Loading...
HomeMy WebLinkAbout01-11-2017 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the Community Development, 919 Palm Street, during normal business hours. Agenda Planning Commission Wednesday, January 11, 2017 6:00 p.m. REGULAR MEETING Council Chamber 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Stevenson PLEDGE OF ALLEGIANCE : Chair Stevenson ROLL CALL : Commissioners Kim Bisheff, Daniel Knight, Ronald Malak, John Larson, Hemalata Dandekar, Vice-Chair John Fowler, and Chair Charles Stevenson. ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. CONSIDERATION OF MINUTES Minutes of the Planning Commission meetings of October 12, 2016, and November 9, 2016. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff, and, if action by the Commission is necessary, may be scheduled for a future meeting. BUSINESS ITEMS 1. 175 Venture Drive. GENP 1319-2015 & SPEC/ER-1318-2015: Continuation of the December 14, 2016 Planning Commission hearing to receive additional public comment on the Draft Environmental Impact Report (EIR) prepared for the Avila Ranch Development Project during the 45-day public review period. (Note: comment period extended 7 days Planning Commission Agenda Page 2 The City of San Luis Obispo is committed to include the disabled in all of its services, programs , and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. through January 18, 2017). The meeting is an opportunity for City and consultant staffs to gather information from the public regarding the analysis and findings of the Draft EIR. The Avila Ranch Development is a planned development that includes a mix of residential uses (68.23 acres), neighborhood commercial uses (3.34 acres), and open space/park uses (71.30 acres). Development would involve approximately 720 residential units, 15,000 square feet of leasable Neighborhood Commercial space concentrated in a proposed Town Center, and pocket parks, mini-parks and neighborhood parks; BP-SP & C/OS-SP Zones; Avila Ranch, LLC (John Rickenbach) (90 minutes). 2. 1035 Madonna Road. SPEC/ANNX/ER 1502-2015: Review of the Draft Environmental Impact Report (EIR) prepared for the San Luis Ranch Development Project during the 45- day public review period (Note: comment period extended 7 days, through January 30, 2017). This meeting is an opportunity for City and consultant staffs to gather information from the public regarding the analysis and findings of the Draft EIR. The project includes plans for development of the area identified as the San Luis Ranch Specific Plan in the City’s General Plan Land Use Element. Development plans for the site include up to 580 residential units, 150,000 square feet of commercial development, 100,000 square feet of office development, a 200-room hotel, and portions of the site to remain open space for agriculture and open-space. Project construction is planned in six phases; Land Use Element designated Specific Plan Area SP-3 (San Luis Ranch); San Luis Ranch, LLC (John Rickenbach) (90 minutes) (Note: It is anticipated that the Planning Commission will continued the public hearing to January 25, 2017 to allow additional public comment). COMMENT AND DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Planning Commission meeting is scheduled for Wednesday, January 25 , 2017 at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPEALS: Any decision of the Planning Commission is final unless appealed to the City Council within 10 days of the action (Recommendations to the City Council cannot be appealed since they are not a final action.). Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available at the Community Development Department office, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $281, and must accompany the appeal documentation. DRAFT Minutes PLANNING COMMISSION Wednesday, October 12, 2016 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, October 12, 2016 at 6:00 p.m. in the City Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. PLEDGE OF ALLEGIANCE Chair Stevenson led the Pledge of Allegiance. ROLL CALL Present: Commissioners Hemalata Dandekar (7:10) Daniel Knight, John Larson, Ronald Malak, Vice-Chair John Fowler, and Chairperson Charles Stevenson Absent: Commissioners Hemalata Dandekar (7:10) Staff: Deputy Director of Community Development Doug Davidson, Deputy Director of Long- Range Planning Xzandrea Fowler, Acting Housing Programs Manager Jenny Wiseman, Assistant City Attorney Jon Ansolabehere, Natural Resources Manager Bob Hill, and Recording Secretary Brad T. Opstad CONSIDERATION OF MINUTES Minutes for the Planning Commission Meeting of July 13, 2016 and August 24, 2016. ACTION: UPON MOTION BY COMMISSIONER LARSON, SECONDED BY COMMISSIONER MALAK, the Minutes of the Planning Commission meeting of July 13, 2016 were approved as written on the following roll call vote 5:0:1. AYES: Larson, Malak, Fowler, Knight, Stevenson NOES: None ABSENT: Dandekar ACTION: UPON MOTION BY COMMISSIONER LARSON, SECONDED BY COMMISSIONER MALAK, the Minutes of the Planning Commission meeting of August 24, 2016 were approved as written on the following roll call vote 5:0:1. Planning Commission Minutes DRAFT of October 12th, 2016 Page 2 AYES: Larson, Malak, Fowler, Knight, Stevenson NOES: None ABSENT: Dandekar PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. BUSINESS ITEMS 1. 867 Humbert Avenue. GENP-3873-2016: General Plan Conformity Report for the purchase and sale of a deed-restricted moderate income affordable housing unit; R-3-S-PD zone; City of San Luis Obispo, applicant. Chair Stevenson and Attorney Ansolabehere discussed the nature of General Plan Conformity Reports. Attorney Ansolabehere informed that Planning Commission does make determination and provide Final Action. Programs Manager Wiseman presented Staff Report on the affordable housing unit purchase. Vice-Chair Fowler commended the Housing Authority and City Staff for settling the purchase agreement expeditiously; inquired about the necessity to utilize an agent-broker in the unit’s resale. Commissioner Larson commented that the Conformity Report appears to be consistent with applicable policies; inquired about the frequency of such equity share action. Public Comment: Steve Delmartini, San Luis Obispo, endorsed use of broker-agent in the resale. --End Public Comment-- ACTION: UPON MOTION BY VICE-CHAIRPERSON FOWLER, SECONDED BY COMMISSIONER LARSON, the Planning Commission determined, and reported to City Council, that the proposed affordable housing property purchase and sale are in conformance with the General Plan; on the following roll call vote 5:0:1. AYES: Fowler, Larson, Knight, Malak, Stevenson NOES: None ABSENT: Dandekar 2. 0 Prefumo Canyon Road. GENP-3918-2016: Consider a request from the City’s Natural Resources Program for a General Plan Conformity Determination in support of an open space acquisition of the 154-acre Waddell Ranch property; City of San Luis Obispo, applicant. Deputy Director Fowler introduced Manager Hill who made presentation of Staff Report and displayed PowerPoint slides regarding the open space acquisition. Planning Commission Minutes DRAFT of October 12th, 2016 Page 3 Public Comment: None. --End Public Comment-- Commissioner Larson inquired about the management responsibilities regarding any structures and improvements existing on the property aside from the pond. Commissioner Fowler inquired about the transaction timeline. Commissioner Knight inquired about the follow-up actions of grant sources and funding agencies. ACTION: UPON MOTION BY COMMISSIONER LARSON, SECONDED BY COMMISSIONER MALAK, approved a resolution finding that the acquisition in fee simple title of approximately 154 acres of unimproved real property known as Waddell Ranch, located in unincorporated San Luis Obispo County, for open space conservation purposes and passive recreation by the general public, conforms with the City’s General Plan; on the following roll call vote 5:0:1. AYES: Larson, Malak, Knight, Malak, Fowler, Stevenson NOES: None ABSENT: Dandekar COMMENT AND DISCUSSION 1. STAFF a. Advisory Body Goals Deputy Director Davidson introduced the inaugural stages of the Planning Commission Goal- Setting and Financial Plan & Budget Process for 2017-2019; provided a PowerPoint presentation on the process and the current financial context for it. Chair Stevenson requested to review the status of the seven (7) goals established as the Planning Commission’s 2015-2017 priorities. Deputy Directors Fowler and Davidson discussed the current state of affordable and workforce housing programs; discussed the Overlay Zone near Cal Poly and the relations between students & residents in the University’s surrounding neighborhoods. Chair Stevenson inquired about the City’s efficacy level in the workforce housing component. Deputy Directors Fowler and Davidson discussed the current state of support for multi-modal transportation alternatives; discussed the concept of earliest possible implementation of LUCE high-priority programs. Chair Stevenson suggested maintaining early implementation of LUCE programs as a goal while potentially revamping the prioritization of the program list. Planning Commission Minutes DRAFT of October 12th, 2016 Page 4 Deputy Director Davidson cited the Waddell Ranch Open Space Acquisition Agenda Business Item as representative of the current state of the fifth goal on the 2015-2017 goal list; discussed the current state of the sixth goal from 2015-2017 regarding the fiscal sustainability of the City to provide its services. Deputy Director Fowler discussed how housing goals, increased clarity in the development process and infrastructure fees associate with the seventh goal, that of the implementation of the Economic Development Strategic Plan. Public Comment: David Brodie, San Luis Obispo, read his comment statement about how the emphasis on the fiscal responsibilities of growth has relegated more pressing concerns of Planning Commission to the back-burner. Cheryl McLean, San Luis Obispo, discussed how it is generally understood that the primary purview of the Planning Commission is to work with the community in implementing the General Plan to the balance of individual rights with public welfare as opposed to identifying financial opportunities and being responsible for fiscal oversight. Dia Hurd, San Luis Obispo, indicated that Planning Commissioners should re-write their job descriptions to include monetization of the permit process. Ursula Bishop, San Luis Obispo, spoke as longtime resident of Downtown S LO; discussed the Overlay Zone near Cal Poly as potential precedent for besieged Dana Street neighborhood. Chair Stevenson mentioned opportunity and advocated for any Dana Street breakout group to approach the Creative Vision Team and provide input toward assisting in formulating the Downtown Concept Plan which is still in process. Andy Pease, San Luis Obispo, voiced support of long-term goals moving forward on affordable & workforce housing and multi-modal transportation; urged consideration of strategizing long-term water security. Mila Vujovich-LaBarre, San Luis Obispo, discussed three primary points for consideration in reviewing goals: investigating water resources for proposed build-out, securing a more workable definition for affordable & workforce housing, and improving the transportation infrastructure. --End Public Comment-- In response to Vice-Chair Fowler’s inquiry, Deputy Director Davidson requested that the Commission develop 5-7 goals as action statements toward City Council consideration. Discussion ensued among Commissioners. Planning Commission Minutes DRAFT of October 12th, 2016 Page 5 Deputy Director Davidson assessed that sufficient progress had been made in developing five (5) full-fledged concepts that would be language-crafted into goals. By straw vote, and consensus of Planning Commission Members, five (5) budget goals were identified: Emphasize affordable housing, Improve relations in neighborhoods surrounding with Cal Poly between residents and students, Implement the Land Use and Circulation Element, Update the Zoning Regulations, and Update the Climate Action Plan. The Commission also decided to form an ad hoc subcommittee comprised of Chairperson Stevenson, Vice-Chairperson Fowler, and Commissioner Dandekar to fine tune the language associated with these goals by the deadline of November 7th. Deputy Director Davidson forecasted the Agenda for the November 9 Planning Commission Meeting. ADJOURNMENT The meeting was adjourned at 8:06 p.m. APPROVED BY PLANNING COMMISSION: XX/XX/2017 DRAFT Minutes PLANNING COMMISSION Wednesday, November 9, 2016 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, November 9th, 2016 at 6:01 p.m. in the City Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. PLEDGE OF ALLEGIANCE Chair Stevenson led the Pledge of Allegiance. ROLL CALL Present: Commissioners Hemalata Dandekar, John Larson, Ronald Malak, and Chairperson Charles Stevenson Absent: Commissioner Daniel Knight & Vice-Chairperson John Fowler Staff: Deputy Director of Development Review Doug Davidson, Assistant City Attorney Jon Ansolabehere, Public Works Engineer Bryan Wheeler, Natural Resources Manager Bob Hill, and Recording Secretary Brad T. Opstad Chair Stevenson introduced sitting members of Staff. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. BUSINESS ITEMS 1. 4433/4435 Octagon Way. GENP (GPI 30-13): Review of the proposed alignment for a connection of the Bob Jones City to Sea Pathway, connecting existing and future segments, and Mitigated Negative Declaration of environmental impacts; City of San Luis Obispo, applicant. (Bryan Wheeler) Public Works Engineer Wheeler made Staff Report and presented PowerPoint on the proposed pathway alignment. Planning Commission Minutes DRAFT of November 9th, 2016 Page 2 --Start of Public Comment— Lea Brooks, San Luis Obispo, spoke on behalf of Bike SLO County in support of Staff Recommendation for the pathway as link to the Octagon Barn. Myron Amerine, San Luis Obispo, spoke in support of Staff Recommendations, describing it as a well-conceived, well-documented and well-executed project. --End of Public Comment— Commissioner Larson asked questions of Staff in regards to the Conservation and Open Space Element and the defining of creek setbacks as they apply to a placement of a public facility; inquired about State Department of Fish and Wildlife and other resource agencies’ concerns within the project’s riparian area. Chair Stevenson requested explanation for the determination on pathway being of 12-foot wide as opposed to 10-feet wide; noted that the Findings for making creek setback exception are strenuous and exhaustive, and emphasizing discomfort with the Exception that this is “not constituting a grant of special privilege” Assistant City Attorney Ansolabehere indicated that the specific Finding [c) v.] is written in language approximating a Variance Finding, but is unique in the sense that it strictly and specifically applies to a City facility as opposed to private land ownership. Natural Resources Manager Hill provided the distinction that this project accrues public benefits and is not a case in which a private landowner gains private benefit of property value enhancement that the public would not receive. ACTION: UPON MOTION BY COMMISSIONER LARSON, SECONDED BY COMMISSIONER DANDEKAR, the Planning Commission adopted, as recommended by the Bicycle Advisory Committee, the Resolution approving the Bob Jones Trail Octagon Barn Connection Study, with preferred alignment of the trail along the creek and creek setback exception based on findings with the following amendments: c) v. to read, “The exception will not constitute a grant of special privilege because other sections of the Bob Jones City-to-Sea trail are located within the creek setback; and the exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream; and because the Bob Jones Trail is a unique project by the City with public benefit”; and c viii. to read, “Relocation of the trail outside the creek setback would further the impact on agricultural lands limit the use of the property by the owner.” And determined that the Mitigated Negative Declaration adequately addresses the potential significant environmental impacts associated with the preferred alignment; on the following 4:0:2 roll call vote: Planning Commission Minutes DRAFT of November 9th, 2016 Page 3 AYES: Larson, Dandekar, Malak, Stevenson NOES: None ABSENT: Knight, Fowler COMMENT AND DISCUSSION 1. STAFF a. Review Planning Commission Recommended Budget Goals Chair Stevenson referenced, and cited sections of, the Memorandum written by Deputy Director of Development Review Davidson, Deputy Director of Long-Range Planning Xzandrea Fowler, and the Planning Commission’s appointed Sub-Committee members, regarding the Commission’s recommended priorities for City Council to consider implementing into its 2017-19 Financial Plan. Chair Stevenson requested that the Commission review, revise and approve the list of the four prioritized goals. Commissioner Malak pointed out that the four goals were not submitted in priority order but, rather, were accumulated as individual and remote bullet points; questioned the inclusion of the wording “parking in neighborhoods” as an emphasized encouragement to the Infill Development and Multi-Modal Circulation goal. By straw vote, and consensus of Planning Commission Members, four (4) budget goal priorities were discussed and recommended to the City Council for consideration in the 2017-19 Financial Plan: 1.) Housing: Increase Affordable and Workforce Housing and Address Homelessness 2.) Land Use: Focus on LUCE Identified Special Focus Areas and Specific Plan Areas 3.) Energy Efficiency in City Built Environment 4.) Infill Development and Multi-Modal Circulation The Commission reviewed the Memorandum developed by the Sub-Committee appointed on October 12th and made the following amendment: 4. to read, “Implement the Circulation Element and the City’s Multi-Modal objectives with emphasis on parking in neighborhoods to encourage in-fill development and non-automobile alternatives by rebalancing, innovation, pricing, guidance, and parking structures. Support non- auto related transportation alternatives in plan and project approvals and program implementation. b. Agenda Forecast Deputy Director Davidson presented the Agenda Forecast: November 23rd & December 28th: No Meetings scheduled. Planning Commission Minutes DRAFT of November 9th, 2016 Page 4 December 14th: Planning Commission as Public Forum for the Avila Ranch Draft EIR Informal discussion ensued on Chair Stevenson and Commissioner Dandekar’s having attended the California Chapter of the American Planning Association’s recent conference in Pasadena and indicating willingness to share presentation materials garnered from it. ACTION: UPON MOTION BY COMMISSIONER MALAK, SECONDED BY COMMISSIONER LARSON, the Planning Commission requested the agendizing of a Study Session on the State Density Bonus Law and the Housing Accountability Act. ADJOURNMENT: 7:17 PM APPROVED BY PLANNING COMMISSION: XX/XX/2017 PLANNING COMMISSION AGENDA REPORT SUBJECT: Public meeting to discuss the Draft Environmental Impact Report (EIR) prepared for the Avila Ranch project. PROJECT ADDRESS: 175 Venture Drive BY: John Rickenbach, Contract Planner 173 Buckley Road Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: GENP 1319-2015 VIA: Tyler Corey, Principal Planner SPEC/ER 1318-2015 Project-PR-0090-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Take public testimony and provide input to City staff and EIR consultants on any additional analysis or data needed to adequately evaluate environmental issue areas within the Draft EIR. No action will be taken at this time. SITE DATA Applicant Avila Ranch, LLC Representative Stephen Peck, AICP Proposed General Plan & Zoning Low, Medium, Medium-High, & High Density Residential (R-1, R-2, R-3, & R-4); Neighborhood Commercial (C-N); Public Facility (PF); & Conservation/Open Space (C/OS) Site Area ~150 acres Environmental Status A Draft EIR is now under public review. The public review period extends from November 28, 2016, to January 11, 2017. SUMMARY Avila Ranch, LLC has submitted a development plan proposal for a new, primarily residential development with up to 720 units on a 150-acre site north of Buckley Road, located within the Airport Area Specific Plan (AASP) boundaries. The project also includes 15,000 square feet of neighborhood-serving retail and office uses next to a neighborhood park, as well as the preservation of agricultural uses and open space. The project as proposed is envisioned to implement the policies and development parameters as articulated in the recent Land Use and Circulation Elements (LUCE) update, other elements of the General Plan, the AASP, the City’s Community Design Guidelines, and direction received by the community and City during the LUCE process and the project’s pre-application. Meeting Date: January 11, 2017 Item Number: 1 GENP 1319-2015 & SPEC/ER 1318-2015 175 Venture Drive-173 Buckley Road Page 2 The applicant has prepared the Avila Development Plan (“Development Plan”) that contains the specific development proposal for the site, including a land use framework, design guidelines and concepts, circulation plan, and infrastructure plan. If approved, these will be reflected in an updated Airport Area Specific Plan. 1.0 COMMISSION’S PURVIEW The purpose of this public hearing is to provide a forum for discussion of the Draft EIR during the required public review period for the document. The meeting is an opportunity for City and consultant staffs to gather information from the public regarding the analysis and finding of the Draft EIR. All comments received at this hearing will be responded to and included in the Final EIR. Both Commission and public testimony at this public meeting should be focused on the content of the Draft EIR, rather than the particular merits of the project itself. The Planning Commission is not being asked to make a recommendation or take action on the project at this time. 2.0 SITE INFORMATION The site is composed of approximately 150 contiguous acres at the northeast corner of Buckley Road and Vachell Lane, and is comprised of three separate parcels: APN: 053-259-006, APN: 053-259-004 and APN: 053-259-005. The site generally slopes from the northeast to southwest, although there are localized undulations. It is diagonally bisected by a drainage channel that is referred to as “Tank Farm Creek” which conveys on and offsite storm water to San Luis Creek and comprises approximately 10 acres of the 150-acre site. Unlike some other properties within the AASP, the site is free of problematic encumbrances such as agricultural processing facilities, hazardous substances, extreme changes in topography, or major public facilities. Table 1 shows land use information for the site. Table 1. Site Information Site Size ~150 acres Present Use & Development Agriculture (zoned Business Park) Topography Slopes from northeast to southwest, with localized undulations. Access Buckley Road, Vachell Lane, Earthwood and Horizon Lane Surrounding Use/Zoning West: M (Manufacturing) Lockheed Martin; C-S (Service Commercial) further west across Vachell Lane North: M (Manufacturing); warehousing & industrial uses East: County jurisdiction; Agriculture zoning South: County jurisdiction; Agriculture zoning 3.0 GENERAL PLAN GUIDANCE Land Use Element. The project is intended to be consistent with policy direction included in the General Plan, specifically Land Use Element Policy 8.1.6, which identifies the Avila Ranch area as a Special Focus Area (SP-4), subject to certain broad development parameters and principles. An evaluation of the project’s consistency with General Plan policies is discussed at length in Section 3.8 of the Draft EIR. GENP 1319-2015 & SPEC/ER 1318-2015 175 Venture Drive-173 Buckley Road Page 3 4.0 PROJECT DETAILS AND DISCUSSION The Avila Ranch Project would include up to 720 dwelling units of varying densities; a centrally located “Town Center” with 15,000 square feet of local-serving retail and office uses; 16 acres of pocket parks, mini-parks and neighborhood parks; and 55 acres of open space including riparian corridors and farmed agricultural land. These features are described in greater detail within Section 2.0 of the Draft EIR, Project Description. 4.1 Proposed Land Uses The proposed project includes a variety of residential densities (6 to 24 dwellings per acre), with typical lot sizes ranging from 1,000 to 5,000 square feet. Figure 1 (below) shows the proposed land use map for the project, while Table 2 (below) summarizes the proposed land uses and residential product types. Figure 1. Proposed Avila Ranch Land Use Map GENP 1319-2015 & SPEC/ER 1318-2015 175 Venture Drive-173 Buckley Road Page 4 Table 2. Summary of Proposed Development and Residential Product Types Land Use Acres Units Residential Product Type Maximum Density Typical Lot Size Residential  R-1; Low-Density 17.45 105 Detached single-family 6 du/acre 5,000 SF  R-2; Medium Density 35.03 305 4 to 6 pack clusters; small lot detached single-family 12 du/acre 3,575 SF  R-3; Medium-High Density 11.04 185 Stacked flat apartments; townhomes; condos 20 du/acre 1,000 SF  R-4; High Density 4.71 125 Stacked flat apartments 24 du/acre Neighborhood Commercial (15,000 SF) 3.34 Parks  Neighborhood Parks 9.80  Mini Parks 6.00  Pocket Parks 0.20 Major Roadways 7.03 On-site Open Space 55.30 TOTAL 149.90 720 4.2 Circulation Framework. There are four major circulation features envisioned as part of the project: 1. Extension of Buckley Road from Vachell Lane to Higuera Street; 2. Connection of new Class I bike paths and Class II “buffered” bike lanes from and through the project site to the Octagon Barn which is the trailhead for the Bob Jones City to Sea Trail; 3. Extension of Venture Drive through the site and connecting with the extension of Jesperson Road from Buckley Road, creating a continuous Residential Collector; and 4. Extension of Earthwood Lane as a Residential Collector from the Venture Road project site to Suburban Road for connectively and access to the neighborhood shopping center. A vehicle bridge and two pedestrian bridges are planned over Tank Farm Creek to provide a connection to the neighborhoods on either side of the creek. Figure 2 shows how these site features guide the layout and arrangement of proposed land uses. GENP 1319-2015 & SPEC/ER 1318-2015 175 Venture Drive-173 Buckley Road Page 5 Figure 2. Proposed Circulation Plan 4.3 Modifications to the Airport Area Specific Plan The Avila Ranch planning area is within a portion of the Airport Area Specific Plan (AASP). The Development Plan provides guidance for development within that area. In order to implement the Development Plan, City staff has determined that the AASP will require modification to address potential changes and/or needed detail for the Avila Ranch planning area. Proposed modifications are shown in Appendix R of the Draft EIR. In general, these changes will:  Include project specific information about the Avila Ranch project where appropriate, including the types and amount of development proposed;  Provide more specific details with regard to standards that would apply to the Avila Ranch area;  Modify the existing AASP policy framework as appropriate to respond to proposed project details and standards; and  Coordinate the financing and timing of needed infrastructure throughout the entire AASP. 5.0 CEQA PROCESS 5.1 EIR Determination/Consultant Selection Early on, the City determined that the project would require the preparation of a Project EIR. The City Council on March 17, 2015, approved a preliminary workscope for preparation of an EIR to GENP 1319-2015 & SPEC/ER 1318-2015 175 Venture Drive-173 Buckley Road Page 6 evaluate the potential environmental impacts of the project and authorized staff to proceed with sending out a Request for Proposals (RFP) for qualified consultants. RFP packages were available online via the City’s website to any qualified consultant, with two consulting firms submitting proposals. Both firms were interviewed and Amec Foster Wheeler Consultants received the top ranking and was selected to prepare the EIR. City staff prepared an Initial Study pursuant to the California Environmental Quality Act (CEQA), which documents and analyzes potential environmental issue areas and highlights workscope issues that needed to be further analyzed in an EIR. A Notice of Preparation (NOP) to prepare an EIR was sent to and posted by the State Clearinghouse on August 14, 2015. The Initial Study is included as Appendix A of the Draft EIR, while the NOP and responses to that document are included in Appendix B. 5.2 EIR Scope/Type The Draft EIR incorporated the Initial Study and expanded on the discussion of issues included in that document. CEQA compliance for the Avila Ranch project is in the form on a Project EIR that tiers from the Final Program EIR prepared for the 2014 Land Use and Circulation Element (LUCE) Update. While the LUCE EIR did not include site-specific analyses for the Avila Ranch site for every issue (and where it did it was not an in-depth analysis), in many cases did identify a series of programmatic (i.e., cumulative) impacts and provided mitigation measures to adequately address those impacts. Some of these mitigation measures now apply Citywide, and some are now applicable specifically to the Avila Ranch site. The EIR summarizes those applicable mitigation measures from the LUCE EIR as well as additional mitigation needed to address project specific impacts. 5.4 Environmental Issue Areas This meeting provides a forum for the Commission to identify additional information needed to evaluate environmental issues, to point out inaccuracies in the information presented, and to suggest changes to, or alternatives for, recommended mitigation measures. The Draft EIR concludes that the project will result in significant and unavoidable impacts to: 1. Air Quality – short and long-term construction emissions of ROG and NOx, and operational air pollutant emissions associated with vehicle trips from the project; consistency with the Clean Air Plan. 2. Noise – short-term construction noise. 3. Land Use – policies to protect agricultural resources. 4. Transportation and Traffic – impacts to intersection capacities at Buckley Road/SR 227 and at Prado Road/South Higuera Street. The EIR also finds that there will be significant impacts that can be mitigated to less than significant in the categories of aesthetics and visual resources, agricultural resources, air quality and greenhouse gas emissions, biological resources, cultural resources, hazards and hazardous materials, hydrology and water quality, noise, public services, transportation and traffic, and utilities and service systems. Impacts related to population and housing were found to be less than significant or beneficial. Some impacts related to land use and planning were also found to be less than significant. Table ES-1 at the beginning of the Draft EIR summarizes the project’s impacts and mitigation measures. GENP 1319-2015 & SPEC/ER 1318-2015 175 Venture Drive-173 Buckley Road Page 7 5.3 EIR Processing Requirements Under the provisions of the California Environmental Quality Act (CEQA), a 45-day public review period of the Draft EIR is required. The required public review period for the Avila Ranch Draft EIR began November 28, 2016, and will extend to January 11, 2017. CEQA does not require that a public meeting be held during the public review period, but does encourage it. The practice of holding a public meeting on the Draft EIR separate from consideration of the other project entitlements allows for direct communication between the reviewers and the lead agency and provides an opportunity for members of the public to learn of the concerns of other people testifying about the project. Both Commission and public testimony at this public meeting should be focused on the content of the Draft EIR, rather than the particular merits of the project itself. The public meeting represents an opportunity to: 1. Obtain additional information needed to properly evaluate identified issue areas; 2. Identify issue areas that may not be covered in the document; and 3. Provide an opportunity for the public to express environmental concerns. The Final EIR is a compilation of the Draft EIR and responses to comments. Responses to comments are a written evaluation of comments on the environmental issues received from persons who reviewed the Draft EIR. The responses to comments will be prepared by the consultant and reviewed by City staff. Tentative dates for consideration of the Final EIR and other project entitlements are June 2017 before the Planning Commission and July 2017 before the City Council. The Final EIR must be certified before an action to approve the project can be made. 6.0 RECOMMENDATION Take public testimony and provide input to City staff and EIR consultants on any additional analysis or data needed to adequately evaluate environmental issue areas. 7.0 ATTACHMENTS 1. The Avila Ranch Draft EIR is available for review online at the following location: http://www.slocity.org/government/department-directory/community- development/documents-online/environmental-review-documents. Hardcopies are also available for review at the Community Development Department (919 Palm Street), City Hall (990 Palm Street) and the City-County Library (995 Palm Street). PLANNING COMMISSION AGENDA REPORT SUBJECT: Public meeting to discuss the Draft Environmental Impact Report (EIR) prepared for the San Luis Ranch project. 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: Take public testimony and provide input to City staff and EIR consultants on any additional analysis or data needed to adequately evaluate environmental issue areas within the Draft EIR. No action will be taken at this time. 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 A Draft EIR is now under public review. The public review period has been extended to January 30, 2017. SUMMARY Coastal Community Builders has proposed a project that includes several entitlements for the development of approximately 70 acres of the 131.3-acre property. The project would include a mixture of residential and non-residential uses, as well as the preservation of approximately 53 acres to remain in agricultural use 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 for development of the site as articulated in the Meeting Date: January 11, 2017 Item Number: 2 ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 2 2014 Land Use and Circulation Elements (LUCE) update, and be consistent with the broad development parameters set forth in the LUCE for this designated specific plan location 1.0 PLANNING COMMISSION’S PURVIEW The purpose of this workshop is for the Commission to review and provide input on the contents of the Draft EIR prepared for the project. The Commission will take public testimony at this workshop. Staff will be available to clarify information contained in the Draft EIR, or to respond to straightforward questions, but comments related to technical analysis are more appropriately responded to in the Final EIR, once staff and the EIR consultant are able to accurately perform any needed technical review or evaluation. Response in the Final EIR also provides full disclosure for all interested parties instead of the information only being provided to members of the public in attendance at the meeting. All comments received at this workshop will be responded to and included in the Final EIR. The intent of the workshop is not to discuss the merits of the project, but to focus testimony on potential environmental concerns, or issues raised in the Draft EIR. The Planning Commission will be able to consider the responses to comments in the Final EIR, during public hearings when it considers potential project approval. It is anticipated that this will occur in Spring 2017. The Planning Commission is not asked to make a recommendation or take action on the project at this time. 2.0 PROJECT INFORMATION 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. 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) ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 3 3.0 GENERAL PLAN GUIDANCE The San Luis Ranch (Dalidio) Specific Plan Area was one of three Specific Plan areas designated for development when the General Plan Land Use and Circulation Elements update which was adopted by the City Council in December, 2014. The project is intended to be consistent with policy direction for the area 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 policies for the development of a specific plan and certain broad development parameters and principles. For clarity, the entire policy is included below. The Planning Commission is not asked to provide testimony on this policy at this time, but to consider it in the context of the analysis included in the Draft EIR. The project’s consistency with this and other General Plan policies will be more appropriately addressed by the Planning Commission during the public hearings for potential project consideration, expected to occur in Spring 2017. Policy 8.1.4: SP-2, San Luis Ranch (Dalidio) Specific Plan Area. The project site should be developed as a mixed use project that maintains the agricultural heritage of the site, provides a commercial/ office transition to the existing commercial center to the north, and provides a diverse housing experience. Protection of the adjacent creek and a well- planned integration into the existing circulation system will be required. The specific plan for this area should consider and address the following land use and design issues: 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. e. Maintain agricultural views along Highway 101 by maintaining active agricultural uses on the site, and maintain viewshed of Bishop Peak and Cerro San Luis. f. Maintain significant agricultural and open space resources on site (see Policy 1.13.8.B). Land dedicated to Agriculture shall be of size, location and configuration appropriate to maintain a viable, working agricultural operation. g. Where buffering or transitions to agricultural uses are needed to support viability of the agricultural use, these shall be provided on lands not counted towards the minimum size for the agriculture / open space component. Provide appropriate ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 4 transition to agricultural uses on-site. h. Integrate agricultural open space with adjacent SLO City Farm and development on property. 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. k. Neighborhood Commercial uses for proposed residential development shall be provided. l. Potential flooding issues along Prefumo Creek need to be studied and addressed without impacting off-site uses. m. All land uses proposed shall be in keeping with safety parameters described in this General Plan or other applicable regulations relative to the San Luis Obispo Regional Airport. n. Historic evaluation of the existing farm house and associated structures shall be included. 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. The project is also intended to be consistent with all other General Plan policies, including those in the Circulation, Safety, Conservation and Open Space, and Water and Wastewater elements. An evaluation of the project’s consistency with General Plan policies is discussed at length in Section 4.9 of the Draft EIR. ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 5 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 nearly half of the site as 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. Section 2.0 of the Draft EIR fully describes the project details, the key highlights of which are included below. The project would require annexation to the City of San Luis Obispo. The project is within the City’s Sphere of Influence and Urban Reserve Line, and is designed to be consistent with both City and Local Agency Formation Commission (LAFCo) policies, including the requirement that the annexation be compatible with the City’s General Plan and supportable by the City’s infrastructure. 4.2 Land Use Concept As shown in Figure 1, the Specific Plan area is organized into six zones. These include Neighborhood General 1 (NG-10), Neighborhood General 2 (NG-23), Neighborhood General 3 (NG-30), Neighborhood Commercial (NC), Parks and Open Space (P-OS), and Agriculture (A). The applicable densities and development standards associated with each of these zones are described in detail below. Table 2 lists the proposed San Luis Ranch Specific Plan zones, acreages, and maximum buildout potential within each zone of the Specific Plan Area. Table 2. Planned San Luis Ranch Specific Plan Area Development Type Specific Plan Zone % of Site Units Acreage Planned Development 1 Low-Medium Density Residential NG-10 16.7% 200 units 21.6 acres Medium Density Residential NG-23 8.1% 100 units 10.5 acres High Density Residential NG-30 8.7% 200 units 11.2 acres Affordable Housing Density Bonus 2 80 units n/a Commercial NC 7.3% 150,000 SF 9.5 acres Office NC 2.9% 100,000 SF 3.8 acres Hotel and Conference Center NC 2.7% 200 rooms 3.5 acres Public Parks 2.6% 3.4 acres Roads 4.4% 5.7 acres Agricultural and Open Space Agriculture A 40.7% 52.7 acres ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 6 Internal Open Spaces P-OS 5.9% 7.6 acres 1. Planned Development area is based on net site area of approximately 129.3 acres. The gross site area is approximately 131.3 acres, less approximately 1.8 acres of right-of-way associated with potential future Prado Road overpass or interchange improvements. 2. The project includes up to 34 deed-restricted affordable units on site. Per Section 17.090.040(d) of the City’s Affordable Housing Incentives, the included affordable housing allows for a 20% density bonus. Each major project component is summarized below (refer to Figure 2 for the proposed site plan and circulation). Residential The project includes a mix of 580 low- medium, medium, and high density residences that would be located primarily on the northwestern and central portion of the project site. Housing would range from detached single-family units to attached multi- family dwellings, and are described in detail Chapter 3 of the Specific Plan. The low-medium density residential zone (NG-10) would allow for residential units at a density of up to 10 units per acre with a height limit of 35 feet. Residential products envisioned for this zone include traditional single-family and small-lot residential. The medium-density residential zone (NG-23) would allow for residential units at a density of up to 23 units per acre with a height limit of 35 feet. Residential products envisioned for this zone include detached townhomes, attached townhomes, and multi-family structures such as apartments or condos. The high-density multi-family residential zone (NG- 30) would allow for residential units at a density of up to 30 units per acre with a height limit of 35 feet. Residential products envisioned for this zone include detached townhomes, attached townhomes, and multi-family structures such as apartments or condos. The neighborhoods would be connected with a local street and trail system, and would contain recreational areas. Internal circulation would include an emphasis on pedestrian and bicycle circulation, with night lighting designed to meet ‘dark sky’ standards. In addition, the project includes an affordable housing component in accordance with City requirements. The San Luis Ranch Specific Plan proposes 34 deed-restricted affordable units on site for very low, low, and moderate income households, including 26 very low-income Figure 1. Proposed Zoning ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 7 units. Consistent with Section 17.90.040(d) of the City’s Affordable Housing Incentives, the proposed affordable housing would allow for an 80-unit density bonus, bringing the total allowable residential units in the Specific Plan Area from 500 to 580. Commercial The project includes 150,000 square feet of commercial development, 100,000 square feet of office development, and a 200-room hotel with allowable building heights up to a 50-foot maximum. The commercial and hotel components are proposed on the area of land fronting the extended Prado Road/Dalidio Drive and Froom Ranch Way. Commercial uses proposed for the project may include retail anchors, neighborhood retail, restaurants, offices, and a hotel. Agriculture The project would preserve approximately 52.7 acres of the site in agriculture adjacent the San Luis Obispo City Farm. The project would also preserve approximately 7.6 acres of the site in open space. Collectively, this would comprise 46.6 percent of the net site acreage (when acreage set aside for the future Prado Road interchange or overpass is discounted). The project also includes a commitment to procure an off-site agricultural conservation easement/deed restriction to comply with the City’s General Plan Land Use Element Policy 1.13.8 and Land Use Element Policy 8.1.4, which require that future development on the San Luis Ranch property dedicate one half of the total land or easements for open space use. As part of the proposed agricultural uses, the project also includes an Agricultural Heritage Facilities & Learning Center, which would be located along the southeast side of Froom Ranch Way, southwest of the proposed commercial land use. The Agricultural Heritage Facilities & Learning Center would be intended as an educational center for local residents and an agricultural tourism destination. Open Space The proposed open space would be located on the northwestern portion of the project site along Prefumo Creek, as well as along Cerro San Luis Channel, which is a permanent surface drainage that traverses the property from east to west. The open space areas would also include a link in the Bob Jones Regional Trail. Roadways and Circulation The project proposes to provide or pay fair share fees for such public improvements as a widening of Madonna Road along project frontage, additions to Dalidio Drive/Prado Road, an extension of Froom Ranch Way across Prefumo Creek in the southwest corner of the site, and to contribute in fair share towards an overpass or interchange connection for Prado Road. The existing street network in the project site vicinity includes U.S. 101 and the Madonna Road and Los Osos Valley Road arterials. The proposed street network within the Specific Plan area consists primarily of collector and residential streets. Access to the residential areas would be provided on the south from the proposed Froom Ranch Way extension and on the north from Madonna Road (refer to Figure 2). ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 8 In addition, the Specific Plan includes a transit center that would provide direct transit access between the project site and downtown San Luis Obispo. The location of the proposed transit center would be coordinated with SLO Transit and the Regional Transit Authority upon submittal of individual project plans. If transit ridership meets specified demand thresholds, direct Regional Transit Authority access will be considered at this future transit center. Figure 2: Proposed Site Plan and Circulation ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 9 Multi-Modality: Bicycle and Pedestrian Circulation The project would establish links in the City’s Bicycle Transportation Plan (see Figure 3). As discussed above, the project would construct a segment of the Bob Jones Bike Trail and provide a connection from Laguna Lake area neighborhoods and businesses along Madonna Road to the southern portion of the City Limits at Froom Ranch Way. The project would create interior bicycle trails and lanes, including a Class I Bike Trail and Class II Bike lanes. These facilities are consistent with the goals established by San Luis Obispo’s 2013 Bicycle Transportation Plan. Project Phasing The project would be constructed in six phases. Phases 1, 2, and 3 would consist of residential build out and construction is planned to begin in 2017 and would be completed in 2020. Phases 4, 5, and 6 would consist of non-residential buildout and construction is expected to begin in 2017 and would be completed in 2023. 5.0 CEQA PROCESS 5.1 EIR Determination/Consultant Selection Early on, the City determined that the project would require the preparation of a Project EIR. In 2014, the City Council approved a preliminary workscope for preparation of an EIR to Figure 3. Proposed Multimodal Circulation Plan ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 10 evaluate the potential environmental impacts of the project and authorized staff to proceed with sending out a Request for Proposals (RFP) for qualified consultants. RFP packages were available online via the City’s website to any qualified consultant, with eight consulting firms submitting proposals. The top three firms were interviewed, and Rincon Consultants was selected to prepare the EIR. City staff prepared an Initial Study pursuant to the California Environmental Quality Act (CEQA), which documents and analyzes potential environmental issue areas and highlights workscope issues that needed to be further analyzed in an EIR. A Notice of Preparation (NOP) to prepare an EIR was sent to and posted by the State Clearinghouse on October 26, 2015. The Initial Study, NOP and responses to the NOP are included as Appendix A of the Draft EIR. 5.2 EIR Scope/Type The Draft EIR incorporated the Initial Study and expanded on the discussion of issues included in that document. CEQA compliance for the San Luis Ranch project is in the form on a Project EIR that tiers from the Final Program EIR prepared for the 2014 Land Use and Circulation Element (LUCE) Update. While the LUCE EIR did not include site-specific analyses for the San Luis Ranch site for every issue (and where it did it was not an in-depth analysis), it many cases did identify a series of programmatic (i.e., cumulative) impacts and provide mitigation measures to adequately address those impacts. Some of these mitigation measures now apply Citywide, and some are now applicable specifically to the San Luis Ranch site. The EIR summarizes those applicable mitigation measures from the LUCE EIR as well as additional mitigation needed to address project specific impacts. 5.3 EIR Processing Requirements Under the provisions of the California Environmental Quality Act (CEQA), a 45-day public review period of the Draft EIR is required. The required public review period for the San Luis Ranch Draft EIR began December 9, 2016, and was originally set to end on January 23, 2017. The comment period was subsequently extended to January 30, 2017. CEQA does not require that a public meeting be held during the public review period, but does encourage it. The practice of holding a public meeting on the Draft EIR s eparate from consideration of the other project entitlements allows for direct communication between the reviewers and the lead agency and provides an opportunity for members of the public to learn of the concerns of other people testifying about the project. Both Commission and public testimony at this public meeting should be focused on the content of the Draft EIR, rather than the particular merits of the project itself. The public meeting represents an opportunity to:  obtain additional information needed to properly evaluate identified issue areas;  identify issue areas that may not be covered in the document; and  provide an opportunity for the public to express environmental concerns. The Final EIR is a compilation of the Draft EIR and responses to comments. Responses to comments are a written evaluation of comments on the environmental issues received from persons who reviewed the Draft EIR. The responses to comments will be prepared by the ANNX-1502-2015 1035 Madonna Road (San Luis Ranch Project) Page 11 consultant and reviewed by City staff. Tentative dates for consideration of the Final EIR and other project entitlements are in late March 2017 before the Planning Commission and April 2017 before the City Council. The Final EIR must be certified before an action to approve the project can be made. 5.4 Environmental Issue Areas This meeting provides a forum for the Commission to identify additional information needed to evaluate environmental issues, to point out inaccuracies in the information presented, and to suggest changes to, or alternatives for, recommended mitigation measures. The Draft EIR concludes that the project will result in significant and unavoidable impacts to:  Air Quality – short and long-term construction emissions of ROG and NOx, and operational air pollutant emissions associated with vehicle trips from the project; consistency with the Clean Air Plan.  Cultural Resources – impacts to the existing historic onsite agricultural structures, known as the San Luis Ranch Complex.  Land Use – policies to protect historic resources and provisions related to parkland.  Noise – short-term construction noise.  Transportation – project and cumulative impacts to intersection capacities at Madonna Road/Dalidio Drive and Los Osos Valley Road/Froom Ranch Way; impacts to the Higuera Street segment between Prado and Madonna Road; cumulative impacts to the U.S. 101 segment between Los Osos Valley Road and Madonna Road. The EIR also finds that there will be significant impacts that can be mitigated to less than significant in the categories of agricultural resources, air quality, biological resources, cultural resources, hazards and hazardous materials, hydrology and water quality, land use, noise, recreation, and transportation. Impacts related to aesthetics, greenhouse gas emissions, water resources, as well as certain issues related to agricultural resources, air quality, hazards, hydrology and water quality, land use, noise, population and housing were found to be less than significant. Tables ES-1 through ES-3 at the beginning of the Draft EIR summarize the project’s impacts and mitigation measures. 6.0 RECOMMENDATION Take public testimony and provide input to City staff and EIR consultants on any additional analysis or data needed to adequately evaluate environmental issue areas. It is not recommended that staff or the consultants respond to testimony during the workshop, but instead provide detailed responses in the Final EIR. 7.0 ATTACHMENTS 1. The San Luis Ranch Draft EIR is available for review online at the following location: http://www.slocity.org/government/department-directory/community- development/documents-online/environmental-review-documents. Hardcopies are also available for review at the Community Development Department (919 Palm Street), City Hall (990 Palm Street) and the City-County Library (995 Palm Street).