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HomeMy WebLinkAboutItem 09 - Public Hearing to Consider the Froom Ranch Project and Introduce an Ordinance amending the Zoning MapItem 9 GtT Y Ofi rn O Council AgendaReport CIS O Department Name: Cost Center: For Agenda of: Placement: Estimated Time: FROM: Michael Codron, Community Development Director Prepared By: Shawna Scott, Senior Planner Emily Creel, Contract Planner Community Development 4003 September 15, 2020 Public Hearing 90 minutes SUBJECT: A PUBLIC HEARING TO CONSIDER THE FROOM RANCH PROJECT ENTITLEMENTS, CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT, AND INTRODUCTION AN ORDINANCE AMENDING THE CITY' S ZONING MAP UPON ANNEXATION OF PROPERTIES WITHIN THE FROOM RANCH SPECIFIC PLAN AREA RECOMMENDATION 1. As recommended by the Planning Commission, adopt a Resolution (Attachment A), taking the following actions to approve the Froom Ranch Project: a. Certify the Final Environmental Impact Report (Final EIR), adopt appropriate California Environmental Quality Act (CEQA) Findings and Statement of Overriding Considerations (Attachment B, Exhibit A to Resolution), and adopt a Mitigation Monitoring and Reporting Plan (Attachment C, Exhibit B to Resolution); and b. Approve the Froom Ranch Specific Plan and related project entitlements, including a General Plan Amendment, pre -zoning, and Vesting Tentative Tract Map No. 3106; and c. Initiate annexation of the project site by authorizing staff to submit an application for annexation of the project site to the Local Agency Formation Commission (LAFCO). 2. Introduce an Ordinance establishing pre -zoning and amendment of the City's Zoning Map to apply upon annexation of properties within the Froom Ranch Specific Plan Area (Attachment D and Attachment E, Exhibit A to Ordinance). REPORT -IN -BRIEF The Froom Ranch Specific Plan project is proposed by John Madonna of JM Development Group, Inc. to enable the development and open space preservation of the 109.7-acre site (Attachment F, Draft Froom Ranch Specific Plan and Attachment G, Vesting Tentative Tract Map). The project proposes primarily residential development within the Specific Plan area, including a Life Plan Community known as Villaggio as a major component. There are five major entitlements being sought: 1. Froom Ranch Specific Plan 2. General Plan Amendment 3. Pre -Zoning 4. Vesting Tentative Tract Map 5. Annexation Packet Page 61 Item 9 A Final EIR has been prepared for the project and is available on the City's website: https://www.slociiy.org/Home/ShowDocument?id=27520 The project has been presented before various City advisory bodies dating back to 2016. The City Council's role is to review and consider approval of the Froom Ranch Specific Plan and related entitlements, based on project -related input received from the Planning Commission, other City advisory bodies, and the Airport Land Use Commission (ALUC) and public correspondence. As a necessary step related to possible project approval, the City Council must certify the Final EIR for the project, adopt the CEQA Findings, including a Statement of Overriding Considerations for impacts determined to be significant and unavoidable (Attachment B, Exhibit A to Resolution). If the Council certifies the Final EIR and approves the project, staff will prepare an application to LAFCO to initiate the annexation process. Based on the analysis in the Final EIR, the project will result in the following significant and unavoidable impacts: • Aesthetic and Visual Resources: impacts to visual character, particularly as viewed from the Irish Hills Natural Reserve trail system and cumulative visual impact • Air Quality and Greenhouse Gas Emissions: exceedance of San Luis Obispo County Air Pollution Control District (SLOAPCD) operational thresholds, greenhouse gas emissions, inconsistency with the 2001 Clean Air Plan • Biological Resources: cumulative impacts from conversion of agricultural and open lands to developed urban uses, resulting in losses of open space and habitats supporting sensitive and/or special -status species, and loss of wildlife corridors • Cultural and Tribal Cultural Resources: loss of three contributing structures to the Froom Ranch Dairy historic district • Hazards, Hazardous Materials, and Wildfire: exacerbation of wildfire risks by developing adjacent to a Very High Fire Hazard Severity Zone • Land Use and Planning: potential inconsistency with City plans and policies regarding protection of aesthetic and scenic quality, cultural resources, and wildfire hazards • Transportation and Traffic: exacerbation of queuing and peak hour traffic for automobiles and poor levels of service for pedestrians and bicycle modes under Existing plus Project conditions and exacerbation of queuing and peak hour traffic for automobiles and poor levels of service for pedestrians and bicycle modes under Near -Term plus Project conditions The MMRP attached to the Draft Resolution (Attachment C, Exhibit B to Resolution) summarizes the project's significant and less than significant impacts and mitigation measures. The Final EIR notes that Alternative 1 (Actionable Alternative) is the Environmentally Superior Alternative. The 2020 Draft Specific Plan proposes a reduced project alternative that, like Alternative 1, would substantially reduce potential environmental impacts in comparison to the originally proposed project. The 2020 Draft Specific Plan's incorporation of identified mitigation measures would further reduce potential environmental impacts in comparison to Alternative 1. Packet Page 62 Item 9 The limited development proposed above 150 feet under the 2020 Draft Specific Plan is less than that proposed in the originally proposed project and includes uses (the public trailhead park) that the Draft EIR determined would avoid and reduce environmental impacts when compared to the original project. The 2020 Draft Specific Plan, although a slight variation of Alternative 1, was adequately analyzed in the EIR (covered by the analysis of the originally proposed project and Alternative 1), and would not result in new or more severe impacts not previously analyzed in the Draft EIR; therefore, additional evaluation is not necessary to meet the requirements of CEQA. On August 12, 2020, the Planning Commission reviewed the Final EIR, proposed project, and CEQA Findings and Statement of Overriding Considerations, and recommended that the City Council certify the Final EIR, adopt the recommended CEQA Findings and Statement of Overriding Considerations, and approve the project. The Planning Commission discussed the limited development above the 150-foot elevation line (within the active quarry and construction storage area near Home Depot), and determined that construction of a public park and approximately 0.7 acre of residential development would be appropriate due to the dynamic nature of the physical elevation as a result of mining activity, limited visibility of the area as seen from public roads, and the provision of additional multi -family housing potential. No portion of Villaggio would be located above the 150-foot elevation, and the entire Upper Terrace would be zoned Conservation/Open Space. The Planning Commission provided the following direction for modifications to the Specific Plan, all of which are incorporated into the revised 2020 Specific Plan for the Council's Consideration: 1. Include at least one area for active recreation in the Madonna Froom Ranch portion of the project; and 2. Include an interconnected network of pedestrian paths in the Villaggio area that connect to the public sidewalks and Froom Ranch trail; and 3. Provide additional design guidance for multi -family housing above the 150-foot elevation line to be sensitive to historic resources in the area, with a farmhouse vernacular architectural style. The Planning Commission also recommended that staff present the City Council with options for a dedicated bikeway on one or both sides of Local Road A from the roundabout to the trailhead park. Staff has worked with the applicant and identified two options and a recommended condition of approval for the Council's consideration. The August 12, 2020 Planning Commission Agenda Report includes a comprehensive description and analysis of the Froom Ranch Specific Plan project (refer to Attachment H, Council Reading File). This Council Agenda Report provides an overview of the project, references the Planning Commission Agenda Report where appliable, and presents key issues for the Council's consideration based on direction received from the Planning Commission and received public correspondence. Packet Page 63 Item 9 DISCUSSION Background Project Description Summary John Madonna of JM Development Group, Inc. has proposed a project that includes several entitlements that would allow development of approximately 43.5 acres of the 109.7-acre project site. Requested entitlements include a Specific Plan (Attachment F), General Plan Amendment, pre -zoning, Vesting Tentative Tract Map No. 3106 (Attachment G), and annexation. The Froom Ranch Specific Plan proposes a mix of land uses, including up to 404 units of independent and assisted senior housing in a Life Plan Community (LPC) known as Villaggio, up to 174 multi- family residential units, up to 100,000 square feet of retail -commercial uses (including potentially a 70,000-square foot hotel), open space (60% of the project site), and a public trailhead park (see Figures 1 and 2, Zoning/Land Use Map and Conceptual Site Plan). The project was reviewed by the Planning Commission on August 12, 2020 and the Planning Commission Agenda Report is included at Attachment D to this report (refer to Council Reading File). The project is described in detail in Section 3, packet pages 13-22, of the Planning Commission Agenda Report (Attachment H). The project includes a request for a General Plan Amendment to allow limited development' above the 150-foot elevation, and in particular, seeks to amend Policy 6.4.7(H) of the Land Use Element (LUE), which states that the Irish Hills area "should secure permanent open space with no building sites above the 150-foot elevation, in conjunction with any subdivision or development of the lower areas." This amendment would only allow for residential development above the identified 150-foot elevation within the northwest corner of the Specific Plan area near Home Depot, within an area currently used as an active permitted quarry and construction storage area. The proposed General Plan Amendment would also amend Chapter 8 of the LUE, Special Focus Areas, to allow an increase in the identified maximum number of residential units within the Specific Plan area. The proposed General Plan Amendment is described in detail in Section 3.10, packet pages 20-22, of the Planning Commission Agenda Report (Attachment H). A detailed analysis of the proposed development above the 150-foot elevation is provided in Section 5.2, packet pages 35-37, of the Planning Commission Agenda Report (Attachment H). 1 Limited development includes approximately: R-3 (0.7 acre); PF (3.6 acres); and roadway (0.4 acre) Packet Page 64 Item 9 Home TJ M_ P�a70 ce.sp '\PP Rasa 1 \� .\ Moun[ainbrook Church aa; TJ Ma° & Whole ( moo[ Foods 5 R�,k�•, pJiS MADONNA FROOM RANCH -�� 44 LIFE PLAN COMMUNITY N r � j Marrb[t _ Purposed ---__ Pra Wage Basin A Church inbroak ti LEGEND ---PmPRh eaunamY —.�.�.. b°ntlxVBHm�n PgpPt [Pmpanenk Figure 1. Zoning/Land Use Map Figure 2. Conceptual Site Plan The project proposes to realign approximately 2,145 linear feet (0.41 mile) of Froom Creek within the Specific Plan area. The project also proposes to relocate, rehabilitate/reconstruct, and adaptively reuse four historic structures within the Froom Ranch Dairy Complex to the new public trailhead park, including the Main Residence, Creamery/House, Dairy (Round -Nose) Barn, and Granary. The proposed creek realignment is described in detail in Section 5.2, packet pages 37-39, of the Planning Commission Agenda Report (Attachment H). The public trailhead park and relocation of historic structures is described in Section 3.6, packet pages 16-18, of the Planning Commission Agenda Report. Key Project Issues An analysis of key issues identified through preparation of the EIR and through public review and comment on the Draft EIR are discussed in detail in Section 5.2, packet pages 35-43, of the Planning Commission Agenda Report. In addition, the following additional issues were raised in agenda correspondence for the August 12, 2020 Planning Commission hearing. Lot I and Amendment of the Agricultural Conservation Easement Agenda correspondence from the California Native Plant Society (CNPS) asserted that City open space policies and programs clearly state that open space lands requiring special attention (such as those above the 150-foot elevation) should be protected in City ownership (See General Plan Open Space Element, Appendix B, Paragraphs 3A, B, E, and G; 413, C, and D; and 5D). CNPS asserted that, to provide further protection, a conservation easement held by a qualified organization other than the City, which restricts permissible uses to those supportive of open space and wildlife habitat (such as is already the case on the adjacent Irish Hills Natural Reserve) should also be placed on this Lot 1 and that this permanent protection would help justify the proposed amendment to the existing onsite Open Space and Agricultural Conservation Agreement (Attachment I). Packet Page 65 Item 9 The project currently proposes to pre -zone, and ultimately zone this lot as Conservation/Open Space, and the Vesting Tentative Tract Map conditions of approval include the following (COA #36): 36. Separate Open Space and Creek or Biological Easement Agreement(s) shall be recorded in conjunction with the final map recordation. The easement agreement(s) shall be developed by the applicant in a format provided by the City. At this time, the lot is not proposed to be added to the Irish Hills Natural Reserve; however, this action would not preclude its addition from consideration in the future. Likely considerations would include an assessment of the City's ability to obtain and maintain the additional property, in addition to further conversations and negotiations with the current property owner, John Madonna and anticipated future owner, Villaggio. Regarding the suggestion for a conservation easement held by a qualified organization other than the City, this option is not a requirement of Specific Plan adoption or annexation; however, this action would also not be precluded from consideration in the future and would require identification of an eligible easement holder and satisfaction of any requirements that organization may have. Based on conversations with the applicant team, they are favorably inclined towards dedicating the land to the City or recording an open space easement over Lot 1 (pursuant to COA #36, shown above), pending their cultivation of investors upon entitlements. As the City cannot make dedication of the land to the City a quid pro quo for project approval, staff advises that the appropriate approach to this issue is to comply with COA #36 and continue assessments and conversations with the applicant team regarding future dedication following City Council consideration and annexation proceedings (if the Council moves to approve the project). As recognized by CNPS, the project sponsors are offering a number of public benefits with the project, including designation of substantial open space in the sensitive Upper Terrace, restoration of four historic structures, development of a public trailhead park, amendment and enlargement of an onsite agricultural conservation easement, and development of a re-established Froom Creek corridor. CNPS recommended that the Planning Commission make findings recognizing the public benefit, including through provision of the permanent protection of Lot 1, part of their final recommendation to City Council. The Planning Commission did not direct staff to include any additional findings for Council's consideration. Staff is prepared to incorporate additional findings into the Resolution if directed by Council. Development Above the 1 SO foot Elevation In its agenda correspondence, CNPS acknowledged the applicant's effort to redesign the project to relocate the historic Froom Ranch Dairy Complex buildings into a rural setting as opposed to the busy, urban setting originally proposed and stated that it withdraws its previous opposition to the minor amount of private development currently proposed at that location, which will be at or above the 150 foot elevation line. However, CNPS recommended that the Planning Commission base the approval of the General Plan Amendment related to development above the 150-foot elevation on the following findings: Packet Page 66 Item 9 1. The storage or former quarry area has been so used for many years, with numerous changes in elevation and ground materials due to quarrying activities and use of the site for equipment and materials storage; and 2. This use over the years has resulted in the site having very limited habitat value; and 3. Re -grading and proper soil compaction of the site, relocating the historic Froom Ranch buildings, developing a trailhead park which also serves neighborhood needs, addressing the need for significant landscaping and habitat enhancement, and other efforts, creates a particular burden on this portion of the Froom Ranch Specific Plan. Again, the Planning Commission did not direct staff to include any additional findings for Council's consideration; however, staff will be prepared to incorporate additional findings into the Resolution if directed by Council. Previous Council or Advisory Body Action Planning Commission. On August 12, 2020, the Planning Commission reviewed the project and, with a vote of 6-0-1, recommended certification of the Final EIR, adoption of associated CEQA Findings and Statement of Overriding Considerations, and approval of the Froom Ranch Specific Plan, General Plan Amendment, pre -zoning, Vesting Tentative Tract Map, and initiation of the annexation process. The motion included direction to modify the Specific Plan as described below. The summary below identifies how these directional items have been addressed and incorporated into the project. 1. Include at least one area for active recreation in the Madonna Froom Ranch portion of the project. Applicant Response. The trailhead park concept reflected as Figure 3-9 on page 3-19 of the Specific Plan (Attachment F) has been revised to incorporate an approximately 60- foot by 120-foot active play area. 2. Include an interconnected network of pedestrian paths in the Villaggio area that connect to the public sidewalks and Froom Ranch trail. Applicant Response. The Specific Plan was revised to add Policy 5.5.3 and Programs 5.5.3a and 5.5.3b to Section 5.5.3, Private Trails, as follows: The Life Plan Community includes a system of private trails for the use of its residents and visitors. The trails would be privately maintained and promote healthy lifestyles for residents. Private Trail Policies & Programs: Policy 5.5.3: A private trail system consistent with Figure 5-11 shall be implemented within the Life Plan Community area. Program5.5.3a: Sidewalks within the Life Plan Community shall provide connectivity and safe places for residents to walk. Packet Page 67 Item 9 Program 5.53b: Access linkages to trails beyond the Life Plan Community shall be provided, which would be controlled by coded gates in fencing. These include: the project's public trail system along Froom Creek, and the City open space trails beyond the development. See additional discussion in Section 3.4.3 and a fencing guideline in Section 4.4.4. The secondary access road off Los Osos Valley Road will be controlled by bollards or gates allowing emergency vehicles to enter the site but restrict passenger vehicles from entering. This road provides an additional access point for pedestrians and bicyclists. 3. Provide additional design guidance for multi -family housing above the 150-foot elevation line to be sensitive to historic resources in the area, with a farmhouse vernacular architectural style. Applicant Response. The Specific Plan was revised to add Design Guideline 3 to Section 4.3.1, Architectural Styles, as follows: Consistent with Mitigation Measure CR-13, development plans for the new multi -family residential development on the south side of the Trailhead Park containing the relocated historic structures, and west of the point where the secondary access road intersects Local Road A, shall be subject to the additional design guidelines: a. New construction shall be compatible with the historic structures through selected exterior materials and design features, as well as their scale, proportion, and massing. b. A more traditional architectural style shall be utilized such as Farmhouse vernacular. c. Roof styles, window details, trim features, and exterior materials shall be consistent with the selected traditional architectural style. 4. Incorporate all other changes outlined by staff. Applicant Response. Minor clarifications and corrections identified and recommended by staff during the Planning Commission hearing are described in a memorandum included with this report in Attachment F and have been incorporated into the Specific Plan. 5. Present the City Council options for a dedicated bikeway on one or both sides of Local Road A from the roundabout to the trailhead park. Staff and Applicant Response. City staff has consulted with the applicant team to identify two viable options for providing a dedicated bicycle connection along Local Road A. These two options include: Option 1, Standard Class II Bike Lanes without Parkway (Figure 3) and Option 2, Advisory Bike Lanes with Parkway (Figure 4). Local Road A, as originally presented in the Specific Plan, is shown in Figure 5 for comparison. Option 1 includes two ten -foot wide vehicle travel lanes, and a six-foot Class Il bike lane and six- foot wide sidewalks on each side of the roadway; this option does not include a parkway (Figure 3). Option 2 includes a 16-foot side shared vehicular lane, and a five-foot wide bike lane, four -foot vegetated buffer, and five-foot sidewalk on each side of the roadway (Figure 4). The Specific Plan originally identified two 12-foot vehicle lanes and a five- foot parkway and five-foot sidewalk on each side of the roadway (Figure 5). Packet Page 68 Item 9 100' 6' SKewelktree Si0. k HR — Drrvelane Drive SdewePk '_.1ktree rl 1 10' 5' 4' 5' 1E' 5' 4' Sltlewalk hee Sltl—k Shared Olive lane Sldewaik 54tlewalk hee Figure 3. Local Road A Option 1, Figure 4, Local Road A Option 2, Standard Class II Bike Lanes w/out Parkway Advisory Bike Lanes with Parkway 4' Row 4 i 5J 12'­1 12' .1.....511-51] Sidewalk Parkway Travel Travel Parkway $idawaik Lane Lane Figure 5-5 Local Road A"and "8` (Public) Figure 5, Local Road A, Original Lane Configuration, No Bike Lane Either option presented above would address direction from the Planning Commission and would provide dedicated bicycle facilities within the roadway between the roundabout and the public park. Bicyclists would use the protected bike lane on Commercial Collector A (extending from Los Osos Valley Road) and proceed to the bike lane on Local Road A. To allow for further refinement of the improvements based on Council direction, Staff presents Condition of Approval #93 for consideration: 93. With development of the on -site public improvement plans and prior to recordation of the Final Map, the Project Applicant shall provide a dedicated bicycle connection along Local Road A from the on -site roundabout west to the trailhead park to the satisfaction of the Public Works Director. This new bicycle connection shall be constructed prior to issuance of occupancy permits for Phase 3 development of the Specific Plan (Madonna Froom). Packet Page 69 Item 9 Advisory Body Review. The project has undergone multiple additional advisory body reviews, including two early pre -application reviews in 2016; three conceptual reviews in 2017 and 2018; five advisory body reviews during circulation of the Draft EIR in 2019; review by the Airport Land Use Commission in July 2020; and review by the Cultural Heritage Committee in July 2020. A detailed discussion of these reviews is provided in Section 2.0, packet pages 9-13, of the Planning Commission Agenda Report (Attachment H). City Council. The City Council authorized initiation of the Specific Plan on April 5, 2016. The Council generally supported the concept to reduce the amount of commercial development within the Specific Plan area and increase residential uses, including through the development of a LPC within the City. As part of its initiation of the Specific Plan, however, the City Council required that the project applicant also develop a feasible "actionable alternative" that locates all development below the 150-foot elevation. Additional project background, including revisions to the Specific Plan made throughout the planning process and in response to Council's previous direction to evaluate an "actionable alternative", are described in detail in Section 2, packet pages 9-13, of the Planning Commission Agenda Report (Attachment H). Policy Context In 2014, the adopted Land Use and Circulation Element (LUCE) Update identified three new Specific Plan and City expansion areas, San Luis Ranch (Special Focus Area [SP]-2), Madonna on LOVR (SP-3, also known as Froom Ranch), and Avila Ranch (SP-4, located within the Airport Area Specific Plan). Since 2014, the San Luis Ranch Specific Plan and Avila Ranch Development Plan were approved and are in the process of development. The third and final expansion area, Froom Ranch, is located within the City's Sphere of Influence (SOI), is planned for growth under Land Use Element SP-3, and would be annexed to the City consistent with the General Plan, adopted policy, and LAFCO review. Along with the Final EIR and other entitlements, the City Council's consideration includes adoption of a resolution to initiate annexation of the Froom Ranch Specific Plan property to the City. Following City Council action on project entitlements including adoption of the Specific Plan and certification of the Final EIR, the project will be submitted to LAFCO for the formal annexation review process. LAFCO works with the City and County of San Luis Obispo to negotiate tax sharing and to ensure that a proper plan of services is in place to guide orderly development of the annexed property. Both the City limits and Urban Reserve Line (URL) would be amended upon annexation. The project is based on policy direction included in the General Plan, specifically Land Use Element Policy 8.1.5, which identifies the Froom Ranch Specific Plan area as SP-3, subject to policies for the development of a specific plan and certain broad development parameters and principles. The entire policy is included within Section 5.1, packet page 26, of the Planning Commission Agenda Report (Attachment H). Packet Page 70 Item 9 The EIR identified potential inconsistency with 25 City General Plan policies. A detailed analysis of the project's consistency with these policies is included in Section 5.1, packet pages 26-34, of the Planning Commission Agenda Report (Attachment H). In its August 12, 2020 Resolution, the Planning Commission found that the Froom Ranch project was consistent with the City's General Plan and related policies and standards. Public Engagement Consistent with the City's Public Engagement and Noticing (PEN) Manual and the City's Municipal Code, the project was noticed per the City's notification requirements for each public hearing associated with the project. Newspaper legal advertisements were posted in the New Times ten days prior to the hearing. Additionally, postcards were sent to both tenants and owners of properties located within 300 feet of the project site ten days before the hearing. The City maintained an Interested Parties list and provided direct notification of project hearings to individuals on the list. Notices of availability of the Draft EIR and Final EIR were sent to Interested Parties and Responsible Agencies. A postcard notification of the August 12, 2020 Planning Commission hearing and the City Council hearing was provided to every person, organization, and agency who provided comments on the Draft EIR. CONCURRENCE The City's review of the Froom Ranch Specific Plan has involved all City departments involved in the development review process. Conditions of approval have been identified and mitigation measures will be implemented to ensure that the project is carried out in a manner that is consistent with City standards. In addition to further consultation with the City Public Works Transportation Division regarding potential options for additional bicycle facilities within the Specific Plan area, key issues evaluated by Engineering, Utilities, Fire and Transportation are summarized on Planning Commission packet page 44. The Airport Land Use Commission reviewed the project in July 2020 and determined that the project is consistent with the Airport Land Use Plan. CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN This activity is presently allowed under the State and Local emergency orders associated with COVID-19. This project and associated staff work will be reimbursed by the applicant directly or indirectly through fees and is therefore consistent with the guidance of the City's Fiscal Health Contingency Plan. ENVIRONMENTAL REVIEW A Draft EIR was prepared for the project and distributed for public review from November 8, 2019 to December 23, 2019. The City received written comments on the Draft EIR from four state agencies, four local agencies, eight organizations, and ten individuals. In addition, a total of 20 oral testimonies were received from individuals during the Planning Commission and advisory body hearings in November/December 2019. The Final EIR is a compilation of the Draft EIR, responses to comments to the Draft EIR, and any changes made as a result of those comments. Packet Page 71 Item 9 Based on the analysis in the Final EIR, the project will result in significant and unavoidable impacts to the following resources: Aesthetics and Visual Resources; Air Quality and Greenhouse Gas Emissions; Biological Resources; Cultural and Tribal Cultural Resources; Hazards, Hazardous Materials, and Wildfire; Land Use and Planning; and Transportation and Traffic. An analysis of key issues identified through the EIR process and public review and comment are discussed in detail in Section 5.2, packet pages 35-43, of the Planning Commission Agenda Report (Attachment H). The Final EIR is available for review on the City's website: https://www.slociiy.org/Home/ShowDocument?id=27520 The City has prepared a draft set of CEQA Findings, a draft Statement of Overriding Considerations, and a draft Mitigation, Monitoring, and Reporting Program (MMRP), all of which are included as exhibits to the Draft Resolution (Attachments A, B, and C, respectively). The Final EIR must be certified, and the CEQA Findings and Statement of Overriding Considerations must be adopted, before or concurrent with an action to approve the proposed project entitlements. The environmental review process is described in further detail in Section 4.0, packet pages 23- 25, of the Planning Commission Agenda Report (Attachment H). FISCAL IMPACT Budgeted: No Budget Year: N/A Funding Identified: No Fiscal Analysis: Funding Sources Current FY Cost Annualized On -going Cost Total Project Cost General Fund N/A State Federal Fees Other: Total N/A The applicant provided funds for the use of consultant support, including the management, evaluation, and processing of the Froom Ranch Specific Plan project and preparation of the associated EIR, Findings, and Statement of Overriding Considerations. Entitlement fees for the processing of the Vesting Tentative Tract Map were received by the applicant, consistent with the City's adopted fee schedule. Packet Page 72 Item 9 In addition, the proposed land uses are mostly consistent with the land uses identified in the Land Use Element of the City's General Plan. When the General Plan was adopted, a fiscal analysis was prepared that concluded that the City's land use plans are fiscally balanced, meaning that on balance the costs of development will be offset by revenue from sales tax, property tax, transient occupancy tax, and other revenues generated by the project. As a result, the approval of the Froom Ranch Specific Plan is expected to have neutral fiscal impact on the City's General Fund. ALTERNATIVES 1. Continue consideration of the application to a future date. The Council may continue its review of the project to a date certain hearing if additional time or information is needed to make a decision. If additional information is needed, direction should be provided to staff so that it can be presented at that subsequent hearing. The Council may direct staff and the applicant to make specific changes to the project. Direction on changes should be specific and preferably within the scope of the environmental document prepared for the project. Changes beyond the scope of the EIR prepared for the project would require additional environmental review and delay the project entitlement process. 2. Deny the project. The Council may deny the project, based on findings of inconsistency with California State Law, the City's General Plan, Zoning Regulations, and other applicable City regulations. Attachments: a - Draft Resolution b - COUNCIL READING FILE - Exhibit A to the Resolution - Findings of Fact and Statement of Overriding Considerations c - COUNCIL READING FILE - Exhibit B to the Resolution - Mitigation Monitoring and Reporting Program d - Draft Ordinance e - Exhibit A to the Ordinance f - COUNCIL READING FILE - Draft Froom Ranch Specific Plan g - COUNCIL READING FILE - Vesting Tentative Tract Map 3106 h - COUNCIL READING FILE - PC Minutes, Correspondence, Agenda Report i - COUNCIL READING FILE - 2010 Ag and Open Space Easement Packet Page 73 Item 9 RESOLUTION NO. (2020 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE FROOM RANCH SPECIFIC PLAN PROJECT, ADOPTING ASSOCIATED FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS, AND APPROVING THE FROOM RANCH SPECIFIC PLAN, GENERAL PLAN AMENDMENT, PRE - ZONING, VESTING TENTATIVE TRACT MAP #3106, AND INITIATION OF THE ANNEXATION PROCESS (SPEC-0143-2017, SBDV-0955-2017, GENP-0737-2019, ANNX-0335-2020, EID-0738-2019; SPECIFIC PLAN AREA 3; 12165 AND 12393 LOS OSOS VALLEY ROAD) WHEREAS, on August 12, 2020, the Planning Commission of the City of San Luis Obispo recommended the City Council 1) certify the Final EIR for the Froom Ranch Specific Plan project and adopt the CEQA Findings and Statement of Overriding Considerations; and 2) approve the Froom Ranch project, including all related entitlements, consisting of the Froom Ranch Specific Plan, General Plan Amendment, pre -zoning the site in anticipation of annexation, Vesting Tentative Tract Map #3106; and 3) initiate an annexation application to the San Luis Obispo Local Agency Formation Commission (LAFCO); and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing on September 15, 2020 via a virtual, online, meeting platform, for the purpose of considering SPEC-0143-2017, SBDV-0955-2017, GENP-0737-2019, ANNX-0335-2020, and EID-0738- 2019, which include entitlements consistent with the Planning Commission recommendation of August 12, 2020, including a Specific Plan that would allow up to 578 residential units, up to 100,000 square feet of commercial/retail, a 3.6-acre public trailhead park, and 66.2 acres of open space on a 109.7-acre site; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo to certify the Final Environmental Impact Report (EIR), and approve the Froom Ranch Specific Plan, General Plan Amendment/Pre-zoning, and Vesting Tentative Tract Map ("Froom Ranch Specific Plan Project"), and upon project approval, initiate the annexation process. This resolution is based on the following California Environmental Quality Act (CEQA) findings, mitigation measures, and map conditions, with associated annexation findings: SECTION 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring Program. Based upon all the evidence, the City Council makes the following CEQA findings in support of the Froom Ranch Specific Plan project. 17 Packet Page 74 Item 9 Resolution No. (2020 Series) Page 2 1. The Froom Ranch Specific Plan Final Environmental Impact Report (Final EIR) was prepared in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, adequately addressing impacts associated with the project. 2. The project is a slight variation of Final EIR Alternative 1, and was adequately analyzed in the Final EIR, which includes a comprehensive analysis of the originally -proposed project (which included development above the 150-foot elevation line, including residential development in the northwestern corner of the project site) and Alternative 1 (which included development of a public park and incorporation of relocated, restored, and rehabilitated historic structures in the northwestern corner of the project site). In Residents Against Specific Plan 380 v. County of Riverside (9 Cal.App.5th 941), the California Court of Appeals (Fourth Appellate District — Division Two) held that changes to the allocation and arrangement of uses within a specific plan area that don't change the kinds of uses permitted, or the overall extent or density of the proposed development, or the project footprint, did not require revision and recirculation of the EIR when substantial evidence was provided that the changes would not result in any new or more severe environmental impacts that were not previously identified in the EIR. The project is a reduced project alternative that, like Alternative 1, would substantially reduce potential environmental impacts in comparison to the originally proposed project. The project's incorporation of identified mitigation measures would further reduce potential environmental impacts in comparison to Alternative 1. The limited development proposed above 150 feet is less than that proposed in the originally proposed project and includes uses (the public trailhead park) that the EIR determined would avoid and reduce environmental impacts when compared to the original project. In addition, as presented in the CEQA Findings of Fact and Statement of Overriding Considerations (Exhibit A) and Mitigation and Monitoring Program (Exhibit B), identified mitigation measures have been modified in order to be specifically appliable to the proposed project and its effects on the environment. Based on substantial evidence in the Final EIR and "Findings of Fact and Statement of Overriding Considerations", the modified measures are equal or more effective because they apply to the proposed project. These measures have been available for public review through a public hearing process. Therefore, the project would not result in new or more severe impacts not previously analyzed in the EIR and additional evaluation is not necessary to meet the requirements of CEQA. 3. The proposed project is consistent with the requirements of the Froom Ranch Specific Plan Final EIR as proposed based on the CEQA Findings and Statement of Overriding Considerations, attached hereto as Exhibit A, and prepared consistent with CEQA Guidelines Sections 15091 and 15093, and this approval incorporates those Final EIR mitigation measures as applicable to Vesting Tentative Map #3106, as detailed below, and described more fully in the attached CEQA Findings of Fact and Statement of Overriding Considerations (Exhibit A) and Mitigation, Monitoring, and Reporting Program (Exhibit B). 4. All potentially significant effects were analyzed adequately in the referenced Final EIR, and reduced to the extent feasible, provided identified mitigation measures are incorporated into the project and the mitigation monitoring program (refer to Exhibit B, Mitigation Monitoring and Reporting Program). 17 Packet Page 75 Item 9 Resolution No. (2020 Series) Page 3 SECTION 2. Specific Plan, General Plan Amendment/Pre-zoning, and Vesting Tentative Tract Map Approval with Findings and Conditions. The City Council does hereby certify the Froom Ranch Specific Plan Final EIR and approve the project, inclusive of applications SPEC- 0143-2017, SBDV-0955-2017, GENP-0737-2019, EID-0738-2019, a Specific Plan, General Plan Amendment/Pre-zoning, Vesting Tentative Tract Map, and Final EIR, based on the following findings, and subject to the following conditions: Findings: 1. The project area was identified as one of three Specific Plan areas designated for development when the General Plan Land Use and Circulation Elements update was adopted by the City Council in December 2014 (Specific Plan Area 3, Madonna on LOVR). The Froom Ranch Specific Plan was prepared to implement this aspect of the General Plan. 2. The Froom Ranch Specific Plan is substantially consistent with policy direction for the area included in the General Plan, specifically Land Use Element Policy 8.1.5, which identifies the Froom Ranch area as Special Focus Area (SP-3), subject to policies for the development of a specific plan and certain broad development parameters and principles, and as amended by the General Plan Amendment to reflect incorporation of a life plan community within the Specific Plan area. The Specific Plan is consistent with Policy 8.1.5 because the project proposes compact development limited primarily to the lower portions of the site, including substantial opportunities for multi -family housing within Madonna Froom Ranch. The project also provides limited commercial/retail uses and increased connectivity to adjacent commercial uses to support onsite residential uses. The project would also develop substantial on- and off -site pedestrian and bicycle facilities as described in the Final EIR. 3. The General Plan Amendment/Pre-zoning allows the implementation of the Froom Ranch Specific Plan by: a. Updating the City's Land Use Map to reflect the development pattern included in the Specific Plan; b. Updating the City's Circulation Map to reflect the circulation system included in the Specific Plan; C. Updating the relevant portions of the General Plan to update statistical data related to land use acreage and long-term buildout potential; and d. Providing the pre -zoning information needed for the Local Agency Formation Commission (LAFCo) to consider annexation of the site to the City, which is a prerequisite for allowing development on the site under the City's General Plan. 4. The Specific Plan is substantially consistent with Land Use Element Policies 6.4.1 and 6.4.7 (Hillside Planning Areas, Irish Hills) and Land Use Element Policies 1.4 (Urban Edges Character), 1.8.5 (Building Design and Siting), 2.3.7 (Natural Features), and Conservation and Open Space Policies 8.3.1 (Open Space within an Urban Area), 8.3.2 (Open Space Buffers), and 9.2.1 (Views to and from Public Spaces, including Scenic Roadways) because development is concentrated in the lower area of the site, below the 150-foot development limit line on a majority of the site, which would result in the 17 Packet Page 76 Item 9 Resolution No. (2020 Series) Page 4 avoidance of sensitive habitats, and minimize potential effects on scenic, biological, and cultural resources, avoid grading activities on the steeper portions of the project site, and would place sensitive biological and cultural resources within designated open space. Development above the 150-foot elevation line in the northwest corner of the site would be substantially consistent with these General Plan policies because it would be limited to a public trailhead park, which would incorporate relocated and restored/rehabilitated historic structures (low impact uses that would support the functions of the open space), and limited (0.7 acre) residential uses; in addition, the subject area is currently operated as an active quarry and construction storage area, and does not support any sensitive habitats, vegetation, or cultural resources. 5. The Specific Plan is consistent with all other applicable General Plan policies as described and analyzed in the Planning Commission Agenda Report (dated August 12/13, 2020) and as discussed further in the Final EIR. 6. As conditioned, the Vesting Tentative Tract Map is consistent with the General Plan because it is consistent with the Froom Ranch Specific Plan, it results in the avoidance of sensitive environmental resources within the upper elevations of the site, will result in the addition of senior and multi -family housing units within the City, will allow for commercial development near Los Osos Valley Road, and would provide needed infrastructure, roadway, bicycle facility, and public park amenities identified in the City's General Plan. 7. Implementation of the Specific Plan and Vesting Tentative Tract Map will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions of approval and mitigation measures require primary and emergency access improvements, and comprehensive plans related to wildfire risk and emergency response as documented in the Final EIR. The building areas would not be located within the legally required fault setback zone and would avoid the steeper areas of the project site. 8. The Airport Land Use Commission found the Specific Plan consistent with the Airport Land Use Plan, as conditioned. 9. Development will occur consistent with the Vesting Tentative Tract Map and the required architectural review process, which will allow for detailed review of development plans to assure compliance with City plans, policies, standards, and design guidelines. 10. As conditioned, the design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision, and the project is consistent with the pattern of development prescribed in the Froom Ranch Specific Plan. 11. The project will provide affordable housing within the Specific Plan area consistent with the intent of California Government Code Section 65915, and in compliance with City policies and the Housing Element. 17 Packet Page 77 Item 9 Resolution No. (2020 Series) Page 5 12. The proposed treatment of the historic resources contributing to the significance of the Froom Ranch Dairy Complex is consistent with General Plan policies pertaining to cultural resources, because the 2020 Draft Specific Plan proposes to relocate and reconstruct/rehabilitate four individually significant structures into the trailhead park for adaptive reuse: the Main Residence, Dairy (Round -Nose) Barn, Creamery/House, and Granary. The Dairy (Round -Nose) Barn would be relocated outside of an underlying fault line. The three structures that will be demolished are contributors to the Froom Ranch Dairy Complex but are not individually significant. All historic structures within the Froom Ranch Dairy Complex would be documented per Secretary of the Interior standards prior to removal or relocation, and the adopted Mitigation Monitoring and Reporting Program requires such documentation to be made permanently available to the public. Denial of the application would constitute an economic hardship because the applicant will invest in the relocation, rehabilitation, and restoration of four of the seven structures contributing to the Complex such that they will be incorporated into a public park located within the Specific Plan area and utilized by the City and the public, and as the three structures proposed for demolition are not individually significant, restoration or rehabilitation of these three structures is impractical. 13. The existing Open Space and Agricultural Conservation Easement is subject to and consistent with the promises, covenants, and conditions identified in the easement, and may be amended with the written consent of the property owner and the City. The Easement document states that "The Easement Area may be used for wetland and biological resource mitigation banking. As used herein, mitigation banking means the restoration, creation, enchantment [sic] [enhancement] and/or preservation of wetlands and/or biological resources, for the purpose of providing compensation mitigation as a result of impacts to similar resources." The Easement Agreement also allows for "subsequent conservation easements on the Easement Area, provided that such subsequent easements are for the purpose of wetland, wildlife habitat or biological resource creation, enhancement or preservation." As proposed the amendment is consistent with the purposes of the Easement Agreement because it would increase the overall size of the Easement Area from 7.1 to 7.8 acres, the proposed area includes similar underlying soils, vegetation, and wetlands as existing within the current Easement, and the amendment would result in the preservation of these 7.8 acres for wetland habitat, wildlife habitat, prime agricultural soils/land (as defined by the San Luis Obispo County, Local Agency Formation Commission), and open space. 14. The Vesting Tentative Map, as conditioned, will comply with all environmental mitigation measures prescribed herein, and therefore is consistent with the California Environmental Quality Act, as implemented through the Froom Ranch Specific Plan Final EIR. 17 Packet Page 78 Resolution No. (2020 Series) Item 9 Page 6 Vesting Tentative Tract Map Conditions: The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. Community Development, Planning Division At the time of submittal of a request for approval of a final map, the subdivider shall provide a written report detailing the methods and techniques employed for complying with these conditions of approval and the mitigation measures imposed upon certification of the Environmental Impact Report for the Project. 2. The applicant shall comply with the mitigation measures identified in the adopted Mitigation, Monitoring, and Reporting Program (Exhibit B). Upon submittal of the Final Map, and all subsequent entitlements, the applicant shall submit a matrix demonstrating compliance with the Mitigation, Monitoring, and Reporting Program (Exhibit B). 3. The proposed relocation and rehabilitation/reconstruction of the Froom Ranch historic buildings shall be completed in conformance with the Final EIR Mitigation, Monitoring, and Reporting Program. Prior to any grading or commencement of any construction activities for infrastructure or building construction, a security and protection plan shall be submitted and approved to the satisfaction of the Community Development Director. The plan shall detail methods to prevent trespassing and removal of any building materials. Prior to any grading or commencement of any construction activities for infrastructure or building construction, a relocation plan prepared or reviewed by a qualified historic architect shall be submitted for review and approval by the Community Development Director. The plan shall include, but not be limited to: identification of the methods and measures to relocate buildings and materials; measures to ensure secure and weather-proof storage of materials to be retained for incorporation into the relocated, restored, and rehabilitated historic structures; and an inventory process to document treatment of materials. 4. Prior to final map, County of San Luis Obispo Avigation easements shall be recorded for each parcel within the development. 5. Prior to the recording of the final map, the applicant shall enter into and record an Affordable Housing Agreement with the City, detailing the timing of construction of affordable units on -site, and with guarantees to ensure timely delivery of all of the required affordable housing units or dedication of real property consistent with Section 2.3 of the Froom Ranch Specific Plan. Subsequent Affordable Housing Agreements, or an amended Agreement, may be required upon further subdivision of the Madonna-Froom portion of the project site. 6. Pursuant to Government Code § 66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/ or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this map and its related approvals, and all actions 17 Packet Page 79 Item 9 Resolution No. (2020 Series) Page 7 relating thereto, including but not limited to environmental review. The City shall promptly notify the subdivider of any claim, action, or proceeding and shall cooperate fully in the defense. If the city fails to promptly notify the subdivider of any claim, action, or proceeding, or to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify, or hold the City harmless. 7. This map is conditioned upon the annexation of the property to the city and this approval shall not be effective until annexation of the property to the city has been completed. If the annexation is not completed within one year of the date the City Council approves the map or following any agreed extension in writing, then the approval of the map shall be null and void. Consequently, no final or parcel map may be filed until the Project site is annexed to the city. 8. The residential density for the project site is limited to 630 dwelling units. The non- residential density for the project site is limited to 750 persons. The maximum building coverage for the project site is limited to 20%. 9. Construction plans for proposed structures shall be submitted via Federal Aviation Agency (FAA) Form 7460-1 to the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County at least 45 days before proposed construction or application for a building permit, to determine compliance with the provisions of FAR Part 77. The applicant shall also coordinate with the FAA on potential structural encroachments into the glidescope critical areas as shown on the draft Airport Layout Plan. 10. All extremely and moderately noise -sensitive land uses on the Project site shall include noise mitigation as required by the Airport Land Use Plan. 11. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the Airport Land Use Plan. 12. Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including: • creation of electrical interference with navigation signals or radio communication between the aircraft and airport; • lighting which is difficult to distinguish from airport lighting; • glare in the eyes of pilots using the Airport; • uses which attract birds and create bird strike hazards; • uses which produce visually significant quantities of smoke; and • uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). 13. Avigation easements shall be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit. 17 Packet Page 80 Item 9 Resolution No. (2020 Series) Page 8 14. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. 15. Prior to issuance of any grading permits the project proponent shall provide that for every one (1) acre of prime farmland (as defined by the San Luis Obispo County Local Agency Formation Commission [LAFCO]) on the site that is permanently converted to non- agricultural use as a result of project development, one (1) acre of land of comparable agricultural productivity shall be preserved in perpetuity. The acreage required to meet the 1:1 ratio may be met by on or off -site agricultural conservation easement/deed restriction(s), as long as this land meets the conditions outlined in this measure and meets the intent of LAFCO policies. Said mitigation shall be satisfied by the applicant through: a. Granting a perpetual conservation easement(s), deed restriction(s), or other farmland conservation mechanism(s) to the City or qualifying entity which has been approved by the City, such as the Land Conservancy of San Luis Obispo, for the purpose of permanently preserving agricultural land. The land covered by said on and/or off -site easement(s) or deed restriction(s) shall be located within or contiguous to the City' s Urban Reserve Line or Greenbelt subject to review and approval of the City' s Natural Resources Manager; or b. Making an in -lieu payment to a qualifying entity which has been approved by the City, such as the Land Conservancy of San Luis Obispo, to be applied toward the future purchase of compensatory agricultural land in San Luis Obispo County, together with an endowment amount as may be required. The payment amount shall be determined by the qualifying entity or a licensed appraiser; or C. Making an in -lieu payment to a qualifying entity which has been approved by the City and that is organized for conservation purposes, to be applied toward a future perpetual conservation easement, deed restriction, or other farmland conservation mechanism to preserve compensatory agricultural land San Luis Obispo County. The amount of the payment shall be determined by the qualifying entity or a licensed appraiser; or d. Any combination of the above. Community Development, Engineering Division 15. 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 for each subsequent map or construction phase. Any temporary or permanent emergency access location, construction, and controls shall be in accordance with the Fire Code, City Engineering Standards, and shall be approved to the satisfaction of the Fire Department and Public Works Department. 17 Packet Page 81 Item 9 Resolution No. (2020 Series) Page 9 16. Fire Department access shall be provided for each building construction phase to the satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access, circulation routes, passing lanes, and turn -around areas in accordance with current City codes and standards. 17. Access controls for the Emergency Vehicle Access roadway shall be approved to the satisfaction of the Fire Department and Transportation Division of Public Works. The use of bollards for the entire access width may not be supported. The controls may need to be set back from the roadway and/or may require an automatic activation system. 18. All public streets shall conform to City Engineering Standards and the Specific Plan, including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and concepts identified in the specific plan and/or represented on the tentative map, the City Engineer shall make the final determination of design approval and/or exceptions. 19. All subdivision improvements shall be consistent with the City Engineering Standards except where the applicant has requested and been granted a formal design exception by the City Engineer. Design exceptions shall be requested in a format approved by the City and shall be accompanied by the required application and review fee. The applicant shall summarize the need for the request, alternatives, and may be asked to propose final construction details, specifications, and minimum construction tolerances/testing for review and approval by the City Engineer in support of the request. The request shall be approved by the City Engineer prior to submittal of complete public improvement plans. 20. Final street sections shall be approved in conjunction with the review and approval of the final project drainage report. The final design shall consider drainage, transitions, and accessibility. 21. Final roundabout geometry shall be consistent with applicable engineering standards, design guidelines, and shall accommodate design vehicle turning movements consistent with City Engineering Standards. 22. Any required or proposed on -site traffic calming elements shall be designed and installed by the project applicant. The subdivision is not eligible for future participation in the City's Neighborhood Traffic Management Program. 23. The improvement plans shall include a line -of -sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of Requirements for private property owner, HOA, or property owner association responsibility for the maintenance of sight lines may be required as a condition of the City Engineer's approval of the development plans. 17 Packet Page 82 Item 9 Resolution No. (2020 Series) Page 10 24. The subdivision improvement plans shall include full on -site and any off -site public and private improvements as required to satisfy all mitigation measures, specific plan requirements, and conditions of approval. The plans shall comply with the City Engineering Standards, Bicycle Transportation Plan, Community Design Guidelines, Caltrans Highway Design Manual, Specific Plan, National Association of City Transportation Officials (NACTO) design guidance, City policies, and applicable County of San Luis Obispo Public Improvement Standards. 25. Depending upon the timing of the proposed Caltrans relinquishment at Los Osos Valley Road and Calle Joaquin, a separate plan and permit may be required from Caltrans for work, construction staging or temporary traffic control that encroaches within the Caltrans rights -of -way. Said plans, if required, shall be provided to the City of San Luis Obispo for review and approval of consistency with the project mitigation measures, conditions of approval, future project entitlements, Specific Plan, and conformance with the subdivision improvements. 26. If an off -site dedication/acquisition of property for public right-of-way purposes is necessary to facilitate orderly development and the anticipated project improvements, the subdivider shall work with the City and the landowner(s) to acquire the necessary rights -of -way. In the event the subdivider is unable to acquire said rights -of -way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off -site right-of-way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off -site right-of-way acquisition (including attorney fees and court costs). 27. With respect to all off -site improvements, prior to filing of the Final Map, the subdivider shall either: a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the City Engineer; or, b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462.5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: i. Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California; ii. Preliminary title report including chain of title and litigation guarantee; 17 Packet Page 83 Item 9 Resolution No. (2020 Series) Page 11 iii. Appraisal of the property by a City -approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; iv. Copies of all written correspondence with off -site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. V. Prior to submittal of the aforementioned documents for City Engineer approval, the subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. 28. Detailed plans shall be provided for any off -site or out -of -phase improvements in conjunction with the proposed development phasing plans and timing of mitigation requirements, unless preliminary or final designs are needed for orderly development and/or to substantiate the design of an adjoining phase. 29. Any jurisdictional permits from authorities other than the City, including but not limited to, those from the Army Corps of Engineers, California Fish and Wildlife Service, and the Regional Water Quality Control Board shall be obtained prior to the City's approval of improvement plans and the Developer's commencing with work for any construction phase subject to the jurisdiction of such regulatory agencies. 30. The final map shall show and note an offer for street purposes for the existing improved section of Calle Joaquin noted as Lot 4 on the tentative map. The final map numbering shall be adjusted accordingly. 31. The limits of the public and private streets shown on the final map and improvement plans shall be approved to the satisfaction of the Public Works Director. 32. The proposed park shall be dedicated to the City in fee. Unless otherwise approved by the City for deferral, Park in -lieu fees shall be paid in conjunction with the map recordation. If approved for deferral for some or all of the subdivision, a separate agreement or Notice of Requirements shall be recorded prior to map recordation. 33. Access rights shall be offered for dedication to the City of San Luis Obispo along Los Osos Valley Road and all on -site public streets (Commercial Collector A, Local Road A) except at approved driveway locations. 34. The final map shall show and note all existing and proposed easements, the extinguishment of any public easements. The map shall show the proposed street tree and Public Utility Easements (PUE's) for reference. Additional public pedestrian easements may be required at curb ramps, landings, and ADA sidewalk extensions. 17 Packet Page 84 Item 9 Resolution No. (2020 Series) Page 12 35. The limit of public trails and paths, private path easements, or areas defined as project private amenities, and the maintenance of the same shall be approved to the satisfaction of the Public Works and Community Development directors prior to map recordation and approval of the subdivision improvement plans. 36. Separate Open Space and Creek or Biological Easement Agreement(s) shall be recorded in conjunction with the final map recordation. The easement agreement(s) shall be developed by the applicant in a format provided by the City. 37. Unless covered in other agreements, a separate wildland fuel management/reduction zone plan and easement agreement will be required in conjunction with the map subdivision improvement plan approvals. 38. The final map and improvement plans shall include all subdivision boundary, property corner, and centerline monumentation in accordance with the Subdivision Regulations and City Engineering Standards. Unless specifically waived by the Public Works Director, the map and improvement plans shall include additional monumentation for benchmark(s) in accordance with the City Engineering Standards and City's Vertical Control Network (benchmark program). 39. All landscape parkways shall be privately maintained by the property owner, HOA, or Property Owner Association. Unless otherwise approved by the Public Works Director, the limited landscape and landscape irrigation required for the medians and roundabout shall be privately maintained. 40. The final grading and drainage plans and project reports shall show and note compliance with the project environmental documents, Specific Plan, and any additional requirements or conditions established with any jurisdictional permits. 41. The final grading plans, reports, and cross -sections shall clarify the limits of low -flow (2- year event) containment within the realigned and/or enhanced Froom Creek Channel sections. The plans and reports shall further clarify the extent and limit of stormwater overflows for events exceeding the 2-year design storm. Additional cross -sections may be required on the final improvement plans to clarify the limits. 42. The grading plans shall provide additional detail interface between all new areas of grading and the existing channels, swales, drainages, roadways, driveways, and building pads. The plans and report shall evaluate all areas of potential run-on along the tract boundary. The project plans shall show and note how all run-on will be accepted, conveyed, and discharged in a non -erosive manner. 43. The project and report shall show and note compliance with the City's Floodplain Management Regulations, Drainage Design Manual (DDM), and the Post Construction Stormwater Regulations. The final plans and reports shall clarify how the peak management stormwater control measures (SCM's) for the 2 through 10-year storm events will drain within 48 hours to provide for peak management in back to back storm events in 17 Packet Page 85 Item 9 Resolution No. (2020 Series) Page 13 accordance with the DDM. The City supports the design and recognition that the Calle Joaquin culvert will provide outlet controls and peak management for the development. The final plans and reports shall include a stage vs storage summary and additional clarification of the water surface elevations for all design storms at critical river stations. 44. The final map shall include an additional map sheet showing the existing and/or proposed 100-year flood zone limits in accordance and an approved CLOMR or LOMR in accordance with the Subdivision Regulations. The final map shall include reference to the project soils report. 45. The required CLOMR shall be approved prior to commencing with any potentially adverse grading. The LOMR shall be processed and approved within 6 months of the completion of the proposed grading and prior to building permit issuance unless otherwise specifically approved by the Public Works and Community Development directors. 46. The subdivision improvement plans, and subsequent building plans, shall show that the building pads will be elevated at least 1' above the base flood elevation (BFE). 47. Separate notification of review and approval of the drainage report and strategy by Caltrans may be required if it is determined that the project improvements may impact their rights - of -way. 48. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their Stormwater Multi -Application, Reporting, and Tracking System (SMARTS). 49. The subdivision improvement plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board. The submittal shall include a complete Post Construction Stormwater Control Plan Template as available on the City's Website. 50. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of improvement plan submittal and shall be accepted by the City prior to approvals. A private stormwater conveyance agreement will be required and shall be recorded prior to approvals. 51. The drainage report and stormwater control plans shall clarify the limits and extent of water quality and water quantity controls. If additional treatment will be required for the proposed individual development sites, a Notice of Requirement shall be recorded in conjunction with the map recordation to define the future development requirements. 17 Packet Page 86 Item 9 Resolution No. (2020 Series) Page 14 52. This project is considered a common plan and the single-family residential exceptions will not apply to this subdivision or subsequent re -subdivision of the Froom Ranch residential development areas of the Specific Plan. 53. Stormwater SCM's shall be maintained by the property owner, HOA, or property owner association. Any SCM's or appurtenances proposed for location within a public right-of- way shall first be approved by the Public Works Director. If supported, a separate encroachment agreement shall be recorded in a format approved by the City. 54. A separate encroachment agreement will be required for any private improvements that have been specifically approved to cross within, under, or over the existing or proposed public rights -of -way. 55. The proposed development on this site has the potential to intercept subsurface or spring water. The constant flow of spring water to the street may create a nuisance. All wall drains and French drains for any site retaining walls and foundation retaining walls shall outlet to a natural drainage course, open space, or storm drain system where feasible. Where infeasible, an engineered dry well or other suitable outlet may be required. Provide a non - erosive outlet as necessary. Surface runoff from storm events may be directed to the public street. 56. The future development including basements or subsurface improvements may intercept standing and/or seasonal groundwater. Additional analysis may be required regarding any specific impacts related to temporary or permanent dewatering, impacts on the wetlands, subsidence, or the diversion of subsurface waters. The project soils report should include some preliminary analysis in conjunction with the subdivision improvement plan submittal. A Notice of Requirements may be required in conjunction with the map recordation. 57. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and luminaires along all existing and proposed City streets, including along the Los Osos Valley Road project frontage, per City Engineering Standards. Pedestrian -scale lighting shall be provided on public streets and trails consistent with the Specific Plan and to the satisfaction of the City Engineer. 58. Private street lighting may be provided along the private streets/alleys/parking areas, pocket parks, and linear parks per City Engineering Standards and/or as approved in conjunction with the final Architectural Review Commission (ARC) approvals. 59. Existing overhead wire services shall be undergrounded along Los Osos Valley Road. The undergrounding shall terminate at existing underground utility points of connection unless otherwise specifically approved by the Public Works Director. The undergrounding shall be accomplished without a net increase in utility poles. 60. Street trees are required as a condition of development. Street trees shall generally be planted at the rate of one 15-gallon street tree for each 35 lineal feet of property frontage. Landscape plans may include grouping of trees to vary this standard to honor site/public improvements, achieve visual variety, or to honor line -of -sight corridors within the subdivision. 17 Packet Page 87 Item 9 Resolution No. (2020 Series) Page 15 61. The public improvement plans shall provide a final analysis of the trees to be removed and trees to be retained. The existing trees located along or across the tract boundary, within areas of utility work, and/or within vacant lots proposed for future development shall be specifically identified in those plans as removed or retained. The plan/map submittals shall include a tree preservation plan and/or notice of requirements attached to the final map. Trees not previously noted and approved for removal shall be retained unless otherwise specifically approved for removal by the City. A tree preservation plan shall be provided by a Certified Arborist and approved by the City for any trees to remain or to be relocated. 62. Improvement plans for the entire subdivision, including any off -site improvements shall be approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation. Off -site improvements may include but are not limited to roadways, sewer mains, water mains, recycled water mains, and storm drain improvements. Off -site improvements may include off -site access roadways, transportation improvements, and utility system improvements. 63. A separate demolition permit will be required from the Building Division for the removal of any existing structures and related infrastructure. Building removals are subject to the Building Demolition Regulations including the additional notification and timing requirements for any structure over 50 years old. 64. A separate building permit will be required for building relocations and associated site, grading, and utility service connections. 65. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any water well and private waste disposal systems that are located within regulated distances to the proposed drainage and utility improvements. The plan shall include the proposed disposition of the improvements and any proposed phasing of their demolition and removal. 66. The improvement plan submittal shall clarify whether any water well(s) to remain will be temporary for construction or will be retained. Retained water wells shall show compliance with all City and State regulations. If retained, specific or blanket easements will be required for the well site, services, appurtenances, tanks, and piping. The well and any service lines will need to show the required separations from existing and proposed infrastructure and drainageways. 67. The map and improvement plans shall show and clarify the extent of all existing and proposed public and private easements. The developer shall provide any additional clarification regarding the use and disposition of any water wells. Any private water well service piping that crosses or is proposed to cross an existing or future public right-of-way shall be approved by the City and shall be covered by an Encroachment Agreement to be recorded in a format approved by the City. The developer shall provide any additional clarifications, amendments, and/or quitclaims on any outstanding private easement agreements, as necessary. 17 Packet Page 88 Item 9 Resolution No. (2020 Series) Page 16 68. Street paving shall be phased in accordance with City Engineering Standard 7110 unless unphased construction is otherwise specifically approved by the City Engineer. Phased construction of the new street pavement shall provide for the ultimate structural street section and pavement life per the City's Pavement Management Plan and City Engineering Standards. The engineer of record shall detail the phased paving requirement in the public improvement plans to the satisfaction of the City Engineer. 69. Separate utilities shall be provided to each lot in accordance with the Subdivision Regulations. The applicant shall clarify whether gas service is proposed within this subdivision. The elimination of gas service to any individual lot or portions of the subdivision must be approved through the City's Design Exception process in conjunction with the subdivision improvement plan submittal. 70. The improvement plan submittal shall include a complete construction phasing plan in accordance with the mitigation measures, conditions of approval, City codes, and standards. A truck circulation plan and construction management and staging plan shall be included with any demolition, stockpile, grading, or improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing City of San Luis Obispo roadways. The developer shall either: 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre -construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement program satisfactory to the City Engineer. The roadway impacts analysis and mitigation strategy shall be approved prior to commencing with grading or construction. 71. The public and private subdivision improvements shall be completed or substantially complete to the satisfaction of the Public Works and Community Development directors prior to building permit issuance for new structures in accordance with the Subdivision Regulations. The proposed historic building relocations are required to support the entitlements and subdivision improvements and are not subject to these permit limitations. The improvement plans shall be approved or substantially approved prior to building relocations to establish final line and grade. 72. Retaining wall and/or retaining wall/fence combinations along property lines shall be approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the Architectural Review Commission (ARC), Specific Plan, or separate Fence Height exception process as dictated by the City Zoning Regulations. 17 Packet Page 89 Item 9 Resolution No. (2020 Series) Page 17 73. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mailbox units (MBUs) to the satisfaction of the Postmaster and the City Engineer. The subdivider shall provide a mailbox unit or multiple units to serve all dwelling units within this development as required by the Post Master. MBUs shall not be located within the public right-of-way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 805-543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBUs to serve the several neighborhoods and occupancies. 74. Porous concrete, pavers, or other surface treatments as approved by the City Engineer shall be used for private parking areas, V-gutters, private curb and gutter, etc. to the extent feasible within the over-all drainage design for water quality treatment/retention in accordance with the specific plan and General Plan. Fire Department 75. Prior to recordation of the Final Map, the applicant shall provide a Community Fire Protection Plan pursuant to Mitigation Measure MM HAZ-2, for review and approval by the City Fire Marshal and City Natural Resources Manager. The vegetation fuel buffer management zone shall be delineated on the Final Map. Vegetation Management/Fuel Modification areas shall be maintained in an approved manner. 76. Where gates or barricades are placed on a fire access road or Emergency Vehicle Access they shall be secured in an approved manner. Electronic gates shall be openable by a Knox key switch, manual gates or barriers shall only require one lock to open. 77. Needed Fire Flow and all-weather access roads shall be installed and available prior to start of combustible construction. Transportation 78. Unless a design exception is approved by the Public Works Director, the Final Map and public improvement plans shall conform to City adopted Engineering Standards, Engineering Specifications, Policies and Plans. 79. Project construction and infrastructure shall be completed in the sequential phase order as evaluated in the Froom Ranch Specific Plan, Final EIR and Transportation Impact Study, or as agreed to between the City and Developer. If phasing is modified, amendments to the Specific Plan, Transportation Impact Study, and EIR may be required. 80. Los Osos Valley Road Class IV Bikeways. Unless otherwise approved by the Public Works Director, prior to issuance of any occupancy permits for the first development phase, the subdivider shall design and construct Class IV bikeways (protected bike lanes) along Los Osos Valley Road in the southbound direction between Diablo and South Higuera and in the northbound direction between South Higuera and Madonna and between Laguna Lane and Diablo. Bikeway improvements between Calle Joaquin and Froom Ranch Way shall be substantially consistent with the preferred design concept approved by the City Council for the Bob Jones Trail (Calle Joaquin to Oceanaire) Connection Project and 17 Packet Page 90 Item 9 Resolution No. (2020 Series) Page 18 may be eligible for Citywide traffic impact fee credits for eligible construction costs. Bikeway designs shall be consistent with applicable design guidance as published by the National Association of City Transportation Officials (NACTO), the Federal Highway Administration (FHWA), Caltrans and City Engineering Standards. Physical bikeway separation shall be provided by elevating the bikeway to an intermediate or sidewalk level, or through installation of a concrete curb/median between the bikeway and motor vehicle traffic. Green pavement coloring shall be provided at intersection and driveway conflict points. If Class IV bikeways are not approved for segments within Caltrans right-of-way, or are deemed infeasible for short segments due to other geometric constraints, alternative treatments to improve bicycle and pedestrian levels of service may be approved to the satisfaction of the Public Works Director. Potential alternative treatments include installation of striped bike lane buffers, street trees, rumble strips/stripes, or other features that further buffer active transportation users from street traffic. 81. Los Osos Valley Road & Auto Park Way. Prior to issuance of any occupancy permits for the first development phase, the subdivider shall design and construct intersection improvements and install a traffic signal at Los Osos Valley Road & Auto Park Way. The intersection shall be designed as a bicycle protected intersection as conceptually shown in the Bob Jones Trail (Calle Joaquin to Oceanaire) Connector Project Study Report and consistent with design best practices published by Caltrans, NACTO, FHWA and AASHTO. Intersection lane configurations and design elements shall be consistent with recommendations presented in the Specific Plan EIR and Transportation Impact Study and City Engineering Standards, including provision of ADA-compliant curb ramps, street lighting, pedestrian median refuges, corner bulbouts and high -visibility crosswalk markings. Traffic signal installation costs may be eligible for Los Osos Valley Road subarea add -on transportation impact fees. The new traffic signal shall include all equipment and appurtenances necessary for intended operation per City Standard Specifications and Engineering Standards, including but not limited to, green powder coated equipment, new controller and cabinet, comm. block for communications, electrical service enclosure with battery backup system, video detection system with video encoder and wireless radio, and accessible pedestrian signals. The new traffic signal shall be interconnected with the adjacent traffic signals along Los Osos Valley Road. 82. Los Osos Valley Road Median. Prior to issuance of any occupancy permits for the first development phase, the subdivider shall design and construct a raised median island along Los Osos Valley Road between the existing median fronting Irish Hills Plaza to Calle Joaquin. The median design shall include landscaping and irrigation per City Standards and shall accommodate openings for left -turn access to the satisfaction of the Public Works Director. 83. Los Osos Valley Road Sidewalks. Prior to issuance of any occupancy permits for the first development phase, the subdivider shall design and construct ADA-compliant sidewalks and pedestrian ramps along the west side of Los Osos Valley Road to provide a continuous path of travel between the existing sidewalk fronting Irish Hills Plaza and Calle Joaquin. 17 Packet Page 91 Item 9 Resolution No. (2020 Series) Page 19 84. Traffic Calming. Public improvement plans shall include traffic calming along Local Road A consistent with the project EIR mitigation requirements and to the approval of the Public Works Director. The subdivision is not eligible for future participation in the City's Neighborhood Traffic Management Program. 85. Commercial Collector A & Commercial Collector B Roundabout. The subdivider shall construct a single -lane urban roundabout at the intersection of Commercial Collector A & Commercial Collector B. Improvement plans shall be approved prior to issuance of building permits, while construction of the roundabout shall be completed prior to issuance of first occupancy permits for Phase 2. Final roundabout geometry shall be consistent with applicable engineering standards and design guidelines and best practices for bicycle and pedestrian accessibility and shall accommodate design vehicle turning movements consistent with City Engineering Standards. The Final Map shall reflect any necessary lot line adjustments required to accommodate the final roundabout design. 86. Los Osos Valley Road Striping. Where implementation of roadway improvements along Los Osos Valley Road required substantial realignment of existing roadway striping, the subdivider may be required to grind and slurry seal the roadway surface prior to installation of final roadway striping to the satisfaction of the Public Works Director. 87. Transit Service. Prior to recordation of the final map, the applicant shall complete the design of the bus turnout and stop at the southwest corner of Los Osos Valley Road and Auto Park Way to the satisfaction of the Public Works Director. The bus stop shall be constructed by the applicant prior to occupancy of the first development and shall include an on -street turnout, boarding area, transit shelter, route signage, lighting, bicycle rack, and waste receptacle per City Standards and to the satisfaction of the City Transit Manager. The applicant shall coordinate with SLO Transit to ensure that adequate service would be provided to the new bus stop prior to occupancy of the first development phase. 88. Traffic Impact Fees. Prior to issuance of building permits for each development phase, the subdivider shall pay applicable Citywide and Los Osos Valley Road subarea add -on transportation impact fees. The fees for the Life Plan Community shall be levied based on the "specialty" fee rate, which is calculated based on project trip generation. Trip generation for the Life Plan Community, as referenced from the project Transportation Impact Study, includes 1,338 trips and 99 PM peak hour trips. Fees for Madonna Froom Ranch development shall be based on the number of residential dwelling units and the square footage of commercial development within the Project site. 89. The Applicant shall submit a traffic engineering study identifying recommended signal timing plans for the new Los Osos Valley Road/Auto Park Way signal, as well as recommended timing modifications for existing signalized intersections along the Los Osos Valley Road corridor between Descanso and South Higuera. The traffic engineering study recommendations shall identify recommended adjustments to base timing inputs (min and max green times, pedestrian walk and clearance intervals, yellow and all red times, etc.) consistent with CA MUTCD guidelines and engineering best practices, as well as recommended adjustments to coordinated time of day plans (plan times, cycle lengths, 17 Packet Page 92 Item 9 Resolution No. (2020 Series) Page 20 offsets, splits/force-offs, etc.). Recommended timings should be provided in Synchro format and in spreadsheet format (excel, csv.). In coordination with the Applicant, the City shall retime the traffic signals along the Los Osos Valley Road corridor. Timing recommendations for Caltrans-operated traffic signals will be submitted for review and potential implementation by Caltrans. 90. Final location of proposed on -site driveway locations shall be reviewed and approved by the City to ensure compliance with City Engineering Standards and access management policies. 91. On -street parking shall be prohibited on all public streets within the plan area. Improvement plans shall include sufficient signage and/or curb paint to convey parking restrictions. 92. Off -site dedication/acquisition of property for public right-of-way purposes may be necessary to facilitate orderly development, anticipated build -out improvements, and/or to satisfy mitigation measures, conditions of approval, or compliance with City Standards and policies. The subdivider shall work with the City and the landowner(s) to acquire the necessary rights -of -way. In the event that the subdivider is unable to acquire said rights -of - way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off -site right-of-way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off -site right-of-way acquisition (including attorney fees and court costs). Government Code Section 66462.5. 93. With development of the on -site public improvement plans and prior to recordation of the Final Map, the Project Applicant shall provide a dedicated bicycle connection along Local Road A from the on -site roundabout west to the trailhead park to the satisfaction of the Public Works Director. This new bicycle connection shall be constructed prior to issuance of occupancy permits for Phase 3 development of the Specific Plan (Madonna Froom). Utilities 94. The project shall include the proposed sewer generation calculations, based on Section 7 of the City's 2018 Engineering Design Standards, in the permit submittal plan set. The calculations shall include in the scope of the study the minimum depth and size of the required sewer for the manhole to serve developments to the north and to the east of the proposed parcel map, and shall be established and approved to the satisfaction of the Utilities Director. 95. Sewer flow rates and flow velocities shall comply with the requirements of the 2016 Wastewater Collection System Infrastructure Renewal Strategy. Prior to issuance of a building permit the development's sewer system shall have: A public 8" sewer main within public Streets A, B, and C. The sewer main and laterals south of the culvert on Street B shall be private; the area south of the culvert along Street A, shall be an 8" private system, and the alignment shall be maintained within the proposed paved roads where feasible. If shallow groundwater is encountered within the Villaggio area 10-feet below the original ground surface, the 8" private sewer main and private laterals shall be made with HDPE pipe. R Packet Page 93 Item 9 Resolution No. (2020 Series) Page 21 96. The two proposed sewer connections shall be made at manholes for public systems and at wyes for private systems onto the existing 8" sewer main located on the west half of Los Osos Valley Road. 97. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer, and an environmental compliance permit shall be filed prior to issuance of occupancy permit. 98. Underground dewatering systems for basements (if needed) shall discharge to an on -site retention system or shall obtain an environmental compliance permit prior to issuance of an occupancy permit. 99. Any sewer that crosses beneath a creek shall be sleeved through that section. 100. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to issuance of a Building Permit. 101. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard MC.12.16.050. 102. (MM UT-2) The Applicant shall pay fair share construction costs for replacement of the 24" sewer main, and related appurtenances, crossing HWY 101 through negotiation of a private reimbursement agreement with the San Luis Ranch. Negotiations of a private reimbursement agreement shall be facilitated by the City to fulfill the Project's fair share financial obligation towards construction of necessary capacity improvements in accordance with the San Luis Ranch Development Agreement using the project's proposed sewer flow rates. The City shall approve the private reimbursement agreement and verify that the Applicant contributes appropriate fair share construction costs as approved by the City prior to issuance of building permits. Using the available information provided in the entitlement application, the current estimated fair share construction cost is 10% for 320- feet of a new 24" sewer main, and related appurtenances, crossing Highway 101. The final proportionate fair share contribution by Froom Ranch for the construction costs shall be subject to review and approval by the Utilities Director to fulfill environmental mitigation MM UT-2. 103. The project shall include the proposed water demand calculations, based on Section 6 of the City's 2018 Engineering Design Standards, in the permit submittal plan set. As part of the public improvement plans, a hydraulic model shall be provided with a design narrative that validates the pipe size, flow rates, and pressures of the proposed improvements and impacts to the existing systems. 17 Packet Page 94 Item 9 Resolution No. (2020 Series) Page 22 104. Water flow rates and flow velocities shall comply with the minimum requirements of the 2016 Potable Water Distribution System Operations Master Plan. Water flow rates and pressures more than what is available from the existing 10" public water main along Los Osos Valley Road shall be augmented by a private booster pump station, surge tank(s), and related appurtenances. Prior to issuance of a building permit, the developer's water main system shall have: a public 8" PVC water main within Public Streets A, B, and C. 105. Final grades and alignments of all public and/or private water, recycled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on -site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. 106. The alignments of public and private water, recycled water, and sewer systems shall be located under a paved street whenever feasible to facilitate access and maintenance, and to the satisfaction of the Utilities Engineer. 107. A hydrant assembly shall be installed at ends of proposed potable water mains that are not looped back into the existing system. 108. The Madonna Froom Ranch Development's commercial and residential uses shall be metered separately. All residential units are to be individually metered. Privately owned sub -meters may be provided for residential apartments upon approval of the Utilities Director. The CCR's for the property/homeowner association shall require that the sub - meters be read by the association (or P/HOA contracted service) and each apartment billed according to water use. 109. The Villaggio development shall be metered with a City -owned master meter. Each individual unit shall be privately sub -metered per California Green Building Code requirements. 110. The proposed Villaggio development, which is located south of the proposed culvert along Road B and west of Los Osos Valley Road, shall have a private domestic loop with a public 6" master meter for potable demands, and a separate private fire loop with an 8" double check backflow preventer. Structures within the Villaggio Parcel that are served by the private domestic water loop, and downstream of the public master meter, shall have private sub -meters, and shall be installed to the satisfaction of the Utilities Director. 111. Existing well(s) planned for abandonment shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90 and the County Health Requirements. A final plan for the disposition of wells shall be included in the public improvement plans, and the Developer shall comply with the California Water Code and the regulations imposed by the City in its capacity as the Groundwater Sustainability Agency pursuant to the Sustainable Groundwater Management Act ("SGMA") in all matters related to the Project. Developer acknowledges that SGMA regulations will be implemented after the Vesting Date and likely throughout its term and nevertheless agrees to comply with them as to the Project. I.S Packet Page 95 Item 9 Resolution No. (2020 Series) Page 23 112. Services from existing water wells shall be maintained within the same parcel boundary per Municipal Code 13.08.370. Parcels with existing wells shall have backflow devices installed behind all meters service the parcel, consistent with City standards. The applicant shall provide confirmation that all well and associated service lines are maintained on the same parcel prior to map recordation, and is provided with the minimum set -back required by the County Health Department and the California Department of Water Resources. 113. Any existing well within a proposed parcel that meets the well set -back requirements that is planned for destruction, the Developer may elect to dedicate the well to the Utilities Department with a 12-foot access easement from a public road. This item may be waived to the satisfaction of the Utilities Director if the well abandonment is necessary for site development. 114. The project shall include the proposed recycled water irrigation demand calculations to meet the criteria of Section 10 of the City's 2018 Engineering Design Standards in the permit submittal, showing the City's MAWA and ETWU calculator table, including all inputs. 115. Prior to issuance of a building permit, the developer's recycled water main system shall have: a public 8" ductile iron recycled water main within Public Streets A, B, and C. The recycled water main and service laterals serving the Villaggio Parcel shall be private and shall include a private service beneath the private service road connecting to Los Osos Valley Road. 116. Recycled water, or another non -potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. 117. Irrigation systems using recycled water shall be designed and operated as described consistent with the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted for review during the City's improvement plan and/or building permit review process. 118. Projects having landscape areas greater than 500 square feet shall provide a Maximum Applied Water Allowance calculation as required by the Water Efficient Landscape Standards; Chapter 17.87 of the City's Municipal Code. 119. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and local waste management ordinance to reduce greenhouse gas emissions. 120. Driveways and access routes to all trash and recycling receptacles shall be designed to accommodate the size and weight of garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. 17 Packet Page 96 Item 9 Resolution No. (2020 Series) Page 24 121. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the requirements of the San Luis Garbage Company. Large bin enclosures shall be wide enough, to accommodate trash, organic, and recycling receptacles, and shall conform to the engineering design standards. 122. The Froom Ranch Development's commercial and residential refuse services shall be separate unless a letter of agreement between the tenants and a Conditional Exception Application from the City's Development Standards for Solid Waste Services are provided to the City with the building permit submittal. 123. The proposed utility infrastructure shall comply with the engineering design standards in effect during the time a building permit is obtained and shall have reasonable alignments and clearances needed for maintenance. 124. Revisions to the existing sewer and water infrastructure, that may result from the proposed land use modifications, shall be completed to the satisfaction of the Utilities Director to minimize impacts to operations and maintenance of existing or future services. SECTION 3. Annexation (ANNX-0335-2020). The City Council does hereby approve initiation of the process of annexing the project site into the City of San Luis Obispo, by authorizing staff to submit an application for annexation to the San Luis Obispo Local Agency Formation Commission (LAFCo). Findings: 1. The project area was identified as one of three Specific Plan areas designated for development when the General Plan Land Use and Circulation Elements update were adopted by the City Council in December 2014. The Froom Ranch Specific Plan was prepared to implement this aspect of the General Plan. 2. The Froom Ranch Specific Plan is within the City's Sphere of Influence as defined by LAFCo, which is an area designated for eventual annexation provided that City services can be provided, and that the annexation is otherwise consistent with LAFCo policies. 17 Packet Page 97 Item 9 Resolution No. (2020 Series) Page 25 3. The Froom Ranch Specific Plan as conditionally approved, provides a framework for providing the necessary City services. Upon motion of Council Member and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this day of ATTEST: Teresa Purrington City Clerk APPROVED AS TO FORM: J. Christine Dietrick City Attorney seconded by Council Member Mayor Heidi Harmon 2020. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on Teresa Purrington City Clerk 17 Packet Page 98 Item 9 ORDINANCE NO. (2020 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, ESTABLISHING PREZONING AND AMENDMENT OF THE CITY'S ZONING MAP TO APPLY UPON ANNEXATION OF PROPERTIES WITHIN THE FROOM RANCH SPECIFIC PLAN AREA (SPEC-0143-2017, SBDV-0955-2017, GENP-0737- 2019, ANNX-0335-2020, EID-0738-2019; SPECIFIC PLAN AREA 3; 12165 AND 12393 LOS OSOS VALLEY ROAD) WHEREAS, City General Plan Land Use Element Policies 1.13.3 (Annexation Purpose and Timing), 1,13,6 (Required Plans), and 8.1.1 (Specific Plan/General Plan Amendment) require the preparation of a Specific Plan for the Froom Ranch (Madonna on LOUR) area prior to annexation and further development; and WHEREAS, a Draft Specific Plan has been prepared for the Froom Ranch (Madonna of LOVR) area pursuant to the General Plan and the State Government Code; and WHEREAS, on August 12, 2020 the Planning Commission held a public hearing to consider the recommendation of staff and consider the Specific Plan map, text, and necessary changes to the General Plan Map and Zoning Map to implement the Specific Plan for the purpose of making a recommendation to the City Council; and WHEREAS, on August 12, 2020 the Planning Commission recommended that the City Council certify the Final Environmental Impact Report for the Froom Ranch Specific Plan with findings of significant environmental effects, mitigation measures, and the statement of overriding considerations; and WHEREAS, on September 15, 2020, the City Council held a public hearing to consider the recommendations of the Planning Commission and staff, and to consider the Specific Plan map, text, and necessary changes to the General Plan Map and Text and Zoning Map to implement the Specific Plan; and WHEREAS, the Specific Plan is consistent with the City's General Plan, as amended; and WHEREAS, as a result of its deliberations, the City Council has decided to adopt the Froom Ranch Specific Plan and an ordinance is required to implement the zoning identified in the Specific Plan. NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council has certified the Final Environmental Impact Report (EIR) for the Froom Ranch Specific Plan and finds that the EIR adequately addresses the potential significant environmental impacts of the proposed Zoning Map amendment, and reflects the independent judgement of the City Council. 0 Packet Page 99 Item 9 Ordinance No. (2020 Series) Page 2 SECTION 2. Zoning Map Amendment and Pre -zoning. The City Council hereby pre - zones the properties as shown in "Exhibit A" such that the zoning becomes effective upon annexation. SECTION 3. Summary. A summary of this ordinance, approved by the City Attorney, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage in a newspaper published and circulated in the City of San Luis Obispo. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the day of _ Council of the City of San Luis Obispo on the AYES: NOES: ABSENT: ATTEST: Teresa Purrington City Clerk APPROVED AS TO FORM: J. Christine Dietrick City Attorney 2020, AND FINALLY ADOPTED by the day of , 2020, on the following vote: Mayor Heidi Harmon IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on Teresa Purrington City Clerk X Packet Page 100 Item 9 wood. Project Land Use Plan FIGURE 1 Packet Page 101 Page intentionally left blank. 7/26/202 _ Froom Ranch Specific Plan 1 494 . El (12165 and 12393 Los Osos Valley Road) 1 SPEC-0143-2017, SBDV-0955-2017, GENP-0737-2019, EID-0738-2019, ANNX-0335-2020 Consideration of the Draft Froom Ranch Specific Plan, related entitlements, associated Final Environmental Impact Report, and Introduction of an Ordinance Establishing Pre -Zoning and Amendment of the City's Zoning Map September 15, 2020 Applicant: JM Development Group, Inc. 1 Introductions ■ City of San Luis Obispo — CEQA Lead Agency ■ Emily Creel, SWCA, Contract Planner ■ Shawna Scott, Project Liaison ■ Environmental Consultant ■ Wood Environment & Infrastructure Solutions ■ Applicant — JM Development Group, Inc. ■ RRM Design Group —Applicant's agent 2 7/26/202 He & Whole . - DepotFoods Project Historyr 7,1-- ■ 2017 Specific Planet____ _`_-__ `'�.,-- ■ 404 units in Villaggio LPC MADONNA ' ■ 174 units in Madonna FROOM RANCH t )-- Froom Ranch LIFE PLAN COMMUNITY ., ■ 100,000 sf Commercial/Retail ♦'���` ','` ��^ ,!-" t; ■ 2.9-acre public park y . ,p`� r• inn � • 59 acres (54%) Open Space .�'"� .- �. Marriott L . p PODaina e Basin 4 Mountainbrook Church e 3 4 7/26/202 Project History 2017 Specific Plan LW 5 Project History Alternative 1 ■ 2020 Specific Plan ■ 404 units in Villaggio LPC ■ 174 units in Madonna Froom Ranch ■ 100,000 sf Commercial/Retail ■ 3.6-acre public park ■ 66.2 acres (60%) Open Spq�e A Home 71 Maxx Depot Foodole�\�L �Snw I 1 a I Hampton Inn Marriott y I I Mounfainbrook Church 7/26/202 Project History Alternative 1 Applicant -Revised Alt 1 awl;olT3v" a �4 5: �... - Ch-liinbrook 7 Environmental Impacts Summary ■ 56 Project Impacts ■ 26 Less than Significant ■ 21 Less than Significant with Mitigation ■ 9 Significant & Unavoidable ■ Comprehensive mitigation consistent with agency standards and methodologies ■ Ex. MM AQ-5: Use of carbon -free electricity ■ Ex. MM HAZ-2: Community Wildfire Protection Plan ■ Seven issues areas have Significant & Unavoidable (S&U) Impacts 3 7/26/202 Overview of S&U Impacts ■ Aesthetics & Visual Resources ■ Views and visual character from Irish Hills ■ Development of structures above the 150-foot elevation line adjacent to trails and open space ■ Air Quality & GHGs ■ Long-term operational emissions ■ Mitigation likely reduces, but cannot demonstrate reduction in emissions (not quantifiable) ■ Inconsistent with state/local GHG emission goals & APCD Clean Air Plan 9 Overview of S&U Impacts ■ Biological Resources ■ Cumulative loss of open spaces and land supporting habitat and movement corridors for sensitive plant and animal species ■ Inability to avoid or mitigate impacts from loss of sensitive and regionally = significant resources 10 7/26/202 Overview of S&U Impacts ■ Cultural Resources ■ Loss of 3 contributing structures to a potential historic district ■ Hazards & Wildfire , ■ Exacerbate wildfire risks due to slope, prevailing winds, VHFHZS, and proximity of development 11 Project Impacts Overview (S&U ■ Land Use & Planning ■ Conflict with General Plan policies (Hillside Planning) to avoid visual, cultural resources, and wildfire hazards D ■ Transportation & Traffic_: ■ Queuing, peak hour, and poor level of service for vehicles, peds, and bikes == � - o=.g7jw..a 12 7/26/202 EIR Alternatives Analysis No Project ■ Does not meet Project objectives Alt 1 (Actionable Alternative) ■ Meets Project objectives Alt 2 (Residential Development; No Commercial) ■ Partially meets Project objectives Alt 3 (Minimum LUE Compliant) ■ Partially meets Project objectives Actionable Alternative is the Environmentally Superior Alternative ■ Avoid Upper Terrace resources and constraints ■ Basis for Applicant Revised Alternative 1 13 Key Issues — Development above 150 feet y,• j�' i r -----------------==` r ',� 4 ~' -- 14 7/26/202 Key Issues — Development above 150 feet 15 Key Issues — Development above 150 feet 16 7/26/202 Key Issues — Wildfire Fi,. H—M Sn�nry ton 17 0 O4 Key Issues —Amendment of Agriculture/Open Space Easement ■ Condition of Approval #36: Separate Open Space and Creek or Biological Easement Agreement(s) shall be recorded in conjunction with the final map recordation. The easement agreement(s) shall be developed by the applicant in a format provided by the City. m 7/26/202 Key Issues — Planning Commission Recommendation ■ Planning Commission Recommendation Present options for a dedicated bikeway on one or both sides of Local Road A from the roundabout to the trailhead park. r LEGEND """'• M�at�.w * n cares! edYNs 19 Key Issues — Planning Commission Recommendation � o...t..,�. ...........ngaaja entmit rvaiu Current Proposal: Shared Lanes (Class III Bikeway) 10 S S' F2' 12t' N' 10' Sid—Wk Uw Md—ik WV0 W. D—Ian¢ Sid-1k Sa —1k kw LW 20 7/26/202 Key Issues — Planning Commission Recommendation Option 1: Class II Bike Lanes (eliminates landscaped parkway) ��. J. 10• 6E• 1d• 10' G• 6• 10• <:ia.3 k pee Sidewalk Blke lane -rave DrNe lane Bike lane Sldewelk Sidewalk tree Key Issues — Planning Commission Recommendation Option 2: Advisory Bike Lanes I0 Ak... �. .- ' g� 6 4 h 1e W 4 W 10 Sldawaik tree Sidewalk Shared Brute Lane $Idewelk Sidewalk tree LW 22 7/26/202 23 Key Issues — Transportation/Traffic ■ LOVR Traffic Congestion ■ LOVR/U.S 101 Interchange ■ Los Verdes Park Access ■ Multimodal Transportation Elements ■ New transit stop at LOVR/Auto Park ■ Protected Bike Lanes on LOVR and On -Site Collector Street ■ Bicycle Protected Intersection at LOVR/Auto Park & Pedestrian Crossing Enhancements ■ Participation in Citywide TIF, which funds major active transportation projects (Railroad Safety Trail, Bob Jones Trail. etc.) 24 7/26/202 Key Issues — Transportation/Traffic ■ Off -Site Infrastructure Phasing ■ Worst -case Analysis (assumes buildout of San Luis Ranch, Avila Ranch, Orcutt Area, etc. w/o Prado Interchange) ■ Prado Interchange ETA— Construction Start late 2022; Complete 2026, depending on funding ■ Buckley Road Extension — To be constructed by Avila Ranch prior to Phase 2. ETA — 2022 ■ Tank Farm/Higuera Improvements — By Avila Ranch prior to Phase 1 ■ Transportation Impact Fee Program Administration ■ In response to Caltrans comment on DEIR, Supplemental Traffic Evaluation of LOVR/US 101 confirms adequate mitigation L�g 25 o Staff no Recommendation ■ Certification of Final EIR--n"� ------------ ■ Adoption of CEQA Findings and Statement of Overriding Considerations X, ■ 2020 Specific Plan ton ■ General Plan Amendment % ��P ■ Vesting Tentative Tract Map, ■ Annexation ■ Adopt an Ordinance `, Ch«hb°°k establishing pre -zoning and `.% V-4 . amendment of the City's Zoning Map 26 7/26/202 27 Key Issues —Affordable Housing ■ Consistent with minimum requirements of the City's Land Use Element ■ 15% of units within Specific Plan must be affordable ■ 5% low income ■ 10% moderate income ■ Minimum of 27 units Specific Plan Area Law Moderate Total Income Income Vlllatoo 5 11 16 Madonna Froom 8 7 11 Ranch Total 9 18 27 0 7/26/202 29 Key Issues —Additional Findings ■ Development Above the 150-Foot Elevation The storage or former quarry area in the northwest corner of the Specific Plan has been disturbed by mining uses for many years, with numerous changes in elevation and ground materials due to quarrying activities and use of the site for equipment and materials storage; and ■ This use over the years has resulted in the site having very limited habitat value; and ■ Re -grading and proper soil compaction of the site, relocating the historic Froom Ranch buildings, developing a trailhead park which also serves neighborhood needs, addressing the need for significant landscaping and habitat enhancement, and other efforts, creates a particular burden on this portion of the Froom a 7/26/202 Key Issues —Additional Findings ■ Reconfiguration of the Agriculture/Open Space Easement ■ The project sponsors are offering a number of public benefits with the project, including designation and permanent protection of substantial open space in the sensitive Upper Terrace (Lot 1), restoration of four historic structures, development of a public trailhead park, amendment and enlargement of an onsite agricultural conservation easement, and development of a re- 31 established Froom Creek corridor. Key Issues —Additional Overriding Considerations • Cultural & Historic Resources: The project avoids impacts to recorded prehistoric sites and archaeologically sensitive areas within the project site by limiting most development below the 150- foot contour elevation. The project will retain and adaptively reuse four existing historic buildings and structures within the project consistent with Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for the Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings. These include the following buildings and structures — the Round -nose Dairy Barn, the Main Residence, the Creamery/House, and the Granary Building. All historic buildings and structures will be documented per Historic American Buildings Survey (HABS) Level II documentation prior to relocation or removal (Refer to FEIR Section 3.5.3.3 and FRSP Section 3.3.1). • Sustainability: The FRSP includes a robust series of goals, polices, and programs to reduce greenhouse gas emissions, operational mobile -source emissions, and vehicle miles traveled (VMT) to provide a more sustainable community. Programs include use of recycled construction materials, water conservation measures, reliance principally on electricity for most project operations, solar photo -voltaic systems for new buildings, electric vehicle charging stations, and use of an electric shuttle for Villaggio. (refer to Final EIR Section 3.3, Table 3.3-9, Air Quality and Green House Gas Emissions and FRSP Section 4.7). • Economic Public Benefits: The project will provide significant economic benefits to the public from a variety of one time and continuing revenue sources. One-time revenue sources include activities such as construction jobs and purchase of construction materials and supplies. Continuing revenue sources include property taxes, sales taxes on locally procured materials and supplies and other revenues. 33 7/26/202 �r Sy: ✓� "?lp� I�.�i IiJ.: �co is S� 34 'Ar.% of 1977 GENERAL PLAN l :MI1Hr;=du;4x0 LAN❑LASE MAP fC Vi � CITY J = �.� OF SRR LTIIS OBISPO 35 7/26/202 Key Issues — Realignment of Froom Creek ' GR�EK 7�1 A y PROJECT SITE �5.«anov.�n.,E.� LEGFNtl 36 37 7/26/202 4� Key Issues — Wildfire mxn e°"� j7 LEGEND IS& Ekvxwn contour Mda:WNemllrkana. rt�itantet nswwad e ' ' ' B Fuel Motlrhunon Area Ipp'fian nearesr aei+rervr M�IIdINtar at tlelln[E hY the [ommuniiy 1 ue rvor�rrinn elan, y Fne GeparlmeM StaIIN T Ikuss tp Open SpXe M Key Issues — Transportation • Substantial evidence available in the comprehensive Traffic Impact Study (TIS) • Extensive evaluation of multi -modal operations, including an analysis of three baseline scenarios • TIS and FEIR include detailed discussion of access analysis at Los Verdes Park entries • U.S. Highway 101 ramps and LOVR extensively evaluated • Prado Road Overpass • Construction or contribution of fair share payments or in lieu fees towards numerous transportation improvements (pedestrian, bicycle, vehicle) • Supplemental analysis confirmed the conclusions, findings, and mitigation measures identified in the Draft EIR • Traffic impact fee (TIF) programs frequently updated • Fair share mitigation fees are identified in the Specific Plan Infrastructure Financing Chapter 39 7/26/202 Key Issues — Noise ■ Long-term operational noise impacts, including higher roadway noise levels from increased traffic generated by the project, would be less than significant. ■ In addition, the Los Verdes Park One HOA received funds from the Avila Ranch Development to construct additional noise - reducing elements along their frontage. ,N Key Issues — Development above 150 feet Round -Nose a Creamery/House Dairy Barn Granaryru !W op Main Residence w y: ADMIN., fir..• "..�: _ � .&� -� t ._ -�. _. . ,%. �- 41 7/26/202 Key Issues — Significant and Unavoidable Impacts ■ Visual character from Froom Creek Trail ■ Long-term operational emissions ■ Inconsistency with state/local GHG emission goals ■ Cumulative loss of habitat and wildlife corridors ■ Loss of 3 contributing structures to an eligible historic district ■ Wildfire risks ■ Conflict with General Plan policies ■ Transportation and traffic impacts at roadways/intersections 42 Specific Plan Clarifications and Minor Edits ■ Clarify Policy 2.2.4 (page 2-5) to reflect that a life plan community in the Specific Plan area is an allowed use, as intended (Major Development Review would be required) ■ Delete "Homeless Shelter" from the list of prohibited uses in the R-3 and R-4 zones (Specific Plan page 2-6) based on further review of State law ■ Amend Section 2.4 Airport Compatibility to identify potential density only (578 units) ■ Section 5.1 (Circulation): clarify that Local Road B is also an interior public road ■ Amend Figure 5-11 (Pedestrian, Bicycle, and Transit Network) to 1) show trail avoiding 300-foot wildlife corridor and 2) clearly show a sidewalk along the LOVR frontage 43 7/26/202 Specific Plan Clarifications and Minor Edits ■ Delete Section 5.5.3 (Private Trails) as no private trails are proposed as part of the Specific Plan ■ Amend the discussion preceding Table 6-3 (Project Wastewater Generation) to correctly reflect the wastewater flow identified in the table (242.4-acre feet/year) ■ Pages 4-13 and 4-16, noise discussion: Amend Specific Plan to correctly reflect the findings of the EIR and clarify that dense vegetative planting as a noise mitigation strategy should only be utilized in combination with other identified mitigation measures for noise attenuation ■ Amend text on page 6-1 to correctly reference an 8-inch public water main within Madonna Froom E Approach to Treatment of Historic Structures creme.. - .. —. - - Creamery/House -�'- } Main ' Residence �:_< Dairy (Round -Nose) Barn �.__ 45 7/26/202 47 7/26/202 Proposed Treatment of Historic Complex Concept Overview Incorporate 4 historic structures into Public Park Main Residence, Dairy Barn, Granary -Relocate and rehabilitate/reconstruct per Sol standards Creamery/House ■ Relocate and reconstruct western portion ■ Re -imagine eastern portion Proposed Treatment of Historic Complex Concept Overview ■ Document per SOI standards and demolish three contributing structures: ■ Old Barn ■ Bunkhouse ■ Shed ■ Remove non-contributing (non -historic) structures ■ Outhouse ■ Storage Building ■ Faux water tower (remain in place) 49 7/26/202 Concept for Relocation L�g 50 Concept for Relocation o aEL—Eo s.—Es --------------- 51 7/26/202 Applicable General Plan Guidelines Policy 8.1.5: SP-3, Madonna on LOUR Specific Pion Area. The purpose of the specific plan is to pro vice des;Mn ex;w . i that VI'!i Secure the o ];, r More-evcnyo,rment of the sire v.,i;i±e protecting sensitive erv;ron.me.otai resources on the site. Deve.iopme,ir on the site should be a compact, mixed use project that provides workforce housing options and neighborhood commercial uses tha: sc+,c,00rt nedest ,!On and bicyc+e access. Tile spec,,Tic ,o,a � `o, rnis area shouid consider and address the following land use and design issues. a. Oevelop a design that is sensitive to environmental constraints and adjusts accordingly through design. Constraints include wetland protection, slope protection, historic structures, and open space protection. 52 Applicable General Plan Guidelines Policy 3.3.2. Demolitions. Historically or architecturally significant buildings shall not be demofished or substantially changed in outward appearance, unless doing so is necessary to remove a threat to health and safety and other means to eliminate or reduce the threat to acceptable levels are infeasible. Policy 3.3.4. Changes to Historic Buildings. Changes or additions to historically or architecturally s.cn {ica.^t buiic•'lrras sh.cvld be consistent with the ar:icrirn+ structure and fallow the Secretary of the Mteriar's Standards for the Treatment of Historic Suild;ngs. New buildings in historical districts, or on historically significant sites, should reflect the form, spacing and materials of nearby historic structures. The street appearance of buildings which contribute to a neighborhood's architectural character should be maintained. 53 7/26/202 Tahte 517. Impact Compazisao of 3lteroati�rs to the Proposed Prnjer[ ksl6etira and Less �3soal Resources Les i Lea Lea :�-arulniral Less Resw Ssmilar �I8 Less fir Quado_d Less GHG £misaoa: s®lar s®lz Lea Bialo�ral Less Resw Les Les Less Cuh-1 and C-6. Tribal Resources L® Lea Less Geoand 211 Las Soil; S®lu s®lar S-.I - Hamrdq Haurdous Less Marerialq and Lea Les Less RJdEres H,rdrolaa and �_ R"a[ex Qualin- Smilar -Lw C_ LandL"se and Less Flaming Less Lea Less Les Les Les tini-.e Le Po l don nod Hmxsivg 5�ar s� Les PAU Senires Less Similar S®lar Les rrausporsarion I,zsa and rrar�e S®lar 5®lar Lea Ctilities and rnerg- Less si®lar s®la< Les crosexay�o Afineral Imp Resoun� S-d- S-1. S®]ar Proiecr Ho a6jerdres Sl:r". Y Fu�Ily PartiaLLy 54 Project Overview — Current Project ■ Residential ■ Villaggio ■ Medium -high and high -density multiple -family units and apartments ■ Commercial / Retail ■ 100,000 square feet ■ Public Park ■ Incorporate historic ranch structures ■ Connection to Irish Hills Natural Reserve ■ Open Space (66.2 acres/60%) • Offsite improvements 63 7/26/202 Requested Entitlements ■ 2020 Specific Plan ■ General Plan Amendment ■ Vesting Tentative Tract Map ■ Annexation I Project Entitlements Home &Whe �epo� F. \. L �Iv 1 j •- 'Hampton � inn M-nfambwok Church ■ Froom Ranch Specific Plan — Revised Draft July 2020 1. Introduction 2. Land Use, Zoning, & Development Standards 3. Conservation, Open Space, & Recreation 4. Design Guidelines 5. Circulation 6. Infrastructure & Public Utilities 7. Public Services 8. Public Facilities Financing 9. Implementation & Administration 65 a 7/26/202 Project Entitlements — 2020 Specific Plan ■ Introduction ■ Project Location and Character ■ General Plan Guidance for Froom Ranch Area ■ Overall goals of the Specific Plan ■ Relationship to Other Adopted Documents ■ Specific Plan Features Life Plan Community laid Uses Independent Living 366unita AwrAm Assisted Living Units 38 units 31,025 aq. it ldemiaryc— 17 bed. 13,88"ci.11- Ski lied Nursing 34 beds 35,006sq.tL Wellness Center& Pool 15,390 sq.tL Commons Building 34,481sq.1t Awditonum 8,004 aq. R Maintenance&WelcomelSe ty 9,610 K. It Madonna Froam Ranch Land Ups IAalti-Fernily Hou3i,g 174 units Commercial 30,000sq. ft Hotel 70,000 sq_ E; 120 rooms T m it h tad Park 3.6 acre Project Entitlements — 2020 Specific Plan ■ Land Use, Zoning, & Development Standards Table 2-1 Lana OsejZo ring Summary spry itMnor Drpw RESIPEff AL me awn.Nl� o.roILY ReNdertl.l Id adam�a N�Rit.mi u��m aasP ex d a° 1ao Mown-NIgh Penalty Rya sift 13z0 Llte-'an Community 1-1 z3_o du)ec Yllaa Carden r:pvdmerrta n a—ta BL 1Pa ]Str . doge suuea eiebad Living unite 38 I+eemory care end awned n..e 51 beds ,tn ciliary recil t ea such ea recreation Ni�.Peceity R�identival,e Rase to si-� as hl ultihmlF,•apadmentc du)ec RESIDENTLALSUB70TAL 110 57Br NONMDENnAL RMAit-CGmrnad.l C-RSP 3.0 1W,000' TnnrearaNe D n9 are C P65P 48.P PYhlie Fao�aia PFSP Megr5orhvoo Pori a.P OOler aade7 s s NON-RESIPENMLSOBTOTAL 711.7 TOTAL 3 T 67 r oar •—•• Aloixr�ook C�urtl� ■ i.�� 7/26/202 Project Entitlements — 2020 Specific Plan ■ Land Use, Zoning, & Development Standards ■ Residential Goals, Policies, Residential Development Programs Standards Minimum/maximum ■ Multiple housing types densities ■ Efficient use of land ■ Maximum building heights ■ Private spaces and Setbacks and lot sizes areas for socializing Maximum Density 20 du/ac 24 till Minimum Density 13 du/ac 21 duZ Maximum Building Coverage fi0% 6Q',K Maximum Building Height' 35% up m 50' for m ulti-story Llle 35' Plan Community 6ulldlrkp" Minimum Street Yard Setback 15' l5' Minimum Other Yard Sedback M Sme' Minimum Loll Minimum LotWidth 5' 5' 1,000 q.ft. 1,D00 sq_R_ 20' 20' Minimum lM Depth MY M. M. Project Entitlements — 2020 Specific Plan ■ Land Use, Zoning, & Development Standards ■ Commercial Goals, Policies, Programs. ■ Connect/complement adjacent retail uses` ■ Serve local residents and regional visitors ■ Accommodate mixed -use development `" 1 ■ Conservation / Open Space ■ Establishes compliance with General Plan "'L policy 8.1.5 requirements of minimum 50% open space ■ Public Facilities c ■ Authorized park uses M. 7/26/202 Project Entitlements — 2020 Specific Plan ■ Land Use, Zoning, & Development Standards ■ Affordable Housing ■ Minimum of 27 affordable units Specific Plan Area Law Madente Told Income Income Vlllatwo 5 II 16 Madonna Froom 4 7 11 Ranch Total 9 18 27 ■ Airport Compatibility ■ Compatible with Safety Area S-2 standards • Outside of noise contours ■ ALUC determined Specific Plan consistent with ALUP 70 Project Entitlements — 2020 Specific Plan ■ Conservation, Open Space, & Recreation ■ Goals, Policies, and Programs ; ■ Natural Resources ■ Historic and Pre -historic Resources w ■ Fault lines ■ Scenic Resources r" ■ Concept Plan for Recreational'), Resources J. t� ■ Trailhead Park C r ■ Private Villaggio Facilities �« OBISPO 71 7/26/202 Project Entitlements — 2020 Specific Plan ■ Design Guidelines ■ Overall goals for quality and character ■ General site design guidelines ■ Views and transitions ■ Grading principles ■ Landscaping principles ■ General architectural design guidelines ■ Architectural styles ■ Wind protection ■ Multi -family residential and commercial design guidelines ■ Site design, building form, fencing, lighting, signage 72 Project Entitlements — 2020 Specific Plan ■ Design Guidelines ■ Energy Conservation & Sustainability ■ Electricity as the sole energy source (with limited exceptions) ■ Compliance with Cal Green Tier 1 and Tier 2 standards ■ Trip reduction measures ■ Security Planning 73 7/26/202 Project Entitlements — 2020 Specific Plan ■ Circulation ■ Classifies and provides standards for Specific Plan roads ■ Describes and provides policies for development of planned bike and pedestrian facilities ■ Connection to existing offsite trails ■ Public v. private maintenance ■ Policies for public transit and provision of a new bus stop ■ Streetscape guidelines 74 Project Entitlements — 2020 Specific Plan ■ Infrastructure and Public Utilities ■ Outlines major backbone infrastructure and public utilities required to support development within the Specific Plan ■ Water ■ Recycled Water ■ Wastewater ■ Drainage and stormwater facilities ■ Relocation of Froom Creek ■ Off -site detention basin ■ Stormwater BMP strategies ■ Telecommunications ■ Energy 75 7/26/202 Project Entitlements — 2020 Specific Plan ■ Public Servicesr`\ • Schools ■ Police ■ Fire/emergency services ■ Policies for management of the wildland/urban interface ■ Solid waste and recycling LEGEND 0 tEV EMaHun Contour HMC Fuel moJirvoHonmmnm measured 0--M ''P' byge woman F re dec on n. filF MpalNwrrl StlMK—,,,,,ie..e m.km�..�..m.rr�. r�saie, r.�� Pcx to �prn Sp[[ 76 Project Entitlements — 2020 Specific Plan ■ Public Facilities Financing ■ "Pay-as-you-go" financing strategy ■ Two main goals: ■ Ensure public facilities are constructed as soon as possible ■ Ensure that facilities are phased in as fees become available to pay for their construction ■ Facility Needs and Cost Estimates ■ Analysis of on- and off -site transportation improvements ■ Parks and Recreation, Land, and Improvements ■ City Development Impact Fees ■ Facility Phasing and Cash Flow 77 7/26/202 W Project Entitlements — 2020 Specific Plan ■ Implementation and Administration ■ EIR, Annexation, and Development Review Process ■ Phasing ■ Construction and Maintenance of Required Improvements ■ Amendments to the Specific Plan LEMNO lvRMwww�+a ew4 kM:rmrwvswanar P� vran rrre•n[nsY raensean w�a+r�rfr taus. Kwrs<ww+ntl�VCfw rw��r•rr4r+an,r •••••�••• 78 erg ar•L re bm�a�v � Project Entitlements — General Plan Amendment S.4.7. Hillride Plamninp A— Ibp Gty shall yrgp the GayMy Ju Implvm Me F%rpwing hllplde pOicl­ Speck[ ppllcin Ju addres.F rlicular[a 1— for the areas as shown on Fill— Tare lined Selow.fa caNdIhese areay and fb the d%selopm%M llmll W% sluuld b% s 0as p%rmPscnl Qp spac%- •'slse1'kh xdlr area shuVid secure permanent q -space arils no building srwsabwv the 1504 W ,*c i— in%unynctip rrilh a" wbdmwn or do lapin MMtTc lower arm lye% alw5%[lion L ine%ral Fxes lvcas.l lhis rcslnch%n dxsnot apply •n 1Nc lncah%n of Lk e.iN7 FrooN�tP' quay,{ a SS arr rnd rock oiurry mrmnted uMrr \tanxn which is hnanH aisturnca� and whore s F .. sl—i— h— fl—uarea 1, ayyroainwmlr 5501eer Dyer rink [refer co FI¢urc b%4 . 8.1.5. SP4. Madonna on LOUR SPccM%Plan Area wrforrnanoe saandarda: rhis spnriac plan l,all mrw the hirrxing pwfamuxr-dards_ 79 7/26/202 Project Entitlements — Vesting Tentative Tract Map ■ Villaggio ■ Lot 1 — 46.4 acres C/OS-SP ■ Lot 2 — 31.62 acres R-3-SP ■ Lot 3 — 5.11 acres R-3-SP ■ Lot 4 — 1.25 acres Roadway (Calle Joaquin) ■ Lot 5 — 1.49 acres C/OS-SP ■ Madonna Froom Ranch ■ Lot 6 — 2.32 acres R-4-SP ■ Lot 7 — 0.59 acres R-4-SP ■ Lot 8 — 5.33 acres R-3-SP ■ Lot 9 — 3.6 acres PF-SP ■ Lot 10 — 0.09 acres R-3-SP ■ Lot 11 — 3.49 acres R-3-SP ■ Lot 12 — 0.68 acres CR-SP ■ Lot 13 — 3.82 acres CR-SP Project Entitlements —Annexation ■ Authorization to submit an annexation application to the San Luis Obispo Local Agency Formation Commission AN 7/26/202 Overview of S&U Impacts ■ Aesthetics & Visual Resources ■ Views and visual character from Irish Hills ■ Development of structures above the 150-foot elevation line adjacent to trails and open space ■ Air Quality & GHGs ■ Long-term operational emissions ■ Mitigation likely reduces, but cannot demonstrate reduction in emissions (not quantifiable) ■ Inconsistent with state/local GHG emission goals & APCD Clean Air Plan Overview of S&U Impacts ■ Biological Resources ■ Cumulative loss of open spaces and land supporting habitat and movement corridors for sensitive plant and animal species ■ Inability to avoid or mitigate impacts from loss of sensitive and regionally = significant resources 7/26/202 Overview of S&U Impacts ■ Cultural Resources ■ Loss of 3 contributing structures to a potential T" historic district ■ Hazards & Wildfire , ■ Exacerbate wildfire risks due to slope, prevailing winds, VHFHZS, and �r proximity of development EIR Alternatives Analysis No Project ■ Does not meet Project objectives Alt 1 (Actionable Alternative) ■ Meets Project objectives Alt 2 (Residential Development; No Commercial) ■ Partially meets Project objectives Alt 3 (Minimum LUE Compliant) ■ Partially meets Project objectives Actionable Alternative is the Environmentally Superior Alternative ■ Avoid Upper Terrace resources and constraints ■ Basis for Applicant Revised Alternative 1 85 .r� Jr- 4 � I 1 �k' , �- FPOOM PANCH SPICIFIC PLAN rr design 111 group ..sue -,116. Project Background rrm �j �9r, ■� P a Consistency with SP-3 8.1.5. SP-3, Madonna on LOVR Specific Plan Area Purpose: The purpose of the specific plan is to provide design flexlbiliity that will secure the appropriate development of the site while protecting sensitive environmental resources on the site. Development on the site should be a compact, mixed use project that provides warkforce housing options and neighborhood commercial uses that .support pedestrian and bicycle access. The specific plan for this area should consider and address the fallowing land use and deign issues. a. Develop a design that is sensitive to environmental constraints and adjusts accordingly through design. Constraints include wetland protection, slopto protection, historic structures, and open space protection. b. Maintain vie shed of surrounding mountains and secure steeper hillsides as protected rapen space areas. c. Variable height limits will be required to protect views of adjacent hills. d. Provide access to trails. e. Provide a plan for adequate and safe infrastructure, including appropriate points of access to Las Osos Valley Road. f. Address neighborhood commercial needs of new neighborhood. g. Provide connectivity to adjacent development. Policy Guidance: SP-3 Performance Standards: This specific plan shall meet the fallowing performance standards. Designations .- Allowed , of Site Minimum Maximum Residential (Mixed Use) MDR 200 units 350 units MHDR HDR Commercial NC 50,000 SF 350,000 SF CR Parks PARK Open Space f Agriculture OS Minimum 50% AG Public nja Infrastructure nja There can be a reduction in the minimum requirement based on specific physical and/or environmental constraints. * 404 are senior housing units with sizes starting at 750 SF 578 * 100,000 SF 3.6 Acres 60% Exploration of Ideas Design Charette with City Staff (2016) Determining Design Constraints Site Constraints Map LEGEND © Historical Buildings (2015) Chorro Creek Bog Thistle (2015) ® USACE Wetland - Waters of the US (2015) - USACE Other Waters of the US (2015) CDFW Jurisdictional Boundary (2015) CDFW List 1 B Rare Plants (2015) - Central Coast Riparian Scrub (2015) Serpentine Rock Outcrop (2015) Coast Live Oak Woodland (2015) Eucalyptus Grove (2015) Sycamore Trees (2015) Serpentine Bunchgrass Grassland (2015) Proposed Setback Bog Thistle (50') Creek & Drainage Setbacks Creek Top of Bank © Proposed Creek & Drainage Centerline Existing Cellular Tower 150' Elevation from Site Survey Elevation varies between 140' to 150' - Trace of Los Osos Fault with Setbacks g r � L .010P�• �+ r =, Design, Direction & Decisions 2017 Site Plan Decision Maker Guidance Direction to Applicant to Present Alternative Plans San Luis Obispo City Counci l Minutes of April 5, 2016 Pa ee 6 ACTION: MOTION BY COUNCIL MEMBER ASHBAUGH, SECOND BY VICE MAYOR CARPENTER 5-0, as recommended by the Planning; Commission, to adopt Resolution No. t07O4 (2016 Series) entitled "A Resolution of the City Council of the City of San Luis Obispo, California, atithorizing initiation of an application for the Proposed Madonna on Los Osos Valley Road Specific Plan and General Plan amendments, including related actions in support of the application" and directed the applicant to present alternative development plans, observing the 150-foot Elevation Development Limit Policy. Ptihi-Irs F IY.IM[e Planning City Council ' Planning Multi -Agency ; Planning Commission #2 Meeting #2 Commission #3 I Meeting #4 ' Commission #4 r Planning City Council , Multi -Agency Multi -Agency LAFCO Study Commission #1 Meeting #1 ii Meeting #2 Meeting #3 Session #1 zo�5 C2(016DC20177DC20ii8m'o�)C20119)C2020) LD ---A - -- - - - .- Parks & Rec Cultural Heritage Commission #1 Committee #2 _ - �` Cultural Heritage Cultural Heritage Committee #3 Committee #4 ww a : Cultural Heritage Architectural Review Commission #1 Parks &Rec Airport Land Use Committee #1 s Commission #2 Commission #2 Multi -Agency y Airport Land else Architectural ReviewT rrm Meeting #1 Commission #1 - Commission #2��� rr design ti -. _ . EIRAlternative 1 & Proposed Project rrm ■�group E I R Alternative Land Use Map 0 Project Site B-B Cross Section Location C0 (refer to Figure 5-2) Proposed Specific Plan Land Use ,Po00C000b 0 o Villagglo (Private) 00000v000 CP000a0000 0 0 Madonna Froorn Ranch ovvva000v 0 Pu bl is Site Access Roadways, 5.6 acres 0 Easement far Relocated Stormwater Basin. 7.1 acres Reconfigured Open Space ® and Agricultural Conservation Fn gamont C-R-SIP —Retail 0 Commerciali General Commercial: 3.1 acres 0 C/OS-SP — Conservation/ Open Space: 66.9 acres — PF-SP— Public Facilities: 3.3 acres 0 R-3-SP— Medium -High Density Residential: 23.4 acres 0 R-4SP—High Density Residential: 7 4 acres 'Notes: Roadways within Villagglo are primate and are included as part or the medium high density residential land use. Froom Creek would be realigned. wood. FIGURE Alternative 1 Land Use Plan 5-1 Proposed Project Home TJ MaxxDepot o o� Land Use Map p Asti LEGEND R GOS SP R-3-SP Medium -High Density Residential R-3-LP-SP � Medium -High Density Residential `1 R-4-SP R-3•LP.SP C1O3SP High Density Residential (Affordable Housing Location) - CR-SP Commercial Retail PF-SPP Public Facilities _•J : �• CIQS-SP Conservation/ Open Space Not to Scale Mountainbrook Church Proposed Project Project Site Plan Home Depot MADONNA FROOM RANCH LIFE PLAN COMMUNITY--- TJ Maxx & Whole < Foods a rf w V Hampton Inn Marriatt> Proposed f� Drainage Basin 5 r gal Mountainbrook Church U e Not to Scale Proposed Project Open Space & r-----ti'~ Conservation C i Park i_ `\ `� _ ��� `� Proposed Project T, ,IpHome &I , Building Heights ti ►► LEGEND 1 to 2 Stories (18' to 25' High) 2 Stories (25' to 35' High) 3 Stories (35' to 45' High) 4 Stories (45' to 50' High) �= 'Hampt�n Inn Marriott 1 111 rjs_. Mountainbrook Church Not to Scale Proposed Project Trails &Connections ,rot w LEGEND To Madonna Road Pedestrian Sidewalks Trailhead Parking Public Pedestrian Trails ►, Potential Rest Area �'•■,, 4 _ Proposed Transit stop Existing Transit Stop ; ,{ Or Pedestrian Gates/ Bollards To Irish Hills .,r(r■■■ ,�,,,� ,■r■• Natural Reserve *�,,�••• •••••,"■■•' ++�,• Class IV Bike Lanes low 1 Class III Bike Route 1 J 1 Existing Class II Bike Lanes +u Existing Pedestrian Sidewalks 0}+�;�■++` i" f �' """■"■■ ■■"■■ Existing Adjacent Trails . + ■+# : ■•■ `'• . r Y. • _ jj 1 � ■r • � d Tv Johnson Ranch fir• J Trailhead Parking r- Z �,, ` �: Proposed Project Public Park & Trailhead LEGEND Q Main Residence with Plaza Q Creamery with Restrooms & Picnic Shelter © Roundnose Dairy Barn with Storage Area ip Granary 4 Trailhead Plaza with Bike Parking & Trail Connections Q Playground Area Q Picnic Area Off -Street Parking Turnaround & Drop Off Bus Parking Co Existing Cell Tower It Active Play Lawn Area 19 Pr Links Links to Irish Hills Natural Reserve Trails i Froom J Creek ool TRAILHEAD PARK \\, t3.6 acres to be dedicated to the City of San Luis Obispo) . Maintenance Access and Parking Open Space Buffer --- i Proposed Project Fire Protection Buffer & Emergency Access LEGEND 150' Elevation Centaur _ Fuel Modification Area Fire Department Staging Access to Open Space Emergency Access M"I zaax r1 htAKx 1 L!1 IE mi 150' ELEVA770N —\ cy - ' • 4;' - i CONTOUR- r' FlIEi "�..1 MODIFICATION AREA 15O' ELEVA TION CONTOUR 1 FUEL MODIFICATION AREA -r. 15W ELEVA7M CONTOUR FUEL MODIFICATION AREA nxx�+»u ♦ canP r t f I ronsi N1SWJ �a ll VCNfSWAClN 1 r Not to Scale Applicant's Review of - Recommendations - Conditions of Approval - Mitigation Measures - Findings �j a�IIr, ■�rrm Prau � ,-, - Applicant's Review Staff Recommendation The applicant urges the City Council to take the actions and adopt the recommendation as presented in the staff report. City Council Resolution & Findings The applicant urges the City Council to adopt the Resolution certifying the Final EIR, including the overriding considerations and mitigation measures, and approving the Froom Ranch Specific Plan, General Plan Amendment, Pre -Zoning, and Vesting Tentative Tract Map, and initiating the Annexation process, as well as introducing the Ordinance for establishing the Pre -Zoning with Annexation of the Specific Plan Area. Thank you for the opportunity to present this evening. We request the opportunity to respond to public testimony before the Council close of public testimony. Villaggio Life Plan Community dig ■�rrm group Villaggio is a Life Plan Community • It is a special type of senior housing. • Overarching Goal - to provide an environment that advances healthy and life -enriching living while providing the support and care residents need as they grow older, all in a single location. • Provides members with: o Residency o Amenities & services o Continuing care • Licensed and regulated by the State's Department of Social Services. L Lo SAN LUIS OB1115P0 F There is an urgent need for a Life Plan Community in San Luis Obispo County There are no Life Plan Communities in San Luis Obispo County, or within a 90- mile radius. Since the inception of our Priority Reservation Program: o 500 households have signed up to become members of the community o 386 households or members remaining in this program o Primary reason for cancellation is they needed the community sooner Unique opportunity due to size of parcel, zoning density and number of units L Lo SAN LUIS OB1115P0 0 Created by San Luis Obispo Residents • Local community -based organization L Lo • Singular purpose is to bring a Life Plan SAltii LUiS OBf5P0 Community to San Luis Obispo • Comprised of 71 local investors • Governed by a six -member Board of Managers • Administered by a small group of local professionals Created for San Luis Obispo Residents • 84% of Priority Reservation members are from San Luis Obispo County • Entrance fees commensurate with home values • Monthly fees commensurate with median income • Meets the City's affordable housing requirements er r 7r 1 � LC] SAN LUIS OBISPO t Villaggio's Community Engagement 7�k co SAN LUIS OBISPO M ,Alv Meals That Connect December 12, 2019 0 Kudos to the team at Villaggio SLO who continue _... _ to support MTC by volunteering their time to deliver meals to homebound seniors; One hour a day, one day a week is all it takes to make a difference. Bravo ladies! We couldn't do what we _d do without our volunteers _ I 010110 0F:i• 0 �Awf Land Conservancy Villaggio staff and ambassadors worked on the landscaping of the Octagon Barn in preparation for the Grand Opening. Partnered with the Land Conservancy to use the Octagon Barn for Villaggio Members Town Halls. United Way: Stuff the Bus Participated in the "Stuff the Bus" event as donators of supplies, in addition took a shift to organize donations at Staples SLO site. ` BU 1 � a 1�1If _ « Y - t ril. aggro s uo aaaement I Grover Heights Elementary Villaggio Volunteers coordinated with Grover Heights Elementary a school supply drive to get the teachers the supplies needed. Villaggio's Community Engagement Y ice• -. �T� ��...n..��-.. i Lo SAN LUIS QBISP� San Luis Obispo County Division of Animal Services Febi uary 20. 2019 • 0 A big thank you to Mia, Sandra, and Suzanne who brought us donations last week collected by Villaggio at San Luis Obispo. We can't thank you enough for the toys, treats, fleece blankets and more. (Do 59 3 Comment 5 Shares 6 Like Q Comment �:> Share 4 - Life Plan Community Project Entry &The Commons L(* SAN LUIS OBI PO 0 r" rrm dosign a'QUP Life Plan Community Plaza at The Commons C. LO SAN LUIS OBI PO J. r� _ ��+ � � � -� a'�* li[Lri[iltitiNS[!`.ia:''`: '�� .', •_i_; _-,i� _ � ...-�.�,_. ,� .. •i. i-I - � { � � }ram•"'+.- � _ fF I "F�r` . �`,� hh '' �t � ems•- _ � -��a'- 't�" �T J Life Plan Community View of the Plaza &Hills 4 7j, 0 0 (* SAN LUIS OBISP❑ ffl LO it rr ii� ii rr � _ +,::yr, r = _ _.F:'•`�.i � =tea-. a - A„� •g. �� y,}.s ;ter i rrmde5ig� group 7. .r• 4�.4y11 .. 3w I'r ._ 0. Vt N Fe . rel tore �� 'memo=W7 MEMINEI ■� ' `I+FYI I�� � -� '_`'� �1; rr rr� 'iGSig�, 11 BROOM PANCH SPICIFIC PLAN