HomeMy WebLinkAbout02-06-2018 Item 07 Modifications of mitigation measures/conditions of approval (Righetti Ranch) Meeting Date: 2/6/2018
FROM: Michael Codron, Community Development Director
Prepared By: David Watson, Consulting Planner
Shawna Scott, Associate Planner
SUBJECT: MODIFICATIONS TO PROJECT MITIGATION MEASURES AND
CONDITIONS OF APPROVAL ASSOCIATED WITH FINAL MAP #3063-
PHASE 1 (RIGHETTI RANCH – ORCUTT AREA SPECIFIC PLAN [OASP])
TO ALLOW INFRASTRUCTURE, BUILDING PERMIT ISSUANCE AND
OCCUPANCY PERMIT PHASING, INCLUDING CONSIDERATION OF
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FINDINGS AND
CONSISTENCY DETERMINATIONS REGARDING THE PREVIOUSLY
APPROVED MITIGATED NEGATIVE DECLARATION (2015) AND OASP
FINAL EIR (2010) (MOD #1220-2017; 3987 ORCUTT ROAD)
RECOMMENDATION
As recommended by the Planning Commission, adopt a Resolution to a pprove Amendments to
the Project Mitigation Measures and Conditions of Approval to allow phasing of the completion
of certain public improvements to coincide with the phasing of issuance of building and
occupancy permits for Phase 1 of Tract #3063 (Righetti Ranch).
REPORT-IN-BRIEF
The applicant, Ambient Co mmunities (Ambient) received approval for Vesting Tentative Tract
Map #3063 in 2015 to create a project consisting of 304 residential parcels, 22 parkland and
open space parcels, and a host of roadways, water and wastewater systems, utilities, bicycle and
pedestrian paths to support the subdivision project. The project was approved to be built in
generally three (3) phases of major construction activities.
As detailed construction plans have been prepared by Ambient and processed by city staff, it has
become clear that the specific sequencing of construction of each distinct phase includes many
tracks that are running in parallel to one another. For example, the crossing of creek corridors
with roads and utilities is governed by various resource agencie s that have their own timelines
and sequencing for when such work can be done. Generally prohibiting construction during the
winter months (November-April) means that the windows for Ambient to complete major
improvements become shortened to six (6) months at a time, and in some cases may be
completed in segments rather than all at once. One such parallel track includes providing
circulation systems that accommodate a minimum of two points of access that in some cases
require crossing these creeks and therefore subject this construction to the resource agency limits
on construction windows.
In 2015, the Ambient proposal was evaluated against the 2010 Final EIR (FEIR) prepared for the
OASP, and an Initial Study-Mitigated Negative Declaration (IS-MND) was prepared in 2015 for
the detailed subdivision application. Mitigation Measures from both the FEIR and IS -MND
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were imposed on the tentative map approval. For the purposes of the 2015 approvals, the
completion of supporting and necessary public infrastructure was largely tied to traditional
milestones of “prior to issuance of building permits” or “prior to the issuance of occupancy
permits”. The Ambient request is to modify and adjust the completion of certain infrastructure
with alternate milestone dates for the Phase 1 project.
DISCUSSION
The proposed modifications fall into four (4) broad categories. These include:
• Off-site vehicular improvements to be delayed beyond Phase 1 building permit issuance;
• Off-site pedestrian improvements delayed beyond Phase 1 building permit issuance;
• On-site improvements delayed by resource agency construction window limitations; and,
• On-site park grading and pathways that could be deferred beyond Phase 1 building permit
issuance.
Existing and proposed modificatio ns are provided as Attachment D (Tract #3063 Mitigation
Measures Mark-up for Proposed Amendments) and Attachment E (Tract #3063 Conditions of
Approval Mark-up for Proposed Amendments), and the applicant’s proposed construction
schedule and exhibit showing the referenced infrastructure and improvements are provided in
Attachment F (Deferred Improvements Exhibit and Ambient Communities proposed
construction schedule).
On January 10, 2018, the Planning Commission held a public hearing to consider the Ambient
proposals and to form a recommendation to Council. The detailed staff report for that meeting
(Attachment H), provides a complete analysis of Mitigation Measure and Condition
modifications supported by staff. The Planning Commission voted 5-0-2 (two abstentions due to
absence and noted conflict of interest) to recommend approval of the amendments and associated
California Environmental Quality Act (CEQA) findings as recommended by staff (refer to
Attachment H). No public comments or correspondence were received.
The proposal is summarized in brief below (refer to Attachments E, F, G, and H for additional
information and analysis of proposed modifications to conditions of approval and mitigation
measures).
Off-site Vehicle Improvements That Can Be Delayed Beyond Issuance Phase 1 Bldg Permit
Conditions of Approval (COA) #17 and #28 address improvements involving secondary access
provided with a re-aligned Hansen Lane centerline (COA #17) and modifications to the Tank
Farm and Orcutt Road intersection (COA #28). Each of these conditions required the roadway
improvements to be completed prior to building permit and/or occupancy of any of the Phase 1
units. The applicant is requesting that these improvements be permitted to be started during
Phase 1, but defer completion prior to occupancy of any of the homes for Phase 2 (COA #28 -
roundabout) and issuance of building permits for Phase 3 (COA #17 – permanent secondary
access).
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Off-site Pedestrian Improvements Delayed Beyond Issuance of Phase 1 Building Pe rmits
COAs #27 and #30 required the completion of curb, gutter and sidewalk frontage road
improvements along the perimeter of the subdivision, which were designed into the Phase 1 tract
improvement plans prior to issuance of Phase 1 building permits. The applicant is requesting to
defer some of these improvements, as shown on the approved street improvement plans, to a date
after initial occupancies in Phase 1.
On-site Improvements Delayed by Resource Agency Restrictions on Construction Windows
COAs #16 and #18 established requirements that addressed both internal vehicular circulation
and utility extensions to serve the Righetti Ranch project. By nature of the master plan of
development for the Orcutt Area, the Righetti improvements have been designed to connect into
other developing properties within the OASP. As part of the roadway and utility network in the
OASP and as approved under the Phase 1 Tract, several creek crossings are required that require
resource agency permits (i.e. Regional Water Qua lity Control Board, California Department of
Fish & Wildlife and the Army Corps of Engineers) that each have their own unique standards
and requirements for constructing within their jurisdictional areas. In this case, tentative tract
plans that called fo r extensions of utilities and circulation systems over and through these
jurisdictional areas are delayed by resource agency construction restrictions over the 2017 -2018
winter (generally November-April), thereby delaying the commencement of either utility or
vehicular systems until May of 2018, which would delay some of these utilities and roadways
until at least the latter part of 2018, if not into 2019.
The applicant is requesting that the option for a “temporary” secondary access be considered if
they are unable to complete the crossings of the Righetti Ranch or Tiburon Road bridges due to
the resource agency construction timing restrictions. An associated part of this request is the
limited deferral of the water, wastewater, and recycled water infra structure connections to be
installed on the bridges.
On-site Improvements That Can Be Delayed Beyond Issuance of Phase 1 Building Permits
COA #32 required the rough grading and extension of bicycle and pedestrian pathways through
Righetti Ranch as part of Phase 1, to be completed prior to issuance of building permits. The
applicant has requested that the bicycle and pedestrian path grading/connections within Phase 2
to occur during the development of Phase 2, and that the paths proposed to traverse the park be
completed during construction of the park.
Staff is supportive of these modifications and recommends City Council approval as
unanimously recommended by the Planning Commission.
CONCURRENCES
The recommended modifications and associated findings presented in Attachment A (Draft
Resolution) incorporate comments provided by other City Departments including Public Works
(Transportation), Fire, Utilities, and Administration (Natural Resources and City Attorney).
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ENVIRONMENTAL REVIEW
Staff is reco mmending that City Council adopt the following CEQA Findings, which conclude
that the proposed modifications are consistent with previous FEIR and IS -MND actions on the
Righetti Ranch project and do not trigger any subsequent environmental analysis per CEQ A
Guidelines 15162:
1. The proposed mitigation measure amendments are consistent with the requirements of
the Orcutt Area Specific Plan Final Environmental I mpact Report (FEIR) certified and
adopted by the City Council on March 2, 2010, and the Initial Study-Mitigated Negative
Declaration (IS-MND) adopted by the City Council on May 19, 2015 for VTTM#3063.
2. Proposed modifications to MMs T-1(a) and T-2(d) provide for the construction of a turn
pocket and roundabout for intersection widening and signalization, consistent with the
City’s Circulation Element principles, and implements these improvements prior to any
significant traffic generation accessing Orcutt Road from the Righetti Ranch project,
thereby matching trip generation to the completion of the intersection roundabout.
3. Orcutt and Tank Farm Road frontage improvements and Hansen Lane realignment can be
timed to be completed in phases to meet the traffic generation demands of phased
occupancy of the Righetti Ranch project.
4. Traffic safety measures can be completed on Tank Farm Road as traffic generation
demand occurs at or before Phase 1 occupancy of residential units, and internal roadway
connections over and across jurisdictional areas would be completed prior to Phase 2
building permit issuance, to the satisfaction of the Director of Public Works.
5. All potentially significant effects were analyzed adequately in the referenced FEIR
and IS-MND, and reduced to a level of insignificance, provided the amended mit igation
measures are incorporated into the development project and the mit igation monitoring
program as described on Exhibit 1 to this resolution.
6. Consistent with the Public Resources Code and CEQA Guidelines Section 15162(a)
(CEQA), the proposed changes to mitigation measures and conditions of approval as
outlined herein do not trigger any of the following threshold circumstances:
a) Substantial changes are not proposed requiring major revisions to the previously
certified FEIR and IS-MND, nor are any new or substantially increased significant
environmental effects to the Righetti Ranch project resulting from the proposed
modifications. The project remains a residential master planned community
consistent with the OASP and the 2015 VTTM approvals, and no increases in lots,
density, land uses or other project entitlements are proposed with these amendments.
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b) No substantial changes have occurred with respect to the manner in which the
Righetti Ranch project will be undertaken. The mitigation measure and condition
modifications maint ain the previously approved mitigation measures, and provide for
additional clarity and detail in the timing of completion of those measures as detailed
herein.
c) No new information of substantial importance has become available since
certification of the noted FEIR and IS-MND that would represent a new or more
significant environmental impact not previously considered; all previously adopted
mitigation measures remain feasible and applicable to the project as approved; and no
considerably different impacts not otherwise analyzed in the FEIR and IS-MND
result from these mitigation measure and conditions of approval modifications.
FISCAL IMPACT
The proposed modifications would not affect how the OASP Public Facilities Financing Plan is
implemented, and associated application fees for the requested modification were provided by
the applicant. Therefore, no fiscal impacts are anticipated.
ALTERNATIVES
1. City Council not approve one or more of the proposed changes to the COAs and MMs as
described. Findings of the City Council concerning such a recommendation will need to
be developed if this Alternative is selected. This is not a recommended alternative
because the Planning Commission voted unanimously to approve all the amendments, the
project is consistent with the Orcutt Area Specific Plan, and no new environmental
impacts are created by the amendments.
2. Continue the item. An action to continue the item should include a detailed list of
additional information or analysis required.
Attachments:
a - Draft Resolution
b - Resolution Exhibit 1
c - Resolution Exhibit 2
d - Amended Mitigation Measures
e - Amended Conditions of Approval
f - Applicant Request
g - CDD Response
h - PCAR and Resolution No. 1002-18
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R _____
RESOLUTION NO. XXXX (2018)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING AMENDMENTS TO
MITIGATION MEASURES AND CONDITIONS OF APPROVAL FOR AN
APPROVED SUBDIVISION (MOD-1220-2017; TRACT #3063 A.K.A.
“RIGHETTI RANCH”; 3987 ORCUTT ROAD)
WHEREAS, on May 19, 2015 the City Council of the City of San Luis Obispo
conducted a public hearing, adopted a Mitigated Negative Declaration, and approved Vesting
Tentative Map #3063 (Righetti Ranch); and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on January 10, 2018 for the purpose of formulat ing and forwarding
recommendat ions to the City Council of the City of San Luis Obispo regarding proposed
mitigation measure and condition amendments, and recommended approval of amendments to
various mitigation measures and project conditions to facilitate phasing of certain required
infrastructure with timing of building permit issuance and occupancy permits; and
WHEREAS, on February 6, 2018 the City Council of the City of San Luis Obispo
considered proposed amendments to specified mitigation measures and conditions as proposed
by the applicant and recommended by staff and the Planning Commission; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly cons idered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendat ions by staff.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis
Obispo to approve specific amendments to environmental mitigation measures and project
conditions of approval based on the following Findings and Conditions:
SECTION 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring
Program. Based upon all the evidence, the City Council makes the following California
Environmental Quality Act (CEQA) findings in support of the Application to Amend Mitigation
Measures #MOD-1220-2017 for final map and subdivision #3063:
1. The proposed mitigation measure amendments are consistent with the requirements of
the Orcutt Area Specific Plan Final Environmental I mpact Report (FEIR) certified and
adopted by the City Council on March 2, 2010, and the Initial Study-Mitigated Negative
Declaration adopted by the City Council on May 19, 2015 for the VTTM#3063.
2. Proposed modifications to MMs T-1(a) and T-2(d) provide for the construction of a turn
pocket and roundabout for intersection widening and signalization, consistent with the
City’s Circulation Element principles, and implements these improvements prior to any
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Resolution No. _____ (2018 Series) Page 2
R _____
significant traffic generation accessing Orcutt Road from the Righetti Ranch project,
thereby matching trip generation to the completion of the intersection roundabout.
3. Orcutt and Tank Farm Road frontage improvements and Hansen Lane realignment can be
timed to be completed in phases to meet the traffic generation demands of phased
occupancy of the Righetti Ranch project.
4. Traffic safety measures can be completed on Tank Farm Road as traffic generation
demand occurs at or before Phase 1 occupancy of residential units, and internal roadway
connections over and across jurisdictional areas would be completed prior to Phase 2
building permit issuance, to the satisfaction of the Director of Public Works.
5. All potentially significant effects were analyzed adequately in the referenced FEIR
and IS-MND, and reduced to a level of insignificance, provided the amended mit igation
measures are incorporated into the development project and the mit igation monitoring
program as described on Exhibit 1 to this resolution.
6. Consistent with the Public Resources Code and CEQA Guidelines Section 15162(a)
(CEQA), the proposed changes to mitigation measures and conditions of approval as
outlined herein do not trigger any of the following threshold circumstances:
a) Substantial changes are not proposed requiring major revisions to the previously
certified FEIR and IS-MND, nor are any new or substantially increased significant
environmental effects to the Righetti Ranch project resulting from the proposed
modifications. The project remains a residential master planned c ommunity
consistent with the OASP and the 2015 VT TM approvals, and no increases in lots,
density, land uses or other project entitlements are proposed with these amendments.
b) No substantial changes have occurred with respect to the manner in which the
Righetti Ranch project will be undertaken. The mitigation measure and condition
modifications maintain the previously approved mitigation measures, and provide for
additional clarity and detail in the timing of completion of those measures as detailed
herein.
c) No new information of substantial importance has become available since
certification of the noted FEIR and IS-MND that would represent a new or more
significant environmental impact not previously considered; all previously adopted
mitigation measures remain feasible and applica ble to the project as approved; and
no considerably different impacts not otherwise analyzed in the FEIR and I S-MND
result from these mitigation measure and conditions of approval modif ications.
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Resolution No. _____ (2018 Series) Page 3
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SECTION 2. Condition of Approval Modifications. Based upon all the evidence and
public testimony received, the City Council hereby approves the proposed modifications to
project conditions as described in Exhibit 2 to this resolution.
Upon motion of _______________________, seconded by _______________________, and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ______ day of _______________ 2018.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, 2018.
____________________________________
Carrie Gallagher
City Clerk
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Exhibit 1, Page 1
Righetti Ranch Request for Mitigation Measure Amendments
Exhibit 1
02-06-2018
TRANSPORTATION MITIGATION MEASURES
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. Applicant
shall install a right turn pocket on the southbound approach of Orcutt Road
to Tank Farm Road prior to issuance of occupancy for Phase 1 Tract 3063.
The turn pocket will extend as far as practical north along Orcutt to the creek
culvert approximately 165 feet north of Tank Farm Road. Relocation or
undergrounding of power poles and utilities may be necessary to achieve
this improvement. The turn pocket shall be extended to a total length of
200’ and the intersection shall be modified to eliminate the skew prior to
occupancy of Phase 2, unless incorporated into the construction of a
roundabout to the satisfaction of the City Public Works Director.
T-1(a) Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of occupancy for Phase 1 and
Phase 2 of Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization or
Roundabout. Applicant shall provide right-of way as necessary for a
modern roundabout or traffic signal at the intersection of Orcutt Road/Tank
Farm Road, subject to approval of the Director of Public Works, as a
condition of Phase 2 final map recordation. Applicant shall pay “fair share”
OASP Impact Fee contributions.
T-2(d) Monitoring Program:
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Exhibit 1, Page 2
Compliance will be addressed by (1) dedication and/or acquisition and dedication of right-
of-way as needed for signalization or roundabout, at City’s discretion, with Phase 2, and
(2) payment of OASP Impact Fees at time of issuance of building permits for any phases
of Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Applicant shall align centerlines of
E-2 Street & Hanson Lane with side street stop control and a Two Way Left
Turn Lane.
T-3 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 3 of Tract 3063.
T-5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and
install frontage improvements along Tank Farm Road & Orcutt Road,
providing pedestrian access along both street frontages and the connecting
gap.
T-5 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of occupancy for the Tract
3063 phases shown on the approved street improvement plans, unless otherwise
required or deferred by the Public Works Director. The applicant shall bond for Tank
Farm and Orcutt Frontage Improvements; an A.M. Best Rated A:VII-bond shall be
required. The City reserves the right to call upon the bond a minimum of one year
following issuance of the first Phase 1 occupancy or by April 16, 2019, whichever occurs
first.
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Exhibit 1, Page 3
T-6 Traffic Calming & Safety Measures. Applicant shall provide raised
intersections at D & D4 Streets and C & C3 Streets. Provide single lane
urban compact roundabout control at intersection D & Tank Farm with
speed reduction curves and at intersection A & B. Provide side street stop
control at Street E & Orcutt Road intersection.
T-6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans. The roundabout at the intersection of D Street and Tank Farm Road
shall be completed prior to issuance of occupancy of Phase 1 of Tract 3063. Side street
stop control at the Street E and Orcutt Road intersection shall be completed prior to
issuance of occupancy for Phase 3 of Tract 3063. The raised intersections shall be
completed prior to issuance of occupancy for the phase that is required to construct that
particular intersection. The applicant shall bond for the raised intersections at D& D4
Streets and C and C3 Streets and single lane urban compact roundabout control at
intersection D and Tank Farm with speed reduction curves and at intersection A and B;
an A.M. Best Rated A:VII-bond shall be required. The City reserves the right to call upon
the bond a minimum of one year following issuance of the first Phase 1 occupancy or by
April 16, 2019, whichever occurs first. No Phase 2 building permits shall be issued prior
to implementation of D and D4, C and C3, D and Tank Farm, and A and B intersection
improvements to the satisfaction of the Public Works Director.
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Exhibit 2, Page 1
Righetti Ranch Request for of Approval Amendments
Exhibit 2
02-06-2018
TRANSPORTATION CONDITIONS OF APPROVAL
16. Secondary access is required from all portions and /or phases of the subdivision
where more than 30 dwelling units are proposed. The location and development of the
proposed secondary access shall be presented to the City for review and approval prior
to the preparation of the related improvement plans or final map approval. Prior to
occupancy of Phase 1, primary access to Phase 1 shall be available from Tank Farm
Road, and secondary emergency access shall be provided from Orcutt Road either
permanently via Tiburon Road or temporarily via a construction road that traverses Phase
3. An easement for the temporary access will be required. No Phase 2 building permits
shall be issued prior to completion of permanent secondary access improvements to the
satisfaction of the Public Works Director and Fire Marshal.
17. Secondary access from the E Street neighborhood shall be aligned with Hansen
Lane unless a suitable alternate secondary access point can be approved to the
satisfaction of the Community Development and Public Works Directors and in
compliance with Mitigation Measure T-3.
18. The applicant shall comply with Resolution No. 10620 (2015 Series), Jones
Vesting Tentative Tract Map condition #15, regarding access, egress, and provision of
water supply across Tract 3063 Phase 1 development. The applicant shall bond for all
water and sewer improvements proposed for connection to the Righetti Ranch Bridge,
Tiburon Bridge, and Tiburon Culvert Extension. The City reserves the right to call upon
the bonds a minimum of one year following issuance of the first Phase 1 occupancy or by
April 16, 2019, whichever occurs first. The following improvements shall be completed
by October 2018: All water, recycled water, and sewer improvements not placed on the
deferred bridge and culvert structures shall be completed no later than October 2018.
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Exhibit 2, Page 2
Additionally, all work related to the construction of new pressure reducing stations along
Tanglewood Road and Righetti Ranch Road shall be completed prior to October of 2018,
and shall maintain the existing control valve located at Industrial Way. The new pressure
reducing valves must include all new: valves, vaults, panels, PLC, telemetry, CLA-VALs,
bypass valve, and all necessary appurtenances needed to construct a functioning station
that can be integrated with the current water distribution system. No Phase 2 building
permits shall be issued prior to completion of Jones Ranch access and Righetti Ranch
water supply improvements to the satisfaction of the Public Works and Utilities Directors.
27. The Orcutt Road improvements from B Street to Tank Farm Road and along the
Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a
deferral is requested by the subdivider and granted by the City Public Works Director.
Prior to approval of any deferrals, the subdivider shall demonstrate that the construction
of the required improvements is impractical and that any deferred improvements do not
result in an undue burden on future phases.
28. Prior to occupancy of Phase 1, a southbound right turn pocket shall be constructed
at the Tank Farm / Orcutt intersection. The turn pocket will extend as far practical north
along Orcutt to the creek culvert approximately 165 feet north of Tank Farm Road.
Relocation or undergrounding of power poles and utilities may be necessary to achieve
this improvement. The turn pocket shall be extended to a total length of 200’ and the
intersection shall be modified to eliminate the skew prior to occupancy of Phase 2, unless
incorporated into the construction of a roundabout to the satisfaction of the City Public
Works Director. The subdivider shall acquire and dedicate the necessary right-of-way for
a roundabout as a condition of Phase 2 final map recordation. The required right-of-way
shall be based on the City’s design. If the City provides a construction-ready roundabout
design (1) prior to October 31, 2018, or (2) prior to issuance of encroachment permit(s)
to construct the Phase 2 public infrastructure, whichever is later, AND the City provides
sufficient design plans for work in the jurisdictional areas (the culvert extensions) by
August 31, 2018, the subdivider shall construct and complete the roundabout prior to
issuance of any certificates of occupancy for Phase 2. If City is unable to deliver the
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Exhibit 2, Page 3
roundabout design in the time specified, the subdivider shall provide an appropriate surety
prior to the issuance of any certificates of occupancy for Phase 2 to guarantee
construction of the roundabout, and the roundabout shall be constructed and completed
prior to issuance of building permits for Phase 3. City’s review and approval of the Phase
2 public improvement plans and issuance of corresponding encroachment permit(s) shall
not be unreasonably delayed for the sole purpose of complying with this condition. All
overhead utilities conflicting with this improvement shall be undergrounded.
30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall
be constructed in accordance with the phasing shown on the approved street
improvement plans, unless otherwise approved by the Public Works Director.
32. Rough grading of the park lot and completion of bicycle and pedestrian paths
connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing
park facilities at Islay Park shall be constructed pursuant to approved onsite Phase 1
Public Improvement Plans, or as approved by the Public Works Director and Natural
Resources Manager. Rough grading of the park shall occur prior to issuance of
occupancy of Phase 1. Rough grading of the bicycle/pedestrian paths through Phases 1
and 2 of Tract 3063 shall occur prior to issuance of occupancy for Phase 2. Rough
grading of the bicycle/pedestrian path through the park shall occur during rough grading
of the park.
35. All mitigation measures (mm) specific to Transportation requirements shall be
provided as detailed under CEQA Section 1, above or as amended, to the satisfaction of
the City Engineer.
101. The project shall provide a minimum of two points of access to the subdivision from
an existing public way wherever there are more than 30 housing units. Emergency
Vehicle Access points will NOT be accepted in lieu of full access, unless otherwise
approved by the Public Works Director and the Fire Marshal. Prior to occupancy of Phase
1, primary access to Phase 1 shall be available from Tank Farm Road, and secondary
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Exhibit 2, Page 4
emergency access shall be provided from Orcutt Road either permanently via Tiburon
Road or temporarily via a construction road that traverses Phase 3. An easement for the
temporary access will be required. No Phase 2 building permits shall be issued prior to
completion of permanent secondary access improvements to the satisfaction of the Public
Works Director and Fire Marshal.
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Righetti Ranch Request for Mitigation Measure Amendments
Attachment D
02-06-2018
TRANSPORTATION MITIGATION (Measures Approved in 2015)
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. Applicant
shall install a 200’ right-turn lane on the southbound Orcutt Road approach
to Tank Farm Road shall be installed with Phase 1 Tract 3063
improvements.
T-1(a) Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 1 of Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization. Applicant shall
provide right-of way as necessary as part of Phase 1 Tract 3063
improvements, and pay “fair share” OASP Impact Fee contributions.
T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication of right-of-way as needed for signalization
at the time of final map recordation and (2) payment of OASP Impact Fees at time of
issuance of building permits for Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Applicant shall align centerlines of
E-2 Street & Hanson Lane with side street stop control and a Two Way Left
Turn Lane.
T-3 Monitoring Program:
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Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 1 of Tract 3063.
T-5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and
install frontage improvements along Tank Farm Road & Orcutt Road,
providing pedestrian access along both street frontages and the connecting
gap.
T-5 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 1 of Tract 3063.
T-6 Traffic Calming & Safety Measures. Applicant shall provide raised
intersections at D & D4 Streets and C & C3 Streets. Provide single lane
urban compact roundabout control at intersection D & Tank Farm with
speed reduction curves and at intersection A & B. Provide side street stop
control at Street E & Orcutt Road intersection.
T-6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 1 of Tract 3063.
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TRANSPORTATION MITIGATION (Measures with Strikeout and Underline Markup
of Amendments 2018)
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. Applicant
shall install a 200’ right-turn lane right turn pocket on the southbound
approach of Orcutt Road approach to Tank Farm Road shall be installed
with prior to issuance of occupancy for Phase 1 Tract 3063 improvements.
The turn pocket will extend as far as practical north along Orcutt to the creek
culvert approximately 165 feet north of Tank Farm Road. Relocation or
undergrounding of power poles and utilities may be necessary to achieve
this improvement. The turn pocket shall be extended to a total length of
200’ and the intersection shall be modified to eliminate the skew prior to
occupancy of Phase 2, unless incorporated into the construction of a
roundabout to the satisfaction of the City Public Works Director.
T-1(a) Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits
occupancy for Phase 1 and Phase 2 of Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization or
Roundabout. Applicant shall provide right-of way and as necessary for a
modern roundabout or traffic signal at the intersection of Orcutt Road/Tank
Farm Road, subject to approval of the Director of Public Works, as a
condition of Phase 2 final map recordation. Applicant shall pay “fair share”
OASP Impact Fee contributions.
T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication and/or acquisition and dedication of right-
of-way as needed for signalization or roundabout, at City’s discretion, with Phase 2, at
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the time of final map recordation and (2) payment of OASP Impact Fees at time of
issuance of building permits for any phases of Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Applicant shall align centerlines of
E-2 Street & Hanson Lane with side street stop control and a Two Way Left
Turn Lane.
T-3 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 1 3 of Tract 3063.
T-5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and
install frontage improvements along Tank Farm Road & Orcutt Road,
providing pedestrian access along both street frontages and the connecting
gap.
T-5 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 1 of Tract 3063 occupancy for the Tract 3063 phases shown on the approved
street improvement plans, unless otherwise required or deferred by the Public Works
Director. The applicant shall bond for Tank Farm and Orcutt Frontage Improvements; an
A.M. Best Rated A:VII bond shall be required. The City reserves the right to call upon the
bond a minimum of one year following issuance of the first Phase 1 occupancy or by April
16, 2019, whichever occurs first.
T-6 Traffic Calming & Safety Measures. Applicant shall provide raised
intersections at D & D4 Streets and C & C3 Streets. Provide single lane
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urban compact roundabout control at intersection D & Tank Farm with
speed reduction curves and at intersection A & B. Provide side street stop
control at Street E & Orcutt Road intersection.
T-6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 1 of Tract 3063. The roundabout at the intersection of D Street and Tank Farm
Road shall be completed prior to issuance of occupancy of Phase 1 of Tract 3063. Side
street stop control at the Street E and Orcutt Road intersection shall be completed prior
to issuance of occupancy for Phase 3 of Tract 3063. The raised intersections shall be
completed prior to issuance of occupancy for the phase that is required to construct that
particular intersection. The applicant shall bond for the raised intersections at D& D4
Streets and C and C3 Streets and single lane urban compact roundabout control at
intersection D and Tank Farm with speed reduction curves and at intersection A and B;
an A.M. Best Rated A:VII- bond shall be required. The City reserves the right to call
upon the bond a minimum of one year following issuance of the first Phase 1 occupancy
or by April 16, 2019, whichever occurs first. No Phase 2 building permits shall be
issued prior to implementation of D and D4, C and C3, D and Tank Farm, and A and B
intersection improvements to the satisfaction of the Public Works Director.
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TRANSPORTATION MITIGATION (Measures ‘Clean’ Amendments 2018)
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. Applicant
shall install a right turn pocket on the southbound approach of Orcutt Road
to Tank Farm Road prior to issuance of occupancy for Phase 1 Tract 3063.
The turn pocket will extend as far as practical north along Orcutt to the creek
culvert approximately 165 feet north of Tank Farm Road. Relocation or
undergrounding of power poles and utilities may be necessary to achieve
this improvement. The turn pocket shall be extended to a total length of
200’ and the intersection shall be modified to eliminate the skew prior to
occupancy of Phase 2, unless incorporated into the construction of a
roundabout to the satisfaction of the City Public Works Director.
T-1(a) Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of occupancy for Phase 1 and
Phase 2 of Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization or
Roundabout. Applicant shall provide right-of way as necessary for a
modern roundabout or traffic signal at the intersection of Orcutt Road/Tank
Farm Road, subject to approval of the Director of Public Works, as a
condition of Phase 2 final map recordation. Applicant shall pay “fair share”
OASP Impact Fee contributions.
T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication and/or acquisition and dedication of right-
of-way as needed for signalization or roundabout, at City’s discretion, with Phase 2, and
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(2) payment of OASP Impact Fees at time of issuance of building permits for any phases
of Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Applicant shall align centerlines of
E-2 Street & Hanson Lane with side street stop control and a Two Way Left
Turn Lane.
T-3 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for
Phase 3 of Tract 3063.
T-5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and
install frontage improvements along Tank Farm Road & Orcutt Road,
providing pedestrian access along both street frontages and the connecting
gap.
T-5 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of occupancy for the Tract
3063 phases shown on the approved street improvement plans, unless otherwise
required or deferred by the Public Works Director. The applicant shall bond for Tank
Farm and Orcutt Frontage Improvements; an A.M. Best Rated A:VII-bond shall be
required. The City reserves the right to call upon the bond a minimum of one year
following issuance of the first Phase 1 occupancy or by April 16, 2019, whichever occurs
first.
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T-6 Traffic Calming & Safety Measures. Applicant shall provide raised
intersections at D & D4 Streets and C & C3 Streets. Provide single lane
urban compact roundabout control at intersection D & Tank Farm with
speed reduction curves and at intersection A & B. Provide side street stop
control at Street E & Orcutt Road intersection.
T-6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans. The roundabout at the intersection of D Street and Tank Farm Road
shall be completed prior to issuance of occupancy of Phase 1 of Tract 3063. Side street
stop control at the Street E and Orcutt Road intersection shall be completed prior to
issuance of occupancy for Phase 3 of Tract 3063. The raised intersections shall be
completed prior to issuance of occupancy for the phase that is required to construct that
particular intersection. The applicant shall bond for the raised intersections at D& D4
Streets and C and C3 Streets and single lane urban compact roundabout control at
intersection D and Tank Farm with speed reduction curves and at intersection A and B;
an A.M. Best Rated A:VII-bond shall be required. The City reserves the right to call
upon the bond a minimum of one year following issuance of the first Phase 1 occupancy
or by April 16, 2019, whichever occurs first. No Phase 2 building permits shall be
issued prior to implementation of D and D4, C and C3, D and Tank Farm, and A and B
intersection improvements to the satisfaction of the Public Works Director.
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Righetti Ranch Request for of Approval Amendments
Attachment E
02-06-2018
TRANSPORTATION CONDITIONS OF APPROVAL (Approved in 2015)
16. Secondary access is required from all portions and /or phases of the subdivision
where more than 30 dwelling units are proposed. The location and development of the
proposed secondary access shall be presented to the City for review and approval prior
to the preparation of the related improvement plans or final map approval.
17. Secondary access from the E Street neighborhood shall be aligned with Hansen
Lane unless a suitable alternate secondary access point can be approved to the
satisfaction of the Community Development and Public Works Directors.
18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt
Road in conjunction with development of Phase 1. Secondary access will be provided to
Tank Farm Road through Tract 3063. This requires completion the B Street Bridge as
part of Phase 1 development. Regardless of access, the required water supply to this
phase may require a looped water main with indications that the B Street Bridge may
need to be constructed in support of the required water main extension to serve Righetti
VTM#3063 prior to commencing with combustible construction.
27. The Orcutt Road improvements from B Street to Tank Farm Road and along the
Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a
deferral is requested by the subdivider and granted by the City. Prior to approval of any
deferrals, the subdivider shall demonstrate that the construction of the required
improvements is impractical.
28. Prior to occupancy of Phase 1 the Tank Farm/Orcutt intersection shall be modified
to provide a southbound right-turn lane on Orcutt Road and to eliminate the skew, as
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required in the OASP. All overhead utilities conflicting with this improvement shall be
undergrounded.
30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall
be constructed with Phase 1 of the map, unless a deferral is requested by the subdivider
and granted by the City. Prior to approval of any deferrals, the subdivider shall
demonstrate that the construction of the required improvements is impractical.
32. Rough grading of the park lot and completion of bicycle and pedestrian paths
connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing
park facilities at Islay Park shall be required with Phase 1 of the map.
35. All mitigation measures (mm) specific to Transportation requirements shall be
provided as detailed under CEQA Section 1, above, to the satisfaction of the City
Engineer.
101. The project shall provide a minimum of two points of access to the subdivision from
an existing public way wherever there are more than 30 housing units. Emergency
Vehicle Access points will NOT be accepted in lieu of full access.
TRANSPORTATION CONDITIONS OF APPROVAL (with Strikeout and Underline
Markup of Amendments 2018)
16. Secondary access is required from all portions and /or phases of the subdivision
where more than 30 dwelling units are proposed. The location and development of the
proposed secondary access shall be presented to the City for review and approval prior
to the preparation of the related improvement plans or final map approval. Prior to
occupancy of Phase 1, primary access to Phase 1 shall be available from Tank Farm
Road, and secondary emergency access shall be provided from Orcutt Road either
permanently via Tiburon Road or temporarily via a construction road that traverses Phase
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3. An easement for the temporary access will be required. No Phase 2 building permits
shall be issued prior to completion of permanent secondary access improvements to the
satisfaction of the Public Works Director and Fire Marshal.
17. Secondary access from the E Street neighborhood shall be aligned with Hansen
Lane unless a suitable alternate secondary access point can be approved to the
satisfaction of the Community Development and Public Works Directors and in
compliance with Mitigation Measure T-3.
18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt
Road in conjunction with development of Phase 1. Secondary access will be provided to
Tank Farm Road through Tract 3063. This requires completion the B Street Bridge as
part of Phase 1 development. Regardless of access, the required water supply to this
phase may require a looped water main with indications that the B Street bridge may need
to be constructed in support of the required water main extension to serve Righetti
VTM#3063 prior to commencing with combustible construction. The applicant shall
comply with Resolution No. 10620 (2015 Series), Jones Vesting Tentative Tract Map
condition #15, regarding access, egress, and provision of water supply across Tract 3063
Phase 1 development. The applicant shall bond for all water and sewer improvements
proposed for connection to the Righetti Ranch Bridge, Tiburon Bridge, and Tiburon
Culvert Extension. The City reserves the right to call upon the bonds a minimum of one
year following issuance of the first Phase 1 occupancy or by April 16, 2019, whichever
occurs first. The following improvements shall be completed by October 2018: All water,
recycled water, and sewer improvements not placed on the deferred bridge and culvert
structures shall be completed no later than October 2018. Additionally, all work related to
the construction of new pressure reducing stations along Tanglewood Road and Righetti
Ranch Road shall be completed prior to October of 2018, and shall maintain the existing
control valve located at Industrial Way. The new pressure reducing valves must include
all new: valves, vaults, panels, PLC, telemetry, CLA-VALs, bypass valve, and all
necessary appurtenances needed to construct a functioning station that can be integrated
with the current water distribution system. No Phase 2 building permits shall be issued
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prior to completion of Jones Ranch access and Righetti Ranch water supply
improvements to the satisfaction of the Public Works and Utilities Directors.
27. The Orcutt Road improvements from B Street to Tank Farm Road and along the
Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a
deferral is requested by the subdivider and granted by the City Public Works Director.
Prior to approval of any deferrals, the subdivider shall demonstrate that the construction
of the required improvements is impractical and that any deferred improvements do not
result in an undue burden on future phases.
28. Prior to occupancy of Phase 1, a southbound right turn pocket shall be constructed
at the Tank Farm / Orcutt intersection. The turn pocket will extend as far practical north
along Orcutt to the creek culvert approximately 165 feet north of Tank Farm Road.
Relocation or undergrounding of power poles and utilities may be necessary to achieve
this improvement. shall be modified to provide a southbound right-turn lane on Orcutt
Road and to eliminate the skew, as required in the OASP. The turn pocket shall be
extended to a total length of 200’ and the intersection shall be modified to eliminate the
skew prior to occupancy of Phase 2, unless incorporated into the construction of a
roundabout to the satisfaction of the City Public Works Director. The subdivider shall
acquire and dedicate the necessary right-of-way for a roundabout as a condition of Phase
2 final map recordation. The required right-of-way shall be based on the City’s design. If
the City provides a construction-ready roundabout design (1) prior to October 31, 2018,
or (2) prior to issuance of encroachment permit(s) to construct the Phase 2 public
infrastructure, whichever is later, AND the City provides sufficient design plans for work
in the jurisdictional areas (the culvert extensions) by August 31, 2018, the subdivider shall
construct and complete the roundabout prior to issuance of any certificates of occupancy
for Phase 2. If City is unable to deliver the roundabout design in the time specified, the
subdivider shall provide an appropriate surety prior to the issuance of any certificates of
occupancy for Phase 2 to guarantee construction of the roundabout, and the roundabout
shall be constructed and completed prior to issuance of building permits for Phase 3.
City’s review and approval of the Phase 2 public improvement plans and issuance of
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corresponding encroachment permit(s) shall not be unreasonably delayed for the sole
purpose of complying with this condition. All overhead utilities conflicting with this
improvement shall be undergrounded.
30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall
be constructed with Phase 1 of the map, unless a deferral is requested by the subdivider
and granted by the City. Prior to approval of any deferrals, the subdivider shall
demonstrate that the construction of the required improvements is impractical. in
accordance with the phasing shown on the approved street improvement plans, unless
otherwise approved by the Public Works Director.
32. Rough grading of the park lot and completion of bicycle and pedestrian paths
connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing
park facilities at Islay Park shall be required constructed pursuant to approved onsite
Phase 1 Public Improvement Plans, or as approved by the Public Works Director and
Natural Resources Manager with Phase 1 of the map. Rough grading of the park shall
occur prior to issuance of occupancy of Phase 1. Rough grading of the bicycle/pedestrian
paths through Phases 1 and 2 of Tract 3063 shall occur prior to issuance of occupancy
for Phase 2. Rough grading of the bicycle/pedestrian path through the park shall occur
during rough grading of the park.
35. All mitigation measures (mm) specific to Transportation requirements shall be
provided as detailed under CEQA Section 1, above or as amended, to the satisfaction of
the City Engineer.
101. The project shall provide a minimum of two points of access to the subdivision from
an existing public way wherever there are more than 30 housing units. Emergency
Vehicle Access points will NOT be accepted in lieu of full access, unless otherwise
approved by the Public Works Director and the Fire Marshal. Prior to occupancy of Phase
1, primary access to Phase 1 shall be available from Tank Farm Road, and secondary
emergency access shall be provided from Orcutt Road either permanently via Tiburon
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Road or temporarily via a construction road that traverses Phase 3. An easement for the
temporary access will be required. No Phase 2 building permits shall be issued prior to
completion of permanent secondary access improvements to the satisfaction of the Public
Works Director and Fire Marshal.
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TRANSPORTATION CONDITIONS OF APPROVAL (‘Clean’ Amendments 2018)
16. Secondary access is required from all portions and /or phases of the subdivision
where more than 30 dwelling units are proposed. The location and development of the
proposed secondary access shall be presented to the City for review and approval prior
to the preparation of the related improvement plans or final map approval. Prior to
occupancy of Phase 1, primary access to Phase 1 shall be available from Tank Farm
Road, and secondary emergency access shall be provided from Orcutt Road either
permanently via Tiburon Road or temporarily via a construction road that traverses Phase
3. An easement for the temporary access will be required. No Phase 2 building permits
shall be issued prior to completion of permanent secondary access improvements to the
satisfaction of the Public Works Director and Fire Marshal.
17. Secondary access from the E Street neighborhood shall be aligned with Hansen
Lane unless a suitable alternate secondary access point can be approved to the
satisfaction of the Community Development and Public Works Directors and in
compliance with Mitigation Measure T-3.
18. The applicant shall comply with Resolution No. 10620 (2015 Series), Jones
Vesting Tentative Tract Map condition #15, regarding access, egress, and provision of
water supply across Tract 3063 Phase 1 development. The applicant shall bond for all
water and sewer improvements proposed for connection to the Righetti Ranch Bridge,
Tiburon Bridge, and Tiburon Culvert Extension. The City reserves the right to call upon
the bonds a minimum of one year following issuance of the first Phase 1 occupancy or by
April 16, 2019, whichever occurs first. The following improvements shall be completed
by October 2018: All water, recycled water, and sewer improvements not placed on the
deferred bridge and culvert structures shall be completed no later than October 2018.
Additionally, all work related to the construction of new pressure reducing stations along
Tanglewood Road and Righetti Ranch Road shall be completed prior to October of 2018,
and shall maintain the existing control valve located at Industrial Way. The new pressure
reducing valves must include all new: valves, vaults, panels, PLC, telemetry, CLA-VALs,
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bypass valve, and all necessary appurtenances needed to construct a functioning station
that can be integrated with the current water distribution system. No Phase 2 building
permits shall be issued prior to completion of Jones Ranch access and Righetti Ranch
water supply improvements to the satisfaction of the Public Works and Utilities Directors.
27. The Orcutt Road improvements from B Street to Tank Farm Road and along the
Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a
deferral is requested by the subdivider and granted by the City Public Works Director.
Prior to approval of any deferrals, the subdivider shall demonstrate that the construction
of the required improvements is impractical and that any deferred improvements do not
result in an undue burden on future phases.
28. Prior to occupancy of Phase 1, a southbound right turn pocket shall be constructed
at the Tank Farm / Orcutt intersection. The turn pocket will extend as far practical north
along Orcutt to the creek culvert approximately 165 feet north of Tank Farm Road.
Relocation or undergrounding of power poles and utilities may be necessary to achieve
this improvement. The turn pocket shall be extended to a total length of 200’ and the
intersection shall be modified to eliminate the skew prior to occupancy of Phase 2, unless
incorporated into the construction of a roundabout to the satisfaction of the City Public
Works Director. The subdivider shall acquire and dedicate the necessary right-of-way for
a roundabout as a condition of Phase 2 final map recordation. The required right-of-way
shall be based on the City’s design. If the City provides a construction-ready roundabout
design (1) prior to October 31, 2018, or (2) prior to issuance of encroachment permit(s)
to construct the Phase 2 public infrastructure, whichever is later, AND the City provides
sufficient design plans for work in the jurisdictional areas (the culvert extensions) by
August 31, 2018, the subdivider shall construct and complete the roundabout prior to
issuance of any certificates of occupancy for Phase 2. If City is unable to deliver the
roundabout design in the time specified, the subdivider shall provide an appropriate surety
prior to the issuance of any certificates of occupancy for Phase 2 to guarantee
construction of the roundabout, and the roundabout shall be constructed and completed
prior to issuance of building permits for Phase 3. City’s review and approval of the Phase
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2 public improvement plans and issuance of corresponding encroachment permit(s) shall
not be unreasonably delayed for the sole purpose of complying with this condition. All
overhead utilities conflicting with this improvement shall be undergrounded.
30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall
be constructed in accordance with the phasing shown on the approved street
improvement plans, unless otherwise approved by the Public Works Director.
32. Rough grading of the park lot and completion of bicycle and pedestrian paths
connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing
park facilities at Islay Park shall be constructed pursuant to approved onsite Phase 1
Public Improvement Plans, or as approved by the Public Works Director and Natural
Resources Manager. Rough grading of the park shall occur prior to issuance of
occupancy of Phase 1. Rough grading of the bicycle/pedestrian paths through Phases 1
and 2 of Tract 3063 shall occur prior to issuance of occupancy for Phase 2. Rough
grading of the bicycle/pedestrian path through the park shall occur during rough grading
of the park.
35. All mitigation measures (mm) specific to Transportation requirements shall be
provided as detailed under CEQA Section 1, above or as amended, to the satisfaction of
the City Engineer.
101. The project shall provide a minimum of two points of access to the subdivision from
an existing public way wherever there are more than 30 housing units. Emergency
Vehicle Access points will NOT be accepted in lieu of full access, unless otherwise
approved by the Public Works Director and the Fire Marshal. Prior to occupancy of Phase
1, primary access to Phase 1 shall be available from Tank Farm Road, and secondary
emergency access shall be provided from Orcutt Road either permanently via Tiburon
Road or temporarily via a construction road that traverses Phase 3. An easement for the
temporary access will be required. No Phase 2 building permits shall be issued prior to
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completion of permanent secondary access improvements to the satisfaction of the Public
Works Director and Fire Marshal.
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979 Osos Street Suite E, San Luis Obispo, CA 93401 805.602.0009
October 9, 2017
Michael Codron
Community Development Director
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
Subject: Righetti Ranch Tract #3063 Infrastructure Phasing
Dear Mr. Codron;
Because of jurisdictional restraints, the B and C Street bridges, the Tiburon and Jones
culverts, and the Orcutt culvert extensions cannot be started until May 2018. Because
these improvements are crucial to Tract #3066 (Jones) but not Tract #3063 Phase 1
(Righetti), we have had to de-couple the improvements of Jones from Righetti. To
create an orderly development schedule, we must allow our buyer to close on the
Righetti lots in February and begin the process of developing homes. While we fully
expect to have all improvements listed above installed before any occupancy occurs, our
buyer cannot get financing unless occupancy is assured. Therefore, we are asking the
City to allow occupancy to the 151 lots of Righetti Phase 1 without the installation of the
above listed improvements under the following circumstances.,
• In-Tract Improvements: The Righetti in-tract improvements including water, fire
hydrants, reclaimed water, sewer, stormwater, and curb/gutter/streets are
completed.
• Access: The primary access to Righetti off Tank Farm as well as a secondary
emergency access from Orcutt is completed.
• Fire Flow: The offsite water main from Cedar Ct. will be installed and connected
to the existing water main running parallel to the railroad tracks. With this
connection, modeling done by the Wallace Group has determined that fire flow
at the worst-case hydrant easily meets the fire department requirements.
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Righetti Ranch Tract #3063 Infrastructure Phasing October 9, 2017
2 of 5
As mentioned in our meeting last Friday, by allowing occupancy to Righetti under the
above listed conditions, development on the entire site can move forward in a timely
manner as described in the timeline and map enclosed.
Per Staff’s request enclosed is a table of Tract #3063 VTM’s Mitigation Measures and
Conditions alongside our requests.
Transportation Mitigations:
T-3 Street E-2 & Hanson Lane
Alignment.
Applicant shall align the centerlines of E-
2 and Hanson Lane with side street stop
control and Two-Way Left Turn Lane
T-3 Monitoring Program:
Compliance and implementation shall be
reviewed by the city Engineer’s office
with the subdivision plans and shall be
completed prior to issuance of any
building permits for Phase 1 of tract 3063
Discussion:
E-2 Street is part of Phase 3 as shown on
sheet C12 of the tract #3063 Tentative
Map.
Ambient Request:
Ambient requests that T-3 monitoring
requirements be updated to Phase 3 of
Tract #3063, as shown in in approved
improvement plans.
T-5 Tank Farm & Orcutt Frontage
Improvements.
Applicant shall design and install frontage
improvements along Tank Farm Road &
Orcutt Road, providing pedestrian access
along both streets frontages and
connecting gap
T-5 Monitoring Program:
Compliance and implementation shall be
reviewed by the city Engineer’s office
with the subdivision plans and shall be
completed prior to issuance of any
building permits for Phase 1 of tract 3063
Discussion:
Phasing of the Tank Farm and Orcutt
frontage improvements was worked-out
during the final engineering process and is
specified in the approved “TRACT 3063
PHASES 1-3 OFFSITE STREET
IMPROVEMENT PLANS ORCUTT
ROAD & TANK FARM ROAD”.
However, Jones Ranch (Tract 3066) is
delayed by restricted access within
jurisdictional boundaries and its
improvements have decoupled from the
Tract 3063 improvements.
Ambient Request:
Ambient requests that the 151 lots within
phase 1 of tract 3063 be allowed
occupancy without the Phase 1 frontage
improvements along Orcutt associated
with tract 3066 frontage.
T-6 Traffic Calming & Safety
Measures
Discussion 1
The C Street Bridge (Righetti Ranch
Bridge) is delayed due to restricted access
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Righetti Ranch Tract #3063 Infrastructure Phasing October 9, 2017
3 of 5
Applicant shall provide raised
intersections at D&D4 Streets and C &
C3 Streets. Provide single lane urban
compact roundabout control at
intersection A & B. Provide side street
stop control at Street E & Orcutt Road
Intersection
T-6 Monitoring Program:
Compliance and implementation shall be
reviewed by the city Engineer’s office
with the subdivision plans and shall be
completed prior to issuance of any
building permits for Phase 1 of tract 3063
within the jurisdictional boundaries and
cannot be completed until mid-summer
2018. Therefore, Righetti Ranch North of
the Bridge, the A & B Street roundabout,
and the C & C3 Street intersection will
not be accessible to tract 3063 Phase 1
until after the bridge is completed.
Ambient Request 1:
Ambient requests that the 151 lots within
Phase 1 of Tract 3063 be allowed
occupancy based on primary access from
Tank Farm Road and a secondary
emergency access from Orcutt via a
construction road through Phase 3 of the
project.
Discussion 2
The intersection E & Orcutt is part of
Phase 3 as shown on sheet C12 of the
VTM.
Ambient Request 2:
Ambient requests that the controls of E &
Orcutt intersection be linked to Phase 3 of
Tract 3063 development as specified in
the approved improvement plans.
Conditions:
16. Secondary access is required from
all portions and/or phases of the
subdivision where more than 30 dwelling
units are proposed. The location and
development of the proposed secondary
access shall be presented to the City for
review and approval prior to the
preparation of the related improvement
plans of final map approval
Ambient Request:
Ambient requests that the 151 lots within
Phase 1 of Tract 3063 be allowed
occupancy based upon primary access
from Tank Farm Road and secondary
emergency access from Orcutt via a
construction road through Phase 3 of the
project.
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Righetti Ranch Tract #3063 Infrastructure Phasing October 9, 2017
4 of 5
17. Secondary access from the E street
neighborhood shall be aligned with
Hanson Lane unless a suitable alternate
secondary access point can be approved to
the satisfaction of the community
Development and Public Works Directors.
Ambient Request:
Per T-3 Above, Ambient requests that
condition 17 be updated to Phase 3 of
Tract 3063 as specified in the approved
improvement plans.
18. The proposed westerly Phase 1 of
Jones shall require access to Orcutt Road
in conjunction with development of Phase
1. Secondary access will be provided to
Tank Farm Road through Tract 3063.
This requires completion of the B Street
Bridge as part of Phase 1 development.
Regardless of access, the required water
supply to this phase may require a looped
water line main with indications that the B
Street Bridge may need to be constructed
in support of the required water main
extension to serve Righetti VTM#3063
prior to commencing with combustible
construction
Ambient Request:
Condition 18 is a requirement that directs
phasing of Tract 3066 and is listed as
condition 15 in 3066’s VTM. Because
this condition is already listed for 3066’s
development, Ambient requests that
condition 18 be removed from tract 3063.
In addition, Ambient requests that
Utilities allow consideration of either
“high lining” the water line over the
creeks with temporary bridges, boring
under the creek beds with a permanent
line, or excavating for a permanent water
line if we can complete the excavations
before jurisdictional deadlines.
28. Prior to occupancy of Phase 1 the
Tank Farm/Orcutt intersection shall be
modified to provide a southbound right-
turn lane on Orcutt Road and eliminate the
skew, as required in the OASP. All
overhead utilities conflicting with this
improvement shall be underground.
Ambient Request:
This condition was worked-out during the
final engineering approval process with a
right turn lane as shown on sheet C50 of
the approved plans built in Phase 1 and
rebuilding the intersection to eliminate the
skew completed in Phase 2. Now that the
City is moving forward with a roundabout
at this location, Ambient requests that the
requirement to rebuild the intersection to
eliminate the skew in Phase 2 be dropped
30. The Tank Farm improvements
from the railroad tracks to Orcutt Road
shall be constructed with Phase 1 of the
map, unless a deferral is requested by the
subdivider and granted by the City. Prior
to approval of any deferrals, the
subdivider shall demonstrate that the
construction of the required improvements
is impractical.
Ambient Request:
Phasing of the Tank Farm frontage
improvements has been worked out
during the final engineering process and is
shown in the approved street improvement
plans.
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Righetti Ranch Tract #3063 Infrastructure Phasing October 9, 2017
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32. Rough grading of the park lot and
completion of bicycle and pedestrian
paths connecting Tract 3063, Tract 3066,
and adjoining neighborhoods with the
existing park facilities at Islay Park shall
be required with Phase 1 of the map.
Ambient Request:
The bike path connecting Tracts 3063 and
3066 runs through and is part of Phase 2
of Tract 3063 and the Neighborhood park.
Ambient requests that condition 32
requiring the path through Phase 2 of
Tract 3063 to occur during the
development of Phase 2 and the portion
running through the Park to occur during
the construction of the park. In addition,
the phasing of any improvements linking
neighborhoods to Islay Park to occur as
agreed and shown in the approved 3063
offsite street improvement plans
Sincerely,
Dante Anselmo
Principal
Ambient Communities | Central Coast, LLC
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Orcutt Right Turn Lane Completed Prior to Tract #3063 OccupancyTank Farm Roundabout Completed Prior to Tract #3063 OccupancyRighetti Ranch Bridge Completed Mid-Summner 2018Tiburon Bridge Completed Mid-Summer 2018Offsite Water Line Completed Prior to Tract #3063 OccupancySecondary Emergency Access Completed Prior to Tract #3063 OccupancyTiburon, Orcutt Fronage, Ranch House, Sponza copleted Prior to Tract #3066 Occupancy10/9/2017 1:52:44 PMTract #3063 Phase 3Tract #3063 Phase 2Tract #3063 Phase 1Tract #3066Packet Pg. 997
IDTask ModeTask Name1PHASE 12Righetti Offsites3Orcutt Road Right Turn Lane4Tank Farm Roundabout5Offsite Waterline6Righetti Ranch Bridge9Righetti Ranch Bridge Complete103063 Site Improvements (4,500's, 5,000's, 6,000's)18Lot Delivery (Righetti: 4,500's, 5,000's, 6,000's)19Model Complex Costruction20Home Construction21First Home Occupancy (3063)22Post Closing Obligations (3063)25Jones Offsites26Tibouron Bridge29Tiburon Bridge Complete30Orcutt/Tiburon Intersection31Jones 3066 Site Improvements (Du/tri, 5,000's)39Lot Delivery (Jones:Du/Tri, 5,000's)40Model Complex Costruction41Home Construction42First Home Occupancy (3066)43Post Closing Obligations (3066)Righetti Ranch Bridge Complete7/23Lot Delivery (Righetti: 4,500's, 5,000's, 6,000's)2/15First Home Occupancy (3063)11/22Tiburon Bridge Complete7/6Lot Delivery (Jones:Du/Tri, 5,000's)7/6First Home Occupancy (3066)6/7No Work Within Jurisditional bounary 11/1/17 - 5/1/18AprMayJunJulAugSepOctNovDecJanFebMarAprMayJunJulAugSepOctNovDecJanFebMarAprMayJunJulQtr 2, 2017Qtr 3, 2017Qtr 4, 2017Qtr 1, 2018Qtr 2, 2018Qtr 3, 2018Qtr 4, 2018Qtr 1, 2019Qtr 2, 2019Qtr 3, 2019TaskSplitMilestoneSummaryProject SummaryInactive TaskInactive MilestoneInactive SummaryManual TaskDuration-onlyManual Summary RollupManual SummaryStart-onlyFinish-onlyExternal TasksExternal MilestoneDeadlineProgressManual ProgressPage 1Project: 2017 10Date: Mon 10/9Packet Pg. 1007
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"C" STREET BRIDGE DEFERREDTRACT #3063 PHASE 1 (RIGHETTI)151 LOTS"B" STREET BRIDGE AND CULVERTS DEFERREDWATER LINE FROM CEDAR CT. DEFERREDTRACT #3063 RIGHETTI RANCH PHASE 2TRACT #3063 RIGHETTI RANCH PHASE 3"C" STREET UNDERGROUNDS & ROAD IMPROVEMENTS DEFERRED"A","B", AND SPONZA UNDERGROUNDS & ROAD IMPROVEMENTS DEFERREDBIKE PATHS DEFERREDTRACT #3066 JONES RANCHORCUTT ROAD FRONTAGE DEFERREDEXHIBIT A: DELAYED IMPROVEMENTSBIKE PATH THROUGH PARK PART OF PARK CONSTRUCTION PLANSTRACT 3063 IN-TRACT SEWER, STORM DRAIN, WATER, FIRE HYDRANTS, CURB/GUTTER STREETS, TANK FARM ROUNDABOUT-NOT DEFERRED-11/20/2017 3:19:29 PMK:\1 Ambient Projects\CA, SLO - Righetti Ranch\REVIT Files\Righetti Jones Construction Phasing v2017.rvtPacket Pg. 1037
IDTask ModeTask Name1PHASE 12Righetti Offsites3Orcutt Road Right Turn Lane4Tank Farm Roundabout5Offsite Waterline6Righetti Ranch Bridge9Righetti Ranch Bridge Complete103063 Site Improvements (4,500's, 5,000's, 6,000's)18Lot Delivery (Righetti: 4,500's, 5,000's, 6,000's)19Model Complex Costruction20Home Construction21First Home Occupancy (3063)22Post Closing Obligations (3063)25Jones Offsites26Tibouron Bridge29Tiburon Bridge Complete30Orcutt/Tiburon Intersection31Jones 3066 Site Improvements (Du/tri, 5,000's)39Lot Delivery (Jones:Du/Tri, 5,000's)40Model Complex Costruction41Home Construction42First Home Occupancy (3066)43Post Closing Obligations (3066)Righetti Ranch Bridge Complete7/23Lot Delivery (Righetti: 4,500's, 5,000's, 6,000's)2/15First Home Occupancy (3063)11/22Tiburon Bridge Complete7/6Lot Delivery (Jones:Du/Tri, 5,000's)7/6First Home Occupancy (3066)6/7No Work Within Jurisditional bounary 11/1/17 - 5/1/18AprMayJunJulAugSepOctNovDecJanFebMarAprMayJunJulAugSepOctNovDecJanFebMarAprMayJunJulQtr 2, 2017Qtr 3, 2017Qtr 4, 2017Qtr 1, 2018Qtr 2, 2018Qtr 3, 2018Qtr 4, 2018Qtr 1, 2019Qtr 2, 2019Qtr 3, 2019TaskSplitMilestoneSummaryProject SummaryInactive TaskInactive MilestoneInactive SummaryManual TaskDuration-onlyManual Summary RollupManual SummaryStart-onlyFinish-onlyExternal TasksExternal MilestoneDeadlineProgressManual ProgressPage 1Project: 2017 10Date: Mon 10/9Packet Pg. 1047
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Consideration of a Request to Amend Project Conditions and Mitigation Measures
associated with a Final Tract Map #3063-Phase 1 (Righetti Ranch) to Allow Phase 1
Occupancy and Infrastructure Phasing on the Righetti Ranch property including
Consideration of Consistency Determinations Regarding Previously Approved Mitigated
Negative Declaration (2015) and the OASP Final EIR (2010).
PROJECT ADDRESS: 3987 Orcutt Road BY: David Watson, Consulting Planner (704-8728)
Watson Planning Consultants
dave@watsonplanning.us
VIA: Doug Davidson, Deputy Director (781-7177)
ddavidson@slocity.org
FILE NUMBERS: Application #MOD-1220-2017, Final Tract Map #3063, Phase 1
Related File Numbers GPA-SPA #Tract 3063, ER #Tract 3063
RECOMMENDATION: Recommend the City Council Approve Various Amendments to Mitigation
Measures and Conditions of Approval to facilitate Phased Completion of Infrastructure and Occupancy
for Phase 1 Homes for Final Map #3063 (Application #MOD-1220-2017).
SITE DATA
Applicant and
Representative
Travis Fuentes, Dante Anselmo
Ambient Communities
Zoning R‐1‐SP, R‐2‐SP, R‐3‐SP
C/OS‐SP, P‐F‐SP
General Plan Orcutt Area Specific Plan
Site Area 143.82 acres
Environmental
Status
Orcutt Area Specific Plan Final EIR
certified 2010; Mitigated
Negative Declaration for Righetti
Tract #3063 adopted 2015;
recommended findings of
consistency.
Meeting Date: January 10, 2018
Item Number: 3
Righetti Ranch
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1.0 SUMMARY AND COMMISSION’S PURVIEW
In 2015, the applicant, Ambient Communities (Ambient), received approval for a Vesting Tentative
Tract Map to create 304 residential parcels and 22 parkland and open space parcels on the 144-acre
Righetti Ranch property.
Following approval, Ambient has been working with staff to process the Phase 1 Final Map and
infrastructure improvement plans to begin construction of their project. The Phase 1 Final Map and
improvement plans were approved by the City Council on February 21, 2017, and groundbreaking for
Phase 1 occurred earlier this year. Phase 1 of Tract #3063 includes 151 residential lots, public and
private parks and open space properties, and extensive infrastructure improvements both on-site and off-
site to support development of the Righetti Ranch project, as well as tie into the overall development
plans for the Orcutt Area as defined under the Orcutt Area Specific Plan (OASP).
The Planning Commission’s role is to consider the applicant’s request to phase the completion of Phase
1 infrastructure, to allow occupancy of up to 151 residential units in the Phase 1 project under phased
completion of infrastructure, and make recommendations to the City Council on adoption of the
proposed amendments. The Commission is also tasked with review of an environmental analysis (in the
form of findings of consistency with the previously-adopted Initial Study-Mitigated Negative
Declaration) and to make recommendations to the City Council regarding the environmental
determination.
1.1 Approved Project Description
Tract #3063 (Righetti Ranch) was approved to construct up to 304 residential homes and retain one
homestead site on 143.83 acres. Tract #3063 would construct on-site trails and connect to nearby
public trails, provide on-site and regional storm water management features, construct roadways
and utilities to support internal uses, and also tie into the City’s regional off-site networks of
roadways, water, wastewater and recycled water utilities.
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A statistical summary of the Righetti Ranch Tract #3063 project includes:
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks & Open
Space
Righetti
Ranch
143.83
acres
None
proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Applicant’s Request For Modifications
1.2 Summary of Applicant Request
The applicant has requested modifications to Mitigation Measures (MMs) in Attachment 2 and
Conditions of Approval (COAs) in Attachment 3 largely to address the timing of the completion of
specific infrastructure improvements, and the issuance of building permits and in some cases
occupancy permits that were to be withheld until such time as specific infrastructure was completed.
The applicant’s requests are addressed in greater detail in Attachments 4 (Applicant’s Request for
Deferred Improvements Exhibit and Ambient Communities Proposed Construction Schedule) and
5 (Community Development Director Response to Ambient and Associated Exhibits 12-6-2017).
By way of summary, these “deferred” improvements fall into four (4) larger categories that can be
summarized as follows:
Figure 1 ‐ Tract 3063 Lots and Land Use/Zoning
Configurations
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Off-site vehicular improvements to be delayed beyond Phase 1 Building Permit issuance;
Off-site pedestrian improvements delayed beyond Phase 1 Building Permit issuance;
On-site improvements delayed by Resource Agency construction window limitations; and,
On-site park grading and pathways that could be deferred beyond Phase 1 Building Permits.
Off-site Vehicle Improvements That Can Be Delayed Beyond Issuance of Phase 1 Bldg Permit
Conditions of Approval (COAs) #17 and #28 address improvements involving secondary access
provided with a re-aligned Hansen Lane centerline (COA #17) and modifications to the Tank Farm
and Orcutt Road intersection (COA #28). Each of these conditions required the roadway
improvements to be completed prior to building permit and/or occupancy of any of the Phase 1
units. The applicant is requesting that these improvements be permitted to be started during Phase
1, but defer completion prior to occupancy of any of the homes for Phase 2 (COA #28 - roundabout)
and issuance of building permits for Phase 3 (COA #17 – permanent secondary access).
As described more fully under Section 2.0 below, Evaluation of CEQA and Condition
Recommendations, staff is supportive of deferring the completion of the Tank Farm-Orcutt
roundabout and permanent secondary access (refer to Attachments 2 and 3 for complete
recommended language).
Off-site Pedestrian Improvements Delayed Beyond Issuance of Phase 1 Building Permits
COAs #27 and #30 required the completion of curb, gutter and sidewalk frontage road
improvements along the perimeter of the subdivision, which were designed into the Phase 1 tract
improvement plans prior to issuance of Phase 1 building permits. The applicant is requesting to
defer some of these improvements, as shown on the approved street improvement plans, to a date
after initial occupancies in Phase 1.
As described more fully under Section 2.0 below, Evaluation of CEQA and Condition
Recommendations, staff is supportive of deferring the completion of some of these frontage
road improvements.
On-site Improvements Delayed by Resource Agency Restrictions on Construction Windows
COAs #16 and #18 established requirements that addressed both internal vehicular circulation and
utility extensions to serve the Righetti Ranch project. By nature of the master plan of development
for the Orcutt Area, the Righetti improvements have been designed to connect into other developing
properties within the OASP. As part of the roadway and utility network in the OASP and as
approved under the Phase 1 Tract, several creek crossings are required that require Resource Agency
permits (i.e. Regional Water Quality Control Board, California Department of Fish & Wildlife and
the Army Corps of Engineers) that each have their own unique standards and requirements for
constructing within their jurisdictional areas. In this case, tentative tract plans that called for
extensions of utilities and circulation systems over and through these jurisdictional areas are delayed
by Resource Agency construction restrictions over the 2017-2018 winter (generally November-
April), thereby delaying the commencement of either utility or vehicular systems until May of 2018,
which would delay some of these utilities and roadways until at least the latter part of 2018, if not
into 2019.
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The applicant is requesting that the option for a “temporary” secondary access be considered if they
are unable to complete the crossings of the Righetti Ranch or Tiburon Road bridges due to the
Resource Agency construction timing restrictions. In addition, a part of this request is the limited
deferral of the connections across these crossings of various water, wastewater and recycled water
utilities.
As described more fully under Section 2.0 below, Evaluation of CEQA and Condition
Recommendations, staff is supportive of deferring the completion of these on-site roads and
utility improvements (refer to Attachments 2 and 3 for complete recommended language).
Staff is also supportive of allowing an interim-temporary secondary access to be constructed
to serve Phase 1 until such time as a permanent secondary access can be completed prior to
issuance of Phase 2 building permits.
On-site Improvements That Can Be Delayed Beyond Issuance of Phase 1 Building Permits
COA #32 required the rough grading and extension of bicycle and pedestrian pathways through
Righetti Ranch as part of Phase 1, to be completed prior to issuance of building permits. The
applicant has requested that the bicycle and pedestrian path grading/connections within Phase 2 to
occur during the development of Phase 2, and that the paths proposed to traverse the park be
completed during construction of the park.
As described more fully under Section 2.0 below, Evaluation of CEQA and Condition
Recommendations, staff is supportive of deferring the completion of these park and
recreation improvements (refer to Attachments 2 and 3 for complete recommended
language).
2.0 EVALUATION - CEQA REVIEW AND REVISED MITIGATION MEASURE
RECOMMENDATIONS
2.1 Environmental Review
Approval of Vesting Tentative Tract Map #3063 included use of the 2010 Final EIR for the OASP
(‘tiering’ off the FEIR), as well as a focused Mitigated Negative Declaration (MND) that updated
mitigation measures to be more specific to the proposed subdivision application. The original FEIR
and MND included extensive analysis of topic areas including:
Aesthetics associated with modification of the Righetti URL
Air Quality
Biological Resources
Cultural Resources
Noise
Public Services
Transportation
Utilities and Service Systems
The applicant’s proposed modification to the conditions summarized above are shown in
Attachment 3. This attachment includes the text of the original COA, as well as a proposed
modification to the COAs in strike-through format. These amendments represent a combination of
the applicant’s request and staff’s recommended modifications.
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Attachment 2 includes the original adopted mitigation measures under discussion, a markup of
proposed mitigation measures, and a final ‘clean’ version of recommended changes to these
amendments for Tract #3063, as reference for the following discussion. Attachment 4 includes the
applicant’s request. Attachment 5 provides a letter response to Ambient from the Community
Development Director dated December 6, 2017 including exhibits showing the requested deferrals
and construction schedule proposed by Ambient.
Transportation
Transportation issues were addressed in Mitigation Measures (MM) for the project that addressed
the following anticipated environmental impacts:
MM T-1(a) and MM T-2(d) address the need to provide a 200’ right-turn lane on southbound
Orcutt Road at Tank Farm Road to address adding vehicle stacking demands and associated vehicle
delays due to increasing traffic from the OASP at this intersection. These MMs also anticipated
right-of-way dedication and Transportation Impact Fees (TIF) for a future signalized intersection at
Orcutt and Tank Farm Road. During review of the project improvement plans the applicant and
City Public Works Transportation staff agreed that an alternate to the turn lane and signalization
option was the construction of a roundabout to solve these intersection needs. Staff has determined
that there are sufficient OASP contributions to complete the roundabout improvements using the
turn pocket and signalization funds otherwise required under the Public Facilities Financing Plan
(PFFP). The City is currently updating its AB 1600 citywide transportation impact fees. As part of
that process additional funding for the roundabout may be included in the city TIF. The FEIR
Traffic Analysis suggests that the traffic generated by 151 units comprising Phase 1, along with the
limited distribution of vehicle trips from those units into the Orcutt-Tank Farm Road intersection,
would not result in a significant adverse impact at this intersection under the Phase 1 project. The
roundabout improvement alternative for this intersection would be needed at a point further into the
future than the traffic projected to occur for the Phase 1 Righetti project and for these reasons staff
supports delaying this improvement until occupancy of any Phase 2 units. Attachment 3 includes
modified language for these mitigation measures to align timing for the roundabout improvements
to Phase 2 of Righetti Ranch. Phase 1 improvements will continue to include the right turn pocket
from Orcutt to Tank Farm Road extended as far as practical to the existing culvert approximately
165’ north of the intersection.
MM T-3 addresses the realignment of the Hansen Lane intersection with the Righetti project. The
Hansen Lane portion of the Righetti Ranch project is not proposed to be needed until issuance of
building permits in this area, which is anticipated for Phase 3 of the development project. Based on
Phases 1 and 2 project traffic anticipated in the FEIR, the need for the Hansen Lane realignment is
not necessary until Phase 3 construction on Righetti. Attachment 3 includes modified language for
this mitigation measure to provide for these improvements before issuance of building permits in
Phase 3 of Righetti Ranch.
MM T-5 provides for the installation of frontage improvements for both Tank Farm and Orcutt
Roads as part of Phase 1 prior to the issuance of any building permits. While this MM recognizes
the importance of completing pedestrian improvements as an alternate to vehicular traffic, it is
reasonable to assume that the Phase 1 project will have more of a need for pedestrian frontage
improvements abutting Tank Farm Road, and to tie that portion of Righetti frontage improvements
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to the Phase 1 units abutting Tank Farm Road. Due to the absence of vehicular traffic accessing
Orcutt Road as part of Phase 1 (except for emergency “temporary” access as noted under revised
COA #16, noted above) increased needs for pedestrian safety/access alternatives on Orcutt Road
will be unlikely to be needed before Phase 2 vehicle access is made at Orcutt Road. Pedestrians
from Phase 1 will cross Tank Farm Road at the roundabout constructed as part of Phase 1 and use
the existing sidewalks on Tank Farm Road to access Islay Park and the Marigold Center.
MM T-6 provided for a series of traffic calming and safety measures, including raised intersection
traffic calming within the project at various locations internal to the project. These improvements
were to be completed prior to the issuance of building permits for Phase 1. As suggested above,
these improvements include both off-site (Tank Farm) and on-site (internal street intersection)
features. The FEIR and MND analyzed the need for these improvements as new development was
coming on line. To this extent, it is reasonable to conclude from reviewing the FEIR and MND that
the limited through access for vehicles within the subdivision (as further restricted by the
“temporary” secondary access in the initial Phase 1 project) would limit the value of traffic calming
in the initial phase of the project. However, traffic entering and exiting the Righetti project will
interact with Tank Farm Road traffic. On this basis, MM T-6 can be modified to establish a two-
step process for implementing traffic calming and safety measures at Righetti Ranch. Attachment
3 includes modifications to MM T-6 that would require the Tank Farm improvements to be
completed prior to occupancy and new traffic from Phase 1, but to defer internal improvements to
such time as the “permanent” secondary access at Tiburon is completed with Phase 2.
Utilities
While there are not any MMs that need to be revised as part of this request, it is important to note
that staff has proposed additional condition language under COA #18 as described above, to reflect
the timing of creek crossings, which will support utility extensions and connections for development
on Righetti, as well as those projects to the north of Righetti that will rely on some of the Righetti
improvements. Utility staff has participated in the discussions of deferral of Phase 1 improvements
and has recommended that certain improvements be completed before the next winter season (2018-
2019) restrictions are in place. The specific improvements recommended in revised COA #18
(Attachment 2) to be completed before next winter (October 2018) include:
Construct new pressure reducing stations along Tanglewood and Righetti Ranch Roads
Maintain existing control valve at Industrial Way
Complete all water, recycled water and wastewater improvements not otherwise included
with the delayed creek crossings
2.2 Summary of CEQA Recommendations
Staff is recommending that the Planning Commission recommend the following CEQA Findings of
Consistency with previous FEIR and MND actions on the Righetti Ranch project, in the event that
any or all the modified COAs for the project are approved (refer to Attachment 1):
Finding #1: Proposed modifications to MMs T-1(a) and T-2(d) provide for the construction of
a turn pocket and roundabout for intersection widening and signalization,
consistent with the City’s Circulation Element principles, and implements these
improvements prior to any significant traffic generation accessing Orcutt Road
from the Righetti Ranch project, thereby matching trip generation to the
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completion of the intersection roundabout.
Finding #2: Orcutt and Tank Farm Road frontage improvements and Hansen Lane
realignment can be timed to be completed in phases to meet the traffic generation
demands of phased occupancy of the Righetti Ranch project.
Finding #3: Traffic safety measures can be completed on Tank Farm Road as traffic
generation demand occurs at or before Phase 1 occupancy of residential units, and
internal roadway connections over and across jurisdictional areas would be
completed prior to Phase 2 building permit issuance, to the satisfaction of the
Director of Public Works.
3.0 REVISED CONDITIONS OF APPROVAL (COAs) RECOMMENDATIONS
Attachment 3 includes the original 2015 COAs, a mark-up of changes proposed for the following
condition amendments, and a final ‘clean’ version of the proposed COA amendments:
COA #16
This condition required a secondary access be available when more than 30 dwelling units are
constructed. The applicants had intended to comply with this COA by extending Righetti Ranch Road
from Tank Farm Road to Tiburon Way and then constructing Tiburon Way (over the Jones Ranch
project, Tract #3066) to Orcutt Road. This couplet would provide two fully improved streets to serve
the entire Righetti property, as well as secondary access to Jones Ranch (also being developed by
Ambient Communities).
When the Resource Agencies imposed a restriction over winter construction in and over the creek
crossings (generally November-April) it became clear that secondary access could not be achieved as
originally conceived until late in 2018, if not pushing beyond the 2018-2019 winter into Spring-Summer
2019. This would have delayed significant home construction, and therefore prompted the discussion of
viable emergency alternatives for secondary access.
This alternative to use of Tiburon Way is supported by Fire, Public Works and Community Development
staff as a “temporary” roadway for emergency use only across a construction road traversing Phase 3
above the Hansen Lane realignment. Revised COA #16 would require an easement for use of this
construction road, as well as improvements to the satisfaction of Fire and Public Works. This flexibility
would be limited to building permits for Phase 1 only. No building permits will be permitted for Phase
2 until the permanent secondary access is completed. With these changes secondary access would be in
place throughout construction and public safety would not be compromised. Permanent secondary
roadway access would be available during Phase 3 of this project.
COA #17
This COA included reference to the needed realignment of the Hansen Lane intersection with the
Righetti “E” Street neighborhood. Delays in constructing this neighborhood to Phase 3 serves to allow
a change to the COA from Phase 1 to Phase 3. This COA is proposed to allow a later improvement
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consistent with the applicant’s building program, and consistent with the requirements of modified MM
T-3.
COA #18
This condition was originally conceived when it was expected that the Jones Ranch improvement of
Tiburon Way would provide secondary Righetti Ranch access. As discussed above, delays due to
Resource Agency restrictions led to an alternate for a “temporary” emergency access located in the Phase
3 portion of this project. The modifications proposed to this condition as shown in Attachment 3 will
provide for this alternative to secondary access, and facilitate the Utility Department’s needs in
completing segments of the utility system to serve each phase of the Righetti project. In addition to
requirements for bonding and specified timeframes for completion of utility infrastructure, no Phase 2
building permits would be issued under the revised COA until such time as these access and utility
improvements are completed to the satisfaction of the respective Public Works and Utility Directors.
COA #27
This condition provided for the completion of frontage road improvements on Orcutt Road. While there
is flexibility in the 2015 original condition to allow deferral of the timing of this work, the amendment
suggested makes it clear that the Public Works Director has this authority. Again, these actions would
be considered by staff in a manner consistent with MM T-5.
COA #28
This COA has been modified to permit the construction of a roundabout as an alternative to a more
traditional intersection and signal light, but the roundabout feature has been delayed to Phase 2. During
Phase 1 the right turn lane will improve peak hour movements through this intersection. This is because
Phase 1 project traffic generation does not warrant the full roundabout improvement, and because the
Phase 1 Righetti project as modified will not direct daily traffic from new residents into this intersection
to a significant, adverse environmental degree during Phase 1. It is clear this intersection is impacted in
the evening peak period, and this 2-staged improvement will provide some immediate relief while
providing Righetti’s fair share participation in a larger improvement in the form of the roundabout.
COA #30
This COA provided for the completion of Tank Farm Road frontage road improvements with Phase 1 of
the project, unless a deferral was requested by the applicant. In this case Ambient did not request such
a deferral as they were processing their final map. In discussion over these amendments, it became clear
Ambient was looking to phase the Tank Farm and Orcutt frontage improvements. As discussed earlier,
staff is supportive of completing the Tank Farm Road improvements as part of Phase 1 occupancies. As
discussed under MM T-5 above, this adjustment and separation of the Tank Farm Road from Orcutt
Road frontage improvements can be provided in a timely manner and serve the needs of the developing
OASP. Bonding and timing restrictions are required to guarantee completion of these improvements
pursuant to the approved street improvement plans.
COA #32
This COA originally provided for the rough grading of the Neighborhood Park and the completion of
on-site pedestrian and bicycle lanes in the Phase 1 project. As discussed herein, the Phase 1 project is
effectively being extended over what will amount to multiple calendar years as the applicant works to
meet the winter restrictions imposed by the Resource Agencies. To this extent, modified COA #32 in
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Attachment 3 acknowledges that these improvements have already been designed and approved as part
of the Phase 1 tract improvement plans, but allows the Public Works Director and Natural Resources
Manager some latitude in phasing these improvements to match internal streets and parkways as they
are completed. It also clarifies that rough grading of the pedestrian and bicycle paths through the park
would occur at the time of rough grading for the Neighborhood Park itself, not before.
COA #35
The minor modification to this condition acknowledges any adopted modifications to mitigation
measures.
COA #101
This condition has been modified for consistency with amended COA 16, which clarifies how secondary
emergency access from Orcutt Road would be via Tiburon Road or temporarily via a construction road
that traverses Phase 3.
Surety Bonding and Development Timing
As part of these discussions staff and Ambient have agreed that to provide additional assurances that
Ambient continues to move all aspects of these “deferred/delayed” improvements forward. The
Subdivision Agreement will be amended to guarantee completion of all “deferred” improvements within
12 months following initial occupancies or if needed for orderly development as the other OASP
subdivisions are constructed. Additionally, an absolute completion date for all “deferred” improvements
would be set no later than April 16, 2019, as agreed by Ambient.
The developer shall bond for the completion of the Delayed Improvements. A bond (A.M. Best Rating
of at least A:VII) will be required. The City shall have the option of calling upon these bonds a minimum
of one year following issuance of the first Tract 3063 Phase 1 occupancy or by April 16, 2019, whichever
occurs first. The City shall also have the option of calling upon these bonds prior to issuance of
occupancy for Tract #3066 Jones Ranch and Tract #3044 Taylor Ranch. All water, recycled water, and
sewer improvements not placed on the deferred bridge and culvert structures shall be completed no later
than October 2018. Additionally, all work related to the construction of new pressure reducing stations
along Tanglewood Road and Righetti Ranch Road shall be completed prior to October of 2018, and shall
maintain the existing control valve located at Industrial Way. The pressure reducing stations must
include all new: valves, vaults, panels, PLC, telemetry, CLA-VALs, bypass valve, and all necessary
appurtenances needed to construct a functioning station that can be integrated with the current water
distribution system. No Phase 2 building permits shall be issued prior to completion of Jones Ranch
access and Righetti Ranch water supply improvements to the satisfaction of the Public Works and
Utilities Directors.
4.0 CONCLUSION
It is staff’s recommendation that the Commission move to recommend the following actions to the City
Council:
4.1 Recommend changes to Mitigation Measures and Monitoring Programs T-1(a), T-2(d), T-3, T-5
and T-6 as proposed (refer to Attachment 2).
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#MOD-1220-2017 / VTM #3063, Phase 1 Infrastructure and Conditions Phasing (Righetti Ranch)
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4.2 Recommend changes to Conditions #16, #17, #18, #27, #28, #30 #32, #35, and #101 as proposed
(refer to Attachment 3).
4.3 Adopt a resolution recommending City Council approval of the changes noted in Attachments 2
and 3 as contained therein (refer to Attachment 1).
5.0 ALTERNATIVES
5.1 Recommend the City Council not approve one or more of the proposed changes to the COAs and
MMs as described. Findings of the Planning Commission concerning such a recommendation
will need to be developed if this Alternative is selected.
5.2 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.0 ATTACHMENTS
1. Draft Planning Commission Resolution
2. Tract #3063 Conditions of Approval Mark-up for Proposed Amendments
3. Tract #3063 Mitigation Measures Mark-up for Proposed Amendments
4. Applicant Request
5. Community Development Director letter to Ambient and associated Deferred Improvements
Exhibit and Ambient Communities proposed construction schedule (dated 12-6-2017)
Online Resources and Documents:
Information regarding the OASP can be found here:
http://www.slocity.org/government/department-directory/community-development/planning-
zoning/specific-area-plans/orcutt-area
The OASP Final EIR is available here: http://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-folder-
717
The Righetti Ranch (Tract 3063) Council Agenda Report and Initial Study/Mitigated Negative
Declaration are available here: http://opengov.slocity.org/weblink/1/doc/35931/Page1.aspx
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THENewspaper of the Central Coast
MBUNE
3825 South Higuera • Post Office Box 112 • San Luis Obispo, California'.
In The Superior Court of The State of California
In and for the County of San Luis Obispo
AD #3492200
CITY OF SAN LUIS OBISPO
OFFICE OF THE CITY CLERK
STATE OF CALIFORNIA
ss.
County of San Luis Obispo
I am a citizen of the United States and a resident of the
County aforesaid; I am over the age of eighteen and not
interested in the above entitled matter; I am now, and at
all times embraced in the publication herein mentioned
was, the principal clerk of the printers and publishers of
THE TRIBUNE, a newspaper of general Circulation,
printed and published daily at the City of San Luis
Obispo in the above named county and state; that notice
at which the annexed clippings is a true copy, was
published in the above-named newspaper and not in any
supplement thereof — on the following dates to wit;;
JANUARY 27, 2018 that said newspaper was duly and
regularly ascertained and established a newspaper of
general circulation by Decree entered in the Superior
Court of San Luis Obispo County, State of California, on
June 9, 1952, Case #19139 under the Government Code
of the State of California.
I certify (or declare) under the penalty of perjury that the
foregoing is true and correct.
r tMM44--
(Signb6re of Principal Clerk)
DATE: JANUARY 27, 2018
AD COST: $236.64
2018
Sl_❑
Ccm op
SfM THIS OBISPO
SAN LUIS OBISPO CITY COUNCIL
NOTICE OF PUBLIC MEETING
The San Luis Obispo City Council invites
at interested persons to attend a public
meeting on Tuesday, February 6, 2018,
at 6:00 p.m. in the City Hall Council
Chamber, 990 Palm Streets San Luis Obi-
spo, California, relative to the following:
MODIFICATIONS TO PR_OJECTlel L GA
-
TIO AADS AND CONDITION$_OF
APPROVAL ASSOCIATED WITH f�N�IL
MAP #3063 -PHASE 1 RIGHETTI
RANCH — ORCAREA__eECIFf
ALAN �OASP _ [O ALLOW _ lNfR -
STRUCTUgE BUS ILDING PERMIT ISSU-
ANCE AND _OC_CU_PANCY PERMIT
PHASING INCLUDING CONSIDERA-
TIOU_OF CALIFORNIA ENVIRDNMEN-
TAL QUALITY ACT (CEQA} F�NOING9
AND CONSISTENCY DETEAMINAliQLNS
RE___DARDINO -THE _PREVIOU3LY_ AP-
PROVED MITIGATED NEGATIVE DEC-
LARATION (2015)_ AND OASP WL
EIR (2010) (MOD 01220-2017:2.017: 3987
ORCUTT ROAD)
As recommended by the Planning Commis-
sion, consider a request to amend a proj-
ect with conditions of approval and mitiga-
tion measures associated with Final Tract
Map #3063 -Phase 1 (Righetti Ranch) to al-
low Phase 1 Occupancy and infrastructure
phasing on the Righetti Ranch property, in-
cluding consideration of California Environ-
mental' Quality Act (CEQA) findings and
consistency determinations regarding the
previously approved Mitigated Negative
Declaration (2015) and Orcutt Area Specif-
ic Plan (GASP) Final EIR (2010); R -1 -SP,
R -2 -SP, R -3 -SP, C/OS-SP, P -F -SP zones;
Ambient Communities, applicant'
MPO
i✓'
Pp
For more information, you are invited to
contact Shawna Scott of the City's Com-
munity Development Department at (805)
781-7176 or by email atsscott@slocity.org_
The City Council may also discuss other
hearings or business items before or after
the. items listed above. Reports for this
meeting will be available for review in the
City Clerk's Office and online at ewvwwslg
0 onion Wadnesday, January 5i,_2618.
Please call the City Cie Ws Office at (805)
781-7100 for more information. The City
Council meeting will be televised live on
Charter Cable Channel 20 and live stream-
ing on.www.slocity.org.
Carrie Gallagher, CMC
City Clerk
City of San Luis Obispo
January 27, 2018 3492200