HomeMy WebLinkAbout1-11-2017 PC Correspondence - Item 2 (Central Coast Grown 2)Meeting:,PC/ l � I �--
Item: .121-
From:
2
From: Wendy Brown [
Sent: Friday, January 6, 2017 3:49 PM
To: Leveille, Brian <bieveille@slocity.org>
Subject: Central Coast Grown comments re SLR DEIR
Hello Brian,
RECEIVED
CITY OF SAN LUIS OBISPO
JAN 0 6 2017
COMMUNITY DEVELOPMENT
We have another comment which we'd like to get to the Planning Commission before the Jan. 11
hearing. Please see attached documents. I will also try the address on the SLO Planning Commission web
site.
Regards,
Wendy Brown, Treasurer
Central Coast
1/5/2017
To the Planning Commission:
Central Coast Grown Comments on San Luis Ranch DEIR — Agricultural Set -Aside Acreage
The Draft EIR recommends Alternative 3 as the most preferred. The only description in this alternative
to describe potential impacts to agricultural resources is a one word reference to the original project on
page 6-14 in Section 6.0 Alternatives.
"Agricultural Resources. Potential impacts to agricultural resources under Alternative 3,
as well as the mitigation measures that would avoid or minimize these effects, would be similar to the
project."
The executive summary for the DEIR, on page ES -17, refers to an exact set-aside of agricultural land for
each acre of Prime Farmland that is developed, 59.3 acres, It does not include open space in this set-
aside.
Table ES -2
Class II, Significant but Mitigable Environmental Impacts
Impact Mitigation Measure Residual Impact
AGRICULTURAL RESOURCES
Impact AG -1. The project would
result in the direct conversion of
59.3 acres of Prime Farmland,
as mapped by the FMMP, to
non-agricultural uses. Therefore,
impacts would be Class II,
significant but mitigable.
AG -1. Agricultural Conservation. Prior to issuance of any grading permits the
project proponent shall provide that for every one (1) acre of Important Farmland
(Prime Farmland, Farmland of Statewide Importance, and Unique Farmland) on the
site that is permanently converted to non-agricultural use as a result of project
development, one (1) acre of land of comparable agricultural productivity shall be
preserved in perpetuity. The land dedicated to agriculture pursuant to this measure
shall be of size, location and configuration appropriate to maintain a viable, working
agricultural operation. The acreage required to meet the 1:1 ratio may be met by the
off-site agricultural conservation easement/deed restriction proposed by the project
applicant, as long as this land meets the conditions outlined in this measure. Said
mitigation shall be satisfied by the applicant through:
1) Granting a perpetual conservation easement(s), deed restriction(s), or
other farmland conservation mechanism(s) to the City or qualifying entity
which has been approved by the City, such as the Land Conservancy of
San Luis Obispo, for the purpose of permanently preserving agricultural
land. The required easement(s) area or deed restriction(s) shall therefore
total a minimum of 59.3 acres of Prime Farmland. The land covered by
said off-site easement(s) or deed restriction(s) shall be located within the
City's Urban Reserve Line or Greenbelt; or
2) Making an in -lieu payment to a qualifying entity which has been approved
by the City, such as the Land Conservancy of San Luis Obispo, to be
applied toward the future purchase of a minimum of 59.3 acres of Prime
Farmland in San Luis Obispo County, together with an endowment amount
as may be required. The payment amount shall be determined by the
qualifying entity or a licensed appraiser- or
3) Making an in -lieu payment to a qualifying entity which has been approved
by the City and that is organized for conservation purposes, to be applied
toward a future perpetual conservation easement, deed restriction, or other
farmland conservation mechanism to preserve a minimum of 59.3 acres of
Prime Farmland in San Luis Obispo County. The amount of the payment
shall be determined by the qualifying entity or a licensed appraiser; or
4) Any combination of the above.
With implementation of Mitigation
Measure AGA, this impact would
be reduced to a less than
significant level.
The original SLR Draft Specific plan includes open spaces and creeks in the total set-aside acreage,
resulting in 50 acres of agricultural land. Please see attached pages from the Plan describing this in
detail.
We are requesting that you determine the exact amount of agricultural only acreage to be set aside, not
including open space, and whether it should be on site or off-site as described in the Executive
Summary. In addition, if some of the set-aside is to be at another location, whether there will be a
multiplier of those acres, as discussed by the Planning Commission in past hearings. It is only fair to
neighbors on all sides, and the people of San Luis Obispo, who are counting on a true set-aside of 50% of
the agricultural land on the current SLR site.
Central Coast Grown Board of Directors
Steven Marx
John Philips
Jerusha Greenwood
Wendy Brown
Terry Hooker
Brian Engleton
Josh Carmichael
Table 2-1 General Plan San Luis Ranch Performance Standards
Residential LDR, MDR, MHDR, HDR 350 units
Commercial INC, CC 50,000 sq. ft.
Office O 50,000 sq. ft.
Hotel ' n/a - n/a
Parks PARK - 5.8 ac.
Open Space/Agriculture OS, AG 50%
LDR- Low Density Residential - Maximum Density 7 du/ac
MDR - Medium Density Residential - Maximum Density 12 du/ac
MHDR - Medium High Density Residential - Maximum Density 20 du/ac
HDR - High Density Residential - Maximum Density 24 du/ac
INC - Neighborhood Commercial - Maximum Density 12 du/ac; Max FAR 2.0
CC - Community Commercial - Maximum Density 36 du/ac; Max FAR 2.0
O - Office - Maximum Density 12 du/ac; Max FAR 1.5
PARK - Park
Os - Open Space
AG -Agriculture
*Maximum density figure not inclusive of affordable housing units
2.1.2 San Luis Ranch Land Use Distribution
Table 2-2 illustrates how the San Luis Ranch meets
the fifty percent requirement for open space and
agriculture as established under the City's General Plan.
To calculate the amount of open space and agriculture
required, the net site area was first determined. The net
site area is the gross site area less the right-of-ways for
Froom Ranch Way, Dalidio Drive, Prado Road extension,
and the Madonna Road improvements. The local streets
were not deducted to calculate the net site area. (See
Chapter 6, for additional information on street and road
improvements.)
The net site area was multiplied by fifty percent to
calculate the acreage required to be set aside for
open space and agriculture (approximately 62 acres).
The set aside includes 50 acres of agriculture. Interim
Open Space (4.41 acres) is the existing heron habitat.
If the herons naturally relocate or this habitat can be
mitigated offsite, the area may be open for development.
Chapter 4 provides more information on open space
and agriculture.
500 units
200,000 sq. ft.
150,000 sq. ft.
200 rooms
San Luis Ranch's site design provides a traditional
neighborhood street layout that matches the adjacent
existing home tracts. Open space is integrated into a
central neighborhood park around which roads, walking
and bicycle paths, and multi -use areas circumnavigate
the center.
"The City encourages mixed-use projects that
mix residential and commercial on the same
site. Mixed-use projects play an increasingly
important role in providing additional
housing, without sacrificing opportunities
for commercial and office spaces. The City
has entitled several mixed-use projects in the
Downtown core."
Climate Action Plan
P. 28-29
SAN LUIS RANCH I SPECIFIC PLAN I City of San Luis Obispo, CA I August 28, 2015 Preliminary Draft 2-7
Table 2-2 San Luis Ranch Land Use Distribution
Gross Site Area
Less Right -of Ways
Includes Froom Ranch Way,
Dalidio Drive, Prado Road
extension, and Madonna
Road improvements
Net Site Area
Development Area
Agriculture and Open Space
2.1.3 Infill Development and Design
Constraints
This infill project has several major constraints. On the
east side is U.S. Highway 101. The Plan recognizes the
importance of preserving the view looking west from
the Highway (see Chapter 4 for more information on
the protection of scenic resources). On half of the south
perimeter lies the SLO City farm. As a high priority, the
Plan was designed so that San Luis Ranch agriculture is
contiguous with the SLO City farm to maximize agriculture
viability and views. On the southwest border is Prefumo
Creek. There is also a water drainage channel that bisects
the Plan Area and runs north alongside the Post Office.
This is an important area for stormwater drainage, and
it provides an excellent area for open space. The most
westerly border is adjacent to Madonna Road.
About two thirds of the property adjacent to Madonna
Road will be multi -family. The other one third of the area
along Madonna is designated as Interim Open Space as
there are limited wildlife issues on this area. However,
the open space could be appropriate for additional
multi -family housing in the future (see Section 4.5.2 for
future use of interim open space). The northern border is
adjacent to Dalidio Road and existing commercial. It is the
most appropriate area for commercial uses. The Prado
Road overpass will bypass this area and provide regional
access to the existing and proposed commercial uses,
"The City shall support the location of mixed-
use projects and community and neighborhood
commercial centers near major activity
nodes and transportation corridors/transit
opportunities where appropriate."
General Plan Policy 2.3.6
131.38
7.46
123.92 100%
61.96 50%
61.96 50%
Lastly, Froom Ranch Way, if required, would bisect the
entire property from north to south. If Froom Ranch Way
is not required, the natural flood plain boundary provides
a natural split between agriculture and residential area.
Any conflicts with existing easements will be accounted
for in the final site design, including those respecting the
Calle Joaquin Agricultural Master Plan, utilities easements,
and the existing billboard.
Table 2-3 San Luis Ranch Land Use Designations
and Acreage
DEVELOPMENT LAND USES
ITEM
ITEM
ACREAGE DENSITY
Single -Family Res.
350 UNITS
35.33 9.9 du
Multi -Family Res.
150 UNITS
6.52 23.0 du
Commercial
150,000 SF
9.45
Hotel
200 ROOMS
3.50
Office
100,000 SF
3.77
Parks*
3.39
TOTAL
61.96
AGRICULTURE AND OPEN SPACE
ITEM
ACREAGE
Agricultural
50.00
Interim Open Space
4.41
Parks, Creeks, Basins, Internal Open Spaces
7.55
TOTAL
61.96
*The City General Plan requires 5.8 acres of parks that is comprised of
the above 3.39 acres and a 2.41 acre credit for the Bob Jones Trail.
2-8 SAN LUIS RANCH I SPECIFIC PLAN I City of San Luis Obispo, CA I August 28,.2015 Preliminary Draft