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ORDINANCE NO. 1344 (19919 Series)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL ZONING MAP TO PREZONE
THE LOWER 38 ACRES OF THE SITE AS R -1, R -2, R -3, PF AND THE
REMAINING 184 ACRES AS C /OS -160 WITH A 160 -ACRE MINIMUM
PARCEL SIZE, CONTINGENT UPON FINAL APPROVAL OF ANNEXATION
OF THE SITE AT 11855 LOS OSOS VALLEY ROAD (R 102 -96)
WHEREAS, the Planning Commission conducted a public hearing on
November 4, 1998 and recommended prezoning the proposed annexation site R -1, R -2,
R -3, PF and C /OS -160; and
WHEREAS, the City Council conducted a public hearing on December 15,
1998 and has considered testimony of interested persons, the records of the Planning
Commission hearing and action, and evaluation and recommendations of staff in
accordance with Section 65800 et. seq. of the California Government Code; and
WHEREAS, the City Council finds that the prezoning is consistent with the
General Plan Land Use Element map and text and the purposes of the Zoning
Regulations and other applicable City ordinances; and
WHEREAS, the City Council has certified the Final Environmental Impact,
Report, pursuant to the California Environmental Quality act Guidelines Section 15090.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the project's Final
EIR adequately addresses the potential significant environmental impacts of the
proposed prezoning, and reflects the independent judgment of the City Council. The
Council through the certification of the Final EIR incorporates the Mitigation
Monitoring Program in Exhibit A into this project.
SECTION 2. The Zoning map amendment (prezoning) designating the lower
38 acres of the site as R -1 (Low - Density Residenital), R -2 (Medium Density
Residential), R -3 (Medium- High - Density Residential) and PF (Public Facility) and the
remaining 184 acres as C /OS -160 (Conservation Open Space with 160 -acre minimum
parcel size) as shown on the attached Exhibit B, is hereby approved, based on the
following findings:
1. The prezoning is consistent with the City's Land Use Element which calls for
residential development on the lower portions of the site and open space preservation
of the hillsides.
01344
1344
Ordinance No. (i _ ) Series) _
Page 2
2. The prezoning allows for development which will be compatible with the surrounding
residential neighborhoods.
3. A prezoning is appropriate at the proposed location and will be compatible with
surrounding land uses which are primarily residential in nature.
SECTION 3. A summary of this ordinance, together with the names of Council
members voting for and against, shall be published at least five (5) days prior to its
final passage, in the Telegram- Tribune, a newspaper published and circulated in said
city. This ordinance shall go into effect upon the date of final action by the City
Council on the annexation.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San
Luis Obispo
at its meeting held on the 15th day of December 1998, on motion of
Mayor Romero , seconded by§E!jQSjjzMember, and on the following roll call
vote:
Ayes
Noes:
Absent:
Council Members Ewan, Marx, Schwartz and Vice Mayor
Romero
Mayor Settle
None
UILY l.1CIK LCC Jrr1l:C
APPROVED AS TO FORM:
I WAI %A
VIC"94
A�511 111111111111
01344
Ordinance No. 1344 (1999 Series)
FINALLY PASSED this 5th day of January, 1999, on motion of Vice Mayor Romero,
seconded by Council Member Ewan, and on the following roll call vote:
AYES: Council Members Ewan, Marx, and Vice Mayor Romero
NOES: Mayor Settle
ABSENT: Council Member Schwartz
City Clerk
Ord. 1344
Sri �i�� (z )
��"
DeVaul Ranch PD EIR
Mitigation Program
INTRODUCTION
11.20.98
For years, land use professionals have been concerned that there was a loophole
in California's environmental review procedures. In many instances, the
mitigation measures recommended by environmental documents were not part of
the conditions of approval nor were they fully implemented during the
development of the project. As a result, opportunities to mitigate potential
problems fully were lost.
State legislation, AB 3180, is designed to close this loophole. This law requires all
public agencies in California to adopt a mitigation monitoring program when they
approve projects that are subject to the requirements of the California
Environmental Quality Act. The objective of the law is to establish a process that
defines the following:
• The measures the agency intends to adopt to mitigate significant environmental
impacts; and
• The procedures the agency intends to use to monitor the implementation of these
conditions.
AB 3180
Although AB 3180 is a significant piece of environmental legislation, its provisions
are simply stated. The entire text of the bill is as follows:
SECTION 1: Section 21081.6 is added to the Public Resources Code, to read:
21081.6 When making the findings required by subdivision (a) of Section
21081 or when adopting a negative declaration pursuant to paragraph (2) of
subdivision (c) of Section 21081, the public agency shall adopt a reporting or
monitoring program for the changes to the project which it has adopted or
made a condition of project approval in order to mitigate or avoid
significant effects on the environment. The reporting or monitoring
program shall be designed to ensure compliance during project
implementation. For those changes which have been required or
incorporated into the project at the request of an agency having jurisdiction
bylaw over natural resources affected by the project, that agency shall, if so
requested by the lead or responsible agency, prepare and submit a proposed
reporting or monitoring program.
SECTION 2. No reimbursement is required by this act pursuant to Section 6
of Article XMB of the California Constitution because the local agency or
school district has the authority to levy service fees or assessments
sufficient to pay for the program or level of service mandated by this act.
H
EXHIBIT A
D Ranch
Planned Development
Mitigation Monitoring Program
City of San Luis Obispo
Community Development Department
November 1998
e,
DeVaul Ranch PD EIR
Mitigation Reporting
11.20.98
Mitigation reporting refers to a written report which lists all of the mitiagation
measures a public agency intends to adopt which will reduce or eliminate a projects
potentially significant impacts. Although many conditions may be part of the
project's approval, not all the conditions must be included in the mitigation
reporting program. AB 3180 addresses itself only to those issues that would have a
significant impact unless mitigation measures are applied. Section 21081.6 indicates
that lead agencies must adopt a reporting program in order to "avoid significant
effects on the environment."
Monitoring
Monitoring is the follow -up effort by a public agency to ensure that the mitigation .
measures they have adopted have been implemented. In some instances, the
monitoring work can be accomplished by the Planning or Public Works staff as they
review project plans. In other instances, field inspection may be necessary.
Written documentation of the monitoring effort is a necessary and important part
of the mitigation program to provide the City and the public with a written record
of the mitigation program. While this mitigation program identifies who is
responsible for implementing the EIWs mitigation measure, the City must
document when and how the mitigation measure is implemented. Each time a
department or agency takes an action related to the implementation of a mitigation
measure, a written report must be prepared to describe the way in which each
mitigation measure was carried out, any observations that were made, the need for
any follow -up work, and recommendations to improve the monitoring or the
success of the mitigation measure. Collectively, the written reports will provide a
written history of the implementation of these mitigation measures.
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Aesthetics
M:
DEVAUL RANCH
Planned Development
Mitigation Monitoring Program
Corrections approved by Council
December 15, 1998
a. Eliminate proposed lots 55, 56, and 57 as shown on the original
project concept plan to allow greater exposure of the ranch
house /complex area and the surrounding open space. If possible, the
applicant should be allowed to adjust the tentative tract map so that
the overall number of residential lots remains the same.
D -10. A neighborhood green space including landscaping and appropriate site
amenities shall be created on the existing vacant lot proposed as part of
the emergency/pedestrian /utility service access between Quail Drive and
the proposed Falcon Court. The details of the design and acquisition of
the Quail Drive lot shall be finalized as part of the development review
process. The following measures shall guide the development of the
green space:
a. Require the access for emergency/pedestrian /utility service aad -RoR
my as described in the Traffic and Circulation section
of this EIR and that the width of any one paved surface the aGGes6
read itself shall be no wider than 12 feet,
Cultural Resources
E -3. The drainage basin as shown on the original project concept plan shall be
moved to allow the DeVaul Ranch house to stay in its present location.
E -9. Mitigation measure E-6 shall also include a requirement for monitoring by
a qualified archaeologist and Native American monitor during site
disturbance within the DeVaul Ranch complex. Additionally. Mitigation
measure E-6 shall also apply to any ground disturbing activities (e.g.
grading, road or trail construction) within proximity of any identified
prehistoric cultural resource site.
E -10. Prior to site disturbance or construction activities, a pre - constructuion
meeting shall be held with the developer, building and grading
contractors and City staff to discuss the mitigation and monitoring
-♦ - A 1
requirements and to clarify measures to be taken to protect cultural
resources.
E -11. The developer shall rehabilitate the DeVaul Ranch House for its continued
residential use or other appropriate adaptive reuse, consistent with the
Secretary of the Interiors Standards for Rehabilitating Historic Properties.
E -12. Prior to construction permit issuance, the developer shall enter into a
preservation covenant to ensure that any changes or additions to the
DeVaul Ranch House are done in a manner which complies with the
City's Historic Preservation Program Guidelines and the Secretary of the
Interior's Standards for Rehabilitating Historic Properties.
Biological Resources
F -1. Dedication of 184 acres to the City for open space.
Reporting Milestone: Upon approval of final map annexation -aed
�a
F -2. Annexation and prezoning of 145.8 484 acres as conservation /open
space with 160 7acre minimum parcel size (C /OS -160). Since the
preparation of the Draft EIR, the applicant has submitted a letter to the
City offering the dedication of 184 acres.
F -3. At the applicant's expense, a restoration plan shall be prepared by a
qualified plant restoration ecologist. The plan shall identify the location of
a suitable site or sites in an open space area off -site (possibly Laguna
Lake) where a colony of Congdon's tarplant (Hemizonia panyi ssp.
Congdonii).can be established. The restoration plan shall identify the
number of plants to be replanted and the methods which will be used to
preserve this species in this location. The plan shall also include a
monitoring program so that the success of the effort can be monitored
yearly over a three- to five -year period. The restoration effort shall be
coordinated with the California Department of Fish and Game, the U.S.
Wildlife Service; the California Native Plant Society, and the City of San
Luis Obispo. Any federal, state or local permits required to commence
such a program will be acquired and implemented by the applicant. The
mitigation -plan shall include the provision for replacement of habitat to the
satisfaction of the Natural Resources Manager and the City Council
should the initial mitigation program be unsuccessful within five years.
Verification Responsibility: Community Development
Department/Administration
Utilities
H-6. Each single family dwelling in the project will require payment of pay a
sewer impact fee and lift station fee. These fees are based on the City's
fee schedule at the time building permits are accepted as complete and
are paid when building permits are issued.
H -8.. The applicant shall
Read with appFox-mately 4,250 feet of a ten iReh s - - be
responsible for any necessary up- sizing of the existing wastewater
collection system to ensure adequate capacity to serve this development.
Traffic and Circulation
J -3. Provide an emergency vehicle/pedestdan /utility service e* access to
Quail Drive from the proposed DeVaul Road utilizing one of the vacant
parcels on Quail Drive to mitigate significant impacts to emergency vehicle
access.
J -5.
a. Provide an emergen ice
access connection between the project site and Quail Drive,
-
J -9. To mitigate a potentially significant impact related to the length of the cul-
de -sacs (Eto and Falcon Courts) and emergency access, Eto Court shall
be realigned to connect with Falcon Court as a through street. A gate (or
other device to restrict unauthorized vehicles to the satisfaction of the
gM to the Quail Drive emergency access connection on the Eto Court
realignment shall be provided. The applicant shall redesign the
alignments of Eto and Falcon Courts, showing emergency access
connection to Quail Drive, and shall submit revised plans to the City for
review.
J -10. To mitigate the Madonna/LOVR intersection to LOS D (delay 25.6
seconds /vehicle), the project shall
construct the following intersection improvements as illustrated in Figure
J -10:
Reporting Milestone: Required fa+F -share fees shall be paid in accordance
with conditions of approval of the tentative subdivision map.
e. Widen westbound LOVR to ultimate width to provide an exclusive left-
turn lane, one through -lane and a through right -turn lane, thmugh
,
g. Convert the eastbound LOVR right -turn lane to a shared through/right
lane and prohibit on- street parking on the south side of LOVR for at
least 250 feet from the intersection.
h. Construct a raised median on LOVR from Madonna Road to the
beginning of the eastbound transition te- preside a
develepmeat. The mitigation plan shall include a pedestrian refuge
and median refuge push button at the Madonna intersection, and
J -11. To mitigate significant impacts to the Madonna Road /U.S. 101
southbound ramp intersection resulting in LOS D (delay 31.4
second /vehicle), the project shall contribute its fair share to the following
intersection improvements (or as otherwise required by Caltrans) as
illustrated in Figure J -11:
b. Restripe the southbound Madonna Inn driveway approach to provide
two an exclusive left -turn lanes, a through and right -tum lane, or,
alte_matively, two exclusive left-turn lanes, and a through - rioht lane. At
the conceptual design stage, the wheelpaths of simultaneous dual left
turns from the north and south approaches must be evaluated, and
J -12. To mitigate significant impacts to the Madonna/LOVR intersection to LOS
D (delay 39.5 seconds /vehicle), the project should contribute its fair share
to the measures described in mitigation measure J-8 J -10 and as
illustrated in Figure J -10.
J -13. To mitigate significant impacts to the Madonna Road /U.S. 101
southbound ramp intersection, resulting in LOS C (delay 22.8
seconds /vehicle), the project should contribute its fair share to the
measures described in mitigation measure J4D J -11 (or as otherwise
required by Caltrans) and as illustrated in Figure J -11.
J -14. To mitigate significant impacts at the LOVR ?U.S. 101 southbound ramp
intersection to LOS D (delay 28.4 seconds /vehicle), the project shall
contribute its fair share to the following improvements (or as otherwise
required by Caltrans) as illustrated in Figure J -12:
d. Widen and. reconfigure the eastbound LOVR approach to provide two
through -lanes and an exclusive right -turn lane. The two through -lanes
should extend across the overcrossing to the U.S. 101 northbound
ramp intersection. This mitigation may be modified as a result of the
fegifed Project Study Report (PSR), which may identify alternative
interchange configurations including consolidation of the southbound
ramps with Calle Joaquin.
J -15. To mitigate significant impacts to the LOVR/U.S. 101 northbound ramps to
LOS C (delay 15.8 seconds /vehicle), the project should contribute its fair
share to the following measures (or as otherwise required by Caltrans) as
illustrated in Figure J -12:
c. Widen and reconfigure the northbound off -ramp to provide two
exclusive right -turn lane. This mitigation may be modified as a result
of the fequired- Project Study Report (PSR), which may identify
alternative interchange configurations including consolidation of the
southbound ramps with Calle Joaquin.
Noise
K -2. The apartments will be setback about 148 feet from the centerline of Los
Osos Valley Road as shown on the original project concept plan.
.- aK -AA'