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HomeMy WebLinkAbout02-24-2016 PC Correspondence - Item 1 (Peck) (2)__________________________________________ San Luis Obispo Planning Commission Page 2 of 5 February 24, 2016 c. Adequate size for the R4 and R3 units to facilitate inclusion of common area and community amenities, as well as an adequate size to justify onsite management, and management economies scale. This also allows differing CCRs for each housing type to address special issues associated with open space, common area maintenance, “condo” maintenance, and other factors. 2. Park Space: We have reviewed the park plans with the Park and Recreation Commission for the project and have adjusted those areas designated as “parks” as soley active recreation areas. This area currently totals 16 acres, not including recreation acres internal to the R3 and R4 portions of the project, and represents onsite park development at 9.65 acres per thousand persons. We have also pledged a payment for community wide facilities equal to 1 acre per thousand, bringing active park area to 10.65 acres per thousand, above the City standard of 10 acres per thousand. As you can see from the development plan, parks are developed for each neighborhood, with the neighborhood park being developed as part of Phase 4. Adding the bike trails, riparian open space and non-AG open space brings the total for passive and active open space up to about 36 acres, not including the recreational areas that are inside the R3 and R4 developments. 3. Fire Service: We have been working closely with the City and the SLO Fire Department since before the adoption of the LUCE on the need to construct and staff a new fire station to accommodate new development, and to serve existing developed areas that do not meet the City’s 4-minute travel time response standard. The City is making progress a revision to the master plan, and has a meeting schedule with the City Council on this matter next week. WE have offered a specific site at Avila Ranch for an interim station, if desired by the City. We have also pledged the formation of a Community Facilities District on our site to provide our portion of the maintenance costs, and the construction costs, if the City deems that sort of participation acceptable. 4. Police Department: The LUCE EIR acknowledged that the additional staff will be needed to support public services and facilities during the term of the buildout. City Council will continue to evaluate public service and facility needs during its two-year planning cycle. The property was annexed to the City in 2008, and the Plan for Services for that annexation and the Airport Area Specific Plan demonstrated that public services would be adequate over time. 5. Proximity to Airport and Runways: As directed by the City after our Pre-application process in 2014, one of our first tasks was to consult with County staff and ALUC on land use and noise compatibility issues. The land uses and distribution for the project were determined based on the LUCE objectives, as well as the consultation with the ALUC. There are no areas on the project site that are within areas that have excessive airport noise or excessive safety risks according to the ALUP, and the noise study that was recently completed by the ALUC. Both the City’s regulations and the ALUP regulations prohibit residential development where there are possible noise or safety concerns. The Avila Ranch project does not place any residential uses in these zones. Airport management and the ALUC recognize that noise complaints nevertheless occur from those living in areas outside of the mapped noise impacted areas (and even including areas in the downtown!!). The location of the R3 units provide design options that will serve to reduce this occurrence. Further, the project has proposed several additional measures to address this issue: 1) additional noise insulation on the dwellings to reduce the maximum potential internal noise levels to below __________________________________________ San Luis Obispo Planning Commission Page 3 of 5 February 24, 2016 that currently permitted by the City and ALUC; 2) participation with Airport Management for funding a noise ombudsman program to reduce the staffing impact on the County. Formal review of the Avila Ranch project by the ALUC may not occur until after release of the Draft EIR. Nevertheless, the ALUC and County ALUC staff have been active participants in the design of the site and it is believed that the proposed plan is fully compliant with ALUP regulations and standards and an override will not be necessary for the project. 6. Schools: We have met with the school district, and there is existing and potential capacity in schools to accommodate the project. 7. Traffic: Traffic is being analyzed as part of a comprehensive traffic study. Several major improvements are associated with the project: 1) extension of Buckley Road from Vachell to Higuera, including Class I bike paths and Class II “buffered” on-street bike lanes; 2) improvements along the Buckley frontage to provide for wider shoulders and bike lanes, and a center turn lane; d; 3) extension of Earthwood to Suburban to provide a direction connection for shopping; 4) Class I bike paths and Class II bike lanes throughout the project; and, 5) onsite transit stops. Thank you for your assistance on this matter. Please let me know if you have any questions. Sincerely, Stephen J. Peck, ACIP Project Manager, Avila Ranch __________________________________________ San Luis Obispo Planning Commission Page 4 of 5 February 24, 2016 LUCE Residential Policies 2.2.6. Neighborhood Characteristics The City shall promote livability, quiet enjoyment, and safety for all residents. Characteristics of quality neighborhoods vary from neighborhood to neighborhood, but often include one or more of the following characteristics:  A mix of housing type styles, density, and affordability.  Design and circulation features that create and maintain a pedestrian scale.  Nearby services and facilities including schools, parks, retail (e.g., grocery store, drug store), restaurants and cafes, and community centers or other public facilities.  A tree canopy and well-maintained landscaping.  A sense of personal safety (e.g., low crime rate, short police and emergency response times).  Convenient access to public transportation.  Well-maintained housing and public facilities. 2.3.1. Mixed Uses and Convenience The City shall promote a mix of compatible uses in neighborhoods to serve the daily needs of nearby residents, including schools, parks, churches, and convenience retail stores. Neighborhood shopping and services should be available within about one mile of all dwellings. When nonresidential, neighborhood- serving uses are developed, existing housing shall be preserved and new housing added where possible. If existing dwellings are removed for such uses, the development shall include replacement dwellings (no net loss of residential units). 2.3.9. Compatible Development The City shall require that new housing built within an existing neighborhood be sited and designed to be compatible with the character of the neighborhood. Compatibility for all development shall be evaluated using the following criteria: A. Front Setback Patterns New development shall match the typical range of setbacks used in areas adjacent to the project. B. Landscaping New development shall repeat or enhance the landscaping provided in parkway areas (if any exist) along street frontages. __________________________________________ San Luis Obispo Planning Commission Page 5 of 5 February 24, 2016 C. Rhythm of Development New development shall reflect the rhythm of existing development in the area including features such as setbacks and façade widths along the front setback. Larger structures, such as multi-family (as allowed by the General Plan land use designation for the site) should replicate the spacing of structural components along the street frontage. D. Street Orientation New development shall match the general orientation of existing residential structures in the adjacent area and shall provide an inviting façade facing public streets. E. Architecture Architectural compatibility will be assessed based on a combination of factors, including height, scale, mass, form and architectural style. Desired outcome is a smooth transition between existing and proposed development, supporting a quality neighborhood. F. Privacy and Solar Access New buildings will respect the privacy and solar access of neighboring buildings and outdoor areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings. (See also the City’s Conservation and Open Space Element.) G. Preservation of Natural, Historic and Cultural Features New development shall: (a) Respect historic context (b) Maintain mature trees on-site to the maximum extent feasible (c) Protect stream corridors and natural drainages H. Housing Diversity A mix of housing types, and a range of density within an area is generally desirable (see also Policy 2.2.6). I. Parking New development: (a) Outside of the Downtown In-lieu Parking Fee Area, new development will be required to provide adequate off-street parking to match the intended use. (b) For multi-family, parking shall be sited and designed to minimize the visual impact from the public street.