City Council adoption of the 2015 IS-MND prepared for the GPA-SPA (ER#3063
– ER#3066) as the CEQA determination for the GPA-SPA, VTM#3063 and VTM#3066.
(Attachment 4)
2. Recommend City Council adoption of the 2010 excerpt of applicable impacts/mitigation
measures for VTM#3063 and VTM#3066 from the 2010 OASP FEIR. (Attachment 3)
3. Adopt a resolution recommending City Council approval of General Plan and Orcutt Area
Specific Plan amendments, including the Righetti Hill URL adjustment and rezoning of C-OS
and R-1-SP lands, the request to relocate Medium-High Density Residential Zoning (R-3) and
reconfigure park land 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. (Attachment 1a)
4. Adopt a resolution recommending City Council approve a Vesting Tentative Tract Map No.
3063, creating 328 lots and up to 304 residential units at 3987 Orcutt Road (a.k.a. “Righetti
Ranch”; TR114-14) as conditioned therein. (Attachment 1b)
5. Adopt a resolution recommending City Council approve a Vesting Tentative Tract Map No.
3066, creating 33 lots and up to 66 residential units at 3765 Orcutt Road (a.k.a. “Jones Ranch”;
SBDV-0067-2014) as conditioned therein. (Attachment 1c)
5.0 ALTERNATIVES
1. Recommend the City Council deny the GPA-SPA, VTM#3063 or VTM#3066. Findings of the
Planning Commission concerning such a recommendation will need to be developed if this
Alternative is selected.
PC 2 - 14
GP/R 95-13, TR114-14, VTM#3063 (Righetti Ranch), SBDV-0067-2014, VTM#3066 (Jones Ranch)
Page 15
2. Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.0 ATTACHMENTS
1. a) Planning Commission Resolution for GPA-SPA-Environmental Determinations
b) Planning Commission Resolution for TR114-14, VTM#3063 (Righetti Ranch)
c) Planning Commission Resolution for SBDV-0067-2014, VTM#3066 (Jones Ranch)
2. On-site and Regional Trails, Public Access and Transit Exhibits
3. 2010 OASP FEIR Summary of Applicable Impacts and Mitigation Measures
4. 2015 IS-MND 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. Proposed 2015-Amended General Plan Land Use Map
9. Righetti Ranch Roadway Improvements Phasing Exhibits
10. “Homesite Parcels “ (Individual Properties) Special Considerations OASP Appendix A-2
PC 2 - 15
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 for 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 of the City of San Luis Obispo continued
discussion of the item to a date certain, April 8, 2015; and
WHEREAS, the Planning Commission considered an Initial Study-Mitigated Negative
Declaration (IS-MND) analyzing the proposed GPA-SPA amendments; and
WHEREAS, the April 8, 2015 public hearing was for the purpose of formulating and
forwarding recommendations to the 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 considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations 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, Mitigation Measures and Mitigation Monitoring
Program. Based upon all the evidence, the Planning Commission recommends that the City
Council adopt the following CEQA findings in support of the General Plan and Specific Plan
Amendments
1. The proposed amendments and projects, as conditioned herein, are consistent with the
requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR)
Attachment 1-A
PC 2 - 16
2
certified and adopted by the City Council on March 2, 2010, and this action incorporates
those FEIR mitigation measures as detailed herein.
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 Community 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.
Attachment 1-A
PC 2 - 17
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 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 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
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 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,
Attachment 1-A
PC 2 - 18
4
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.
Attachment 1-A
PC 2 - 19
5
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 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. 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 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.
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.
Attachment 1-A
PC 2 - 20
6
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
Attachment 1-A
PC 2 - 21
7
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).
Attachment 1-A
PC 2 - 22
8
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.)
• 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 reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
Attachment 1-A
PC 2 - 23
9
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the commencement of
project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with 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 grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find 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.
• 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.
Attachment 1-A
PC 2 - 24
10
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.
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.
• 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 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:
Attachment 1-A
PC 2 - 25
11
• 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. Applicant shall
install 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:
Attachment 1-A
PC 2 - 26
12
Compliance and implementation will be reviewed 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. Applicant shall align centerlines of E-2
Street & Hanson Lane with side street stop control and install Two Way Left Turn
Lanes
T-3 Monitoring Program:
Compliance and implementation shall be reviewed 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 Street B & Tiburon Way Alignment. Applicant shall 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 and implementation shall be reviewed 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. Applicant shall 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 and implementation shall be reviewed 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.
Attachment 1-A
PC 2 - 27
13
T-6 Traffic Calming & Safety Measures. Applicant shall 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 and implementation shall be reviewed 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.
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.
Attachment 1-A
PC 2 - 28
14
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.
Attachment 1-A
PC 2 - 29
15
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 are necessary to accommodate a reasonable
amount of future residential development envisioned by the Orcutt Area Specific Plan
while accommodating open space, habitat restoration, 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 necessary in order to provide logical locations
for housing and pedestrian/bicycle trail connections. These trail connections will
encourage alternative forms of transportation thereby offsetting 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 improvements 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
Attachment 1-A
PC 2 - 30
16
of Orcutt Area utilities and local 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, and reflect appropriate modifications 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 unavoidably injure fish or wildlife or their
habitat.
10. The amendments are consistent with the pattern of development prescribed in the Orcutt
Area Specific Plan.
Attachment 1-A
PC 2 - 31
17
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.
Doug Davidson, Secretary
Planning Commission
Attachment 1-A
PC 2 - 32
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL APPROVE
A VESTING TENTATIVE TRACT MAP NO. 3063 CREATING 328 LOTS
FOR PROPERTY LOCATED AT 3987 ORCUTT ROAD
((TR/ER 114-14; TRACT #3063 RIGHETTI)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on March 25, 2015, conducted a public hearing in the Council Chamber of City
Hall, 990 Palm Street, San Luis Obispo, California, on March 25, 2015, for the purpose of
considering TR/ER 114-14, a vesting tentative tract map subdividing an approximately 144-acre
site into 328 lots and continued discussion of the project to April 8, 2015; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on April 8, 2015, for the purpose of considering TR/ER 114-14, a vesting tentative
tract map subdividing an approximately 144-acre site into 328 lots; and
WHEREAS, the April 8, 2015 public hearing was for the purpose of formulating and
forwarding recommendations to the City Council of the City of San Luis Obispo regarding the
project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission reviewed and considered the initial study of
environmental impact as prepared by staff; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as
follows:
Section 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring
Program. Based upon all the evidence, the City Council makes the following CEQA findings in
support of the Vesting Tentative Map 114-14 (Tract No. 3063):
1. The proposed project is 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 approval incorporates those FEIR mitigation measures as applicable
to VTM#3063, as detailed herein.
2. A supplemental initial study has been prepared for VTM#3063 addressing potential
environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area
Specific Plan. The Community Development Director has recommended that the results of
that additional analysis be incorporated into a Mitigated Negative Declaration (MND) of
ATTACHMENT 1-B
PC 2 - 33
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 2 TR/ER #114-14
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 project, and
the mitigation monitoring program being followed as design and construction proceed:
AESTHETIC 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.
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
ATTACHMENT 1-B
PC 2 - 34
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 3 TR/ER #114-14
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 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
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 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).
ATTACHMENT 1-B
PC 2 - 35
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 4 TR/ER #114-14
• 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 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. Their duties shall include holiday and weekend periods when work may
not be in progress.
• AQ-3 Monitoring Program:
ATTACHMENT 1-B
PC 2 - 36
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 5 TR/ER #114-14
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 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.
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.
ATTACHMENT 1-B
PC 2 - 37
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 6 TR/ER #114-14
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
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
ATTACHMENT 1-B
PC 2 - 38
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 7 TR/ER #114-14
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).
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
ATTACHMENT 1-B
PC 2 - 39
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 8 TR/ER #114-14
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.)
• 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 reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the commencement of
project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with 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.
ATTACHMENT 1-B
PC 2 - 40
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 9 TR/ER #114-14
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find 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.
• 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.
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.
ATTACHMENT 1-B
PC 2 - 41
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 10 TR/ER #114-14
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.
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.
• 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 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-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:
ATTACHMENT 1-B
PC 2 - 42
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 11 TR/ER #114-14
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. Applicant shall
install 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 and implementation shall be reviewed 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” OASP Impact Fee contributions.
T-2(d) Monitoring Program:
ATTACHMENT 1-B
PC 2 - 43
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 12 TR/ER #114-14
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 OASP Impact Fees at time of issuance of
building permits for Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Applicant shall align centerlines of E-2
Street & Hanson Lane with side street stop control and a Two Way Left Turn Lane
T-3 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any occupancy permits for Phase 3
of Tract 3063.
T-4 Street B & Tiburon Way Alignment. Applicant shall 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 and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any occupancy permits for Phase 2
of Tract 3063.
T-5 Tank Farm & Orcutt Frontage Improvements. Applicant shall 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 and implementation shall be reviewed 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. Applicant shal 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 and implementation shall be reviewed 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.
UTILITIES AND SERVICE SYSTEMS MITIGATION
ATTACHMENT 1-B
PC 2 - 44
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 13 TR/ER #114-14
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.
Section 2. Vesting Tract Map Approval with Findings & Conditions. The City
Council does hereby approve application TR/ER 114-14 (VTM#3063, “Righetti Ranch”), a
tentative tract map to create up to 328 residential, detention basin, parklands, and open space
lots, based on the following findings, and subject to the following conditions being incorporated
into the project:
Findings:
1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General
Plan because the proposed subdivision respects existing site constraints, will incrementally
add to the City’s residential housing inventory, results in parcels that meet minimum density
standards, and will be consistent with the density, lot sizes and project amenities established
by the Orcutt Area Specific Plan (OASP).
2. The site is physically suited for the type and density of development allowed in the C/OS-SP,
P-F-SP, R-1-SP, R-2-SP and R-3-SP zoning districts.
3. The design of the vesting tentative tract map and the proposed improvements are not likely to
cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat, since further development or
redevelopment of the proposed parcels will occur consistent with VTM 3063 and the
required architectural review process, which will allow for detailed review of development
plans to assure compliance with City plans, policies, and standards.
4. As conditioned, the design of the subdivision will not conflict with easements for access
through (or use of property within) the proposed subdivision, and the project is consistent
with the pattern of development prescribed in the Orcutt Area Specific Plan.
5. The proposed project will provide affordable housing consistent with the intent of California
Government Code §65915, and in compliance with City policies and the Housing Element.
ATTACHMENT 1-B
PC 2 - 45
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 14 TR/ER #114-14
6. The tentative map, as conditioned, will comply with all environmental mitigation measures
prescribed herein, and therefore is consistent with the California Environmental Quality Act,
the OASP Final EIR, and the Initial Study-Mitigated Negative Declaration (IS-MND).
Conditions:
Dedications and Easements
1. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, public and private streets, pedestrian
and bicycle facilities, common driveways, and maintenance of the same shall be shown
on the final map and/or shall be recorded separately prior to or concurrent with the first
phase of the map, unless a deferral is requested by the subdvider and granted by the City.
Said easements may be provided for in part or in total as blanket easements.
2. The final map and improvement plans shall show the extent of all on-site and off-site
offers of dedication. Subdivision improvement plans and or preliminary designs may be
required for any deferred improvements so that dedication limits can be established.
These improvements may include but are not limited to road construction and widening,
grading and drainage improvements, utility easements, bridges, bike bridges, transit
stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and
roundabouts.
3. Access rights shall be dedicated to the City along Orcutt Road,Tank Farm Road and
along the Union Pacific Railroad right of way except at approved driveway locations and
intersections as shown on the tentative map or as otherwise approved by the city.
4. The subdivider shall dedicate a 10’ wide street tree easement and 6’ public utility
easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to
and contiguous with all public right-of-way lines bordering each lot. A 10’ wide street
tree easement and 6’ P.U.E. shall be provided along the frontage for all private streets. A
10’ street tree easement and 15’ P.U.E. shall be provided along the Orcutt Road and Tank
Farm Road frontages (tract boundary).
5. The subdivider shall dedicate Righetti Hill, all public Open Space and all public Park
Land in fee to the City in conjunction with or prior to the Phase 1 map recordation. The
land shall be granted free and clear of all encumbrances to the satisfaction of the City.
Unless otherwise amended by the City, the public lots include Lot 307, 312 319, 320,
321, 325, 326, and 328.
6. The subdivider shall include a separate offer of dedication for all sections of the Orcutt
Area Specific Plan (OASP) Streets B, C, and D located outside the phase boundary, but
within the tract boundary in accordance with the tentative map street alignments and map
conditions in conjunction with or prior to the Phase 1 map recordation. The developer
shall include the offers of dedication for the Orcutt Road and Tank Farm Road widening
improvements in conjunction with or prior to the Phase 1 map recordation. The
developer shall include any other out-of-phase offers of dedication related to the need for
ATTACHMENT 1-B
PC 2 - 46
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 15 TR/ER #114-14
public utility extensions related to orderly development of the OASP where not otherwise
located within a public street.
7. All private improvements shall be owned and maintained by the individual property
owners or the Homeowner’s Association (HOA) as applicable. Private improvements
include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer
mains, drainage systems, detention basin(s), street lighting, landscape, landscape
irrigation, common areas, pocket parks, and linear park improvements.
8. The private open space, pocket park, and detention basin Lots 308, 309, 310, 311, 313,
314, 315, 316, 317, 318, 322, 323, and 324 along with the proposed improvements,
including but not limited to trails, bikeways, and landscaping shall be owned and
maintained by the HOA. Open Space and bikeway easements along with any public
utility easements shall be offered to the City and shown and noted on the final map. An
easement agreement shall be provided for specific open space areas, bikeways, and utility
corridors in a format approved by the City.
9. The final location of the boundary between HOA open space Lot 322 and City open
space Lot 321 shall be approved to the satisfaction of the City Natural Resources
Manager depending upon the final trail head location off Street D-2 and the area of the
private/public maintenance interface.
10. A wildland fuel management/reduction zone along with any required easements and/or
zone limits shall be shown and noted on the final map and improvement plans for
reference. The limits of the zone shall be in accordance with the adopted Fire Code and
approved to the satisfaction of the City Fire Chief and City Natural Resources Manager.
The HOA shall be responsible for wildland fuel management and weed abatement within
the established fuel reduction zone and private open space areas.
11. Unless otherwise waived or deferred by the City, the subdivider shall improve all
neighborhood trail extensions to the limits of open space Righetti Hill Lot 328 to the
satisfaction of the Natural Resources Manager.
12. A notice of requirements or other agreement acceptable to the City of San Luis Obispo
may need to be recorded in conjunction with the Final Map for Phase 1 and subsequent
map phases to clarify development restrictions, conditions of development, and
references to any pertinent conditions of approval related to future map phasing.
13. Off-site easements and/or dedications may be required to facilitate through street access
and public water and sewer main extensions beyond the tract boundary and in accordance
with the OASP. Looped water mains may be required in accordance with the tentative
map, development phasing, and the City water model to provide adequate service and
compliance with adopted codes and standards.
14. Off-site dedication/acquisition of property for this public right-of-way purpose is
necessary to facilitate orderly development and the anticipated OASP improvements.
The subdivider shall work with the City and the land owner(s) to acquire the necessary
rights-of-way. In the event the subdivider is unable to acquire said rights-of-way, the City
ATTACHMENT 1-B
PC 2 - 47
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 16 TR/ER #114-14
Council may consider lending the subdivider its powers of condemnation to acquire the
off-site right-of-way dedication, including any necessary slope and drainage easements.
If condemnation is required, the subdivider shall agree to pay all costs associated with the
off-site right-of-way acquisition (including attorney fees and court costs).
15. With respect to all off-site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing title or
interest in the property in a form acceptable to the City Engineer; or,
b.Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring the
property required for the construction of such improvements and exercise its power of
eminent domain in accordance with Government Code Section 66462 .5 to do so, if
necessary. subdivider shall also enter into an agreement with the City to pay all costs
of such acquisition including, but not limited to, all costs associated with
condemnation. Said agreement shall be in a form acceptable to the City Engineer and
the City Attorney. If condemnation proceedings are required, the subdivider shall
submit, in a form acceptable to the City Engineer, the following documents regarding
the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying in
the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the right
to do so;
iv. Copies of all written correspondence with off-site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of the
anticipated costs, as determined by the City Attorney, of the condemnation
proceedings. The City does not and cannot guarantee that the necessary
property rights can be acquired or will, in fact, be acquired. All necessary
procedures of law would apply and would have to be followed.
ATTACHMENT 1-B
PC 2 - 48
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 17 TR/ER #114-14
Transportation
16. Secondary access is required from all portions and/or phases of the subdivision where
more than 30 dwelling units are proposed. The location and development of the proposed
secondary access shall be presented to the City for review and approval prior to the
preparation of the related improvement plans or final map approval.
17. Secondary access from the E Street neighborhood shall be aligned with Hansen Lane
unless a suitable alternate secondary access point can be approved to the satisfaction of
the Community Development and Public Works Directors.
18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt Road in
conjunction with development of Phase 1. Secondary access will be provided to Tank
Farm Road through Tract 3063. This requires completion the B Street Bridge as part of
Phase 1 development. Regardless of access, the required water supply to this phase may
require a looped water main with indications that the B Street bridge may need to be
constructed in support of the required water main extension prior to commencing with
combustible construction.
19. Fire Department access shall be provided for each construction phase to the satisfaction
of the Fire Chief. Phased street construction shall consider and provide suitable Fire
Department hydrant access, circulation routes, passing lanes, and turn-around areas in
accordance with current codes and standards.
20. All public streets shall conform to City Engineering Standards and OASP including curb,
gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City
Engineer. Where conflicts occur between the City Engineering Standards and concepts
identified in the OASP, final determination of shall design shall be provided by the City
Engineer. Traffic calming improvements may be required at select locations within in
the subdivision. Improvements may include bulb-outs, elevated sidewalks/speed tables,
or alternate paving materials to the satisfaction of the Public Works Department and Fire
Department.
21. The developer shall record a Notice of Requirements with each map phase regarding the
designed and installed traffic calming devices and that the subdivisions are not eligible
for future Residential Parking District or Neighborhood Traffic Management program
processing.
22. Horizontal curvature along Street “C” does not meet current City Uniform Design
Criteria regarding geometrics; “All streets shall intersect other streets at right angles, and
shall have at least 50 feet of centerline tangent, as measured from the prolongation of the
cross-street property line to the angle point or beginning of curve”. The applicant shall
revise subject segments to the satisfaction of the city Engineer.
23. The improvement plans shall include all final line-of-sight analysis at certain
intersections to the satisfaction of the Public Works Department. Fence heights and
plantings in the areas of control shall be reviewed in conjunction with the analysis. A
ATTACHMENT 1-B
PC 2 - 49
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 18 TR/ER #114-14
separate recorded agreement or Notice of Requirements for private property owner or
HOA maintenance of sight lines shall be required where necessary.
24. The final map and improvement plans shall include the required right-of-way, transit stop
easements, and all details of the required bus turnouts to accommodate all proposed and
future bus stops per City Engineering Standards, the OASP and current Short Range
Transit plan. The final location of all North-South and East-West route stops shall be
approved to the satisfaction of the City Transit Manager and Public Works Director.
25. The public improvement plans shall include full frontage improvements on Orcutt Road
from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage, including
the Imel and Garay properties. The plans shall show, at a minimum, all improvements
including concrete curb, gutter, and sidewalk per City Engineering Standards on the west
side of Orcutt; 6’ bike lanes, 12’ travel lanes, and a 12’ two-way left turn lane in
accordance with the tentative map, OASP, City Engineering Standards, and the Cal Trans
Highway Design Manual; undergrounding of the overhead utilities on the west side; and
complete details for the Orcutt Road points of access.
26. The east side of Orcutt Road where widening is proposed or required may terminate in an
AC berm to match the existing adjoining road sections per City Engineering Standards or
the appropriate County rural road standards where approved by the City Engineer. The
Orcutt Road plans shall include all phases of construction including road widening,
stormdrain improvements, culvert extensions, grading/walls, and any water quality
BMP’s. Some off-site dedication of property for public right-of-way purposes may be
required to facilitate the Orcutt Road improvements and transitions between the OASP
full build-out road section and adjoining road segments beyond the tract boundaries.
27. The Orcutt Road improvements from B Street to Tank Farm Road and along the Tract
3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a deferral is
requested by the subdvider and granted by the City. Prior to approval of any deferrals,
the subdivider shall demonstrate that the construction of the required improvements is
impractical.
28. Prior to occupancy of Phase 1 he Tank Farm/Orcutt intersection shall be modified to
provide a southbound right-turn lane on Orcutt Road and to eliminate the skew, as
required in the OASP. All overhead utilities conflicting with this improvement shall be
undergrounded.
29. The public improvement plans shall include full frontage improvements on Tank Farm
Road from the railroad tracks to Orcutt Road. The plans shall show, at a minimum, all
improvements including concrete curb, gutter, and sidewalk per City Engineering
Standards on the north side of Tank Farm; and left-turn pockets at Brookpine and
Wavertree subject to approval of the City Engineer. The Tank Farm Road plans shall
include all phases of construction including road widening, stormdrain improvements,
and any water quality BMP’s. Some off-site dedication of property for public right-of-
way purposes may be required to facilitate the Tank Farm Road improvements and
transitions between the OASP full build-out road section and adjoining road segments
beyond the tract boundaries.
ATTACHMENT 1-B
PC 2 - 50
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 19 TR/ER #114-14
30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall be
constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and
granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate
that the construction of the required improvements is impractical.
31. All bikeways shall be constructed per City Engineering Standards and the Highway
Design Manual. Final details of the bikeway connections to the adjoining streets shall be
approved by the City. The proposed path located between Street D-3 and the UPRR shall
be revised to connect to Street C and Tank Farm Road in accordance with the OASP.
32. Rough grading of the park lot and completion of bicycle and pedestrian paths connecting
Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing park
facilities at Islay Park shall be required with Phase 1 of the map.
33. The applicant shall obtain consult with the City and obtain an encroachment permit prior
to establishing form of temporary access point at near the intersections of “D” Street &
Tank Farm Road and E-2 Street & Hansen Lane.
34. The applicant shall conduct neighborhood speed surveys one year after occupancy of
each phase at locations approved by the Director of Public Works. If 85th percentile
speeds exceed current City NTM thresholds additional traffic calming measures shall be
installed. The applicant shall bond for these potential additional traffic calming measures.
35. All mitigation measures (MM) specific to Transportation requirements shall be provided
as detailed under CEQA section 1, above, to the satisfaction of the City Engineer.
36. The subdivider may present financing and reimbursement programs for transportation
improvements to be considered with approval and recordation of the initial final map for
VTM#3063. Any such program(s) will be subject to approval by the City Council.
37. The subdivider shall be responsible for securing the off-site right-of-way needs for
VTM#3063, and dedicating that right-of-way to the city as a condition of final map
approval.
38. The final map and improvement plans shall include the required right-of-way and all
construction details of the required improvements per City Engineering Standards and the
OASP.
39. Access rights shall be dedicated to the City along Orcutt and Tank Farm Roads except at
approved driveway locations as shown on the tentative map.
40. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public
streets including Orcutt Road per City Engineering Standards.
41. Private street lighting shall be provided along the private streets per City Engineering
ATTACHMENT 1-B
PC 2 - 51
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 20 TR/ER #114-14
Standards and/or as approved in conjunction with the final ARC approvals.
42. Final street sections shall be approved in conjunction with the review and approval of the
final project drainage report. The final design shall consider drainage, transitions, and
accessibility.
43. All future public streets shall conform to City Engineering Standards including curb,
gutter, and sidewalk, driveway approaches, and curb ramps. Traffic calming
improvements may be required at select locations within in the subdivision.
Improvements may include bulb-outs, elevated sidewalks/speed tables, or alternate
paving materials to the satisfaction of the Public Works Department and Fire Department.
44. Street trees are required as a condition of development. Street trees shall generally be
planted at the rate of one 15-gallon street tree for each 35 lineal feet of property frontage.
Landscape plans may include grouping of trees to vary this standard, to achieve visual
variety within the subdivision.
Improvement Plans
45. Improvement plans for the entire subdivision, including any off-site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation. Off-site improvements may include but
are not limited to roadways, sewer mains, water mains, and stormdrain improvements.
Off-site improvements shall include off-site access roadways, the water main extensions
provided by MM USS-1, and Tiburon Way, Tank Farm Road and Orcutt Road
improvements.
46. A separate demolition permit will be required from the Building Division for the removal
of any existing structures and related infrastructure. Building removals are subject to the
Building Demolition Regulations including the additional notification and timing
requirements for any structure over 50-years old.
47. The improvement plans shall clearly show all existing structures, site improvements,
utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall
include any pertinent off-site water well and private waste disposal systems that are
located within regulated distances to the proposed drainage and utility improvements.
The plan shall include the proposed disposition of the improvements and any proposed
phasing of the removal and demolition. All structures and utilities affected by the
proposed lot lines shall be removed and receive final inspection approvals prior to map
recordation.
48. If construction phasing of the new street pavement is proposed, the phasing shall provide
for the ultimate structural street section and pavement life (per the City's Pavement
Management Plan) prior to acceptance by the City. The engineer of record shall detail
this requirement in the public improvement plans, to the satisfaction of the Public Works
Director.
ATTACHMENT 1-B
PC 2 - 52
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 21 TR/ER #114-14
49. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the conditions of approval and map phasing. A truck circulation plan
and construction management and staging plan shall be included with the improvement
plan submittal. General truck routes shall be submitted for review and acceptance by the
City. The engineer of record shall provide a summary of the extent of cut and fill with
estimates on the yards of import and export material. The summary shall include rough
grading, utility trench construction, road construction, AC paving, concrete delivery, and
vertical construction loading estimates on the existing public roadways. The developer
shall either; 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre-construction
condition, or 2) shall pay a roadway maintenance fee in accordance with City
Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement
program to the satisfaction of the City Engineer prior to acceptance of the subdivision
improvements.
50. Retaining wall and/or retaining wall/fence combinations along property lines shall be
approved to the satisfaction of the Planning Division and shall conform with the zoning
regulations for allowed combined heights or shall be approved through the ARC or
separate Fence Height exception process.
51. The ARC plans and public improvement plans shall show the location of the proposed
mail receptacles or mail box units (MBU’s) to the satisfaction of the Post Master and the
City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and
lease spaces within this development as required by the Post Master. MBU’s shall not be
located within the public right-of-way or public sidewalk area unless specifically
approved by the City Engineer. Contact the Post Master at 543-2605 to establish any
recommendations regarding the number, size, location, and placement for any MBU’s.
52. Separate plans shall be submitted for the public park improvements and for any deferred
private site development. Parking lot designs shall comply with the parking and
driveway standards and Engineering Standard 2010. All parking spaces must be
designed so that vehicles can enter in one maneuver. Furthermore, all spaces shall be
designed so that vehicles can exit to the adjoining street in a forward direction in not
more than two maneuvers.
53. Street trees are required as a condition of development. Tree species and planting
requirements shall be in accordance with City Engineering Standards. Street trees shall
generally be planted at the rate of one 15-gallon street tree for each 35 lineal feet of
property frontage. Street trees shall be planted along private streets as required for public
streets. The subdivision improvement plans/landscape plans shall include street tree
plantings along the Orcutt Road and Tank Farm Road frontages of Lot 327.
Utilities
54. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Department and serving
utility companies. All public and private sewer mains shall be shown on the public
improvement plans and shall be constructed per City Engineering Standards unless a
ATTACHMENT 1-B
PC 2 - 53
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 22 TR/ER #114-14
waiver or alternate standard is otherwise approved by the City. The plans shall clearly
delineate and distinguish the difference between public and private improvements.
55. Specialized street pavement in the area of public water and/or sewer mains may create
maintenance/replacement concerns and additional costs. The final pavement sections
shall be reviewed and approved in conjunction with ARC approvals and public
improvement plan review. A separate agreement and/or CC&R provision shall be
required to clarify that the Righetti Ranch Master HOA will have final street maintenance
responsibility in areas of specialized pavement where said pavement is damaged or
removed in conjunction with public improvements or maintenance of said public water
and/or sewer mains.
56. Recycled water mains shall be installed in public streets in order to serve recycled water
to the city park, HOA maintained landscaped areas, temporary irrigation for mitigation
areas, and detention basins. The applicant shall work with the Water Division of the
City’s Utilities Department to determine the appropriate size of all proposed recycled
water mains.
57. City recycled water or another non-potable water source, shall be used for construction
water (dust control, soil compaction, etc.). An annual Construction Water Permit is
available from the City’s Utilities Department. Recycled water is readily available near
the intersection of Tank Farm Road and Orcutt Road.
58. Final grades and alignments of all public and/or private water, sewer and storm drains
shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of service laterals and meters
shall be approved in conjunction with the review of the building plans, fire sprinkler
plans, and/or public improvement plans.
59. The improvement plans shall show the location of all domestic and landscape water
meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations
may be required to justify service and meter sizing. Water impact fees related to the
irrigation water meter(s) shall be paid prior to approval of the subdivision improvement
plans for each pertinent map and/or construction phase.
60. Off-site utility improvements shall include the water main upgrade/replacement and
extension from the High Pressure/Bishop pressure zone at the intersection of
Tanglewood/Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the
modeling for the proposed development phases and looping of the main. Improvement
plans may be required to clarify the design for main extensions outside the Phase 1
improvements. Pressure regulating valves, control valves, or other appurtenances may be
required by the Utilities Department as a part of the required water system improvements
to be certain that the new area interacts properly with the existing water system.
61. Relocation of the existing pressure regulating valve (the Industrial Way PRV), including
the City’s SCADA system, as well as the abandonment of the existing 12” water main,
shall be coordinated with the Water Division of the City’s Utilities Department.
ATTACHMENT 1-B
PC 2 - 54
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 23 TR/ER #114-14
62. A reimbursement request, if proposed for the off-site water main upgrade, shall include
all pertinent details and analysis in accordance with City and State codes and ordinances
and shall be presented separately to the City Council.
63. The sewer main and storm drain improvements within the E Street neighborhood shall be
constructed per City Engineering Standards but shall be privately maintained by the HOA
along with the other private street and private utility improvements. Public easements
will be required for the water main, services, meters, fire hydrants, public utilities, and
any appurtenances. Private easements for access and drainage will be required. A limited
public sewer easement may be required for a terminal end manhole in the private street
where the private sewer transitions to the public sewer.
64. The City will not be responsible for replacement of any specialty street pavement within
private streets. City trench repairs within private streets will be backfilled and finished
per City Engineering Standards.
65. A final sewer report and supporting documentation for the OASP public sewer main
design shall be approved by the Utilities Department prior to approval of the public
improvement plans. The final sewer report shall discuss and present additional
information and assumptions on the system elevations and grades that will allow other
OASP parcels to utilize the proposed public sewer main in accordance with the OASP
Wastewater Plan. The applicant shall submit an analysis of a backbone system that
shows the elevations and grades that serve the adjacent parcels described in the study.
The City will have the final discretion on the extent and limits of the study if additional
properties could reasonably benefit from the proposed alignment.
66. The depth of the off-site and on-site sewer mains shall be approved to the satisfaction of
the Utilities Director. The depth analysis shall consider the balance between the possible
extent of the gravity sewer basin needed to serve the other OASP properties and the long-
term public maintenance requirements related to sewer depth.
67. The analysis of sewer depth shall be considered at the intersection of Street A and Street
B, at Street A and Sponza in Tract 3044, and at Street A and the northerly limits of Tract
3044. The analysis shall include the additional extension to the terminal end manhole as
presented in the OASP. The analysis shall further consider the sewer depth at the Street
B and C intersection and the potential for a future northerly projection to serve the Pratt,
Anderson, Evans, and Pratt parcels in accordance with the OASP. The study shall
evaluate the controlling invert at the Tank Farm Road connection to although for the
main location within D and C Streets with the goal of avoiding the sewer easement
between Lot 209 and Lot 210.
68. The sewer report shall further evaluate the potential sewer options for future service to
the adjoining Garay parcel. The subdivider shall provide a minimum 15’ sewer easement
from the southerly corner of the Garary property to the nearest available public sewer
located in Street C-1. Some shifting or merging of lots may be required to provide access
between Lots 182 and 183. The report and plans shall consider the potential development
limits on the Garay parcel and the most appropriate area for the future creek crossing to
the satisfaction of the Utilities Department and Natural Resources Manager. The public
ATTACHMENT 1-B
PC 2 - 55
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 24 TR/ER #114-14
improvement plans shall include the pertinent grading, retaining walls, and main
extensions needed to support orderly OASP development.
69. The public improvement plan submittal shall show all existing and proposed overhead
wire utilities. Any existing overhead wiring within the tract boundary and adjoining
Orcutt Road and Tank Farm Road frontages shall be undergrounded in conjunction with
the subdivision improvements. Areas of road widening along Bullock Lane shall include
undergrounding where applicable unless otherwise deferred or waived by the Public
Works and Community Development Directors. Unless otherwise specifically approved,
pole relocation in lieu of undergrounding is not supported.
70. Terminal end utility poles shall be located off-site unless otherwise approved by the City.
71. Preliminary undergrounding plans for the entire subdivision shall be processed through
PGE and any respective wire utility companies in conjunction with Phase 1 of the Map.
The undergrounding improvements shall be completed with each subsequent phase unless
otherwise required earlier for orderly development or deferred to the satisfaction of the
City.
72. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public
streets including Orcutt Road and Tank Farm Road per City Engineering Standards.
73. Private street lighting shall be provided along the private streets per OASP lighting
requirements, City Engineering Standard and/or as approved in conjunction with the final
ARC approvals.
74. Lighting fixtures, including public streetlights shall not exceed 16’ in height in
accordance with the OASP unless otherwise required for traffic safety. The developer
shall submit a streetlight proposal for approval by the City Engineer for any public
streetlights. Street lights associated with the Orcutt Road and Tank Farm Road
improvements, signalized intersections, or round-a-bouts shall comply with the Highway
Design Manual and City Engineering Standards.
Grading, Drainage & Stormwater
75. Any permit approvals required from the Army Corp of Engineers, Californian Fish and
Wildlife, or the Regional Water Control Board shall be secured and presented to the City
prior to the approval of any subdivision grading and/or improvements related to the
proposed phase of construction. The engineer of record shall review the permit approvals
and any specific permit conditions for compliance with the plans, subdivision
improvement designs, drainage system design/report, and soils report. The engineer of
record shall forward the permits to the City with a notation that the permits have been
reviewed and are in general conformance with the design of the improvements.
76. The public improvement plans submittal shall clarify how the several wetlands, creek
corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural
Resources Manager. Include any specific details for the proposed creek crossings in
ATTACHMENT 1-B
PC 2 - 56
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 25 TR/ER #114-14
accordance with any preservation strategies, mitigation measures, and higher
governmental authority agency permits. Sensitive areas shall be staked, fenced, or
otherwise delineated and protected prior to commencing with construction, grading, or
grubbing.
77. Expansion index testing or other soils analysis may be required on a lot-by-lot basis for
all graded pads and for in-situ soils on natural lots in accordance with the current
Building Codes or where deemed necessary by the City Engineer or Building Official.
78. Final pad certifications shall include the certification of pad construction and elevations.
The soils engineer shall certify all grading prior to acceptance of the public
improvements and/or prior to building permit issuance. The certification shall indicate
that the graded pads are suitable for their intended use.
79. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow
ditches, drainage collection devices, and drainage piping may be required. The public
improvement plans and final map shall reflect any additional improvements and private
easements necessary for slope protection and maintenance. Unless otherwise approved
for public maintenance by the City Engineer, brow ditches and drainage collection
devices upslope of building sites shall be maintained by the HOA.
80. The subdivision improvement plans shall include a complete grading plan to show site
accessibility in accordance with State and Federal regulations for all public and/or private
roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable.
The submittal shall provide additional analysis if site accessibility will not be provided
and for any feature or element where accessibility is purportedly not required. The
accessibility regulations or guidelines in effect at the time of subdivision improvement
construction will be applied.
81. Unless updated by subsequent regulations or guidelines, the sidewalks within the private
streets E neighborhood shall be widened to 5’ or shall provide a 4’ clear width with 5’
passing lanes in accordance with the current ADA regulations.
82. The subdivision improvement plans, grading plans, drainage plans, and drainage reports
shall show and note compliance with City Codes, Standards and Ordinances, Floodplain
Management Regulations, OASP stormwater provisions, Waterways Management Plan
Drainage Design Manual, and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board, whichever pertinent sections
are more restrictive.
83. The improvement plan submittal shall include a complete grading, drainage, and erosion
control plan. The proposed grading shall consider the proposed construction phasing.
Historic off-site and upslope watersheds tributary to the area of phased construction shall
be considered. Run-on from adjoining developed or undeveloped parcels shall be
considered.
84. The calculated 100-year flood limits shall be shown and noted on the improvement plans
and an additional final map sheet for reference. The drainage report and final plans shall
ATTACHMENT 1-B
PC 2 - 57
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 26 TR/ER #114-14
clarify the 100-year flood elevations, clearances, and freeboard at all new vehicle bridge,
pedestrian bridge, and pipe bridge crossings of the creek corridors.
85. The engineer of record shall provide a digital copy of the final HEC-RAS modeling to the
City in accordance with Section 4.0 of the Waterways Management Plan Drainage
Design Manual.
86. The developer shall prepare an Operations and Maintenance Manual for review and
approval by the City in conjunction with the development of any stormwater BMP’s that
will be maintained by the HOA or by the respective private property owner. The existing
Islay Hill basin shall be included in the overall maintenance program or the existing basin
conditions of approval and agreement shall be updated to conform with the current permit
requirements. A Private Stormwater Conveyance Agreement shall be recorded in a
format provided by the City prior to final inspection approvals and acceptance of
subdivision improvements.
87. The subdivider/developer shall provide notification to private property owners regarding
any individual maintenance responsibility of backyard stormwater BMP’s in accordance
with Section E.2 of the RQWCB Resolution R3-2013-0032. The notification may be by
Notice of Requirements or other method acceptable to the City.
88. The stormwater improvements other than City Standard public stormdrain infrastructure
shall be maintained by the HOA. A separate encroachment/hold harmless agreement
may be required in conjunction with certain improvements proposed for location within
the public rights-of-way.
89. The final details for the proposed bioretention facilities located within the public right-of-
way shall be approved to the satisfaction of the City Engineer. The project soils engineer
shall review and provide recommendations on the proposed site constructed and/or
proprietary retention systems. Analysis of impacts to the public improvements,
protection of utilities, and methods to minimize piping and protection of private
properties shall be addressed in the final analysis.
90. The proposed detention basin and any pre-basin shall be designed in accordance with the
OASP requirements and the Waterways Management Plan Drainage Design Manual.
The proposed surface runoff and drainage from the detention basin(s) shall include a non-
erosive outlet to an approved point of disposal. The outlet(s) design and location should
replicate the historic drainage where feasible. Any off-site detention basin, temporary
basin, or other drainage improvements shall be approved by the City. Any required or
proposed off-site grading or drainage improvements shall be completed within recorded
easements or under an appropriate license or other private agreement.
91. The subdivider shall submit CC&R's with the Final Map that establishes a Homeowner's
Association (HOA). The HOA shall provide for the optional automatic annexation of all
other tracts in the OASP as it relates to the shared regional detention basin. The
subsequent tracts may, at their sole discretion, annex to the HOA, or demonstrate to the
city's satisfaction how they will provide storm drainage mitigation through their own
subdivision design and HOA. The HOA shall provide for maintenance of all private
ATTACHMENT 1-B
PC 2 - 58
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 27 TR/ER #114-14
common area drainage channels, on-site and/or sub-regional drainage basins, water
quality treatment and conveyance improvements. The CC&R's shall be approved by the
City and shall be recorded prior to or concurrent with recordation of the Final Map. A
Notice of Annexation or other appropriate mechanism to annex other subdivisions into
the HOA, including but not limited to the shared regional detention basin, shall be
recorded concurrently with the map.
92. The naming of the local creeks and drainages shall comply with the appropriate and
pertinent creek naming standards and justifications. The inclusion of the naming on the
final map and/or improvement plans shall be approved by the City prior to map and/or
plan approval as applicable.
93. All bridging, culverting and modifications to the existing creek channels along with any
necessary clearing of existing creek and drainage channels, including tree pruning or
removals, and any necessary erosion repairs shall be in compliance with the OASP, city
standards and policies, the Waterways Management Plan and shall be approved by the
Natural Resources Manager, Public Works Department, Army Corp of Engineers, the
Regional Water Quality Control Board, and California Fish & Wildlife.
94. Any existing areas of swale, creek and/or channel erosion shall be stabilized to the
satisfaction of the City Engineer, Natural Resources Manager, and other permitting
agencies. The existing creek crossing and roadside swale located along the frontage of
Lot 327 shall be relocated away from the existing and proposed edge of roadway and
shall be stabilized to the satisfaction of the City and permitting agencies.
95. The existing upslope drainage along and from the quarry access road on Righetti Hill
shall be evaluated in detail. Any re-grading of the road to correct or revise existing areas
of concentrated drainage shall be reviewed and approved by the Natural Resources
Manager. The final road grading and drainage management should consider passive
conveyance strategies that will minimize erosion and on-going maintenance on behalf of
the City and HOA.
96. The public improvement plans shall show and note the existing and/or proposed
improvements to the existing off-site Islay Hill basin. The plan shall show any changes
to the basin including but not limited to access, outlet/metering alterations, low-flow
channel development, silt/trash catchment, plantings, irrigation, and security fencing.
97. The project soils engineer shall review the final grading and drainage plans and Low
Impact Development (LID) improvements. The soils report shall include specific
recommendations related to public improvements, site development, utility, and building
pad/foundation construction related to the proposed LID improvements. The project soils
engineering report shall be referenced on the final map in accordance with the
Subdivision Regulations and City Engineering Standards.
98. The final plans and drainage report shall show and note compliance with City
Engineering Standard 1010.B for spring or perched groundwater management and for
water quality treatment of run-off from impervious streets, drive aisles, parking areas,
and trash enclosures.
ATTACHMENT 1-B
PC 2 - 59
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 28 TR/ER #114-14
99. A SWPPP is required in accordance with State and local regulations. A hard copy of the
SWPPP shall be provided to the City in conjunction with the Public Improvement Plan
submittal and subsequent building plan submittals. The WDID number shall be included
by reference on all construction plans sets. An erosion control plan shall be included
with the improvement plans and all building plan submittals for demolitions, grading, and
new construction.
100. The project development and grading shall comply with all air quality standards and
mitigation measures. The developer shall provide written notification from the County
Air Pollution Control District (APCD) regarding compliance with all local, state, and
federal regulations including but not limited to the National Emission Standards for
Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos
(NOA).
Fire
101. The project shall provide a minimum of two points of access to the subdivision
from an existing public way wherever there are more than 30 housing units. Emergency
Vehicle Access points will NOT be accepted in lieu of full access.
102. All streets that are less than 28 feet in width shall be posted “No Parking – Fire
Lane” on both sides. Streets less than 36 feet in width shall be posted on one side only.
103. The project shall provide water mains and city-standard fire hydrants to provide a
minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior
walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet.
Homeowners’ Association
104. Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be
approved by the City Attorney and Community Development Director prior to final map
approval that establishes a “Master Homeowner’s Association” (Master HOA). To the
extent desired by the subdivider, individual phases of the project may include sub-
associations as described in the applicant’s “Master Declaration of CC&R’s for Righetti
Ranch”, dated 6/6/14. CC&R's shall minimally contain the following provisions that
pertain to all lots:
i. The initial set of CC&R’s provided for the VTM#3063 final map shall provide for
automatic annexation of subsequent phases to the Master HOA, including the
potential to incorporate the adjoining Jones Ranch (VTM#3066) within the
Master HOA. A graphic or other exhibit describing all properties to be annexed
to the Righetti Ranch Master HOA shall be included with any CC&R’s for
VTM#3063.
ii. All private improvements shall be owned and maintained by the individual
property owners, sub-associations or the Master Homeowner’s Association as
applicable. Private improvements include but are not limited to streets, sidewalks,
pedestrian and bike paths, sewer mains, drainage systems, detention basin(s),
street lighting, landscape, landscape irrigation, and common area improvements.
ATTACHMENT 1-B
PC 2 - 60
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 29 TR/ER #114-14
iii. Grant to the city the right to maintain common areas if the HOA fails to perform,
and to assess the HOA for expenses incurred, and the right of the city to inspect
the site at mutually agreed times to assure conditions of CC&R's and final map
are being met.
iv. No parking except in approved, designated spaces.
v. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term
storage of inoperable vehicles.
vi. No outdoor storage by individual units except in designated storage areas.
vii. The responsibility for the placement of the trash and recycling containers at the
street on collection days will be the responsibility of the property owner’s
association. The property owner’s association shall coordinate with San Luis
Garbage Company regarding the collection time and preferred location for the
placement of trash and recycling containers to minimize the obstruction of project
streets
viii. No changes in city-required provisions of the CC&R's will be considered valid
and in effect without prior City Council approval.
ix. Provision for all of the maintenance responsibilities outlined in various
conditions.
Planning Requirements
105. At the time of submittal of a request for a final map, the subdivider shall provide a
written report detailing the methods and techniques employed for complying with all
required environmental mitigation measures as adopted herein.
106. In order to be consistent with the requirements of the Orcutt Area Specific Plan and
County Airport Land Use Plan, the property owner shall grant an avigation easement for
the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo
and the San Luis Obispo County Airport via an avigation easement document prior to the
recordation of the final map.
107. All owners, potential purchasers, occupants (whether as owners or renters), and
potential occupants (whether as owners or renters) shall receive full and accurate
disclosure concerning the noise, safety, or overflight impacts associated with airport
operations prior to entering any contractual obligation to purchase, lease, rent, or
otherwise occupy any property or properties within the airport area.
108. Provisions for trash, recycle, and green waste containment, screening, and collection
shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company.
Proposed refuse storage area(s) and on-site conveyance shall consider convenience,
aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be
considered in the final design. Any common storage areas shall be maintained by the HOA
and shall be included in the CCR’s or other property maintenance agreement accordingly.
The solid waste solutions shall be shown and noted on the submittal(s) for Architectural
Review Commission (ARC) approvals.
109. Prior to the issuance of building permits for residential units, the Architectural Review
Commission shall review the residential building program, including building and landscape
ATTACHMENT 1-B
PC 2 - 61
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 30 TR/ER #114-14
improvements, and provide comments and recommendations to the Community
development Director. Final architectural design approval authority shall be vested in the
Community Development Director. Director decisions may be appealed pursuant to
standard city policies.
110. Prior to the recording of any phase of the final map, the applicant shall enter into an
Affordable Housing Agreement with the City that details the timing of construction of
affordable units during Phase 2 (32 units) of the project, off-site affordable unit construction
on the Jones Ranch (VTM#3066 - 9 units), and contains guarantees for failure to complete
any or all of the affordable housing units (such as collecting affordable housing in-lieu fees,
cash guarantees for the completion of the affordable units, providing a letter of credit, bond
or other financial guarantee to assure compliance). Because only 32 of the 41 affordable
units required for VTM#3063 are included on-site, the subdivider shall be limited to
construction of no more than 150 market-rate units in Phase 1 before initiating the 32 on-site
units in Phase 2, and will be limited to construction of no more than 88 additional Phase 2
market-rate units before initiating the Jones Ranch 9 units. The goal of this condition is to
have the affordable housing constructed as early as possible.
111. The subdivider shall dedicate all public lands, including the neighborhood park (Lot
312), with the initial final map. This neighborhood park will be designed under the
direction of the City’s Parks & Recreation Commission with a recommendation to the
Architectural Review Commission and City Council, who will be responsible for the final
design approval of the park.
112. A construction phasing plan shall be submitted to the Community Development
Director prior to the issuance of the first building permit.
113. The subdivider shall develop a Construction Management Plan for review and
approval by the Public Works and Community Development Directors. The plan shall be
submitted prior to the issuance of a building permit for proposed project buildings and/or a
phase of buildings. In addition, the contractor or builder shall designate a person or persons
to monitor the Construction Management Plan components and provide their contact names
and phone numbers. The Construction Management Plan shall include at least the following
items and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if
required, directional signs for construction vehicles, and designated construction
access routes.
b. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would
minimize impacts on vehicular and pedestrian traffic, circulation and safety, and
noise impacts to surrounding neighbors.
ATTACHMENT 1-B
PC 2 - 62
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 31 TR/ER #114-14
e. The applicant shall ensure that the construction contractor employs the following
noise reducing measures:
i. Standard construction activities shall be limited to between 7:00 a.m. and
7:00 p.m. Monday through Saturday.
ii. All equipment shall have sound-control devices no less effective than those
provided by the manufacturer. No equipment shall have un-muffled exhaust
pipes; and
iii. Stationary noise sources shall be located as far from sensitive receptors as
possible, and they shall be muffled and enclosed within temporary sheds, or
insulation barriers or other measures shall be incorporated to the extent
possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction
activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage
and debris attributable to the trucks can be identified and corrected.
j. Designated location(s) for construction worker parking.
114. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify
and hold harmless the City and/or its agents, officers and employees from any claim,
action or proceeding against the City and/or its agents, officers or employees to attack, set
aside, void or annul, the approval by the City of this subdivision, and all actions relating
thereto, including but not limited to environmental review.
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:
ATTACHMENT 1-B
PC 2 - 63
Resolution No. _____ (2015 Series) Righetti Ranch VTM#3063
Page 32 TR/ER #114-14
J. Christine Dietrick
City Attorney
ATTACHMENT 1-B
PC 2 - 64
RESOLUTION NO.
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION RECOMMENDING THE CITY COUNCIL APPROVE A
VESTING TENTATIVE TRACT MAP NO. 3066 CREATING 33 LOTS
FOR PROPERTY LOCATED AT 3765 ORCUTT ROAD
(SBDV-0067-2014 ER-TR; TRACT #3066 JONES)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on March 25, 2015, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo, California, on April 8th, 2015, for the purpose of considering SBDV-0067-2014, a
vesting tentative tract map subdividing an approximately 11.56-acre site into up to 33 lots and
continued the project to April 8th with direction to staff and the applicant team to provide
additional project information; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on April 8th, 2015, for the purpose of considering an action on SBDV-0067-2014, a
vesting tentative tract map subdividing an approximately 11.56-acre site into up to 33 lots; and
WHEREAS, the April 8, 2015 public hearing was for the purpose of formulating and
forwarding recommendations to the City Council of the City of San Luis Obispo regarding the
project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission reviewed and considered the initial study of
environmental impact as prepared by staff and reviewed by the Planning Commission; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as
follows:
Section 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring
Program. Based upon all the evidence, the Planning Commission makes the following CEQA
findings in support of the Vesting Tentative Map SBDV-0067-2014 (Tract No. 3066):
1. The proposed project is 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 approval incorporates those FEIR mitigation measures as applicable
to VTM#3066, as detailed herein.
2. A supplemental initial study has been prepared for VTM#3063 addressing potential
environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area
Specific Plan (OASP). The Community Development Director has recommended that the
results of that additional analysis be incorporated into a Mitigated Negative Declaration
Attachment 1-C
PC 2 - 65
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 2 SBDV-0067-2014 (ER/TR)
(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 project, and
the mitigation monitoring program being followed as design and construction proceed:
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 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
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 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.
Attachment 1-C
PC 2 - 66
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 3 SBDV-0067-2014 (ER/TR)
• 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 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.
Attachment 1-C
PC 2 - 67
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 4 SBDV-0067-2014 (ER/TR)
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 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. 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 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.
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.
Attachment 1-C
PC 2 - 68
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 5 SBDV-0067-2014 (ER/TR)
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
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
Attachment 1-C
PC 2 - 69
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 6 SBDV-0067-2014 (ER/TR)
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).
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.
Attachment 1-C
PC 2 - 70
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 7 SBDV-0067-2014 (ER/TR)
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.)
• 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 reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the commencement of
project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with 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 grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
Attachment 1-C
PC 2 - 71
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 8 SBDV-0067-2014 (ER/TR)
meters (164 feet) of the find 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.
• 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.
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
Attachment 1-C
PC 2 - 72
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 9 SBDV-0067-2014 (ER/TR)
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.
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.
• 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 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-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
Attachment 1-C
PC 2 - 73
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 10 SBDV-0067-2014 (ER/TR)
PS-1 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 improvements 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-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.
S-4(d) 55-Gallon Drums. Prior to development on the property where 55-Gallon drums
were identified on FEIR 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. If contamination is delineated, an appropriate remediation method
shall be implemented according to the size of the area contaminated and the
contaminant involved.
• S-4d Monitoring Program:
Monitoring will include Engineering staff review of soils sampling and implementation of
appropriate remediation measures, if required, prior to tract construction in the vicinity of any
such positive sample(s).
TRANSPORTATION MITIGATION
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.
Attachment 1-C
PC 2 - 74
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 11 SBDV-0067-2014 (ER/TR)
T-1 Monitoring Program:
Compliance and implementation shall be reviewed 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 and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
T-3 Street A & B Intersection. Intersection shall be controlled by a single lane urban
compact roundabout.
T-3 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
T-4 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-4 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
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 construction of any of the residential and/or
commercial uses.
USS-1 Monitoring Program
Attachment 1-C
PC 2 - 75
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 12 SBDV-0067-2014 (ER/TR)
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
3066.
Section 2. Vesting Tract Map Approval with Findings & Conditions. The Planning
Commission does hereby approve application SBDV-0067-2014 TR/ER (VTM#3066, “Jones
Ranch”), a tentative tract map to create up to 33 residential, commercial and open space lots,
based on the following findings, and subject to the following conditions being incorporated into
the project:
Findings:
1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General
Plan because the proposed subdivision respects existing site constraints, will incrementally
add to the City’s residential housing inventory, results in parcels that meet minimum density
standards, and will be consistent with the density, lot sizes and project amenities established
by the Orcutt Area Specific Plan (OASP).
2. The site is physically suited for the type and density of development allowed in the C/OS-SP,
P-F-SP, R-1-SP, R-2-SP and R-3-SP zoning districts.
3. The design of the vesting tentative tract map and the proposed improvements are not likely to
cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat, since further development or
redevelopment of the proposed parcels will occur consistent with VTM 3066 and the
required architectural review process, which will allow for detailed review of development
plans to assure compliance with City plans, policies, and standards.
4. As conditioned, the design of the subdivision will not conflict with easements for access
through (or use of property within) the proposed subdivision, and the project is consistent
with the pattern of development prescribed in the Orcutt Area Specific Plan.
5. The proposed project will provide affordable housing consistent with the intent of California
Government Code §65915, and in compliance with City policies and the Housing Element.
6. The tentative map, as conditioned, will comply with all environmental mitigation measures
prescribed herein, and therefore is consistent with the California Environmental Quality Act,
the OASP Final EIR, and the Initial Study-Mitigated Negative Declaration (IS-MND).
Conditions:
Dedications and Easements
1. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, public and private streets, pedestrian
and bicycle facilities, common driveways, and maintenance of the same shall be shown
on the final map and/or shall be recorded separately prior to or concurrent with the
recordation of the map, unless a deferral is requested by the subdvider and granted by the
City. Said easements may be provided for in part or in total as blanket easements.
Attachment 1-C
PC 2 - 76
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 13 SBDV-0067-2014 (ER/TR)
2. The final map and improvement plans shall show the extent of all on-site and off-site
offers of dedication. Subdivision improvement plans and or preliminary designs may be
required for any deferred improvements so that dedication limits can be established.
These improvements may include but are not limited to road construction and widening,
grading and drainage improvements, utility easements, bridges, bike bridges, transit
stops, bikeways, pedestrian paths, and intersection improvements.
3. The map and improvement plans shall provide for all minimum street improvements and
utility placements within the improved or partially improved streets adjoining the
subdivision as needed for orderly development to the satisfaction of the City. In some
cases, “dry” pipes may be required to be constructed under improved street sections for
the benefit of others.
4. Access rights shall be dedicated to the City along Orcutt Road except at approved
driveway locations and intersections as shown on the tentative map or as otherwise
approved by the city.
5. The subdivider shall dedicate a 10’ wide street tree easement and 6’ public utility
easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to
and contiguous with all public right-of-way lines bordering each lot. A 10’ wide street
tree easement and 6’ P.U.E. shall be provided along the frontage for all private streets. A
10’ street tree easement and 15’ P.U.E. shall be provided along the frontages of the
Mixed Use Commercial Lots 24 – 26. The easements may be removed or reduced under
the footprint of proposed buildings.
6. The subdivider shall dedicate Righetti Hill, all public Open Space and all public Park
Land in fee to the City in conjunction with or prior to the Phase 1 map recordation unless
otherwise deferred or a reimbursement agreement is processed. Deferral shall be
approved by the City and may require that all appropriate OASP fees are paid as a
condition of development. The land shall be granted free and clear of all encumbrances to
the satisfaction of the City.
7. All private improvements shall be owned and maintained by the individual property
owners or the Homeowner’s Association (HOA) as applicable. Private improvements
include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer
mains, drainage systems, detention basin(s), street lighting, landscape, landscape
irrigation, common areas, pocket parks, and linear park improvements.
8. The private open space C/OS Lot 31 along with the proposed improvements, including
but not limited to trails, bikeways, and landscaping shall be owned and maintained by the
HOA. Open Space and bikeway easements along with any public utility easements shall
be offered to the City and shown and noted on the final map. An easement agreement
may be required for specific open space areas, creek corridors, bikeways, and utility
corridors in a format approved by the City.
9. A wildland fuel management/reduction zone along with any required easements and/or
zone limits shall be provided for Lot 31 to the satisfaction of the Fire Chief. If required,
the limits shall be shown and noted on the final map and improvement plans for
Attachment 1-C
PC 2 - 77
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 14 SBDV-0067-2014 (ER/TR)
reference. The limits of the zone shall be in accordance with the adopted Fire Code and
approved to the satisfaction of the City Fire Chief and City Natural Resources Manager.
The HOA shall be responsible for wildland fuel management, weed abatement, and creek
maintenance within the established fuel reduction zone and private open space areas.
10. A notice of requirements or other agreement acceptable to the City of San Luis Obispo
may need to be recorded in conjunction with the Final Map to clarify development
restrictions, conditions of development, and references to any pertinent conditions related
to the OASP and City codes and ordinances.
11. Off-site easements and/or dedications may be required to facilitate secondary points of
access, through street access, and public water and sewer main extensions beyond the
tract boundary and in accordance with the OASP. Looped water mains may be required
in accordance with the tentative map, development phasing, and the City water model to
provide adequate service and compliance with adopted codes and standards.
12. Off-site dedication/acquisition of property for this public right-of-way purpose is
necessary to facilitate orderly development and the anticipated OASP improvements.
The subdivider shall work with the City and the land owner(s) to acquire the necessary
rights-of-way. In the event the subdivider is unable to acquire said rights-of-way, the City
Council may consider lending the subdivider its powers of condemnation to acquire the
off-site right-of-way dedication, including any necessary slope and drainage easements.
If condemnation is required, the subdivider shall agree to pay all costs associated with the
off-site right-of-way acquisition (including attorney fees and court costs).
13. With respect to all off-site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing title or
interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring
the property required for the construction of such improvements and exercise its
power of eminent domain in accordance with Government Code Section 66462 .5
to do so, if necessary. subdivider shall also enter into an agreement with the City
to pay all costs of such acquisition including, but not limited to, all costs
associated with condemnation. Said agreement shall be in a form acceptable to the
City Engineer and the City Attorney. If condemnation proceedings are required,
the subdivider shall submit, in a form acceptable to the City Engineer, the
following documents regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying in
the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
Attachment 1-C
PC 2 - 78
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 15 SBDV-0067-2014 (ER/TR)
property or acknowledge in writing that they knowingly waived the right
to do so;
iv. Copies of all written correspondence with off-site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of the
anticipated costs, as determined by the City Attorney, of the condemnation
proceedings. The City does not and cannot guarantee that the necessary
property rights can be acquired or will, in fact, be acquired. All necessary
procedures of law would apply and would have to be followed.
Transportation
14. Secondary access is required from all portions and/or phases of the subdivision where
more than 30 dwelling units are proposed. The location and development of the proposed
secondary access shall be presented to the City for review and approval prior to the
preparation of the related improvement plans.
15. Unless an alternate access and egress plan is approved to the satisfaction of the Public
Works Director and the Fire Chief, the westerly Phase 1 of Jones Ranch shall be provided
with a secondary access to Orcutt Road in conjunction with an access to Tank Farm
Road. The completion of development may need to be deferred to Phase 2 or the B Street
bridge would need to be construction in conjunction with Phase 1. Regardless of access,
the required water supply to this phase may require a looped water main with indications
that the B Street bridge may need to be constructed in support of the required water main
extension prior to commencing with combustible construction.
16. Fire Department access shall be provided for each construction phase to the satisfaction
of the Fire Chief. Phased street construction shall consider and provide suitable Fire
Department hydrant access, circulation routes, passing lanes, and turn-around areas in
accordance with current codes and standards.
17. All public streets shall conform to City Engineering Standards and OASP including curb,
gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City
Engineer. Where conflicts occur between the City Engineering Standards and concepts
identified in the OASP, final determination of shall design shall be provided by the City
Engineer. Traffic calming improvements may be required at select locations within in
the subdivision. Improvements may include bulb-outs, elevated sidewalks/speed tables,
or alternate paving materials to the satisfaction of the Public Works Department and Fire
Department.
18. The developer shall record a Notice of Requirements with each map phase regarding the
designed and installed traffic calming devices and that the subdivisions are not eligible
for future Residential Parking District or Neighborhood Traffic Management program
processing.
Attachment 1-C
PC 2 - 79
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 16 SBDV-0067-2014 (ER/TR)
19. The improvement plans shall include all final line-of-sight analysis at certain
intersections to the satisfaction of the Public Works Department. Fence heights and
plantings in the areas of control shall be reviewed in conjunction with the analysis. A
separate recorded agreement or Notice of Requirements for private property owner or
HOA maintenance of sight lines may be required.
20. The final map and improvement plans shall include the required right-of-way, transit stop
easements, and all details of the required bus turnouts to accommodate all proposed and
future bus stops per City Engineering Standards, the OASP and current Short Range
Transit plan. The final location of all North-South and East-West route stops shall be
approved to the satisfaction of the City Transit Manager and Public Works Director.
21. The public improvement plans may need to include full frontage improvements on Orcutt
Road from north of B Street to Tank Farm Road, including the Imel and Garay
properties. The northerly transition may require improvements across the Fiala frontage.
The plans shall show all improvements including concrete curb, gutter, and sidewalk per
City Engineering Standards on the west side of Orcutt; 6’ bike lanes, 12’ travel lanes,
and a 12’ two-way left turn lane in accordance with the tentative map, OASP, City
Engineering Standards, and the Cal Trans Highway Design Manual; undergrounding of
the overhead utilities on the west side; and complete details for the Orcutt Road points of
access.
22. The east side of Orcutt Road where widening is proposed or required may terminate in an
AC berm to match the existing adjoining road sections per City Engineering Standards or
the appropriate County rural road standards where approved by the City Engineer. The
Orcutt Road plans shall include all phases of construction including road widening,
stormdrain improvements, culvert extensions, grading/walls, and any water quality
BMP’s. Some off-site dedication of property for public right-of-way purposes may be
required to facilitate the Orcutt Road improvements and transitions between the OASP
full build-out road section and adjoining road segments beyond the tract boundaries.
23. The Orcutt Road improvements shall be constructed as a condition of the map, unless a
deferral is requested by the subdvider and granted by the City. Prior to approval of any
deferrals, the subdivider shall demonstrate that the construction of the required
improvements is not feasible.
24. Prior to occupancy of Phase 1 he Tank Farm/Orcutt intersection shall be modified to
provide a southbound right-turn lane on Orcutt Road and to eliminate the skew, as
required in the OASP. All overhead utilities conflicting with this improvement shall be
undergrounded.
25. The applicant shall conduct neighborhood speed surveys one year after occupancy of
each phase at locations approved by the Director of Public Works. If 85th percentile
speeds exceed current City NTM thresholds additional traffic calming measures shall be
installed. The applicant shall bond for these potential additional traffic calming measures.
26. All mitigation measures (MM) specific to Transporation requirements shall be provided
as detailed under CEQA section 1, above, to the satisfaction of the City Engineer.
Attachment 1-C
PC 2 - 80
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 17 SBDV-0067-2014 (ER/TR)
27. The subdivider may present financing and reimbursement programs for transportation
improvements to be considered with approval and recordation of the initial final map for
VTM#3066. Any such program(s) will be subject to approval by the City Council.
28. The subdivider shall be responsible for securing the off-site right-of-way needs for
VTM#3063, and dedicating that right-of-way to the city as a condition of final map
approval.
On & Off-Site Improvements
29. Improvement plans for the entire subdivision, including any off-site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation. Off-site improvements shall include off-
site access roadways, the water main extensions provided by MM USS-1, and the “B”
Street to Tiburon Way alignment improvements.
30. Improvement plans for the entire subdivision, including any off-site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation. Off-site improvements may include but
are not limited to roadways, sewer mains, water mains, and stormdrain improvements.
31. A separate demolition permit will be required from the Building Division for the removal
of any existing structures and related infrastructure. Building removals are subject to the
Building Demolition Regulations including the additional notification and timing
requirements for any structure over 50-years old.
32. The improvement plans shall clearly show all existing structures, site improvements,
utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall
include any pertinent off-site water well and private waste disposal systems that are
located within regulated distances to the proposed drainage and utility improvements.
The plan shall include the proposed disposition of the improvements and any proposed
phasing of the removal and demolition. All structures and utilities affected by the
proposed lot lines shall be removed and receive final inspection approvals prior to map
recordation.
33. The subdivider shall provide additional documentation on the easement agreement related
to the existing well and appurtenances located on the Jones parcel and serving the Fiala
property. Some existing non-conformance was generally recognized per Appendix
Section A-2 of the OASP. Additional detail and clarifications may be required on the
final map and improvement plans to acknowledge any legal non-conforming utility
installations between the parcels/lots in question.
34. If construction phasing of the new street pavement is proposed, the phasing shall provide
for the ultimate structural street section and pavement life (per the City's Pavement
Management Plan) prior to acceptance by the City. The engineer of record shall detail
this requirement in the public improvement plans, to the satisfaction of the Public Works
Director.
Attachment 1-C
PC 2 - 81
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 18 SBDV-0067-2014 (ER/TR)
35. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the conditions of approval and map phasing. A truck circulation plan
and construction management and staging plan shall be included with the improvement
plan submittal. General truck routes shall be submitted for review and acceptance by the
City. The engineer of record shall provide a summary of the extent of cut and fill with
estimates on the yards of import and export material. The summary shall include rough
grading, utility trench construction, road construction, AC paving, concrete delivery, and
vertical construction loading estimates on the existing public roadways. The developer
shall either; 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre-construction
condition, or 2) shall pay a roadway maintenance fee in accordance with City
Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement
program to the satisfaction of the City Engineer prior to acceptance of the subdivision
improvements.
36. Retaining wall and/or retaining wall/fence combinations along property lines shall be
approved to the satisfaction of the Planning Division and shall conform with the zoning
regulations for allowed combined heights or shall be approved through the ARC or
separate Fence Height exception process.
37. The ARC plans and public improvement plans shall show the location of the proposed
mail receptacles or mail box units (MBU’s) to the satisfaction of the Post Master and the
City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and
lease spaces within this development as required by the Post Master. MBU’s shall not be
located within the public right-of-way or public sidewalk area unless specifically
approved by the City Engineer. Contact the Post Master at 543-2605 to establish any
recommendations regarding the number, size, location, and placement for any MBU’s.
38. Street trees are required as a condition of development. Tree species and planting
requirements shall be in accordance with City Engineering Standards. Street trees shall
generally be planted at the rate of one 15-gallon street tree for each 35 lineal feet of
property frontage. Street trees shall be planted along private streets as required for public
streets. The subdivision improvement plans/landscape plans shall include street tree
plantings along the Orcutt Road frontage.
Utilities
39. Specialized street pavement in the area of public water and/or sewer mains may create
maintenance/replacement concerns and additional costs. The final pavement sections
shall be reviewed and approved in conjunction with ARC approvals and public
improvement plan review. A separate agreement and/or CC&R provision shall be
required to clarify that the Jones Ranch Homeowners Association will have final street
maintenance responsibility in areas of specialized pavement where said pavement is
damaged or removed in conjunction with public improvements or maintenance of said
public water and/or sewer mains.
40. The City will not be responsible for replacement of any specialty street pavement within
private streets. City trench repairs within private streets will be backfilled and finished
per City Engineering Standards.
Attachment 1-C
PC 2 - 82
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 19 SBDV-0067-2014 (ER/TR)
41. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Department and serving
utility companies. All public and private sewer mains shall be shown on the public
improvement plans and shall be constructed per City Engineering Standards unless a
waiver or alternate standard is otherwise approved by the City. The plans shall clearly
delineate and distinguish the difference between public and private improvements.
42. Recycled water mains shall be extended along A Street, B Street, and/or Sponza to serve
the landscape irrigation of the project’s R2 lots and commercial lots. Applicant shall
work with the Water Division of the City’s Utilities Department to determine the
appropriate size of all proposed recycled water mains.
43. City recycled water or another non-potable water source, shall be used for construction
water (dust control, soil compaction, etc.). An annual Construction Water Permit is
available from the City’s Utilities Department. Recycled water is readily available near
the intersection of Tank Farm Road and Orcutt Road.
44. Final grades and alignments of all public and/or private water, sewer and storm drains
shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of service laterals and meters
shall be approved in conjunction with the review of the building plans, fire sprinkler
plans, and/or public improvement plans.
45. The improvement plans shall show the location of all domestic and landscape water
meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations
may be required to justify service and meter sizing. Water impact fees related to the
irrigation water meter(s) shall be paid prior to approval of the subdivision improvement
plans for each pertinent map and/or construction phase.
46. Off-site utility improvements shall include the water main upgrade/replacement and
extension from the High Pressure/Bishop pressure zone at the intersection of
Tanglewood/Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the
modeling for the proposed development phases and looping of the main. Improvement
plans may be required to clarify the design for main extensions outside the Phase 1
improvements. Pressure regulating valves, control valves, or other appurtenances may be
required by the Utilities Department as a part of the required water system improvements
to be certain that the new area interacts properly with the existing water system.
47. A reimbursement request, if proposed for the off-site water main upgrade, shall include
all pertinent details and analysis in accordance with City and State codes and ordinances
and shall be presented separately to the City Council.
48. The subdivider shall provide a plan for meeting off-site wastewater main line extensions
as needed (pursuant to MM PS-4) through adjoining VTM#3063. Said plan shall be
approved by the Utilities Director before approval and recordation of any final map.
Attachment 1-C
PC 2 - 83
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 20 SBDV-0067-2014 (ER/TR)
49. A final sewer report and supporting documentation for the OASP public sewer main
design shall be approved by the Utilities Department prior to approval of the public
improvement plans.
50. The final sewer report shall discuss and present additional information and assumptions
on the system elevations and grades that will allow other OASP parcels to utilize the
proposed public sewer main in accordance with the OASP Wastewater Plan. The
applicant shall submit an analysis of a backbone system that shows the elevations and
grades that serve the adjacent parcels described in the study. The City will have the final
discretion on the extent and limits of the study if additional properties could reasonably
benefit from the proposed alignment.
51. The depth of the off-site and on-site sewer mains shall be approved to the satisfaction of
the Utilities Director. The depth analysis shall consider the balance between the possible
extent of the gravity sewer basin needed to serve the other OASP properties and the long-
term public maintenance requirements related to sewer depth. The analysis of sewer
depth shall be considered at the intersection of Street A and Street B, at Street A and
Sponza in Tract 3044, and at Street A and the northerly limits of Tract 3044.
52. The sewer report shall further evaluate the potential sewer options for future service to
the adjoining Garay parcel. The subdivider shall provide a minimum 15’ sewer easement
from the southerly corner of the Garay property to the nearest available public sewer
located in Street C-1. Some shifting or merging of lots may be required to provide access
between Lots 182 and 183. The report and plans shall consider the potential development
limits on the Garay parcel and the most appropriate area for the future creek crossing to
the satisfaction of the Utilities Department and Natural Resources Manager. The public
improvement plans shall include the pertinent grading, retaining walls, and main
extensions needed to support orderly OASP development.
53. The public improvement plan submittal shall show all existing and proposed overhead
wire utilities. Any existing overhead wiring within the tract boundary and adjoining
Orcutt Road shall be undergrounded in conjunction with the subdivision improvements.
Areas of road widening along Bullock Lane, if required for a secondary access, shall
include undergrounding where applicable unless otherwise deferred or waived by the
Public Works and Community Development Directors. Unless otherwise specifically
approved, pole relocation in lieu of undergrounding is not supported.
54. Terminal end utility poles shall be located off-site unless otherwise approved by the City.
55. Preliminary undergrounding plans for the entire subdivision shall be processed through
PGE and any respective wire utility companies in conjunction with the map recordation.
56. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all
adjoining public streets as applicable per City Engineering Standards.
57. Private street lighting shall be provided along the private streets per OASP lighting
requirements, City Engineering Standard and/or as approved in conjunction with the final
ARC approvals.
Attachment 1-C
PC 2 - 84
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 21 SBDV-0067-2014 (ER/TR)
58. Lighting fixtures, including public streetlights shall not exceed 16’ in height in
accordance with the OASP unless otherwise required for traffic safety. The developer
shall submit a streetlight proposal for approval by the City Engineer for any public
streetlights. Street lights associated with the Orcutt Road and Tank Farm Road
improvements, signalized intersections, or round-a-bouts shall comply with the Highway
Design Manual and City Engineering Standards.
Grading, Drainage & Stormwater
59. Any permit approvals required from the Army Corp of Engineers, Californian Fish and
Wildlife, or the Regional Water Control Board shall be secured and presented to the City
prior to the approval of any subdivision grading and/or improvements related to the
proposed phase of construction. The engineer of record shall review the permit approvals
and any specific permit conditions for compliance with the plans, subdivision
improvement designs, drainage system design/report, and soils report. The engineer of
record shall forward the permits to the City with a notation that the permits have been
reviewed and are in general conformance with the design of the improvements.
60. The public improvement plans submittal shall clarify how the several wetlands, creek
corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural
Resources Manager. Include any specific details for the proposed creek crossings in
accordance with any preservation strategies, mitigation measures, and higher
governmental authority agency permits. Sensitive areas shall be staked, fenced, or
otherwise delineated and protected prior to commencing with construction, grading, or
grubbing.
61. Expansion index testing or other soils analysis may be required on a lot-by-lot basis for
all graded pads and for in-situ soils on natural lots in accordance with the current
Building Codes or where deemed necessary by the City Engineer or Building Official.
62. Final pad certifications shall include the certification of pad construction and elevations.
The soils engineer shall certify all grading prior to acceptance of the public
improvements and/or prior to building permit issuance. The certification shall indicate
that the graded pads are suitable for their intended use.
63. The subdivision improvement plans shall include a complete grading plan to show site
accessibility in accordance with State and Federal regulations for all public and/or private
roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable.
The submittal shall provide additional analysis if site accessibility will not be provided
and for any feature or element where accessibility is purportedly not required. The
accessibility regulations or guidelines in effect at the time of subdivision improvement
construction will be applied.
64. The subdivision improvement plans, grading plans, drainage plans, and drainage reports
shall show and note compliance with City Codes, Standards and Ordinances, Floodplain
Management Regulations, OASP stormwater provisions, Waterways Management Plan
Drainage Design Manual, and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board, whichever pertinent sections
Attachment 1-C
PC 2 - 85
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 22 SBDV-0067-2014 (ER/TR)
are more restrictive.
65. The improvement plan submittal shall include a complete grading, drainage, and erosion
control plan. The proposed grading shall consider the proposed construction phasing.
Historic off-site and upslope watersheds tributary to the area of phased construction shall
be considered. Run-on from adjoining developed or undeveloped parcels shall be
considered.
66. The calculated 100-year flood limits shall be shown and noted on the improvement plans
and an additional final map sheet for reference. The drainage report and final plans shall
clarify the 100-year flood elevations, clearances, and freeboard at all new vehicle bridge,
pedestrian bridge, and pipe bridge crossings of the creek corridors.
67. The engineer of record shall provide a digital copy of the final HEC-RAS modeling to the
City in accordance with Section 4.0 of the Waterways Management Plan Drainage
Design Manual.
68. The developer shall prepare an Operations and Maintenance Manual for review and
approval by the City in conjunction with the development of any stormwater BMP’s that
will be maintained by the HOA or by the respective private property owner. A Private
Stormwater Conveyance Agreement shall be recorded in a format provided by the City
prior to final inspection approvals and acceptance of subdivision improvements.
69. The subdivider/developer shall provide notification to private property owners regarding
any individual maintenance responsibility of backyard stormwater BMP’s in accordance
with Section E.2 of the RQWCB Resolution R3-2013-0032. The notification may be by
Notice of Requirements or other method acceptable to the City.
70. The stormwater improvements other than City Standard public stormdrain infrastructure
shall be maintained by the HOA. A separate encroachment/hold harmless agreement
may be required in conjunction with certain improvements proposed for location within
the public rights-of-way.
71. The final details for the proposed bioretention facilities located within the public right-of-
way shall be approved to the satisfaction of the City Engineer. The project soils engineer
shall review and provide recommendations on the proposed site constructed and/or
proprietary retention systems. Analysis of impacts to the public improvements,
protection of utilities, and methods to minimize piping and protection of private
properties shall be addressed in the final analysis.
72. The developer shall show legal entitlement to access or annex into the regional detention
basin or shall provide an alternate drainage solution and strategy to the satisfaction of the
City.
73. The proposed detention basin and any pre-basin shall be designed in accordance with the
OASP requirements and the Waterways Management Plan Drainage Design Manual.
The proposed surface runoff and drainage from the detention basin(s) shall include a non-
erosive outlet to an approved point of disposal. The outlet(s) design and location should
replicate the historic drainage where feasible. Any off-site detention basin, temporary
Attachment 1-C
PC 2 - 86
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 23 SBDV-0067-2014 (ER/TR)
basin, or other drainage improvements shall be approved by the City. Any required or
proposed off-site grading or drainage improvements shall be completed within recorded
easements or under an appropriate license or other private agreement.
74. The naming of the local creeks and drainages shall comply with the appropriate and
pertinent creek naming standards and justifications. The inclusion of the naming on the
final map and/or improvement plans shall be approved by the City prior to map and/or
plan approval as applicable.
75. All bridging, culverting and modifications to the existing creek channels along with any
necessary clearing of existing creek and drainage channels, including tree pruning or
removals, and any necessary erosion repairs shall be in compliance with the OASP, city
standards and policies, the Waterways Management Plan and shall be approved by the
Natural Resources Manager, Public Works Department, Army Corp of Engineers, the
Regional Water Quality Control Board, and California Fish & Wildlife.
76. Any existing areas of swale, creek and/or channel erosion shall be stabilized to the
satisfaction of the City Engineer, Natural Resources Manager, and other permitting
agencies.
77. The project soils engineer shall review the final grading and drainage plans and Low
Impact Development (LID) improvements. The soils report shall include specific
recommendations related to public improvements, site development, utility, and building
pad/foundation construction related to the proposed LID improvements. The project soils
engineering report shall be referenced on the final map in accordance with the
Subdivision Regulations and City Engineering Standards.
78. The final plans and drainage report shall show and note compliance with City
Engineering Standard 1010.B for spring or perched groundwater management and for
water quality treatment of run-off from impervious streets, drive aisles, parking areas,
and trash enclosures.
79. A SWPPP is required in accordance with State and local regulations. A hard copy of the
SWPPP shall be provided to the City in conjunction with the Public Improvement Plan
submittal and subsequent building plan submittals. The WDID number shall be included
by reference on all construction plans sets. An erosion control plan shall be included
with the improvement plans and all building plan submittals for demolitions, grading, and
new construction.
80. The project development and grading shall comply with all air quality standards and
mitigation measures. The developer shall provide written notification from the County
Air Pollution Control District (APCD) regarding compliance with all local, state, and
federal regulations including but not limited to the National Emission Standards for
Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos
(NOA).
Fire
Attachment 1-C
PC 2 - 87
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 24 SBDV-0067-2014 (ER/TR)
81. The project shall provide a minimum of two points of access to the subdivision from an
existing public way wherever there are 30 or more housing units. Emergency Vehicle
Access points will NOT be accepted in lieu of full access.
82. All streets that are less than 28 feet in width shall be posted “No Parking – Fire Lane” on
both sides. Streets less than 36 feet in width shall be posted on one side only.
83. The project shall provide water mains and city-standard fire hydrants to provide a
minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior
walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet.
Homeowners’ Association
84. Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be approved
by the City Attorney and Community Development Director prior to final map approval.
VTM#3066 shall have the option of establishing their own HOA, or be incorporated into
the “Master Homeowner’s Association” (Master HOA) established under VTM#3063
(Righetti Ranch). To the extent desired by the subdivider, individual phases of the
project may include sub-associations (such as for the affordable housing and/or
townhome products) as described in the applicant’s “Master Declaration of CC&R’s for
Righetti Ranch”, dated 6/6/14. CC&R's shall minimally contain the following provisions
that pertain to all lots:
a. The initial set of CC&R’s provided for the VTM#3066 final map shall define
either an independent HOA for Jones Ranch, or will be automatically
incorporated into the Righetti Ranch Master HOA through annexation provisions
of the Master HOA. A graphic or other exhibit describing all properties to be
annexed to the Righetti Ranch Master HOA shall be included with any CC&R’s
for VTM#3066.
b. All private improvements shall be owned and maintained by the individual
property owners, sub-associations or the Master HOA as applicable. Private
improvements include but are not limited to streets, sidewalks, pedestrian and
bike paths, sewer mains, drainage systems, detention basin(s), street lighting,
landscape, landscape irrigation, and common area improvements.
c. Grant to the city the right to maintain common areas if the HOA fails to perform,
and to assess the HOA for expenses incurred, and the right of the city to inspect
the site at mutually agreed times to assure conditions of CC&R's and final map
are being met.
d. No parking except in approved, designated spaces.
e. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term
storage of inoperable vehicles.
f. No outdoor storage by individual units except in designated storage areas.
g. The responsibility for the placement of the trash and recycling containers at the
street on collection days will be the responsibility of the property owner’s
association. The property owner’s association shall coordinate with San Luis
Garbage Company regarding the collection time and preferred location for the
placement of trash and recycling containers to minimize the obstruction of project
streets
Attachment 1-C
PC 2 - 88
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 25 SBDV-0067-2014 (ER/TR)
h. No changes in city-required provisions of the CC&R's will be considered valid
and in effect without prior City Council approval.
i. Provision for all of the maintenance responsibilities outlined in various
conditions.
Planning Requirements
85. At the time of submittal of a request for a final map, the subdivider shall provide a
written report detailing the methods and techniques employed for complying with all
required environmental mitigation measures as adopted herein.
86. In order to be consistent with the requirements of the Orcutt Area Specific Plan and
County Airport Land Use Plan, the property owner shall grant an avigation easement for
the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo
and the San Luis Obispo County Airport via an avigation easement document prior to the
recordation of the final map.
87. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) shall receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport operations prior
to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
property or properties within the airport area.
88. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed
refuse storage area(s) and on-site conveyance shall consider convenience, aesthetics, safety,
and functionality. Ownership boundaries and/or easements shall be considered in the final
design. Any common storage areas shall be maintained by the HOA and shall be included
in the CCR’s or other property maintenance agreement accordingly. The solid waste
solutions shall be shown and noted on the submittal(s) for Architectural Review
Commission (ARC) approvals.
89. Prior to the issuance of building permits for residential units, the Architectural Review
Commission shall review the residential building program, including building and landscape
improvements, and provide comments and recommendations to the Community
development Director. Final architectural design approval authority shall be vested in the
Community Development Director. Director decisions may be appealed pursuant to
standard city policies.
90. VTM#3066 is designed a “receiver” site for off-site affordable housing to be constructed to
the benefit of the nearby Righetti Ranch, VTM#3063. A total of nine (9) affordable housing
units required for Righetti shall be included with the eight (8) affordable units required for
Jones Ranch, VTM#3066, making a total of seventeen (17) affordable units required on
VTM#3066. Prior to the recording of any phase of the final map, the applicant shall enter
into an Affordable Housing Agreement with the City that details the timing of construction
of affordable units to meet the requirements of all affordable housing on the Jones Ranch,
and contains guarantees for failure to complete any or all of the affordable housing units
(such as collecting affordable housing in-lieu fees, cash guarantees for the completion of the
affordable units, providing a letter of credit, bond or other financial guarantee to assure
Attachment 1-C
PC 2 - 89
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 26 SBDV-0067-2014 (ER/TR)
compliance). The goal of this condition is to have the affordable housing constructed as
early as possible.
91. The tentative tract map as presented includes an option to create a fifth (5th) homestead
parcel for Jones Ranch in the event that the “B” Street to (existing) Tiburon Way “preferred
road alignment” is completed. This alignment (off-site through the Imel property), is
described in Exhibit ___, which identifies how the 5th parcel would be described and
accessed with utilities and vehicles.
92. A construction phasing plan shall be submitted to the Community Development Director
prior to the issuance of the first building permit.
93. The subdivider shall develop a Construction Management Plan for review and approval by
the Public Works and Community Development Directors. The plan shall be submitted
prior to the issuance of a building permit for proposed project buildings and/or a phase of
buildings. In addition, the contractor or builder shall designate a person or persons to
monitor the Construction Management Plan components and provide their contact names
and phone numbers. The Construction Management Plan shall include at least the following
items and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if
required, directional signs for construction vehicles, and designated construction
access routes.
b. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would
minimize impacts on vehicular and pedestrian traffic, circulation and safety, and
noise impacts to surrounding neighbors.
e. The applicant shall ensure that the construction contractor employs the following
noise reducing measures:
i. Standard construction activities shall be limited to between 7:00 a.m. and
7:00 p.m. Monday through Saturday.
ii. All equipment shall have sound-control devices no less effective than those
provided by the manufacturer. No equipment shall have un-muffled exhaust
pipes; and
iii. Stationary noise sources shall be located as far from sensitive receptors as
possible, and they shall be muffled and enclosed within temporary sheds, or
insulation barriers or other measures shall be incorporated to the extent
possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction
activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage
and debris attributable to the trucks can be identified and corrected.
j. Designated location(s) for construction worker parking.
Attachment 1-C
PC 2 - 90
Resolution No. _____ (2015 Series) Jones Ranch VTM#3066
Page 27 SBDV-0067-2014 (ER/TR)
94. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and
hold harmless the City and/or its agents, officers and employees from any claim, action or
proceeding against the City and/or its agents, officers or employees to attack, set aside,
void or annul, the approval by the City of this subdivision, and all actions relating thereto,
including but not limited to environmental review.
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
Attachment 1-C
PC 2 - 91
At
t
a
c
h
m
e
n
t
2
PC 2 - 92
At
t
a
c
h
m
e
n
t
2
PC 2 - 93
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 1 City of San Luis Obispo
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.
PC 2 - 94
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 2 City of San Luis Obispo
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.
PC 2 - 95
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 3 City of San Luis Obispo
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.
PC 2 - 96
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 4 City of San Luis Obispo
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:
PC 2 - 97
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 5 City of San Luis Obispo
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.
PC 2 - 98
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 6 City of San Luis Obispo
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.
PC 2 - 99
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 1
City of San Luis Obispo
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For ER # TR3063 (Righetti Ranch), TR3066 (Jones Ranch)
Updates to 2-21-2015 and 3-25-15 distributions 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
PC 2 - 100
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 2
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.
PC 2 - 101
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 3
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
home-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.
PC 2 - 102
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 4
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
PC 2 - 103
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 5
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 resi dential homes and retain up t o 5
home-sites, for a total of 66 homes on 11.56 acres.
Of the 66 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.
PC 2 - 104
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 6
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
PC 2 - 105
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 7
The two (2) existing residential units on the property are the Jones Family home-site residences.
As a part of proposed Tract 3066, up to three (3) additional Jones home-site residences would be
created, bringing the Jones residences 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, 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.
PC 2 - 106
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 8
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)
PC 2 - 107
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 9
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, that
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.
PC 2 - 108
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 10
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)
PC 2 - 109
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 11
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)).
PC 2 - 110
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 12
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 environment,
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 mitigat ion 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 “potentially
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 analysis 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
PC 2 - 111
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 13
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 of
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
PC 2 - 112
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 14
Attachment 4
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 Aes thetics analysis focuses 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 below 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 Simula tion 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 possible 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 further up
the hillside. This mitigation measure would reduce any potentially significant visual impacts to a level of insignificance, and
PC 2 - 113
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 15
Attachment 4
consistent with the OASP FEIR standards. Mit igation 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 design.
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, including 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 unique 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 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. 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 aest hetic 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 introduce 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 project 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 t hrough 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
PC 2 - 114
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 16
Attachment 4
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 fro m 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.
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--
PC 2 - 115
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 17
Attachment 4
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; use double-paned windows, solar panel plumbing,
grey water recycling, tank-less water heaters, dedicated hot water line loops.
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.
PC 2 - 116
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 18
Attachment 4
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 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
PC 2 - 117
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 19
Attachment 4
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 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 1, 2, --X--
PC 2 - 118
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 20
Attachment 4
biological resources, such as a tree preservation policy or
ordinance?
17, 18
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.
PC 2 - 119
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 21
Attachment 4
*Note Re: d) The project site contains intermittent waterways (Hansen and Barrandca Creeks), but was not found under the
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)
PC 2 - 120
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 22
Attachment 4
• 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 -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,
PC 2 - 121
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 23
Attachment 4
an orientation meeting shall be conducted by an archaeologist for construction workers associated with
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--
PC 2 - 122
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 24
Attachment 4
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--
PC 2 - 123
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 25
Attachment 4
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.
PC 2 - 124
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 26
Attachment 4
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.
PC 2 - 125
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 27
Attachment 4
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.)
PC 2 - 126
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 28
Attachment 4
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
PC 2 - 127
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 29
Attachment 4
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
PC 2 - 128
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 30
Attachment 4
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
PC 2 - 129
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 31
Attachment 4
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.
PC 2 - 130
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 32
Attachment 4
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.
PC 2 - 131
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 33
Attachment 4
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
PC 2 - 132
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 34
Attachment 4
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
PC 2 - 133
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 35
Attachment 4
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
PC 2 - 134
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 36
Attachment 4
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 3 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.
PC 2 - 135
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 37
Attachment 4
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 3066.
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--
PC 2 - 136
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 38
Attachment 4
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 t o these service systems nor exceed RWQCB wastewater treatment 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 certified 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 intersect ion 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 construct 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 so uth 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 ser ve this Jones Ranch project.
PC 2 - 137
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 39
Attachment 4
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 ot her 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 u se 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 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 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 t he 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--
PC 2 - 138
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 40
Attachment 4
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.
PC 2 - 139
Attachment 4
GPA-SPA-ER-TR#3063/TR#3066
41
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 residential 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 considered 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
PC 2 - 140
Attachment 4
GPA-SPA-ER-TR#3063/TR#3066
42
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)
PC 2 - 141
ORCUTT AREA SPECIFIC PLAN
9 Implementation Attachment 5
City of San Luis Obispo Pages 9-6 and 9-7 May 2015
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:
PC 2 - 142
ORCUTT AREA SPECIFIC PLAN
9 Implementation Attachment 5
City of San Luis Obispo Pages 9-6 and 9-7 May 2015
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…….
PC 2 - 143
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-1
Co
v
e
r
S
h
e
e
t
1.
0
V
i
s
u
a
l
A
n
a
l
y
s
i
s
M
e
t
h
o
d
o
l
o
g
y
Th
i
s
v
i
s
u
a
l
s
i
m
u
l
a
t
i
o
n
p
a
c
k
a
g
e
d
e
m
o
n
s
t
r
a
t
e
s
t
h
e
v
i
s
u
a
l
i
m
p
a
c
t
o
f
th
e
R
i
g
h
e
t
t
i
R
a
n
c
h
D
e
v
e
l
o
p
m
e
n
t
f
r
o
m
s
e
v
e
n
d
i
f
f
e
r
e
n
t
v
i
e
w
p
o
i
n
t
s
i
n
Sa
n
L
u
i
s
O
b
i
s
p
o
.
T
h
e
v
i
s
u
a
l
i
m
p
a
c
t
f
r
o
m
t
h
e
v
a
r
i
o
u
s
v
i
e
w
p
o
i
n
t
s
a
r
e
ex
h
i
b
i
t
e
d
t
h
r
o
u
g
h
t
h
r
e
e
v
i
s
u
a
l
a
n
a
l
y
s
i
s
;
a
d
i
a
g
r
a
m
o
f
t
h
e
m
a
x
i
m
u
m
bu
i
l
d
i
n
g
e
n
v
e
l
o
p
e
f
o
r
t
h
e
O
S
A
P
B
a
s
e
L
i
n
e
P
l
a
n
w
h
i
c
h
d
o
e
s
n
o
t
a
l
t
e
r
th
e
U
R
L
(
P
-
3
)
,
a
v
i
s
u
a
l
s
i
m
u
l
a
t
i
o
n
o
f
t
h
e
P
r
o
p
o
s
e
d
P
l
a
n
(
P
-
4
)
,
a
n
d
a
co
m
p
a
r
a
t
i
v
e
a
n
a
l
y
s
i
s
o
f
t
h
e
O
A
S
P
B
a
s
e
L
i
n
e
U
R
L
P
l
a
n
a
n
d
t
h
e
Pr
o
p
o
s
e
d
P
l
a
n
.
Th
i
s
v
i
s
u
a
l
s
i
m
u
l
a
t
i
o
n
p
a
c
k
a
g
e
c
o
n
s
i
s
t
s
o
f
t
h
e
f
o
l
l
o
w
i
n
g
c
o
m
p
o
n
e
n
t
s
:
P-
2
)
A
K
e
y
M
a
p
s
h
o
w
i
n
g
t
h
e
c
a
m
e
r
a
p
o
s
i
t
i
o
n
a
n
d
t
h
e
a
p
p
r
o
x
i
m
a
t
e
LP
D
J
H
¿
H
O
G
R
I
Y
L
V
L
R
Q
D
Q
J
O
H
D
Q
G
D
S
K
R
W
R
J
U
D
S
K
R
I
W
K
H
(
[
L
V
W
L
Q
J
9
L
H
Z
R
I
th
e
s
i
t
e
.
P-
3
)
T
h
e
O
A
S
P
B
a
s
e
L
i
n
e
U
R
L
P
l
a
n
w
h
i
c
h
d
o
e
s
n
o
t
a
l
t
e
r
t
h
e
U
R
L
th
a
t
w
a
s
u
s
e
d
t
o
g
e
n
e
r
a
t
e
t
h
e
O
S
A
P
m
a
x
i
m
u
m
b
u
i
l
d
i
n
g
e
n
v
e
l
o
p
e
di
a
g
r
a
m
.
3
7
K
H
3
U
R
S
R
V
H
G
3
O
D
Q
X
V
H
G
W
R
J
H
Q
H
U
D
W
H
W
K
H
9
L
V
X
D
O
6
L
P
X
O
D
W
L
R
Q
V
P-
5
,
8
,
1
1
,
1
4
,
1
7
,
a
n
d
2
0
)
O
S
A
P
B
a
s
e
L
i
n
e
U
R
L
B
u
i
l
d
i
n
g
(Q
Y
H
O
R
S
H
'
L
D
J
U
D
P
3
D
Q
G
7
K
H
3
U
R
S
R
V
H
G
3
O
D
Q
9
L
V
X
D
O
6
L
P
X
O
D
W
L
R
Q
V
P-
7
,
1
0
,
1
3
,
1
6
,
1
9
,
2
2
a
n
d
2
3
)
C
o
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
O
A
S
P
Ba
s
e
L
i
n
e
U
R
L
P
l
a
n
a
n
d
P
r
o
p
o
s
e
d
P
l
a
n
.
1.
1
P
h
o
t
o
g
r
a
p
h
7K
H
3
K
R
W
R
J
U
D
S
K
R
I
W
K
H
(
[
L
V
W
L
Q
J
9
L
H
Z
Z
D
V
W
D
N
H
Q
Z
L
W
K
D
1
L
N
R
Q
'
di
g
i
t
a
l
c
a
m
e
r
a
o
n
T
a
n
k
F
a
r
m
r
o
a
d
a
t
t
h
e
l
o
c
a
t
i
o
n
i
n
d
i
c
a
t
e
d
o
n
t
h
e
K
e
y
0D
S
7
K
H
*
3
6
O
R
F
D
W
L
R
Q
Z
D
V
G
R
F
X
P
H
Q
W
H
G
X
V
L
Q
J
D
&
D
V
L
R
(
[
L
O
L
P
(;
+
*
F
D
P
H
U
D
7
K
H
S
K
R
W
R
J
U
D
S
K
V
Z
H
U
H
W
D
N
H
Q
D
W
P
L
G
G
D
\
ap
p
r
o
x
i
m
a
t
e
l
y
6
0
”
a
b
o
v
e
t
h
e
g
r
o
u
n
d
t
o
s
i
m
u
l
a
t
e
t
h
e
e
y
e
-
l
e
v
e
l
v
i
e
w
of
a
p
e
d
e
s
t
r
i
a
n
l
o
o
k
i
n
g
a
t
t
h
e
d
e
v
e
l
o
p
m
e
n
t
s
i
t
e
.
T
h
e
c
a
m
e
r
a
s
p
o
s
i
t
i
o
n
we
r
e
e
s
t
a
b
l
i
s
h
e
d
o
n
a
t
o
p
o
g
r
a
p
h
i
c
s
u
r
v
e
y
a
n
d
o
n
G
o
o
g
l
e
M
a
p
s
.
1.
2
3
-
D
M
o
d
e
l
C
r
e
a
t
i
o
n
A
3
-
d
i
m
e
n
s
i
o
n
a
l
t
o
p
o
g
r
a
p
h
i
c
s
u
r
v
e
y
a
n
d
p
a
r
c
e
l
m
a
p
w
a
s
pr
o
v
i
d
e
d
b
y
C
a
n
n
o
n
A
s
s
o
c
i
a
t
e
s
(
c
o
m
p
i
l
e
d
i
n
A
u
t
o
C
A
D
)
we
r
e
i
m
p
o
r
t
e
d
i
n
t
o
R
e
v
i
t
(
A
u
t
o
d
e
s
k
3
-
D
m
o
d
e
l
i
n
g
s
o
f
t
w
a
r
e
pa
c
k
a
g
e
)
a
s
a
b
a
s
e
t
o
g
e
n
e
r
a
t
e
t
h
e
d
i
g
i
t
a
l
t
e
r
r
a
i
n
m
a
p
s
o
f
t
h
e
pr
o
p
o
s
e
d
d
e
v
e
l
o
p
m
e
n
t
s
i
t
e
.
T
h
e
t
e
r
r
a
i
n
w
a
s
t
h
e
n
PR
G
H
O
H
G
L
Q
5
H
Y
L
W
W
R
U
H
À
H
F
W
W
K
H
Y
D
U
L
R
X
V
J
U
D
G
L
Q
J
S
O
D
Q
V
I
R
U
W
K
H
OA
S
P
B
a
s
e
L
i
n
e
P
l
a
n
a
n
d
P
r
o
p
o
s
e
d
R
e
v
i
s
e
d
U
R
L
P
l
a
n
.
Th
e
n
t
h
e
r
e
s
i
d
e
n
c
e
a
n
d
l
a
n
d
s
c
a
p
e
w
e
r
e
m
o
d
e
l
e
d
i
n
R
e
v
i
t
fo
r
e
a
c
h
p
l
a
n
t
y
p
e
a
n
d
p
l
a
c
e
d
o
n
t
h
e
c
o
r
r
e
s
p
o
n
d
i
n
g
d
i
g
i
t
a
l
te
r
r
a
i
n
s
.
T
h
e
c
o
o
r
d
i
n
a
t
e
p
o
i
n
t
s
d
e
r
i
v
e
d
f
r
o
m
t
h
e
p
h
o
t
o
g
r
a
p
h
s
&
D
V
L
R
(
[
L
O
L
P
(
;
+
*
Z
H
U
H
L
P
S
R
U
W
H
G
L
Q
W
R
W
K
H
5
H
Y
L
W
E
D
V
H
mo
d
e
l
t
o
l
o
c
a
t
e
t
h
e
c
a
m
e
r
a
l
o
c
a
t
i
o
n
s
r
e
l
a
t
i
v
e
t
o
t
h
e
s
i
t
e
.
T
h
e
or
i
g
i
n
a
l
p
h
o
t
o
w
a
s
t
h
e
n
s
e
t
a
s
a
“
b
a
c
k
g
r
o
u
n
d
”
i
n
R
e
v
i
t
t
o
in
s
u
r
e
t
h
e
a
c
c
u
r
a
c
y
o
f
t
h
e
c
a
m
e
r
a
p
l
a
c
e
m
e
n
t
P
o
s
i
t
i
o
n
.
A
f
t
e
r
WK
H
D
F
F
X
U
D
F
\
R
I
W
K
H
F
D
P
H
U
D
O
R
F
D
W
L
R
Q
Z
D
V
Y
H
U
L
¿
H
G
D
F
R
O
R
U
re
n
d
e
r
i
n
g
a
n
d
p
e
r
s
p
e
c
t
i
v
e
l
i
n
e
d
r
a
w
i
n
g
w
e
r
e
e
x
p
o
r
t
e
d
f
o
r
ea
c
h
p
l
a
n
(
O
A
S
P
B
a
s
e
L
i
n
e
P
l
a
n
,
a
n
d
P
r
o
p
o
s
e
d
R
e
v
i
s
e
d
UR
L
P
l
a
n
)
t
y
p
e
i
n
d
i
c
a
t
i
n
g
t
h
e
b
u
i
l
d
i
n
g
s
l
o
c
a
t
i
o
n
,
e
n
t
o
u
r
a
g
e
lo
c
a
t
i
o
n
,
m
a
t
e
r
i
a
l
s
,
c
o
l
o
r
s
a
n
d
m
i
d
-
d
a
y
s
h
a
d
o
w
s
b
a
s
e
d
o
n
t
h
e
da
t
e
o
f
t
h
e
p
h
o
t
o
g
r
a
p
h
.
1.
3
R
e
n
d
e
r
i
n
g
C
r
e
a
t
i
o
n
Th
e
R
e
v
i
t
r
e
n
d
e
r
i
n
g
a
n
d
l
i
n
e
d
r
a
w
i
n
g
s
w
e
r
e
t
h
e
n
u
s
e
d
a
s
t
h
e
ba
s
i
s
t
o
c
r
e
a
t
e
a
t
w
o
-
d
i
m
e
n
s
i
o
n
a
l
v
i
s
u
a
l
s
i
m
u
l
a
t
i
o
n
o
f
e
a
c
h
pl
a
n
t
y
p
e
u
s
i
n
g
A
d
o
b
e
P
h
o
t
o
s
h
o
p
.
T
h
e
l
i
n
e
d
r
a
w
i
n
g
s
w
e
r
e
us
e
d
l
o
c
a
t
e
a
n
d
p
l
a
c
e
r
e
a
l
i
s
t
i
c
l
a
n
d
s
c
a
p
e
a
n
d
r
e
n
d
e
r
i
n
g
s
w
e
r
e
XV
H
G
W
R
U
H
S
U
H
V
H
Q
W
P
D
W
H
U
L
D
O
V
¿
Q
L
V
K
H
V
F
R
O
R
U
V
V
K
D
G
H
D
Q
G
Sh
a
d
o
w
s
o
f
t
h
e
b
u
i
l
d
i
n
g
f
o
r
e
a
c
h
p
l
a
n
t
y
p
e
.
T
h
e
b
u
i
l
d
i
n
g
s
DQ
G
O
D
Q
G
V
F
D
S
H
Z
H
U
H
W
K
H
R
Y
H
U
O
D
L
G
R
Q
W
K
H
(
[
L
V
W
L
Q
J
9
L
H
Z
Ph
o
t
o
g
r
a
p
h
.
1.
4
F
i
n
a
l
V
i
s
u
a
l
S
i
m
u
l
a
t
i
o
n
C
o
m
p
o
n
e
n
t
s
7K
H
¿
Q
D
O
V
W
H
S
L
Q
S
U
H
S
D
U
L
Q
J
W
K
H
Y
L
V
X
D
O
V
L
P
X
O
D
W
L
R
Q
V
Z
D
V
ad
d
i
n
g
f
o
r
e
g
r
o
u
n
d
l
a
n
d
s
c
a
p
i
n
g
c
o
m
p
o
s
e
d
o
f
g
r
a
s
s
e
s
t
h
a
t
oc
c
u
r
o
n
t
h
e
s
i
t
e
.
T
h
e
s
e
l
a
n
d
s
c
a
p
e
f
e
a
t
u
r
e
s
w
e
r
e
s
t
i
t
c
h
e
d
in
t
o
t
h
e
f
r
o
n
t
o
f
t
h
e
r
e
n
d
e
r
i
n
g
u
s
i
n
g
P
h
o
t
o
s
h
o
p
.
Ad
d
i
t
i
o
n
a
l
l
y
,
s
o
m
e
a
t
m
o
s
p
h
e
r
i
c
s
c
r
e
e
n
i
n
g
w
a
s
a
p
p
l
i
e
d
t
o
th
e
s
e
v
i
e
w
s
i
n
P
h
o
t
o
s
h
o
p
t
o
p
r
o
v
i
d
e
a
m
o
r
e
r
e
a
l
i
s
t
i
c
ap
p
e
a
r
a
n
c
e
t
o
e
l
e
m
e
n
t
s
i
n
t
h
e
b
a
c
k
g
r
o
u
n
d
.
Rigetti Ranch Development Attachment 6 PC 2 - 144
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-2
Ke
y
M
a
p
Attachment 6 PC 2 - 145
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-3
,
1
&
+
)
(
(
7
OA
S
P
E
x
i
s
t
i
n
g
U
R
L
B
o
u
n
d
a
r
y
L
i
n
e
OA
S
P
E
x
i
s
t
i
n
g
(2
0
1
0
)
U
R
L
Bo
u
n
d
a
r
y
L
i
n
e
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. Attachment 6 PC 2 - 146
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-4
,
1
&
+
)
(
(
7
OA
S
P
Ex
i
s
t
i
n
g
U
R
L
Bo
u
n
d
a
r
y
L
i
n
e
Ar
e
a
s
w
h
e
r
e
p
r
o
p
o
s
e
d
UR
L
v
a
r
i
e
s
f
r
o
m
ex
i
s
t
i
n
g
U
R
L
Ap
p
l
i
c
a
n
t
s
pr
o
p
o
s
e
d
U
R
L
Bo
u
n
d
a
r
y
L
i
n
e
Ap
p
l
i
c
a
n
t
s
P
r
o
p
o
s
e
d
U
R
L
B
o
u
n
d
a
r
y
L
i
n
e
C
o
m
p
a
r
i
s
o
n
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. Attachment 6 PC 2 - 147
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-5
OS
A
P
E
x
i
s
t
i
n
g
U
R
L
B
u
i
l
d
i
n
g
E
n
v
e
l
o
p
e
F
r
o
m
C
a
l
l
e
C
r
o
t
a
l
o
-
V
i
e
w
#
1
OA
S
P
E
x
i
s
t
i
n
g
UR
L
a
l
l
o
w
e
d
Bu
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 148
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-6
Ap
p
l
i
c
a
n
t
s
P
r
o
p
o
s
e
d
U
R
L
V
i
s
u
a
l
S
i
m
u
l
a
t
i
o
n
F
r
o
m
C
a
l
l
e
C
r
o
t
a
l
o
-
V
i
e
w
#
1
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
Ro
o
f
L
i
n
e
Attachment 6 PC 2 - 149
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-7
Co
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
E
x
i
s
t
i
n
g
U
R
L
a
n
d
P
r
o
p
o
s
e
d
U
R
L
-
V
i
e
w
#
1
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
Ro
o
f
L
i
n
e
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 150
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-8
OS
A
P
E
x
i
s
t
i
n
g
U
R
L
B
u
i
l
d
i
n
g
E
n
v
e
l
o
p
e
F
r
o
m
H
a
n
s
e
n
L
a
n
e
-
V
i
e
w
#
2
OA
S
P
E
x
i
s
t
i
n
g
U
R
L
Al
l
o
w
e
d
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 151
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-9
Ap
p
l
i
c
a
n
t
s
P
r
o
p
o
s
e
d
U
R
L
V
i
s
u
a
l
S
i
m
u
l
a
t
i
o
n
F
r
o
m
H
a
n
s
e
n
L
a
n
e
-
V
i
e
w
#
2
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
Ro
o
f
L
i
n
e
Attachment 6 PC 2 - 152
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-10
Co
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
E
x
i
s
t
i
n
g
&
P
r
o
p
o
s
e
d
U
R
L
H
a
n
s
e
n
L
a
n
e
-
V
i
e
w
#
2
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
Ro
o
f
L
i
n
e
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 153
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-11
OS
A
P
E
x
i
s
t
i
n
g
U
R
L
B
u
i
l
d
i
n
g
E
n
v
e
l
o
p
e
F
r
o
m
T
a
n
k
F
a
r
m
R
o
a
d
-
V
i
e
w
#
3
OA
S
P
E
x
i
s
t
i
n
g
U
R
L
Al
l
o
w
e
d
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 154
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-12
Ap
p
l
i
c
a
n
t
s
P
r
o
p
o
s
e
d
U
R
L
V
i
s
u
a
l
S
i
m
u
l
a
t
i
o
n
F
r
o
m
T
a
n
k
F
a
r
m
R
o
a
d
-
V
i
e
w
#
3
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
Attachment 6 PC 2 - 155
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-13
Co
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
E
x
i
s
t
i
n
g
&
P
r
o
p
o
s
e
d
U
R
L
T
a
n
k
F
a
r
m
R
d
-
V
i
e
w
#
3
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 156
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-14
OS
A
P
E
x
i
s
t
i
n
g
U
R
L
B
u
i
l
d
i
n
g
E
n
v
e
l
o
p
e
F
r
o
m
F
r
e
n
c
h
P
a
r
k
B
a
l
l
f
i
e
l
d
s
-
V
i
e
w
#
4
OA
S
P
E
x
i
s
t
i
n
g
U
R
L
Al
l
o
w
e
d
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 157
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-15
Ap
p
l
i
c
a
n
t
s
P
r
o
p
o
s
e
d
U
R
L
V
i
s
u
a
l
S
i
m
u
l
a
t
i
o
n
F
r
o
m
F
r
e
n
c
h
P
a
r
k
B
a
l
l
f
i
e
l
d
s
-
V
i
e
w
#
4
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
Attachment 6 PC 2 - 158
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-16
Co
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
E
x
i
s
t
i
n
g
&
P
r
o
p
o
s
e
d
U
R
L
F
r
e
n
c
h
P
.
B
.
F
.
-
V
i
e
w
#
4
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 159
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-17
OS
A
P
E
x
i
s
t
i
n
g
U
R
L
B
u
i
l
d
i
n
g
E
n
v
e
l
o
p
e
F
r
o
m
F
r
e
n
c
h
P
a
r
k
T
r
a
i
l
-
V
i
e
w
#
5
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 160
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-18
Ap
p
l
i
c
a
n
t
s
P
r
o
p
o
s
e
d
U
R
L
V
i
s
u
a
l
S
i
m
u
l
a
t
i
o
n
F
r
o
m
F
r
e
n
c
h
P
a
r
k
T
r
a
i
l
-
V
i
e
w
#
5
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
Attachment 6 PC 2 - 161
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-19
Co
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
E
x
i
s
t
i
n
g
&
P
r
o
p
o
s
e
d
U
R
L
F
r
e
n
c
h
P
a
r
k
T
r
a
i
l
-
V
i
e
w
#
5
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
Proposed URL Plan Roof Line
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 162
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-20
OS
A
P
E
x
i
s
t
i
n
g
U
R
L
B
u
i
l
d
i
n
g
E
n
v
e
l
o
p
e
F
r
o
m
D
a
r
y
l
D
a
m
o
n
S
p
o
r
t
s
F
i
e
l
d
-
V
i
e
w
#
6
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 163
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-21
Ap
p
l
i
c
a
n
t
s
P
r
o
p
o
s
e
d
U
R
L
V
i
s
u
a
l
S
i
m
u
l
a
t
i
o
n
D
a
r
y
l
D
a
m
o
n
S
p
o
r
t
s
F
i
e
l
d
-
V
i
e
w
#
6
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
Attachment 6 PC 2 - 164
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-22
Co
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
E
x
i
s
t
i
n
g
&
P
r
o
p
o
s
e
d
U
R
L
D
a
r
y
l
D
.
S
.
F
.
-
V
i
e
w
#
6
Pr
o
p
o
s
e
d
UR
L
P
l
a
n
R
o
o
f
L
i
n
e
OA
S
P
E
x
i
s
t
i
n
g
UR
L
B
u
i
l
d
i
n
g
En
v
e
l
o
p
e
Attachment 6 PC 2 - 165
RI
G
H
E
T
T
I
R
A
N
C
H
Vi
s
u
a
l
S
i
m
u
l
a
t
i
o
n
Se
p
t
e
m
b
e
r
0
9
,
2
0
1
4
#1
0
1
3
0
2
8
VS-23
Co
m
p
a
r
a
t
i
v
e
A
n
a
l
y
s
i
s
o
f
t
h
e
E
x
i
s
t
i
n
g
&
P
r
o
p
o
s
e
d
U
R
L
D
a
m
o
n
G
.
S
.
F
.
-
V
i
e
w
#
7
No
t
e
t
h
a
t
O
S
A
P
E
x
i
s
t
i
n
g
UR
L
a
n
d
t
h
e
P
r
o
p
o
s
e
d
UR
L
P
l
a
n
a
r
e
n
o
t
Vi
s
i
b
l
e
f
r
o
m
t
h
i
s
v
i
e
w
.
Attachment 6 PC 2 - 166
Attachment 7PC 2 - 167
Attachment 8PC 2 - 168
Attachment 9
PC 2 - 169
Attachment 9
PC 2 - 170
Attachment 9
PC 2 - 171
Attachment 9
PC 2 - 172
ORCUTTAREA SPECIFIC PLAN
_Appendix A
A-2 INDIVIDUAL PROPERTIES -Special Considerations
A distinguishing factor of the Orcutt Expansion Area is property ownership by 13 different private parties.
Differences in individual owner's needs and goals have been addressed within the body of the Orcutt Area Specific
Plan to the fullest extent possible.
A-2-1 RESIDENTIAL HOME SITE PRESERVATION
It is the intent of several of the Orcutt Area property owners to preserve their existing home sites from requirements
resulting from adjacent development on either a portion of their own property,or on neighboring property (Figure
A-2).The concept of a "home site"was developed early in the planning stages for the Orcutt Area to address the
concerns of many property owners with different long term goals,and different existing uses on their property.
The City's experience with the Airport Area annexation has shown that these "home site"policies are an important
aspect of a successful annexation process.Property owners in annexation areas want protection from new fees and
expenses,such as impact fees for water and sewer service until such time as they are ready and able to develop.As
a result,the City's practice has been to allow for existing uses of on-site water resources and septic systems to
continue until such time as new development is proposed.The City's Zoning Regulations also allows existing uses
that were legally established to continue indefinitely upon annexation,even if they are non-conforming.However,
there are limitations on the expansion of non-conforming uses,and all new development must meet City standards.
The OASP includes the following language to address Orcutt Area properly owners concerns regarding these issues.
Policy A-2a:
Policy A-2b:
Program A-2.1:
Program A-2.2:
Property owners may designate a "home site"area over a portion or all of their property.The
currently designated "home sites "are identified in Figure A-2,which may be updatedfrom
time to time.
When a property owner,or their heirs,wish to remove the "home site"designation,such
termination will be an administrative function which does not require amendment to the
Specific Plan,or special approval by any City decision making body,or any other applicable
agency.
The designation of "home sites"was used during the planning process for the OASP to
address property owners concerns over the potential for development of streets or utilities on
or through existing home sites as a result of implementation of the OASP.The OASP has been
designed to avoid such conflicts.The OASP also recognizes an owner's ability to set aside a
"home site"until such time as the designated owner,or their heirs,withdraw this designation.
Appendix A,Section A-2-2,describes each property owner's intent with respect to home site
considerations,which has been considered during the planning process for the OASP.
For all property in the Orcutt Area,impact fees will not be incurred until the property is
developed.Impacts fees will not be due until building permits are pulled for development.
March 2010 A-5 City of San Luis Obispo
Attachment 10
PC 2 - 173
ORCUTTAREA SPECIFIC PLAN
Appendix A 0
Program A-2.3: Consistent with Chapter 17.10 of the Zoning Regulations, existing non-conforming uses may be
allowed to continue indefinitely. Change of ownership, tenancy or management of a non-
conforming use shall not affect its legal, nonconforming status.
Program A-2.4: Non-conforming uses in the Orcutt Area may include existing agricultural operations and
activities, existing businesses, or existing residential uses that do not meet the standards
adopted as part of the OASP.
City of San Luis Obispo A-6 March 2010
Attachment 10
PC 2 - 174