HomeMy WebLinkAbout03-23-2016 PC Item 02 - San Luis Ranch PLANNING COMMISSION AGENDA REPORT
SUBJECT: Preliminary review of the Specific Plan of the San Luis Ranch project; review of the
Specific Plan chapters regarding Circulation Framework and Infrastructure Framework.
PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: ANNX-1502-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Receive a presentation regarding an overview of a Specific Plan for
the proposed San Luis Ranch project and provide conceptual input regarding circulation and
infrastructure framework related issues, as well as questions posed by the applicant.
SITE DATA
Applicant
Representative
General Plan
and Zoning
Site Area
Environmental
Status
Coastal Community Builders
Brian Schwartz and Marshall
Ochylski
Specific Plan Area (various land
use designations including—
residential, commercial, office,
open space and agriculture
consistent with the Land Use
Element)
131.3 acres
An Initial Study is being prepared
to identify issues and guide EIR
preparation.
SUMMARY
Coastal Community Builders has proposed a project that includes several entitlements that will
ultimately lead to the development of the 131.3-acre property. The project would include a
mixture of residential and non-residential uses, as well as the preservation of agricultural uses
and open space. The project site is currently outside the City, but within its Sphere of Influence, and
would require annexation for development. The project as proposed is envisioned to implement
the policies as articulated in the recent Land Use and Circulation Elements (LUCE) update, and
be consistent with the development parameters set forth in the LUCE.
Meeting Date: March 23, 2016
Item Number: 2
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1.0 PLANNING COMMISSION’S PURVIEW
For the purposes of this meeting, the Commission will review and provide input on the last four
chapters of the proposed Specific Plan, focusing primarily on circulation and infrastructure
related issues. The chapters are included as an attachment to this staff report (Attachment 1), and
address:
1. Sustainability
2. Multimodal Circulation
3. Infrastructure and Financing
4. Implementation
In the context of this initial review, it is premature to definitively determine the project’s
consistency with the General Plan and related policies, but direction provided at this meeting will
be used to guide the process and potential revisions to the Specific Plan and development project.
(Note that the draft Specific Plan is still undergoing review and refinement through the EIR
process, and may change as a result; thus a definitive policy consistency determination is not yet
possible.)
1.1 Previous Review
The Planning Commission previously reviewed this project as part of an EIR scoping
meeting held on October 28, 2015. Although the Commission focused on the EIR scope (and
not the merits of the Specific Plan) at that time, some of the input received was relevant to
the Specific Plan process and content, and is reflected in the staff report analysis to the extent
applicable.
The Planning Commission considered land use related issues at its meeting of February 10,
2016, providing guidance at that time. Additional guidance on related circulation issues has
been (and will continue to be) provided by other City advisory bodies, including the Parks
and Recreation Commission (PRC) and Architectural Review Commission (ARC). The
project was reviewed before the PRC on February 3, 2016, and before the ARC on
November 15, 2015. To the extent possible, the project analysis in this staff report reflects
direction received by those advisory bodies.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The site is comprised of approximately 131 contiguous acres in unincorporated San Luis
Obispo County, surrounded by areas within the City of San Luis Obispo, and within the
City’s Sphere of Influence, generally bounded by Madonna Road, Dalidio Drive and U.S.
Highway 101. Dominant features at the site are the predominantly flat landform seasonally
planted with row crops, an existing stand of eucalyptus trees in the southwest portion of the
site, and the Dalidio farm home in the northwest portion of the site.
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Table 1: Site Information
Site Size ~131 acres
Present Use & Development Agriculture
Topography Flat
Access Madonna Road, Dalidio Drive and Froom Ranch Road
Surrounding Use/Zoning West: R-1 (low density residential)
North: PF, C/OS-40, R-1, C-R-PD (Laguna Lake Park and
surrounding open space, low density residential, and the U.S.
post office)
East: PF, O-PD (U.S. Highway 101, the City’s wastewater
treatment plant and a drive-in theater)
South: C/OS-20, C-S, C-S-PD, C-T-SF, C-R (SLO City Farm, Target,
variety of commercial service uses, and auto dealerships)
3.0 GENERAL PLAN GUIDANCE
3.1 Land Use Element
The project is intended to be consistent with policy direction included in the General Plan,
specifically Land Use Element Policy 8.1.4, which identifies the San Luis Ranch area as a
Special Focus Area (SP-2), subject to certain broad development parameters and principles.
The relevant circulation and infrastructure-related aspects of this policy are shown below:
a. Provide land and appropriate financial support for development of a Prado Road
connection. Appropriate land to support road infrastructure identified in the Final
Project EIR (overpass or interchange) at this location shall be dedicated as part of
any proposal and any area in excess of the project’s fair share of this facility shall
not be included as part of the project site area used to calculate the required 50%
open space.
b. Circulation connections to integrate property with surrounding circulation network
for all modes of travel.
c. Connection to Froom Ranch and Calle Joaquin, if proposed, shall not bifurcate on-
site or neighboring agricultural lands. Any connection to Calle Joaquin shall be
principally a secondary / emergency access by design.
d. Development shall include a transit hub. Developer shall work with transit officials to
provide express connections to Downtown area.
i. Site should include walkable retail and pedestrian and bicycle connections to
surrounding commercial and residential areas.
j. Commercial and office uses shall have parking placed behind and to side of buildings
so as to not be a prominent feature.
l. Potential flooding issues along Prefumo Creek need to be studied and addressed
without impacting off-site uses.
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3.2 Circulation Element
The Circulation Element provides overall guidance for the multi-modal transportation
network that would serve the area. Figure 1 shows the existing Circulation Element map that
addresses the San Luis Ranch planning area:
The key aspects of this map relative to the San Luis Ranch area include the extension of
Dalidio Drive / Prado Road across Highway 101 (including interchange improvements), and
the extension of Froom Ranch Way as a Commercial Collector arterial from Los Osos
Valley Road to Dalidio Drive.
In addition, the most relevant Circulation Element policies are summarized below, and
described in full in Attachment 2 of this staff report:
• 3.1.2 City Bus Service
• 4.1.6. Bikeway Development with Road Improvements
• 5.1.3 New Development
• Policy 6.1.3 Multimodal Priorities
• 6.1.5 Policy Mitigation
• 7.3.2 Vehicle Level of Service
• 8.1.6. Non-Infill Development
• 9.2.5 San Luis Ranch / Dalidio Development
• 15.1.2 Development Along Scenic Routes
Figure 1. Existing Circulation Element Map
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Prado Road and Highway 101. The existing Prado Road interchange with Highway 101 is
currently partial access and has been planned as a full access facility for many decades in the
City’s General Plan and the Regional Transportation Plan. As part of the recent General
Plan update the interchange was reevaluated. It was found that a full access interchange
would be inconsistent with Caltrans interchange spacing requirements, which may have
impacts on Highway 101 operations. However, without a full access interchange there could
be significant impacts to City streets and adjacent Highway 101 interchanges, including
those at Madonna Road and Los Osos Valley Road. As a result the General Plan currently
retains the plan for a full access interchange but calls for a detailed circulation analysis of
alternatives to find a solution that addresses both Caltrans and City Circulation issues. That
analysis is currently underway; Caltrans and City staff are working collaboratively to find
that solution.
3.3 Safety Element
The Safety Element provides policy direction for infrastructure and other development. Key
policies include the following (see Attachment 2 for additional detail):
• 2.1 Policy S: Flood Hazard Avoidance and Reduction
• 3.0 Policy S: Adequate Fire Services
3.4 Conservation and Open Space Element
The Conservation and Open Space Element provides policy direction for the design of
certain infrastructure, including issues related to energy use. Key policies include the
following (see Attachment 2 for additional detail):
• 4.5.1 Solar access standards
• 4.5.2 Subdivision design for solar access
• 4.6.17 Require solar power for new dwellings
3.5 Water and Wastewater Element
The Water and Wastewater Element provides policy direction for the design of certain
infrastructure, especially as they relate to other Citywide infrastructure planning efforts and
master plans. Key policies include the following (see Attachment 2 for additional detail):
• A 5.2.5 Paying for Water for New Development
• A 5.3.4 Analyze and prepare water supply assessments for large new developments in
accordance with State law.
• B 2.2.3 Wastewater Service for New Development
• B 4.3.6 Review development proposals to ensure new development does not adversely
impact existing infrastructure and that necessary infrastructure will be in place to
support the development.
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4.0 PROJECT DETAILS AND DISCUSSION
4.1 Project Description Summary
The project is a Specific Plan, General Plan Amendment, and related actions that would
allow for the development of the San Luis Ranch (formerly referred to as Dalidio) area as
identified in the City’s General Plan. The project includes a mix of residential, commercial,
and office uses while preserving substantial areas of open space and agriculture on a 131.3-acre
property. The intent is for the project to be consistent with the development parameters
described in the City’s recently updated Land Use Element, which envisions up to 500
residential units, 200,000 square feet of commercial uses, 150,000 square feet of office, 200
hotel rooms, at least 5.8 acres of parks, with a goal of preserving 50% of the site in
agriculture and open space.
4.1.1 Key Circulation/Infrastructure Principals and Goals
The proposed specific plan was conceived with the intent to implement the goals
included in the LUCE, and was developed concurrently with the LUCE as it was
adopted. Among the four core principles underlying the plan, the following relates to
circulation and infrastructure:
4. Create a Multimodal Community Seamlessly Integrated into the Existing
Circulation System
The San Luis Ranch Specific Plan includes the following circulation and infrastructure-
related goal, generally consistent with the policy framework of adopted General Plan:
Goal 6: A community seamlessly integrated into the existing circulation system.
As stated in the Specific Plan, development is intended to provide the following
circulation and infrastructure-related community benefits:
• Connection from Laguna Lake to the Bob Jones Bike Trail;
• San Luis Ranch Trailhead and Fitness Loop;
• State of the art bicycle trails, including three Class IV paths, adding function and
safety to the entire area;
• Pedestrian-oriented community encouraging walking;
• Varied residential and commercial components encouraging lower usage of
automobiles;
• More efficient transit-friendly transportation network emphasizing neighborhood
connectivity;
• Reduces regional commuter traffic by enabling people to live where they work;
• Reduces greenhouse gases by eliminating many single-occupancy vehicle trips;
• A variety of dining, shopping, working, and hotel/conference services;
• Improves stormwater and floodplain management.
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The Specific Plan also includes goals related to each major aspect of the plan, among
them land use and circulation. Because this meeting will focus only on circulation and
related issues, only the goals related to those issues will be listed here. Other goals
related to circulation and infrastructure will be described in a subsequent meeting with
the Commission.
4.1.2 Proposed Land Uses
Table 2 (from Section 8.1.4 of the LUCE) summarizes the proposed project relative to
land use designations and development potential:
Table 2. Proposed land use designations and development potential
Type Designations
Allowed
% of Site Minimum 1 Maximum
Residential LDR
MDR
MHDR
HDR
350 units 500 units
Commercial NC
CC
50,000 SF 200,000 SF
Office/High Tech O 50,000 SF 150,000 SF
Hotel/Visitor-Serving 200 rooms
Parks PARK 5.8 ac
Open Space/ Agriculture OS
AG
Minimum 50% 2 No maximum
Public n/a
Infrastructure n/a
1. There can be a reduction in the minimum requirement based on specific physical and/or environmental constraints.
2. The City Council may consider allowing a portion of required open space to be met through off-site dedication
provided:
a. A substantial multiplier for the amount of open space is provided for the off-site property exchanged to meet
the on site requirement; and
b. Off-site land is of similar agricultural and visual value to the community; and
c. Off-site land is protected through an easement, dedication or fee title in perpetuity for agriculture/open space.
Figure 2 shows the proposed land use map for the project, including all land use
designations described in Table 2. Note that the map is slightly revised from what is
included in the draft Specific Plan available for review, primarily to clarify the intent of
the area previously labeled “Interim Open Space.” This area adjacent to Madonna Road
is now shown as High Density Residential, which was the original intent of the plan. It
had been considered “interim open space” pending an evaluation of that area’s habitat
potential. The ultimate disposition of that area will be determined as a result of the EIR
for the project.
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4.2 Specific Plan Circulation Framework Overview
4.2.1 Circulation Framework. Chapter 6 of the draft Specific Plan describes the
multimodal circulation framework to support future development within the plan area.
Figure 3 shows the overall multimodal circulation plan, which is described more fully on
pages 6-2 and 6-3 of the Specific Plan.
Figure 2: Proposed Land Use Designations
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Chapter 6 of the Specific Plan describes vehicular, pedestrian, bicycle and dog-friendly
circulation components in more depth, including amenities and key design features
associated with each. Conceptually, these systems are designed to work in concert with
one another, and provide connectivity to existing systems offsite.
1. Street Network and Standards. The Circulation Element identifies the need to extend
Dalidio Drive to Prado Road across Highway 101 (including the completion of the
existing interchange), and to extend Froom Ranch Way as a Commercial Collector
arterial from Los Osos Valley Road to Dalidio Drive. The Specific Plan provides
these extensions, as shown in Figure 2. Note that the plan calls for the extension of
the Dalidio Drive to the freeway, but does not actually make the connection across
the freeway to Prado Road, nor is an interchange proposed at this time. Section
6.7.2.a of the Specific Plan describes the potential freeway overpass connection to
Prado Road, noting that it “would be constructed as a future project after the specific
plan is developed, and that the Specific Plan would pay a fair share contribution to
the future construction.” This concept could ultimately be modified, depending on
the outcome of the traffic study and EIR.
Figure 3. Proposed Multimodal Circulation Plan
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Dalidio Drive from Madonna Road to the first access driveway of the Central Coast
Plaza shopping center is planned as an Arterial with two lanes in either direction.
South of that driveway to the freeway, the road will narrow to two lanes. It will
require widening to four lanes once the connection across the freeway is ultimately
made.
Froom Ranch Way will be extended through the site to provide a connection between
Los Osos Valley Road and Dalidio Drive/Prado Road. Its location is intended to
avoid bifurcating agricultural lands by routing it between proposed residential
development and the edge of the agricultural area to the south. It is planned as a two-
lane collector with turn lanes, a median, sidewalk (on the north side, adjacent to
planned residential uses), and a Class I bicycle path. It would also include a bridge
over Prefumo Creek.
Other planned roadway amenities are described on pages 6-17 and 6-18 of the
Specific Plan.
Table 3 summarizes the standards associated with new roadways in the area, which
are shown in cross section on pages 6-12 through 6-15 of the draft Specific Plan.
These are intended to be consistent with Circulation Element requirements and city
standards.
Table 3. Summary of Key Roadway Design Considerations
Facility ROW
width
Travel
Lanes
Other Amenities
Residential Collector – Froom
Ranch Way
60’ 2 11’ travel lanes; 8’ Class I bike path; central median;
parkways; 72-foot ag buffer; 4’ sidewalk on one side
Collector Street – Dalidio
Drive/Prado Rd
80’ 4 11’ travel lanes; two 5’ Class I bike lanes; 6’ parkways
separate 5’ sidewalks
Local Residential Street (central
spine)
46’ 2 10’ travel lanes; 5’ sidewalk in parkway median; 7’
parking on either side
Local Residential Street (others) 46’ 2 10’ travel lanes; two 6’ sidewalks; 7’ parking on
either side
2. Phasing of Key Circulation Features. Figure 4 and Table 4 summarize the proposed
phasing of key circulation features within the Plan area, which are described more
fully on pages 7-20 and 7-21 of the Specific Plan:
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Table 4. Proposed Phasing Plan and Circulation Improvements
Phase Circulation Feature
Phases 1 and 2 – Residential Froom Ranch Way extension
Phases 1 and 2 – Residential Madonna Road improvements
Phase 3 - Commercial Dalidio Drive improvements
Phase 3 - Commercial Traffic signal improvements
Phase 3 - Commercial Froom Ranch Way bridge over Prefumo Creek
After Specific Plan Buildout Prado Road connection over US 101 & Interchange
The applicant has proposed a new phasing plan that is provided below in Figure 5
(below) and would like feedback from the Planning Commission. The exact phasing
of the Circulation Features has not been provided for the new phasing plan.
Figure 4. Proposed Phasing for Key Circulation Features
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3. Transit. The Specific Plan calls for transit connections to the area from elsewhere in
the City, and proposes a transit center within the area. The location of the transit
center will be coordinated with SLO Transit and RTA (if applicable), as described on
page 6-4 of the Specific Plan.
4. Bicycle and Pedestrian Amenities. The Specific Plan would include a network of
Class I and Class II bike facilities that would connect to other locations in the City.
Key amenities and facilities are described on pages 6-6 through 6-9 of the Specific
Plan. Two key features of the bicycle plan are a potential connection through the site
to the Bob Jones Trail at Calle Joaquin, and the Prado West Bicycle Connection from
Madonna Road along Dalidio Drive to Prado Road. Both improvements are
consistent with the City’s 2013 Bicycle Transportation Plan. The Prado connection,
however, would only be planned as far as the freeway, until an overpass is
constructed to allow its continuation. As conceived in the draft Specific Plan,
development in the area would only be responsible for its fair share of improvements
within the Specific Plan area.
5. Neighborhood Traffic Management Program. The Specific Plan calls for a variety of
strategies intended to slow vehicular speeds and promote safety within a multimodal
circulation framework. These include narrow drive lanes, speed and warning signs,
turn restriction signs, roundabouts and speed humps. These proposed features are
described more fully on page 6-10 of the Specific Plan. However, their location and
potential use within the area have yet to be determined.
Figure 5. Proposed New Phasing for the Specific Plan
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4.2.2 Infrastructure Framework. Chapter 7 of the draft Specific Plan describes the
infrastructure framework needed to support future development within the plan area. Key as
aspects of the infrastructure plan are described below.
The proposed project will provide the needed utilities infrastructure to provide City services
to the site, including:
1. Domestic Water. The Specific Plan calls connections to existing City supplies via 12-
inch lines serving the site, as shown on Figure 7.1 (page 7-4) of the Specific Plan.
The plan would also require water conservation measures be included in new
development, notably:
• Drought-tolerant landscaping;
• Use of recycled water for exterior landscaped areas;
• Low-flow water fixtures and water-efficient heating appliances
• Interior use of gray water to the maximum extent allowed by law;
• Onsite rainwater harvesting, including water storage cisterns
2. With proposed conservation measures in place, projected domestic water demand
from new development would be 167 acre feet per year (AFY), or 0.149 million
gallons per day (MGD), as shown on Table 7-2 (page 7-3) of the plan. Although this
appears consistent with projections made as part of the LUCE update, a formal Water
Supply Assessment (WSA) is currently being prepared pursuant to the requirements
of SB 610. This information will be reported and analyzed in the EIR for the project.
It should be noted that remaining agricultural uses are projected to use up to 228
AFY. According to the Specific Plan, domestic water use is likely to be less than
what the existing agricultural demand of the area that would be converted to non-
agricultural use. This concept will be investigated in the EIR.
3. Recycled Water. The Specific Plan calls connections to an existing 14-inch City
recycled water line in Madonna Road via 6-inch lines serving the site, as shown on
Figure 7.2 (page 7-5) of the Specific Plan. The potential application of recycled
water is described in the previous paragraphs.
4. Sewer System. In the draft Specific Plan, the applicant proposes connections to the
Laguna Lift Station across Highway 101 via 8-inch lines that convey wastewater
generated from the site, as shown on Figure 7.3 (page 7-7) of the Specific Plan.
Preliminary review of this concept by the City’s Utilities Department indicates this
proposed configuration is not acceptable to the City and will need to be modified,
with a design to be based on further review in the EIR for the project.
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5. Drainage. San Luis Ranch is located in a designated 100-year floodplain (1%
probability of occurrence per year). The overall general flow of surface water is from
northeast to southwest, along the Cerro San Luis Drainage Channel and along the
west side of the 101 freeway, across the agricultural fields in a generally widening
surface flow path, finally draining into Prefumo Creek (see Figure 7.4 of the Specific
Plan; page 7-10). While the risk of potential flooding is not severe, the Specific Plan
still accounts for these floodplain conditions and plans accordingly for
accommodation of floodwaters. The Specific Plan’s floodplain management strategy
includes both preventative and corrective measures to reduce these flood-associated
risks.
When fully developed and under normal conditions, San Luis Ranch will manage
natural resources responsibly by not increasing runoff as it currently exists, by:
• Limiting 2-year post-development peak runoff to the 2-year pre-development
runoff;
• Limiting 10-year post-development runoff to the 10-year pre-development
runoff
• Limiting 50-year post-development runoff to a maximum increase of 5% over
pre-development as described in the City’s Waterways Management Plan.
Figure 7.6 in the Specific Plan (page 7-14) shows specific details regarding drainage
and location of detention and retention basins, as well as stormwater treatment areas.
Figure 7.5 (page 7-12) shows grading within the Plan Area, specifically noting areas
of cut and fill, and general flow direction of potential floodwaters post-development.
Development within the Specific Plan Area is intended to conform to stormwater
management requirements of the City of San Luis Obispo, including new standards
for Low Impact Development (LID) set forth by the State Regional Water Quality
Control Board, through the use of bio swales, detention and retention basins, cisterns,
and other low impact methods to recharge the aquifer onsite.
6. Dry utilities (electricity, gas, telecommunications). Existing utilities companies that
serve the City, including PG&E and Southern California Gas Company will provide
electrical and gas services to the site. This is described in more depth on page 7-16
of the Specific Plan.
7. Other Public Services. Services related to police, fire, and schools are described on
pages 7-18 and 7-19 of the Specific Plan.
4.3.2 Financing Strategy for Major Infrastructure. Pages 7-22 through 7-27 within
Chapter 7 of the draft Specific Plan describe the conceptual financing strategy for needed
major improvements within the Specific Plan area. At this point, the cost and timing are still
not known, and will depend on market and other factors. But in general, the following
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funding mechanisms are proposed:
• Community Facilities District (CFD)
• Enhanced Infrastructure Financing District (EIFD)
These are described more fully on pages 7-23 and 7-24 of the Specific Plan. In general, San
Luis Ranch development will pay for needed infrastructure upfront and be reimbursed for
portions beyond its fair share (to be determined), or it will pay its fair share upfront to
contribute to the eventual construction of a needed improvement. These will be determined
through economic studies that will examine the proposed improvements and timing, and
refine the financing and fair share mechanisms needed to ensure their implementation.
5.0 KEY QUESTIONS
The applicant and staff have proposed the following questions for Commission discussion and
direction:
1. Please provide general feedback regarding the extent to which you believe the
Circulation and Infrastructure aspects of the Specific Plan are responsive to General
Plan requirements.
2. Has the applicant provided sufficient detail in the Specific Plan to provide direction for
needed improvements, including their implementation?
3. Do you have any concerns relative to the phasing of proposed circulation or
infrastructure? Are there critical features you feel should be provided earlier than
proposed?
4. Does the Specific Plan provide sufficient flexibility and direction regarding how the
Prado Road connection to Dalidio Drive may be accomplished?
5. What feedback do you have regarding the applicant’s approach to addressing drainage
issues, given that the site is within the 100-year flood plain?
6.0 RECOMMENDATION
It is recommended that the Commission receive a presentation regarding the San Luis Ranch
project and provide input and direction specifically relating to questions posed in Section 5.0.
7.0 ATTACHMENTS
1. Draft San Luis Ranch Specific Plan – Chapters 5-8
2. Relevant General Plan policies
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PREL
I
M
I
N
A
R
Y
DRAF
T
San Luis Ranch Specific Plan
City of San Luis Obispo, California
Coastal Community Builders, Inc.
Preliminary Draft | August 28, 2015
ATTACHMENT 1
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SUSTAINABILITY
Chapter 5
ATTACHMENT 1
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ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 5-1
5.1 Introduction
Sustainability means living in a manner that balances
social, economic, and environmental considerations with
the community’s current and, most importantly, future
needs. A primary goal of this Specific Plan is to create
a neighborhood that furthers the City’s and region’s
sustainability. This Chapter introduces sustainable
principles and practices that are found throughout
the Specific Plan with regard for social, economic and
environmental sustainability. While these categories are
described separately, there is much overlap in terms of
implementation and place-making.
5 SUSTAINABILITY
Social
Sustainability
Economic
Sustainability
Environmental
Sustainability
The ability of an area’s systems
and process to support the
capacity of current and future
generations to create healthy
and liveable communities.
The ability of an area economy
or business(es) to support
a defined level of economic
production indefinitely.
Common measures of economic
production relate to the poverty
threshold and employment
growth.
The ability to continue practices
related to rates of renewable
resource harvest, pollution
creation, and non-renewable
resource depletion indefinitely.
SUSTAINABILITY GOALS
Contribute to the social, economic, and
environmental sustainability of San Luis
Obispo.
Provide workforce and affordable housing
options that support the City’s economic
and social goals as expressed in the
General Plan and Economic Development
Plan.
Promote wellness and active lifestyles
through innovative community design.
DEFINITIONS
ATTACHMENT 1
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5-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
5.2 Social Sustainability
By design, San Luis Ranch offers a new foundation for
social sustainability in the City of San Luis Obispo and
on the Central Coast. As described below, the Specific
Plan offers work force housing, affordable housing, and
neighborhood wellness. These key features provide
equitable opportunities for the community and foster a
good quality of life. San Luis Ranch is expressly focused
on the needs of families and working professionals.
5.2.1 Workforce Housing
The City and County of San Luis Obispo have a severe
shortage of affordable and workforce housing. The average
family in San Luis Obispo County earns approximately
$42,461. This currently allows a family with a 20% down
payment to purchase about a $205,000 home (Zillow.com/
mortgage-calculator). Meanwhile, in the City of San Luis
Obispo the current average sale price for a single family
detached home is $676,000, and the average sale price
for an attached home is $418,000.
Workforce housing is defined as housing that is affordable
to households earning 120 percent of the area median
income. San Luis Ranch is specifically designed to meet
this need by providing smaller homes on compact lots.
These small but high-quality homes are intended to sell
below the current City averages and be affordable to the
city’s workforce. For example, the average home size in
San Luis Ranch is 1,300 square feet, which at the average
price per square foot, would value the home at a little over
$475,000. The Project’s attached units will range from
700 to 1,200 square feet, making the price range from
approximately $250,000 to $440,000. Figures 5.1 and 5.2
llustrate the proposed differences in prices between San
Luis Ranch and other new residential construction in the
City of San Luis Obispo.
Figure 5.1 San Luis Ranch Single Family Home Prices vs. SLO New Single Family Home Prices
1500
“The City has a wide range of housing, but lacks
a sufficient range of housing oriented towards
entry-level through executive level employees. A
continuum of housing options is essential so that
employers desiring to establish a business in San
Luis Obispo can adequately expect that employee
housing options can be accommodated with
wages.”
City of SLO Economic Development
Strategic Plan
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Pr
i
c
e
(
$
)
Figure 5.2 San Luis Ranch Flat Condo Prices vs. SLO New Flat Condo Prices
$700,000
$650,000
$600,000
$550,000
$500,000
$450,000
$400,000
$350,000
$300,000
$250,000
750 950 1150 1350 1550 1750
Home Size (Sq. Ft.)
SLO New Flat Condo
SLR Flat Condo Prices
How the San Luis Ranch Design Equates to Lower Cost Housing
San Luis Ranch is focused on entry level, affordable and work force housing. The key to developing for this
market is the quality of the design. Features for creating lower cost housing:
Site Planning Efficiency
Higher density clustered housing reduces infrastructure costs.
Small Lots
Less infrastructure means less cost per lot. People will pay less in San Luis Ranch due to the smaller lot size.
Small Family Friendly Homes
People will pay less in San Luis Ranch due to smaller home sizes and affordability by design.
One Comprehensive Architectural Theme (with Material Variation)
Limited elevations and floor plans equate to more production volume and lower costs.
Secondary Dwelling Units Offered as an Option
Secondary dwelling units can provide additional housing for multi-generational households, or can be configured as home offices, making overall cost of living lower for families and professionals.
Efficient Engineering
Top floor plans align exactly with bottom floor plans, allowing substantial cost savings in materials
and construction.
Streamlined Construction
Streamlined development and construction process saves millions of dollars and leads to lower
prices.
The nature of the property with its small lots and smaller homes will assure that the housing stock remains
affordable. San Luis Ranch home prices will stay low because people will choose to pay less for small houses on
small lots in comparison to currently available housing choices.
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5.2.2 Affordable Housing
Affordable housing (below market-rate) is an important
complement to the area’s workforce and other market-
rate housing and a key component of a balanced and
sustainable residential inventory. Accordingly, the City’s
Municipal Code (Chapter 17.91) and General Plan Housing
Element (Goal 2, Appendix N: Table 2 and Table 2A) enact
inclusionary housing requirements for new developments
(see Table 5.1). Further, the City’s Municipal Code (Chapter
17.90) and General Plan Housing Element (Section 3.30)
set incentives for affordable housing construction.
The San Luis Ranch Specific Plan will meet and exceed
the City’s affordable housing goals to achieve a balanced
housing inventory appropriate for the Plan Area, City, and
region. For the residential component, five percent of
the final unit count* will be affordable to lower income
households, and ten percent of the final unit count will
be affordable to moderate income households. There will
also be an inclusionary requirement on the commercial
component of the Project of two units per commercial
acre.
According to City policies and regulations, inclusionary
housing requirements may be met by onsite construction,
payment of an in-lieu fee based on building valuation,
dedication of property, or a combination of these methods.
*Affordable housing units are in addition to the maximum
number of units allowed by the General Plan.
Table 5.1 City of San Luis Obispo Housing Element Requirement
Notes
Figures shown are based on the current County affordability standards. San Luis Ranch homes will sell for the standards
in place when the properties are put up for sale.
1. Affordable Dwelling Units must meet City affordability criteria.
Source: City of San Luis Obispo Housing Element, Appendix N, Table 2
In Expansion
Area
(unicorporated)
Type of Development Project (1)
Residential - Adjusted base requirement
per Table 2A Commercial
Build 5% low and 10% moderate income
ADUs, but not less than 1 ADU per project
or
Pay in-lieu fee equal to 15% of building
valuation
Build 2 ADUs per acre, but not less than 1 ADU per
project
or
Pay in-lieu fee equal to 5% of building valuation
Depending on the final development program, San
Luis Ranch could add up to 109 deed-restricted
affordable housing units to the City’s housing
stock.
“Enrich community cultural and social life by
accommodating people with various backgrounds,
talents, occupations, and interests.”
General Plan policy #23
“The City will support residential infill development
and promote higher residential density where
appropriate.”
Housing Element policy 6.10
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Table 5.2 City of San Luis Obispo Inclusionary Adjustment Factor
Project Density
(Density Units/Net Acre) (1)
Inclusionary Housing Requirement Adjustment Factor (2)
Average Unit Size (sq. ft.)
Up to 1,100 1,101-1,500 1,501-2,000 2,001-2,500 2,501-3,000 >3,000
36 or more 0 0 .75 1 1.25 1.5
24-35.99 0 0 .75 1 1.25 1.5
12-23.99 0 .25 1 1.25 1.5 1.75
1-11.99 0 .5 1 1.25 1.5 1.75
<7 0 .5 1.25 1.5 1.75 2
Notes:
1. Including allowed density bonus, where applicable.
2. Multiply the total base Inclusionary Housing Requirement (either housing or in-lieu percentage) by the adjustment
factor to determine requirement. At least one enforceable-restricted affordable unit is required per development of five
or more units.
Source: City of San Luis Obispo Housing Element, Appendix N, Table 2A
Figure 5.3 Illustrative San Luis Ranch Multi-Family Housing
Affordable housing calculations TBD.
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5.2.3 Neighborhood Wellness
Neighborhood wellness in San Luis Ranch is focused on
health and access to agricultural resources. This section
describes features in the San Luis Ranch Specific Plan that
can lead to a more active and healthy lifestyle.
Active Lifestyle
Recent health impact studies in urban areas have identified
the potential for bicycle and pedestrian amenities to
increase physical activity, promote biking and walking
over driving, enhance social cohesion, and improve health
outcomes. Positive health impacts of increased pedestrian
and bicycle activity have been linked to reducing obesity
and diabetes, improving mental health, reducing
cardiovascular disease, reducing osteoporosis, and
lengthening lifespan. In addition, providing public transit
improves mobility and access for vulnerable populations
such as low-income households, minorities, the elderly,
young people, and disabled persons.
Increased transit access makes it easier for these
populations to get around, accomplish needed tasks, and
to stay connected with the community. Through increased
social interactions, these segments of the population
are less likely to withdraw from society, promoting good
mental health.
The Specific Plan includes neighborhood and
transportation features designed to encourage a healthy
and active lifestyle. In particular, San Luis Ranch’s bicycle
and pedestrian networks allow easy and scenic access to
recreational areas, trails, and daily services and shopping
(see Figure 6.2). See Chapter 4 for more information on
recreational opportunities, such as the Bob Jones Trail
extension, and Chapter 6 for multimodal amenities that
will be provided throughout the Specific Plan area.
Figure 5.4 Examples of Healthy & Active Lifestyle Amenities
“These areas are important to the physical and
mental well-being of residents, offering recreational
opportunities, social interaction, and an enhanced
sense of place.”
Climate Action Plan, p. 48
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Agricultural Heritage Facilities and Learning
Center
Agriculture is a significant feature of San Luis Obispo’s
culture and community character. The Agricultural
Heritage Facilities and Learning Center in the Specific Plan
Area is intended to perpetuate the City’s heritage and
integrate the site’s historical agricultural practices into
the neighborhood. The Agricultural Heritage Facilities and
Learning Center will offer access to healthy food, create a
connection to the land, and provide a community gathering
place. Words that describe the Vision for the Agricultural
Heritage Facilities and Learning Center include:
A description of the agricultural resources of San Luis
Ranch and how they are incorporated into open space
and recreational amenities are described in Chapter 4 of
the Specific Plan.
5.3 Economic Sustainability
San Luis Ranch will be an active contributor to the
City and region’s economic growth while also creating
sufficient revenue mechanisms to accomplish significant
infrastructure improvements. Primary funding sources
from San Luis Ranch include hotel transient occupancy
taxes, sales taxes, and residential property tax
assessments. Both of these will substantially contribute to
the City’s economic sustainability and large infrastructure
projects, such as Prado Road improvements and the
Froom Ranch Way extension.
5.3.1 Residential Assessments
Residential assessments are a means of funding a fair-
share portion of infrastructure projects needed within
the City and region. The Mello-Roos Community Facilities
Act allows the City to form a Community Facilities District
(CFD) and authorize a special tax. The special tax makes
possible a CFD bond issuance to finance the construction
of regional infrastructure improvements such as roadways
and utilities. Bond proceeds from the San Luis Ranch
Specific Plan Area residential assessments could range up
to approximately $28 million under various assumptions.
See Chapter 7 for more detail on infrastructure and
financing.
5.3.2 Hotel and Commercial Development
While the General Plan allows for up to 350,000 square
feet of these uses, including retail and office, it is likely
that buildout of the Specific Plan will be up to 250,000
square feet of nonresidential development. The proposed
mix of uses will provide a number of economic benefits
in terms of jobs and fiscal sustainability of the City. For
example, Class A office spaces for medical and technology
companies could attract head of household jobs, a key
component of the City’s 2012 Economic Development
Strategic Plan.
In addition, the Plan anticipates a 200 room hotel, which
may include restaurant/dining facilities and a conference
center to help draw regional and national visitors and
support the expansion of existing and new industries.
The site’s proximity to Highway 101, proximity to Cal Poly,
access to Downtown, and scenic views make it a prime
location for a successful hotel operation. A hotel will
contribute to the City’ s property and transient occupancy
tax (TOT), as well as generate visitor spending in the City.
1014024 - MAY 22, 2015
san luis ranch Ag/eDuCAtion Center
• Iconic
• Visual
• Beauty
• Learning
• Local Goods
• Community
Sales
• Community
Gathering
• Like “Whole
Foods”, but
Outdoors
Figure 5.5 Example Agricultural Facilities and
Learning Center Design
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Proposed stores, supporting ancillary retail, and dining
will also generate sales tax revenue. (New residential
development will also support economic activity for the
existing commercial center and other local businesses
adjacent the Plan Area.)
5.3.3 Economic Benefits of Multimodal
Approach
The Multimodal approach of the Specific Plan also has
the ability to provide economic benefits greater than the
costs of their development. For instance, the 2013 SLO
Bicycle Transportation Plan quantified the costs and
benefits of biking facilities based on expected demand
and benefits to mobility, health, recreation, and reduced
auto use. This creates a benefit to cost ratio of over 10:1.
Similar economic benefits from pedestrian and transit
services, namely small-scale, strategic improvements and
coordinated land use organization, may also be achieved
with the incorporation of these facilities in the Specific
Plan.
Chapter 2 (Land Use) and Chapter 3 (Neighborhood
Form) of the Specific Plan describe the hotel and related
commercial developments, as well as the development
standards governing intensities and possible build-out.
Chapter 8 (Implementation) describes how the project
will achieve build-out and Chapter 7 (Infrastructure and
Financing) describes through what mechanisms the
necessary infrastructure may be financed.
5.4 Environmental Sustainability
With the agricultural tradition, scenic landscape, and
natural features of San Luis Ranch, environmental
sustainability is not only essential for preservation of
the area’s ecosystem, but imperative for supporting the
community’s identity. The Specific Plan emphasizes the
importance of the natural environment by including
the following steps towards greater environmental
sustainability:
Preservation of agricultural land and open space
Energy conservation and climate stabilization
Natural resources management
5.4.1 Preservation of Agricultural Land and
Open Space
Agriculture
San Luis Ranch will preserve agricultural land contiguous
to existing urban farmland (SLO City Farm). By preserving
agricultural uses along Highway 101, San Luis Ranch will
achieve the community’s goals to maintain an agricultural
view shed along this key highway corridor, framing
the arrival to the City of San Luis Obispo. Moreover, as
discussed above, the prominent location of the Agricultural
Heritage Facilities and Learning Center will provide access
to healthy food and foster greater appreciation for locally
sourced agricultural products.
San Luis Ranch Specific Plan also incorporates agricultural
aspects throughout the Plan Area through community
gardens and edible landscaping. These features will be
designed and sited in a manner that is consistent with
the neighborhood character, encourages community
participation, and ensures access to those who may
benefit the most from these amenities.
SLO City Farm Immediately South of San Luis Ranch
Source: centralcoastgrown.org
San Luis Ranch Row Crops
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5.4.2 Energy Conservation and Climate
Change
The City of San Luis Obispo adopted a Climate Action
Plan (CAP) in 2012 to address greenhouse gas emissions
at the local level. The CAP presents a comprehensive set
of strategies and corresponding actions including: energy
efficiency in buildings, reduced emissions via changes
to transportation and land use, renewable energy, and
reductions in water usage and solid waste (see Figure 5.6).
Development within the San Luis Ranch Specific Plan Area
is consistent with strategies in the Climate Action Plan. As
described in more detail in the Plan, the proposed infill
housing and onsite agricultural preservation reduces
regional traffic and the associated negative impacts to
air quality and other environmental factors and supports
implementation of the Climate Action Plan.
Open Space: Creeks, Wetlands, Parks, and
Trails
As of 2011, there were 21 designated parks within the
City, totaling 158 acres of park landscape and 82 acres of
turf. The City’s General Plan requires annexation areas to
provide open space and park land at the rate of 10 acres
per 1,000 residents, with 5 of those acres dedicated as
neighborhood parks (Parks & Recreation Element 3.13).
The Subdivision Regulations require each new subdivision
to dedicate 5 acres of parkland per 1,000 anticipated
residents, or pay an in-lieu fee equivalent to fair market
value. As of 2012, the City maintains a total of 6,765 acres
of open space (3,513 acres in fee, and 3,252 acres in
easements). (SLO CAP pg. 45).
As shown in Chapter 4, the San Luis Ranch Specific Plan
provides a significant amount of parks and open space
and meets the City’s requirements. A key goal of the Plan
is to connect with the City’s park and open space system
and improve Prefumo Creek. In addition, the Project will
complete an important segment of the Bob Jones Trail
alignment to be determined during environmental review.
Bishop Peak Trail. Source: centralcoastgrown.org
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Building Energy Conservation
Development of the San Luis Ranch Specific Plan Area
shall strive to meet leading technology standards in
building design and construction. New structures,
renovated buildings, and new infrastructure facilities
will be designed to minimize energy consumption and
maximize renewable energy generation in order to reduce
greenhouse gas (GHG) emissions, save costs, and promote
the conservation of natural resources.
Energy conservation construction techniques include:
Meeting or Exceeding Title 24 Standards
Natural Lighting and Ventilation
High R-Value Insulation
Energy Efficient HVAC Systems and Appliances
Noise Reduction
Water Usage Reduction
Electric Vehicle Charging Stations
Some parking spaces in San Luis Ranch will be outfitted
with electric vehicle charging stations. These parking
spaces will be reserved for electric vehicles, along with the
area’s Multimodal transportation network, to encourage
energy conscience transportation.
San Luis Ranch is committed to doing its part to reduce
our carbon footprint via support for electric vehicles, and
enabling and encouraging Multimodal transportation to
reduce vehicle miles traveled (VMT), benefitting the whole
community.
Conscious Charging Station in Commercial Area
Source: teslamotorsclub.com
Source: City of SLO Climate Action Plan
Figure 5.6 City of San Luis Obispo GHG Emissions Forecast
Business as Usual Forecast
Baseline
Adjusted Forecast with State Reductions
Adjusted Emissions with State & Local Reductions
Target Emissions
350,000
300,000
200,000
100,000
Adjusted Forecast of Community-wide GHG Emissions
250,000
2005
150,000
2010 2020 2030
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5.4.3 San Luis Obispo’s Carbon Footprint
A City’s carbon footprint is comprised of the amount of
greenhouse gases and carbon dioxide emitted by the
activities and transportation choices of its inhabitants.
The Specific Plan aims to lower the City’s carbon footprint
by incorporating horizontal mixed use enabling residents
to access their daily needs within a short walking distance
and by offering the ease of a multimodal transportation
system.
5.5 Stormwater Grading and
Drainage
The grading and drainage strategy for the San Luis Ranch
project is based on the development of the property
in a manner which supports the goals of providing
workforce housing through higher density clustered
development and associated commercial developments
and office space, mitigating potential flooding impacts and
establishing areas of developable land.
San Luis Ranch drainage facilities will include a combination
of bio-swales, detention and retention facilities, and
cisterns that will recharge the aquifer onsite. They will be
designed in conformance with stormwater management
requirements as presented in the City waterways
Management Plan, the Regional Water Quality Control
Board Resolution No. R3-2013-0032 for Post Construction
Stormwater Control, and the State’s General Permit for
Stormwater Discharge.
The design of onsite detention facilities will be addressed
in the following manner (see also Section 7.3.2 Existing
Conditions and Floodplain Management Plan):
Limit 2-year post-development peak runoff to the
2-year pre-development runoff
Limit 10-year post-development runoff to the 10-year
pre-development runoff
Limit 50-year post-development runoff to a maximum
increase of 5% over pre-development as described
in the City Waterways Management Plan (see
Section 7.3.2 for more information on floodplain
management.
Detention of the 100-year storm is not recommended
for this project based on the timing of peak flows within
Prefumo Creek.
Specific design details and diagrams on stormwater and
flooding can be found in Chapter 7.
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Chapter 6
MULTIMODAL CIRCULATION
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6.1 Introduction
The San Luis Ranch Specific Plan Area is adjacent to
existing developed areas, streets, and bike paths. As
such, connections with the existing urban pattern are a
key component of the Specific Plan. The City of San Luis
Obispo General plan puts forth the following performance
standard for development in the San Luis Ranch Specific
Plan Area:
Circulation connections to integrate property with
surrounding circulation network for all modes of
travel. (Section 8.1.4-a, p. 1-87)
6.2 Multimodal Approach
The multimodal approach considers connections among
various transportation modes including walking, bicycling,
public transit, and automobile (see Figure 6.1). Figure 6.2
illustrates the multimodal access plans including transit
stops and bike staging areas that have been incorporated
in the site plan to satisfy the City’s performance standard
for connectivity. Figures 6.3, 6.4, 6.5, and 6.6 break out
the circulation network for each mode of transportation
including bicycle, pedestrian, vehicular, and dog-friendly
routes. The remainder of this section discusses transit
facilities and pedestrian and bicycle amenities.
6.2.1 Goals
6 MULTIMODAL CIRCULATION
Figure 6.1 Multimodal Residential Streetscape MULTIMODAL CIRCULATION GOALS
Consider connections among various
transportation modes, including walking,
bicycling, public transit, and automobiles.
Connect the street network within the Plan
Area to adjacent large capacity streets, and
design to lower volume within the San Luis
Ranch
Reduce automobile traffic and encourage
alternatives to vehicular travel
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Figure 6.2 Multimodal Access Plan
VEHICULAR CIRCULATION
BIKE CIRCULATION
PEDESTRIAN CIRCULATION
DOG-FRIENDLY CIRCULATION
BIKE STAGING/TRAILHEAD
TRANSIT STOP LOCATIONS
Automobile Charging Station Passenger Public Transit
Traffic Reduction Benefits of San Luis Ranch
• Less regional traffic
• Traffic decongestion due to Froom Ranch Way and Dalidio Road improvements
• Neighborhood services and adjacent employment will reduce vehicle trips
• Pedestrian and bike amenities will encourage people to walk or bike versus drive
• Improved access to transit facilities with new transit stop
• Compared to Measure J, the traffic impact from San Luis Ranch will be significantly lessened
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GRADE SEPERATED
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LEGEND SAN LUIS RANCH
BIKE CIRCULATION
BIKE STAGING/TRAILHEAD
TRANSIT STOP LOCATIONS
(DASHED LINE = PROPOSED)
Figure 6.3 Bicycle Circulation Map Figure 6.4 Pedestrian Circulation Map
Figure 6.5 Vehicular Circulation Map Figure 6.6 Dog-Friendly Circulation Map
Figures 6.3-6.6 illustrate the considerable community
benefits of multimodal design at San Luis Ranch. Multiple
paths are provided, and designed for pedestrians, cyclists,
joggers, and dog walkers, as well as vehicular travel. An
emphasis is put on safety first, with three Class I bike paths
running on the main streets throughout the project, as well
as Class II paths and sharrows on local streets. The bicycle
circulation network will connect the single and multi-family
residential areas with the Bob Jones Trail and a series of
loops that join the various San Luis Ranch Specific Plan land
uses.
San Luis Ranch’s paths and streets will be open and
accessible, further increasing safety via wide visual corridors
and continual “eyes on the parks.” Whether enjoying
a walk, bike ride, fitness activity, or drive, scenic vistas of
the surrounding mountains and open space will allow
enjoyment of the best of what San Luis Obispo has to offer.
BIKE CIRCULATION
BIKE STAGING/TRAILHEAD
TRANSIT STOP LOCATION
(DASHED LINE = PROPOSED)
PEDESTRIAN CIRCULATION
BIKE STAGING/TRAILHEAD
TRANSIT STOP LOCATION
(DASHED LINE = PROPOSED)
VEHICULAR CIRCULATION DOG-FRIENDLY CIRCULATION
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6.3 Transit Facilities
San Luis Ranch will feature enhanced transit facilities and
a new transit center that will increase the accessibility of
transit to the area. A key purpose of transit amenities is to
de-emphasize the use of private automobiles as a primary
mode of transportation for the neighborhood.
6.3.1 Transit Facilities
Transit facilities in the San Luis Ranch Specific Plan Area
will be developed with the extension of roadways based
on the land use concepts discussed in Chapter 2. Adjacent
San Luis Obispo Transit (SLO Transit) bus routes shown
in Figure 6.7 below will require changes to provide direct
access within the Specific Plan Area. Revised bus routes
and the creation and maintenance of transit facilities will
be coordinated with the City of San Luis Obispo based on
an analysis of expected demand. Access to SLO Transit
will also provide San Luis Ranch residents a connection to
the Regional Transit Authority (RTA) bus routes.
6.3.2 Transit Center
The City of San Luis Obispo General Plan Land Use Element
puts forth a performance standard for the San Luis Ranch
Specific Plan Area:
Development shall include a transit hub. Developer shall
work with transit officials to provide express connections
to Downtown area (see Section 8.1,4-d, p. 1-87).
This Specific Plan proposes a transit center that will provide
direct transit access between the San Luis Ranch Specific
Plan Area and Downtown. Location of the proposed transit
center will be coordinated with SLO Transit and RTA (if
applicable) upon submittal of individual project plans.
Amenities of this transit center may include transit lane
turnouts, designated right-of-way area, shelters, benches,
access for the disabled, trash and recycle receptacles,
comprehensive signage, and real-time arrival-status
displays. If transit ridership meets specified demand
thresholds, direct Regional Transit Authority access will be
considered at this future transit center.
Figure 6.7 Existing Transit - Local Bus Route Map
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6.4 Pedestrian and Bicycle
Amenities
San Luis Ranch Specific Plan pedestrian and bicycle
transportation concepts draw upon the idea of Complete
Streets. Complete Streets are roadways designed and
operated to enable safe access and travel for all users
including pedestrians, bicyclists, motorists, and public
transportation users of all ages and abilities. The City of
San Luis Obispo General Plan Land Use Element puts
forth a performance standard for development in the San
Luis Ranch Specific Plan Area:
Site should include walkable retail and pedestrian
and bicycle connections to surrounding commercial
and residential areas (see Section 8.1.4-i, p. 1-87).
Pedestrian and bicycle amenities will be included
throughout the Specific Plan Area so as to promote walking
and bicycling to nearby daily-need amenities. Figure 6.3
shows bicycle circulation in a conceptual design. Figures
6.4 and 6.6 illustrate conceptual pedestrian circulation
and amenities.
Figure 6.8 shows a five and ten minute walk from the
center of the neighborhood. Within this short distance,
residents will have access to a wide variety of goods and
services.
In terms of pedestrian and bike amenities, the San Luis
Ranch Specific Plan Area will include the following:
Pedestrian connections that are fully separated from
the roadway and connect residential areas and
commercial activity centers
Pedestrian paths that extend through the open space
and parks
Safe and convenient pedestrian crossings, including
providing crosswalks spaced at appropriate intervals,
reducing crossing distance, and managing speed and
flow of vehicular traffic
Three Class I bike paths planned to maximize safety, as
well as Class II, sharrow lanes, and colored bike lanes
(see Figure 6.11).
Extension of the Bob Jones City to Sea Trail.
Figure 6.8 San Luis Ranch Walking Proximity to Daily Need Amenities
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Pedestrian Facilities in San Luis Ranch
Sidewalks: Key sidewalk characteristics that affect pedestrian safety and comfort are width, alignment, and slope. Wider
sidewalks within mixed-use or heavy traffic areas act as a physical buffer from vehicular traffic and can accommodate more
foot traffic. Level, straight sidewalks provide the safest walking surface for residents of all ages and abilities. San Luis Ranch
sidewalks shall not jog or slope at driveways, and shall maintain a straight-line, level configuration so as to make safe and
convenient a continuous path of pedestrian travel.
Street Furniture: Street furniture such as benches and planters break the larger public realm down to the pedestrian
scale, and thereby increase comfort and security of walking.
Landscaping: Landscaping in the public realm contributes to the environment, adds beauty, increases pedestrian
comfort, and adds visual relief to the street. To optimize pedestrian comfort and safety, landscaping will complement the
built character, views and pedestrian movements.
Adequate Lighting: The quality of lighting is a critical factor in pedestrian safety and security during low-light times of day
and night. Lighting will be designed not only for vehicular traffic on the roadways, but also for pedestrians on sidewalks
and pedestrian paths.
High-Visibility Cross Walks: Crosswalk striping patterns with lines longitudinal to the roadway are more visible to
approaching motorists than the two transverse lines used on many crosswalks. High visibility patterns are especially
beneficial at uncontrolled crossing locations (i.e., where there are no stops signs or traffic signals requiring vehicles to
stop).
Pedestrian Crossing Warning Signs: Warning signs alert motorists that they should expect pedestrians at defined
locations or along roadway segments. Pedestrian warning signs also may remind motorists of the rules of the road.
Medians & Pedestrian Refuge Islands: Medians can take the form of raised islands placed in a street right-of
-way at intersections or midblock locations to separate pedestrians from motor vehicles. If designed and applied
appropriately, medians improve pedestrian safety by allowing pedestrians a safe place to stop at the mid-point of the
roadway, enhancing the visibility of pedestrian crossings, and reducing the speed of vehicles approaching pedestrian
crossings.
Bulb-Outs and Curb-Extensions: Bulb-outs and curb-extensions can reduce the distance for pedestrian crossing
while still accommodating bike paths and on-street parking. Additionally, bulb-outs reduce vehicular speed and
increase visibility at busy intersections, increasing pedestrian safety (see Figures 6.9 and 6.10).
Figure 6.9 Pedestrian Crosswalks with Curb
Extensions
Figure 6.10 Residential Street Corner Curb
Extensions
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 6-7
Bicycle Amenities: Bike-only pass-through, Bike Parking, and Visible Bike Lanes. Source: SLO 2013 Bicycle Transportation Plan
Bicycle Amenities: Bike Parking. Source: SLO 2013 Bicycle Transportation Plan
Bicycle Facilities in San Luis Ranch
Visible Bike Lanes and Sharrows: Colored markings or patterns on the roadway highlight the path of bicyclists.
The purpose of the prominent markings is to make bicyclists more visible to drivers and to let drivers know where
to expect bicyclists. Bicycle lane markings that clearly distinguish shared lane markings (also known as sharrows)
are used to indicate a shared lane environment for motorists and bicyclists. See images below.
Separate Bike Paths: Bike paths vary by the type of separation that is created between car and vehicle lanes of
travel. A Class I bike path provides a separated right-of-way for exclusive use of bicycles with crossflow by motorists
minimized. A Class II bike path provides a striped lane for one-way bicycle travel on a roadway.
Directional Bicycle Signage: Effective bicycle signage provides guidance and destination information to bicyclists
and may incorporate a bike symbol, destination, direction and distance (if appropriate) into a single sign panel.
Bicycle Racks and Storage: Bicycle racks and storage generally fall into “short-term” and “long-term” categories.
Short-term bicycle parking accommodates visitors and customers, who are generally parking for less than four hours.
Long-term bicycle parking is meant to accommodate employees, residents, commuters, and others expected to
park on a regular basis for more than four hours. Long-term bicycle parking is to be provided in a secure, weather-
protected manner and location consistent with City standards. San Luis Ranch Specific Plan development shall
incorporate a combination of short-term and long-term bicycle parking to meet the needs of a variety of bicycle
users. The images below illustrate residential and commercial bicycle storage examples.
Adequate Lighting: Appropriate lighting levels along bicycle paths and around storage and signage amenities
increase the safety and security of bicyclists.
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6-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
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SAN LUIS RANCH July 7, 2015
12’
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SAN LUIS RANCH SINGLE FAMILY RESIDENCESOCEANAIRE_SINGLE FAMILY RESIDENCES CREEK BED
180 5 10 20
SCALE: 1/20” = 1’-0”
(On 11x17 sheet)FOREMAN CREEK (PERFUMO CREEK)
6.4.1 Bicycle Transportation Standards
The San Luis Ranch Specific Plan adopts bicycle
transportation guidelines set forth in the San Luis
Obispo Bicycle Transportation Plan as a means of
“promoting increased use of bicycles as a transportation
choice and encouraging bicycling for health, economic,
community, environmental, or other personal reasons“.
Key bicycle guidelines and standards from the SLO Bicycle
Transportation Plan include:
Where cul-de-sacs are used in subdivisions, pedestrian/
bikeway connections shall be provided to through
streets.
Where competing demands for the use of the right-of-
way present unique challenges, alternative design
facilities such as colored pavement, bike boxes, and
buffered bicycle lanes may be considered.
Directional signs should be installed where bikeways
intersect, turn, terminate, or at bikeway connections.
New or modified traffic signals along designated Class II
or III bikeways shall include detection for bicycles.
Bicycle parking shall be provided whenever a new
structure is erected or enlarged or whenever a new
use is established which requires a total of 10 or
more vehicle parking spaces.
6.4.2 San Luis Ranch Key Bicycle Facilities
San Luis Ranch will contribute to the City’s existing bicycle
network with several notable improvements. The Specific
Plan includes at least three Class I Bicycle paths, including
along Dalidio Drive, Froom Ranch Way, and through the
San Luis Ranch Preserve and Trailhead. A segment of the
Bob Jones Bike Trail will provide a much desired community
amenity, and will provide connections to Laguna Lake Park
and the Madonna Road Bike Path (final alignment to be
determined during environmental review). Both safety
and circulation aspects for cyclists will be greatly enhanced
throughout the Plan Area (see Figure 6.11).
Figure 6.11 Class I Bike Path Design Adjacent to Prefumo Creek
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 6-9
Figure 6.12 Conceptual Location of the San Luis
Ranch Specific Plan Area Bob Jones Trail Extension
Figure 6.13 Conceptual Location of the Prado
West Bicycle Connection
Source: SLO 2013 Bicycle Transportation Plan
Bob Jones City to Sea Trail
The San Luis Ranch Specific Plan includes
the planned segment of the Bob Jones City
to Sea Trail (Bob Jones Trail) that occurs in
the Specific Plan Area. This section of the
Bob Jones Trail alignment will be determined
during the environmental review process, and
will be given to the city through an offer of
dedication.
Prado West Connection
The SLO Bicycle Transportation Plan puts
forth the need for a Class I crossing of Hwy
101 between Los Osos Valley Road and
Madonna Road. San Luis Ranch Specific
Plan development shall consider as part of
the Prado Road connection, either a bicycle/
pedestrian only crossing, or a motor vehicle
crossing with both Class I and Class II facilities.
The SLO Bicycle Transportation Plan looks to
provide connectivity from the planned “Prado
East extension to Broad” project, as a main
east/west connector across town to shopping
and, most notably, Laguna Middle School (see
Figure 6.13). San Luis Ranch Specific Plan
development is only responsible for its fair
share of improvements in the San Luis Ranch
Specific Plan Area.
Source: SLO 2013 Bicycle Transportation Plan
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6-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
6.5 Neighborhood Traffic
Management Program
A Neighborhood Traffic Management (NTM) program
addresses methods of enhancing pedestrian flows,
slowing vehicular speeds, reducing traffic volumes, and
ensuring an efficient transportation network. The City of
San Luis Obispo is currently undertaking a series of NTM
programs to address observed traffic issues throughout
the City. The San Luis Ranch NTM strategies incorporate
elements of these plans. Moreover, because of less retail
development proposed in San Luis Ranch, San Luis Ranch
will generate less traffic volume than would be realized
under existing entitlements.
Pedestrian crosswalks and streetscape amenities are a
key component to enhancing pedestrian safety through
NTM.
The intent for pedestrian facilities in the San Luis
Ranch Specific Plan is outlined in Section 6.4. Other key
components of NTM are the slowing of traffic speeds and
reduction of traffic volumes. Traffic calming measures
undertaken in the San Luis Ranch Specific Plan Area
are to be considered where traffic volumes and speeds
exceed maximum levels, as established in Policy 8.1.3
of the City’s Circulation Element. Froom Ranch Way
may be of particular concern, as it could serve San Luis
Ranch neighborhood residents in addition to Prado Road
connection traffic. San Luis Ranch Specific Plan Area traffic
demand management measures shall be coordinated
with the City of San Luis Obispo Public Works Department.
A range of traffic control strategies for San Luis Ranch
Specific Plan residential streets are identified below.
Narrow Drive Lanes: Reducing the width of streets
can be an effective strategy for reducing traffic speeds
in a neighborhood environment. Residential road
typologies with a road width of less than 20’ have been
shown to have substantial fewer collisions and slower
traffic.
Speed & Warning Signs: A comprehensive speed
and warning signage program works to calm traffic
and slow speeds. This can raise driver awareness of
surroundings, provide a tool to meter and calm traffic
(as in the case of crossing beacons, Rapid Rectangular
Flashing Beacons, and digital speed feedback devices),
and serve as a directional tool.
Turn Restriction Signs: Signage that limits turning
movements allows for directional control of traffic
and neighborhood diversion. This can help alleviate
neighborhood congestion and direct heavier volumes
to local collectors and arterials, thereby liming
neighborhood cut-through traffic.
Roundabouts: Roundabouts can serve as a traffic-
calming feature in areas that have a need for traffic
calming but do not require formal stop control.
Roundabouts slow traffic speeds and provide an
opportunity for plantings, seating, and play-based
activities.
Speed Humps: Speed humps or tabletops serve as
tools to reduce traffic speeds and increase safety in the
neighborhood environment. They decrease speed at
critical junctions or crossings and allow for pedestrians
to be at eye level with auto traffic. They should be used
strategically to maximize benefit.
Traffic Control Strategies in San Luis Ranch
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6.6 Street Network & Standards
The existing street network adjacent to the Specific Plan
Area includes a freeway (U.S. Highway 101) and arterials
(Madonna Road and Los Osos Valley Road). The large
capacity of these streets provides an opportunity for these
roadways to branch out to a lower volume neighborhood
network.
The proposed street network within the Specific Plan
Area consists primarily of collector and residential streets,
enhancing of the City’s existing street network and
surrounding mobility. Access to the residential areas is
provided on the south from Froom Ranch Way and on the
north from Madonna Road (see Figure 6.14).
6.6.1 Collector Streets
Collectors are generally two lane streets with lower
volumes than arterials and provide for circulation within
and between neighborhoods. Separated bicycle lanes
are typically included where feasible. These roads serve
relatively short trips and are meant to collect vehicles from
local streets and distribute them to the arterial network.
The key collector streets serving the San Luis Ranch
Specific Plan Area include Dalidio Drive/Prado Road and
Froom Ranch Way. Figure 6.15 illustrates the proposed
cross section for Froom Ranch Way, which extends from
the southern boundary of the San Luis Ranch site to the
Prado Road connection on the north. As shown, this two-
lane collector is planned for a sixty foot right-of-way, five-
foot median, Class I Bike Lanes, sidewalks, and parkways.
Figure 6.16 illustrates the Dalidio Drive/Prado Road
cross-section.
SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
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ALIAT.STREET SECTIONS
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SECTION A - DALIDIO DRIVE
SECTION C - RESIDENTIAL STREET
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Figure 6.14 Street Network Plan
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6.6.2 Local Street Cross Sections
Local streets provide access to individual properties, primarily residences and businesses, and connect to the City’s
network of arterial and collector streets. These streets consist of two-way vehicular traffic with available street parking on
both sides of the street. Aside from Prado Road and Froom Ranch Way, most internal San Luis Ranch Specific Plan Area
streets will be classified as local streets (see Figures 6.17 and 6. 18).
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6-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Figure 6.19 Example 15-foot and 20-foot Alley
6.7 Summary of Supportive
Interface with Adjacent Streets and
Paths
The street network within the San Luis Ranch Specific
Plan Area provides access to nearby neighborhoods and
commercial centers through connections with adjacent
streets and paths.
6.7.1 Bicycle Pedestrian Pathway
Connections
The San Luis Ranch Specific Plan will provide a key
connection of the Bob Jones Bicycle Trail. By implementing
a key link of the Bob Jones Trail, the San Luis Ranch
Specific Plan contributes to the regional effort to connect
downtown San Luis Obispo to Avila Beach. The Specific
Plan Area also contains interior bicycle trails and lanes
including a Class II lane that connects to the future Class I
Bike Lanes along the Prado Road overcrossing, and Class
I Bike Lanes on Froom Ranch Way and through the active
linear park. These facilities are consistent with the goals
and objectives outlined in San Luis Obispo’s 2013 Bicycle
Transportation Plan and increase connections for the
City’s existing bicycle transportation network. See section
6.2.1 for additional details on San Luis Ranch bicycle
and pedestrian pathway connections to the surrounding
circulation network.
6.7.2 Integration with Existing Street
Network
The San Luis Ranch Specific Plan Area looks to
accommodate traffic generated by future residents and
businesses, while simultaneously enhancing the City’s
existing street network and area mobility.
All farm access will be via Calle Joaquin and will be in
conformance with the Calle Joaquin Agricultural Plan.
6.6.3 Alleys
Alleys provide rear access to some of the smaller lots in San Luis Ranch. Figure 6.19 shows potential configurations of 15
and 20 foot wide alleys.
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6.7.2 A Prado Road Connection
The construction of a new 4-lane road overcrossing from
the San Luis Ranch site across U.S. Highway 101 via an
overpass will connect to the existing section of Prado
Road on the east side of the freeway (with or without a
full interchange). This overpass will serve the expanded
commercial and residential development of San Luis
Ranch and will provide an additional east-west connection
in San Luis Obispo that would reduce congestion at the
Los Osos Valley Road and Madonna Road interchanges
and route traffic to and from the Airport Area via the
Prado Road connection. The overpass will also have a
Class I Bike Lane. This improvement would be constructed
as a future project after the Specific Plan is developed, and
the Specific Plan would pay a fair share contribution to the
future construction.
6.7.2 B Froom Ranch Way
The San Luis Ranch Specific Plan will also provide a
connection to Froom Ranch Way to enable access from
Los Osos Valley Road to San Luis Ranch and Prado Road.
The Froom Ranch Way connection will meet regional traffic
needs by providing a connection between commercial
centers while not bifurcating onsite or neighborhood
agricultural lands. It is planned as a two-lane collection
with turn lanes, a median, sidewalk, parkways, and a Class
I bicycle path.
The Froom Ranch Way bridge includes a new 2-lane
bridge over Prefumo Creek to connect the Froom Ranch
Way extension on the San Luis Ranch site to the existing
roadway section located south of the creek. This bridge
will provide a connection between the Specific Plan and
Los Osos Valley Road.
6.7.2 C Dalidio Road Improvements
The existing segment of Dalidio Drive south of Madonna
Road includes two northbound lanes and two southbound
lanes until the first access driveway that serves the Central
Coast Plaza Shopping Center, at which point the road
narrows to two lanes (one in each direction). Dalidio Drive
will require widening to its planned 4-lane arterial width
from this point easterly through the Specific Plan Area.
6.7.2 D Madonna Road Improvements
The existing segment of Madonna Road adjacent to the
Specific Plan contains two eastbound and two westbound
lanes. A right-in and right-out connection with acceleration
and deceleration lanes will be provided on this section of
Madonna Road to serve the residential units. This segment
will require widening to match the segments east and west
of the Specific Plan and provide curb, gutter and sidewalk
along the project’s frontage (see Figure 6.20).
6.7.2 E Traffic Signal Improvements
The additional traffic will require modifications to the
Dalidio/Madonna Road intersection to implement dual
westbound left turns.
6.7.2 F Emergency Access Easement
The San Luis Ranch Specific Plan Area development will
also include an offer of dedication for a 20’ Emergency
Access Easement between Froom Ranch Way and Calle
Joaquin, and shall not bifurcate onsite or neighboring
agricultural lands.
6.7.2 G Roundabouts
San Luis Ranch may, as appropriate, explore the use of
roundabouts when connecting to the existing and planned
City roadway network.
Figure 6.20 Madonna Road Improvements
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Chapter 7
INFRASTRUCTURE& FINANCING
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 7-1
7 INFRASTRUCTURE & FINANCING
7.1 Introduction
This Chapter addresses the availability of public
infrastructure and services, and the financing mechanisms
available to fund San Luis Ranch Specific Plan Area
infrastructure build-out. The goal is to provide certainty
and direction for Plan Area development to proceed in a
manner that serves the interests of the community.
7.2 Infrastructure Improvements
This Section evaluates the infrastructure and utility
improvements necessary to accommodate Specific Plan
Area development. This Section contains information on
water systems, wastewater, solid waste and recycling,
stormwater, electricity and natural gas, high-speed data
access, telecommunications, Prado Road connection, and
Froom Ranch Way extension is provided in the following
subsections.
7.2.1 Potable and Non-Potable Water
Systems
The City of San Luis Obispo Utilities Department provides
water supply, treatment, and distribution for the City’s
population of 44,530 (2012). As shown in Table 7-1, the
City’s water demand (4.94 million gallons per day (MGD)
in 2012) is principally supplied by four water sources
(totaling 8.91 MGD in 2012).
INFRASTRUCTURE GOALS
Provide certainty and direction for Plan
Areas’ infrastructure and services to proceed
in a manner that serves the interests of the
community.
Provide floodplain and stormwater
management strategies that will protect
stormwater quality, mitigate potential
flooding impacts, and establish areas of
developable land.
Provide utilities and streets, public services,
and roadway improvements that will
adequately serve the Plan Area.
Provide a Public Facilities Financing Plan that
outlines a funding strategy for its enactment.
7.1.1 Goals
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7-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Acre-Feet per Year Million Gallons
per Year (1)
Million Gallons
per Day
City of San Luis Obispo Water Demand 5,541 1,805 4.94
2012 WATER SUPPLY
Salinas Reservoir
6,940 (2)2,261 6.19Whale Rock Reservoir
Nacimento Reservoir 3,380 1,101 3.02
Recycled Water 165 54 0.15
Subtotal 10,485 3,415 9.36
Situation (3)-500 -163 -0.45
Total 9,985 3,252 8.91
Table 7-1 City Water Demand and Supply (2012)
1. 1 million gallons = 3.07 acre-feet.
2. Supplies for Salinas and Whale Rock Reservoirs are totaled.
3. Reservoir siltation is a natural occurrence that reduces storage capacity over long periods.
Source: City of San Luis Obispo, June 2014, LUCE 2035: Vol. I Draft EIR, pp. 4-355 to 4-356.
The San Luis Ranch Specific Plan Area’s 0.15 MGD (see
Table 7-2) will increase the City’s water demand (4.94
MGD) by about 3.02 percent and accounts for only 1.67
percent of the City’s water supply (8.91 MGD). However,
“the per capita water use introduced by development
of the San Luis Ranch Specific Plan Area is offset by the
existing irrigated row crops and associated groundwater
use.” (City of San Luis Obispo, June 201 4, LUCE 2035: Vol.
I Draft EIR, p. 4-363).
Historically, the project site’s agricultural water use has
varied from 498 acre- feet per year (0.37 MGD) (City of San
Luis Obispo, April 2004 Dalidio Final EIR) to approximately
380 acre-feet per year (0.28 MGD) (Supplemental
Statement of Water Diversion and Use for 2012)
depending on the particular crop rotation. Agricultural
water use on the site, as around California, varies annually
depending on the types of crops planted, the number of
crop rotations, and seasonal rainfall. Water supply to the
property is sourced from onsite wells used for irrigation
of the ongoing agricultural use. It is anticipated that these
wells will continue to be used for irrigation of the San Luis
Ranch Specific Plan agricultural activities.
Table 7-3 shows the projected water savings from the
San Luis Ranch Specific Plan Area Ranch as compared
to existing conditions based on City of SLO Draft Final
Water Master Plan, April 2015. This Table does not
include anticipated reductions in water demand from
the implementation of additional conservation measures
and graywater systems planned for the site. San Luis
Ranch would save between 56 and 103 AFY of water as
compared to existing conditions. Water for use on the
site is being drawn from the San Luis Valley portion of the
San Luis Obispo Valley Groundwater Basin as described
in California Groundwater Bulletin 118, State of California,
February 27, 2004. The groundwater in storage in the San
Luis Valley portion of the basin was estimated to average
of 16,300 acre-feet. The City of San Luis Obispo has drawn
water from this basin in the past, most recently during the
drought of 1986 through 1990, and this basin remains
a viable alternative for future groundwater pumping to
supplement the City’s existing four sources of water.
The City of San Luis Obispo is in the process of completing
its 2015 Water Master Plan, for which it has prepared a
hydraulic model that analyzes the existing water system
and effects of future development. Assumptions for the
San Luis Ranch project are included in the City hydraulic
model. Corresponding recommendations are provided for
the proposed San Luis Ranch Specific Plan Area backbone
water system. New 12-inch mains will extend through the
site from Madonna Road to the existing line at Highway 101
across from Prado Road, as well as within the proposed
Froom Ranch Way extension. San Luis Ranch Specific Plan
buildout will connect to the existing 8 inch mains at the
end of Froom Ranch Way, at the end of Oceannaire Drive
and at the end of Dalidio Drive. These lines are depicted
in Figure 7.1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 7-3
Acre-Feet per Year
Low High
On-Site Water Demand 380 498
Projected San Luis Ranch Water Demand (1)167 167
Projected Agricultural Demand (2)157 228
Projected Water Demand Savings 56 103
Table 7-3 Projected Water Demand Savings for San Luis Ranch Over Existing Conditions
1. Before implementation of conservation measures and graywater systems planned for project.
2. Approximately 50 acres will remain in agricultural production.
Land Use Count Unit Unit Factor Demand
Factor
Demand
(GPD)
Demand
(MGD)
Demand
(Ac-Ft/Yr)
Single-family 350 Residences
Avg. 2.5
persons per
residence (1)
73 GPD per
person 63,875 0.0639 72
Multi-family 150 Residences
Avg. 2.5
persons per
residence (1)
73 GPD per
person 27,375 0.0274 31
Non-residential 250,000 SF 0.10 GPD
per SF 25,000 0.025 28
Hotel 200 Rooms 82 GPD per
room 16,400 0.0164 18
Total (2)149,650 0.149 167
Table 7-2 Projected Water Demand for San Luis Ranch
Water Conservation
Management of on-site water consumption will be crucial in all aspects of the development of the San Luis
Ranch site. All of the structures, as well as all of the site components and facilities, will include the latest water
conserving technology as a means to actively reduce the project’s water footprint.
Water conservation measures will include:
• Requirements that all landscaped areas include drought-tolerant landscape to the maximum extent possible.
• Use of recycled water for exterior landscaped areas reducing the consumption of potable water.
• Use of the latest technology in low-flow water fixtures, including water efficient heating appliances, in the project.
• Interior reuse of gray water to the maximum extent allowed by law.
• Onsite rainwater harvesting, including water storage cisterns as a means of capturing rainwater for use.
• San Luis Ranch will use less water than the current agricultural use by a significant amount.
1. Based on average number of persons per residence in San Luis Obispo County, U.S. Census Bureau 2009-2013.
2. Before implementation of conservation measures and graywater systems planned for the project.
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7-4 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Figure 7.1 San Luis Ranch Domestic Water Supply System Schematic Layout
1050 Southwood Drive
San Luis Obispo, CA 93401
P 805.544.7407 F 805.544.3863
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 7-5
Analysis from the City’s Recycled Water Master Plan
Update indicates that extending recycled water main lines
through San Luis Ranch so as to loop the system does not
appreciably help service pressures at Laguna Golf Course
or Laguna Middle School. The loop system is therefore
not hydraulically required. The proposed extension of a
6-inch Recycled Water Main from Madonna Road through
the site is depicted on Figure 7.2. Open Space areas along
the creek, parks, and areas within the commercial and
office areas will be irrigated using recycled water sourced
from an extension of the City’s Recycled Water System.
Proper separation shall be maintained between existing
wells and recycled water.
Figure 7.2 San Luis Ranch Recycled Water System Schematic Layout
1050 Southwood Drive
San Luis Obispo, CA 93401
P 805.544.7407 F 805.544.3863
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7-6 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
7.2.2 Wastewater System
The City’s wastewater collection and treatment are
maintained by the City of San Luis Obispo Utilities
Department. The City’s current wastewater collection
system is designed for a dry-weather flow of 5.2 MGD and
currently receives an average of 4.39 MGD (City of San
Luis Obispo, June 2014, LUCE 2035: Vol. III Background
Report, p. 5-21).
Table 7-4 shows the projected wastewater demand for the
San Luis Ranch Specific Plan Area based on wastewater
generation factors included in the City of San Luis Obispo,
April 27, 2015, Draft Wastewater Collection System
Infrastructure Renewal Strategy Report.
San Luis Ranch’s projected wastewater demand of 0.097
MGD accounts for 2.21 percent of the City’s current
demand (4.39 MGD). However, projected build-out
population from anticipated development in the City
(including San Luis Ranch) is estimated to result in 5.5
MGD of wastewater demand (City of San Luis Obispo, LUCE
2035: Vol. III Background Report, p. 5-20). The City’s 2013-
15 Capital Improvement Plan (CIP) allocates $12.4 million
for improvements to the wastewater collection system
through 2018 to accommodate the projected demand.
Further, the City’s wastewater treatment system will also be
upgraded to accommodate anticipated development. The
CIP allocates nearly $66 million on system improvements
to increase treatment capacity from 5.5 MGD to 5.8 MGD
(City of San Luis Obispo, June 2014, LUCE 2035: Vol. III
Background Report, p. 5-26).
Existing City wastewater facilities that surround the site
consist of an 8-inch line in Madonna Road and two 8-inch
lines that create a siphon from the main in Oceannaire
Drive under Perfumo Creek to a 15-inch and ultimately
18-inch line which extends through the existing San Luis
Ranch agricultural fields and through a siphon under
Highway 101 to the Laguna Lift Station. 2013 upgrades to
the Laguna Lift Station provide sufficient capacity for San
Luis Ranch Specific Plan Area build-out.
Service to the San Luis Ranch Specific Plan Area will
be provided via a parallel line constructed within the
agricultural open space area and with a new crossing at
Highway 101 and connection to the Laguna Lift Station.
Proposed backbone sewer improvements for the San Luis
Ranch project are shown in Figure 7.3.
Table 7-4 Projected Wastewater Demand for San Luis Ranch
Land Use Count Units Demand Factor Demand
(GPD)
Demand
(MGD)
Demand
(Ac-Ft/Yr)
Single Family 350 Dwelling unit 150 GPD/DU 52,500 0.053 59
Multi-family 150 Dwelling unit 105 GPD/DU 15,750 0.016 18
Commercial 150,000 SF 60 GPD/
1000 SF 9,000 0.009 10
Office 100,000 SF 54 GPD/
1000 SF 5,400 0.005 6
Hotel 200 Rooms 70 GPD/
1000 SF 14,000 0.014 16
Total 96,650 0.097 109
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1050 Southwood Drive
San Luis Obispo, CA 93401
P 805.544.7407 F 805.544.3863
Figure 7.3 Wastewater System Schematic Layout
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7-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
7.2.3 Solid Waste and Recycling
The City’s solid waste is managed by the Utilities
Department and operates through an exclusive franchise
agreement with the San Luis Garbage Company. Between
2007 and 2010, the resident-related solid waste disposal
rate ranged between 4.4 and 5.4 pounds per person, and
the employee-related solid waste disposal rate ranged
between 11.7 and 13.8 pounds per person (City of San
Luis Obispo, June 2014, LUCE 2035: Vol. I Draft EIR, p.
4-360).
Most of the City’s solid waste, including recycling and
household hazardous waste, is disposed of at the Cold
Canyon Landfill, located about 8 miles southwest of the
City. In 2011, the City sent 49,979 tons of solid waste to
the Cold Canyon Landfill. In 2012, Cold Canyon accepted
1,620 tons of solid waste per day (591,300 tons per year)
with 16.8 percent remaining capacity, but was granted
an expansion to accept 2,050 tons per day (748,250
tons per year). Two other landfills in San Luis Obispo
County, Chicago Grade Landfill and Paso Robles Landfill
are operating at 93 percent and 82 percent remaining
capacity, respectively (City of San Luis Obispo, June 2014,
LUCE 2035: Vol. I Draft EIR, p. 4-360).
As shown in Table 7-5, with 1,145 residents and 855
employees, the San Luis Ranch Specific Plan Area is
projected to generate 3,013 tons of solid waste annually.
Existing landfills used to accommodate City solid waste
and recycled items will likely be able to accommodate
increased demand produced by the San Luis Ranch
Specific Plan build-out. Furthermore, San Luis Ranch
residents will be incentivized to recycle by the provision of
curbside recycling, elimination of single-stream recycling
(where item separation is required) and by education
programs that discuss and identify recyclables.
Count Generation Factor
(Pounds per Day)Pounds per Day Tons per Year
Residents 1,145 4.90 (1)5,611 1,024
Employees 855 12.75 (2)10,901 1,989
Total 16,512 3,013
Source: City of San Luis Obispo, June 2014, LUCE 2035: Vol. III Background Report, p. 5-99.
7.3 Natural Resources Management
The floodplain and stormwater management strategies
are focused on protecting stormwater quality, mitigating
potential flooding impacts, and establishing areas of
developable land in accordance with the Specific Plan land
use goals. The following is a list of the planned stormwater
strategies.
7.3.1 Stormwater Management
Stormwater management is an important function in the
preservation and maintenance of natural creek processes
and ecosystems, as well as protecting built structures from
flooding and preventing costs and impacts associated with
reconstruction. The Specific Plan provides direction for
stormwater management before and after development
of the site. Stormwater management offers the following
benefits to the San Luis Ranch Specific Plan Area and its
neighboring areas:
• Preserve existing drainage channels
• Prevent erosion and flooding
• Improve runoff water quality
• Protect clean water resources
• Recharge ground water
• Reduce minerals washed away
• Contain and treat onsite
Development within the Specific Plan Area will conform
to stormwater management requirements of the City of
San Luis Obispo, including new standards for Low Impact
Development (LID) set forth by the State Regional Water
Quality Control Board, through the use of bio swales,
detention and retention basins, cisterns, and other low
impact methods to recharge the aquifer onsite. See
Section 7.3.2 for general stormwater management goals.
Table 7-5 Projected Solid Waste Generation for San Luis Ranch
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 7-9
7.3.2 Existing Conditions and Floodplain
Management Plan
San Luis Ranch is located in a designated 100-year
floodplain (1% probability of occurrence per year). The
overall general flow of surface water is from northeast to
southwest, along the Cerro San Luis Drainage Channel
and along the west side of the 101 freeway, across the
agricultural fields in a generally widening surface flow
path, finally draining into Prefumo Creek (see Figure 7.4).
While the risk of potential flooding is not severe, the
Specific Plan still accounts for these floodplain conditions
and plans accordingly for accommodation of floodwaters.
The Specific Plan’s floodplain management strategy
includes both preventative and corrective measures to
reduce these flood-associated risks
When fully developed and under normal conditions, San
Luis Ranch will manage natural resources responsibly by
not increasing runoff as it currently exists, by:
• Limiting 2-year post-development peak runoff to the
2-year pre-development runoff;
• Limiting 10-year post-development runoff to the 10-
year pre-development runoff
• Limiting 50-year post-development runoff to a
maximum increase of 5% over pre-development as
described in the City’s Waterways Management Plan.
Figure 7.6 shows specific details regarding drainage and
location of detention and retention basins, as well as
stomwater treatment areas. Figure 7.5 shows grading
within the Plan Area, specifically noting areas of cut and
fill, and general flow direction of potential floodwaters
post-development.
Low Impact Stormwater Control Curb Cuts and Biofiltration Strips
Examples of Low Impact Development Features for Stormwater Management
General Grading and Drainage Info
The project will be designed to comply with the
requirements of the City of San Luis Obispo for Post
Construction Stormwater Treatment. Stormwater
detention for the project will be designed to:
• Limit 2-year post development runoff to 2-year pre-
development flows
• Limit 10-year post development runoff to 10-year
pre-development flows
• Limit 50-year post-development runoff to a
maximum increase of 5% over pre-development
flows as described in the City’s Waterways
Management Plan.
• Due to the location of the project within the Prefumo
Creek drainage basin, and in order to avoid conflict
with peak flows within Prefumo Creek, the 100-year
storm will not be detained.
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7-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Figure 7.4 Floodplain Management Plan
CONCEPTUAL FLOODPLAIN MANAGEMENT
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Area 1– Multi-Family
The mult-family area (Area 1) will be graded using
standard methods, incorporating stormwater
treatment and retention upstream of discharge to
the adjacent water-ways. Stormwater treatment
will be addressed within individual neighborhoods
and commercial areas, along roadways, and in park
areas adjacent to creeks. A portion of offsite flows
from the existing Promenade Shopping Mall will be
diverted and detained in a manner which allows for
residential portions of the project adjacent to Prefumo
Creek and Cerro San Luis Channel to release treated
runoff directly to the waterway(s). This detention
may be within adjacent commercial properties or the
underground system adjacent to Froom Ranch Way.
Area 2– Residential &Commercial
Area 2 is the largest proposed development area
and includes residential and commercial uses. This
area experiences shallow flooding and is located
within the Federal Emergency Management Agency
(FEMA) and City 100-year floodplain. It is proposed
to be raised by fill above the floodplain elevation, with
floodwaters conveyed by the increased capacity in
Prefumo Creek and Cerro San Luis Drainage Channel
and the widespread shallow flow path provided in
the agricultural open space. The placement of fill will
modify the flood zones and require revisions to the
FEMA and City flood maps. Low impact development
features will be included throughout the development
area and detention basins may be included in this area.
Area 4– Agricultural Open Space
Area 4 is subject to 100-year event flooding from two
off-site sources: San Luis Obispo Creek (crossing over
Highway 101) and flows entering from the Promenade
shopping mall. These offsite flows combine with onsite
runoff and spread across the field in a wide, shallow
floodplain. The volume of this floodplain will need to be
increased to accommodate additional development.
However the existing flood path characteristics must
be preserved as the flow crosses the downstream
property line. This area will be preserved for open
space and agricultural use. .
Area 3– Commercial Area
(Potential Office and Hotel)
This commercial area is within the FEMA and City
100-year floodplain. The building areas of this site are
proposed to be raised by fill above floodplain elevations
with floodwater being conveyed along the edges,
through parking areas, and through box culverts. The
placement of fill will modify the flood zones and require
revisions to the FEMA and City flood maps. Low impact
development features will be included throughout the
site and detention basins may be included in this area.
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7-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Figure 7.5 Conceptual Grading Plan
CONCEPTUAL GRADING
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 7-13
CONCEPTUAL GRADING PLAN
Area 1– Grading Area 1
The multi-family area will be graded using standard
methods. It is currently and will remain outside of the
limits of the 100-year flood plain.
Area 2– Grading Area 2
The current limits of the 100-year flood plain extend
across the proposed single-family and commercial
areas of the site. Through the placement of fill these
properties will be graded such that, at a minimum, all
structures will be removed from the flood plain and the
100-year storm will be contained in the streets. The
project will process FEMA Conditional Letter of Map
Revision (CLOMR) and Letter of Map Revision (LOMR)
documentation as described in Section 7.3.2.
Area 4– Grading Area 4
With the exception of the proposed Agricultural
Center, the agricultural area is in and will remain in the
100-year flood plain, with grading taking place within
this area to facilitate the placement of fill on adjacent
properties. The agricultural area will be lowered to
offset the diverted flows from Areas 2 and 3 such that
no change in flood water depths or flows will occur on
surrounding properties. Grading in the Agricultural
Center area will include the placement of fill to protect
the proposed structures from flooding.
Area 3– Grading Area 3
(Potential Office and Hotel)
The limits of Area 3 also lie within the 100-year flood
plain and the potential office and hotel sites will also
receive fill such that, at a minimum, structures will be
removed from the flood plain. An overland drainage
path will be provided to accommodate overland flood
flows from the north.
1 2
43
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7-14 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Figure 7.6 Conceptual Drainage Plan
CONCEPTUAL DRAINAGE
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 7-15
Area 1– Drainage Area 1
Multifamily housing will be laid out in a manner which
will allow the incorporation of stormwater treatment
and retention upstream of the discharge to adjacent
water-ways. This stormwater treatment will be
addressed in park areas, at street medians and curb
bump-outs in order to meet the requirements for
Post Construction Stormwater Treatment. Required
detention for this site will be provided onsite where
possible, or may be provided within other portions of
the project through the diversion of upstream runoff
and remote detention such that the detention criteria
associated with this area is met.
Area 2– Drainage Area 2
Drainage from the Commercial property will be treated
and detained onsite. Flows from this area will be released
to project storm drain network which eventually outfalls
to Prefumo Creek, or to Cerro San Luis Channel.
New drainage facilities at the existing Cerro San Luis
Channel and Dalidio Drive will be installed to convey
the offsite flows generated by the 10-year storm
under Dalidio Drive to the Cerro San Luis Channel.
Improvements to Dalidio Drive will convey larger storms
from properties to the north across Dalidio Drive to
the Cerro San Luis Channel. Some of this water may
be diverted through underground piping to project
detention areas in order to facilitate some regional
detention as needed.
The Single Family Residential area will provide required
stormwater treatment within street landscape areas,
the central park area, and areas adjacent to the creek
and channel. Required stormwater detention will be
provided onsite where possible or may be provided
within other portions of the project through the
diversion of upstream runoff and remote detention
such that the detention criteria associated with this
area is met.
Area 4– Drainage Area 4
The Agricultural Open Space Area will remain within
the 100-year flood zone. With the exception of the
Agricultural Center, no development is proposed in
this area and no stormwater treatment or detention
is required for agricultural uses. Required storm water
treatment associated with the Agricultural Center
will be contained within that development area, and
detention may be proposed in that area as well.
In order to support the needs of Areas 1 and 2 and
the Agricultural Center there may be some regional
detention facilities adjacent to Froom Ranch Road
in the form of linear shallow basins or underground
storage. Flows from these basins will be released to
Prefumo Creek.
Opportunities to utilize the regional detention facilities
in creative ways to support sustainable practices will
be explored.
Area 3– Drainage Area 3
Drainage from the potential Hotel and Office properties
will be treated and detained onsite. Flows from this
area will be released to project storm drain network
which eventually outfalls to Prefumo Creek. Drainage
from the existing parking areas to the north will be
conveyed through the project to the project storm
drain network.
1
2 4
3
CONCEPTUAL DRAINAGE PLAN
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7-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
7.4 Utilities and Streets
7.4.1 Electricity and Natural Gas
The City’s electricity is provided by Pacific Gas & Electric
(PG&E). In 2005, the City’s electricity consumption was
approximately 251.5 gigawatt hours (GWh), 37 percent of
which was accounted for by the residential sector. PG&E
owns all the power transition lines that provide electricity
to the City of San Luis Obispo (City of San Luis Obispo, June
2014, LUCE 2035: Vol. III Background Report, p. 5-45).
Southern California Gas Company provides natural
gas throughout the City. In 2005, the City’s natural gas
consumption was approximately 1,085,520 decatherms
(Dth) (City of San Luis Obispo, LUCE 2035: Vol. III
Background Report, p. 5-47). The natural gas and oil
refineries and terminals closest to the City are located near
the southern border of San Luis Obispo County. The closest
transmission lines to the San Luis Ranch Specific Plan Area
run along Los Osos Valley Road and Highway 101. These
operate at pressures above 200 pounds per square inch
(psi) (SoCalGas, 2015, Gas Transmission and High Pressure
Distribution Pipeline Interactive Map: San Luis Obispo,
http://www.socalgas.com/safety/pipeline-maps/san-luis-
obispo.shtml).
The existing electricity and natural gas infrastructure in the
City is most likely sufficient to cover the development in San
Luis Ranch.
7.4.2 High-speed Data Access
Residences and businesses in San Luis Ranch will have
access to high-speed Internet delivered via a recently
installed fiber-optic cable network. In 2012, Digital West, in
cooperation with the City, installed new fiber-optic cables in
San Luis Obispo expanding access to the fiber-optic network
beyond government and Cal Poly facilities (City of San Luis
Obispo, June 2014, LUCE 2035: Vol. III Background Report, p.
5-48). One of the new Digital West fibers runs along South
Higuera Street, very close to the San Luis Ranch Specific Plan
Area; another runs along Los Osos Valley Road, also close to
the Specific Plan Area. These fibers provide speeds of up to
one gigabit per second (San Luis Obispo County, February
1, 2011, SLO County Fiber Optics: A Broadband Discussion,
http://www.slocounty.ca.gov/Assets/ITD/Presentations/
Broadband+Fiber+02-01-2010-114.pdf; City of San Luis
Obispo, June 2014, LUCE 2035: Vol. III Background Report,
p. 5-48).
Broadband internet service in the area is provided by
Charter Communications, AT&T, and Comcast. 92 percent
of the San Luis Obispo-Paso Robles area has access to one
or more providers for the wire-line connection required
for broadband service (City of San Luis Obispo, June 2014,
LUCE 2035: Vol. III Background Report, p. 5-49).
The existing high-speed data infrastructure is most likely
sufficient to supply development in San Luis Ranch.
7.4.3 Telecommunications
The San Luis Obispo-Paso Robles area has access to one or
more wireless providers, and approximately 99.4 percent
of the population has access to two or more wireless
providers. Phone service providers that cover the area
include AT&T, Verizon, T-Mobile, Sprint, and Nextel. (City of
San Luis Obispo, June 2014, LUCE 2035: Vol. III Background
Report, p. 5-44).
The existing telecommunications infrastructure is most
likely sufficient to cover development in San Luis Ranch.
7.4.4 Prado Road Connection
As discussed in Chapter 6, the eventual construction of a
new overcrossing at Prado Road will serve the expanded
commercial and residential development of San Luis Ranch
and will provide an additional east-west connection in
San Luis Obispo that would reduce congestion at the Los
Osos Valley Road and Madonna Road interchanges and
route traffic to and from the Airport Area via the Prado
Road connection. The Prado Road connection is also a
“Designated STAA Truck Routes” in the San Luis Obispo
General Plan Circulation Element.
The City’s Land Use and Circulation Elements specifically
address the Prado Road connection and the responsibilities
of new development. The Land Use Element puts forth that
the San Luis Ranch Specific Plan shall:
Provide land and appropriate financial support for
development of a Prado Road connection. Appropriate
land to support road infrastructure identified in the EIR
(overpass or interchange) at this location shall be dedicated
as part of any proposal. (City of San Luis Obispo General
Plan Land Use Element Section 8.1.4-a, p. 1-87)
The City’s Circulation Element identifies Prado Road
improvements as a Transportation Capital Project. As such,
the Prado Road connection is subject to the following under
the Circulation Element:
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1) “Development” means that the proposed changes to
the street system would be paid for by the developers of
adjoining property or properties that directly impact the
street section or facility. In general, development-funded
projects will be constructed at the time that development
occurs. However, projects may be built prior to development
when it is necessary to complete an important circulation
link. In these cases, future developments may be assessed
for existing improvements.
2) The design of the Prado Road interchange and
modifications to the ramp system for the Los Osos Valley
Road interchange will be determined as part of Project
Study Reports (PSRs) required by CalTrans. The alignment
of Prado Road northwest of Route 101 and its connection
point to Madonna Road will be coordinated with the City’s
consideration of plans to expand commercial development
consistent with the General Plan Land Use Element.
The San Luis Ranch Specific Plan assumes that construction
of a vehicular and/or bicycle and pedestrian extension of
Prado Road will eventually occur and that construction of a
Prado Road interchange at Highway 101 may occur based
on performance triggers established by the City. Once these
triggers have been established, San Luis Ranch will fund
its fair share component of the Prado Road infrastructure
improvement costs, as discussed further in Sections 7.5-7.7.
7.4.5 Froom Ranch Way Connection
As discussed in Chapter 6, San Luis Ranch will also provide
a connection to Froom Ranch Way to enable access from
Los Osos Valley Road to San Luis Ranch and Prado Road.
The Froom Ranch Way connection will meet regional traffic
needs by providing a connection between commercial
centers.
The City’s General Plan states the following for this
extension.
The Land Use Element puts forth:
Connection to Froom Ranch Way and Calle Joaquin, if
proposed, shall not bifurcate on-site or neighboring
agricultural lands. Any connection to Calle Joaquin shall
be principally a secondary/emergency access by design
(Section 8.1.4-c, p. 1-87).
The Circulation Element states:
As part of any proposal to further develop the Dalidio-
Madonna Area, the alignment and design of extensions of
Froom Ranch Way and Calle Joaquin connecting with Prado
Road (west of Route 101) shall be evaluated and established
if consistent with the Agricultural Master Plan for Calle
Joaquin Reserve. (Section 9.2.5, p. 2-31)
The San Luis Ranch Specific Plan proposes to extend
Froom Ranch Way without bifurcating agricultural lands
and includes an offer of dedication of a 20-foot Emergency
Access Easement between Froom Ranch Way and Calle
Joaquin.
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7.5 Public Services
7.5.1 Police and Fire Protection
Police services for the San Luis Ranch Specific Plan Area
will be provided by the City of San Luis Obispo and will
be based out of the San Luis Police Department (SLOPD)
offices located at 1042 Walnut Street. There are currently
1.27 police officers per 1,000 San Luis Obispo residents.
While neither the City of San Luis Obispo General Plan
nor the SLOPD establishes staffing ratio goals for the
Department, this staffing ratio is lower than other
police departments in the region, with the exceptions of
Atascadero and Paso Robles. According to the California
Commission on Peace Officer Standards and Training, this
ratio is also slightly below the state average for comparable
communities (City of San Luis Obispo, June 2014, LUCE
2035: Vol. I Draft EIR, p. 4-292).
According to the LUCE DEIR, the City should consider hiring
74 additional police officers by 2035 to accommodate
all build out anticipated under the LUCE update, which
includes the San Luis Ranch Specific Plan Area (City of San
Luis Obispo, June 2014, LUCE 2035: Vol. I Draft EIR, p.4-
291). An additional 74 police officers would enable the City
to maintain the existing police staffing ratio 1.27 officers
per 1,000 San Luis Obispo residents. The City’s police
department is most likely sufficient to serve development
in San Luis Ranch.
The San Luis Obispo City Fire Department (SLOFD) will
provide fire protection services to the Specific Plan Area.
Development in the Specific Plan Area will primarily be
served by Fire Station No. 4 located at the intersection of
Madonna Road and Los Osos Valley Road, approximately
one half mile away from the San Luis Ranch Specific
Plan Area, and by Fire Station No. 1 located near the
intersection of Broad Street and Santa Barbara Avenue.
The Specific Plan Area lies within a four-minute response
time area, meeting the SLOFD target response time for
all areas served. The City’s fire protection is most likely
sufficient to serve development in San Luis Ranch.
7.5.2 Schools
Public education in the City is provided by the San Luis
Coastal Unified School District (SLCUSD), which includes
preschool, primary, secondary, and adult education. The
San Luis Ranch Specific Plan Area falls in the attendance
areas for C.L. Smith Elementary School, Laguna Middle
School, and San Luis Obispo High School. Table 7-6
shows the enrollment and student-teacher ratio for these
schools and the district-at-large.
The district wide student-teacher ratio of 21 falls below
the 2011-2012 statewide average of 23.4 (National Center
for Education Statistics, October 2013, Selected Statistics
from the Common Core of Data: School Year 2011–12, p.
3, http://nces.ed.gov/pubs2013/2013441.pdf).
As shown in Table 7-7 on the following page, San Luis
Ranch residential development is estimated to add 87
school-age students to the City’s population.
Table 7-6 Public Schools Serving San Luis Ranch
School Grade Level Enrollment Teachers Students per Teacher
C.L Smith Elementary Pre K-6 401 20 20
Laguna Middle School 7-8 711 36 20
San Luis Obispo High
School 9-12 1,453 70 21
District-wide 7,090 336 21
Source: City of San Luis Obispo, June 2014, LUCE 2035: Vol. III Background Report, p. 5-71
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Grade Level Generation Factors (Stu-
dents per Unit)
San Luis Ranch
Development Number of Students
SINGLE-FAMILY RESIDENTIAL UNITS
Pre K-6 0.110
350
39
7-8 0.012 4
9-12 0.035 12
Total 0.157 55
MULTI-FAMILY RESIDENTIAL UNITS
Pre K-6 0.116
150
17
7-8 0.032 5
9-12 0.066 10
Total 0.214 32
TOTAL
Pre K-6 56
7-8 9
9-12 22
Total 87
Source: City of San Luis Obispo, June 2014, LUCE 2035: Vol. I Draft EIR, p. 4-301
Table 7-7 San Luis Ranch Student Generation
New students from San Luis Ranch Specific Plan Area
development will continue the Citywide trend of a growing
student population—total district enrollment has
increased by 3 percent over the past three years (City of
San Luis Obispo, June 2014, LUCE 2035: Vol. I Draft EIR,
p. 4-292). To account for the cost of the growing student
population presented by new development, SLCUSD sets
school impact fees for developments within the district.
at $3.36 per square foot of residential use and $0.54 per
square foot of commercial use (San Luis Coastal Unified
School District, 2015, Developer Fees, http://www.slcusd.
org/department-page.php?id=38). As shown in Table 7-8
below, San Luis Ranch Specific Plan Area development
would generate close to $2.9 million in impact fees for the
district.
Average
Square Feet
Number of
Unit
Total Square
Feet
Developer Fee
Per Square
Feet Per Unit Total
Residential, Single-
family 1,814 350 634,900
$3.36
$6,095.04 $2,133,264
Residential, Multi-
family 1,296 150 194,400 $4,354.56 $653,184
Commercial/Office 250,000 $0.54 $135,000
Total $2,921,448
Source: San Luis Coastal Unified School District, 2015, Developer Fees, | http://www.slcusd.org/department-page.php?id=38
Table 7-8 San Luis Ranch School Impact Fees
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7.6 Performance Triggers
In addition to the utility infrastructure, Froom Ranch
Way extension, and Prado Road Connection discussed
in Section 7.2, various other roadway improvements are
necessitated to support San Luis Ranch Specific Plan
Area build-out and implement the City’s General Plan.
The transportation improvements will be constructed in
a phased manner to match the development sequencing
and accommodate the forecasted traffic volumes. Table
7-9 lists the anticipated development phases or triggers
and the transportation infrastructure improvements (see
Figure 7.7 for an illustration of the phases).
See Chapter 6 for more information on the circulation
system and street cross sections.
Froom Ranch Way Connection: The Froom Ranch Way
extension includes a new 2-lane collector road with Class
I Bike Lane extending from the southern boundary of the
San Luis Ranch site to the Prado Road connection on the
north. This roadway link would be required in the first
residential phases of the project to provide the backbone
circulation system for the residential component of the
Specific Plan.
Madonna Road Improvements: The existing segment
of Madonna Road adjacent to the Specific Plan contains
two eastbound and two westbound lanes. A right-in and
right-out connection with acceleration and deceleration
lanes will be provided on this section of Madonna Road
to serve the residential units. This segment will require
widening to match the segments east and west of the
Specific Plan and provide curb, gutter and sidewalk along
the project’s frontage. The new access connection and
the improvements to Madonna Road would be required
in the first residential phases of the project to provide
the backbone circulation system for the residential
component of the Specific Plan.
Dalidio Road Improvements: The existing segment
of Dalidio Drive south of Madonna Road includes two
northbound lanes and two southbound lanes until the
first access driveway that serves the Central Coast Plaza
Shopping Center, at which point the road narrows to
two lanes (one in each direction). Dalidio Drive will
require widening to its planned 4-lane arterial width
from this point easterly through the Specific Plan Area.
This improvement would be required in the first phase of
commercial development.
Traffic Signal Improvements: Most of the commercial
traffic (retail, hotel, and office uses) would use the existing
Dalidio Drive/Madonna Road intersection for access.
The additional traffic will require modifications to the
intersection to implement dual westbound left turns.
This improvement would be required in the middle of the
commercial phase of development.
Froom Ranch Way Bridge: This improvement includes
a new 2-lane bridge over Prefumo Creek to connect the
Froom Ranch Way extension on the San Luis Ranch site to
the existing roadway section located south of the creek.
This bridge will provide a connection between the Specific
Plan and Los Osos Valley Road and will be required at the
end of the commercial phase of the project.
Table 7-9 San Luis Ranch Build-Out Phasing Plan
Phase/Trigger Improvement
Phases 1 and 2 - Residential Froom Ranch Way Extension
Phases 1 and 2 - Residential Madonna Road Improvements
Phase 3 - Commercial Dalidio Drive Improvements
Phase 3 - Commercial Traffic Signal Improvements
Phase 3 - Commercial Froom Ranch Way Bridge
After Specific Plan Build-Out Prado Road Connection - US 101
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Prado Road Connection: This improvement would
extend Prado Road as a 4-lane arterial with Class I Bike
Lane from the San Luis Ranch site across U.S. Highway
101 via an overpass and connect to the existing section
of Prado Road on the east side of the freeway (with or
without a full interchange). This improvement would be
constructed as a future project after the Specific Plan is
developed, and the Specific Plan would pay a fair share
contribution to the future construction.
U.S. Highway 101 Interchange: This improvement would
tie Prado Road and Froom Ranch Way to U.S. Highway
101. San Luis Ranch is significantly less than the 850,000
square feet of commercial and office space entitlements
under Measure J. The current proposal would not trigger
the interchange, and the applicant will work with the City
to keep the proposal below that performance trigger.
Figure 7.7 Phase/Trigger for Infrastructure Improvements
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7.7 Financing Strategy – Required
Facilities
The San Luis Ranch Specific Plan provides a Public Facilities
Financing Plan (PFFP), and outlines a funding strategy to
enact the PFFP. The PFFP will outline construction and
maintenance costs for required facilities and services that
would be impacted by the project. The PFFP also presents
strategies for bond and other public financing options.
7.7.1 Public Facilities Financing Plan (PFFP)
Build-Out and Phasing
Figure 7.7 shows a map of the phasing plan. Tables 7-10
and 7-11 outline the proposed residential and commercial
build out by year, respectively, in terms of dwelling units,
square footage, and acreage. These tables show maximum
allowable buildout under the City’s General Plan. Actual
buildout may be lower, but not less than the minimum
required by the General Plan. The actual residential
product mix at buildout will be determined by market
conditions.
Year Dwelling Units Acres
2017 86 8.0
2018 196 15
2019 175 15
2020 43 4.0
Total 500 42
Table 7-10 San Luis Ranch Residential Build-Out Phasing Plan
Year
Commercial Office Hotel + Conference Center
Square Feet Acres Square Feet Acres Rooms Acres
2017 50,000 2.375
2018 50,000 2.375 25,000 0.625 200 3.50
2019 50,000 2.375 25,000 0.625
2020 50,000 2.325 25,000 0.625
2021 25,000 0.625
2022 25,000 0.625
2023 25,000 0.645
Total 200,000 9.45 150,000 3.77 200 3.50
Table 7-11 San Luis Ranch Non-Residential Build-Out Phasing
Cost Estimates
The total cost of transportation and backbone utility
infrastructure associated with San Luis Ranch Specific Plan
build-out is estimated to be approximately $28.8 million
(See Table 7-12). The $28.8 million figure is not inclusive
of land acquisition associated with roadway infrastructure
improvements, existing development impact fees (school,
City, or other), on-site stormwater management, or in-
tract improvements that project developers will assume
as their projects are constructed.
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Table 7-12 San Luis Ranch Improvement Projects Estimated Costs + Triggers
Improvement Project Estimated Cost Trigger
Froom Ranch Way Extension $1,900,000 Phases 1 and 2 (Residential)
Madonna Road Improvements $500,000 Phases 1 and 2 (Residential)
Utility Infrastructure (1)$1,015,000 Phases 1 and 2 (Residential)
Dalidio Drive Improvements $2,000,000 Phase 3 (Commercial)
Traffic Signal Improvements $170,000 Phase 3 (Commercial)
Froom Ranch Way Bridge $800,000 Phase 3 (Commercial)
Prado Road Extension - U.S.
101(2)$22,450,000 Future - After Phases 4 and 5
Total $28,835,000
1. Wastewater, Water, and Recycled Water Backbone Infrastructure Shown in Figure 7.1, 7.2, and 7.3.
2. Cost estimate assumes overcrossing of U.S. 101 with no interchange. San Luis Ranch will only pay its fair-share
portion of the Prado Road extension cost.
Funding Mechanisms
This section outlines key funding sources that would
finance key infrastructure elements of the San Luis Ranch
Specific Plan Area. These funding sources are organized
into two groups:
1. Primary funding mechanisms (Community
Financing District (CFD) and Enhanced
Infrastructure Financing District (EIFD)) will
generate the primary funds necessary to complete
the improvement projects described above.
2. Ancillary funding mechanisms (Development
Agreements, Development Impact Fees, and
Developer Financing) will generate funds necessary
to cover the costs to administer primary funding
sources and other infrastructure projects as
needed.
Cost Allocation
As mentioned above, the primary funding mechanisms
for infrastructure improvements are Community Facilities
District (CFD) and Enhanced Infrastructure Financing
District (EIFD). Table 7-13 shows how bonds could be
issued across three phases to finance the infrastructure
accordingly. It is anticipated that San Luis Ranch will pay
its fair share of these improvements.
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Table 7-13 San Luis Ranch Improvement Projects Cost Allocation by Bond Financing Phase
Improvement Project Estimated Cost
Bond Financing
First Issuance Second Issuance Third Issuance
Froom Ranch Way Extension $1,900,000 $1,900,000
Madonna Road Improvements $500,000 $500,000
Utility Infrastructure (1)$1,015,000 $1,015,000
Dalidio Drive Improvements $2,000,000 $2,000,000
Traffic Signal Improvements $170,000 $170,000
Froom Ranch Way Bridge $800,000 $800,000
Prado Road Extension - U.S. 101 (2)$22,450,000 $22,450,000
Total $28,835,000 $3,415,000 $2,970,000 $22,450,000
1. Wastewater, Water, and Recycled Water Backbone Infrastructure Shown in Figure 8.1, 8.2, and 8.3.
2. Cost estimate assumes overcrossing of U.S. 101 with no interchange. San Luis Ranch will only pay its fair-share
portion of the Prado Road extension cost.
7.7.2 Funding Mechanisms
This Section provides information on primary and ancillary
funding mechanisms.
Primary Funding Mechanisms
Community Facilities Districts: A Community Facilities
District (CFD) is a special district created pursuant to
the Mello-Roos Community Facilities Act (California
Government Code Section 53311 et seq.) to finance
public infrastructure and service projects through levying
of a special tax on property in the district. Public bonds
can be issued based on the revenue stream from the
special tax. As a primary funding mechanism, a CFD may
provide for the purchase, construction, expansion, or
rehabilitation of any real or other tangible property with
an estimated useful life of at least five years. Creation
and administration of a CFD are discussed in Section 7.6
below.
Enhanced Infrastructure Financing District: An
Enhanced Infrastructure Financing District (EIFD) is a
new funding mechanism that was approved by the State
of California in 2014. An EIFD can finance public capital
facilities or other specified projects of communitywide
significance. An EIFD is a special district that may be
created within a city or county, and is established upon
approval by 55 percent of voters. The legislative body of
the participating entities governs the EIFD. An EIFD can
issue public bonds based on tax-increment financing to
fund identified projects that may include the construction
or rehabilitation of a wide variety of public infrastructure
and facility projects such as parking, transit facilities,
sewage treatment, parks, recreational facilities, open
space and libraries.
The State legislature is expected to further refine technical
issues related to EIFDs in 2015.
Ancillary Funding Mechanisms
City and County Tax Exchange: Under Revenue and
Taxation Code Section 99, a county may upon annexation
enter into an agreement with a city to share property taxes
that would be spent towards improvements, services, etc.
in the annexed area.
It is envisioned that the CIty of San Luis Obispo and the
County of San Luis Obispo will work together to develop a
fair and equitable approach to the sharing of incremental
increases in real property ad valorem taxes imposed and
collected as authorized by the Revenue and Taxation
Code in order to encourage sound urban development
and economic growth.
Development Agreements: A development agreement
is a tool for establishing a vested right to proceed with
development in conformance with the policies, rules, and
regulations in effect at the time of approval (Government
Code Section 65864). Development agreements provide
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a developer with assurances for a specified length of
time that the proposed project may proceed as originally
approved, and not be affected by future changes in land
use regulations. In exchange for this assurance, the
landowner/developer may agree to public improvements,
land dedications, or in-lieu fees, as negotiated with the City,
as a condition of the agreement.
Development Impact Fees: Allowed under Government
Code Section 66000 et seq., development impact fees
are payments from new developments required by local
governments to offset the cost of improving or expanding
City facilities to accommodate the development. To establish
the appropriate fee amount, a jurisdiction determines
the specific improvements to be funded and prepares a
“nexus” study to demonstrate the relationship between the
proposed improvements and new development.
Table 7-14 shows the projected impact fees that will
be generated from San Luis Ranch Specific Plan Area
development. Development impact fees could be offset
with credits for sustainable development practices or use of
on-site resources such as water wells if deemed appropriate
by the City.
Developer Financing: In many cases, developers fund
facilities or dedicate land as a means of mitigating the
impact of their developments. For example, the City may
impose, as a condition of development, construction of a
facility that is needed, such as a roadway. Once the roadway
is constructed and accepted by the City, fee credits equal
to the amount of the cost of the facility or the cost of the
facility as estimated in the capital improvement plan, can be
issued to the developer. The developer can then apply them
to offset fees imposed on his development or enter into a
fair share reimbursement agreement for any constructed
facility that is oversized.
Landscaping and Lighting District: The Landscaping and
Lighting District of 1972 (California Streets and Highways
Code §§ 22500, et seq.) allows local agencies to establish a
Landscaping and Lighting District to finance landscaping and
lighting in public areas as well as construction of community
centers and acquisition of parks. An assessment is charged
to each property owner in the district based on a formula
calculating the degree of benefit derived by the property
owner. Landscaping and Lighting Districts are subject to the
voting and notice requirements of Proposition 218.
Homeownership Association Fees: Homeownership
Association (HOA) fees may be used to fund maintenance
for parks if the parks are considered part of the HOA
common area.
7.8 Financing Implementation and
Administration
The San Luis Ranch Specific Plan Area will be built across
phases as outlined in Section 7.7. Changes in required
facility design and cost estimates might result. The PFFP
and City finance policies are designed to accommodate
such changes while securing in-place public bond financing.
7.8.1 Updates and Revisions to the PFFP
The PFFP should be updated each time there is a significant
change in facility plans, land use plans, or infrastructure
cost estimates. When these items are revised, there will be
a corresponding change in the fair share cost allocation to
each type of land use anticipated within the San Luis Ranch
Specific Plan Area. Impact fees within the development
must also be adjusted to maintain a nexus between facilities
being funded and land uses paying such fees.
7.8.2 Individual Project Applications and
Developer Reimbursements
When an individual project is submitted to the City for
processing and approval, the facilities required to serve that
project must be identified. Due to the incremental nature
of public facility phasing, it is likely that certain projects will
be required to oversize improvements to accommodate
future development. By comparing the project’s assigned
fair share of facility costs to the costs of improvements
required to allow the project to proceed, the City will be
able to calculate an equitable reimbursement to the
developer paying for oversized improvements. The City will
likely enter into an agreement with the developer to affect
such a reimbursement.
7.8.3 Capital Facility Account(s) for Collected
Fees
Pursuant to Section 66006 of the California Government
Code, the City will establish a capital facility account(s) for
collected fees. Establishment of this account(s) will prevent
commingling of the fees with other City revenues and funds.
Interest income earned by fee revenues in these accounts
will be deposited in the accounts and applied to facility
construction costs. Within one hundred eighty days of the
close of each fiscal year, the City will make information
pertaining to each account (as required by Section 66006
(b)(1)) available to the public and will review this information
at a regularly scheduled public hearing.
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Avg.
SF
Unit
Count Total SF
Other
Mea-
sure
Impact Fees Fee Calculation
Amount Per Per SF Per Unit Total
TRANSPORTATION IMPACT + PLAN PREPARATION FEES
Residential,
Single-family 1,814 350 634,900 Unit $1.94 $3,516.00 $1,230,600
Residential,
Multi-family 1,296 150 194,400 Unit $2.41 $3,120.00 $468,000
Office 100,000 SF $7.05 $705,000
Service Com -
mercial 150,000 SF $3.82 $573,000
Hotel/Motel 200 $1,632.00 Unit $1,632.00 $326,400
Total $3,303,000
WATER DEVELOPMENT IMPACT FEE
Residential,
Single-family 1,814 350 634,900 $10,775.00 Unit $5.94 $10,775.00 $3,771,250
Residential,
Multi-family 1,296 150 194,400 $7,542.00 Unit $5.82 $7,542.00 $1,131,300
Office 100,000 TBD
Service Com -
mercial 150,000 TBD
Hotel/Motel 200 4” meter $179,934.00 4” meter $179,934
Total $5,082,484
WASTEWATER DEVELOPMENT IMPACT FEE
Residential,
Single-family 1,814 350 634,900 $3,729.00 Unit $2.06 $3,729.00 $1,305,150
Residential,
Multi-family 1,296 150 194,400 $2,610.00 Unit $2.01 $2,610.00 $391,500
Office 100,000 TBD
Service Com -
mercial 150,000 TBD
Hotel/Motel 200 4” meter $62,621.00 4” meter $313.11 $62,621
Total $1,759,271
SCHOOL IMPACT FEES
Residential,
Single-family 1,814 350 634,900 SF $3.36 $6,095.04 $2,133,264
Residential,
Multi-family 1,296 150 194,400 SF $3.36 $4,354.56 $653,184
Office 100,000 SF $0.54 $54,000
Service Com -
mercial 150,000 SF $0.54 $81,000
Hotel/Motel 200 TBD
Total $2,921,448
Table 7-14 Summary of Impact Fees Estimated from San Luis Ranch Development
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7.8.4 City Ordinances Enabling Impact Fees
For impact fees not already codified by the City, the City
Council could adopt an ordinance enabling impact fees
within the Specific Plan Area. Such impact fees may
include transportation and water connection surcharges
similar to those that have been assessed in other Specific
Plan Areas of the City of San Luis Obispo.
7.8.5 Creation and Administration of a CFD
Formation of the CFD may be initiated by any one of the
following methods: (1) motion by the City Council, (2) a
written request signed by two City Council members, (3)
a petition signed by 10 percent of the registered voters
or in the proposed CFD, or (4) a petitioned signed by
property owners accounting for 10 percent of the land
in the proposed CFD. Within 90 days of initiating the
proceedings, the City Council adopts a resolution of intent
to establish the CFD. In not less than 30 days and not
more than 90 days from adoption of the resolution, the
City Council will hold a public hearing on the formation
of the CFD. Finally, as required by Proposition 13, the
special tax must be approved by two-thirds of registered
voters in the proposed CFD. However, if there are fewer
than 12 registered voters residing in the proposed district,
the vote shall be by the landowners of the proposed CFD,
and each landowner shall have one vote for each acre or
portion of an acre of land owned within the CFD.
Formation of a Community Facilities District commits the
City to the ongoing administration of the CFD. A Mello-
Roos special tax is not a fixed lien on a parcel, but an
annual lien that must be calculated and levied each year.
The appropriate special tax will be determined by the City
or its designee after consideration of annual debt service
requirements, direct construction funding, administrative
costs of the CFD, prepayments received, and development
activity within the CFD. After the special taxes have been
calculated each fiscal year, they will be submitted to the
county auditor to be included on the secured property tax
bill.
7.8.6 Forming an EIFD
Enhanced Infrastructure Financing Districts (EFIDs) are a
relatively new public financing mechanism (established
in Government Code Sections 553398.50, et seq.
effective January 1, 2015). Unlike other public financing
mechanisms under California law, EIFDs may be formed
by resolution of the city council without an accompanying
public vote. To issue bonds, however, an EIFD must hold
a vote and garner at least 55 percent of voter approval
for the issuance. Before adopting a resolution forming
an EIFD, the city council must publish the proposed EIFD
infrastructure financing plan, notice all landowners and
affected taxing entities, and hold a public hearing. Further,
a city that in the past created a redevelopment agency
(as defined by Health and Safety Code Section 33003)
may not initiate formation of an EIFD until the former
redevelopment agency is adequately concluded pursuant
to Government Code Section 53398.54.
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IMPLEMENTATION
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Chapter 8
IMPLEMENTATION
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Type Number Description
Goal 1 A mixed-use development that fosters a sense of community.
Policy 1.1 Support multiple land uses that work to enhance the surrounding residential,
open space, agriculture, and commercial uses. (See Policy 3.2)
Program 1.1.2
Create zoning standards that allow for horizontal or vertical mixed use build-
ings in commercial areas and pedestrian and bicycle connections to integrat-
ed agriculture and open space.
Policy 1.2 Encourage an aggressive approach to parking that allows tucked-behind park-
ing, parking courts and strategic placement of parking lots.
Program 1.2.1
Create zoning standards which regulate the location of parking for residential
and commercial buildings. Standards should ensure that parking lots and
driveways are not the dominant visual feature from the sidewalk.
Program 1.2.2
Develop flexible parking requirements, and parking alternatives which focus
on meeting Specific Plan goals of walkability and connectivity within the site
and to surrounding uses.
Policy 1.3 Encourage an attractive and relevant streetscape design to provide appropri-
ate options for street development depending on the adjacent land use.
Program 1.3.1 Develop guidelines for streetscape improvements including street planters,
benches, and lights, as appropriate for each street type.
Policy 1.4 Promote high intensity, clustered development that promotes walking, biking,
and transit use.
Program 1.4.1 Cluster development on approximately 50% of site. Create street and path-
way connections for multimodal use. Orient buildings to address the street.
Policy 1.5 Promote development of public open space and recreation in the form of
pocket parks, neighborhood parks, parklets, and walking and biking trails.
Policy 1.6 Provide public and private open space in all residential developments. (See
Policy 4.1)
Goal 2 A community that maintains and promotes the land’s agricultural heritage.
Policy 2.1 Encourage open space and agricultural uses that support a green buffer sur-
rounding residential and commercial neighborhoods in the Plan Area.
Program 2.1.1 Dedicate 50% of the net site to open space.
Policy 2.2 Preserve visual prominence of the site as a gateway to the City.
Program 2.2.1 Provide public visual arts in a manner consistent with the City’s policies and
requirements. (See Program 2.6.1)
As introduced in Chapter 1, the implementation
component of the Specific Plan provides a process
and guidelines for implementation of the Plan’s goals,
programs, and policies.
8.1 Implementation Plan
The following sections below outline the process for
implementation of the San Luis Ranch Specific Plan.
8.1.1 Goals, Policies, and Programs
The goals, policies, and programs of the Specific Plan
will be enforced and implemented in private and public
development within San Luis Ranch. The programs
supporting the goals and policies are drawn from the
previous chapters of the Specific Plan. These programs
are not all intended for immediate and simultaneous
enactment, but to be implemented throughout the
development and future of San Luis Ranch. For potential
funding sources for these programs, please see the
options discussed in Chapter 7.
Figure 8.1 Implementation Measures
8 IMPLEMENTATION
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Program 2.2.2 Maintain areas adjacent to Highway 101 and other scenic corridors as open
space to maintain mountain views.
Policy 2.3 San Luis Ranch Specific Plan buildout shall protect scenic vistas from the site.
Policy 2.4
Strictly monitor the conversion of active agriculture to non-agricultural uses
and consider the possible effects of new development on character of the
community as a whole.
Policy 2.5 Protect associated structures such as the Dalidio Home, Laguna Race Track
viewing stand, barn, and water tower.
Program 2.5.1 Evaluate historic structures on the site for purposes of preservation and
protective reuse.
Policy 2.6 Provide agricultural resources along with destinations for visitors and local
residents that will emphasize the region’s agricultural economy.
Program 2.6.1 Develop an on-site farm and learning center.
Program 2.6.2 Provide opportunities for public participation in on-site agricultural activities.
(See Program 2.2.1)
Program 2.6.3 Support street closures for temporary farmers markets to attract visitors and
locals.
Policy 2.7 Incorporate appropriate agricultural uses in public places and neighbor-
hoods.
Program 2.7.1
Support community gardens in public places and neighborhoods that pro -
mote the principle of local food production, maintain the local agricultural
tradition, and are designed and sited to be consistent with the Plan Area’s
character.
Program 2.7.2 Modify Community Design Guidelines to allow agricultural uses, such as fruit
trees, in landscaped medians and other open areas.
Program 2.7.3 Allow diversified urban landscapes (annuals/perrenials/ food gardens) in front
yards.
Policy 2.8 Promote building architectural styles that are consistent with agricultural his-
tory of the community.
Goal 3 A community with commercial, office, and visitor serving uses that are inte-
grated with existing and future commercial areas and neighborhoods.
Policy 3.1 Encourage commercial, office, and visitor serving development.
Program 3.1.1 Create zoning standards to allow neighborhood and community commercial,
hotel, and office uses integrated with new and existing in commercial areas.
Program 3.1.2 Allow neighborhood commercial uses in residential areas, providing residents
with convenient access to daily goods and services.
Program 3.1.3 Create flexible zoning standards to accommodate a variety of shops, restau-
rants, services, and neighborhood retail stores.
Program 3.1.4
Create zoning standards to allow high quality over-night accommodations,
including hotel with conference center, to support tourism and business func-
tions.
Policy 3.2 Support land uses and development that enhance the surrounding residen-
tial, open space, agriculture, and commercial uses. (See Policy 1.1)
Policy 3.3 Encourage pedestrian scale development that fosters walking to and from
commercial uses.
Program 3.3.1
Non-residential buildings shall provide pedestrian entryways accessible from
the sidewalk, that are separate and distinct from driveways and parking lot
access points.
Program 3.3.2 Commercial development adjacent to residential uses shall provide pedes-
trian paths to commercial centers.
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Program 3.3.3
Development on long lots or blocks shall provide cut through pedestrian
pathways so pedestrians do not need to traverse the perimeter of the block to
access parallel streets.
Program 3.3.4 Develop minimum building frontage requirements for commercial buildings that
ensure that building facades improve the visual aesthetic of the public realm.
Policy 3.4 Strictly monitor the possible effects of development on the downtown and sur-
rounding businesses.
Goal 4 A community of diverse housing opportunities, including workforce housing.
Policy 4.1 Focus on traditional neighborhood design integrated with adjacent open space
amenities, walkable safe streets, and pocket parks.
Program 4.1.1 Provide standards for minimum landscaping and approved plant species includ-
ing street trees and drought tolerant species.
Program 4.1.2 Provide minimum lighting requirements, including shielding of commercial light-
ing, the type and placement of street lights, and pedestrian scale lighting.
Policy 4.2 Transform San Luis Ranch Specific Plan Area into a vibrant residential area.
Program 4.2.1
Create zoning standards to accommodate low density residential, medium den-
sity residential, medium-high density residential, and high density residential
units.
Program 4.2.2 Amend the General Plan to allow for residential units at densities up to 87 dwell-
ing units per acre.
Policy 4.3 Promote affordable, entry level, and workforce housing opportunities whenever
possible.
Program 4.3.1 Conduct a study to determine affordable housing types that are economically
feasible in the Plan Area.
Program 4.3.2 Allow small lot single and multi-family homes that which ar “”affordable by de-
sign.”
Program 4.3.3 Develop incentives, in addition to City Density Bonus standards, for projects
that meet the City’s minimum affordability requirements.
Policy 4.4 Promote park and recreation uses throughout the Plan area to create a livable,
walkable, connected neighborhood. (See Policy 5.4)
Program 4.4.1 Create zoning standards to allow open space for recreational uses in residential
zones.
Goal 5 A community that protects and enhances the adjacent creek and habitat.
Policy 5.1 Support restoration efforts for the creek and visual resource.
Policy 5.2 Promote development of public open space and recreation areas that have con-
nections to and from the creek.
Program 5.2.1
Establish guidelines that provide a framework to create an attractive and
sustainable landscape pattern and built environment that unifies and enhances
quality of the proposed development with surrounding open space and habi-
tats.
Program 5.2.2 Provide connection to the Bob Jones Trail and separate pedestrian paths that
connect to the residential neighborhood.
Policy 5.3 Focus on preservation of biological and habitat resources.
Program 5.3.1 Identify sensitive habitats and species early in the development process.
Policy 5.4 Promote Park and Recreation uses throughout the San Luis Ranch Specific Plan
so as to create a livable, walkable, connected neighborhood. (See Policy 4.4)
Goal 6 A community seamlessly integrated into the existing circulation system.
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Policy 6.1
Apply a multimodal approach to transportation networks for the site (i.e., con-
sidering safety and mobility of all users, including pedestrians, cyclists, drivers,
and transit riders).
Program 6.1.1 Develop a city (potentially regional) public transit center within the Plan Area.
Program 6.1.2 Provide for key pedestrian and bicycle amenities such as sidewalks, lighting, and
pedestrian paths that support walkability within the Plan Area.
Program 6.1.3
Provide minimum of eight feet of usable sidewalk along local, and arterial
streets, arterials and collector roads to provide pedestrian linkages to commer-
cial and employment centers including Froom Ranch Way and Prado Road.
Program 6.1.4 Require new development to provide bicycle parking.
Policy 6.2 Develop a circulation system within the Plan Area that successfully interfaces
with existing adjacent streets and paths.
Program 6.2.1 Construct an overcrossing for Prado Road to continue over Highway 101.
Program 6.2.2 Extend Froom Ranch Road to connect to Prado Road.
Program 6.2.3
Provide access to the Plan Area’s residential neighborhood via Froom Ranch
Way to the south and Madonna Road to the north in a manner that discourages
“cut-though” traffic.
Program 6.2.4 Implement an interconnected street grid, absent of dead ends or cul-de-sacs.
Program 6.2.5 Provide bike paths consistent with the City’s Bicycle Master Plan.
Policy 6.3 Ensure a safe and efficient circulation system within the Plan Area.
Program 6.3.1 Develop a neighborhood traffic management plan that addresses methods of
enhancing pedestrian safety and ensuring an efficient transportation network.
Program 6.3.2
Manage speeds of local/residential streets to ensure safety of all roadway users
by utilizing narrow lane widths, shorter curb radii, and traffic calming elements
such as roundabouts, specialized intersection treatment, and bulb-outs.
Program 6.3.3 Provide high-visibility crosswalks at high traffic intersections.
Program 6.3.4 Minimize future driveways and curb-cuts along pedestrian streets including lo-
cal/residential roads.
Goal 7 A community built with architectural integrity and material sustainability.
Policy 7.1 Ensure that buildings are designed in a manner consistent with the character of
the Plan Area.
Program 7.1.1 Establish guidelines for: building facades, orientation and form, and materials
that reflect and convey human scale and the historic traditions of the Plan Area.
Policy 7.2 Ensure buildings are constructed, operated, and maintained with sustainable
materials and practices.
Program 7.2.1 Maximize use of building materials that are locally resourced, require minimal
mineral extraction and production, and are easily salvaged and recycled.
Program 7.2.2 Support use of green roofs or other roofs specifically designed to absorb heat
from the sun.
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8.2 San Luis Ranch Approval and
Adoption
There are several levels of review and approval by the
City of San Luis Obispo to implementation of the San Luis
Ranch Specific Plan. This Section outlines the City process
and, since the Plan Area is unincorporated, describes the
annexation requirements of the Local Agency Formation
Commission.
• City application for annexation (see Section 8.2.1).
• City adoption of the Specific Plan and certification of
EIR.
• City adoption of a Tentative Subdivision Map.
• City adoption of Final Subdivision Maps by phase or
sub-phase.
• Discretionary review and approval of projects as
required by Chapter 3.
• Ministerial review and approval of construction
documents.
8.2.1 Annexation Requirements
Annexation is the process by which an incorporated city
extends its boundaries to include unincorporated county
land. Administratively, annexation occurs at the county
level through the Local Agency For-mation Commission
(LAFCO). The San Luis Obispo LAFCO (SLO LAFCO) has
outlined its process for city annexation (Policies and
Procedures, February 2014). Concerning annexation, SLO
LAFCO established the following policies:
1. The boundaries of a proposed annexation must be
definite and certain and must conform to lines of
assessment whenever possible.
2. The boundaries of an area to be annexed will not
result in any areas difficult to serve.
3. There is a demonstrated need for governmental
services and controls in the area proposed for
annexation.
4. The municipality has the resources capable of
meeting the need for services in the area proposed
for annexation and has submitted studies and
information documenting its ability to serve.
5. There is a mutual social and economic community
of interest between the residents of the
municipality and the proposed territory.
6. The proposed annexation is compatible with
the municipality’s general plan. The proposed
annexation represents a logical and reasonable
expansion of the annexing municipality.
7. The Commission shall determine if a disadvantaged
unincorporated community is associated with an
application. If a disadvantaged unincorporated
community does exist, the procedures for
processing the annexation as outlined in the CKH
Act (Cortese-Knox-Hertzberg Act of 2000) shall be
implemented (p. 13-14).
8. Generally, this process includes a formal
application by the City, an environmental review
consistent with CEQA requirements, and public
hearings.
Concerning the preservation of agricultural land, SLO
LAFCO established the following policy:
The Commission shall approve annexations of prime
agricultural land only if mitigation that equates
to a substitution of at least 1:1 for the prime land
annexed is agreed to by the applicant (proponent)
and the jurisdiction with land use authority. The
1:1 substitution ratio may be met by implementing
various measures:
• Acquisition and dedication of farmland,
development rights, and/or agricultural
conservation easements to permanently
protect farmlands with similar characteristics
within the County Planning Area.
• Payment of in-lieu fees to an established,
qualified, mitigation/conservation program
or organization sufficient to fully fund the
acquisition and dedication activities state
above.
• Other measures agreed to by the applicant and
the land use jurisdiction that meet the intent of
replacing prime agricultural land at a 1:1 ratio.
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GENERAL PLAN CONSISTENCY
8.2.2 Entitlements Process
The entitlement process is often one of the more
cumbersome and complicated aspects of the development
process. The Specific Plan will provide a clear, step-by-step
approach to gain entitlements in conformance with San
Luis Ranch applicable regulations. The primary actions are
listed below.
Subdivision/Tract Map
The precise location of streets, utilities and, boundaries
of development sites will be determined upon approval of
subdivision maps. There may be a sequence of subdivision
maps, as first large sections of the planning area and then
groups of individual lots are made available for individual
ownership and development.
Aviation easements for the benefit of the County airport,
with proper notice to all future buyers of parcels, will be
recorded concurrently with subdivision final map
Architectural Review
For projects subject to architectural review, the “minor
or incidental” procedure will be used for those projects
meeting this Specific Plan’s design standards. Consistent
with required City procedures, architectural review will be
required accordingly:
• Commercial, industrial, institutional, multi-family
residential, and single-family tract construction will
be subject to architectural review.
• Individually built single-family dwellings will not
be subject to architectural review, unless they are
proposed for “sensitive sites.” Since creek and
hillside open space areas are to be preserved
through public ownership or easements, single-
family lots adjacent to such areas will not be
considered sensitive sites.
Building Permits
The City building permit process of plan-check, inspection,
and occupancy release will typically be the final and most
detailed step in City review of private site development.
Natural Resource Mitigation
Relatively small areas of wetlands and grassland plant
communities are an inevitable consequence of developing
the Specific Plan Area.
However mitigation measures will be identified in the
Specific Plan’s EIR. The Specific Plan text will refer to and
draw upon these measures.
Public Improvement Plans
Plans for project-related public improvement will be
consistent with the key City financing policies including
those concerning impact fees, debt financing, and capital
improvements.
8.3 Statement of Severability
If any provision of this Specific Plan or its application to any
person or circumstance is held to be unconstitutional or
otherwise invalid by any court of competent jurisdiction,
the invalidity shall not affect other Specific Plan provisions,
clauses, or applications which can be implemented
without the invalid provision, clause, or application, and to
this end the provisions and clauses of the Specific Plan are
declared to be severable.
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RELEVANT GENERAL PLAN POLICIES
Land Use Element. The project is intended to be consistent with policy direction
included in the General Plan, specifically Land Use Element Policy 8.1.4, which identifies the
San Luis Ranch area as a Special Focus Area (SP-2), subject to certain broad development
parameters and principles.
The relevant circulation and infrastructure-related aspects of this policy are shown below:
a. Provide land and appropriate financial support for development of a Prado Road
connection. Appropriate land to support road infrastructure identified in the Final
Project EIR (overpass or interchange) at this location shall be dedicated as part of
any proposal and any area in excess of the project’s fair share of this facility shall
not be included as part of the project site area used to calculate the required 50%
open space.
b. Circulation connections to integrate property with surrounding circulation network
for all modes of travel.
c. Connection to Froom Ranch and Calle Joaquin, if proposed, shall not bifurcate on-
site or neighboring agricultural lands. Any connection to Calle Joaquin shall be
principally a secondary / emergency access by design.
d. Development shall include a transit hub. Developer shall work with transit officials to
provide express connections to Downtown area.
i. Site should include walkable retail and pedestrian and bicycle connections to
surrounding commercial and residential areas.
j. Commercial and office uses shall have parking placed behind and to side of buildings
so as to not be a prominent feature.
l. Potential flooding issues along Prefumo Creek need to be studied and addressed
without impacting off-site uses.
Circulation Element. The Circulation Element provides overall guidance for the multi-
modal transportation network that would serve the area. The most relevant Circulation Element
policies are described below:
Transit Service
3.1.2 City Bus Service
The City shall improve and expand city bus service to make the system more attractive,
convenient and accessible for everyone. Transit services owned and operated by the City
shall endeavor to maintain and improve all system-side transit standards identified in the
City’s Short Range Transit Plan.
Bicycle Transportation
4.1.4 New Development
The City shall require that new development provide bikeways, secure bicycle storage,
parking facilities and showers, consistent with City plans and development standards.
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When evaluating transportation impacts, the City shall use a Multimodal Level of Service
analysis.
4.1.6. Bikeway Development with Road Improvements
The City shall construct bikeways facilities as designated in the Bicycle Transportation
Plan when:
A. The street section is repaved, restriped, or changes are made to its cross-
sectional design; or
B. The street section is being changed as part of a development project.
Walking
5.1.3 New Development
New development shall provide sidewalks and pedestrian paths consistent with City
policies, plans, programs and standards. When evaluating transportation impact, the City shall
use a Multimodal Level of Service analysis.
Multi-Modal Circulation
Policy 6.1.3 Multimodal Priorities
In addition to maintaining minimum levels of service, multimodal service levels should be
prioritized in accordance with the established modal priorities designated in Table 3 [of
that section of the Circulation Element], such that construction, expansion, or alteration
for one mode should not degrade the service level of a higher priority mode. Priority for
residential collectors and neighborhoods: 1) Pedestrians; 2) Bicycles; 3) Vehicles; and
4) Transit.
6.1.5 Policy Mitigation
For significant impacts, developments shall be responsible for their fair share of any
improvements required. Potential improvements for alternative mode may include, but
are not limited to:
a. Pedestrian: Provision of sidewalk, providing or increasing a buffer from
vehicular travel lanes, increased sidewalk clear width, providing a continuous
barrier between pedestrians and vehicle traffic, improved crossings, reduced
signal delay, traffic calming, no right turn on red, reducing intersection crossing
distance.
b. Bicycle: Addition of a bicycle lane, traffic calming, provision of a buffer between
bicycle and vehicle traffic, pavement resurfacing, reduced number of access
points, or provision of an exclusive bicycle path, reducing intersection crossing
distance.
c. Transit: For transit-related impacts, developments shall be responsible for their
fair share of any infrastructural improvements required. This may involve
provision of street furniture at transit stops, transit shelters, and/or transit shelter
amenities, pullouts for transit vehicles, transit signal prioritization, or exclusive
transit lanes.
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Neighborhood Traffic Management
8.1.6. Non-Infill Development
In new, non-infill developments, dwellings shall be set back from Regional Routes and
Highways, Parkway Arterials, Arterials, Residential Arterials, and Collector streets so
that interior and exterior noise standards can be met without the use of noise walls.
9.2.5. San Luis Ranch/Dalidio Development
As part of any proposal to further develop the Dalidio-Madonna Area, the alignment and
design of extensions of Froom Ranch Way connecting with Prado Road (west of Route
101) shall be evaluated and established if consistent with the Agricultural Master Plan
for Calle Joaquin Reserve.
Table 5: Transportation Capital Projects (summary of relevant items)
• Extension 1. Prado Road Extension West. Extend and widen Prado Rd.
as an Arterial street with 2 lanes in each direction, a center turn
lane/landscaped median, Class II bike lanes, sidewalks and Class I bike
lanes (where feasible) from US 101 to Madonna.
• New Connection 16. Froom Ranch Road. Construct a new collector
between Prado/Dalidio and Los Osos Valley Road.
15.1.2 Development Along Scenic Routes
The City will preserve and improve views of important scenic resources form streets and
roads. Development along scenic roadways should not block views or detract from the
quality of views.
A. Projects, including signs, in the viewshed of a scenic roadway should be
considered as "sensitive" and require architectural review.
B. Development projects should not wall off scenic roadways and block views.
C. As part of the city's environmental review process, blocking of views along scenic
roadways should be considered a significant environmental impact.
D. Signs along scenic roadways should not clutter vistas or views.
E. Street lights should be low scale and focus light at intersections where it is most
needed. Tall light standards should be avoided. Street lighting should be
integrated with other street furniture at locations where views are least disturbed.
However, safety priorities should remain superior to scenic concerns.
F. Lighting along scenic roadways should not degrade the nighttime visual
environment and night sky per the City’s Night Sky Preservation Ordinance.
Scenic Roadways (U.S. Highway 101 is designated as a route of “high scenic value”
under the Circulation Element. Madonna Road is designated as a route of “medium
scenic value.”)
Safety Element. The Safety Element provides policy direction for infrastructure and
other development. Key policies include:
2.1 Policy S: Flood Hazard Avoidance and Reduction
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ATTACHMENT 2
A. The City will develop and carry out environmentally sensitive programs to reduce
or eliminate the potential for flooding in previously developed, flood-prone areas
of the city.
B. The City should allow flood waters to move through natural channels. Flow
should be accommodated by removing debris and man-made obstructions. The
City recognizes that many natural channels cannot contain runoff from a storm
greater than a 25-year event. Areas flooded by storms as large as a 100-year
event will be mapped.
C. No new building or fill should encroach beyond, or extend over, the top-of-bank
of any creek.
D. Within predominantly developed areas (such as downtown) infill, remodel, and
replacement projects should not displace more flood water than previous
structures on the site or in the vicinity. Commercial buildings may be
floodproofed where providing floor levels above the 100-year storm flow is not
appropriate due to adjacent improvements. New infill buildings may be required
to have greater setbacks than their older neighbors.
E. Within new development areas, such as the potential expansion areas shown in
Figure 2 of the Land Use Element, substantial displacement of flood waters
should be avoided by:
1. Keeping a substantial amount of flood-prone land in the vicinity as
open space;
2. Enlarging man-made bottlenecks, such as culverts, which
contribute to flood waters backing up from them;
3. Accommodating in such places uses which have relatively low
ratios of building coverage to site area, for which shallow flooding of
parking and landscape areas would cause minimum damage.
4. Requiring new buildings to be constructed above the 100-year
flood level.
F. Creek alterations shall be considered only if there is no practical alternative,
consistent with the Conservation and Open Space Element.
G. Development close to creeks shall be designed to avoid damage due to future
creek bank erosion. Property owners shall be responsible for protecting their
developments from damage caused by future bank loss due to flood flows.
3.0 Policy S: Adequate Fire Services
Development shall be approved only when adequate fire suppression services and
facilities are available or will be made available concurrent with development,
considering the setting, type, intensity, and form of the proposed development.
Conservation and Open Space Element. The Conservation and Open Space Element
provides policy direction for the design of certain infrastructure, including issues related to
energy use. Excerpts from key policies include:
4.5.1 Solar access standards
To encourage use of solar energy, reasonable solar access shall be provided and
protected… [the policy includes different solar access standards for different
development densities]
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ATTACHMENT 2
4.5.2 Subdivision design for solar access
In subdivisions, the layout of streets and lots shall provide and protect solar exposure. To
assure maximum control over potential shading features, the longest dimension of each
lot should be oriented within 30 degrees of south, unless the subdivider demonstrates that
for certain lots any of the following applies:
A. The lots are large enough to allow desirable solar access, regardless of lot
orientation.
B. Buildings will be constructed as part of the tract development, and the buildings
will be properly orientated, with adequate solar access.
C. Topography makes variations from the prescribed orientation desirable to reduce
grading or tree removal, or to take advantage of a setting that would favor
greater reliance on early morning or late afternoon solar exposure.
D. Topographical conditions, such as steep, north-facing slopes or shading by the
mass of a hill, make solar energy use infeasible.
E. The size of the subdivision, combined with the existing orientation of surrounding
streets and lots, precludes desirable lot orientation.
4.6.17 Require solar power for new dwellings
Within new single-family residential projects of 20 or more dwelling units, 5% of the
total number of dwellings shall be built with photovoltaic solar collectors beginning in
2008; this percentage shall increase 4% each year until 2020. Multi-family residential
developments shall be exempt from this requirement, except for common-use facilities
such as recreation rooms, spas or swimming pools. In these cases, the common facilities
shall be built with photovoltaic solar collectors.
Water and Wastewater Element. The Water and Wastewater Element provides policy
direction for the design of certain infrastructure, especially as they relate to other Citywide
infrastructure planning efforts and master plans. Key policies include:
A 5.2.5 Paying for Water for New Development
New development shall pay its proportionate or “fair share” for water supplies,
expanded treatment and distribution system capacity and upgrades.
A 5.3.4 Analyze and prepare water supply assessments for large new developments in
accordance with State law.
B 2.2.3 Wastewater Service for New Development
New development shall pay its proportionate or “fair share” of expanded treatment and
collection system capacity and upgrades. New development will only be permitted if
adequate capacity is available within the wastewater collection system and/or Water
Reclamation Facility.
B 4.3.6 Review development proposals to ensure new development does not adversely
impact existing infrastructure and that necessary infrastructure will be in place to
support the development.
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