HomeMy WebLinkAbout4. Item 1 - GENP-1319-2015, SPEC/ER-1318-2015, SBDV-2042-2015 (175 Venture Drive) Avila Ranch
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Public meeting to consider the Avila Ranch project, including related entitlements
and the associated Final Environmental Impact Report (EIR). The project entitlements include
an update to the Airport Area Specific Plan, General Plan Amendment, Rezone, Development
Plan, Vesting Tentative Tract Map and Development Agreement.
PROJECT ADDRESS: 175 Venture Drive BY: John Rickenbach, Contract Planner
Phone Number: 805-610-1109
Email: JFRickenbach@aol.com
FILE NUMBERS: GENP 1319-2015 FROM: Doug Davidson, Deputy Director
SPEC/ER 1318-2015
SBDV 2042-2015
RECOMMENDATION: Take public testimony and provide input to City staff and the
applicant team on the Avila Ranch Final EIR and entitlements related to the Avila Ranch project,
including an amendment to the Airport Area Specific Plan, General Plan Amendment, Rezone,
and Development Plan. Continue the public hearing to a meeting scheduled for Thursday, June
29, 2017, to continue the discussion and review of project entitlements, including an update to
the Airport Area Specific Plan, as well as a General Plan Amendment, Rezone, Development
Plan, Vesting Tentative Tract Map and Development Agreement.
SITE DATA
Applicant
Representative
Proposed General
Plan and Zoning
Site Area
Environmental
Status
Avila Ranch, LLC
Stephen Peck, AICP
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)
150 acres
A Final EIR is available for review.
SUMMARY
Avila Ranch, LLC has proposed a new, primarily residential development with up to 720 units
on a 150-acre site north of Buckley Road within the boundaries of the Airport Area Specific Plan
(“AASP”). The project would also include a “Town Center” with 15,000 square feet of
neighborhood-serving retail and office uses next to a neighborhood park, as well as the
preservation of some of the existing onsite agricultural uses and open space. The project as
Meeting Date: June 28 & 29, 2017
Item Number: 1
PC1 - 1
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, AASP, and the City’s Community Design Guidelines.
The applicant has prepared the Avila Development Plan (“Development Plan” or “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 the project is approved, the
AASP will be updated to reflect the information included in the Development Plan. The purpose
of this review by the Planning Commission is to consider and make a recommendation to the
City Council regarding the EIR, proposed Development Plan, AASP update, and related
entitlements.
1.0 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. Table 1 shows land
use information for the site.
Table 1. Site Information
Site Size ~150 acres
Present Use & Development Agriculture (zoned Business Park and CO/S-SP)
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
2.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review and provide input on the Public Hearing Draft
Development Plan and related entitlements, including an update to the Airport Area Specific
Plan, as well as a General Plan Amendment, Rezone, Development Plan, Vesting Tentative Tract
Map, Development Agreement, and the Final EIR, which addresses these project entitlements.
The Commission will make recommendations to the City Council on certifying the Final EIR
and various project entitlements as shown in the Resolution to be attached as part of the July 12th
staff report.
3.0 PREVIOUS PLANNING COMMISSION AND CITY COUNCIL REVIEW
The Planning Commission has previously considered the project on five occasions following an
initial pre-application meeting in 2014, once to take input on the scope of the Draft EIR, twice to
PC1 - 2
review a preliminary version of the Development Plan, and twice during the Draft EIR public
review period. The City Council has considered the project one time, at the outset of the LUCE
update process, at which time it authorized processing the development application, thereby
initiating the overall planning process. These meetings, hearings, and workshops are
summarized below:
Planning Commission
August 26, 2015. The Planning Commission held a public scoping meeting to take input
on the scope of the Draft EIR to be prepared for the project.
February 24, 2016. The Planning Commission received a presentation regarding an
overview of the Development Plan, and provided conceptual input to the applicant
regarding a portion of the Plan, focusing on land use, airport safety, agricultural buffers,
and design. No formal action was taken at that time.
March 9, 2016. The Planning Commission continued reviewing the Development Plan,
providing conceptual input to the applicant regarding the remaining portions of the plan,
focusing on circulation and infrastructure issues. No formal action was taken at that time.
December 14, 2016. The Planning Commission held a public hearing on the Draft EIR,
taking public testimony on the document, and providing input for consideration in the
Final EIR.
January 11, 2017. The Planning Commission held a public hearing on the Draft EIR,
taking public testimony on the document, and providing input for consideration in the
Final EIR.
City Council
September 20, 2011. At the initiation of the LUCE update, the City Council authorized
the Avila Ranch Development Plan application for processing and CEQA review.
4.0 PREVIOUS ADVISORY BODY REVIEW
The project has been considered before various City advisory bodies to review specific aspects of
the proposed project that relate to their purview. The following summarizes the different
advisory bodies that have considered the project, when these reviews occurred, as well as the
purpose and outcome of these meetings:
Bicycle Advisory Committee (BAC)
September 17, 2015. The BAC reviewed a preliminary version of the Development
Plan, and provided comments on the bicycle planning provisions included in the
document.
PC1 - 3
November 19, 2015. The BAC provided comments on the updated bicycle planning
aspects of the Development Plan that responded to previous input received in September
2015. The BAC conceptually concurred with the Development Plan as presented.
Parks and Recreation Commission (PRC)
September 2, 2015. The PRC reviewed the proposed parks and recreation components
of the draft Plan, and provided comments on these asp ects of the project. As a result of
this review, the Plan was modified to address PRC concerns related to park functionality,
bike connectivity, parking and landscaping.
November 4, 2015. The PRC reviewed the revised proposed parks and recreation
components of the draft Plan, based on comments from September 2, 2015. The PRC
concurred that the revised park and recreation concepts were appropriate for incl usion in
the Development Plan.
January 4, 2017. The PRC reviewed the proposed parks and recreation components of
the Development Plan as revised, for the purpose of determining conformity with
applicable General Plan policies. The PRC determined that the proposed park proposal,
included related facilities, would be consistent with applicable General Plan policies.
Architectural Review Commission (ARC)
February 1, 2016. ARC reviewed the draft Design Guidelines in the Development Plan.
At that time, the ARC provided the applicant team direction on the structure and content
of the Design Guidelines, architectural styles, and neighborhood form.
June 19, 2017. The applicant team addressed ARC concerns raised in February 2016 in
an updated version of the Design Guidelines. Staff will update the Planning Commission
on the ARC’s action at the June 28th meeting. The ARC’s recommendation on the
Design Guidelines will be forwarded to the City Council and incorporated into the
Development Plan.
Airport Land Use Commission
Because the project site is within the airport review area, it required Airport Land Use
Commission (ALUC) review, and a determination of consistency with applicable Airport Land
Use Plan (ALUP) policies. To that end, the ALUC considered the project as follows:
December 21, 2016. The ALUC reviewed the project, and determined that the project
was consistent with the ALUP, with conditions related to limiting the development to
720 dwelling units, non-residential density to 93 persons in the S-1b safety zone, FAA
review of tall structures that may be considered, appropriate noise mitigation, restrictions
on uses that may interfere with airport operations, avigation easements, and appropriate
disclosures for future residents. See Attachment 1 for a list of these conditions. The
applicant subsequently updated the Development Plan and Vesting Tentative Tract Map
to address these conditions, which is the version of the project currently being
PC1 - 4
considered by the Planning Commission. These changes did not affect the analysis or
conclusions of the Final EIR.
5.0 PROJECT MODIFICATIONS FROM ADVISORY BODY REVIEW OR THE EIR
The Avila Ranch Development Plan is substantially modified from the original version of the
Plan submitted in December 2015, which formed the basis of the Project Description in the Draft
EIR. The updated Plan includes a greater level of detail than the original version, including
additional environmental protections, provisions and regulations to reduce environmental
impacts identified in the EIR for the Project, and additional provision to address anticipated
changes in environmental regulations. It also responds directly to direction received from the
Planning Commission and other advisory bodies described in Sections 3.0 and 4.0 of this staff
report.
The updated Plan is described and analyzed in detail as the “Mitigated Project Alternative” in
Section 5.4.2.2 of the Final EIR, which identifies it as environmentally superior to the originally
proposed project.
These changes associated with the updated Plan, and comparison to the original December 2015
plan, are described in greater detail on pages 1-5 of the Development Plan. The following
summarizes the major modifications and key improvements to the Development Plan based on
direction from the Planning Commission, various advisory bodies, input received from the
public, and mitigation measures included in the Final EIR:
Improved Flexibility and Affordability in Residential Design. In the R-2 medium density
area, a “Pocket Cottage” setting would be introduced for up to 76 units. The Pocket
Cottage units would have smaller floor plans to address affordability, and would have
wider open spaces in the front yards. The planned R-3 medium-high density residential
area would now include a centralized park, and a “duplex” configuration that would offer
larger unit sizes to provide for a wider range of unit sizes, which could result in increased
affordability to a wider range of prospective buyers.
Commercial Design to Minimize Traffic and Parking Impacts. The updated
Development Plan would allow a broader mix of uses in the Town Center to potentially
reduce the number of offsite trips that may be generated. General retail store square
footage would be limited to 7,500 sf, and individual stores would not be allowed to
exceed 1,800 sf. The Town Center would be limited to neighborhood serving uses only.
It would also provide parking for the Neighborhood Park, and for the Tank Farm Creek
Bike Path (as a trailhead), as well as for special events in the adjoining parks and park
structures such as weekly farmers markets, neighborhood movies and other neighborhood
gatherings.
More Contiguous Open Space. The size and configuration of open space areas would
change, resulting in more contiguous open space with open space concentrated in and
adjacent to the 300-foot wide buffer along Buckley Road, along the creek, and in the
northeast and southeast corners of the site.
PC1 - 5
Improved and More Detailed Parks Plan. More specific designs were prepared for the
parks and recreation areas of the project and the number and size of the parks was
increased. Park distribution and layout would change and park acreage has increased
from 16 to approximately 18 acres in a total of nine parks. The Plan now reflects the park
facilities approved by the Parks and Recreation Commission. The project has received
approval for the design of the public parks and open space in Phases 1-3 and has received
conceptual approval for the public parks and open spaces in development phases 4-6.
Enhanced Pedestrian and Bicycle Connectivity. These changes include narrower vehicle
lanes and wider bike lanes on internal streets. Vehicle lanes have been narrowed to 10
feet while bicycle lanes have been widened to a full 8-foot buffered bike lane standard.
These buffered bike lanes occur on all internal major streets, including Earthwood,
Venture, Jesperson and Horizon. Special at-grade “speed table” pedestrian street
crossings have also been included. These provide for traffic calming and a continuous
walking experience. Finally, pedestrian through connections have been specified along
and between residential blocks. This results in a pedestrian intersection density of over
500 intersections per square mile, which exceeds the standard established by LEED and
the Smart Growth Coalition.
Vehicular Circulation Modifications. Primary internal circulation has not changed but
neighborhood street layout in Phases 3 and 4 has changed substantially in response to the
new land use plan and drainage modifications. Phase 5 streets would be modified to
reflect the inclusion of alley units with common open space. Minor changes have been
made to comply with the City’s adopted street design criteria. Additional circulation
improvements have been included in the project to address EIR issues, including the
extension of Horizon Road to Suburban Road as part of Phase 4 (and the improvement of
pedestrian and vehicle improvements).
Energy Efficiency. Many “green” modifications have been added to the project to
address impacts identified in the Final EIR, and to address prospective changes in the
State and local building codes. These include:
o Building energy efficiency standards that will enable the project to comply with
the “net zero” energy requirements that are anticipated in the 2019 building code.
o Shared Mobility strategies would be included to reduce the necessity for
additional vehicles for each family.
o Transit usage would be encouraged by extension of Route 2 to the project site as
provided in the plan, plus information and/or incentive packages for transit
ridership.
o To comply with the anticipated 2019 building code changes, there are special
energy-saving design requirements.
Tank Farm Creek Alignment. The previous version of the plan relied upon expected
drainage improvements by Chevron, and the timing of those improvements is now
uncertain. Connecting to the Chevron open space also resulted in the loss of federal and
state wetlands. The revision avoids those impacts while maintaining adequate flood
control.
PC1 - 6
Tank Farm Creek Increased Setbacks. Setbacks have been increased along Tank Farm
Creek so that they are a minimum of 35 feet along at least 90 percent of the corridor, and
no less than 25 feet, the minimum City Zoning Ordinance and Conservation and Open
Space Element standard.
Airport Safety. The project was modified to provide for more contiguous open space, a
longer and wider Reservation Area along the Buckley frontage, an expanded S-1b Safety
Zone to accommodate extension of Runway 7-25, and the elimination of all residential
uses from the expanded S-1b Safety Zone. The project received its final Conformity
Finding from the San Luis Obispo Airport Land Use Commission on December 21, 2016
(Attachment 1).
6.0 CEQA PROCESS
6.1 Determination to Prepare an EIR
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 evaluate the potential environmental impacts of the project and authorized staff to
proceed with sending out a Request for Proposals (RFP) for qualified consultants. After an
interview process, Amec Foster Wheeler 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 August 14,
2015. The Initial Study is included as Appendix A of the Final EIR, while the NOP and
responses to that document are included in Appendix B.
6.2 EIR Scope/Type
The 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 it 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.
6.3 EIR Processing Requirements and Preparation of the Final EIR
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 23, 2016, and was originally set to end on January 11,
PC1 - 7
2017. The comment period was subsequently extended to January 18, 2017. CEQA does not
require that a public meeting be held during the public review period, but does encourage it.
The Planning Commission held two public hearings to solicit input on the Draft EIR, on
December 14, 2016, and January 11, 2017.
Portions of the Draft EIR related to the project’s energy impacts were recirculated for 45
days, from February 21 through April 7, 2017. The City directed the consultants to prepare a
restructured discussion relating to energy impacts, which was incorporated into the Draft EIR
and recirculated for public review and comment. The Recirculated portions of the Draft EIR
include revisions to the portions of the Draft EIR specifically regarding: Section 4.0, Other
CEQA Sections, for readability, clarity, and consolidation of information previously included
in the text and appendices. The portions of the Draft EIR that were modified i ncluded pages
within Section 4.3.3, Energy Conservation. No substantive comments related to this topic
requiring modifications to the Draft EIR were received during the recirculation period.
The Final EIR is a compilation of the Draft EIR, responses to comments to the Draft EIR,
and any changes made as a result of those comments. In some cases, revisions were made to
the Draft EIR to clarify information, data, or intent, or to make minor typographical
corrections or minor working changes. Any changes made to the text of the Draft EIR are
clearly noted in the Final EIR as changes from the Draft EIR.
Although changes were made to the Final EIR, none of these changes represent significant
new information, substantive new analysis, an adverse change of severity related to the
significance of a given impact, or additional mitigation measures. Several mitigation
measures in the Draft EIR were revised as a result of these responses to comments, in order
to clarify or improve their effectiveness.
6.4 Final EIR Conclusions
The Final EIR concludes that the project will result in significant and unavoidable impacts to:
Agricultural Resources – conversion of historically cultivated farmland to urban
development. (Note that this issue was previously evaluated in the Final EIR for both
the AASP and LUCE. As a result of both actions, the site was designated to non-
agricultural uses, and annexed to the City as such. However, the impact addresses the
physical conversion of the land itself, not the pre-existing regulatory change.)
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.
Noise – short-term construction noise.
Transportation and Traffic – impacts to intersection capacities at Buckley Road/SR
227.
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
PC1 - 8
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 aesthetics, air quality,
cultural resources, hazards, hydrology, land use and planning, noise, public services,
transportation, utilities, were also found to be less than significant. Table ES-1 at the
beginning of the Final EIR summarizes the project’s impacts and mitigation measures.
The Final EIR is included in its entirety as a digital attachment to this staff report, available
at the following website:
http://www.slocity.org/government/department-directory/community-development/planning-
zoning/specific-area-plans/avila-ranch
The Final EIR must be certified before or concurrent with an action to approve the proposed
project entitlements.
7.0 GENERAL PLAN GUIDANCE AND POLICY CONSISTENCY
The Avila Ranch Area was designated as a “Special Focus Area” as part of 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 8.1.6, which identifies the
Avila Ranch area as a Special Focus Area (SP-4), subject to policies for the development of a
specific plan and certain broad development parameters and principles. For clarity, the entire
policy is attached to this staff report within the summary of relevant General Plan policies
(Attachment 2).
The project is 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 di scussed at length in
Section 3.8 of the Final EIR, and also included in this staff report as Attachment 2. In short, the
analysis found that the project is consistent with all General Plan policies with prescribed
mitigation measures included in the Final EIR.
8.0 PROJECT SUMMARY AND DISCUSSION
8.1 Project Description Summary
The project is the development of a major new City neighborhood, which will be governed
by a Development Plan within the framework of the existing Airport Area Specific Plan.
Other necessary project entitlements to allow development of the Avila Ranch area
(identified as Specific Focus Area SP-4 in the City’s General Plan) include a Specific Plan
Amendment, General Plan Amendment, Rezone, Development Plan, Vesting Tentative Tract
Map, and Development Agreement.
There are six major project components, the key elements of which are summarized in the
next sections of the staff report, and included as attachments to the staff report, or as links to
PC1 - 9
the City’s website:
Airport Area Specific Plan Amendment
General Plan Amendment
Rezone
Development Plan
Vesting Tentative Tract Map
Development Agreement
8.2 Airport Area Specific Plan Amendment
The proposed project is located within the boundaries of the Airport Area Specific Plan
(AASP), which includes about 1,500 acres in the southern portion of the City. The 150-acre
Avila Ranch area encompasses about 10% of that area. The General Plan Land Use Element
recognizes Avila Ranch as a Special Focus Area (SP-4), anticipating development similar to
what is proposed. However, in order to accomplish that, the AASP would need to be
amended to reflect not only the detailed land use and circulation pattern of the project, but
any policy direction that may arise from the overall project entitlement process. In g eneral,
the amendment is intended to ensure that the Development Plan and Specific Plan are
internally consistent.
The AASP, as proposed for amendment, is included at the following link:
http://www.slocity.org/government/department-directory/community-development/planning-
zoning/specific-area-plans/avila-ranch
Specific Plan Background and Legal Basis
The Airport Area Specific Plan provides a comprehensive land use program for the planning
area along with goals, policies, programs, guidelines and development standards to guide
future public and private actions. These actions relate to the area’s physical developmen t, as
well as the conservation of open space and natural resources. In addition, the Plan includes
detailed information on necessary infrastructure improvements, and a strategy for insuring
the Plan’s implementation. The Plan also provides a mechanism to insure that development
proposed by planning area landowners will be coordinated and occur in an orderly manner.
A Specific Plan is a planning and regulatory tool made available to local governments by the
State of California. By law, specific plans are intended to implement a city or county’s
general plan through the development of policies, programs and regulations that provide an
intermediate level of detail between the general plan and individual development projects. As
vehicles for the implementation of the goals and policies of a community’s general plan,
State law stipulates that specific plans can be adopted or amended only if they are consistent
with the jurisdiction’s adopted general plan.
The authority to prepare and adopt specific plans and the requirements for its contents are set
forth in the California Government Code, Sections 65450 through 65457. Functionally, the
Specific Plan provides a bridge between the City’s General Plan and detailed plans for future
PC1 - 10
development projects within the plan area. It directs all facets of future development within
the area, including:
Designation of land uses;
Designation of required access & circulation features;
Location and sizing of infrastructure;
Phasing of development;
Financing methods for public improvements; and
Establishing standards of development.
The standards contained in the Airport Area Specific Plan have been adopted by ordinance
and are enforceable to the same extent as standards contained in the Zoning Regulations and
other City Codes.
Specific Plan Amendment Components
Key aspects of the Specific Plan Amendment are summarized below.
Discussion of the Avila Ranch Project. Descriptive text throughout the AASP has
been updated to reflect the Avila Ranch project, including the relationship between
the AASP and the Avila Ranch project.
Updated Acreages. Text throughout has been updated to reflect the proposed Avila
Ranch Development Plan, summarized within Table 4-1 of the AASP.
Updated Maps. As appropriate, maps throughout the AASP have been updated to
reflect the Avila Ranch project, including its land use and circulation pattern. Key
maps that have been updated include:
o Figure 4-1. Land Use Designations
o Figure 4.3-b. Sensitive Biological Resources in Avila Ranch Area
o Figure 4-4. Zoning Designations
o Figure 5-1. Creek and Open Space Framework
o Figure 6-1. Circulation Network
o Figure 6-2. Bicycle Plan
o Figure 6-3. Potential Transit Routes
o Figure 6-4. Key to Roadway Cross-Sections
o Figure 7-1. Water Distribution System
o Figure 7-2. Waste Water Collection System
o Figure 7-1. Water Distribution System
Updated Regulatory Information. As appropriate, regulatory and policy information
has been updated to reflect the Avila Ranch project. Notable modifications in the
AASP include:
o Table 4.2. Airport Area Land Use Consistency
o Section 4.1. Land Use Goals
o Section 4.2. Land Use Designations and Zoning
PC1 - 11
o Section 4.3. Land Use Policies
o Table 4.3. Allowed Uses
o Section 4.4. Development Intensity Standards
o Section 4.5. Detailed Area Plan For Compatibility with Airport Operations
o Section 5.0. Community Design – Goals, Standards and Guidelines
o Section 6.1. Circulation and Transportation Goals
o Table 6.1. Primary Circulation System & Functional Classifications
o Section 6.2. Circulation and Transportation Plan
o Table 6.2. Circulation System Improvements
o Section 6.3. Circulation Plan Implementation Programs
o Section 6.4. Circulation Design Guidelines and Standards
o Sections 7.1-7.3. Drainage System, Water, and Wastewater Policies
o Section 7.9. Public Safety
o Section 7.10. Parks and Recreation
Minor Clarifications. The AASP has been updated throughout to clarify language in
order to improve the utility of the document. In some cases, outdated information has
been removed or updated. These changes are not necessarily specific to the proposed
Avila Ranch project, and do not modify the policy intent of the AASP.
8.3 General Plan Amendment
In order to implement the AASP Amendment and Development Plan, a General Plan
Amendment will be needed. The amendment is intended to address the following:
Land Use Map. Update the City’s Land Use Map to reflect the development pattern
included in the Specific Plan;
Circulation Map. Update the City’s Circulation Map to reflect the circulation system
included in the Specific Plan;
Key Text. Update the relevant portions of the General Plan to update statistical data
related to land use acreage and long-term buildout potential.
8.4 Rezone
The Avila Ranch project site’s existing predominantly Business Park zoning would need to
be modified to be consistent with what is envisioned in the General Plan, AASP, and
Development Plan.
8.5 Development Plan
The core of the project is a Development Plan, which addresses future development within
the area, consistent with the amended Specific Plan. This document includes development
standards, land use and circulation parameters, design guidelines, and other policy-level
requirements to guide future development and activity within the area. It is included as an
appendix to the updated AASP, and provides additional detail beyond what is included for
the area in the AASP’s policy framework. Where the AASP is silent on a particular issue
involving this area, standards and guidelines in the Development Plan will prevail.
PC1 - 12
As now proposed, the Development Plan 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; 18 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 Pages 25-36 of the proposed Development Plan. The
Development Plan also calls for community gardens, a bicycle and pedestrian pathway along
the Tank Farm Creek riparian corridor, and bike connections to the Chevron Project to the
north and the Octagon Barn bike facilities to the southwest. Another key feature is the
extension of Buckley Road to South Higuera Street, consistent with what is called for in the
City’s Circulation Element.
Modifications to the Development Plan that arose either from the Final EIR or from previous
advisory body review are described in Section 5.0 of this staff report.
Land Use Framework
The Development Plan is organized into seven land use designations, which are equivalent to
zoning within the area. From a regulatory standpoint, this information is carried forward in
the amended AASP. These include four different residential densities (R-1 through R-4),
Neighborhood Commercial, Open Space, and Park. Figure 1 shows the land use map for the
project, while Table 2 summarizes the proposed land uses and acreages of each. The
following describes each land use component in greater detail.
Residential
The Development Plan includes up to 101 R-1 units, 297 R-2 units, 197 R-3 units and 125 R-
4 units. The R-1 units are proposed to be more typical single-family homes with front-loaded
garages. The R-2 portions of the development obtain access from alleys and common
driveways limiting direct vehicular access points to residential streets. This circulation
design allows many of these R-2 units to front on open space areas or the internal Residential
Collector streets, resulting in attractive landscaped setbacks rather than a series of driveways.
These project circulation features along with attention to enhancing streetscapes and
corridors with landscaping, utilizing interesting architectural features such as front porches,
and maintaining tree covered sidewalks, inviting front porches, and unobstructed views of
surrounding open spaces provide the underlying framework for creating a walkable and
interconnected neighborhood. R-3 and R-4 units are included at locations that take advantage
of adjacent open spaces, and/or proximity to jobs, transit, and shopping.
PC1 - 13
Figure 1. Proposed Avila Ranch Land Use Map
Table 2. Summary of Proposed Development and Residential Product Types
PC1 - 14
Neighborhood Commercial
The Neighborhood Commercial area will allow for 15,000 SF of building area. It will serve
as a focal point and activity center for the project, and will provide shared parking for nearby
open space and parks uses, bicycle parking and storage facilities, public plazas for gatherings
and special events, and transit connections. Because of the nearby retail shopping center on
South Higuera Street, this neighborhood center will focus on small-scale convenience items,
and possibly provide some office space.
Open Space
The Open Space designation is intended to preserve undeveloped or minimally developed
land for preservation of natural resources, production agriculture and public safety. The
LUCE requires that 50 percent of the site area shall be provided in open space, with up to
one-third of that allowed to be provided offsite. For this 150-acre project site, there would be
a minimum requirement of 50 acres of onsite open space, with the remainder to be provided
offsite. As proposed, there are 53 acres of open space proposed onsite, which does not
include parks and recreational facilities. The balance of the required open space, 22 acres,
will be provided offsite through open space or agricultural conservation easements, or
through a fee as established in the AASP. The Avila Ranch Development Plan designates the
following specific areas for open space:
Planning area creeks, to protect and enhance habitat and recreational values;
Agricultural buffer areas outside of the URL along the Buckley Road frontage and the
easterly project boundary. Within the agricultural buffer area along Buckley Road and
outside of the URL, furrows and planted rows should run parallel to the extended
Runway 7-25 centerline, where feasible to enhance aircraft safety;
The ACOS Reservation Space in conformance with the ALUP; and
Tank Farm Creek corridor as a linear park, bikeway and passive recreation areas.
Parks
The project would include 18 acres of designated parkland, which exceeds the estimated
parkland requirement per the General Plan of 16.5 acres (assuming 1 acre per 1,000
population). Proposed facilities include a centrally-located 9.5-acre neighborhood park, as
well as mini-parks, pocket parks and community gardens. Designated Park area does not
include passive open space and recreational trails, which are counted as part of the
designated Open Space.
This neighborhood park will be linked to surrounding neighborhoods, the Tank Farm Creek
riparian corridor and to the regional bikeway system by separated Class I bike paths and
Class II bike lanes, and special pedestrian/bike bridges over Tank Farm Creek. According to
the concept plan approved by the Parks and Recreation Commission, the neighborhood park
will include group BBQs, basketball courts, tot lots, baseball diamonds, soccer fields,
pickleball courts, tennis courts, a dog park, a skate park, and a community meeting pavilion
area.
Eight mini-parks and a pocket park will also serve the neighborhoods. Each will be one-half
to 2.5 acres in size and provide facilities such as community gardens, tot lots, passive play
areas, BBQ and picnic areas, basketball courts, community gardens, dog park, and
PC1 - 15
landscaping. These will serve residents within a two-block radius and fill the few “gaps” in
the coverage for the neighborhood park facilities. The mini-parks will be phased with
adjacent residential development to provide park facilities for future residents near their
homes.
Circulation Framework
Pages 71 through 80 of the Development Plan describe the Circulation Framework for the
project. There are five major circulation features envisioned as part of the project:
1. Extension of Buckley Road from Vachell Lane to Higuera Street;
2. Connection of a 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;
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; and
5. Extension of Jesperson Drive from Buckley into the project site, with the eventual
extension of it offsite to connect to Suburban Road via Horizon Lane.
A vehicle bridge and two pedestrian bridges are planned over Tank Farm Creek to
connect the neighborhoods on either side of the creek. In addition, an eastbound bike
bridge is planned on the south side of Buckley to provide two-way bike connectivity
along Buckley Road.
Figure 3 shows the Circulation Plan, and specifically how these key circulation features
guide the layout and arrangement of proposed land uses.
PC1 - 16
Figure 3. Proposed Circulation Plan
Streets and Roadways. The General Plan identifies the need to add north-south
collector roads between Tank Farm Road and Buckley Road. The extension of
Earthwood Lane south of Suburban Road to the Avila Ranch project and the extension of
Jesperson north of Buckley Road to the northern project boundary are intended to address
this need. Certain north-south connections envisioned under the Airport Area Specific
Plan will be completed as part of the Unocal/Chevron project, notably the extension of
Horizon Lane to Suburban Road.
Figures 27-30 of the Development Plan (pages 73 to 77 in the Development Plan) show
the proposed City standard street sections that are to be used for the project. Collectors
are intended to be 60 feet wide with two 10-foot travel lanes, two 8-foot Class II bike
lanes, and 5-foot wide sidewalks separated by a 7-foot wide landscaped area. Buckley
Road will be improved as shown in Figure 27 of the Development Plan.
Recommendations from the Final EIR and related traffic study are included in the
Development Plan, and described in greater detail on pages 78-79 of that document.
Transit. The Project proposes two new transit stops on the site, one on Earthwood
Lane north of Venture Drive (in Phase 1), and the second at the Town Center Plaza (in
PC1 - 17
Phase 4). The project site will also be served by bus service from the San Luis Coastal
Unified School District.
Bicycle Circulation. The City’s Bicycle Transportation Plan proposes a
comprehensive system of on-street and off-street bicycle facilities in and around the
project site. The Development Plan includes the following bicycle and pedestrian
facilities to implement the Bicycle Transportation Plan:
Class I multi-use path on the north side of Buckley Road along the project
frontage;
Class I multi-use path along Tank Farm Creek through the project site;
Class II bike lanes on Buckley Road along the project frontage and to South
Higuera Street;
Class II bike lanes along the project’s frontage on Vachell Lane;
Class II bike lanes along collector roads within the project site; and
Sidewalks on both sides of collector and local roads within the project site.
The ultimate alignment of some of the Class I bike paths south of Tank Farm Road will
need to be determined as part of the plans to develop the Chevron property. However, the
AASP and proposed Development Plan illustrate their conceptual alignments.
Class I bicycle paths and Class II bicycle lanes within the project area will be designed to
meet or exceed the minimum standards established by the California Department of
Transportation Highway Design Manual and the City of San Luis Obispo design
standards. Class I paths are to be a minimum of 12 feet in width with two-foot shoulders,
except in hillside areas where grading would cause visual impacts or along creeks where
space is limited. Class II bicycle lanes are to be at least 6.5 feet wide under normal
circumstances, according to the design criteria of the Bicycle Master Plan (BMP). For
Buckley Road and Vachell Lane, Class II facilities will be at least 8 feet wide. The
project’s Residential Collectors bicycle lanes are planned to be 8 feet wide and
“buffered” (instead of the BMP standard of five feet for that condition), as shown in
Figure 28 of the Development Plan. In cases where the facilities are located in the
County (e.g., Buckley Road), Class I and Class II facilities will be designed in
accordance with County design standards.
An important link in the regional bikeway system is along Buckley Road. This bikeway
will eventually connect to Higuera Street and the San Luis Obispo City Bob Jones Trail
trailhead at the Octagon Barn site. Because of physical constraints and the ex tent of
construction, the amount of roadway available for bike traffic varies between Broad and
Vachell. These constraints include the bridges across Tank Farm Creek and the East Fork
of San Luis Creek. The Bicycle Transportation Plan provides for Class II bike lanes and
Class I bike paths along the corridor, and continuing to Higuera Street.
Pedestrian Circulation. Pedestrian circulation will be accommodated by street
design standards that include sidewalks on both sides of the street for most classifications
of streets within developed areas, and off-street, multi-use paths along streets adjacent to
open space areas, and network of multi-use, Class I facilities that will connect to the
PC1 - 18
street system within the planning area as well as existing and proposed facilities out-side
of the Airport Area.
Traffic Study Recommendations. Recommendations from the Final EIR and related
traffic study are included in the Development Plan, and described in greater detail on
pages 78-80 of that document.
Infrastructure Framework
Pages 82 through 89 of the Development Plan describe the Infrastructure Framework for
the project. The key aspects of this discussion are summarized below.
The proposed project will provide the needed utilities infrastructure to provide City
services to the site, including:
Domestic Water. Existing City water main facilities slated to serve the site
consist of an 18-inch main in South Higuera Street and an existing 12-inch main
in Suburban, and new potable and recycled water mains in Earthwood. Providing
adequate domestic and fire flows to the Avila Ranch project will require extension
to the new lines in Earthwood and eventual looping of the system. Main lines
within the project will be looped through the individual phases to provide required
flows and redundancy.
Recycled Water. New facilities to serve the Avila Ranch project will be extended
from the existing line in Earthwood. Figure 31 of the Development Plan shows
the planned locations of the potable water and recycled water main lines.
Approximately 82 percent of irrigation demand for the project site will be met
with non-potable recycled water, a total of 57.7 acre feet of recycled water.
Sewer System. The Avila Ranch property lies downstream of the existing Sewage
Treatment Plant, requiring a system of force mains and/or lift stations to transport
flows to the gravity lines that feed the plant. As part of the Avila Ranch project, a
pump station will be constructed near the intersection of Vachell and Buckley to
move flows to the north. This force main will run through Earthwood with
eventual disposition into a gravity main in Suburban or Short Street. The Avila
Ranch project proposes to construct a system of gravity lines within the project to
transport flows to the proposed pump station and construct a force main system to
transport those flows back up through the site, across an adjacent parcel to
Suburban Road and easterly in Suburban to a point where a gravity line can be
constructed to extend northerly to tie to the existing main line in Tank Farm Road
which feeds into the Tank Farm Lift Station.
Dry Utilities (electricity, gas, telecommunications). PG&E will provide
underground extensions from existing facilities, from overhead lines along the
west side of Vachell, and along the south side of the Suburban properties to the
north. Final requirements need to be confirmed with PG&E. Cable TV/Phone
facilities exist along Vachell Lane and are planned to be extended to serve the
PC1 - 19
site. Southern California Gas Company has an existing 16-inch high-pressure
main line that extends southerly in Vachell and easterly in Buckley. It is
anticipated that service for the Avila Ranch project will originate from this 16-
inch line, and will include the installation of pressure reducing stations to be
designed by SoCal Gas.
Drainage Facilities. The project would be subject to Low Impact Development
(LID) requirements as set forth by the Regional Water Quality Control Board.
Runoff will be directed to vegetated facilities that are intended to retain and
infiltrate the runoff from events up to the 95th percentile 24-hour rainfall event.
For larger events, these vegetated facilities will overflow into standpipes that
connect to storm drain conveyance pipes that discharge to Tank Farm Creek.
The approach to stormwater management for the portions of the proposed Avila
Ranch development depends to some extent on the planned remediation of the
Tank Farm site being completed prior to the completion of the Avila Ranch
development. However, considering the possibility of delays, Avila Ranch will
enter into an agreement with Chevron to perform earthwork described in their
remediation plan if that work is delayed to a point when it is necessary for
development of the Avila Ranch project.
Please refer to pages 85 to 89 of the Development Plan for additional details
regarding the approach to stormwater conveyance.
Project Phasing
Overall development will occur in six phases, the timing of which will largely be guided
by market factors. Detailed phasing information is included on pages 34-36 and 80-81 of
the Development Plan. Figure 4 shows the proposed project phasing, while Table 3
summarizes the key proposed circulation and infrastructure improvements associated
with each phase:
Table 3. Proposed Development and Infrastructure Phasing
Phase Proposed
Development
Proposed Circulation and Infrastructure
1 179 R-2 units
2.9 acres of parks
Buckley Road frontage improvements in phase boundary
Venture Road extension on phase frontage
Extension of Earthwood to Suburban (with Class II bike lane)
Roundabout at Venture and Earthwood
Signal and turn improvements to Suburban and Higuera
Turn restrictions at the Vachell Lane/S. Higuera Street
intersection, prohibiting left turns into and out of Vachell Lane
Westbound approach to the S. Higuera Street/Suburban Road
intersection would be restriped to provide a left-turn lane and a
shared left/right turn lane.
Class I bike path from Vachell to Octagon Barn (if possible)
Class I bike path from Class II diversion on Buckley to Vachell
PC1 - 20
Table 3. Proposed Development and Infrastructure Phasing
Phase Proposed
Development
Proposed Circulation and Infrastructure
Class II bike lane bridge on south side of Buckley at Tank Farm
Creek
Ped/bike improvements to Earthwood between Venture and
Suburban
Ped/bike improvements to Suburban between Venture and
Earthwood
Transit stop on Venture
Sewer pump station and force main
Potable and recycled water facilities
Dry utilities to development phase
2 29 R-2 units
1.3 acres of parks
Buckley Road extension from Vachell Lane to Higuera Street
Left turns to and from Higuera and Vachell will be restricted
Class I and II bike facilities on Buckley to Higuera
Class I bike lane from Earthwood to Venture
Wet and dry utilities to development phase
3 89 R-2 units
125 R-4 units (24 of
which will be
inclusionary)
0.8-acre mini park
Completion of Horizon Lane (but not the offsite extension to
Suburban)
R-4 to include 1-acre dedication to affordable housing provider
for 30 inclusionary housing units
Wet and dry utilities to development phase
4 197 R-3 units (18 of
which are deed-
restricted for low to
moderate income)
9.5-acre neighborhood
park
0.9-acre mini park
Completion of Jesperson to Buckley Road
Horizon Lane north of Venture to Suburban
Vehicle/Pedestrian bridge from Venture to Jesperson
Ped/bike improvements on Suburban between Horizon and
Earthwood
Class I bike path along Tank Farm Creek
Wet and dry utilities to development phase
5 101 R-1 units
2.6 acres of parks
Wet and dry utilities to development phase
Portion of the open space/buffer in this phase
6 Town Center
Commercial
Wet and dry utilities to development phase
Remaining project frontages
PC1 - 21
Figure 4. Proposed Project Phasing
Project Financing Strategy for Major Infrastructure
Chapter 8 of the Airport Area Specific Plan will be updated to include a note to the reviewer,
as follows:
This chapter of the Airport Area Specific Plan is pending updates to address
residential and retail fees for the Avila Ranch Project. Revisions to this chapter
are forthcoming following completion of a comprehensive update of the City’s
Development Impact Fee Program.
A draft Public Facilities Financing Plan (PFFP) update has been prepared for the Avila
Ranch project. The information provided through this analysis shows that the overall fee
program for the Airport Area, with residential uses added, can support the cost of
infrastructure needed to support build-out of the Airport Area.
Chapter 8, however, will not be updated at this time so that a single, comprehensive update to
the PFFP can be accomplished following the conclusion and a full analysis of development
funding required to meet the City’s infrastructure needs that is currently in progress.
Specifically, this chapter cannot be fully updated until the Citywide Capital Facilities Fee
Program Update (AB1600) is complete. In addition, staff is currently working with the
property owner of Special Focus Area 12 (northwest corner of Tank Farm and Broad Street)
on a major mixed-use project, and is evaluating a proposal by the new owners of the
neighboring Hidden Hills Mobile Home Park to provide additional housing supply. Both
projects are conceptually consistent with the City’s General Plan, however, neither of these
PC1 - 22
projects have been initiated.
In general, the final Chapter 8 will include no changes to the embedded policies and
programs, however, there will be changes to the distribution of costs between different land
uses (e.g. residential, business park, community commercial, manufacturing), and between
areas (e.g. citywide, regional, Airport Area). A comprehensive update is the best way to
identify and implement the most effective strategy for financing infrastructure costs in the
area.
Some or all of the following funding mechanisms could potentially apply to the Avila Ranch
development:
o Development Impact Fees
o Community Facilities District (CFD)
o Enhanced Infrastructure Financing District (EIFD)
o Developer Financing
o Landscape and Lighting District
o Homeowner Association Fees
In general, the Avila 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. The final
infrastructure financing strategy will be based on fiscal and economic studies that examine
the proposed improvements and timing, and refine the financing and fair share mechanisms
needed to deliver a given infrastructure project. In addition, the Development Agreement
will further refine the applicant’s responsibilities and timing for providing various public
improvements that may go beyond the applicant’s fair share.
8.6 Vesting Tentative Tract Map
The project includes a Vesting Tentative Tract Map, which implements the Development
Plan. The map includes details that go well beyond those included in the Development Plan,
including information on lot locations, roadways, drainage, grading, and other information
typically associated with Tentative Maps. The Tentative Map would facilitate development
within the areas it covers. It is intended to be consistent with the Development Plan and thus
the AASP, implementing its policies, zoning standards, and Design Guidelines. The Map
also includes details regarding proposed roadways and circulation improvements.
Conditions of Approval for the project, including the Tentative Map, will be included in a
Resolution to be considered by the Planning Commission at the July 12th meeting. These
conditions will cover issues ranging from fire safety; transportation infrastructure
requirements; dedications and easements; utilities; grading, drainage, storm water, and other
infrastructure requirements; air quality; avigation easements; affordable housing; and natural
resource protection. These are separate from, and in addition to, the mitigation measures that
are included in the Final EIR.
PC1 - 23
Staff’s review of the Tentative Map is that it is generally consistent with the Development
Plan, both in terms of development potential and design. Conditions of approval, when
added, will provide additional clarity and improve the City’s ability to implement the Map.
8.7 Development Agreement
Background and Overview
The City Council authorized City staff to begin a process for the City to enter into a
Development Agreement with the project applicant. A Development Agreement is a legal
tool that allows public agencies to gain public improvements beyond what would either be
required through a typical planning process or the CEQA process to address identified
impacts related to a project. A Development Agreement typically includes the payment of
fees needed to help implement such improvements. In exchange, a project applicant is
provided assurances related to future development, often with respect to timing. A
Development Agreement cannot be implemented unless the necessary underlying planning
entitlements are first approved, in this case, a Specific Plan Amendment, General Plan
Amendment, Rezone, Development Plan, and Vesting Tentative Tract Map.
Project Approach and Development Agreement Concept
For this project, a Draft Development Agreement will be prepared. At a future meeting, the
Planning Commission will be requested to provide feedback and a recommendation on the
Development Agreement before it is presented to the City Council. This Development
Agreement represents the tentative agreement between the applicant and the City on
important areas related to the phased and orderly development of the property.
The Development Agreement works in parallel to other entitlements, and in the case of Avila
Ranch, the proposed conditions of approval require its approval with a detailed infrastructure
financing plan before certain portions of the entitlement can take effect. The Development
Agreement would not change the development parameters included in the Specific Plan, but
would fine-tune their implementation, building on the Conditions of Approval associated
with the Vesting Tentative Tract Map.
Legal Basis for the Development Agreement
A Development Agreement is a contract between a developer and a city (or county) in which
the city provides the developer with vested development rights for a defined period of years
in exchange for the developer providing “extraordinary” public or “community” benefits that
exceed what would otherwise be permissible by law, i.e. the land use regulation “police
powers” delegated to local government by the State of California.
Development Agreements are a unique planning tool authorized by statute pursuant to
Government Code section 65864 – 65869.5. A Development Agreement is an agreement
between the City and a property owner in which the parties agree to “freeze” all rules,
regulations, and policies that are place as of the execution of the agreement (Gov. Code
Section 65866; Santa Margarita Area Residents Together v San Luis Obispo County Bd. of
Supervisors (2000) 84 CA4th 221). The Development Agreement structure, because it is a
voluntary negotiation process between a developer and cit y, may also allow a city to
negotiate developer concessions or contributions that it could not otherwise obtain from a
PC1 - 24
developer through normal exactions or conditions of approval.
In some circumstances, Development Agreements can provide both greater flexibility and
greater certainty in the development of large or complex projects. However, it should be
noted that Development Agreements are legislative acts and subject to referendum, so the
flexibility afforded by the tool is limited by community values.
Planning Commission Development Agreement Review
Although not completed for the current Planning Commission hearings, a Development
Agreement will be available for subsequent Planning Commission review, likely in August
2017. The reason that a term sheet is not being brought forth at this time is that the
applicant’s requests are relatively straightforward, and while the complexity of delivering
infrastructure is less in terms of overall cost, the developer has tentatively agreed to shoulder
a larger portion of costs than their fair share. At that hearing, the Planning Commission will
be required to make the following findings (17.94.100) when making a recommendation to
the City Council.
17.94.100 Planning commission hearing and recommendation.
The commission shall consider the proposed development agreement and shall make its
recommendation to the council. The recommendation shall include whether or not the
proposed development agreement meets the following findings:
A. The proposed development agreement is consistent with the general plan and
any applicable specific plan;
B. The proposed development agreement complies with zoning, subdivision and
other applicable ordinances and regulations;
C. The proposed development agreement promotes the general welfare, allows
more comprehensive land use planning, and provides substantial public
benefits or necessary public improvements, making it in the city’s interest to
enter into the development agreement with the applicant; and
D. The proposed project and development agreement:
1. Will not adversely affect the health, safety or welfare of persons living or
working in the surrounding area;
2. Will be appropriate at the proposed location and will be compatible with
adjacent land uses; or
3. Will not have a significant adverse impact on the environment. (Ord. 1134
§ 1 (part), 1989)
9.0 ANALYSIS OF KEY PROJECT ISSUES
9.1 Mitigated Project Alternative vs. Originally Proposed Project
The Avila Ranch Development Plan is substantially modified from the original version of the
Plan submitted in December 2015, which formed the basis of the Project Description in the
Draft EIR. The updated Plan includes a greater level of detail than the original version,
including additional environmental protections, provisions and regulations to reduce
environmental impacts identified in the EIR for the Project, and additional provision to
PC1 - 25
address anticipated changes in environmental regulations. It also responds directly to
direction received from the Planning Commission and other advisory bodies described in
Sections 3.0 and 4.0 of this staff report. Please refer to Section 7.5 of this staff report for a
discussion of the differences, which in general cover these topics:
Improved Flexibility and Affordability in Residential Design
Commercial Design to Minimize Traffic and Parking Impacts
More Contiguous Open Space
Improved and More Detailed Parks Plan
Enhanced Pedestrian and Bicycle Connectivity
Vehicular Circulation Modifications
Energy Efficiency
Tank Farm Creek Alignment
Tank Farm Creek Increased Setbacks
Airport Safety
In general, staff’s analysis is that the revised Development Plan, based on the Mitigated
Project Alternative, is superior to the originally proposed project. As noted in the Final EIR
(Table 5-25), it would result in comparatively fewer impacts for the following issue areas:
biological resources, hydrology and water quality, transportation, and utilities. It would also
reflect and be consistent with key input from key advisory bodies, includi ng the Parks and
Recreation Commission and Bicycle Advisory Committee. The Plan also addresses key
input from the Architectural Review Commission. Most crucially, however, the updated
Plan was determined to be consistent with the Airport Land Use Plan by the Airport Land
Use Commission.
9.2 Agricultural/Open Space Preservation
Land Use Element Policy 8.1.6 requires that 50% of the site area remain in agriculture or
open space. The policy allows that up to one-third of that requirement could be
accommodated at an offsite location.
As described in Section 7.5 of this staff report, for this 150-acre project site, there would be a
minimum requirement of 50 acres of onsite open space, with the remainder to be provided
offsite. As proposed, there are 53 acres of open space proposed onsite, which does not
include parks and recreational facilities. The balance of the required open space, 22 acres,
will be provided offsite through open space or agricultural conservation easements, or
through a fee as established in the AASP.
With the exception of a buffer strip at the southern and eastern site boundaries, t he entire site
is currently zoned for Business Park. The proposed Development Plan would expand the
amount of onsite designated Open Space, especially in the eastern portion of the site. This
would not only help meet General Plan requirements, but would be an important
consideration in achieving consistency with the Airport Land Use Plan.
PC1 - 26
The General Plan allows either designated Open Space or Agriculture to fulfill the intent of
Policy 8.1.6. However, other General Plan policies are more directly focused on the
preservation of agriculture, especially prime agriculture.
Although the site has historically been cultivated with barley, wheat, safflower, and beans,
agricultural productivity is limited by availability of irrigation water and soil type. By
acknowledging the Project site’s limited productivity, the LUCE and AASP designated the
area for urban development with requirements for conservation and replacement of prime
agricultural land as appropriate.
The Project would result in the conversion of 71 acres of prime agricultural land to non-
agricultural use (68 acres within the Project site and 3 acres within the Buckley Road
Extension property). As required under Land Use Element Policy 8.6.3 and AASP Policy
3.2.18, the Applicant must dedicate open space land or, pay in lieu of fees for acquisition of
agricultural land at a ratio of no less than 1:1. The Project will dedicate 10 acres of prime
soils onsite and would be required to conserve an additional 71 acres of farmland for offsite
agricultural conservation. See Section 3.2, Agricultural Resources for additional information
regarding agricultural land protection in the urban reserve/greenbelt.
Conservation and Open Space Element Policy 1.9.2 allows development on prime
agricultural land if the development contributes to the protection of agricultural land within
the City URL. The Project would convert prime farmland and is therefore subject to
mitigation under Policy 1.9.2. Proposed mitigation measure Mitigation Measure AG-1
would satisfy the criteria of Policy 1.9.2, therefore making the Project consistent with this
policy after mitigation. However, the Final EIR acknowledges that while implementation of
Mitigation Measure AG-1 would satisfy City policy, it would not fully mitigate physical
impacts to prime soils, since the lost agricultural land could not be replaced or recreated.
Thus, this is considered a Class I impact for which a Statement of Overriding Considerations
pursuant to CEQA Guidelines Section 15093 must be made if the project is to be approved.
9.3 Housing Affordability and Density Bonus Provisions
Affordable housing (below market-rate) is an important complement to the area’s workforce
and other market rate housing. Accordingly, the City’s Municipal Code (Chapter 17.91) and
General Plan Housing Element (Goal 2, Appendix N: Table 2 and Table 2A) include
inclusionary housing requirements for new developments. Further, the City’s Municipal
Code (Chapter 17.90) and General Plan Housing Element (Section 3.30) provide incentives
for affordable housing construction.
The Avila Ranch Development Plan proposes 700 residential units per the City’s Land Use
and Circulation Element (LUCE) policies, as well as potentially 20 additional units that
might be obtained through state density bonus law. There is no actual density bonus
application on file with the City, but the added units were included for infrastructure
planning and impact analysis purposes. A total of 720 units are thus being proposed, with
the City’s inclusionary residential housing requirements being met within the first 700 units.
The provision of affordable housing to meet the Inclusionary Housing Requirement allows
the applicant to request a density bonus through the City’s Affordable Housing Incentive
PC1 - 27
Ordinance, which is consistent with State law. The actual number of density bonus units
may vary, but based on the applicant’s profile of inclusionary units, this assumption seems to
reasonably cover the additional units.
The project will address housing affordability in several ways, most notably through the
design itself, which includes cluster development and many medium and high density
housing units (197 R-3 units and 125 R-4 units), as well as R-2 units that have floor areas
that are well below the typical average for single-family detached units in the community. In
addition, inclusionary housing will be addressed through a combination of affordable
housing deed restrictions on some low and moderate-income units to be constructed by the
applicant, and land dedication where inclusionary housing units will be constructed by
affordable housing developers. The following highlights are summarized from the
Development Plan:
Mix of Residential Densities and Small Lots. There is an intentional mix of
residential densities in the Avila Ranch project that includes a range of R-1 lot sizes,
R-2 “four-packs”, “six-packs”, and “eight-pack” cluster units, and R-3 and R-4
multifamily dwellings, with an emphasis on smaller lot, higher density units. R-2
small lot single-family detached units comprise over forty percent of the residential
units (with living areas ranging from 1,050 SF for a 2B/1B unit to 2,200 SF 3B/2B
unit), and medium density and above units will comprise over 85 percent of the units
in the project. The average unit size across the entire project is less than 1,500 square
feet.
Pocket Cottage Units. The Plan includes 76 “Pocket Cottage” units, which are
intended to meet the needs of young professionals, empty nesters and young families.
They are smaller in scale and have floor plans ranging from 1,000 to 1,200 square
feet in 2BR/2B and 3BR/2B configurations. These units were added by deleting “six
pack” cluster units that had average dwelling sizes, and substituting “eight -pack”
units with small square footages. This change was in response to Planning
Commission and community comments to provide more income and demographic
diversity within the R-2 neighborhoods. These units, like the other cluster units, are
arranged around a common landscaped courtyard, and will have access from a
common driveway. These smaller units also have a one-car garage and an adjacent
uncovered guest parking space.
R-3 Units and Inclusionary Housing Requirements. The project includes 197 R-3
multifamily units on 11 acres that range in size from 700 square foot for-sale and for-
rent studios to 1,750 square foot duplexes. The R-3 portion will include 6 for sale
inclusionary housing units for low-income buyers, and 12 for sale units to moderate-
income buyers pursuant to the City’s guidelines.
R-4 Housing and Affordable Housing Development. Finally, the project will include
a substantial number of apartment units that are near employment and shopping at
Suburban and Higuera. The R-4 apartment portion of the project will be directly
served by an on-street transit stop and will be within walking distance of nearby
shopping. A one-acre portion of R-4 project will be dedicated to an affordable
PC1 - 28
housing provider (either Lot 301 or Lot 302 of the VTM) to address the local need
for lower income housing and to satisfy, in part, City affordable housing
requirements. The site will accommodate 24 2BR dwelling units plus a density bonus
as provided in Chapter 17.91 of the Municipal Code. Unit sizes in the R-4 apartment
portion will range from 550 square foot studios to 1,150 square foot units for larger
families. This site will be improved in Phase 1 of the project, to allow for the
completion of more affordable units early in the development process.
Overall, the project will provide a total of 30 low-income and 12 moderate-income
inclusionary units compared to the city’s requirement for 9 low-income units and 18
moderate-income units. This affordable housing requirement is consistent with the
adjustments permitted by Housing Element Table 2A, and the City’s Inclusionary Housing
Ordinance recognizes the intention to provide higher density housing and smaller unit size.
9.4 Airport Land Use Plan Consistency
Because a portion of the Specific Plan area lies within restrictive safety zones associated with
the San Luis Obispo County Airport, it was subject to a consistency determination by the
Airport Land Use Commission (ALUC) relative to the adopted Airport Land Use Plan
(ALUP). On December 21, 2016, the ALUC found that proposed development within the
Specific Plan was consistent with the ALUP, subject to conditions. The Development Plan
land use plan and Tract Map currently under consideration are consistent with ALUC’s
direction. Please see Attachment 1 for a summary of findings and conditions set forth by the
ALUC in their consistency determination.
10.0 NEXT STEPS
If the Planning Commission recommends approval of the Development Plan and related
entitlements to the City Council, these are the next steps in the process:
City Council Considers Project Approval. The City Council will review the Planning
Commission and Architectural Review Commission recommendations, and consider
project approval.
Planning Commission Review of Development Agreement. If the project is approved, a
draft Development Agreement will be put forth for Planning Commission review. The
Planning Commission’s recommendation will be forwarded to the City Council, which
will consider approval of the document.
AB 1600 Fee Program Update and Community Facilities District Formation. Based in
part on input received at a future joint Planning Commission/City Council workshop, the
City’s AB 1600 fee program will be updated. A CFD will also be formed for the project,
which will require City Council action.
Project Development. Once the Development Agreement is approved, and necessary fee
structures are in place, the City’s approved project entitlements will become effective.
PC1 - 29
10.0 ATTACHMENTS
1. Airport Land Use Commission Consistency Findings and Conditions (page 7 of report)
2. Policy Consistency Analysis (from Final EIR, Section 3.8)
The Avila Ranch Final EIR, Development Plan, Vesting Tentative Tract Map and Airport
Area Specific Plan Legislative Draft are available for review online at the following
location: http://www.slocity.org/government/department-directory/community-
development/planning-zoning/specific-area-plans/avila-ranch
PC1 - 30
AVILA RANCH (AIRPORT AREA SPECIFIC PLAN AMENDMENT)
ALUC December 21, 2016
SAN LUIS OBISPO COUNTY AIRPORT LAND USE COMMISSION
DATE: DECEMBER 21, 2016
TO: AIRPORT LAND USE COMMISSION (ALUC)
FROM: BRIAN PEDROTTI, COUNTY PLANNING AND BUILDING
REFERRING AGENCY: CITY OF SAN LUIS OBISPO
APPLICANT: CITY OF SAN LUIS OBISPO - COMMUNITY
DEVELOPMENT DEPARTMENT
CITY FILE NUMBER: SPEC/ER 1318-2015 (AVILA
RANCH)
PLANNER: TYLER COREY, SENIOR PLANNER
SUBJECT: A MANDATORY REFERRAL BY THE CITY OF SAN LUIS OBISPO (CITY) FOR A
DETERMINATION OF CONSISTENCY OR INCONSISTENCY WITH THE AIRPORT
LAND USE PLAN (ALUP) FOR THE SAN LUIS OBISPO COUNTY REGIONAL
AIRPORT (AIRPORT) FOR PROPOSED AMENDMENTS TO THE CITY’S
GENERAL PLAN, AIRPORT AREA SPECIFIC PLAN (AASP), AIRPORT
COMPATIBLE OPEN SPACE (ACOS) PLAN AND ZONING ORDINANCE MAPS
AND DIAGRAMS (AMENDMENTS) TO IMPLEMENT THE AVILA RANCH
DEVELOPMENT PLAN (PROJECT). THE CITY IS ALSO REQUESTING THAT THE
PROJECT SITE BE CATEGORIZED AS A DETAILED AREA PLAN (DAP).
LOCATION: THE AASP ENCOMPASSES APPROXIMATELY 1,500 ACRES IN THE C I T Y O F
SAN LUIS OBISPO GENERALLY BOUNDED BY PRADO LANE, SOUTH HIGUERA
STREET, TANK FARM ROAD, AND BROAD STREET. THE PROJECT SITE
ENCOMPASSES APPROXIMATELY 150 ACRES AT THE NORTHEAST CORNER
OF VACHELL LANE AND BUCKLEY ROAD. THE PROJECT IS LOCATED IN ALUP
AVIATION SAFETY AREAS S-1B, S-1C, AND S-2.
RECOMMENDATION
Staff recommends that the ALUC:
(1) Determine that the amendments to the City’s General Plan, Airport Area Specific Plan, Airport
Compatible Open Space Plan and Zoning Ordinance Maps and Diagrams to implement the Avila
Ranch Development Plan are consistent with the Airport Land Use Plan for the San Luis Obispo
County Regional Airport based on the findings and subject to the conditions of approval set forth
below.
(2) Approve the Avila Ranch Development Plan as a Detailed Area Plan based on the findings set
forth below.
FINDINGS IN SUPPORT OF CONSISTENCY DETERMINATION:
a) The Amendments are consistent with General Land Use Policies, G-1 through G-3
because: all information required for review of the Amendments was provided by the
City; the Amendments (as conditioned) would not result in any incompatibilities to the
continued economic vitality and efficient operation of the Airport with specific respect
to safety, noise, overflight or obstacle clearance; and since some of the lots affected
by the Amendments are located in more than one noise exposure area or Aviation
Attachment 1
PC1 - 31
AVILA RANCH (AIRPORT AREA SPECIFIC PLAN AMENDMENT)
ALUC December 21, 2016
Safety Area, the standards for each such area will be applied separately to the land
area lying within each noise counter or safety area;
b) The Amendments are consistent with the Specific Land Use Policies for Noise
because the area affected by the Amendments is located within the 50-55 dB CNEL
airport noise contour and development of any extremely or moderately noise-sensitive
uses are allowable and shall meet the requirements of interior noise levels specified in
Table 4 and Section 4.3.3 of the ALUP;
c) The Amendments are consistent with the Specific Land Use Policies for Safety
because the Amendments would not result in a density greater than that specified in
Table 7; the Amendments would not result in a greater building coverage than
permitted by Table 7; and the Amendments would not result in high intensity land uses
or special land use functions;
d) The Amendments are consistent with the Specific Land Use Policies for Airspace
Protection because the City’s Zoning Ordinance regulations limit the height of
structures on the site to 52 feet to the highest architectural feature, and the projected
maximum elevation of any structure on the Project site is 156.7 MSL. Development on
the Project site will not exceed the 200 AGL, or 409 MSL standards lower than the
elevations required for FAA Form 7460 notification and determination. The
Amendments will not permit any structure, landscaping, glare, apparatus, or other
feature, whether temporary or permanent in nature to constitute an obstruction to air
navigation or a hazard to air navigation, as conditioned;
e) The Amendments are consistent with the Specific Land Use Policies for Overflight
because the Project has been conditioned to record avigation easements for each
property developed within the Project site prior to the issuance of any building permit
or minor use permit; and all owners, potential purchasers, occupants (whether as
owners or renters), and potential occupants (whether as owners or renters) will
receive full and accurate disclosure concerning the noise, safety, or overflight impacts
associated with Airport operations prior to entering any contractual obligation to
purchase, lease, rent, or otherwise occupy any property or properties within the Airport
Area;
f) The proposed development within the Project site will not exceed the maximum
building coverage nor increase densities greater than what is allowed per Table 7 of
the ALUP, because the square footage of the space and maximum number of people
per acre do not surpass the requirements set by the ALUP as more fully discussed
below and in the Avila Ranch Airport Compatibility Analysis dated November 2016 and
included with the referral, and will be incorporated into the conditions of approval for
the development permits.
FINDINGS IN SUPPORT OF DETAILED AREA PLAN APPROVAL:
a) The Detailed Area Plan is contained within the Airport Area Specific Plan and has
been referred to the ALUC for a mandatory determination of consistency;
b) The maximum residential density and nonresidential density are indicated in the
Detailed Area Plan and no building, use, or occupancy permit will be issued for any
development which exceeds the established maximum densities of development;
c) The residential and nonresidential densities allowed within the Detailed Area Plan are
in conformance with the Maximum Density of Use (Non-Residential) figures specified
Attachment 1
PC1 - 32
AVILA RANCH (AIRPORT AREA SPECIFIC PLAN AMENDMENT)
ALUC December 21, 2016
in Table 7 of this ALUP, and no Special Function or High Intensity land uses are
proposed, and;
d) All development within the Detailed Area Plan will conform to the Noise, Airspace
Protection, and Overflight Policies of this ALUP.
PROJECT DESCRIPTION
Proposal: Amendments to the City’s General Plan, Airport Area Specific Plan, Airport
Compatible Open Space Plan and Zoning Ordinance Maps and Diagrams to
implement the Avila Ranch Development Plan
DISCUSSION
County staff received the referral from the City on November 22, 2016. Staff determined that all
required information was included with the November 22, 2016 referral package. Thus, pursuant to
Public Resources Code Section 21676(d), the ALUC must determine whether the Amendments are
consistent with the ALUP on or before January 21, 2017 (the regularly scheduled January ALUC
meeting date is January 18, 2017) in order to avoid a default consistency determination.
The Project site, composed of 149.9 acres, was annexed into the City in 2008, following the adoption
of the AASP. At that time, it was given a holding land use designation of Business Park, the same
designation that the County applied to it prior to its annexation. The developer, Avila Ranch, LLC,
(Developer) consulted with the ALUC in April and May of 2015 during agendized discussion items on
the Project which included a presentation and review of a preliminary ALUP Conformity Analysis.
The Project includes several elements:
1. Amendments to the AASP to implement the Avila Ranch Development Plan (2016). The
AASP plan amendments include special regulatory requirements applicable to the Project,
performance standards, and map changes.
2. Amendment of the City’s General Plan land use diagram to reflect the type and distribution of
land uses contained in the Avila Ranch Development Plan and the AASP amendments. The
Circulation Element diagram of the General Plan will also be amended to reflect the
appropriate roadway classifications and bike path network for the Project.
3. Amendment of the City zoning map to reflect the distribution of land uses on the Project site,
as proposed in the Development Plan and the AASP amendment.
4. Amendment of the ACOS Plan to include the Project’s Reservation Area to accommodate
potential emergency landings, and designation of Avila Ranch as a Clustered Development
Zone (CDZ) per ALUP Section 4.4.5.4.
5. A subdivision map for the Project in conformance with the Project’s Development Plan and
the amended AASP.
ACOS
The ALUC has approved an ACOS program in the City. However, as projects expand or new
projects are proposed so does the need for ACOS. The ACOS program is governed by Section
4.4.2.3 of the ALUP (Reserve Space), and must meet the design criteria of Table 6 of the ALUP and
be restricted in perpetuity by deed restriction, easement, or other suitable legal instrument to uses
characterized by low occupancy levels and substantially free of structures. The design criteria focus
on the size, distribution and topography of the reserve space, as well as any obstructions and
agricultural use.
The Developer proposes to amend the City’s ACOS Plan to include the Project’s reserve area,
located north of Buckley Road in the southeast corner of the Project site. The reserve area is 120
feet wide by 1,200 feet long, south of the extended centerline of Runway 7. The orientation of the
Attachment 1
PC1 - 33
AVILA RANCH (AIRPORT AREA SPECIFIC PLAN AMENDMENT)
ALUC December 21, 2016
reserve space follows the Runway 7 approach and departure zone and was chosen due to the
present land use restrictions and the ability of this space to be functionally extended to the west into
the remainder of the property that is outside of the City’s URL. The proposed reserve area is
currently used for safflower, beans and cilantro, is generally flat, and does not appear to include any
obstructions. The reserve space meets the design criteria listed in Table 6.
Detailed Area Plan (DAP)
The Developer has proposed a Detailed Area Plan (DAP) in accordance with Section 4.4.5.3 of the
ALUP. The ALUP lists specific criteria that a DAP must meet, such as indicating that the densities for
both residential and non-residential development allowed at each parcel are in conformance with
Table 7 of the ALUP (see Table A-3 attached). Another requirement is that a DAP contain provisions
sufficient to ensure that all development will conform to polices set forth in the ALUP. The City’s
zoning ordinance which will regulate the uses on the Project site, allows only uses that are consistent
with the ALUP. Section 4.5 of the AASP discusses the Detailed Area Plan for Compatibility with
Airport Operation, and the Developer has proposed additional uses in the Cluster Development Zone,
including “Residential Land,” “Neighborhood Commercial,” and “Major Roadways.”
ALUP 4.4 Specific Land Use Policies: Safety Policies and Density
The Project is located within Safety Areas S-1b, S-1c, and S-2. The objective of the ALUP safety
policies is to minimize the risk to the safety and property of persons on the ground associated with
potential aircraft accidents and to enhance the chances for survival of the occupants involved in an
accident which takes place beyond the immediate runway environment. These policies include a
prohibition of structures within the RPZ, and ensuring a project meets the density, building coverage,
and special land use function requirements. The Project is not located within either the RPZ or
Safety Area S-1a. No residential development is proposed within the S-1b or S-1c; however, 15,000
square feet of neighborhood commercial space is proposed within the S-1b.
The DAP criteria require that the ALUP allowable densities for residential and non-residential uses be
shown in the plan. The AASP currently allows only limited residential development confined to a
small area of Medium-Density Residential for the existing mobile home park off Tank Farm Road,
and therefore it does not contain limits on residential density within Table 4.6 of the AASP. The
Developer has proposed to add residential development to Table 4.6, with an unlimited maximum
residential for Safety Area 2 (S-2).
With approval of an ACOS and DAP, the ALUP allows a maximum of 15 dwelling units per acre in S-
2. With approval of a Clustered Development Zone (CDZ) in S-2, the ALUP allows an unlimited
maximum residential density.
The Developer has proposed a maximum of 15,000 square feet of neighborhood commercial
development. Based on review of the ALUP Table 7 (Planning Requirements and density
adjustments for Land Uses within the Aviation Safety Areas for the San Luis Obispo County Regional
Airport): 1) the maximum building coverage (% of gross area) is not applicable for Aviation Safety
Area S-1b with an approved ACOS; 2) the maximum density of use (non-residential) is 50
persons/acre for Airport Safety Area S-1b with an approved ACOS; and 3) Special Function and High
Intensity Land Uses are not allowed within the Airport Safety Area S-1b. Assuming that the
neighborhood commercial area will be a mix of retail and service uses, the expected non-residential
land use density (Table 8) is approximately 50-75 people. With an acreage of 1.86 acres in the
Neighborhood Commercial, the allowed maximum density of 93 (1.86 acres x 50 people/acre) is
within the allowed density range.
Based on the above information, the Project is consistent with the ALUP safety policies and density
provisions.
Attachment 1
PC1 - 34
AVILA RANCH (AIRPORT AREA SPECIFIC PLAN AMENDMENT)
ALUC December 21, 2016
ALUP 4.3 Specific Land Use Policies: Noise
The Specific Land Use Policies for Noise in the ALUP identify whether a project would permit or fail
to sufficiently prohibit establishment of extremely noise-sensitive land uses within the 60 db contour
or the 55 db contour except for infill, any moderately noise-sensitive land use within the 55 db
contour without mitigation, or any extremely or moderately noise-sensitive use adjacent to an area of
demonstrated noise incompatibility.
The majority of the Project site is within the 50-55 dB Ldn/CNEL contour, except for a small portion in
the northeast corner reserved for parks and open space. No development is proposed outside of the
50-55 db contour. Extremely and moderately sensitive land uses are allowable in the areas outside of
the 55 db contour. Noise monitoring on the site was conducted as part of the environmental review,
and the EIR identified that the noise levels on the site do not exceed the levels projected in the ALUP
and there are no other known noise impacts.
ALUP 4.5 Specific Land Use Policies: Airspace Protection
The construction of tall structures, including buildings and construction cranes – in the vicinity of an
airport can be hazardous to the navigation of airplanes. The FAA, through FAR Part 77, established a
method of identifying surfaces that should be free from penetration by obstructions in order to
maintain sufficient airspace around airports. FAR Part 77, in effect, identifies the maximum height at
which a structure would be considered an obstacle at any given point around an airport. The extent of
the off-airport coverage needing to be evaluated for tall structure impacts can extend miles from an
airport facility. Any tall structure(s) proposed as future development within a project area shall be
reviewed by the Air Traffic Division of the FAA to determine compliance with the provisions of FAR
Part 77.
According to Figure 9 of the ALUP, the Runway 7-25 Approach Surface penetrates the Project site
west of the east property line. The City’s Zoning Ordinance regulations limit the height of structures
on the site to 52 feet to the highest architectural feature, and the projected maximum elevation of any
structure on the Project site is 156.7 MSL. Development on the Project site will not exceed the 200
AGL, or 409 MSL standards lower than the elevations required for FAA Form 7460 notification and
determination.
ALUP 4.6 Specific Land Use Policies: Overflight
The proposed Project is consistent with the overflight policies of the ALUP to ensure that potential
and prospective Airport area land users are provided with sufficient information on the presence and
activity of the Airport and associated noise and safety impacts in order for them to make an informed
decision as to whether or not they wish to live and/or work in the Airport area. Avigation Easements
and Natural Hazard Disclosure Reports are required for real estate transactions in the Airport Area.
An enhanced Avigation Easement is proposed, as well as additional disclosures for the first buyer
and subsequent buyers of homes, standardized deed restrictions and disclosures recorded with the
property, and standard lease conditions for rental properties. The Project has also proposed to
provide an enhanced buyer and renter education tool through cooperation with Airport Management.
Individual projects will be required to provide avigation easements and full and accurate disclosure of
airport operations.
Map Consistency Analysis
The Aviation Safety Area Map (Figure 3) in the ALUP is the original analog map. The Developer has
utilized the analog map in its consistency analysis but has made corrections to show where the
Project is actually located in relationship to the Aviation Safety Areas depicted in Figure 3 and to the
true GIS bearing of Runways 7-25 and 11-29 contained in the Airport Master Plan. Thus, the location
of Safety Areas S-1C and S-1B, as shown on the proposed development plans, is consistent with
both the analog map as well as the textual descriptions of the Airport Safety Areas, i.e. the
Attachment 1
PC1 - 35
AVILA RANCH (AIRPORT AREA SPECIFIC PLAN AMENDMENT)
ALUC December 21, 2016
consistency analysis does not favor the textual descriptions over the analog map (and the additional
information/inferences reflected therein)..
Map Consistency – Avila Ranch Project
Airport Area Specific Plan Amendments
The table below provides a summary of the proposed amendments to the City’s General Plan and
the AASP and how they are applicable to the ALUP. In addition, Attachment 1 graphically shows the
location of the proposed amendments.
Summary of GPA-SPA Proposed Amendments Applicable to Airport Land Use Plan
Amendment ALUP Consistency Assessment
1. Amendments to the Introduction Chapter,
including Relationship to General Plan,
Environmental Review, the Planning
Process, and Organization of the Specific
Plan
No change in density, noise, overflight, or
airspace protection. These amendments
are primarily an update of the background
information and recent actions.
2. Amendments to Chapters 2 (The Planning
Area), 3 (Conservation and Resource
Management)
Consistent with ALUP safety policies. No
change in noise, overflight, or airspace
protection. These amendments are an
update of the background information and
provide environmental mitigation for
wetlands and archaeological resources on
the Project site, as well as open space
provisions.
3. Amendments to Chapter 4 (Land Use),
including land use consistency, density
limitations, descriptions of the residential
areas, revisions to Table 4.3 – Allowed Uses
to add residential uses, and maximum
densities for residential development (Table
4.6 – see below).
Consistent with ALUP policies. These
amendments are consistent with the General
Policies, as well as the safety, noise,
overflight, and airspace policies. Maximum
residential density is described as “unlimited”
in Safety Area 2, which is consistent with
Table 7 of the ALUP. The amendments do
Attachment 1
PC1 - 36
AVILA RANCH (AIRPORT AREA SPECIFIC PLAN AMENDMENT)
ALUC December 21, 2016
not provide for additional residential
development beyond the 55db noise
contour.
4. Amendments to Chapter 5 (Community
Design), Chapter 6 (Circulation and
Transportation), and Chapter 7 (Utilities and
Services)
No change in density, noise, overflight, or
airspace protection. These amendments
do not change density, noise, overflight, or
airspace protection.
Conditions of Approval to be incorporated into any use permit(s) for development:
1. The residential density for the property is limited to 720 dwelling units.
2. The non-residential density for the property is limited to 93 persons in the S-1b Aviation
Safety Area.
3. All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office having
jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR
Part 77. In addition, applicable construction activities must be reported via FAA Form 7460-1
at least 30 days before proposed construction or application for a building permit. The
Developer/Applicant shall also coordinate with the FAA on potential structural encroachments
into the glidescope critical areas as shown on the draft Airport Layout Plan.
4. All extremely and moderately noise-sensitive land uses on the Project site shall include noise
mitigation as required by the ALUP.
5. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in
nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined
by the ALUP.
6. Any use is prohibited that may entail characteristics which would potentially interfere with the
takeoff, landing, or maneuvering of aircraft at the Airport, including:
creation of electrical interference with navigation signals or radio communication
between the aircraft and airport;
lighting which is difficult to distinguish from airport lighting;
glare in the eyes of pilots using the Airport;
uses which attract birds and create bird strike hazards;
uses which produce visually significant quantities of smoke; and
uses which entail a risk of physical injury to operators or passengers of aircraft (e.g.,
exterior laser light demonstrations or shows).
7. Avigation easements shall be recorded for each property developed within the area included
in the proposed local action prior to the issuance of any building permit or conditional use
permit.
8. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) will receive full and accurate disclosure concerning
the noise, safety, or overflight impacts associated with airport operations prior to entering any
contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties
within the airport area.
Attachment 1
PC1 - 37
Land
Use
Element
Policy
8.1.6.
SP-‐4,
Avila
Ranch
Specific
Plan
Area
Location:
Avila
Ranch
is
located
on
the
north
side
of
Buckley
Road
at
the
far
southern
edge
of
the
City
of
San
Luis
Obispo.
The
three
parcels
that
make
up
the
Avila
Ranch
area
comprise
approximately
150
acres.
The
entire
site
is
located
within
the
Airport
Area
Specific
Plan.
Purpose:
This
area
will
be
developed
as
primarily
a
residential
neighborhood
development
with
supporting
neighborhood
commercial,
park,
recreation
facilities,
and
open
space/resource
protection.
Within
the
project,
emphasis
should
be
on
providing
a
complete
range
of
housing
types
and
affordabilities.
The
specific
plan
for
this
area
should
consider
and
address
the
following
land
use
and
design
issues:
a. Provision
of
a
variety
of
housing
types
and
affordability
levels.
b. Modification
of
the
Airport
Area
Specific
Plan
to
either
exclude
this
area
or
designate
it
as
a
special
planning
area
within
the
Airport
Area
Specific
Plan.
c. Provision
of
buffers
along
Buckley
Road
and
along
eastern
edge
of
property
from
adjacent
agricultural
uses.
d. Provision
of
open
space
buffers
along
northern
and
western
boundaries
to
separate
this
development
from
adjacent
service
and
manufacturing
uses.
e. Provision
of
open
space
buffers
and
protections
for
creek
and
wildlife
corridor
that
runs
through
property.
f. Safety
and
noise
parameters
described
in
this
General
Plan
and
the
purposes
of
the
State
Aeronautics
Act;
or
other
applicable
regulations
relative
to
the
San
Luis
Obispo
Regional
Airport.
g. Participation
in
enhancement
to
Buckley
Road
and
enhancement
of
connection
of
Buckley
Road
to
South
Higuera
Street.
h. Appropriate
internal
and
external
pedestrian,
bicycle,
and
transit
connections
to
the
City’s
circulation
network.
i. Implementation
of
the
City’s
Bicycle
Transportation
Plan
including
connections
to
the
Bob
Jones
Trail.
j. Water
and
wastewater
infrastructure
needs
as
detailed
in
the
City’s
Water
and
Wastewater
Master
Plans.
This
may
include
funding
and/or
construction
of
a
wastewater
lift
station.
k. Fire
protection
and
impacts
to
emergency
response
times.
l. Architectural
design
that
relates
to
the
pastoral
character
of
the
area
and
preserves
view
of
agrarian
landscapes.
m. Provision
of
a
neighborhood
park.
Attachment 2
PC1 - 38
Performance
Standards:
The
specific
plan
shall
meet
the
following
performance
standards.
Type
Designations
Allowed
%
of
Site
Minimum
1
Maximum
Residential
LDR
MDR
MHDR
HDR
500
units
700
units
Commercial
NC
15,000
SF
25,000
SF
Open
Space/
Agriculture
OS
AG
50%
2
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 Up
to
1/3
of
the
open
space
may
be
provided
off-‐site
through
in
lieu
fees
consistent
with
the
Airport
Area
Specific
Plan.
Attachment 2
PC1 - 39
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 1
Final EIR
Consistency with Plans and Policies (from FEIR)
This section summarizes relevant adopted goals and policies, and evaluates the proposed
Project’s consistency with guidelines and requirements established therein. The following
discussion of General Plan policies and preliminary determinations regarding Project
consistency with these policies is presented for informational purposes. Section 15125(d)
of the State CEQA Guidelines requires that an EIR “shall discuss any inconsistencies
between the proposed Project and applicable general plans and regional plans.” In this
case, the adopted plans most relevant to the proposed Project include the City’s General
Plan and the ALUC’s ALUP. Table 3.8-7 discusses preliminary determination of the
Project’s consistency with applicable policies from the General Plan and standards from
the ALUP. Detailed analysis of the consistency of the Project with the ALUP is provided
in Appendix N. Where potential policy inconsistencies are identified, to the extent
feasible, the EIR identifies mitigation measures to improve Project consistency with these
policies. The City will make the final decision regarding Project consistency.
General Plan Consistency
Table 3.8-7 summarizes the proposed Project’s consistency with policies established
under the City’s General Plan. For reference, the Applicant also prepared a separate
General Plan conformity analysis containing additional policies, located in Appendix N.
Table 3.8-7. General Plan Policy Consistency Summary
Policy/Goal Summary Consistency
Finding Discussion
Land Use Element
1.4 – Urban Edges
Character
The City shall maintain a clear
boundary between San Luis
Obispo's urban development
and surrounding open land.
Development just inside the
boundary shall provide
measures to avoid a stark-
appearing edge between
buildings in the City and
adjacent open land.
Consistent Although development of the
site would result in creation of
residential development at the
edge of the City’s urban area,
the Project would include a
300-foot wide open space
buffer, including a landscaped
berm, along Buckley Road to
soften the transition from urban
to rural area. The urban edges
for the Project are outside of
the URL and will be preserved
with conservation easements.
Along the Buckley Road
frontage, the western third of
the Project is buffered by Tank
Farm Creek. The middle third
between Tank Farm Creek and
Attachment 2
PC1 - 40
3.8 LAND USE AND PLANNING
2 Avila Ranch Development Project
Final EIR
Policy/Goal Summary Consistency
Finding Discussion
Jesperson will be buffered by
landscaping and a terra-formed
sound wall berm and fence, and
the eastern third will have
substantial open space inside
the URL.
1.5 – Jobs/Housing
Relationship
The gap between housing
demand (due to more jobs and
college enrollment) and supply
should not increase.
Consistent The proposed Project would
create 720 residential dwelling
units and would help maintain
the current jobs/housing ratio of
1.5. Currently, the City is job
rich and lacks adequate housing
for the local labor force. The
Project would help to meet this
housing demand.
1.7.1 – Urban
Reserve
The City shall maintain an
urban reserve line containing
the area around the city where
urban development might occur
Consistent Development of all residential
and commercial units exists
within the URL as envisioned
by this policy.
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
1.8.1 – Open Space
Protection
Within the City's planning area
and outside the urban reserve
line, undeveloped land should
be kept open. Prime agricultural
land, productive agricultural
land, and potentially productive
agricultural land should be
protected for farming. Scenic
lands, sensitive wildlife habitat,
and undeveloped prime
agricultural land should be
permanently protected as open
space.
Consistent
with
Mitigation
In accordance with the LUCE
EIR, the Applicant must
dedicate open space land or, in
lieu of fees for newly annexed
land at a ratio of no less than
1:1.
The Project will dedicate 15
acres of open space within in
the URL and would be required
to provide for permanent
conservation of approximately
71 acres of offsite agricultural
lands.
1.8.3 – Commercial
uses in the
Greenbelt
The City shall not allow
commercial development
within the greenbelt area unless
it is clearly incidental to and
supportive of agriculture or
other open space uses.
Consistent The Project is within the URL
and therefore supportive of
agriculture and open space use
as a greenbelt.
1.8.5 – Building
Design and Siting
All new buildings and
structures should be
subordinate to and in harmony
with the surrounding landscape.
The City should encourage
County adoption of regulations
prohibiting new structures on
Consistent The proposed Project site
design provides setbacks for the
riparian corridors and the
Buckley frontage. Buildings do
not back on to these facilities
except where necessary for
noise mitigation requirements.
Attachment 2
PC1 - 41
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 3
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
ridge lines or in other visually
prominent or environmentally
sensitive locations, and
allowing transfer of
development rights from one
parcel to another in order to
facilitate this policy.
1.8.6 – Wildlife
Habitat
The City shall ensure that
continuous wildlife habitat-
including corridors free of
human disruption are
preserved, and, where
necessary, created.
Consistent
with
Mitigation
Project development would
result in elimination of portions
of the Tank Farm Creek
riparian corridor. However, the
proposed Project would include
overall restoration of Tank
Farm Creek’s riparian corridor
subject to further design review
by the City. The realignment of
Tank Farm Creek will re-
connect the wildlife corridors
from the East Fork of San Luis
Creek to the Chevron open
space. The area will be re-
vegetated where necessary to
provide added foraging habitat
and protection. MM BIO-2a
would require creek setbacks of
at least 35 feet to protect
riparian habitat and preserve the
existing corridor. See Section
3.4, Biological Resources, and
Section 3.7, Hydrology and
Water Quality.
1.9.1 – Agricultural
Protection
The City shall support
preservation of economically
viable agricultural operations
and land within the urban
reserve and city limits. The
City should provide for the
continuation of farming through
steps such as provision of
appropriate general plan
designations and zoning.
Consistent
with
Mitigation
The City has considered the
viability of agricultural
operations on the Project site
through past planning efforts,
such as the LUCE Update and
AASP. Though the site has
historically been cultivated with
barley, wheat, safflower, and
beans, agricultural productivity
is limited by availability of
irrigation water and soil type.
By acknowledging the Project
site’s limited productivity, the
LUCE Update and AASP
designated the area for urban
development with requirements
for conservation and
replacement of prime
agricultural land. Accordingly,
Attachment 2
PC1 - 42
3.8 LAND USE AND PLANNING
4 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
the Project would result in the
conversion of 81.2 acres of
prime agricultural land to non-
agricultural use (78.2 acres
within the Project site and 3
acres within the Buckley Road
Extension site). As required
under LUCE Policy 8.6.3, the
Applicant must dedicate open
space land or, pay in lieu of
fees for acquisition of
agricultural land at a ratio of no
less than 1:1. The Project will
dedicate 10 acres of prime soils
onsite for agricultural
operations and would be
required to conserve an
additional 71 acres of farmland
for offsite agricultural
conservation. See Section 3.2,
Agricultural Resources for
additional information
regarding the viability of
agriculture onsite.
1.9.2 – Prime
Agricultural Land
The City may allow
development on prime
agricultural land if the
development contributes to the
protection of agricultural land
in the urban reserve or
greenbelt.
Consistent
with
Mitigation
The City has considered the
protection of agricultural
resources on the Project site
through past planning efforts,
such as the LUCE Update and
AASP. Though the site has
historically been cultivated with
barley, wheat, safflower, and
beans, agricultural productivity
is limited by availability of
irrigation water and soil type.
By acknowledging the Project
site’s limited productivity, the
LUCE Update and AASP
designated the area for urban
development with requirements
for conservation and
replacement of prime
agricultural land. Accordingly,
the Project would result in the
conversion of 78.2 acres of
prime agricultural land to non-
agricultural use (78.2 acres
within the Project site and 3
acres within the Buckley Road
Extension property). As
required under LUCE Policy
Attachment 2
PC1 - 43
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 5
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
8.6.3, the Applicant must
dedicate open space land or,
pay in lieu of fees for
acquisition of agricultural land
at a ratio of no less than 1:1.
The Project will dedicate 10
acres of prime soils onsite and
would be required to conserve
an additional 71 acres of
farmland for offsite agricultural
conservation. See Section 3.2,
Agricultural Resources for
additional information
regarding agricultural land
protection in the urban
reserve/greenbelt.
1.10.2 – Means of
Protection
The City shall require that open
space is to be preserved either
by dedication of permanent
easements or transfer of fee
ownership to the City, the
County, or a responsible,
nonprofit conservation
organization.
Consistent The urban edges for the Project
are outside of the URL and will
be preserved with conservation
easements or restrictive
covenants, which will be held
by conservation groups.
1.10.3 – Public
Access
Areas preserved for open space
should include public trail
access, controlled to protect the
natural resources, to assure
reasonable security and privacy
of dwellings, and to allow
continuing agricultural
operations. Public access
through production agricultural
land will not be considered,
unless the owner agrees.
Consistent The Project’s land use plan and
circulation plan includes public
streets that side onto the Tank
Farm Creek open space, and
connect to a multi-use trail that
provides public access along
the entire reach of Tank Farm
Creek. See Policy 3.3.2.
1.10.4 – Design
Standards
The City shall require cluster
development to:
A. Be screened from public
views by land forms or
vegetation, but not at the
expense of habitat. If the
visually screened locations
contain sensitive habitats or
unique resources as defined in
the Conservation and Open
Space Element, development
should be avoided in those
areas and instead designed to
cluster in the form of
vernacular farm building
Consistent
with
Mitigation
The City has considered
clustered development to
conserve resources on the
Project site through past
planning efforts, such as the
LUCE Update and AASP.
Though the site has historically
been cultivated with barley,
wheat, safflower, and beans,
agricultural productivity is
limited by availability of
irrigation water and soil type.
By acknowledging the Project
site’s limited productivity, the
LUCE Update and AASP
Attachment 2
PC1 - 44
3.8 LAND USE AND PLANNING
6 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
complexes, to blend into the
traditional agricultural working
landscape.
B. Be located on other than
prime agricultural/and be
situated to allow continued
agricultural use.
C. Prohibit building sites and
roads within stream corridors
and other wetlands, on ridge
lines, rock outcrops, or visually
prominent or steep hillsides, or
other sensitive habitats or
unique resources as defined in
the Conservation and Open
Space Element.
D. Preserve historic or
archaeological resources.
designated the area for urban
development with requirements
for clustering development to
preserve open spaces and
agricultural resources. The
Project would result in the
conversion of 78.2 acres of
prime agricultural land to non-
agricultural use (78.2 acres
within the Project site and 3
acres within the Buckley Road
Extension property). As
required under LUCE Policy
8.6.3, the Applicant must
dedicate open space land or,
pay in lieu of fees for
acquisition of agricultural land
at a ratio of no less than 1:1.
The Project will dedicate 10
acres of prime soils onsite and
would be required to conserve
an additional 71 acres of
farmland for offsite agricultural
conservation. See Section 3.2,
Agricultural Resources.
Additionally, the Tank Farm
Creek riparian corridor will
contain wetland setbacks per
amended AASP Program 6.3.7
and Policy 3.3.3 (see Section
3.4, Biological Resources).
There are no known historic or
archeological resources on the
Project site (see Section 3.5,
Cultural Resources).
1.13.8 A – Open
Space
The City shall require that each
annexation help secure
permanent protection for areas
designated open space, and for
the habitat types and wildlife
corridors within the annexation
area that are identified in the
COS Element.
Consistent The Project is already located
within the City and does not
include an annexation. The
Project would include provision
of 55.3 acres of open space,
including lands along Tank
Farm Creek.
1.13.10 – Solid
Waste Capacity
The City shall require that
adequate solid waste disposal
capacity exists before granting
any discretionary land use
approval which would increase
solid waste generation.
Consistent There is adequate capacity at
the Cold Canyon Landfill to
support the Project. See Section
3.13, Utilities.
2.3.7 – Natural The City shall require Consistent Project development would
Attachment 2
PC1 - 45
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 7
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
Features residential developments to
preserve and incorporate as
amenities natural site features,
such as land forms, views,
creeks, wetlands, wildlife
habitats, wildlife corridors, and
plants.
with
Mitigation
result in substantial changes to
onsite natural drainage patterns
and elimination of portions of
the Tank Farm Creek riparian
corridor. In addition, areas of
Project development would
occur within designation City
creek setbacks. However, the
proposed Project would include
overall restoration and
enhancement of Tank Farm
Creek’s riparian corridor
subject to further design review
by the City. See Section 3.4,
Biological Resources, and
Section 3.7, Hydrology and
Water Quality.
2.3.8 – Parking The City shall discourage the
development of large parking
lots and require parking lots be
screened from street views. In
general, parking should not be
located between buildings and
public streets.
Consistent The Project includes a 75-space
parking lot to accommodate
Town Center parking. Design
guidelines would ensure proper
screening of residential parking
places (see Project Appendix
F).
2.3.11 – Residential
Project Objectives
Residential projects should
provide:
-Privacy, for occupants and
neighbors of the project.
-Pleasant views from and
toward the project.
-Security and safety.
-Noise and visual separation
from adjacent roads and
commercial uses.
-Buffers from hazardous
materials transport routes, as
recommended by the City Fire
Department.
Consistent The Project would comply with
providing Residential Project
Objectives via adherence and
implementation of policies and
design guidelines. Refer to
Section 3.1, Aesthetics and
Visual Resources, 3.9, Noise,
and 3.7, Hazards and
Hazardous Materials.
3.3.1 – New or
expanded areas of
Neighborhood
Commercial use
The City shall provide for new
or expanded areas of
neighborhood commercial uses
that:
A. Are created within, or
extended into, nonresidential
areas adjacent to residential
neighborhoods.
B. Provide uses to serve nearby
residents, not the whole City.
Consistent The Project would include
15,000 sf of neighborhood
commercial in the form of a
“Town Center”. The Town
Center may serve as a place for
a convenience store,
community gathering place, a
transit hub, and a location for
occasional community events
and gatherings.
Attachment 2
PC1 - 46
3.8 LAND USE AND PLANNING
8 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
C. Have access from arterial
streets, and not increase traffic
on residential streets.
D. Have safe and pleasant
pedestrian access from the
surrounding service area, as
well as good internal
circulation.
E. Are designed to be
pedestrian-oriented, and
architecturally compatible with
the adjacent neighborhoods
being served.
Community members would be
able to access the Town Center
via community and regional
roadways, bicycle paths,
pedestrian linkages, and transit.
6.6.1 – Creek and
Wetlands
Management
Objectives
Maintain and restore natural
conditions and habitats;
minimize flooding damage;
recognize sections of creeks
which are in largely natural
areas and manage for maximum
ecological value.
Potentially
Consistent
with
Mitigation
Project development would
result in substantial changes to
onsite natural drainage patterns
and elimination of portions of
the Tank Farm creek riparian
corridor. In addition, areas of
Project development would
occur within designated City
creek setbacks. However, the
Project would include overall
restoration and enhancement of
Tank Farm Creek’s riparian
corridor subject to further
design review by the City.
Refer to Section 3.4, Biological
Resources and Section 3.7,
Hydrology and Water Quality.
6.6.3 – Amenities
and Access
New development adjacent to
creeks must respect the natural
environment and incorporate
the natural features as project
amenities, providing doing so
does not diminish natural
values.
Consistent
with
Mitigation
Project development would
result in substantial changes to
onsite natural drainage patterns
and elimination of portions of
the Tank Farm Creek riparian
corridor. In addition, areas of
Project development would
occur within designated City
creek setbacks. However, the
proposed Project would include
overall restoration and
enhancement of Tank Farm
Creek’s riparian corridor
subject to further design review
by the City.
The proposed Project would
include a Class I
pedestrian/bicycle path along
the west bank of Tank Farm
Creek that connects to the
Attachment 2
PC1 - 47
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 9
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
Town Center and other
roadway linkages.
6.7 – Creeks and
Flooding Programs
Requires drainage
improvements and other Project
enhancements to reduce
potential flooding of creek
channels.
*Maybe not applicable with
undeveloped parcel.
Consistent
with
Mitigation
The proposed Project would
include major drainage
improvements and substantial
alteration to the existing Tank
Farm Creek floodplain and
associated changes to on- and
offsite drainage patterns. Refer
to Section 3.4, Biological
Resources, and Section 3.7,
Hydrology and Water Quality.
7.3 – Airport Land
Use Plan
Land use density and intensity
shall carefully balance noise
impacts and the progression in
the degree of reduced safety
risk further away from the
runways.
Consistent Project land use and
development densities would be
consistent with the 55 dB
CNEL noise contour and City
AOZ designed to reduce safety
risks, with development located
from 3,500 feet to over 6,000
feet from the end of the airport
runway.
7.4 – Airport
Overlay Zones
Density and allowed uses
within the ALUP Safety Areas
shall be consistent with the
ALUP unless the City overrides
a determination of
inconsistency where all land
uses are consistent with the
AOZs.
Consistent Project land use densities would
be consistent with the LUCE
policies, ALUP policies and
regulations and City AOZs, as
well
7.5 – Airport Noise
Compatibility
The City shall use the 60 dB
CNEL aircraft noise contour
(FAA and State aircraft noise
planning standard) as the
threshold for new urban
residential areas. Interiors of
new residential structures shall
be constructed to meet a
maximum 45 dB CNEL.
Consistent Project development would be
located outside of the 60 dB
noise contour and interior noise
levels would be reduced to less
than 45 dB through application
of standard California Building
Code requirements. See Section
3.9, Noise.
8.1.6 – SP-4, Avila
Ranch Specific Plan
Area
This area will be developed as
primarily a residential
neighborhood development
with supporting neighborhood
commercial, park, recreation
facilities, and open
space/resource protection.
Within the Project, emphasis
should be on providing a
complete range of housing
Consistent The Project would consist
primarily of new residential
neighborhoods with a variety of
housing types and affordability
levels along with supporting
open space, park and
commercial areas. See Section
3.10, Population and Housing.
Attachment 2
PC1 - 48
3.8 LAND USE AND PLANNING
10 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
types and afford abilities.
Conservation and Open Space Element
2.2.1 – Atmospheric
Change
City actions shall seek to
minimize undesirable climate
changes and deterioration of the
atmosphere’s protective
functions that result from the
release of carbon dioxide and
other substances.
Consistent
with
Mitigation
Development of 720 new
residential units near the
southern edge of the City would
result in substantial GHG
generation during construction
and operation. Although bicycle
and pedestrian amenities and
local-serving commercial uses
would be provided, the site’s
distance from Downtown and
lack of high frequency transit
routes would present challenges
for minimization of long-term
GHG generation. See Section
3.3, Air Quality and
Greenhouse Gas Emissions.
2.2.4 – Promote
walking, biking, and
use of public transit
use to reduce
dependency on
motor vehicles
City actions shall seek to
reduce dependency on gasoline-
or diesel-powered motor
vehicles and to encourage
walking, biking, and public
transit use.
Consistent Although the Project would
provide bicycle and pedestrian
facilities and new development
would be located in close
proximity to commercial and
industrial employment centers
in the City’s southern reaches,
The site’s distance from
Downtown and lack of high
frequency transit routes may
present challenges for
minimization of long-term
GHG generation. However, the
Project would provide bicycle
and pedestrian facilities, as well
as transit improvements that
would promote the use of
alternative methods of
transportation, therefore
reducing future GHG
emissions. Further, new
development would be located
in close proximity to
commercial and industrial
employment centers within the
City’s southern reaches,
promoting walkability and
reducing motor vehicle use.
9.2.1 – Views to and
from public places,
including scenic
Preserve and improve views of
important scenic resources from
public places...including streets
Consistent Project development would
substantially alter and
potentially adversely impact
Attachment 2
PC1 - 49
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 11
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
roadways and roads. views along Buckley Road.
However, inclusion of a 300-
foot wide open space buffer and
landscape berm would help
minimize visual intrusion. This
change would not be significant
and would therefore be
consistent with City policy. See
Section 3.1, Aesthetics and
Visual Resources.
9.3.6 – View
blockage along
scenic highways
Determine that view blockage
along scenic roadways is a
significant impact.
Consistent Although Buckley Road is
identified as a scenic corridor,
inclusion of a 300-foot wide
open space buffer along
Buckley Road would prevent
view blockage. See Section 3.1,
Aesthetics and Visual
Resources.
4.3.4 – Use of
Energy Efficient,
Renewable Energy
Resources
4.3.6 – Energy
Efficiency and
Green Building in
New Development
4.6.8 – Energy
Efficient Project
Design
Promotes use of cost effective,
renewable, non-depleting
energy sources, wherever
possible, in new construction
projects; encourages energy-
efficient LEED-certified “green
buildings”; emphasize use of
solar exposure and shading.
Consistent The Project is proposed to be
compliant with the U.S. Green
Building Council’s Leadership
in Energy and Environmental
Design for Neighborhood
Development (“LEED-ND”)
“Silver” certification and San
Luis Obispo County’s Green
Build “Emerald” certification
rating.
5.5.8 – Recycling
Facilities in New
Development
Requires facilities in new
developments to accommodate
and encourage recycling.
Consistent The Project would create
additional sources for
generation of solid waste.
Project Design Guidelines
would ensure recycling
facilities are provided.
7.3.1 – Protect
Listed Species
City will comply with State and
Federal requirements for listed
species; City will protect listed
species through its actions
on…development applications.
Potentially
Consistent
with
Mitigation
The Project would potentially
impact several listed species
through habitat development
and/or habitat degradation, but
would be subject to feasible
mitigation. See Section 3.4
Biological Resources.
7.3.3 – Wildlife
Habitat and
Corridors
Continuous wildlife habitat,
including corridors free of
human disruption, shall be
preserved and where necessary,
created by interconnecting open
spaces, wildlife habitat, and
Consistent
with
Mitigation
The Project would convert 81.2
acres of open agricultural (78.2
acres within the Project site and
3 acres within the Buckley
Road Extension property),
which currently permit
Attachment 2
PC1 - 50
3.8 LAND USE AND PLANNING
12 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
corridors. relatively free wildlife passage
to urban development.
Development of the Project
would inhibit or eliminate such
passage. While the Project
would dedicate 55.3 acres as
open space, including the Tank
Farm Creek riparian corridor,
the Tank Farm creek corridor
would be relatively narrow,
particularly through the central
reaches of the site (e.g., 125
feet wide). This corridor would
be bordered by adjacent homes
and roads, traversed by a Class
I paved bicycle path, and
crossed by two bike bridges,
with associated noise, light, and
disturbances. The relatively
narrow width of this corridor
and proximity of development
would potentially interfere with
wildlife passage and limit its
value as a wildlife corridor.
Mitigation proposed in Section
3.4, Biological Resources
would address this policy.
7.7.6 – Replace
Invasive, Non-
Native Vegetation
with Native
Vegetation
The City and private
development will protect and
enhance habitat by removing
invasive, non-native vegetation
and by replanting it with native
California plant species.
Consistent The Project would include
habitat restoration efforts that
would involve removal of non-
native species and planting of
native vegetation. See Section
3.4, Biological Resources.
7.7.7 – Preserve
Ecotones
Ensure that “ecotones,” or
natural transitions along the
edges of different habitat types,
are preserved and enhanced.
Consistent The Project site currently
supports limited ecotones as it
primarily consists of open
agricultural fields, which border
native habitats along Tank
Farm Creek. While the Project
includes general proposals for
habitat restoration along the
creek corridor, it is unclear if
these would include creation of
different habitat types to meet
the intent of this policy.
Mitigation proposed in Section
3.4, Biological Resources,
would address this policy.
7.7.8 – Protect
Wildlife Corridors
Condition development permits
in accordance with applicable
Consistent While the Project would
dedicate 55.3 acres as open
Attachment 2
PC1 - 51
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 13
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
mitigation measures to ensure
that important corridors for
wildlife movement and
dispersal are protected.
space, including the Tank Farm
Creek riparian corridor, the
Tank Farm Creek corridor
would be relatively narrow,
particularly through the central
reaches of the site (e.g., 125
feet wide). This corridor would
be bordered by adjacent homes
and roads, traversed by a Class
I paved bicycle path, and
crossed by two bike bridges,
with associated noise, light, and
disturbances. The relatively
narrow width of this corridor
and proximity of development
would potentially interfere with
wildlife passage and limit its
value as a wildlife corridor.
Mitigation proposed in Section
3.4, Biological Resources,
would address this policy.
7.7.9 – Creek
Setbacks
Maintain creek setbacks to
include appropriate separation
from the physical top of bank,
the appropriate floodway,
native riparian plants, or
wildlife habitat and space for
paths.
Consistent
with
Mitigation
Project development including
the proposed Class I bicycle
path, fill associated with
development pads, and new
roads would intrude into the
minimum required creek
setbacks with secondary
consequences for protection of
habitats, water quality, and
wildlife movement. City policy
requires a minimum setback of
20 feet from the top of bank or
from the edge of the
predominant pattern of riparian
vegetation, whichever is farther
from the creek flow line.
Mitigation proposed in Section
3.4, Biological Resources,
would address this policy.
8.2.2A – Open
Space within the
Urban Area
Identifies creek corridors as a
valuable resource for dedication
as Permanent Open Space.
Consistent The Project would dedicate
55.3 acres as open space, a
limited portion of which would
include open space along the
Tank Farm Creek riparian
corridor.
8.2.2D – Open
Space within the
Urban Area
Identifies undeveloped land not
intended for urban uses as a
valuable resource for dedication
as Permanent Open Space.
Consistent The Project would dedicate
55.3 acres as open space,
including the Tank Farm Creek
riparian corridor, and 35 acres
Attachment 2
PC1 - 52
3.8 LAND USE AND PLANNING
14 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
outside the URL as open space.
8.2.2H – Open
Space within the
Urban Area
Identifies prime agricultural
soils as a valuable resource for
dedication as Permanent Open
Space.
Potentially
Consistent
The Project would dedicate
55.3 acres as open space,
including the Tank Farm Creek
riparian corridor, and 35 acres
outside the URL as open space.
There are 14 acres of Prime
Farmland, 12 acres of which
run along the Buckley Road
frontage outside the URL. See
Section 3.2, Agricultural
Resources.
8.3.2A – Open
Space Buffers
Requires buffers between urban
development and creek
corridors.
Consistent Project development, including
the proposed Class I bicycle
path, fill associated with
building pads and new roads
would intrude into the
minimum City required creek
setbacks, with secondary
consequences for protection of
habitats, water quality, and
wildlife movements. Mitigation
required in Section 3.4,
Biological Resources, would
address this policy.
8.6.3 – Required
Mitigation
Farmland requires mitigation to
permanently protect an equal
area of equal quality.
Consistent In accordance with the AASP
EIR and LUCE Update EIR, the
Applicant must dedicate open
space land or in lieu of fees for
newly annexed land at a ratio
no less than 1:1. The Project
would dedicate 71 acres as
conserved agricultural lands.
See Section 3.2, Agricultural
Resources.
8.7.2 – Enhance and
Restore Open Space
Enhance and restore open space
by removing invasive, non-
native species, re-establishing
native riparian vegetation,
eliminating sources of water
pollutants, removing trash and
debris contaminants, and
securing alternative funding.
Consistent The Project would include
habitat restoration efforts that
would involve significant
removal of non-native species
and planting of native
vegetation. See Section 3.4,
Biological Resources.
10.2.2 H –
Ahwahnee Water
Principles
Encourages principles/policies
for reduced water demand,
runoff, and flooding.
Consistent While the Project would create
an additional long-term demand
on City water supplies, the
Project would include state of
the art water conservation
measures that would meet
Attachment 2
PC1 - 53
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 15
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
LEED-ND Silver and San Luis
Obispo Emerald Green
standards, including use of
recycled water and onsite flood
water retention. See Section
3.13, Utilities.
Housing Element
3.2 – Goal 2:
Affordability
Requires that affordable
housing production shall be
accommodated to meet the
City’s new housing
construction objectives.
Consistent The Project would result in 720
residential units, 105 units of
which qualify as affordable.
Project-proposed housing
would accommodate residents
that live and work in the City as
well as residents of very low-
income levels.
3.2 – Goal 4: Mixed
Income Housing
Preserve and accommodate
existing and new mixed-income
neighborhoods and seek to
prevent neighborhoods or
housing types that are
segregated by economic status.
Consistent The Project would result in 720
residential units, 105 units of
which qualify as affordable.
Project-proposed housing
would accommodate residents
that live and work in the City as
well as residents of very low-
income levels.
3.2 – Goal 6:
Housing Production
Outlines strategies for the City
to plan for new housing to meet
a full range of community
housing needs.
Consistent The Project would result in 720
residential units, 105 units of
which qualify as affordable.
Project proposed housing
would accommodate residents
that live and work in the City as
well as residents of very-low
income levels.
3.2 – Goal 10: Local
Preference
Maximize affordable housing
opportunities for those who
work in the City of San Luis
Obispo.
Consistent The Project would result in 720
residential units, 105 units of
which qualify as affordable.
Project-proposed housing
would accommodate residents
that live and work in the City.
3.2 – Goal 11:
Suitability
Develop and retain housing on
sites that are suitable for that
purpose.
Consistent The Project site is considered a
Special Plan Area established in
the LUCE to accommodate new
housing.
Noise Element
1.4 – New
Transportation
Noise Sources
Noise created by new
transportation noise sources
shall be mitigated to not exceed
City-specified indoor and
outdoor maximum noise
Consistent The Project would not increase
transportation noise beyond
acceptable levels. See Section
3.9, Noise.
Attachment 2
PC1 - 54
3.8 LAND USE AND PLANNING
16 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
exposure levels.
1.3 – New
Development
Design and
Transportation
Noise Sources
New noise-sensitive
development shall be located
and designed to meet the
maximum outdoor and indoor
noise exposure to city specified
levels.
Consistent Project exterior and interior
noise levels would remain
acceptable. See Section 3.9,
Noise.
1.10 – Existing and
Cumulative Impacts
The City shall consider
mitigation where existing or
cumulative increases in noise
levels significantly impact
noise-sensitive land uses,
including rerouting traffic,
noise barriers, reducing traffic
speed, retrofitting buildings,
and exaction of fees.
Consistent While the Project would
contribute to short-term
construction noise impacts and
long-term operational noise
impacts, the Project would not
significantly contribute to
existing and cumulative noise
impacts. See Section 3.9, Noise.
Safety Element
2.1 – Flood Hazard
Avoidance and
Reduction
C. No new building or fill
should encroach beyond, or
extend over, the top-of-bank of
any creek.
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
Consistent
with
Mitigation
The proposed Project would
include substantial alteration to
the existing Tank Farm Creek
floodplain and associated
changes to on- and offsite
drainage patterns. Refer to
Section 3.4, Biological
Resources, and Section 3.7,
Hydrology and Water Quality.
Attachment 2
PC1 - 55
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 17
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
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 – Adequate Fire
Service
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.
Consistent The Project site is marginally
outside the acceptable 4-minute
response time for fire protection
services. However, installation
of the Project’s proposed
Interim Fire Station would
provide coverage to the Project
site, until the City’s fifth fire
station is constructed and
operational, ensuring that the
Project is consistent with City
policy for adequate fire service.
See Section 3.11, Public
Services.
5.2 – Minimizing
Hazardous Materials
People’s exposure to hazardous
substances should be
minimized.
Consistent
with
Mitigation
The Project would implement
standard good housekeeping
measures, best management
practices (BMPs), site
maintenance, and security
precautions, as well as
compliance with standards and
regulations. See Section 3.6,
Hazards and Hazardous
Materials.
7.0 – Policy S:
Airport Land Use
Plan
Development should be
permitted only if it is consistent
with the San Luis Obispo
County Airport ALUP.
Potentially
Consistent
The Project is in conformance
with the ALUP, Handbook,
AOZ standards, and LUCE
airport safety policies, and
further evaluated below in
Impacts LU 1 and LU 2.
9.3 A – Response
Performance
Standards
The City will evaluate fire-flow
capacities and identify
deficiencies through testing and
modeling of the water system.
For identified deficiencies, the
Utilities Department will
propose remedies to meet
recommended service levels
based on Insurance Service
Consistent The Project will provide
adequate water flow per
adopted City standards. See
Section 3.13, Utilities, and
Impact LU-3 below.
Attachment 2
PC1 - 56
3.8 LAND USE AND PLANNING
18 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
Organization ratings and other
objective criteria.
Water and Wastewater Management Element (WWME)
2.1.7 – Annexation
Criteria
Allows annexation of areas
outside City limits if they are
infill areas with access to
existing City wastewater
service.
Consistent The Project would be located
within City limits and the
City’s URL with access to
existing City services.
Wastewater disposal is
evaluated in Section 3.13,
Utilities.
B 2.2.2 – Service
Capacity
The City's wastewater
collection system and Water
Reclamation Facility shall
support population and related
service demands consistent
with the General Plan.
Potentially
Consistent
There is adequate capacity at
the City’s Water Resource
Recovery Facility (WRRF) to
accommodate dry-weather
wastewater flows generated by
the Project; however, under
wet-weather conditions, peak
wastewater flows may exceed
the WRRF capacity. See
Section 3.13, Utilities, and
Impact LU-3 below.
B 2.2.3 –
Wastewater Service
for New
Development
New development will only be
permitted if adequate capacity
is available within the
wastewater collection system
and/or Water Reclamation
Facility.
Potentially
Consistent
There is adequate capacity at
the City’s WRRF to
accommodate dry-weather
wastewater flows generated by
the Project; however, under
wet-weather conditions, peak
wastewater flows may exceed
the WRRF capacity. See
Section 3.13, Utilities, and
Impact LU-3 below.
Circulation Element
3.1.7 – Transit
Service Access
New development should be
designed to facilitate access to
transit service.
Potentially
Consistent
The Project would include
installation of bus stops and
facilitation of the extension of
bus service the Project site.
However, the site is outside of
areas that receive high
frequency transit service. Issue
evaluated in Section 3.12,
Transportation and Traffic.
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. When
evaluating transportation
Potentially
Inconsistent
Consistent
with
Mitigation
The Project would provide
dedicated bikeways and would
be required to provide bicycle
parking per City of San Luis
Obispo Municipal Code Section
17.16.060, which mandates that
bicycle parking be equal to 15
Attachment 2
PC1 - 57
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 19
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
impacts, the City shall use a
Multimodal Level of Service
analysis.
percent of vehicle parking
provided. However, an
important gap in the planed
regional Class II bicycle lane
along west bound Buckley
Road could cause impacts to
cyclists and inconsistencies
with the BTP. See Section 3.12,
Transportation and Traffic.
5.1.2 – Sidewalks
and Paths
The City should complete a
continuous pedestrian network
connecting residential areas
with major activity centers as
well as trails leading into City
and County open spaces.
Consistent
with
Mitigation
The Project would include fully
developed pedestrian facilities
within the Project site;
however, access to the
shopping center to the north
would be along roadways that
may not be fully developed
with pedestrian amenities. This
issue would be addressed with
required mitigation. See Section
3.12, Transportation and
Traffic.
5.1.4 – Pedestrian
Access
New or renovated commercial
and government public
buildings shall provide
convenient pedestrian access
from nearby sidewalks and
pedestrian paths, separate from
driveways and vehicle
entrances.
Consistent Sidewalks and pedestrian
pathways separate from
driveways and/or vehicle
entrances are provided to the
proposed Town Center. See
Section 3.12, Transportation
and Traffic.
15.1.2 –
Development along
Scenic Routes
The City will preserve and
improve views of important
scenic resources from streets
and roads. Development along
scenic roadways should not
block views or detract from the
quality of views.
Consistent While the Project would change
visual character of the area, the
Project would preserve
important views through
inclusion of a 300-foot setback
for new development from
Buckley Road. See Section 3.1,
Aesthetics and Visual
Resources.
Parks and Recreation Element
3.13.1 – Parks
System
The City shall develop and
maintain a park system at a rate
of 10 acres of parkland per
1,000 residents. Five acres shall
be dedicated as a neighborhood
park. The remaining five acres
required under the 10 acres per
1,000 residents in the
residential annexation policy
may be located anywhere
Consistent A 9.80-acre neighborhood park
would be located to the east of
the Town Center, and within
0.5 mile from most proposed
residential neighborhoods.
Additionally, seven mini-parks
and one pocket park would be
created on irregular-shaped
tracts of land near residential
areas to serve the local
Attachment 2
PC1 - 58
3.8 LAND USE AND PLANNING
20 Avila Ranch Development Project
Final EIR
Table 3.8-7. General Plan Policy Consistency Summary (Continued)
Policy/Goal Summary Consistency
Finding Discussion
within the City’s park system as
deemed appropriate.
population. These parks would
serve residential areas farther
from the neighborhood park.
Community gardens would be
located on 1.30 acres of the
planned open space east of the
neighborhood park.
3.15 –
Neighborhood Parks
- San Luis Obispo residents
shall have access to a
neighborhood park within 0.5
to 1.0 mile walking distance of
their residence.
-All residential annexation
areas shall provide developed
neighborhood parks at the rate
of five acres per 1,000
residents.
-In neighborhoods where
existing parks do not
adequately serve residents,
mini-parks may be considered.
Consistent A 9.80-acre neighborhood park
would be located to the east of
the Town Center, and within
0.5 mile from most proposed
residential neighborhoods.
Additionally, seven mini-parks
and one pocket park would be
created on irregular-shaped
tracks of land near residential
areas to serve the local
population. These parks would
serve residential areas farther
from the neighborhood park.
Community gardens would be
located on 1.30 acres of the
planned open space east of the
neighborhood park.
Sources: City of San Luis Obispo 1996, 2006, 2014b, 2015.
Attachment 2
PC1 - 59
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 21
Final EIR
ALUP Consistency
Table 3.8-8 summarizes Project consistency with the ALUP. ALUP consistency is also
further discussed in Impact LU-2.
Table 3.8-8. ALUP Consistency Summary
Project Component Consistency Finding Discussion
55 dB CNEL Aviation Noise Contour
Open Space Consistent Dedicated open space area is an acceptable use under the
ALUP 55 dB CNEL Aviation Noise Contour. Issue
evaluated in Section 3.9, Noise. Proposed uses in the 55
dB CNEL contour are open space, agriculture and
community gardens.
Safety Area S-1B
Neighborhood Park Consistent Park space is an acceptable land use under ALUP Safety
Area S-1B.
Residential Consistent Up to seven residential units are permitted in the 35-acre
S-1B area. These will be clustered in the northwest
portion of the zone. This is consistent.
Town Center Consistent Retail and commercial uses are allowed under ALUP
Safety Area S-1B.
Open Space Consistent Dedicated open space area and agricultural operations
are acceptable land uses under ALUP Safety Area S-1B.
Safety Area S-1C
Open Space Consistent Dedicated open space area is an acceptable land use
under ALUP Safety Area S-1C.
Safety Area S-2
Residential Uses Consistent There are 713 residential units proposed within this
Safety Area; however, there are no density restrictions
within Safety Area S-2. See Impact LU-2 for further
discussion.
Park and Open Space Consistent Dedicated open space area is an acceptable land use
under ALUP Safety Area S-2.
Attachment 2
PC1 - 60
3.8 LAND USE AND PLANNING
22 Avila Ranch Development Project
Final EIR
AASP Consistency
Table 3.8-9 summarizes Project consistency with the AASP. AASP consistency is also
further discussed in Impact LU-2.
Table 3.8-9. AASP Consistency Summary
Policy/Goal Consistency
Finding Discussion
Policy 3.2.1 Riparian Vegetation.
Establish healthy, continuous riparian
vegetation along (1) East Branch of San Luis
Obispo Creek from Broad Street to Santa Fe
Road, (2) Acacia Creek from the northern
planning area boundary to the confluence with
East Branch of San Luis Obispo Creek, (3)
Orcutt Creek from the planning area northern
boundary to its confluence with Acacia Creek,
and (4) Tank Farm Creek from the planning
area’s northern boundary to its southern
boundary.
Potentially
Consistent
A continuous riparian corridor would be
established under the Project from the
northeastern boundary to the southwestern
corner, establishing a consistent riparian
zone. However, the proposed limited
setbacks of development from the riparian
corridor would be inconstant with City
policy. Increased setbacks and development
reconfiguration would ensure consistency. .
Policy 3.2.4 Wetlands and Buffer Areas.
Designate for open space use wetlands and
their associated buffer areas.
Consistent The Project includes open space buffers
between wetland areas and proposed
development areas, primarily on either side
of Tank Farm Creek and in the southeast
region of the Project site. However, Project
development would also result in the
permanent loss of habitats within the Project
site including protected wetlands and riparian
areas associated with Tank Farm Creek.
These impacts would be mitigated by MM
AG-1a, MM HYD-4a, MM HYD-4b, MM
BIO-1a, MM BIO-1b, MM BIO-2a through -
2j, and MM BIO-6 implementing a
Biological Mitigation Plan, Best
Management Practices, and Environmental
Monitor to oversee, replace, restore, create,
and protect, among other actions, existing
and future wetlands associated with the
Project site and maintain high-quality
wildlife habitat. Coordination with the
Regional Water Quality Control Board
(RWQCB), City Fire Department (SLOFD),
and CDFW is included.
Policy 3.2.5 Restoring Marginal or
Degraded Wetlands.
When reviewing plans to restore marginal or
degraded wetlands, require (1) techniques for
isolation, stabilizing, or removing petroleum
contamination of soil and groundwater that
minimize disturbance of existing wetland and
other surface resource values, (2)
configuration of the ground surface to retain
Consistent Please refer to Policy 3.2.4 discussion above.
Attachment 2
PC1 - 61
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 23
Final EIR
Table 3.8-9. AASP Consistency Summary (Continued)
Policy/Goal Consistency
Finding Discussion
wetland characteristics, (3) removal of
invasive, non-native plants, (4) introduction
of native plants, (5) methods approved by
the RWQCB, and the SLOFD and (6) will
not create a significant attraction for large
birds in consideration of airport safety.
Policy 3.2.6 Expansion of Wetlands.
Where suitable buffers can be provided,
expand wetlands into areas within the
wetlands complex that are conducive to
wetlands, but that do not initially meet the
definition of wetlands. However, any
expansion or changes to wetlands must take
into account the potential increase in airport
safety hazards as a result of bird strikes.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 3.2.8 Professional Direction of
Wetland Work.
Assure that all wetlands restoration,
enhancement, and creation will be under the
direction of qualified professionals. Seek
the cooperation of trustee agencies, such as
the California Department of Fish and
Wildlife (CDFW), and obtain any necessary
approvals from these agencies.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 3.2.9 Design of Detention Areas.
Design onsite drainage detention areas
within the Airport Area to support wetlands
characteristics, so they will be visually
attractive elements of the landscape and
components in a system of wildlife habitat,
in addition to flood control facilities.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 3.2.10: Recreational Use of
Wetlands Complex.
Recreational use of the wetlands complex
and buffer areas should be limited to non-
intrusive observation and study. The type
and extent of public access should be
restricted in order to maintain high-quality
wildlife habitat.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 3.2.11 Impacts from Run-Off.
Minimize the water-quality impacts
associated with run-off from rooftops and
paved areas, due to contaminants,
temperature changes, velocity changes, and
sediment by providing dispersed surface
drainage across areas with suitable soil and
Consistent Please refer to Policy 3.2.4 discussion
above.
Attachment 2
PC1 - 62
3.8 LAND USE AND PLANNING
24 Avila Ranch Development Project
Final EIR
Table 3.8-9. AASP Consistency Summary (Continued)
Policy/Goal Consistency
Finding Discussion
vegetation whenever feasible, instead of
piped or other concentrated drainage from
roofs and paved areas directly to creeks.
Policy 3.2.15 Continuous Open Space
Corridors.
Provide continuous open space corridors
linking open space resources within the
Airport Area to resources outside of the
Airport Area.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 3.2.16 Continuous Wetlands.
Development in the Airport Area should not
isolate or further fragment wetlands,
uplands or their associated habitat areas.
Partially
Consistent
with
Mitigation
Wetland and open space areas are
primarily retained along Tank Farm Creek
and created in the northeastern and
southern regions of the Project site.
Wetlands may be affected by the proposed
Jespersen Road extension resulting in
fragmentation of the existing wetland. MM
BIO-2B, Biological Mitigation Plan,
would mitigate the Congdon Tarplant and
impacts to isolated wetlands by requiring a
Bio Mitigation Plan which requires habitat
replacement. Impacts and proposed
mitigation measures for wetlands are
detailed further in Section 3.4, Biological
Resources.
Policy 3.2.18 Mitigate Loss of Ag and
Open Space Land.
To mitigate the loss of agricultural and open
land in the Airport Area, development shall
help protect agricultural and open space
lands to the south and east by securing
protected areas at least equal to the area of
new development, where on-site protection
is not available.
Partially
Consistent
with
Mitigation
The Project would result in the conversion
of 71 acres of prime farmland and is
therefore subject to mitigation under
Policy 1.9.2. Proposed mitigation measure
MM AG-1 would satisfy the criteria of
Policy 1.9.2, therefore making the Project
consistent with this policy after mitigation.
However, implementation of MM AG-1
would not fully mitigate such impacts
since the lost agricultural land could not be
replaced or recreated. Further discussion of
these impacts and their determination can
be found under the discussion of Impact
AG-1 in Section 3.2, Agricultural
Resources.
Policy 3.2.20 Acquire Land South of
Airport.
Utilize locally-generated acquisition
funding, as well as outside grant support, to
acquire fee or easement interest in lands
south of the airport in the following order of
priority:
Buckley Road Area. Agricultural lands on
Partially
Consistent
Please refer to Policy 3.2.18 discussion
above. Acquisition of agricultural lands
south of the airport would be permitted
under proposed mitigation.
Attachment 2
PC1 - 63
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 25
Final EIR
Table 3.8-9. AASP Consistency Summary (Continued)
Policy/Goal Consistency
Finding Discussion
either side of Buckley Road between
Vachell Lane and Broad Street should
receive the highest priority in conservation
funding. There is ongoing, incremental
conversion of lands from agriculture to
other uses, as well as ongoing small-scale
subdivision of rural properties. There are
relatively few large properties in this area.
Easements to secure development rights
and maintain scenic character would be
the primary focus of this effort, and
easement acquisition is the preferred
strategy.
Other Lands. Areas such as the ranches and
woodland areas south of the Airport may
also be targeted for fee or easement
acquisition; however, these areas are not
considered as vulnerable to land use
changes as the aforementioned areas.
Program 3.3.7. Creek Restoration
Standards.
The City will work with CDFW and
responsible federal agencies to establish
standards for grading, stabilization, and
revegetation of all creek channels in the
Airport Area. The standards will cover plant
species, planting densities, and long-term
maintenance requirements and
responsibilities.
Consistent Please refer to Policy 3.2.4 discussion
above.
Goal 4.1.9 Airport Operations.
Airport Area land uses and development,
including Airport Compatible Open Space
(ACOS), should be compatible with the
long-term operation of the airport, and
enhancing the viability of the airport as a
regional transportation facility.
Consistent Due to the location and density allotments
designed by the Project, implementation of
the Project would be consistent with
airport standards for established airport
safety areas and noise buffers. Impacts to
safety, noise, and hazards are further
discussed within Sections 3.6, Hazards
and Hazardous Materials, 3.9, Noise, 3.12,
Transportation and Traffic.
Policy 4.3.3 Airport Land Use Plan
Consistency.
Airport Area development must be
consistent with the standards and
requirements of the ALUP and/or Public
Utilities Code Sections 21670-21679.5.
Consistent The Project would be consistent with all
ALUP noise contour and safety area
policies, as detailed above in Table 3.8-8.
Program 6.3.G Development Review
Requirements.
In order to mitigate air, noise and traffic
Consistent The Project includes on-street bicycle
lanes, off-street paths, bus stops,
intersections, and other street and transit
Attachment 2
PC1 - 64
3.8 LAND USE AND PLANNING
26 Avila Ranch Development Project
Final EIR
Table 3.8-9. AASP Consistency Summary (Continued)
Policy/Goal Consistency
Finding Discussion
impacts associated with development of the
AASP, ensure private development
participation in the implementation of the
plan by requiring the construction of on-
street bicycle lanes as part of development
street frontage improvements, and require
development to dedicate and construct off-
street paths where their alignments are
within private property. Require
development adjacent to bus stops to
construct turnouts and bus stops (including
shelters) conforming to the bus stop
standards in SLO Transit’s Short Range
Transit Plan. Project may be required to
construct intersection and other street
improvements in proportion to their
development size and location.
facility improvements throughout the
Project site consistent with City standards
and standards within the AASP. Specific
impacts to air, noise, and traffic are further
discussed in Sections 3.3, Air Quality and
Greenhouse Gas Emissions, 3.9, Noise,
and 3.12, Transportation and Traffic.
Program 6.3.I Class I and Class II Bicycle
Lanes.
Class I bicycle paths and Class II bicycle
lanes shall be constructed, signed and
marked to meet or exceed the minimum
standards established by the Caltrans
Highway Design Manual and the City of
San Luis Obispo design standards. Class I
paths should be a minimum of 12 feet in
width with 2-foot shoulders, except in
hillside areas where grading would cause
visual impacts or along creeks where space
is limited. Class II bicycle lanes shall be
designed in accordance with the City
Bicycle Plan and should be 6 to 7 feet in
width.
Consistent The Project includes Class I and II bicycle
facilities that meet the design standards
within the Caltrans Highway Design
Manual as well as City standards. Further,
with implementation of MM TRANS-11,
the Project would be consistent with the
City’s Bicycle Transportation Plan (BTP).
See Section 3.12, Transportation and
Traffic.
Program 6.3.L Transit Facility
Requirements.
As part of the development review process,
the City will require new development to
provide for transit facilities along or
adjacent to the project frontage.
Consistent Please refer to Program 6.3.G discussion
above.
Goal 6.4.3.
Improve Buckley Road to arterial standards
while maintaining a street character
consistent with the area’s rural setting.
Consistent Please refer to Program 6.3.G discussion
above.
Standard 6.4.3.1.
Buckley Road shall be extended as a two-
lane rural arterial from its currently western
terminus at Vachell Lane to South Higuera
Consistent The Project includes extending Buckley
Road from the intersection with Vachell
Lane west to South Higuera Street, per
Standard 6.4.3.1 recommendations. Traffic
Attachment 2
PC1 - 65
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 27
Final EIR
Table 3.8-9. AASP Consistency Summary (Continued)
Policy/Goal Consistency
Finding Discussion
Street. Timing of extension will be based on
achieving traffic volumes and conditions
that justify the improvements or when the
intervening properties between Vachell
Lane and South Higuera Street are
redeveloped. Setbacks shall be provided on
both sides of the road to allow for
expansion to a four-lane roadway if future
traffic volumes and conditions justify
additional lanes.
volume and use impacts of this extension
are detailed in Section 3.12,
Transportation and Traffic.
Standard 6.4.3.2.
Buckley Road shall be design to minimize
impact to adjacent creeks and open space
where possible. Setbacks shall be provided
on both sides of the road to allow for
expansion to a four-lane roadway if future
traffic volumes and conditions justify
additional lanes.
Consistent Setbacks from Tank Farm Creek and
preserved wetland areas are included in the
Project. Additionally, traffic volume and
circulation impacts of the extension are
detailed in Section 3.12, Transportation
and Traffic.
Standard 6.4.3.3.
On the north side of Buckley Road in
undeveloped areas, outside of the 20-foot
graded shoulder, there shall be a 12-foot
wide multi-use path.
Consistent The Project includes a multi-use path on
the north side of Buckley Road in
undeveloped areas.
Standard 6.4.4.1.
Commercial and industrial collectors
without center turn lanes shall have a
minimum of two 13-foot travel lanes and
two 6-foot bicycle lanes. Each side of the
road will have 7-foot tree-lined parkways
between the curb and a 5-foot wide
sidewalk unless an alternative cross section
is approved by the Director of Public
Works.
Consistent The Project would include parkway, curb,
tree, and sidewalk minimums and
adherence to standards as approved by the
City Department of Public Works.
Policy 7.1.1. Encourage BMPs.
The City will encourage Best Management
Practices for drainage when reviewing all
development proposals. The use of bio-
swales for conveying storm water on-site
through open channels is particularly
encouraged for their efficacy and natural,
aesthetic quality.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 7.1.2. Creek Corridor
Enhancement.
As part of the development review process
for sites that are crossed by one or more
creek corridors, the City will require creek
Consistent Please refer to Policy 3.2.4 discussion
above.
Attachment 2
PC1 - 66
3.8 LAND USE AND PLANNING
28 Avila Ranch Development Project
Final EIR
Table 3.8-9. AASP Consistency Summary (Continued)
Policy/Goal Consistency
Finding Discussion
corridor enhancement consisting of:
• Removal of non-native vegetation.
• Removal of obstructions that impede
storm flows and that are detrimental to
aquatic species.
• Establish additional riparian
vegetation.
Policy 7.1.3. Offsite Improvements
Permissible.
When detention requirements cannot be
fully met onsite, offsite improvements of
creek corridors is permissible, consistent
with the requirements of the City’s
Waterways Management Plan and Drainage
Design Manual.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 7.1.4. Porous Paving Encouraged.
The use of porous paving to facilitate
rainwater percolation is encouraged. As a
condition of project approval, the City will
require parking lots and paved outdoor
storage areas, where practical, to use one or
more of the following measures to reduce
surface water runoff and aid in groundwater
recharge: porous paving; ample landscaped
areas that receive surface drainage and that
are maintained to facilitate percolation;
drainage detention basins with soils that
facilitate percolation.
Consistent The Project would result in adverse
impacts to water quality due to polluted
runoff during construction activities,
however implementation of MM BIO-2a
and MM HYD-2a through -2c would limit
these impacts. Further discussion is
contained in Impact HYD-2 of Section 3.7,
Hydrology and Water Quality.
Policy 7.1.5. Onsite Detention Basins and
Creek Corridors.
Detention basins will be owned by the
subdivider, a property owners’ association,
or a major nonresidential parcel owner, and
will be maintained by an owners’
association or a special district. Ownership
and maintenance of minor waterways will
be the same, with a City easement for open
space and, where trails occur, public access.
Consistent Please refer to Policy 3.2.4 discussion
above.
Policy 7.9.1: Adequate Fire Suppression
Services and Facilities.
The City shall provide adequate fire
suppression services and facilities to the
Airport Area, consistent with the Safety
Element of the General Plan, by completing
area transportation improvements, co-
locating City fire services with existing
Consistent An Interim Fire Station would be
implemented by the Project at the
intersection of Earthwood Lane and
Venture Drive within the Airport Area
during Phase 3, and would be subject to
the City’s approval and consistent with the
General Plan’s Safety Element and San
Luis Obispo Fire Department Master Plan
Attachment 2
PC1 - 67
3.8 LAND USE AND PLANNING (POLICY CONSISTENCY PORTION)
Avila Ranch Development Project 29
Final EIR
Table 3.8-9. AASP Consistency Summary (Continued)
Policy/Goal Consistency
Finding Discussion
CALFIRE facilities located on Broad Street,
and/or establishing a permanent facility
within the Airport Area.
(2016). This fire station would remain
operational until establishment of the
City’s fifth fire station to serve the
southern region of the City. Additional
discussion of this item is contained within
Section 3.11, Public Services.
Policy 7.9.3 Interim Safety Improvements.
Until a permanent facility is developed that
enables the City to achieve its response
travel time objectives, new development in
the Airport Area may be required to finance
other improvements that will contribute to
alleviating current deficiencies, as identified
in the San Luis Obispo Fire Department
Master Plan (2009). This policy will be
implemented on a case by case basis
through conditions of approval when project
specific fire and life safety impacts are
identified. The Avila Ranch Project may
provide an interim fire and/or emergency
response substation at the intersection of
Earthwood Lane and Venture Drive. Such
facilities shall be to the satisfaction of the
City Fire Chief.
Consistent Please refer to Policy 7.9.1 discussion
above.
Attachment 2
PC1 - 68