HomeMy WebLinkAboutItem 2 - SPEC-0172-2020 (1035 Madonna Road)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of Vesting Tentative Tract Map (VTTM) to subdivide Lot 7 of previously
approved Tract 3096 into 11 parcels ranging in size from 0.30 to 2.77 acres, and Specific Plan
Amendments (SPA) to the San Luis Ranch Specific Plan (SLRSP) to increase the number of
residential units from 580 to 654 for increased affordable housing, update of design guidelines for
mixed-use development on the Neighborhood Commercial site, relocation of Community
Garden in previously approved Tract 3096, and minor updates to reduce the anticipated amount of
floor area of commercial space from 150,000 square feet to 139,000 square feet and a reduction
in office space from 100,000 to 97,000 square feet. An Addendum was approved by the City
Council on August 18, 2020 which evaluated revised mitigation requirements with a determination
that the proposal is consistent with the certified Final EIR and Supplemental Final EIR for the San
Luis Ranch Specific Plan.
PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner
Phone Number: 805-610-1109
Email: JFRickenbach@aol.com
FILE NUMBER: SPEC-0172-2020 & FROM: Tyler Corey, Principal Planner
SBDV-0173-2020
ESTIMATED TIME: 60 Minutes
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) recommending the City Council introduce an
Ordinance to amend the San Luis Ranch Specific Plan and approve the Vesting Tentative Tract
Map based on findings and subject to conditions of approval.
SITE DATA
Applicant
Representative
General Plan and
Zoning
Site Area
Environmental
Status
MI San Luis Ranch, LLC
Walter Heiberg
Neighborhood Commercial (NC);
allows mixed commercial, office and
residential uses under the SLRSP
11.44 acres
Addendum finding the proposal is
consistent with the SLRSP Final EIR
and Supplemental Final EIR
SUMMARY
The applicant, MI San Luis Ranch, LLC, has proposed a Specific Plan Amendment (SPA) to the
San Luis Ranch Specific Plan (SLRSP) and a Vesting Tentative Tract Map (VTTM) 3142 to
facilitate development within an 11.44-acre area zoned Neighborhood Commercial (NC) within
the Specific Plan.
Meeting Date: September 23, 2020
Item Number: 2
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The intent of the Specific Plan Amendment (SPA) is to allow for additional affordable housing
which will range from 64-77 units within the NC-zoned area, and would increase the number of
units allowed within the entire Specific Plan by 74 units overall, from 580 to 654. Under the
approved Specific Plan, the commercial development in the NC zone was required to either
develop or provide in lieu fees for 34 affordable housing units beyond the 580 units approved as
part of the Specific Plan. On March 11, 2020, the Planning Commission approved a 296-unit
multi-family residential development within the NG-30 portion of the Specific Plan (Resolution
PC-1006-20), which included 26 deed-restricted units affordable to very low income households.
As part of their approval, they supported the concept of transferring the affordability requirement
of those 26 units to a consolidated residential development in the NC zone, to combine with a
possible future mixed use development project in the NC zone that could also include the 34 units
required as part of the commercial development, for a minimum of at least 60 affordable housing
units within the NC zone. If that occurred, those 26 units in the NG-30 zone would be sold as
market rate units. The proposed Specific Plan Amendment is intended to facilitate this Planning
Commission-supported concept.
The VTTM would subdivide Lot 7 from VTTM 3096, which covers the entire Speci fic Plan area.
The Final Map for VTTM 3096 was approved in November 2018. The proposed VTTM would
establish 11 parcels ranging from 0.30 to 2.77 acres in order to accommodate development within
the NC-zoned area, with one lot being for the residences, and the other 10 for commercial uses up
to 114,300 SF of commercial development (Attachment 2). An additional 25,000 SF of
commercial could occur in conjunction with the future Agricultural Heritage Center. Future
development on the lots to be created in the NC zone within the VTTM will require a separate
entitlement.
In August 2020, an Addendum to the certified Final EIR for the SLRSP was prepared to evaluate
possible impacts associated with revised mitigation requirements that would result from a revised
development pattern as described above. The proposed action is consistent with the certified Final
EIR and certified Supplemental Final EIR for San Luis Ranch Specific Plan, when considered in
conjunction with that Addendum. (Attachment 4).
The following summarizes the proposed project:
Specific Plan Amendment:
• Increase the number of allowed residential units in the SLRSP from 580 to 654. This would
allow for up to 77 affordable units within the NC area as part of a mixed use development
(it also acknowledges that the previously-approved NG-30 MFR project in the SLRSP
decreased its development potential from 299 to 296 units). Various references and tables
with the SP would be updated. The current SP does not consistently acknowledge the
requirement that the commercial development within the NC zone of the SLRSP must
provide 34 units of affordable housing, meaning the actual current requirement is 580 +
34, or 614 total units. As described above, the affordable units in the NC zone would also
address the affordability requirement for 26 of the previously-approved multi-family units
in the NG-30 zone for a minimum of at least 60 affordable housing units (approved March
11, 2020);
• Update the Design Guidelines for the Neighborhood Commercial site to address a potential
horizontal and vertical mixed-use project;
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• Update the allowed level of commercial development to 139,300 SF (114,300 SF in the
NC area and 25,000 in the Ag Center area), a decrease from 150,000 SF;
• Update the allowed level of office development to 97,000 SF, a decrease from 100,000 SF;
• Amend the Community Garden location from Lot 7 Tract 3096 as shown on page 3-20 of
SLRSP to the Farm on Lot 10 of Tract 3096; the Community Garden would be of equal or
greater size.
Vesting Tentative Tract Map 3142:
• Subdivision of 11.44-acre Lot 7 of Tract 3096 into 11 parcels to accommodate a future
proposal for commercial-retail pads and horizontal mixed-use to include the affordable
housing site with parcels ranging in size from 0.30 acres to 2.77 acres;
• Establish grading, drainage, utilities and storm water requirements for approximately
114,300 SF of retail and up to 77 Affordable housing units; and
• Abandon and dedicate new right-of-way to conform with realignment of bus stop at Dalidio
Drive immediately adjacent to Lot 7 of Tract 3096.
Figure 1 shows the proposed lot boundaries within the VTTM. Although no development is
proposed at this time, the application includes an illustrative site plan (Figure 2) to help visualize
how the project could be implemented based on the boundaries of the proposed VTTM and in the
context of the Specific Plan Amendment. This figure is only a conceptual development plan layout
that demonstrates how the site is generally anticipated to be developed.
Figure 1: VTTM 3142 – Proposed Lot Layout
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1.0 PROJECT STATISTICS
Table 1 summarizes the key proposed project components, and a comparison to what is currently
allowed under the approved San Luis Ranch Specific Plan:
Table 1. Proposed Project Features and Consistency with Requirements
Site Details Proposed Existing SLRSP Requirement
Land Use Designation NC NC
Commercial SF 114,300 SF (in NC under the
amended SLRSP and VTTM)
25,000 SF (in AG under the SLRSP)
150,000 SF (LUE calls for a range of 50,000 to
200,000 SF)
Office SF 97,000 SF 100,000 SF (LUE calls for a range of 50,000 to
150,000 SF)
Residential Units 654 (77 within the NC zone) 580 (does not include 34 inclusionary units
required as part of NC development)
Environmental
Status
An Addendum was prepared to address potential changes associated with the
application and finds the SPA and VTTM is consistent with the certified Final EIR and
Supplemental Final EIR for San Luis Ranch Specific Plan. See Section 5.0 of this report
for additional discussion.
Figure 2: Illustrative Site Plan
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2.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review for consistency with the General Plan1, San Luis
Ranch Specific Plan (SLRSP)2, Zoning Regulations3, Subdivision Regulations4, and other
applicable City development standards. Specific Plan Amendments require a recommendation
from the Planning Commission (PC) to the City Council and the Subdivision Regulations require
review by the PC with final action by the City Council on Vesting Tentative Tract Maps.
Any future application for a Development Plan pursuant to the SPA and VTTM would require a
separate entitlement.
3.0 PREVIOUS REVIEW
The Planning Commission previously reviewed and approved the Development Plan for the Multi-
Family (NG-30) site of the San Luis Ranch Specific Plan (Attachment 5, PC Resolution No. PC-
1006-2020). In the review of the multi-family site, the Commission supported the concept of
moving the affordable units on the NG-30 site to a location within the NC zone with the potential
of a significant increase in the amount of affordable units. Condition 15.B. in the Resolution states
the following, which would support the project as currently proposed in the NC zone:
“The Base Inclusionary Housing Requirement [for the NG-30 project] may be modified by
the Community Development Director in the event that an application for an Affordable
Housing Project on the NC portion of the San Luis Ranch Specific Plan area is approved
providing for at least the same number (26) very low income affordable housing units
currently proposed for the multi-family site, in addition to the 34 very low income
affordable housing units already required on the NC site through previous project
entitlements.”
This SPA and VTTM are consistent with and provides for implementation of the relocation and
increase of affordable units.
4.0 PROJECT ANALYSIS
The below analysis evaluates the SPA in the context of its consistency with the General Plan, and
the policy objectives the Specific Plan was intended to implement when the Land Use and
Circulation Element (LUCE) was adopted in 2014.
4.1 Consistency with the General Plan
The project area is within the San Luis Ranch Special Focus area as identified in Section 8.1.4 of
the Land Use Element (LUE). Section 8.1.4 of the LUE identifies a general framework guiding
1 General Plan: Land Use Element Chapter 2 (Conservation and Development of Residential Neighborhoods),
Chapter 3 (Commercial and Industrial Development), Chapter 8 (Special Focus Areas) and Chapter 9
(Sustainability); Housing Element Chapter 3 (Goals, Policies and Programs)
2 SLRSP: Chapter 3 (Neighborhood Form; 5 (Sustainability), and 7 (Infrastructure and Financing)
3 Zoning Regulations Article 3 (Regulations and Standards Applicable to All Zones) and Article 8 (Housing-Related
Regulations)
4 Subdivision Regulations: Chapter 16.12 (Vesting Tentative Maps)
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development in that area, including issues related to circulation, site design, view protection,
agricultural protection, and public safety. Specifically, it anticipates that the area could support
commercial, office and residential development, and the proposed SPA and VTTM support
implementation of SLRSP General Plan policy objectives.
The LUE required that a specific plan be prepared for the entire 132-acre San Luis Ranch area. A
specific plan is a tool for the systematic implementation of a general plan. The SLRSP was adopted
in 2017. Because the Specific Plan is inherently consistent with the General Plan, the project’s
consistency with the Specific Plan is the focus of this policy analysis. This discussion is in
included in Section 4.2 of this Agenda Report.
The proposed SPA would allow for additional housing not anticipated in the adopted SLRSP,
increasing the number of possible residential units in the plan area from 580 to 654. The intent of
this is to allow for additional affordable housing to be built within the NC-zoned area, beyond the
34 inclusionary units (or in lieu fees) required by the Zoning Regulations with respect to the
development of commercial land (see SLRSP Section 5.2.2 for further discussion). The SPA
would allow up to 77 affordable units to be constructed in the NC-zoned area, which would further
Housing Element goals to provide needed affordable housing citywide. (As noted above, 26 of
these affordable units would represent the transfer of the affordability requirement for 26 of the
296 previously approved units in the NG-30 zone. While all 296 units would still be built in the
NG-30 zone, the 26 previously deed-restricted units in that area would then become market rate
units.)
The proposed increase in housing has the potential effect of increasing impacts to public services
and traffic beyond those anticipated under the General Plan and associated LUCE EIR, as well as
the Final EIR and Supplemental Final EIR for the SLRSP. To address this, an Addendum to the
Final EIR and Supplemental Final EIR for the SLRSP was prepared to evaluate the possible
impacts associated with the updated pattern of development within the Specific Plan area
(Attachment 4). Based on that analysis, the modified development levels under the SPA would
not result in greater impacts to traffic, public services, or any other issue addressed in the Final
EIR and Supplemental Final EIR compared to what was anticipated under the approved Specific
Plan prior to its possible amendment (please refer to Section 5.0 for further discussion of CEQA-
related issues). For that reason, the level of development anticipated under the amended SLRSP
remains consistent with the General Plan. The land use pattern anticipated under the SPA is
substantially similar to what was previously approved, so it too remains consistent with the General
Plan.
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4.2 Consistency with the San Luis Ranch Specific Plan
Upon its adoption in 2017, the SLRSP became the
primary guiding land use regulatory document for
the area it encompassed. Figure 3 shows the land
use map within the SLRSP, and the proposed
project area coincides with the portion of the NC-
designated land generally northwest of the
intersection of Froom Ranch Way and Dalidio
Drive as shown on that map.
A Specific Plan is a tool for the systematic
implementation of a General Plan. It effectively
establishes a link between implementing policies
of the general plan and the individual
development proposals in a defined area. In the
case of the SLRSP, it addresses the broad range
of planning issues and policies typically covered
in the City’s General Plan or zoning ordinance,
from land use, circulation, site planning
standards, design guidelines, landscape design
requirements, project phasing, and infrastructure
requirements. In some cases, it establishes standards that go beyond those included in the General
Plan, or that are tailored to the needs of the project site. For that reason, the project will be
evaluated against the requirements of the SLRSP to determine consistency with City planning
policies.
Table 2 summarizes key relevant policies from the SLRSP, and City staff’s analysis of the project’s
consistency with those policies. The applicant has also provided a statement of conformity with
the SLRSP and General Plan in the project statement (Attachment 2).
Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
Table 2-1. General Plan San Luis Ranch
Performance Standards
Applicant proposes to increase the Residential
component from 580 to 654 units. However,
this table shows what is in the adopted
General Plan, and the proposed SPA would not
change that. No change to this table is
appropriate.
Table 2-1
should not be
modified as
proposed
Table 2-3. Planned San Luis Ranch Specific
Plan Area Development
This table includes proposed modifications to
accommodate up to 654 residential units, and
a downward revision to a maximum of 139,300
SF of commercial and 97,000 SF of office.
Although the residential buildout exceeds what
is shown in Table 2-1, it is still consistent with
the intent of the General Plan as described in
Section 4.1 above. This change provides the
Yes
Figure 3: San Luis Ranch Specific Plan
Land Use Map
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Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
basis for other modifications to the Specific
Plan discussed below, and the determination
of potential consistency.
Section 2.5.1 Commercial Retail and Section
2.5.2. Office.
The project is consistent with that intent.
Section 2.5.1 and 2.5.2 call for commercial
retail and office uses that would be
accommodated by the VTTM.
Yes
Section 2.5.6. Integrated Residential Uses.
San Luis Ranch will integrate residential uses
in the Neighborhood Commercial Zone.
Housing development and mixed-use
projects in this Zone expand the range of
housing opportunities offered by San Luis
Ranch, creating an opportunity to make use
of the community’s walkability and
multimodal transit amenities, and could be
promoted as an optimal choice for those
seeking a car-free lifestyle.
This section is a proposed amendment to the
SLRSP. It allows for residential mixed use
within the NC zone as proposed under the
VTTM.
Yes
Section 3.3 Neighborhood Commercial (NC)
Zone
The introduction to this section does not
mention residential uses as a possible land use
that could be included in a mixed use project,
although there are illustrations later in this
section that support this concept, and Table 3-
6 includes residential as an allowed use. It is
recommended that the introduction mention
residential as a potential land use in this zone
when part of a mixed-use development.
Yes; see
analysis for
minor
modification
to SP
3.7.2. Commercial/Mixed Use Design
Guidelines. [The following existing
guidelines are modified as proposed, with
new next underlined, and deleted text
indicated by strikeout. Only modified
portions of the existing guidelines are
shown.]
Site Planning and Design
a. Buildings should be sited close to
and oriented toward external and
interior streets. Building design
should incorporate pedestrian
walkways, outdoor seating, and
landscape areas where possible.
Where buildings front external and
internal streets, building design
should address the streets and not
present the back of the building.
Proposed modifications clarify the relationship
between residential and commercial uses in
project design that may come forward through
a Development Plan. Each aspect of the
proposed changes are analyzed below.
Site Planning and Design. In general, the
intent is to promote higher quality design that
emphasizes the visual attributes of
development, integrates pedestrian and
bicycle circulation, and encourages public
meeting opportunities though design. These
guidelines form a solid framework for mixed
use projects that may come forward in a
Development Plan.
Building Form. Includes minor changes that do
not alter the original intent, but clarify and
help visualize how roofing elements would be
integrated into design.
Yes
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Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
b. Outdoor spaces should reflect
careful planning and provide plaza
spaces with defined edges, benches,
and lighting that establish a sense of
place. Building design should
engage pedestrian circulation paths
with outdoor seating, landscape
areas, and pedestrian-oriented
areas where possible.
c. Transitional pedestrian-oriented
outdoor spaces should be provided
at horizontal mixed-use interface
between uses. Transitional spaces
should include courtyards, benches,
landscape, and lighting that
establish a sense of place.
d. Clearly defined pedestrian and
bicycle circulation paths should be
provided across site connecting to
parking, building entries, public
ways, and multimodal transit
connection points. Use of path
defining elements such as enhanced
paving and landscape should be
incorporated.
e. Plazas, courtyards, pocket parks,
and outdoor public spaces cafes
should be designed in an inviting
manner that to encourages
pedestrian use through the
incorporation of trellises, fountains,
art, seating, and shade trees.
Building Form
b. Roofs covering the entire building
such as hips and gables, are
preferred over mansard roofs.
Where practical and on short span
roof elements, the primary roof
form should address the entire
building such as hips and gables.
Application of flat roofs with
parapets or mansard roofs should
be limited in use and apply to large
spans only.
Building Elements and Articulation. Includes
minor changes that do not alter the original
intent, but emphasize pedestrian access and
functionality.
Mixed-Use Integration. This is a new section
to better articulate how residential and
commercial uses will relate, both vertically and
horizontally. It also describes how pedestrian
connections can be better achieved.
Commercial Plazas. This includes minor
changes to an existing section to better clarify
the original intent.
Signs. This includes minor changes to an
existing section to better clarify the original
intent, and to ensure better consistency both
within the SLRSP and the City’s sign
regulations.
Building Materials. This includes minor
changes to an existing section to better clarify
the original intent.
Exterior Colors. This includes minor changes to
an existing section to better clarify the original
intent.
Utilitarian Aspects of Buildings. A provision
related to pedestrian access to trash closures
was eliminated because it unnecessarily
restricted potential designs that could be
visually less intrusive.
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Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
d. Vertical elements such as towers
should be used to accent horizontal
massing and provide visual interest
and a point of reference, especially
on corner buildings engaged with
public areas.
Building Elements and Articulation
e. Building facades facing paseos
should be articulated with detail
and display windows provide for
pedestrian scale elements and
materials where it is not the primary
entry.
Mixed-Use Integration
a. Horizontal and vertical mixed-use
incorporating both residential and
office uses provide for a complete
community and are encouraged.
b. Where residential horizontal mixed-
use faces commercial areas and
parking, pedestrian transitional
elements and buffers should be
included such as low fencing or
walls, screening planting, and
seating alcoves.
c. Delineation between public
commercial areas and residential
areas should be defined through the
use of material change, signage and
transitional elements. Transitional
elements should include courtyards,
benches, landscape, and lighting
that establish a sense of place.
d. Lower floors of both horizontal and
vertical mixed-use buildings should
communicate use through key
elements such as scale, plate height,
and architectural details.
Commercial Plazas
a. Specialized, defined, public outdoor
spaces should be incorporated into
the overall building and project
design. These outdoor spaces
should clearly define usable spaces
and take advantage of any “leftover
space.” have clear, recognizable
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Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
shapes that reflect careful planning
and should not be a result of
“leftover” areas between structures.
b. Site amenities, including benches,
drinking fountains, provisions for
bicyclists, water features, and public
art, should be utilized and should
complement the project’s
architectural character and be
oriented toward courtyards and
paseos.
Signs
b. Signs should reflect the type of
business through design, shape, or
graphic form in addition to
typographic information.
c. Signs oriented toward pedestrian
space and pathways should be
appropriately detailed to enhance
the public space.
e. Signs should not detract from cover
up windows or important
architectural features.
i. Sign construction should reflect a
high level of craftsmanship and be
consistent with City signage
requirements unless otherwise
addressed within the Specific Plan.
Building Materials
b. Smooth plaster finishes, 20-30 sand
finish or smoother, are preferred
over rough, textured stucco. Stucco
may be used in combination with
other materials such as siding and
brick. Stucco should be primarily
used for side and back walls that are
not as visible from public view; with
the richer materials used on the
front or to accent architectural
features serve as a supporting
material with richer, more varied
materials used on the front and
public facing facades. Increased
application of stucco is more
appropriate on the rear and non-
public faces of the buildings.
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Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
c. Materials and colors should be
architecturally consistent and
enhance the overall project
character while employing best
design practices of authentic
application.
Exterior Colors
a. Exterior colors should be consistent
with the architectural style of the
building. Color schemes that involve
a minimum of three (3) colors
should be utilized but tone on tone
color palettes are also appropriate
in limited application.
b. Different colors accentuating
different aspects and details of the
building architecture should be
utilized. Except for accenting
different aspects and details of a
building or as required by a national
brand, bright colors should be
avoided.
Utilitarian Aspects of Buildings
f. A pedestrian entrance to the trash
enclosure should be provided so the
large access gates do not have to be
opened as often.
5.2.2 Affordable Housing. [The applicant
suggests modifications to this section as
follows:]
1. To reflect the fact that there would
be up to 654 units within the SLRSP,
and 64-77 affordable units on the
NC site (instead of 34).
2. The applicant suggests they qualify
for a 32.5% density bonus instead of
the 20% included in the existing
SLRSP.
3. States that there would be 2 deed
restricted affordable units in each of
the NG-10 and NG-23 zones.
4. Removes the requirement for 26
deed restricted affordable units in
These changes essentially would allow for up
to 34 additional affordable units within the
SLRSP than are currently accommodated in the
plan. In achieving this, there would be fewer
deed restricted affordable units in the NG-30
zone, but a significant increase that more than
offsets this within the NC zone.
The density bonus provision corrects a clause
that was inaccurately described in the original
SLRSP, and allows for the magnitude of
affordable housing development contemplated
in the amended SLRSP.
Overall, these changes further the City’s broad
goal of providing additional affordable housing
Yes
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Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
the NG-30 zone, since these will be
transferred to the NC zone.
to a greater extent than could occur under the
originally-approved SLRSP.
Tables 7-2, 7-4, 7-5, 7-7, 7-8, 7-10 and 7-11.
[These are tables that project water demand,
wastewater generation, solid waste
generation, school demand, and buildout.
These have been updated to reflect updated
development potential.]
The updated information does not affect
development potential, or any aspect of future
project. It is intended primarily for
informational purposes.
Yes
4.3 Consistency with Affordable Housing Requirements
The City’s 2019-21 Financial Plan identifies affordable housing as a Major City Goal. The City’s
Housing Element includes numerous policies and programs that support incentives, such as density
bonuses, to provide housing for low, very low and extremely low-income households. The SLRSP
as conceived accounts for a 20% density bonus for achieving affordable housing goals. The project
now proposes up to a 32.5% density bonus to reflect current State Density bonus law.
Both the SLRSP and the Development Agreement for the project require that development within
the Specific Plan area include sufficient affordable housing to be consistent with Housing Element
policies related to this issue (the SLRSP and Development Agreement are consistent with one
another). In both documents, development in the NG-30 zone is required to provide 26 deed-
restricted units that are affordable to very low-income households. The Housing Plan within the
Development Agreement also requires that the project provide 10 deed-restricted workforce
housing units (i.e., affordable to households earning from 121-160% of the area’s median income)
within the NG-30 zone.
The proposed Specific Plan Amendment would provide additional affordable housing as compared
to the currently approved SLRSP. An additional 64-77 affordable units would be provided in the
NC zone compared to what would otherwise be built, although even without the SPA, a
commercial project would be required to pay in lieu fees toward the construction of 34 affordable
units. It should be noted that under this proposal, the 26 deed-restricted units within the NG-30
zone would no longer be deed restricted but become market rate high density housing. Instead,
the 64-77 affordable units within the NC zone would include 26 deed restricted units (based on the
requirement transferred from the NG-30 zone), as well as the 34 units that are required as part of
the original SLRSP approval. Thus, this proposal could result in 4-17 units beyond the previously
required 60 affordable units.
Overall, the proposed project would result in a realistically achievable affordable housing project
within the NC zone, functioning as a mixed-use project in proximity to commercial development,
consistent with the intent of the City’s Housing Element goals.
Item 2
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SPEC-0172-2020 & SBDV-0173-2020 - 1035 Madonna Road (NC – Commercial/Mixed Use)
Planning Commission Report – September 23, 2020
Page 14
4.4 Subdivision Regulations
The applicant has proposed a commercial common interest 11-lot subdivision with shared use of
common parking areas and access. The subdivision component of the project (proposed VTTM
3142) requires a PC recommendation and final approval by the City Council. The VTTM provides
for 11 lots total, with 10 commercial and 1 residential lot. The applicant’s illustrative site plan
(Figure 2 above and Attachment 3) depicts the anticipated development of the commercial parcels
and affordable housing development for the proposed horizontal mixed-use project. A future
development plan approval will be required to review proposed building designs and final site
plans for the residential lot and commercial development within the VTTM. Public Works has
provided conditions of approval for final map requirements on public and private easements
needed for access, parking, utilities, and drainage and final details that will be required at the time
of development plan review.
4.5 Subsequent ARC and PC Development Plan Review Requirements
The SPA and VTTM would direct future development within the NC-zoned area. However, a
Development Plan with detailed information about building locations, circulation, parking,
landscaping, lighting, and building design would be required to implement that development.
Consistent with City requirements, the Development Plan application would be required to
undergo Development Review for possible approval by the Planning Commission.
5.0 ENVIRONMENTAL REVIEW
The project, including the SPA, VTTM and development facilitated by those actions, is consistent
with the certified Final Environmental Impact Report (FEIR) for SLRSP (July 2017) and Final
Supplemental EIR (July 2018). In August 2020, an Addendum to the certified Final EIR for the
SLRSP was prepared to evaluate possible impacts associated with revised mitigation requirements
that would result from a revised development pattern as described above (Attachment 4). The
Addendum was approved by the City Council on August 18, 2020, per Resolution 11157, with
appropriate CEQA Findings. The Addendum considered development with up to 654 units within
the Specific Plan (consistent with what is now proposed) and found that impacts would not exceed
those considered in the original certified Final EIR and Supplemental Final EIR. All mitigation
measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project
are carried forward and applied to the proposed project to effectively mitigate the impacts that
were previously identified. Minor modifications to two transportation mitigation measures were
included in the Addendum, which will not affect any actions being considered in the SPA and
VTTM.
6.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including; Planning,
Engineering, Transportation, Natural Resources, Building, Utilities, and Fire. Comments have
been incorporated into the draft resolution as conditions of approval.
7.0 ALTERNATIVES
1. Continue project. An action to continue the items should include a detailed list of additional
information or analysis required.
Item 2
Packet Page 20
SPEC-0172-2020 & SBDV-0173-2020 - 1035 Madonna Road (NC – Commercial/Mixed Use)
Planning Commission Report – September 23, 2020
Page 15
2. Deny the project. An action recommending denial of the application should include
findings that cite the basis for denial and should reference inconsistency with the General
Plan, SLRSP, Zoning Regulations, Subdivision Regulations or other policy documents.
8.0 ATTACHMENTS
1. Draft Resolution – Specific Plan Amendment Approval
2. Applicant project statement
3. Project Application Materials (including SPA and VTTM)
4. CEQA Addendum and City Council Resolution of August 18, 2020
5. PC Resolution No. PC-1006-2020
Item 2
Packet Page 21
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING APPROVAL OF A SPECIFIC PLAN AMENDMENT
FOR THE SAN LUIS RANCH SPECIFIC PLAN, IN ORDER TO ALLOW
UP TO 139,300 SF OF COMMERCIAL, 97,000 SF OF OFFICE, AND 654
RESIDENTIAL UNITS WITHIN THE PLAN AREA; APPROVAL OF
VESTING TENTATIVE TRACT MAP 3142 WITHIN PREVIOUSLY
APPROVED VESTING TENATIVE TRACT MAP 3096 TO CREATE 11
LOTS IN THE NC ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN,
FOR THE COMMERCIAL, OFFICE, AND RESIDENTIAL UNITS
WITHIN THESE LOTS, AS ALLOWED UNDER THE SPECIFIC PLAN
AMENDMENT; AND A DETERMINATION THAT THE PROJECT IS
CONSISTENT WITH THE CERTIFIED FINAL EIR AND FINAL
SUPPLMENTAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN WHEN
CONSIDERED IN CONJUNCTION WITH AN ADDENDUM APPROVED
BY THE CITY COUNCIL ON AUGUST 18, 2020; AS REPRESENTED IN
THE AGENDA REPORT AND ATTACHMENTS DATED SEPTEMBER 23,
2020 (1035 MADONNA ROAD, SPEC-0172-2020)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing on September 23, 2020, pursuant to a proceeding instituted under SPEC-0172-2020, MI
San Luis Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby recommends final approval of
the Specific Plan Amendment and Vesting Tentative Tract Map, based on the following findings:
1. The proposed amendment to the San Luis Ranch Specific Plan (SLRSP) is consistent with
the intent of the General Plan because it will not result in additional impacts beyond those
anticipated in the 2014 Land Use and Circulation Elements (LUCE) Final EIR, and because
additional affordable housing allowed under the SPA would implement Housing Element
goals.
Attachment 1Item 2
Packet Page 22
Resolution No. PC-XXXX-20
1035 Madonna Road, SPEC-0172-2020
Page 2
2. The Specific Plan Amendment (SPA) is intended to ensure internal consistency, to clarify
existing design guidelines, and to allow for more implementable mixed-use development
consistent with the intent of both the General Plan and originally adopted Specific Plan.
3. The SPA does not substantively change the policy framework or overall land use, or
circulation pattern envisioned in the originally adopted Specific Plan.
4. The SPA would facilitate a Vesting Tentative Tract Map (VTTM) within the NC zone of
the SLRSP, consistent with the SPA as amended.
5. The SPA would allow for more logical and implementable location for a future Community
Garden, which would now be located within the Agriculture (AG) zone of the SLRSP, in
conjunction with the Agricultural Heritage Center.
6. The proposed VTTM is consistent with the General Plan and SLRSP as amended because
the proposed subdivision implements goals for affordable housing, and commercial and
office development in the plan area.
7. The site is physically suited for the type and density of development allowed in the NC
zone of the SLRSP, subject to approval of a future Development Plan for this area, subject
to development review and possible conditions of approval related to that Development
Plan; resulting development will be subject to consistency with the development standards
of the SLRSP, Community Design Guidelines, and Zoning Regulations.
8. The VTTM will not conflict with easements for access through (or use of property within)
the proposed subdivision since all parcels will have adequate access from Dalidio Drive as
proposed for extension through the SLRSP, and the underlying project where
condominium units will be created is consistent with the circulation pattern and planned
accessways as envisioned within the SLRSP of which this project is a component.
9. The SPA and VTTM are not likely to cause serious health problems, substantial
environmental damage, or substantially and unavoidably injure fish or wildlife or their
habitat because the subdivision would be sufficiently setback from creeks or other
potentially significant habitat areas for fish and wildlife, is surrounded by urban
development, and is planned for further urban development consistent with the approved
SLRSP and Final EIR, Final Supplemental EIR and Addendum for that project.
SECTION 2. Environmental Review. The project is consistent with the certified Final
EIR and Supplemental Final EIR for the SLRSP under the California Environmental Quality Act
(CEQA) in conjunction with an Addendum prepared pursuant to CEQA Guidelines 15164, which
was approved through City Council Resolution 11157 on August 18, 2020. On July 18, 2017, the
City Council certified the FEIR for the SLRSP and approved the SLRSP through Council
Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the
phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council
Attachment 1Item 2
Packet Page 23
Resolution No. PC-XXXX-20
1035 Madonna Road, SPEC-0172-2020
Page 3
Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR ,
FSEIR and Addendum that are applicable to the proposed project are carried forward and applied
to the proposed project to effectively mitigate the impacts that were previously identified.
SECTION 3. Action. 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. The Planning Commission hereby recommends
final approval to the City Council of the SPA and VTTM with the incorporation of the following
conditions:
Planning Division
1. The project shall comply with all mitigation measures and conditions applicable to the
project site, as established under City Council Resolutions No. 10822 (2017 Series), No.
10927 (2018 Series), and No. 11157 (2020 Series).
Engineering Division – Public Works/Community Development Department
2. Park improvement fees shall be paid at the time of map recordation unless otherwise
approved for deferral by the Community Development Director for some or all of the
proposed lots. If deferred to development, a separate Notice of Requirements may be
required.
3. The subdivision shall be recorded with a final map. The map preparation and
monumentation shall be in accordance with the City’s Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The map shall use U.S. Customary
Units in accordance with the current City Engineering Standards. A separate application,
checklist, and final map review fee shall be paid at the time of final map processing.
4. The map for Tract 3096 shall be recorded prior to or concurrent with this Vesting Tentative
Map. All pertinent conditions and mitigation measures for Tract 3096 are applicable to
this map. The map and related improvement plans shall be in agreement with the parent
Tract 3096 approvals or the Tract 3096 improvement plans and construction shall be
amended to agree with the proposed development on this Lot 7.
5. The final map shall show, honor, and note all existing easements and offers of dedication
proposed with Tract 3096. The noted areas of additional right-of-way dedication and right-
of-way abandonment noted on VTM sheet C2 are not supported and have not been included
in this VTM processing. The parent unrecorded map shall reflect these proposed changes.
If a timely recording of the parent map does not include the required dedications and/or
abandonments for Tract 3142, a separate Summary abandonment process will be required
in accordance with State and local laws and regulations.
Attachment 1Item 2
Packet Page 24
Resolution No. PC-XXXX-20
1035 Madonna Road, SPEC-0172-2020
Page 4
6. The final map shall show and note all public and private easements including but not
limited to those needed for access, parking, utilities, drainage, and yards. Said easement
may be provided in part or in total as blanket easements.
7. An easement agreement, CCR’s, or other document shall be approved to the satisfaction of
the City to cover the use and maintenance of the several easements and related
improvements.
8. The development plans shall show and note compliance with the City Standards, Design
Guidelines, and policies in effect at the time of development plan submittal.
9. The development plans and supporting documents shall show and note compliance with
the City’s Drainage Design Manual, Post Construction Stormwater Regulations, and the
master drainage report for Tract 3096.
10. A drainage facility Operation and Maintenance Manual will be required with development
plan submittals. A recorded agreement referencing the maintenance and reporting
requirements will be required in conjunction with the building permit submittal(s).
11. The development plan shall show the minimum width for the multi-use path/pedestrian and
bicycle easement and proposed improvement. The plans shall show and note compliance
with City and Bike Plan Standards unless a reduced width is specifically approved by the
City. If a minimum width of 8’ is supported, the plans shall show and label the required 2’
shoulder on either side of the path. The map shall amend all easements, plans, and sections
accordingly. The final bike route, corner radii, width, lighting, signing and striping, etc.
shall be approved to the satisfaction of the Transportation Division.
12. The development plans shall include all existing and proposed site sections to include all
pertinent detail within the noted section. Additional sections may be needed for clarity or
to provide better detail on the interface with the existing and proposed Tract 3096
improvements. The sections shall be expanded to include the proposed/approved right-of-
way improvements in both Section A and Section B. Include all drive aisles, landscape
areas, and sound walls or fences accordingly. The grades beyond the section lines shall
generally represent the approved grades in accordance the PIP’s for Tract 3096. Show and
label the tract boundary on the sections.
13. The development plans shall include a more comprehensive landscape plan. The plan shall
include additional information and clarification on the depth of cover over the detention
system for the proposed parking lot planters. Plant and tree selections shall honor the
available planting zone above the detention structure.
14. The final map submittal and development plans shall include an exhibit to show
compliance with the California Building Code for building setbacks, eave overhangs,
exterior wall protection, opening protection or limitations, and required exit paths/yards to
the satisfaction of the Building Official/Fire Marshal.
Attachment 1Item 2
Packet Page 25
Resolution No. PC-XXXX-20
1035 Madonna Road, SPEC-0172-2020
Page 5
15. The development plans shall show the proposed parking lot dimensions, driveway
approach widths, bay and parking space dimension, loading/unloading zones, and truck
circulation in accordance with the Parking and Driveway Standards.
16. The proposed solid waste management plan, strategy, placement, and volumes shall be
acceptable to the Utilities Department and San Luis Garbage Company. The final site plan
improvements and circulation aisles shall show conformance with the approved solid waste
management strategy.
17. Separate utilities are required to each lot in accordance with the subdivision regulations
unless specifically approved for deferral to development. If approved for deferral, a
separate Notice of Requirements may be required in conjunction with the map recordation.
18. The development plans shall evaluate the existing and proposed public and private fire
hydrant spacing and locations that serve the project. The location of the existi ng or
additional public hydrants and the location of the private on-site hydrants shall be approved
to the satisfaction of the Fire Department.
Transportation
19. The development plans shall identify short-term and long-term bicycle parking consistent
with City Zoning Regulations, City Engineering Standards, and the San Luis Ranch
Specific Plan. Short-term bicycle parking shall use “Peak Style” racks unless otherwise
approved by the Public Works Department.
20. The development plans shall identify pedestrian connectivity between the on-side
pedestrian walkways and the sidewalks along the Dalidio Road and Froom Ranch Way
frontages to the satisfaction of the Public Works Director.
21. Prior to recordation of the Final Map for Tract 3142, the Project Applicant shall sub mit
public improvement plans to establish the proposed pedestrian/bicycle pathway connection
between Tract 3142 and the adjacent residential street (Homestead Place). This connection
must be completed prior to issuance of any occupancy permits for development within
Tract 3142.
Utilities Department
22. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
23. 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.
Attachment 1Item 2
Packet Page 26
Resolution No. PC-XXXX-20
1035 Madonna Road, SPEC-0172-2020
Page 6
24. Calculations for the proposed sewer generations based on Section 7 of the City’s 2018
Engineering Design Standards shall be included in the building permit submittal.
25. The proposed gravity sewer system shall use HDPE pipe, or an approved equal, that meets
or exceeds the performance needed to eliminate groundwater infiltration and root intrusion.
26. 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 inside to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary
sewer.
27. A separate water meter shall be provided for each new parcel per Chapter 13.04.120 of the
City’s Municipal Code. The City’s water meters must be placed per the Engineering
Standards and the water service lateral feeding the meter shall be perpendicular to the
City’s main.
28. The project’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.
29. Building permit submittal shall clarify size of existing and proposed water services and
water meters for the project, including both potable and recycled water.
30. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial units,
and service lines shall not cross parcel boundaries per MC 13.04.120
31. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
32. Water service laterals shall have backflow prevention per City Standards since recycled
water use is proposed on site.
33. The project is within the recycled water service area and shall include a “purple pipe”
irrigation system, and backflow preventer consistent with the Engineering Design
Standards.
34. 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.
Attachment 1Item 2
Packet Page 27
Resolution No. PC-XXXX-20
1035 Madonna Road, SPEC-0172-2020
Page 7
35. Each trash enclosure shall include space for the three waste str eams: trash, recycling, and
organics.
36. A letter of agreement for shared trash collection services shall be provided identifying how
each parcel will be served.
37. 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.
38. The project will be required to provide a plan for the disposal, storage, and collection of
solid waste material for both the residential and commercial components of the project.
The development of the plan shall be coordinated with San Luis Garbage Company. The
plan must be submitted for approval by the City's Solid Waste Coordinator.
Indemnification
39. The applicant 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
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
Upon motion of Commissioner _________, seconded by Commissioner ___________, and
on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 23rd day of September 2020.
____________________________________
Tyler Corey, Secretary
Planning Commission
Attachment 1Item 2
Packet Page 28
April 9, 2020
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
RE: Overview for San Luis Ranch Lot 7 Retail/Mixed Use site
(Vesting Tentative Tract Map, Development Plan and Specific Plan Amendment)
San Luis Ranch is excited to present to the City of San Luis Obispo for review and approval the re-subdivision of the
11.44-acre Retail/Mixed use site at San Luis Ranch. Our proposal includes the creation of 11 parcels for horizontal
mixed-use development, with approximately 114, 300 square feet of retail space and 60 affordable units with the ability
to add an additional 17 affordable units.
This project fulfills the City goals and San Luis Ranch’s approvals by:
1. Building more affordable units that is required by the SLR Specific Plan.
2. We are teaming up with People’s Self Help Housing (PSHH) to build the 34 affordable units required by the
Commercial portion of San Luis Ranch and proposing to move the 26 affordable units required by the Multi-
family portion of San Luis Ranch to a combined 60 unit site as part of this application. We are also allowing the
number of affordable units to increase by up to 17 units, if funding sources can be secured. (The current
approval allows the project to pay a fee and not build the units per DA Section 7.05 and SLR SP Section 5.2.2).
3. Providing services and amenities not available in smaller or scattered affordable projects.
4. Building all the affordable units next to transit, services in a mixed-use setting.
5. Allowing the multi-family site to provide additional “affordable by design” micro units.
6. Building the balance of the site in retail uses of various sizes and locations to provide for a variety of services for
the community.
7. The project will meet ALUC requirements. (Please see attached analysis dated March 27, 2020.)
8. The traffic generated by this proposal, even with the addition of more affordable units is under the approved
traffic thresholds in the Certified EIR/SEIR.
9. The project does not cause any additional impact not reviewed in the Certified EIR/SEIR.
10. The project is in conformance with the current design guidelines and will allow for review of the buildings by the
ARC prior to building permit approval.
We have a contract with PSHH to build the affordable units, should the project be approved. With this integrated
project, PSHH is able to deliver to the community more essential affordable housing supportive services, such as
educational and wellness programming, individual and family counseling, and career and business guidance.
Sincerely,
Walter Heiberg; MI San Luis Ranch, LLC
Attachment 2Item 2
Packet Page 29
APPLICATION SUMMARY SAN LUIS RANCH
COMMERCIAL/MIXED USE VESTING TENTATIVE TRACT MAP #3142, DEVELOPMENT PLAN AND
SPECIFIC PLAN AMENDMENT APPLICATIONS
Overall Project Description
Vesting Tentative Tract Map 3142 with concurrent Development Plan and Specific Plan Amendment is
the subdivision of an 11.44-acre parcel into 11 parcels ranging in size from 0.30 acres to 2.77 acres to
establish the horizontal mixed-use development for a total of approximately 114,300 SF of retail and up
to 77 affordable housing units. Specific Plan Amendment application is the correction to the overall
density allowed in the SLR Specific Plan to 654 units.
The proposed VTTM#3142, Development Plan and Specific Plan Amendment applications are in
substantial conformance with EIR/SEIR on file, based upon the updated traffic analysis as provided with
application.
Vesting Tentative Tract Map application:
- Subdivision of Lot 7 Tract 3096, an 11.44-acre parcel into 11 parcels for horizontal mixed-use
ranging in size from 0.30 acres to 2.77 acres;
- Establish grading, drainage, utilities and storm water requirements for approximately
114,300 SF of retail and up to 77 Affordable housing building.
- Abandon and dedicate new right-of-way to conform with realignment of bus stop at Dalidio
Drive immediately adjacent to Lot 7 of Tract 3096;
Development Plan application:
- Refine further the Design Guidelines for the Retail site, establishing the horizontal and
vertical relationship between the retail and residential uses;
- Establish Affordable Housing allowed density to be a maximum of 77 units;
- Establish retail development of approximately 114,300 SF of space.
Specific Plan Amendment application:
- SLR SP Master Planned Community currently requires 580 residential units and 34
commercial affordable housing units for a total of 614 units.
- SLR SP Master Planned Community erroneously limited the allowed density to 614 units,
when per Section 17.140.040 and the currently required affordable housing mix allows for
up to 663 units in the SP Area at a 32.5% Density Bonus, rather than the 20% identified.
- Correct the allowed density in the SLR SP to 654 residential units to accommodate up to 77
affordable housing units on-site – including correction of various reference tables and
narrative language to correct overall allowed density.
- Our application is seeking an overall density correction of 654 units, consistent with ALUC
requirements.
- Amend Community Garden location from Lot 7 Tract 3096 as shown on page 3-20 of SLR SP
to the Farm on Lot 10 Tract 3096 – of equal or greater size.
Attachment 2Item 2
Packet Page 30
Allowed Density per Adopted San Luis Ranch Specific Plan
Use Land Use
Category
Market Rate
Density
Affordable
Density
Maximum
Density
RSF NG-10 194 4 198
RSF NG-23 79 4 83
MF NG-30 273 26 299
Retail NC 0 34 34
Total 546 68 614
Mix of Affordability
CURRENT
Affordable Income
Level
NG-10 NG-23 NG-30 NC Total
Moderate (80%-
120%)
4 0 0 4 8
Low (51%-80%) 0 4 0 4 8
Very Low (31%-50%) 0 0 26 26 52
Extremely Low (30%
and below)
0 0 0 0 0
Manager Unit 0 0 0 0 0
Total 4 4 26 34 68
Allowed Density Bonus Calculation per State Law and Section 17.140.040(E) –
CURRENT
Affordable
Income Level
Total
Affordable
Units
Provided
Percentage of
General Plan
Allowed
Density 500
Units
Percent
Density Bonus
17.140.040(E)
Density
Bonus
Calculation
(500 Units X
Percentage
Allowed)
Maximum
Units
Allowed in
SLR SP
Moderate 8 2% 0
Low 8 2% 0
Very
Low/Extremely
Low
52 10% 32.5% 163
68 663
Attachment 2Item 2
Packet Page 31
Proposed Maximum Density per San Luis Ranch Specific Plan Amendment
Use Land Use
Category
Market Rate
Density
Affordable
Density
Maximum
Density
RSF NG-10 194 4 198
RSF NG-23 79 4 83
MF NG-30 296 0 296
Retail NC 0 77 77
Total 569 85 654
Mix of Affordability
PROPOSED MINIMUM
Affordable
Income Level
NG-10 NG-23 NG-30 NC Total
Moderate 4 0 0 0 4
Low 0 4 0 7 11
Very
Low/Extremely
Low
0 0 0 52 52
Manager Unit 0 0 0 1 1
Total 4 4 0 60 68
Allowed Density Bonus Calculation per State Law and Section 17.140.040(E) –
PROPOSED
Affordable
Income Level
Total
Affordable
Units
Provided
Percentage of
General Plan
Allowed
Density 500
Units
Percent
Density Bonus
17.140.040(E)
Density
Bonus
Calculation
(500 Units X
Percentage
Allowed)
Maximum
Units
Allowed in
SLR SP
Moderate 4 1% 0
Low 11 4% 0
Very
Low/Extremely
Low
52 10% 32.5% 163
68 663
*NC Affordable Housing shows a minimum of 60 units. Breakdown provided is for purposes of
calculating Density Bonus based upon the minimum number of affordable income units proposed.
Actual number of NC affordable units will be between 60-77, with 100% of units available to low income
or below.
Attachment 2Item 2
Packet Page 32
City of San Luis Obispo General Plan Conformance Statement
The proposed design and uses associated with Tract 3142 carry out the existing policies of the City’s
adopted General Plan. The development intended with Tract 3142 fulfills the goals and policies of the
General Plan, particularly those pertaining to affordable housing.
“The City shall support the location of mixed-use projects and community and neighborhood commercial
centers near major activity nodes and transportation corridors/transit opportunities where appropriate. -
General Plan Policy 2.3.6
Tract 3142 locates additional affordable housing units immediately adjacent to commercial, service,
employment and transit uses.
“All land uses proposed shall be in keeping with safety parameters described in this General Plan or other
applicable regulations relative to the San Luis Obispo Regional Airport.” - General Plan Policy 8.1.4
The County Airport Land Use Commission unanimously found the San Luis Ranch Specific Plan to be in
conformance with the San Luis Obispo Airport Land Use Plan. Please see attached “Conformance of San
Luis Ranch Commercial/Mixed Use Proposal – Tract 3142/Specific Plan Amendment” for detailed analysis
of conformance with Airport Land Use Plan policies and conditions.
City of San Luis Obispo Housing Element Policies:
Policy 4.3. Extremely low- and very low-income housing, such as that developed by the Housing Authority
of the City of San Luis Obispo or other housing providers, may be located in any zone that allows housing,
and should be dispersed throughout the City rather than concentrated in one neighborhood or zone.
Policy 6.19. Continue to incentivize affordable housing development with density bonuses, parking
reductions and other development incentives, including City financial assistance.
Policy 7.2. Higher density housing should maintain high quality standards for unit design, privacy, security,
on-site amenities, and public and private open space. Such standards should be flexible enough to allow
innovative design solutions in special circumstances.
Affordable Housing for the San Luis Ranch Specific Plan Area, including Tract 3142, is consistent with the
Housing Element policies:
• The project is consistent by providing affordable development consistent with the San Luis Ranch
locational criteria in a newly developing neighborhood.
• A range of housing products from studio to three-bedroom units will be provided. The variety of
floor plans and sizes of units in the project will appeal to different ages and income levels.
• Affordable units maintain high quality standards for unit design, privacy, security, on-site
amenities, and public and private open space.
Attachment 2Item 2
Packet Page 33
San Luis Ranch Specific Plan Conformance Statement
The proposed design and uses associated with Tract 3142 carry out the existing policies of the adopted
San Luis Ranch Specific Plan. The development intended with Tract 3142 fulfills the goals and policies of
the General Plan, particularly those pertaining to affordable housing, even more robustly than the
adopted Specific Plan.
San Luis Ranch Specific Plan Chapter 8 – Implementation Policies
Policy 1.4. Promote high intensity, clustered development that promotes walking, biking, and transit use.
Policy 3.3. Encourage pedestrian scale development that fosters walking to and from commercial uses.
Policy 4.3. Promote affordable, entry level, and workforce housing opportunities whenever possible.
Policy 6.1. Apply a multimodal approach to transportation networks for the site (i.e., considering safety
and mobility of all users, including pedestrians, cyclists, drivers, and transit riders).
Policy 6.3: Ensure a safe and efficient circulation system within the Plan Area.
Tract 3142 locates up to 77 affordable housing units, targeting low and very-low income groups, in a single
structure, immediately adjacent to multi-use (bike/ped) paths, as well as commercial, employment and
transit uses. Residents and visitors in Tract 3142 have access to wide range of services, transportation
options, and recreational opportunities.
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SAN LUIS RANCH RETAIL DEVELOPMENTILLUSTRATIVE SITE PLAN# 1046-09-CO19JULY 1, 20201” = 40’-0” (24X36 SHEET)02040 801” = 80’-0” (12X18 SHEET)LOT 10COMMERCIAL0.61 ACRES LOT 9COMMERCIAL 1.27 ACRESLOT 8COMMERCIAL0.41 ACRES LOT 4COMMERCIAL1.67 ACRES LOT 1COMMERCIAL 2.77 ACRESLOT 2COMMERCIAL0.98 ACRES LOT 3COMM.0.49 ACRES LOT 7COMMERCIAL0.3 ACRESLOT 6COMMERCIAL0.32 ACRES LOT 5COMM.0.72 ACRESLOT 11AFFORDABLE HOUSING1.88 ACRES AFFORDABLE HOUSING AFFORDABLE HOUSING PARKING SECURE PARKING GATESECUREPARKING GATEAFFORDABLE HOUSING PARKING DRAINAGE EASMENTSINGLE FAMILY RESIDENTIAL LOTSTO HWY 101 OVERPASS CONNECTIONOPEN SPACESINGLE FAMILY RESIDENTIAL LOTSALUC NO BUILD ZONERESIDENTIAL ENTRY MONUMENT LOCATIONS.BICYCLE/PEDESTRIAN CONNECTIVITY TO NEIGHBORHOOD.CLASS 1 PATH.BICYCLE PATHPEDESTRIAN PATH.VIGNETTE VIEW LOCATION.PUBLIC TRANSIT STOP.SOLID FENCE - PROVIDES PRIVACY AND VISUAL SCREENING AT PROPERTY LINES BETWEEN RESIDENTIAL TYPES.MASONRY WALL - PROVIDES PRIVACY AND BOTH NOISE AND VISUAL SCREENING AT PROPERTY LINES BETWEEN COMMERCIAL AND RESIDENTIAL ZONESSHORT TERM BICYCLE PARKINGLEGENDBUILDING STATISTICSSITE AREA:11.44 ACRES (498,408 SF)MAX ALLOWED LOT COVERAGE:80% = 9.16 ACRES (399,010 SF)PROPOSED LOT COVERAGE:79.63% = 9.11 ACRES (8.49 ACRES = 369,881 SF IMPERVIOUS + 0.62 ACRES = 26,931 SF PERVIOUS)MIN LANDSCAPE/PLAZA COVERAGE:20% = 2.29 ACRES (99,752 SF)PROPOSED LANDSCAPE COVERAGE:20.37% = 2.33 ACRES (101,596 SF) > 2.29 ACRESCOMMERCIAL(RED):114,300 SFAFFORDABLE HOUSING (YELLOW):60-77 AFFORDABLE HOUSING UNITS27,000 SF FOOTPRINT - 3 STORY BLDG.7,700 SF OPEN SPACE (100 SF PER UNIT)COMMERCIAL PARKING:REQUIRED: 114,300/500 = 229 SPACESSEVEN SPACES SHALL BE ADA COMPLIANTBICYCLE PARKING REQ’D: 229*20% = 46 REQUIRED(35 SHORT TERM, 11 LONG TERM)PROVIDED:370 SPACES AND 8 ACCESSIBLE SPACES - 2 VAN (301+ SPACES = 8 REQ’D)BICYCLE PARKING (370*20%)*75% = 74 (60 SHORT TERM SPACES PROVIDED -14 LONG TERM SPACES INSIDE BUILDINGS - TENANT PROVIDES)AFFORDABLE HOUSING PARKING:1.0 PER UNIT REQUIRED: 77*1.0 = 77 SPACES +2 MANAGERIAL(DARKER GREY ON SITE PLAN) PROVIDED: 90 SPACES > 79 SPACES4 ACCESSIBLE SPACES- 1 VANREQUIRED BUILDING HEIGHT:MINIMUM 20’, MAXIMUM 50 FT.PROPOSED BUILDING HEIGHT:NO CHANGEREQUIRED SETBACKS:(NO PROPOSED CHANGE)MINIMUM COMMERCIAL LANDSCAPE BUFFER:5’ STREET FRONT0’ SIDE INTERIOR LOT0’ STREET SIDE CORNER LOT15’ PARKING10’ REAR6’ LANDSCAPE BUFFER FROM PUBLIC STREET (FROOM RANCH WAY & DALIDIO)AND 10’ ADJACENT TO RESIDENTIALPROVIDED LANDSCAPE BUFFER:15’ LANDSCAPE BUFFER FROM PUBLIC STREET (FROOM RANCH WAY & DALIDIO) AND ADJACENT TO RESIDENTIAL50’-0”50’-0”
LANDSCAPE BUFFER
EXISTING P.U.E. SETBACK
10-0”
15’-0”PED/BICYCLEPATHA2A17,700 SF OPEN SPACEPED/BICYCLEPATHPED/BICYCLEPATHCLASS 1 PATHCLASS 1 PATHCLASS 1 PATHCLASS 1 PATHDRAINAGE EASMENT
BIKE PATHAttachment 3Item 2Packet Page 41
SAN LUIS RANCH COMMERCIAL# 1046-09-CO19JULY 1, 2020MIXED USE/AFFORDABLE & PASEO VIGNETTTEAttachment 3Item 2Packet Page 42
SAN LUIS RANCH COMMERCIAL# 1046-09-CO19JULY 1, 2020AFFORDABLE RESIDENTIAL ENTRY MONUMENT & WAYFINDINGAttachment 3Item 2Packet Page 43
SAN LUIS RANCH COMMERCIAL# 1046-09-CO19JULY 1, 2020MIXED USE AND COMMERCIAL PLAZA VIGNETTEAttachment 3Item 2Packet Page 44
COMMERCIAL/RESIDENTIAL BUFFER6’10’ YARDSETBACKLANDSCAPEBUFFERSIDEWALKPARKINGPARKINGTRAVEL LANESPARKING AND COMMERCIAL VEHICLE ACCESSCOMMERCIAL VEHICLE ACCESSCOMMERCIAL BUILDINGSINGLE FAMILY HOME BUILDING ENVELOPESINGLE FAMILY HOME60’6’7’20’7’34’10’ 15’10’10’SETBACK10’34’10’ 15’LANDSCAPE BUFFER10’ YARD SETBACKSIDEWALK5’ HIGH VERTICAL MASONRY WALL FOR PRIVACY, VISUAL/NOISE SCREENING AT PROPERTY LINESSAN LUIS RANCH June 22, 2020Scale: 1/8” = 1’-0”(on 11x17 sheet)02486’6’10’ MIN10’ MINAttachment 3Item 2Packet Page 45
SFR AND MFR BUFFER6’10’ YARDSETBACKSIDEWALKPARKINGLANDSCAPEBUFFERPARKINGTRAVEL LANESTRAVEL LANESSIDEWALKPARKINGPARKING5’ HIGH VERTICAL FENCE FOR VISUAL SCREENING AND PRIVACY AT PROPERTY LINESPARKINGMULTI-FAMILYBUILDINGSINGLE FAMILY HOME BUILDING ENVELOPESINGLE FAMILY HOME60’6’7’20’7’6’10’60’10’10’SETBACK10’6’10’LANDSCAPE10’ YARD SETBACKSIDEWALK6’SAN LUIS RANCH June 22, 2020Scale: 1/8” = 1’-0”(on 11x17 sheet)02486’Attachment 3Item 2Packet Page 46
SAN LUIS RANCH June 22, 2020A30248Scale: 1” = 20’(on 11x17 sheet)MULTI-USE PATH - RETAIL SITEMULTI-USE PATH - @HARVEST WAY CONNECTION MULTI-USE PATH - @REAR RESIDENTIAL LOT18’ DEEP PARKING STALLS WITH PERVIOUS PAVERS18’ DEEP PARKING STALLS WITH PERVIOUS PAVERS24’ WIDE DRIVE AISLE24’ WIDE DRIVE AISLE7’ WIDE PEDESTRIAN PATH7’ WIDE PEDESTRIAN PATH30’ LANDSCAPE BUFFER WITH 10’ WIDE MEANDERING MULTI-USE PATH WITH 2’ WIDE SHOULDERS ON EACH SIDE25’ LANDSCAPE BUFFER WITH 10’ WIDE MEANDERING MULTI-USE PATH WITH 2’ WIDE SHOULDERS ON EACH SIDE10’ 10’ 18’24’25’ 25’ 18’ 18’ 24’ 24’ PEDESTRIAN SIDEWALKHARVEST WAYRESIDENTIAL LOTRESIDENTIAL LOTRESIDENTIAL LOTBUFFERDRIVE AISLECROSSWALKTRUCK DOCKCOMMERCIAL BUILDINGCOMMERCIAL BUILDINGCOMMERCIAL BUILDING7’ 7’ 4’12’6’ HIGH MASONRY WALL BETWEEN COMMERCIAL AND RESIDENTIALAttachment 3Item 2Packet Page 47
SAN LUIS RANCH June 22, 2020A40248Scale: 1” = 20’(on 11x17 sheet)MULTI-USE PATH - RETAIL SITEMULTI-USE PATH - @COMM/RESIDENTIAL BUFFERMULTI-USE PATH - @OPEN SPACE CONNECTION20’ LANDSCAPE BUFFER WITH 10’ WIDE MEANDERING MULTI-USE PATH WITH 2’ WIDE SHOULDERS ON EACH SIDE10’ 10’27’ 20’ BUFFER AFFORDABLE RESIDENTIAL BUILDINGAFFORDABLE RESIDENTIAL BUILDINGCOMMERCIAL BUILDINGAFFORDABLE SECURE PARKINGSECURE GATEMULTI-USE PATH6’ HIGH SOLID FENCE BETWEEN OPEN SPACE AND RESIDENTIAL FOR PRIVACY SCREENINGOPEN SPACE MULTI-USE PATH - CONNECTION TO DALIDIO ROAD AND BUS STOPAttachment 3Item 2Packet Page 48
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ADDENDUM TO THE CERTIFIED FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT FOR THE
SAN LUIS RANCH PROJECT
AUGUST 2020
A. INTRODUCTION
This document is an Addendum to the Final Supplemental Environmental Impact Report
(FSEIR) prepared for the San Luis Ranch Project (State Clearinghouse Number 2015101083).
The FSEIR was certified by the City of San Luis Obispo on July 17, 2018, pursuant to City
Council Resolution No. 10927 (2018 Series). The Addendum is intended to bring the existing
CEQA documentation up to date as appropriate. Because there are no new significant impacts or
mitigation measures as a result of this updated analysis, an Addendum is the appropriate CEQA
document.
B. ADDENDUM REQUIREMENTS
The Addendum has been prepared in accordance with the relevant provisions of the California
Environmental Quality Act (CEQA) of 1970 (as amended) and the State CEQA Guidelines as
implemented by the City of San Luis Obispo. According to §15164(b) of the State CEQA
Guidelines, an Addendum to an Environmental Impact Report (EIR) is the appropriate
environmental document in instances when “only minor technical changes or additions are
necessary or none of the conditions described in Section 15162 calling for the preparation of a
subsequent EIR have occurred”. Section 15162(a) of the State CEQA Guidelines states that no
subsequent Negative Declaration shall be prepared for a project unless the lead agency
determines, on the basis of substantial evidence in the light of the whole record, one or more of
the following:
(1) Substantial changes are proposed in the project which will require major
revisions of the previous EIR or Negative Declaration due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which
the project is undertaken which will require major revisions of the previous EIR
or Negative Declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at the time
the previous EIR or Negative Declaration was adopted, shows any of the
following:
(A) The project will have one or more significant effects not discussed
in the previous EIR or Negative Declaration;
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(B) Significant effects previously examined will be substantially more
severe than shown in the previous EIR or Negative Declaration;
(C) Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially reduce one or
more significant effects of the project, but the project proponents decline
to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably
different from those analyzed in the previous EIR or Negative Declaration
would substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the mitigation
measure or alternative.
This Addendum does not require circulation because it does not provide significant new
information that changes the certified FSEIR in a way that deprives the public of a meaningful
opportunity to comment upon a substantial adverse environmental effect of the project or a
feasible way to mitigate or avoid such an effect.
This Addendum includes this introduction and a description of the proposed actions addressed in
the Addendum as they related to the previously-approved project. The technical analysis in
support of this Addendum is included as an appendix to this document for reference
(Appendix A).
The CEQA documentation for this project, including this Addendum and certified FSEIR, is
available for review on the City’s website at www.slocity.org.
C. PREVIOUS CEQA DOCUMENTATION
The City Council unanimously certified a Final EIR and approved the project on July 18, 2017,
pursuant to City Council Resolution No. 10822 (2017 Series). A Notice of Determination (NOD)
was prepared, and there were no legal challenges to the adequacy of the Final EIR during the 30-
day statute of limitations associated with the NOD, pursuant to CEQA (PRC Section 21167 and
CEQA Guidelines Section 15094).
Subsequently, the City Council unanimously certified a Final Supplemental EIR and approved a
modified project on July 17, 2018, pursuant to City Council Resolution No. 10927 (2018 Series).
A Notice of Determination (NOD) was prepared, and there were no legal challenges to the
adequacy of the Final EIR during the 30-day statute of limitations associated with the NOD,
pursuant to CEQA (PRC Section 21167 and CEQA Guidelines Section 15094).
D. REASONS WHY AN ADDENDUM IS APPROPRIATE
Subsequent to the approval of an amendment to the previously approved San Luis Ranch project
in July 2018, the City of San Luis Obispo conducted additional analysis of traffic operations
related to the Project, a copy of which is attached hereto as Appendix A. The supplemental
traffic analysis evaluates a proposal to implement the Project in a manner that is consistent with
the San Luis Ranch Specific Plan, but with modifications to certain land uses, including a
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reduction in the amount of Office square footage from 100,000 sf to 97,000 sf, a reduction in the
amount of retail square footage from 150,000 sf to 139,300 sf, and an increase in residential uses
from 580 dwelling units to up to 654 dwelling units, of which up to 281 would be single family
residences and 373 would be multi-family residences, some of which are identified as affordable
housing. The change in buildout potential will result in fewer vehicle trips associated with
development of the Project at two intersections evaluated in the FSEIR - Intersection #16: South
Higuera Street & Tank Farm Road and Intersection #18: Prado Road and South Higuera Street.
The updated traffic analysis concludes that it would be appropriate to modify the mitigation
measures associated with these intersections from requiring construction of improvements in
conjunction with development of the Project to requiring payment of the Project’s fair share of
the cost of the future improvements by the City or a future developer at a time to be determined
by the City. The proposed changes do not materially change the findings and conclusions of the
FSEIR, making a second Supplemental EIR unnecessary pursuant to Section 15162 of the
CEQA Guidelines.
E. UPDATED PROJECT ELEMENTS
As discussed above, the project evaluated in this Addendum includes modifications from what
was evaluated in the certified Final EIR and FSEIR to reflect an increase in housing potential
from 580 units to 654 units, and a reduction in non-residential area from 250,000 SF to 236,300
SF. The overall land use mix and pattern envisioned under the approved Specific Plan otherwise
remains unchanged. Please refer to the FEIR and FSEIR for setting information related to
analyzing project impacts.
F. UPDATED ENVIRONMENTAL IMPACT ANALYSIS
This section addresses impacts associated with the project changes that have been proposed since
the FSEIR was certified in July 2018. Except as noted below, none of the analysis or discussion
included in the certified FSEIR has changed. The analysis addresses all the issue areas discussed
in the Final EIR and FSEIR.
Transportation
The proposed changes would not affect any of the Project’s construction-related impacts or the
overall footprint of development, which remains consistent with development that could occur
under the approved Specific Plan. As discussed below, based on the June 2020 traffic memo,
attached hereto as Appendix A, there would be fewer trips generated by development under the
San Luis Ranch Specific Plan, and thus commensurately lesser impacts than what were identified
in the FEIR/FSEIR. Previously identified impacts and mitigation measures would still apply.
However, based on the June 2020 traffic memo, two mitigation measures may be modified as
proposed without changing the severity of identified impacts.
With regard to the Project’s operational impacts, the updated traffic analysis concludes that the
implementation of mitigation measures required for two intersections analyzed in the FSEIR –
Intersection #16: South Higuera Street & Tank Farm Road and Intersection #18: Prado Road
and South Higuera Street – could be modified without additional impact from requiring
construction of the improvements discussed therein in conjunction with buildout of the Pr oject
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to payment of the Project’s fair share toward future construction of these improvements by the
City or a future developer, as determined by the City, when warranted by then existing
conditions.
These mitigation measures are modified as follows, new language is shown in underline and
deleted language is shown in cross-out:
T-1(g) Intersection #16: S. Higuera Street & Tank Farm Road.
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3
and to the satisfaction of the Public Works Director (Prior to Building
Permits or Occupancy)
• Pay fair share costs in the amount of $42,500 toward future construction by
City or another developer of an extension of the Extend northbound right
turn pocket to 230' and channelize movement (Prior to Building Permits or
Occupancy)
T-2(j) Intersection #18: Prado Road & Higuera Street.
• Install 2nd U.S. 101 northbound left turn lane (Prior to Building
Permits or Occupancy)
• Pay fair share costs in the amount of $75,000 toward future
construction by City or another developer of an extension of the
Extend westbound right turn pocket to 400' (Prior to Building
Permits or Occupancy)
No other changes to any other transportation-related mitigation measures are proposed.
Air Quality, Greenhouse Gas Emissions, and Noise
The reduction in the Project’s traffic would result in corresponding reductions in the Project’s
Air Quality, Greenhouse Gas Emissions and operational Noise impacts, which are largely based
on trip generation. However, the level of impacts identified in the FEIR and FSEIR would not
change, nor would any mitigation measures associated with these issue areas.
Water Resources and Recreation
As noted in the FSEIR, the approved Specific Plan Project is projected to result in a total service
population of 2,135 persons, of which the Project would generate 1,293 residents and 842
employees. Based on the population generation factors included in the FSEIR, the proposed
changes would reduce the total service population to 2,042 persons, comprised of 1,418 residents
(a net increase of 125 residents) and 624 employees (a net decrease of 218 employees). The
changes in the service population for the project are not expected to generate any new or
increased environmental impacts related to demands on water resources or recreational facilities,
as described below.
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Based on the water generation rates in Section 4.13 of the EIR, the proposed changes will result
in an increase in water demand from 217.6 AFY to 226.66 AFY; however, this amount is well
within the amount of available water disclosed under the EIR and would not result in any new or
increased significant impacts.
Similarly, the addition of 125 residents, an increase of less than 10%, would place some
additional demands on City park and recreation facilities. However, as discussed in Section 4.11
of the FEIR, in addition to park facilities being constructed within the project, the additional
residential units will pay required City park fees, which will reduce any impacts to recreational
facilities to a level of less than significance, and the proposed changes would not result in any
new or increased significant impacts.
Other Impacts Described in the FEIR and FSEIR
Several impacts described in previous CEQA documentation are based on the amount of land
converted to development activities. The issues include Agricultural Resources, Biological
Resources, Cultural Resources, Hazards, Hydrology/Water Quality, and Land Use. Because the
development footprint would not change under the updated Project, impacts and mitigation
measures related to these issues would not change.
G. DETERMINATION
In accordance with Section 15164 of the CEQA Guidelines, the City of San Luis Obispo (City)
has determined that this Addendum to the certified FSEIR is necessary to document changes or
additions that have occurred in the project description since the FSEIR was originally certified.
The City has reviewed and considered the information contained in this Addendum and finds that
the preparation of subsequent CEQA analysis that would require public circulation is not
necessary.
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RESOLUTION NO. PC-1006-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A 296-UNIT MULTI -FAMILY
RESIDENTIAL PROJECT WITHIN THE NG-30 ZONED PORTION OF
THE SAN LUIS RANCH SPECIFIC PLAN AREA, AND A
DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE
CERTIFIED FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND
EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MARCH 11, 2020 (1035 MADONNA ROAD, ARCH-0459- 2019)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on December 2, 2019, recommending directional items and approval of the
project to the Planning Commission based on consistency with the Community Design Guidelines
and San Luis Ranch Specific Plan (SLRSP), pursuant to a proceeding instituted under ARCH-
0459-2019, MI San Luis Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
March 11, 2020, which was continued from a public hearing held on February 26, 2020, pursuant
to a proceeding instituted under ARCH-0459-2019, MI San Luis Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final development plan
approval to the project (ARCH-0459- 2019), based on the following findings:
As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project respects site constraints and
will be compatible with the scale and character of the neighborhood.
2. The project is consistent with the General Plan because it promotes policies related to
compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and
housing production (HE 6.10).
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Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459-2019
Page 2
3. The project is consistent with the Conservation and Open Space Element Policy 4.4.3 because
the project promotes higher -density, compact housing to achieve more efficient use of public
facilities and services and to improve the City's jobs/housing balance.
4. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional Housing
Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages
that provide direct, convenient and safe access to adjacent neighborhoods consistent with the
San Luis Ranch Specific Plan (SLRSP).
5. The project is consistent with the goals and policies of the SLRSP, especially as they relate
to allowed land uses within the NG-30 zone, the density of development within that area,
design considerations and urban form, parking requirements, community open space
provisions, and housing affordability.
6. As conditioned, the project design is consistent with the San Luis Ranch Design Guidelines
within the SLRSP, and consistent with the Community Design Guidelines for multi -family
housing design and Infill Development because the architectural styles are complementary to
the surrounding neighborhood including site design, roofing style, front porches, balconies,
siding materials, finish, and scale. The project design incorporates articulation, massing, and
a mix of color/finish materials that are compatible with the neighborhood and complementary
to other development within the immediate vicinity.
7. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the development is designed
in a manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets providing a high -quality and aesthetically pleasing architectural
design.
8. The proposed height, mass and scale of the project is necessary to provide dwelling units that
can achieve the required 26 "very low income" deed restricted units that are included in the
project.
SECTION 2. Environmental Review. The project is consistent with the certified Final
Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental
Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects
Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the
SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final
Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by
the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All
mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the
proposed project are carried forward and applied to the proposed project to effectively mitigate the
impacts that were previously identified. The project is exempt from the provisions of the CEQA
under Government Code §65457 because the project consists of a residential development and is
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Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459-2019
Page 3
consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in
2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources
Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include
or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would
occur with respect to the circumstances under which the project is being undertaken, and no
revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial
importance is available that was not already known at the time the SLRSP FEIR and FSEIR were
certified.
SECTION 3. Action. 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. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0459-2018). A separate, full-size sheet shall be included in working drawings submitted for
a building permit that lists all conditions and code requirements of project approval listed as
sheet number 2. Reference shall be made.in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials, landscaping,
or other conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
2. The project shall comply with all mitigation measures and conditions applicable to the project
site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927
2018 Series).
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The project shall
avoid repetition of design color schemes, such that adjacent townhomes or buildings of a
similar layout use different color schemes. Plans shall clearly note that all stucco surfaces
have a smooth hand -troweled or sand finish appearance.
4. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings and railings. Plans
shall indicate the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses
and other related window features. Plans shall demonstrate the use of high -quality materials
for all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
Plans submitted for a building permit shall clearly depict the location of all required short and
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Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459- 2019
Page 4
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or parking area for the
storage of at least two bicycle per residential unit. Sufficient detail shall be provided about
the placement and design of bike racks and lockers to demonstrate compliance with relevant
Engineering Standards and Community Design Guidelines, to the satisfaction of the Public
Works and Community Development Directors.
6. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including bollard style landscaping or path lighting,
shall be included in plans submitted for a building permit. All wall -mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings. All
wall -mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut -sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City's Night Sky Preservation
standards contained in Chapter § 17.70.100 of the Zoning Regulations.
7. Mechanical and electrical equipment should be located internally to the buildings. With
submittal of working drawings, the applicant shall include sectional views of the buildings,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers, transformers, or other mechanical equipment are to be ground mounted or
placed on the roof, plans submitted for a building permit shall confirm that these features will
be adequately screened. A line -of -sight diagram may be required to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
8. The storage area for trash and recycling cans shall be screened from the public right-of-way
consistent with § 17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
9. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
Landscaping plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
Attachment 5Item 2
Packet Page 63
Resolution No. PC-1006- 20
1035 Madonna Road, ARCH-0459-2019
Page 5
10. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§ 17.70.070 —Fences, Walls, and Hedges).
11. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back -flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
12. The design of proposed structures will incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City's Noise
Ordinance. Plans submitted for construction permits must clearly indicate and describe noise
attenuation measures, techniques, and materials, and demonstrates their compliance with
noise levels limits.
13. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
14. The site plan and landscape plan shall be modified to clearly show a pedestrian walkway on
the north side of the 30'-wide main east -west driveway within the townhome neighborhood
that connects to the north -south shared street for the multi -family project, consistent with what
is indicated on VTTM 3150 as proposed.
Housing Programs — Community Development Department
15. A. Base Inclusionary Housing Requirement: Prior to issuance of certificates of occupancy,
the City and the project owners shall enter into an Affordable Housing Agreement for the
inclusionary affordable housing units to be developed in the NG-30 Zone, which will be
Attachment 5Item 2
Packet Page 64
Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459- 2019
Page 6
recorded in the office of the County Recorder. The ten (10) deed restricted "workforce" units
shall be shown in the final Affordable Housing Agreement to be spread throughout the Zone,
as described in the Affordable Housing Plan dated October 24, 2019. The twenty-six (26) deed
restricted "very low" income level units shall be operated by a qualified affordable housing
provider and may be clustered into one or more buildings, the location and unit mix of which,
is described in the Affordable Housing Plan for the project dated October 24, 2019. Services
offered by the qualified housing provider may be provided either on or off -site pursuant to an
agreement with the qualified housing provider approved by the City prior to initial occupancy
of the first very low-income level unit, and as updated from time to time. All "workforce"
and "very -low" deed restricted units shall be either sold or rented subject to the inclusionary
housing provisions of the City per the final recorded Affordable and Workforce Housing
Agreement and Declaration of Restrictive Covenants for the San Luis Ranch project.
B. The Base Inclusionary Housing Requirement may be modified by the Community
Development Director in the event that an application for an Affordable Housing Project on
the NC portion of the San Luis Ranch Specific Plan area is approved providing for the
development of at least the same number (26) very -low income affordable housing units
currently proposed for the multi -family site, in addition to the 34 very -low income affordable
housing units already required on the NC site through previous project entitlements.
C. This approval shall not be construed to limit the amount of affordable housing that can be
provided on the project site. Additional affordable housing units, as may be necessary to
qualify for certain grant applications, may be provided.
Engineering Division — Public Works/Community Development
16. The building plan submittal(s) shall show and note compliance with all conditions of approval,
mitigation measures, Notice of Requirements, and Specific Plan related to San Luis Ranch
and Tract 3096. The plans shall show and note compliance with both the project Architectural
approval and the conditions of approval for the proposed resubdivision and Vesting Tentative
Map (VTM) for Tract 3150.
17. The building plan submittal and reports shall show and note compliance with the existing and
proposed subdivision improvements for Tract 3096. Changes to the approved subdivision
plans necessary to accommodate the project plans shall be approved prior to approval and
permit issuance of the project plans.
18. The Tract 3150 subdivision improvement plans shall be approved prior to building permit
issuance for the new structures.
19. The building plan submittal shall show and note compliance with the project master drainage
report, City Drainage Design Manual, Floodplain Management Regulations, and Post
Construction Stormwater Regulations. The plans and reports shall agree with the master
Attachment 5Item 2
Packet Page 65
Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459-2019
Page 7
report and drainage compliance strategy for Tract 3096 or the master report shall be amended
to accommodate the specific project.
20. The building plan submittal shall show and label all existing and proposed property lines and
easements in accordance with the previous entitlement(s) and the VTM for Tract 3150.
21. The building plan submittal and subdivision improvement plans shall show compliance with
and reference the City's Benchmark System and Horizontal Control Network.
22. The building plan submittal shall include the latest information regarding the floodplain as
adjusted through the phased Letter of Map Revisions (LOMR) or as defined by the
Conditional Letter of Map Revision (CLOMR) and any accepted depths of flooding from the
respective reports for both the Cerro San Luis Channel and Prefumo Creek. If any structure
is located within an existing mapped zone, the structure(s) shall be shown to comply with the
Floodplain Management Regulations or the final LOMR shall be completed show that the
buildings have been removed prior to building permit issuance. The plans and reports shall
show that the new building pads are at least one foot above the Base Flood Elevation for any
areas of known flooding that are outside the FEMA studied Special Flood Hazard Area
SFHA) or X shaded (XB) floodzones.
23. The building plan submittal shall include a complete grading, drainage and erosion control
plan. The grading plan shall show existing structures and grades located within 15' of the
property lines and/or building pad in accordance with the grading ordinance. The plan shall
include all existing and proposed grades, finish floor elevations, and spot elevations to depict
the site drainage. The plan shall include all existing and proposed drainage devices and
systems. The plan shall consider historic offsite drainage tributary to this property that may
need to be conveyed along with the improved on -site drainage.
24. 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). Waste
Discharge Identification Number (WDID) shall be include on the building plan submittal.
The project may be developed under the master application and WDID number or could stand
alone.
25. Provide a Private Stormwater Conveyance System Management and Maintenance Agreement
Operations and Maintenance Agreement) on a form provided by the city. The agreement
shall be recorded and shall reference any separate maintenance program documents and the
approved building plans.
Attachment 5Item 2
Packet Page 66
Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459- 2019
Page 8
26. The building permit plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
27. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of any tree. Alternate paving material shall be approved to the satisfaction of the
Planning Division.
28. The building plan submittal shall show the location of the proposed mail receptacles or mail
box unit (MBU) to the satisfaction of the Post Master and the City Engineer. Provide a
mailbox unit or multiple units to serve all dwelling units in this development as required by
the Post Master. MBU's 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 543-2605
to establish any recommendations regarding the number, size, location, and placement for any
MBU's.
29. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
30. New and existing wire utilities including electrical service, phone, and cable TV shall be
placed underground. This condition does not apply to transformer boxes and related
infrastructure. The undergrounding of utilities shall be completed without a net increase in
the number of required utility poles.
31. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and appurtenances
in accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction
of the Fire Marshal whether an FDC should be provided at the double-check assembly,
remoted FDC, or on each respective building.
32. The building plan submittal shall show all existing trees on the property with a trunk diameter
of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root
systems that extend onto the property shall be shown to remain and be protected. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. Tree removals may require approval by the City Arborist and/or Tree Committee.
The plan shall show all existing and proposed street trees.
Attachment 5Item 2
Packet Page 67
Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459- 2019
Page 9
33. The building plan submittal shall show and label all proposed street trees per City Engineering
Standards, subject to the satisfaction of the City Arborist and Public Works Director,
consistent with the San Luis Ranch Specific Plan.
Building Division — Community Development
34. Construction plans submitted for Building permits shall be designed in accordance with the
applicable codes in effect at time of submittal. Review of the general information provided
for entitlement is cursory and does not guarantee code compliance for a future construction
submittal.
Utilities Department
35. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure along public roads.
36. The proposed project is within an area subject to shallow groundwater, therefore heat -fused
HDPE pipe shall be used for the proposed private and public sewer collection system to
prevent groundwater infiltration. All proposed sewer creek crossings shall be detailed in
profile view within the proposed infrastructure improvement plans.
37. Any private sewer services that cross one parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to final Building Permit.
38. 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 inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
39. The proposed private fire protection system shall be separate from the private domestic water
distribution system. The fire service shall connect to the water main within the public right of
way, and shall install a RPDA backflow preventor system. If private hydrants are proposed,
the RPDA shall be equipped with a detector assembly to track water used by the hydrants.
40. The domestic water service shall have a separate water system with a master meter and private
sub -meters that includes a RP-backflow preventor per Engineering Standards for sites
utilizing recycled water.
41. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water.
Attachment 5Item 2
Packet Page 68
Resolution No. PC-1006-20
1035 Madonna Road, ARCH-0459-2019
Page 10
42. 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.
43. The project's Landscape Plan shall provide total estimated total water use (ETWU), and
maximum applied water allowance (MAWA).
44. Recycled water, San Luis Ranch onsite wells, 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.
45. 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.
46. Management of refuse generations for waste, recyclables, and organics shall comply with state
law per AB 1826 and the local waste management ordinance to reduce greenhouse gas
emissions.
47. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
48. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company
and refuse bins shall be sized to provide a reasonable level of service.
49. Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be
stacked in front of other bins. The building permit submittal shall submit trash enclosure
details that are consistent with the City's Development Standards for Solid Waste.
50. Per the General Requirements of the City's Development Standards for Solid Waste, bin
enclosure walls shall be at least 6' or the height of the bin enclosure door, whichever is greater.
51. Existing well(s) shall be destroyed per County Health Requirements and the California
Department of Water Resources Standard Bulletin 74-81 and 74-90, except for the dewatering
wells. Dewatering well(s) must be kept in service and offered to the City for groundwater
motoring programs; this item may be waived to the satisfaction of the City if the well
abandonment is necessary for site development or if the abandonment is required by separate
private agreement.
Transportation Division — Public Works
52. Crosswalk across the Barnview Road entrance to project from Madonna Road shall comply
with MUTCD 313-17, installed with yield markings and R1-5 "Yield here to Ped" signs.
Attachment 5Item 2
Packet Page 69
Resolution No. PG 1006-20
1035 Madonna Road, ARCH-0459-2019
Page 11
53. Applicant shall install a High -visibility crosswalk across the Barnview Road entrance to
project from Madonna Road per City Standard 7350.
54. The applicant shall submit public improvement plans for the proposed right -out only access
driveway, including applicable signing and striping to convey access restrictions, to the
satisfaction of the Public Works Director.
55. With addition of the right -out only access driveway, the planned median along Madonna Road
must be extended further to the east to functionally restrict potential left -turns to and from the
access driveway, to the satisfaction of the Public Works Director. Modifications to the planned
median design shall be submitted for City approval as a revision to the previously approved
San Luis Ranch Public Improvement Plans, or as a separate Public Improvement Plan submittal
for the multi -family development project.
56. Applicant shall provide submittal for typical bicycle storage rack equipment.
Indemnification
57. The applicant 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 project, and
all actions relating thereto, including but not limited to environmental review ("Indemnified
Claims"). The City shall promptly notify the applicant of any Indemnified Claim upon being
presented with the Indemnified Claim and the City shall fully cooperate in the defense against
an Indemnified Claim.
On motion by Vice -Chair Dandekar, seconded by Commissioner Jorgensen, and on the
following roll call vote:
AYES: Commissioners Jorgensen, McKenzie, Quincey, Stevenson, Vice -Chair Dandekar
and Chair Wulkan
NOES: None
REFRAIN: Commissioner Kahn
ABSENT: None
The foregoing resolution was passed and adopted this 1 lth day of March, 2020.
Tyler Corey, Se rY
Planning Commission
Attachment 5Item 2
Packet Page 70
VTTM 3142
San Luis Ranch Specific Plan
1035 Madonna Road
SPEC-0172-2020; SBDV-0173-2020
Public Hearing for
SLRSP Amendment and VTTM 3142
(Commercial mixed-use component of the San Luis Ranch Specific Plan)
September 23, 2020
Applicant: MI San Luis Ranch, LLC
Presentation Overview
◼Recommendation
◼Project Description and Overview
◼Previous Review
◼Analysis and Discussion
◼CEQA Process
◼Recommendation
2
Recommendation
3
◼Adopt the Draft Resolution (Attachment 1)
recommending the City Council introduce an Ordinance
to amend the San Luis Ranch Specific Plan and
approve the Vesting Tentative Tract Map based on
findings and subject to conditions of approval
Project Site and Location
4
City Council Approved Project: July 18, 2017
5
◼Specific Plan, General Plan
Amendment/Pre-Zoning, and
Development Plan/Tentative Tract
Map for the 131-acre project site
◼Specific Plan guides land use,
circulation, parks and open space,
infrastructure, architecture/design,
and phasing
◼Allows up to 580 Homes; up to
250,000 SF Non-Residential; 200
hotel rooms
◼Consistent with General Plan
policies (including LUE 8.1.4)
Project Description
6
◼Intent is to facilitate an achievable mixed use
commercial and affordable housing project in the NC
zone
◼Two project components:
◼Specific Plan Amendment
◼Vesting Tentative Tract Map (VTTM 3142)
◼If approved, Development Plan would follow as a
separate application requiring development review
Specific Plan Amendment
7
◼Increase SLRSP residential buildout from 580 up to 654 units
◼Allow up to 77 affordable units in the NC zone (34 affordable units or
in-lieu fees currently required)
◼Update Design Guidelines to allow mixed use in NC
◼Update commercial square footage potential in SLRSP from 150K to
139.3K (LUE allows a range of 50-200K)
◼Update office square footage potential in SLRSP from 100K to 97K
(LUE allows a range of 50-150K)
◼Move Community Garden location shown in SLRSP from NC area to
adjacent to AG center; size and function would remain the same
VTTM 3142
8
◼VTTM 3142 is an 11-lot subdivision of 11.44-acre Lot 7 of approved
Tract 3096, which covered the entire Specific Plan area
◼Lots range in size from 0.30 to 2.77 acres
◼10 lots are for commercial development, and 1 is for residential
◼Establishes grading, drainage, storm water and utilities
requirements for up to 114,300 SF of commercial and 77
residential units
◼Abandons and dedicates new ROW to accommodate a new bus
stop on Dalidio Drive adjacent to this tract
VTTM 3096 –Final Map Approved in 2018
9
◼VTTM 3096 shown above;
detail of Lot 7 is at right
◼VTTM 3142 is a subdivision
of VTTM 3096 Lot 7
VTTM 3142 –Proposed Lot Layout
10
Illustrative Site Plan based on SPA and VTTM
11
Why is the project proposed?
12
◼Planning Commission approved a 296-unit multi-family project in the NG-30 zone
within SLR on March 11, 2020
◼That project included 26 deed restricted units affordable to very low income
households
◼Planning Commission encouraged more affordable housing in SLR, and
encouraged a mixed use project in the NC zone with affordable housing
◼Condition 15.B. allowed that if an affordable housing project were approved in the
NC zone, the MFR project requirement for 26 deed restricted units could be
transferred to the NC project. These would be added to the existing requirement
in the NC zone to build 34 inclusionary units or to provide an equivalent in -lieu fee.
◼The proposed project would include 64-77 affordable units, or up to 17 more
affordable units than if the project were not built
◼The 26 units in question in the MFR project would become market rate units
Policy Consistency
13
◼General Plan
◼Project implements Housing Element goals related to providing more
affordable housing
◼Revised commercial and office buildout is within the range specified in the
LUE
◼CEQA Addendum shows no additional impacts to City services, so land
pattern is consistent with the intent of the GP
◼San Luis Ranch Specific Plan
◼Consistent with intent of adopted SLRSP relative to land development
◼SPA updates certain aspects of SLRSP to ensure internal consistency
(see Table 2 of Agenda Report)
◼Subdivision Regulations
◼Commercial common interest subdivision
◼Future Development Plan application would require development review
Affordable Housing Policy
14
◼Affordable Housing Requirements
◼SLRSP and Development Agreement require affordable housing
consistent with Housing Element policies
◼26 deed-restricted units are currently required in NG-30 zone for
very low income households
◼10 deed-restricted work force units are required in NG-30 (for
households with 121-160% of median income)
◼NG-30 project provides required number of affordable units
◼Affordable Housing in the NC Zone
◼Proposed plan would transfer the requirement for 26 very low
income units from the NG-30 to the NC zone
◼Proposed plan is a mixed use development that would include up
to 77 affordable units; currently 34 required (or in lieu fees)
◼New proposal would result in up to 17 more affordable units
overall than under existing plan
CEQA Process
15
◼July 18, 2017. City Council certifies Final EIR for
SLRSP
◼July 17, 2018. City Council certifies Final Supplemental
EIR (to address changes to Specific Plan phasing)
◼August 18, 2020. City Council adopts an Addendum to
the Final EIR to address modified traffic mitigation
requirements that would result from development
consistent with the current proposal
◼Project will be required to incorporate all applicable
mitigation measures from certified FEIR and Final SEIR
Recommended Modifications to Conditions
16
◼COA 30. Water service meter(s) shall be adequately sized to serve the
project’s proposed units. Residential units shall be separately metered
from the non-residential/commercial units, and service lines shall adhere
to the provisions of not cross parcel boundaries per MC 13.04.120.
◼COA 31. Non-potable Recycled water shall be used for major
construction activities, such as grading and dust control as required under
Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code.
Recycled water is available through the City’s Construction Water Permit
program.
Recommendation
17
◼Adopt the Draft Resolution (Attachment 1)
recommending the City Council introduce an Ordinance
to amend the San Luis Ranch Specific Plan and
approve the Vesting Tentative Tract Map based on
findings and subject to conditions of approval.
Questions and Comments
18
Resolution PC-1006-20 -Condition 15
19
A. Base Inclusionary Housing Requirement: Prior to issuance of certificates of occupancy, the City and
the project owners shall enter into an Affordable Housing Agreement for the inclusionary affordable
housing units to be developed in the NG-30 Zone, which will be recorded in the office of the County
Recorder. The ten (10) deed restricted “workforce” units shall be shown in the final Affordable Housing
Agreement to be spread throughout the Zone, as described in the Affordable Housing Plan dated October
24, 2019. The twenty-six (26) deed restricted “very low” income level units shall be operated by a
qualified affordable housing provider and shall be clustered into one or more buildings, the location and
unit mix of which, is described in the Affordable Housing Plan for the project dated October 24, 2019.
Services offered by the qualified housing provider may be provided either on or off-site pursuant to an
agreement with the qualified housing provider approved by the City prior to initial occupancy of the first
very low-income level unit, and as updated from time to time. All “workforce” and “very-low” deed
restricted units shall be either sold or rented subject to the inclusionary housing provisions of the City per
the final recorded Affordable and Workforce Housing Agreement and Declaration of Restrictive
Covenants for the San Luis Ranch project.
B. The Base Inclusionary Housing Requirement may be modified by the Community Development
Director in the event that an application for an Affordable Housing Project on the NC portion of the San
Luis Ranch Specific Plan area is approved providing for the development of at least the same number
(26) very-low income affordable housing units currently proposed for the multi-family site, in addition to
the 34 very low income affordable housing units already required on the NC site through previous project
entitlements.
C. This approval shall not be construed to limit the amount of affordable housing that can be provided on
the project site. Additional affordable housing units, as may be necessary to qualify for certain grant
applications, may be provided.
Proposed Affordable Housing Locations
20