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HomeMy WebLinkAboutPC-1002-18 (MOD-1220-2017 -- 3987 Orcutt Road)RESOLUTION NO. 1002-18 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO RECOMMENDING APPROVAL OF 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, the Planning Commission of the City of San Luis Obispo conducted a public hearing on January 10, 2018, 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, the Planning Commission hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the mitigation measure and condition amendments; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo to recommend approval of specific amendments to environmental mitigation measures and project conditions of approval to the City Council based on the following Findings and Conditions: SECTION 1. Program, Based upon all the evidence, the Planning Commission 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 Impact 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 VTM#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. Resolution No. PC -1002-2018 MOD -1220-2017 (3987 Orcutt Road) Page 2 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 mitigation measures are incorporated into the development project and the mitigation monitoring program as described on Attachment 2 to this resolution. 6. Consistent with Public Resources Code 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 VTM 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 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. SECTION 2. Condition of Approval Modifications. Based upon all the evidence and public testimony received, the Planning Commission recommends the City Council adopt and approve the proposed modifications to project conditions as described in Attachment 3 to this resolution. Resolution No. PC -1002-2018 MOD -1220-2017 (3987 Orcutt Road) Page 3 Upon motion of Commissioner Bisheff , seconded by Commissioner Dandekar, and on the following roll call vote: AYES: Commissioners Malak, Wulkan, and Chair Stevenson NOES: None ABSENT: Commissioners Osterbur and Vice -Chair Fowler RECUSED: None The foregoing resolution was adopted this 10th day of January 2018. Doug Davison, Secretary Planning Commission Righetti Ranch Request for Mitigation Measure Amendments Attachment #2 01-10-2018 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. Y 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 (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. 7 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 • 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. 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. w 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. Righetti Ranch Request for of Approval Amendments Attachment #3 01-10-2018 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. 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 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 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.