HomeMy WebLinkAboutItem 05 - Second Reading of Ordinance No. 1689 (Froom Ranch Specific Area, 12165 & 12393 LOVR) Department Name: Community Development
Cost Center: 4003
For Agenda of: October 6, 2020
Placement: Consent
Estimated Time: N/A
FROM: Michael Codron, Community Development Director
Prepared By: Shawna Scott, Senior Planner
SUBJECT: SECOND READING AND ADOPTION OF ORDINANCE NO. 1689 (2020
SERIES) ESTABLISHING PREZONING AND AMENDMENT OF THE
CITY’S ZONING MAP TO APPLY UPON ANNEXATION OF PROPERTIES
WITHIN THE FROOM RANCH SPECIFIC PLAN AREA (12165 AND 12393
LOS OSOS VALLEY ROAD) CONSISTING OF THE FOLLOWING ZONING
DESIGNATIONS: R-3-SP (MEDIUM-HIGH DENSITY RESIDENTIAL), R-4-
SP (HIGH DENSITY RESIDENTIAL), C-R-SP (RETAIL COMMERCIAL), PF-
SP (PUBLIC FACILITIES), AND C/OS-SP (CONSERVATION OPEN SPACE)
RECOMMENDATION
Adopt Ordinance No. 1689 (2020 Series) (Attachment A) establishing pre-zoning and
amendment of the City’s Zoning Map to apply upon annexation of properties within the Froom
Ranch Specific Plan area consisting of the following zoning designations: R-3-SP (Medium-
High Density Residential), R-4-SP (High Density Residential), C-R-SP (Retail Commercial), PF-
SP (Public Facilities), and C/OS-SP (Conservation/Open Space), consistent with the approved
Froom Ranch Specific Plan.
DISCUSSION
On September 15, 2020, the City Council voted 5:0 to certify the Final Envir onmental Impact
Report (EIR) for the Froom Ranch Specific Plan, approve the Froom Ranch Specific Plan and
associated entitlements including a Vesting Tentative Tract Map and General Plan Amendment,
and introduce Ordinance No. 1689, establishing pre-zoning and amendment of the City’s Zoning
Map to apply upon annexation of subject properties consistent with the approved Froom Ranch
Specific Plan.
Policy Context
As discussed in the Council Agenda Report dated September 15, 2020, the General Plan Land
Use Element identifies the subject parcels as Madonna on LOVR (SP-3, also known as Froom
Ranch). The parcels are located within the City’s Sphere of Influence (SOI), planned for growth
under Land Use Element SP-3, planned for annexation to the City consistent with the General
Plan, and subject to Local Agency Formation Commission (LAFCO) review.
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The project is based on policy direction included in the General Plan, specifically Land Use
Element Policy 8.1.5, which identifies the Froom Ranch Specific Plan area as SP-3, subject to
policies for the development of a specific plan and certain broad development parameters and
principles. The certified Final EIR identified potential inconsistency with 25 City General Plan
policies, and a detailed analysis of the project’s consistency with these policies is included in the
August 12, 2020 Planning Commission Agenda Report, which was included in the September
15, 2020 Council Agenda Package. In the September 15, 2020 Resolution, the City Council
found that the Froom Ranch project was consistent with the City’s General Plan and related
policies and standards, consistent with the Planning Commission’s recommendation regarding
General Plan consistency and approval of the project.
Public Engagement
Consistent with the City’s Public Engagement and Noticing (PEN) Manual and the City’s
Municipal Code, the project was noticed per the City’s notification requirements for each public
hearing associated with the project. Newspaper legal advertisements were posted in the New
Times ten days prior to the hearing. Additionally, postcards were sent to both tenants and owners
of properties located within 300 feet of the project site ten days before the hearing. The City
maintained an Interested Parties list and provided direct notification of project hearings to
individuals on the list. Notices of availability of the Draft EIR and Final EIR were sent to
Interested Parties and Responsible Agencies. A postcard notification of the September 15, 2020
City Council hearing and August 12, 2020 Planning Commission hearing was provided to every
person, organization, and agency who provided comments on the Draft EIR.
CONCURRENCE
The City’s review of the Froom Ranch Specific Plan has involved all City departments involved
in the development review process. Conditions of approval have been identified and mitigation
measures will be implemented to ensure that the project is carried out in a manner that is
consistent with City standards. In addition to further consultation with the City Public Works
Transportation Division regarding potential options for additional bicycle facilities within the
Specific Plan area (as described in the September 15, 2020 Council agenda packet, pages 68 and
69), key issues evaluated by Engineering, Utilities, Fire and Transport ation are summarized in
the August 12, 2020 Planning Commission agenda packet, on page 44. The Airport Land Use
Commission reviewed the project in July 2020 and determined that the project is consistent with
the Airport Land Use Plan.
CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity is presently allowed under the State and Local emergency orders associated with
COVID-19. This project and associated staff work will be reimbursed by the applicant directly or
indirectly through fees and is therefore consistent with the guidance of the City’s Fiscal Health
Contingency Plan.
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ENVIRONMENTAL REVIEW
On September 15, 2020, the City Council adopted Resolution No. 11165 (2020 Series),
certifying the Final Environmental Impact Report for the project and adopting California
Environmental Quality Act (CEQA) Findings and Statement of Overriding Considerations, and
adopting the Mitigation, Monitoring, and Reporting Program for the project. A Notice of
Determination was filed with the San Luis Obispo Clerk Recorder’s Office on September 16,
2020.
FISCAL IMPACT
Budgeted: No Budget Year: N/A
Funding Identified: No
Fiscal Analysis:
Funding Sources Current FY Cost
Annualized
On-going Cost
Total Project
Cost
General Fund N/A
State
Federal
Fees
Other:
Total N/A
The applicant provided funds for the use of consultant support, including the management,
evaluation, and processing of the Froom Ranch Specific Plan project and preparation of the
associated EIR, Findings, and Statement of Overriding Considerations. Entitlement fees for the
processing of the Vesting Tentative Tract Map were received by the applicant, consistent with
the City’s adopted fee schedule.
In addition, the proposed land uses are mostly consistent with the land uses identified in the Land
Use Element of the City’s General Plan. When the General Plan was adopted, a fiscal analysis
was prepared that concluded that the City’s land use plans are fiscally balanced, meaning that on
balance the costs of development will be offset by revenue from sales tax, property tax, transient
occupancy tax, and other revenues generated by the project. As a result, the approval of the
Froom Ranch Specific Plan is expected to have neutral fiscal impact on the City’s Gener al Fund.
ALTERNATIVES
1. Modify the proposed ordinance. The City Council may make minor, non-substantive
changes to the proposed Ordinance for the staff to incorporate in the final documents. Any
material changes to the Final Ordinance would require further review by staff and the
Planning Commission followed by re-introduction of the Ordinance by the Council.
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Attachments:
a - Ordinance No. 1689 (2020 Series)
b - COUNCIL READING FILE - Exhibit A to Ordinance No. 1689
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O 1689
ORDINANCE NO. 1689 (2020 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ESTABLISHING PRE-ZONING AND
AMENDMENT OF THE CITY’S ZONING MAP TO APPLY UPON
ANNEXATION OF PROPERTIES WITHIN THE FROOM RANCH
SPECIFIC PLAN AREA (SPEC-0143-2017, SBDV-0955-2017, GENP-0737-
2019, ANNX-0335-2020, EID-0738-2019; SPECIFIC PLAN AREA 3; 12165
AND 12393 LOS OSOS VALLEY ROAD)
WHEREAS, City General Plan Land Use Element Policies 1.13.3 (Annexation Purpose
and Timing), 1,13,6 (Required Plans), and 8.1.1 (Specific Plan/General Plan Amendment) require
the preparation of a Specific Plan for the Froom Ranch (Madonna on LOVR) area prior to
annexation and further development; and
WHEREAS, a Draft Specific Plan has been prepared for the Froom Ranch (Madonna of
LOVR) area pursuant to the General Plan and the State Government Code; and
WHEREAS, on August 12, 2020 the Planning Commission held a public hearing to
consider the recommendation of staff and consider the Specific Plan map, text, and necessary
changes to the General Plan Map and Zoning Map to implement the Specific Plan for the purpose
of making a recommendation to the City Council; and
WHEREAS, on August 12, 2020 the Planning Commission recommended that the City
Council certify the Final Environmental Impact Report for the Froom Ranch Specific Plan with
findings of significant environmental effects, mitigation measures, and the statement of overriding
considerations; and
WHEREAS, on September 15, 2020, the City Council held a public hearing to consider
the recommendations of the Planning Commission and staff, and to consider the Specific Plan
map, text, and necessary changes to the General Plan Map and Text and Zoning Map to implement
the Specific Plan; and
WHEREAS, the Specific Plan is consistent with the City’s General Plan, as amended; and
WHEREAS, as a result of its deliberations, the City Council has decided to adopt the
Froom Ranch Specific Plan and an ordinance is required to implement the zoning identified in the
Specific Plan.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Environmental Determination. The City Council has certified the Final
Environmental Impact Report (EIR) for the Froom Ranch Specific Plan and finds that the EIR
adequately addresses the potential significant environmental impacts of the proposed Zoning Map
amendment, and reflects the independent judgement of the City Council.
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Ordinance No. 1689 (2020 Series) Page 2
O 1689
SECTION 2. Zoning Map Amendment and Pre-zoning. The City Council hereby pre-
zones the properties as shown in “Exhibit A” such that the zoning becomes effective upon
annexation.
SECTION 3. Summary. A summary of this ordinance, approved by the City Attorney,
together with the names of Council members voting for and against, shall be published at least five
(5) days prior to its final passage in a newspaper published and circulated in the City of San Luis
Obispo. This ordinance shall go into effect at the expiration of thirty (30) days after its final
passage.
INTRODUCED on the 15th day of September 2020, AND FINALLY ADOPTED by the
Council of the City of San Luis Obispo on the ____ day of ________, 2020, on the following vote:
AYES:
NOES:
ABSENT:
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on ______________________.
______________________________
Teresa Purrington
City Clerk
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