HomeMy WebLinkAboutItem 17 - Specific Plan Amendment and VTTM No. 3142 for a site within the San Luis Ranch Specific Plan (1035 Madonna)Item 17
Council- • . Reporl
Department Name:
Cost Center:
For Agenda of:
Placement:
Estimated Time:
FROM: Michael Codron, Community Development Director
Prepared By: John Rickenbach, Contract Planner
Community Development
4003
November 17, 2020
Public Hearing
60 minutes
SUBJECT: SPECIFIC PLAN AMENDMENT AND VESTING TENTATIVE TRACT MAP
(VTTM 3142) FOR AN 11.44-ACRE NC -ZONED LOCATED IN THE SAN
LUIS RANCH SPECIFIC PLAN; 1035 MADONNA ROAD (SPEC-0172-2020;
SBDV-0173-2020)
RECOMMENDATION
As recommended by the Planning Commission, adopt a Resolution entitled " amending the San
Luis Ranch Specific Plan and approving a Vesting Tentative Tract Map (VTTM 3142) based on
findings and subject to conditions of approval.
REPORT -IN -BRIEF
The applicant, MI San Luis Ranch, LLC, has proposed a Specific Plan Amendment (SPA) and
Vesting Tentative Tract Map (VTTM 3142) that would facilitate future commercial and
residential development within an 11.44-acre portion of the Neighborhood Commercial (NC)
zone of the San Luis Ranch Specific Plan (SLRSP). The Planning Commission recommended
approval of the proposed project on September 23, 2020.
The SPA would allow for 64-77 affordable housing units to be built within the NC zone of the
SLRSP. 26 of the units within the project would replace the requirement for the same number of
deed -restricted units within VTTM 3150, the 296-unit multi -family component of the SLRSP
that was approved by the Planning Commission on March 11, 2020.
VTTM 3142 would implement the proposed SPA and provide a framework for future
development in that 11.44-acre area. It would subdivide Lot 7 (the commercially zoned land)
from VTTM 3096, which is the main subdivision that covers the entire Specific 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 size to accommodate development within
the NC -zoned area, with one lot being for the residences, and the other 10 for commercial uses
with up to 114,300 SF of commercial development. Future development on the lots to be created
in the NC zone within the VTTM will require a separate entitlement to permit the building
design and proposed uses. Application materials associated with these actions are included as
Attachment B.
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Item 17
DISCUSSION
The following summarizes the proposed project:
Specific Plan Amendment:
1. 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);
2. Update the Design Guidelines for the Neighborhood Commercial site to address a
potential horizontal and vertical mixed -use project;
3. 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;
4. Update the allowed level of office development to 97,000 SF, a decrease from 100,000
SF; and
5. 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:
1. 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;
2. Establish grading, drainage, utilities and storm water requirements for approximately
114,300 SF of retail and up to 77 Affordable housing units; and
3. 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 Plan
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 not a Development Plan but
may be useful to the Planning Commission as it conducts its review of the VTTM.
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Figure 1:
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Item 17
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
150,000 SF (LUE calls for a range of 50,000 to
amended SLRSP and VTTM)
200,000 SF)
25,000 SF (in AG under the SLRSP)
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
An Addendum was prepared to address potential changes associated with the
Status
application and finds the SPA and VTTM is consistent with the certified Final EIR and
Supplemental Final EIR for San Luis Ranch Specific Plan.
Background
The intent of the specific plan amendment 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 area 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; Attachment
G), 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.
As proposed, the project is expected to deliver at least four and potentially up to 17 additional
very -low income housing units. The reason for the range is that the buildings have not been
designed yet and will ultimately have to compete for tax credits to ensure that all of the funding
is available for construction. Currently, People's Self -Help Housing Corporation (PSHHC) is the
intended developer of the affordable housing project.
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Item 17
The VTTM would subdivide Lot 7 (the commercially zoned land) from VTTM 3096, the main
subdivision that covers the entire Specific 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.
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 D).
Previous Council or Advisory Body Action
The City Council approved the San Luis Ranch Specific Plan in July 2017, which formed the basis
for various subsequent applications within the Specific Plan area, including the one currently
proposed. On September 23, 2020, the Planning Commission recommended approval of the
proposed SPA and VTTM to the City Council (Attachment E, PC Resolution No. PC-10222020
and meeting minutes, Attachment F), with the following recommendations to be carried forward in
a future Development Plan application pursuant to an approved SPA and VTTM:
• Ensure that compatible design considerations are included for Lot 4 adjacent to the
affordable housing;
• Ensure the loading/unloading area doesn't infringe on the residential parking area for the
affordable housing;
• Install a masonry wall instead of a wood fence and a 5 foot landscape buffer between the
parking lot for lot 11 and the adjacent single family (NC-23) housing area to the south;
• Consider adding a pedestrian crossing of Dalidio Drive mid -block between the traffic
circle and Madonna Road; and
• Bike parking for Lot 11 should include charging stations for e-bikes and parking for large
bikes, such as cargo bikes.
Related to the issue of affordable housing, the Planning Commission had previously reviewed and
approved the Development Plan for the Multi -Family (NG-30) site of the San Luis Ranch Specific
Plan (Attachment G, 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 15.13. in the Resolution states the following, which would support the project as
currently proposed in the NC zone:
"The Base Inclusionary Housing Requirement ffor 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. "
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Item 17
This SPA and VTTM are consistent with and provide for implementation of the relocation and
increase in the number of affordable units. The Airport Land Use Commission (ALUC) reviewed
the project on October 21, 2020. The ALUC found that the project revisions would not change
the previous determination that the San Luis Ranch Specific Plan is consistent with the ALUP.
Policy Context
The proposed specific plan amendments and VTTM would further Housing Element goals by
providing a feasible affordable housing opportunity in a mixed -use project in proximity to
commercial development and nearby amenities. The attached Context Policy Analysis
(Attachment H) includes a detailed General Plan evaluation of the proposed amendments.
Subdivision Regulations
In addition to the Specific Plan Amendment, the project includes a subdivision. 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.
Subsequent ARC and PC Development 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 Major Project Review, which includes Architectural Review Commission review and
recommendation to the Planning Commission for final approval.
Public Engagement
As noted under "Previous Council or Advisory Body Action", the SLRSP was approved by the
City Council in July 2017, and the Planning Commission recommended approval of the proposed
SPA and VTTM in September 2020. The Planning Commission and City Council hearings were
noticed in the newspaper and notification was provided by mail to all occupants and owners
within 300 feet of the project boundaries in accordance with City adopted procedures and the
Government Code.
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Item 17
CONCURRENCE
The City's review of the SPA and VTTM involved all City departments in the development
review process. Various conditions of approval from these departments were included in the
Resolution related to the VTTM, based on those conditions set forth in the Planning Commission
Resolution related to this action.
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 D). 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.
FISCAL IMPACT
Budgeted: NA Budget Year: NA
Funding Identified: NA
Fiscal Analysis:
Funding Sources
Current FY Cost
Annualized
On -going Cost
Total Project
Cost
General Fund
n/a
State
Federal
Fees
Other:
Total
NA
There will be no net fiscal impact related to approving the SPA and VTTM. A Development
Agreement that covers all development within the SLRSP was approved in 2018, and a
Community Facilities District (CFD) was subsequently approved by the City Council in order to
help facilitate the construction of required infrastructure as development occurs under the
SLRSP. The proposed VTTM is consistent with and implements a portion of the SLRSP and
Development Agreement. No previously unanticipated fiscal impacts would occur as a result of
this action.
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ALTERNATIVES
1. Approve the project. An action to introduce an Ordinance and adopt the Resolution as
proposed, or with modifications to findings or project conditions.
2. Continue project. An action to continue the items should include a detailed list of additional
information or analysis required.
3. Deny the project. An action denying 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.
Attachments:
a - Draft resolution SPA and VTTM approval
b - Project Application Materials (including SPA and VTTM)
c - Applicant project statement
d - CEQA Addendum and City Council Resolution of August 18, 2020
e - PC Resolution - September 23, 2020
f - 9-23-2020 PC meeting minutes
g - Council Reading File - PC Resolution No. PC-1006-2020, March 11, 2020
h - Policy Context Analysis
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Item 17
RESOLUTION NO. XXXXX (2020 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING 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, AND TO UPDATE
OTHER ASPECTS OF THE SPECIFIC PLAN TO ACCOMMODATE THIS
DEVELOPMENT; APPROVAL OF VESTING TENTATIVE TRACT MAP
3142 WITHIN PREVIOUSLY APPROVED VESTING TENTATIVE
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 SUPPLEMENTAL 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 NOVEMBER 17, 2020 (1035
MADONNA ROAD, SPEC-0172-2020; SBDV-0173-2020)
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 and
SBDV-0173-2020, MI San Luis Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo recommended
approval of the Specific Plan Amendment as conditioned pursuant to said application; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on November 17, 2020, pursuant to a proceeding instituted under SPEC-0172-2020 and SBDV-
0173-2020, MI San Luis Ranch, LLC, applicant;
WHEREAS, the City Council 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 City Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The City Council hereby approves the project (SPEC-0172-2020
and SBDV-0173-2020), based on the following findings:
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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.
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) for horizontal mixed -
use development 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, 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 architectural 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.
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Resolution No. XXXXX (2020 Series) Page 3
SECTION 2. Environmental Review. The project is consistent with the certified Final
Environmental Impact Report (FEIR) for 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
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
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 and note all existing and proposed easements and offers of
dedication. The noted areas of additional right-of-way dedication and right-of-way
abandonment noted on VTM sheet C2 are supported and have been included in this VTM
processing. The extent and limits of the new offer(s) of dedication and abandonments shall
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be confirmed with the approved subdivision improvement plans for Tract 3096 and/or any
as -built construction. The developer shall confirm to the satisfaction of all potentially
affected utility companies that all wire utilities and appurtenances are not located within
the former PUE to be adjusted.
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.
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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.
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 existing 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 submit
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.
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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.
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 adhere to the provisions of MC 13.04.120.
31. Non -potable water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code.
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.
R
Packet Page 308
Resolution No. XXXXX (2020 Series)
Item 17
Page 7
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.
35. Each trash enclosure shall include space for the three waste streams: 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.
Fire Department
39. All access roads less than 36 feet in width shall have restricted parking and posted as fire
lanes. One side only where 28-36 feet in width, both sides where less than 28 feet.
40. City standard fire hydrants shall be installed, spaced so as not to exceed 300 feet to any
exterior wall in the development.
Indemnification
41. 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 Councilmember , seconded by Councilmember
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 17th day of November 2020.
R
Packet Page 309
Resolution No. XXXXX (2020 Series)
Item 17
Page 8
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 this day of , 2020.
Teresa Purrington
City Clerk
R
Packet Page 310
Item 17
OWNER
WALTER HEILBERG
MI SAN LUIS RANCH, LLC
P.O. BOX 3460
SAN LUIS OBISPO, CA 93403
APPLICANT
WALTER HEILBERG
MI SAN LUIS RANCH, LLC
P.O. BOX 3460
SAN LUIS OBISPO, CA 93403
PROJECT STATISTICS
DESCRIPTION (INCLUDED LOTS) LOT AREA (# OF LOTS)
COMMERCIAI LOTS (LOTS 1-11) 11.44ac (11)
TOTAL AREA 11.44 ac (11)
SHEET INDEX
Cl ..............TITLE SHEET
C2..............TENTATIVE MAP
C3..............PRELIMINARY GRADING & DRAINAGE
C4..............COMPOSITE UTILITY PLAN
CS..............STORMWATER MANAGEMENT PLAN
C6..............SITE SECTIONS
Al ..............ILLUSTRATIVE SITE PLAN
TOPOGRAPHY
FOR THE PURPOSE OF THIS VTM, THE APPROVED GRADING AND
PROPOSED IMPROVEMENTS SHOWN IN THE ONSITE AND OFFSITE
PUBLIC IMPORVEMENT PLANS FOR TRACT 3096 ARE BEING
REFERENCED AS EXISTING CONDITIONS.
UTILITIES
ELECTRIC .............. PACIFIC GAS & ELECTRIC
TELEPHONE.......... AT&T
CABLE....
CHARTER COMMUNICATIONS
GAS ...................... SOUTHERN CALIFORNIA GAS COMPANY
SEWER .................. CITY OF SAN LUIS OBISPO
WATER .................. CITY OF SAN LUIS OBISPO
VESTING TENTATIVE TRACT MAP 3142
BEING A SUBDIVISION OF LOT 7 OF TRACT 3096 COUNTY OF SAN LUIS
OBISPO, STATE OF CALIFORNIA.
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JUNE 19, 2020
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BASIS OF ELEVATION
THE BENCHMARK FOR THIS SURVEY IS A LEAD AND TAC IN THE CURB
RETURN IN THE NORTHEAST OF LOS OSOS VALLEY ROAD AND AUTO
PARK WAY. #38 OF THE CITY OF SAN LUIS OBISPO 2007 BENCH MARK
SYSTEM, HAVING PUBLISHED VALUE OF 116.60FEET (NAVD88).
BASIS OF BEARINGS
THE BASIS OF BEARINGS FOR THIS SURVEY IS BETWEEN TWO CITY OF
SAN LUIS OBISPO 2007 HORIZONTAL CONTROL MONUMENTS #8108
AND #8112, AS SHOWN AND CALCULATED TO BE N24059'40" E PER
(R2). HAVING PUBLISHED POSITIONS OF #8108 N-2292509.868.
E-5762163.133 AND #8122 N-2287956.408, E-5760040.361.
SAN LUIS RANCH 1
TRACT 3142
Packet Page 311
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PROPOSED EASEMENTS
A RECIPROCAL EASEMENT AGREEMENT IREAI
O WILL INCLUDE BUT NOT LIMITED TO VEHICULAR
AND PEDESTRIAN ACCESS, PARKING, STORM
DRAINAGE AND UTILITY EASEMENTS.
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PROPOSED STATISTICS
- - - LIMITS OF DISTURBANCE: 11.44 AC
(A) PROPOSED NEW IMPERVIOUS AREA: 369,8805F
(B) TOTAL REPLACED IMPERVIOUS AREA: 0 SF
(C) PROPOSED PERVIOUS AREA: 26,9325F
(D) TOTAL IMPERVIOUS AREA: 369,880 SF
(E) NET IMPERVIOUS AREA (NEW IMPERVIOUS + REPLACED
IMPERVIOUS) -(TOTAL EXISTING IMPERVIOUS -TOTAL IMPERV
AREA OF COMPLETE PROJECT) = AREA: 369,8805F
PRELIMINARY HYDROLOGY
DMA I:
TOTAL AREA = 48,874 SF
IMPERVIOUS AREA =39,170 SF
a "
95TH PERCENTILE DEPTH: 2.0"
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0.858P-0.78i2+0.774i+,04 = 0.60
48,8745F'0.601coefficienfl'12.0"/127Fi=4,896 CF
REQUIRED STORAGE VOLUME = 4,896 CF
PROVIDED STORAGE VOLUME (EXISTING CHAMBERS) = 4,900 CF
DMA
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IMPERVIOUS AREA TOTAL AREA = 144,965
65,168 SF
95TH PERCENTILE DEPTH: 2.0"
1 = IMPERVIOUS AREA/TOTAL AREA 0.66
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ff 144,965SF'0.451coecienl)'(2.0"/12"IFi=10,986CF
REQUIRED STORAGE VOLUME = 10,986 CF
PROVIDED STORAGE VOLUME (PAVERS) = 6,626 CF
PROVIDED STORAGE VOLUME (CHAMBERS) = 4,436 CF
TOTALSTORAGE VOLUME=11,062 CF
DMA
TOTAL AREA =108,0675E
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IMPERVIOUS AREA 77,655 F
95TH PERCENTILE DEPTH. 2.0
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=IMPERVIOUS AREA/TOTAL AREA = 0.72
C = 0.858J0-0.78°+0.774+.04 = 0.51
108,0675F'0.51 (coefflclenf)'(20'/121FT=9,218 CF
REQUIRED STORAGE VOLUME = 9,218 CF
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TOTAL STORAGE VOLUME =9,234 CF
DMA 4:
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TOTAL AREA = 37,332 SF
1
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95TH PERCENTILE DEPTH: 2.0"
=IMPERVIOUS AREA/TOTAL AREA= 0.87
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37,332 SF* 69(coefficienll*(2.0"/12"IFT=4,288 CF
1
REQUIRED STORAGE VOLUME = 4,288 CF
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RETAIL DEVELOPMENT - STORM WATER MANAGEMENT PLAN
JUNE 19, 2020
PROVIDED STORAGE VOLUME (PAVERS) = 1,766 CF
PROVIDED STORAGE VOLUME (CHAMBERS) = 2,551 CF
TOTAL PROVIDED STORAGE = 4,317 CF
DMA 5:
TOTAL AREA = 79,191 SF
IMPERVIOUS AREA = 67,858 SF
95TH PERCENTILE DEPTH: 2.0"
1 = IMPERVIOUS2AREA/TOTAL AREA= 0.86
C = 0.858i'-0.78i +0.774i+.04 = 0.67
79,773 SF' 0.671coefficienfl'12.0" lo21Fi=8,848 CF
REQUIRED STORAGE VOLUME = 8,848 CF
PROVIDED STORAGE VOLUME (PAVERS) = 2,131 CF
PROVIDED STORAGE VOLUME (CHAMBERS) = 6,821 CF
TOTAL PROVIDED STORAGE = 8,952 CF
DMA6:
TOTAL AREA = 79,980 SF
IMPERVIOUS AREA = 59,363 SF
95TH PERCENTILE DEPTH: 2.0"
i = IMPERVIOUS AREA/TOTAL AREA = 0.74
C = 0.8.0-11 78i +o.774i+.04 = 0.54 p:F
80,0295F'0.54(coefficienf)'(2.0"/12'IFT=7,140 CF /w
REQUIRED STORAGE VOLUME =7,140 CF
PROVIDED STORAGE VOLUME (PAVERS) = 2,647 CF
PROVIDED STORAGE VOLUME (CHAMBERS) = 4,509 CF
TOTAL PROVIDED STORAGE = 7,156 CF
SAN LUIS RANCH CS
TRACT 3142
I" SECTION A-A����
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JUNE 19, 2020
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SAN LUIS RANCH N
TRACT 3142 C 6
Item 17
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LOT 1
I1 OMMERCIA �^ .._ •_ - --• • • QLgLI _•_ . • .r. _�
el T 0.61 ACRES LOT 9
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COMMERCIAL TO Nwr tot OVEepASS CONNECTION
1.27 ACRES LOT 8 LOT 7 LOT 6
COMMERCIAL COMMERCIAL COMMERCIAL y @{Ta�1DING STATISTICS
L+IT F`--
R wa EEAs�r,[���:�_0.41 ACRES 0.3 ACRES 0.32 ACRES ,.
•� • • • • C f7�f fir �y n OT 5 a SITE AREA: I1.44ACRES
1498,4083FI
•• Iyy!�JH-/I,--'r�j.7 LJr'.I I --- - i- + F COMM. J� 'g _ MAXALL. LOT LOVERAGE. 80R,=9.161 ACK.399,OlOSF�
• :'F.. ' l+Id [/F�f F� ppp...LU PROPOSED LOTE. COVERAGE: I9.63%=9.Il ACRESRB.a9 nCRE5=369,8815E
i'.. _. i+ r, I.ff i I''►I. tr 0.72 ACRES ImPER9low�a62 ACES-z6.931 sF PER�lousl
SECURE J •''�-�'' _ MIN LANDSCAPE/PLAZA COVERAGE: 20R.= 2.29 ACRES199,752 SF)
PARKING GATE•. PED/BICYCLE ' PROPOSED LANDSCAPE COVERAGE: 2037%= 2.33ACRES(101,5965F)>2.29ACRE5
�C!{n ��j�(.y _ {
V L T 1 PATNP F I E� _ 1 �� COMMERCIAL (RED): 114,300 SF 60-
fill 191 AFFORDABLE HOUSING (YELLOW): 77 AFFORDABLE HOUSING UNITS
LLJu ! _ Z AFFORDABLE HOUSING 1.88 ACRES _ • r _ 270 SF FOOTPRINT -3STORY BLDG.
_ 7,700 SF OPEN SPACE (100 SF PER UNIT). < - - _
f COMMERCIAL PARKING:
d • REQUIRED: 114,300/500=339 SPACES
Ln (� i /� I p 9 [ 1 $EVEN SPACES$HALL BE ADA COMPLIANT
Z 7,700 SF ' f, BICYCLE PARKING REQ'D: 229"20%= 46 REQUIRED(35 SHORT TERM, 11
Wj OPEN SPACE : 1�,. �. 'I r LONGTERM
CL O may` ^. LOT 4�CLASSI PROVIDED: 370 SPACES )AND BACCESSIBLE SPACES-2
O _ • COMMERCIAL _ Y PATH VAN(301+SPACES =8 REQ'D)
- _ _. l V''+ BICYCLE PARKING p370'20%)'75%= , LONG741605HORi1ERM SPACES
Q-' • 1.67 ACRES NAM PxovloeslcFs wsloe
AFFORDABLE HOUSING PARKING: 1.0 PER UNITSLR
• '' REQUIRED: 711D SPACES 11 MANAGERIAL
O AFFORDABLE HOUSING • 1 '—^�(DARKER GREY ON SITE PLAN)PROVIDED: 903PACE$>J9SPACES
Q : 4ACCESSIBLE SPACES -I VAN
111 _ T
- 1 jUfLyp; REQUIRED BUILDING HEIGHT: MINIMUM 20'. MAXIMUM 50 F.
• - PROPOSED BUILDING HEIGHT: NO CHANGE
• AFFORDABLE HOUSING PARKING z�U �.� •' 'NO PRO SETBACKS: 5'STREET FRONT
F 1 "`l •4 o �, ��- ` NO PROPOSED CHANGE) 0'$IDE RE INTERIORDE LOT LOT
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MINIMUM COMMERCIAL LANDSCAPE BUFFER: 6' LANDSCAPE BUFFER FROM PUBLIC
F SECURE PARKING GATE r IRV 111 STREET IFROOM RANCH WAY &DAUDIOI
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1 AND 10' ADJACENTTO RESIDENTIAL
I 1 PROVIDED LANDSCAPE BUFFER: 15' LANDSCAPE BUFFER FROM PUBLIC
• STREET (FROOM RANCH WAY & DAUDIO)
1 . , AND ADJACENT TO RESIDENTIAL
LOT 2 LOT 3 � O •
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0.98 ACRES 0.49 ACRES
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LOCATIONS.
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PEDESTRIAN PATH.
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SOLID FENCE- PROVIDES PRIVACY AND
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12,K36=HED, �
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Packet Page 317
Item 17
rrm i SAN LUIS RANCH COMMERCIAL
111group design
MIXED USE/AFFORDABLE & PASEO VIGNETTTE
# 1046-09-CO19
DULY 1,2020
Packet Page 318
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Item 17
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NOISE SCREENING AT PROPERTY
LINES
SAN LUIS RANCH
I o iv
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COMMERCIAL/RESIDENTIAL BUFFER
Scale: 1/8" = 1'-0"
(on 11 x17 sheet)
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June 22, 2020
Packet Page 321
Item 17
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SAN LUIS RANCH I SFR AND MFR BUFFER
Scale: 1/8" = 1'-0"
(on 11 x17 sheet)
0 2 8
June 22, 2020
Packet Page 322
Item 17
COMMERCIAL
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HARVEST WAY PEDESTRIAN 30' LANDSCAPE 18' DEEP PARKING 24' WIDE DRIVE 7' WIDE RESIDENTIAL LOT 25' LANDSCAPE 18' DEEP PARKING 24' WIDE DRIVE 7' WIDE
SIDEWALK BUFFER WITH 10' WIDE STALLS WITH AISLE PEDESTRIAN BUFFER WITH 10' WIDE STALLS WITH AISLE PEDESTRIAN
MEANDERING MULTI- PERVIOUS PAVERS PATH MEANDERING MULTI- PERVIOUS PAVERS PATH
USE PATH WITH 2' WIDE USE PATH WITH 2' WIDE
SHOULDERS ON EACH SHOULDERS ON EACH
SIDE SIDE
MULTI -USE PATH - @HARVEST WAY CONNECTION MULTI -USE PATH - @REAR RESIDENTIAL LOT
Scale: 1" = 20' J.- 22, 2020
SAN LUIS RANCH I MULTI —USE PATH — RETAIL SITE o°Dz®t' A3
Packet Page 323
Item 17
6' HIGH SOLID
FENCE BETWEEN
OPEN SPACE AND
RESIDENTIAL
FOR PRIVACY
SCREENING
AFFORDABLE RESIDENTIAL 20'LANDSCAPE
BUILDING BUFFER WITH 1 O' WIDE
MEANDERING MULTI-
USE PATH WITH 2' WIDE
SHOULDERS ON EACH
SIDE
COMMERCIAL
BUILDING
MULTI -USE PATH - @COMM/RESIDENTIAL BUFFER
SAN LUIS RANCH I MULTI -USE PATH - RETAIL SITE
AFFORDABLE RESIDENTIAL
BUILDING
MULTI -USE PATH - @OPEN SPACE
CONNECTION
Scale: 1"= 20'
(on 11 x 1 7 sheet)
June 22, 2020
A4
Packet Page 324
Item 17
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I; I Overall Widfh 12.227
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Grountl Clearance 8 500ff
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Lock -to -lock time 6.00s
Max Steering Angle )Virtual) 26.300
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JUNE 19, 2020
SAN LUIS RANCH C 1
TRACT 3142
Packet Page 325
Item 17
III
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Min Body Ground Clearance 1.500ff
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`\ Lock to -lock time 26.3
Max S}eering Angle (Virtual) 26.30°
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JUNE 19, 2020
SAN LUIS RANCH C2
TRACT 3142
Packet Page 326
Item 17
RETAIL DEVELOPMENT - 65' SEMI TRACKING
JUNE 19, 2020
� California Legal Design Vehicle
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Overall Len fh
Overall Wid
65.000ft
8.500ft
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8.500ft
\ Lock -to -lock time
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SAN LUIS RANCH C3
TRACT 3142
Packet Page 327
Item 17
I I
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WB-40- Intermediate Semi -Trailer
Overall Len9}h
45.499f}
Overall Wig
8.000ft
\ Overall Body Height
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13.500ft
Min Body Ground Clearance
Track Width
1.334ft
8.000f}
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2030°
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RETAIL DEVELOPMENT - 40' SEMI TRACKING
JUNE 19, 2020
SAN LUIS RANCH C4
TRACT 3142
Packet Page 328
Item 17
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Overall Length 40.000ft
Overall Width 8.167ft
Overall Body Height 7.745ft
_ 11 Min Body Oround Clearance 0.656ff
Track Width 8.167ft
Max Wheel Angle 45.00°
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Item 17
J" Z - /,M�a "4
HpPIE GROWN C0MMUHITY
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
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APPLICATION SUMMARY SAN LUIS RANCH
COMMERCIAL/MIXED USE VESTING TENTATIVE TRACT MAP #3142, DEVELOPMENT PLAN AND
SPECIFIC PLAN AMENDMENT APPLICATIONS
Overall Proiect 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.
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Allowed
Density per
Adopted San Luis
Ranch Specific
Plan
Use
Land Use
Market Rate
Affordable
Maximum
Category
Density
Density
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
NG-10
NG-23 NG-30
NC
Total
Level
Moderate (80%-
4
0 0
4
8
120%)
Low (51%-80%)
0
4 0
4
8
Very Low (31%-50%)
0
0 26
26
52
Extremely Low (30%
0
0 0
0
0
and below)
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
Total
Percentage of
Percent
Density
Maximum
Income Level
Affordable
General Plan
Density Bonus
Bonus
Units
Units
Allowed
17.140.040(E)
Calculation
Allowed in
Provided
Density 500
(500 Units X
SLR SP
Units
Percentage
Allowed)
Moderate
8
I 2%
I 0
Low
8
I 2%
I 0
Very
52
10%
32.5%
163
Low/Extremely
Low
68
I
663
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Proposed Maximum
Density
per San Luis Ranch
Specific Plan
Amendment
Use
Land Use
Market Rate
Affordable
Maximum
Category
Density
Density
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
NG-10
NG-23 NG-30
NC
Total
Income Level
Moderate
4
0 0
0
4
Low
0
4 0
7
11
Very
0
0 0
52
52
Low/Extremely
Low
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
Total
Percentage of
Percent
Density
Maximum
Income Level
Affordable
General Plan
Density Bonus
Bonus
Units
Units
Allowed
17.140.040(E)
Calculation
Allowed in
Provided
Density 500
(500 Units X
SLR SP
Units
Percentage
Allowed)
Moderate
4
1%
0
Low
11
4%
0
Very
52
10%
32.5%
163
Low/Extremely
Low
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.
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Item 17
Jaw, ZYV:d_� n_,_X
HOPIE GROWN COMMUNIry
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.
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Item 17
Jaw, ZYV:d_� n_'_X
HOPIE GROWN COMMUNIry
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 Chanter 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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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 Project
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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)
• Pav fair share costs in the amount of $42,500 toward future construction by
City or another developer of an extension of the Ex4en northbound right
turn pocket to 230' and channelize movement (Prior to Building Permits or
Occupancy)
T-20) 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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Item 17
RESOLUTION NO. PC-1022-20
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 TENTATIVE 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
SUPPLEMENTAL 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 via teleconference, per the Governor's Executive Order N-29-20 issued on March 17,
2020, relating to the convening of public meetings in response to the COVID-19 pandemic, 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.
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Item 17
Resolution No. PC-1022-20
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.
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
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Item 17
Resolution No. PC-1022-20
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.
Packet Page 344
Item 17
Resolution No. PC-1022-20
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.
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Item 17
Resolution No. PC-1022-20
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 existing 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 submit
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.
Packet Page 346
Resolution No. PC-1022-20
1035 Madonna Road, SPEC-0172-2020
Page 6
Item 17
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 adhere to the provisions of MC 13.04.120.
31. Non -potable water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code.
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.
Packet Page 347
Resolution No. PC-1022-20
1035 Madonna Road, SPEC-0172-2020
Page 7
Item 17
35. Each trash enclosure shall include space for the three waste streams: 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 Kahn, seconded by Commissioner Wulkan, and on the
following roll call vote:
AYES: Commissioners Kahn, Shoresman, Wulkan, Vice -Chair Jorgensen and
Chair Dandekar
NOES: Commissioner Quincey
ABSENT: None
RECUSED: Commissioner Hopkins
The foregoing resolution was adopted this 23`d day of September 2020.
Tyler Corey, cc etary
Planning Co mission
Packet Page 348
Item 17
Minutes
•y Planning Commission
Regular Meeting
Wednesday, September 23, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, September 23, 2020 at 6:00 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle
Shoresman, Mike Wulkan, Vice -Chair Robert Jorgensen, and Chair Hemalata
Dandekar
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler
Corey, Contract Planner John Rickenbach, Associate Planner Kyle Bell,
Assistant City Attorney Roy Hanley, and Deputy City Clerk Kevin Christian
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1. CONSENT AGENDA — CONSIDERATION OF MINUTES
ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY COMMISSIONER
WULKAN, CARRIED 7-0-0 to approve the Planning Commission Minutes of September 9,
2020 with modifications.
Packet Page 349
Item 17
Planning Commission Meeting Minutes
September 23, 2020
Page 2 of
PUBLIC HEARING
2. 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 location 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
has been prepared 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; Case #: SPEC-0172-2020 & SBDV-0173-2020; Zone: San Luis Ranch
designations NG-10, NG-23, NG-30, AG and Neighborhood Commercial (NC); MI San
Luis Ranch, LLC, applicant.
Contract Planner John Rickenbach, Senior Planner Brian Leveille, and Community
Development Director Michael Codron presented the staff report and responded to
Commission inquiries.
Applicant representatives, John Fowler (President/CEO People's Self Help Housing) and
Rachel Kovesdi (PIanning Consultant), provided information on the development plan and
responded to Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY COMMISSIONER
WULKAN, CARRIED 5-1-1 (QUINCEY OPPOSED, HOPKINS RECUSED) to adopt a
Resolution entitled,
"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 TENTATIVE 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 SUPPLEMENTAL EIR FOR SAN LUIS
Packet Page 350
Item 17
Planning Commission Meeting Minutes
September 23, 2020
Page 3 of
RANCH SPECIFIC PLAN WHEN CONSIDERED IN CONJU11iCTION 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)" amended as
presented concerning COA 30 and COA 31.
The Commission gave the following direction for inclusion in the Development Plan:
- Ensure that compatible design considerations are included for Lot 4 adjacent to the
affordable housing.
- Ensure the loading/unloading area doesn't infringe on the residential parking area for the
affordable housing.
Install a masonry wall instead of a wood fence and a 5 foot landscape buffer between the
parking lot for lot 11 and the adjacent single family (NC-23) housing area to the south.
- Consider adding a pedestrian crossing of Dal idio Drive mid -block between the traffic circle
and Madonna Road.
Bike parking for Lot I 1 should include charging stations for a -bikes and parking for large
bikes, such as cargo bikes.
RECESS
The Commission recessed at 7: 53 and reconvened at S: d5 with all Commissioners present.
3. Conceptual review of a mixed -use project consisting of 280 residential units and 15,000 square
feet of commercial space, the project also includes a General Plan Map amendment and Airport
Area Specific Plan amendment to rezone the property from Business Park (BP-SP) to
Commercial Services (C-S-SP). The project will include preparation of an Environmental
Impact Report. Project address: 600 Tank Farm Road; Case #: ARCH-0216-2020; Zone:
BP-SP; Covelop Holdings, LLC, applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries.
Applicant representatives, Steven Peck of Peck Planning and Damien Mavis of Covelop, Inc.,
provided an overview of the project, focusing on traffic circulation, considerations for
amending the land use, compatibility with the existing Airport Land Use plans, and the
proposed housing affordability.
Chair Dandekar opened the public hearing,
Public Comment:
Pam Ricci
Chair Dandekar closed the public hearing.
Packet Page 351
Item 17
Planning Commission Meeting Minutes
September 23, 2020
Page 4 of
The Commission provided the following direction and comments to staff and the developer for
possible enhancements to be included in their final proposal:
- Consider the circulation interrelationship of this and other nearby developments as a whole
and their impact on bicycling and pedestrian connectivity in the immediate area as well as
to further destinations in the City.
Consider increasing the number of units.
- Ensure compatibility of the commercial services for this project and adjacent sites.
- Design of building adjacent to Tank Farm should be orientated to Tank Farm if they serve
the general public rather than just the development.
- Provide a more prominent direct pedestrian connection between the residential and
commercial areas — minimize crossing of parking areas.
Consider broadening the proposed 1.5-mile local preference zone.
- Consider opportunities to enhance connectivity across the emergency bridge.
COMMENT AND DISCUSSION
4. Agenda Forecast — Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:33 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, October 14, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: 10/14/2020
Packet Page 352
Item 17
Policy Context Analysis
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
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.
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.
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 D). 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 the "Environmental Review" section 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.
Packet Page 353
Item 17
San Luis Ranch Specific Plan �. .
�� `'\
Upon its adoption in 2017, the SLRSP became the �" ..'.-
primary guiding land use regulatory document for 1 N G - 30
the area it encompassed. The proposed projectNG-23` NC
area coincides with the portion of the NC- .f 1
designated land generally northwest of the '
intersection of Froom Ranch Way and Dalidio N G -10
Drive (figure, right).
A Specific Plan is a tool for the systematic ' `f
implementation of a General Plan. It effectively - r
establishes a link between implementing policies A G
of the general plan and the individual
O Nel hmhoodlU
development proposals in a defined area. In the .`' -N.ig,horh°ndGe°","-c,, 23
Neighborhood Genera130 ` / / , �'� +
- Neighborhood Com —bl
case of the SLRSP, it addresses the broad range IOp-IV... E �'
of planning issues and policies typically covered F -�
in the City's General Plan or zoning ordinance, Figure 3: San Luis Ranch Specific Plan Land
from land use, circulation, site planning Use Map
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.
The table below 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 C).
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
Applicant proposes to increase the Residential
Table 2-1
Performance Standards
component from 580 to 654 units. However,
should not be
this table shows what is in the adopted
modified as
General Plan, and the proposed SPA would not
proposed
change that. No change to this table is
appropriate.
Table 2-3. Planned San Luis Ranch Specific
This table includes proposed modifications to
Yes
Plan Area Development
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.
Packet Page 354
Item 17
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance
Discussion
Potential
Consistency
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
basis for other modifications to the Specific
Plan discussed below, and the determination
of potential consistency.
Section 2.5.1 Commercial Retail and Section
The project is consistent with that intent.
Yes
2.5.2. Office.
Section 2.5.1 and 2.5.2 call for commercial
retail and office uses that would be
accommodated by the VTTM.
Section 2.5.6. Integrated Residential Uses.
This section is a proposed amendment to the
Yes
San Luis Ranch will integrate residential uses
SLRSP. It allows for residential mixed use
in the Neighborhood Commercial Zone.
within the NC zone as proposed under the
Housing development and mixed -use
VTTM.
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.
Section 3.3 Neighborhood Commercial (NC)
The introduction to this section does not
Yes; see
Zone
mention residential uses as a possible land use
analysis for
that could be included in a mixed use project,
minor
although there are illustrations later in this
modification
section that support this concept, and Table 3-
to SP
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.
3.7.2. Commercial/Mixed Use Design
Proposed modifications clarify the relationship
Yes
Guidelines. (The following existing
between residential and commercial uses in
guidelines are modified as proposed, with
project design that may come forward through
new next underlined, and deleted text
a Development Plan. Each aspect of the
indicated by strikeout. Only modified
proposed changes are analyzed below.
Packet Page 355
Item 17
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance
Discussion
Potential
Consistency
portions of the existing guidelines are
Site Planning and Design. In general, the
shown.]
intent is to promote higher quality design that
emphasizes the visual attributes of
development, integrates pedestrian and
Site Planning and Design
bicycle circulation, and encourages public
meeting opportunities though design. These
a Buildings `heuld- be sited el"" +
guidelines form a solid framework for mixed
use projects that may come forward in a
should i rat ped S+ri. r.
walkways, eutdeei: seating, apd
Development Plan.
Where buildings front external and
Building Form. Includes minor changes that do
internal streets, building design
not alter the original intent, but clarify and
should address the streets and not
help visualize how roofing elements would be
present the back of the building.
integrated into design.
b Outel er spaees should refleet
eareful planning ane
defined r ti
Building Elements and Articulation. Includes
spaces with edges, s '
and lighting that establish n sense .,F
minor changes that do not alter the original
fie- Building design should
intent, but emphasize pedestrian access and
engage pedestrian circulation paths
functionality.
with outdoor seating, landscape
areas, and pedestrian -oriented
areas where possible.
Mixed -Use Integration. This is a new section
to better articulate how residential and
c. Transitional pedestrian -oriented
commercial uses will relate, both vertically and
outdoor spaces should be provided
horizontally. It also describes how pedestrian
at horizontal mixed -use interface
connections can be better achieved.
between uses. Transitional spaces
should include courtyards, benches,
landscape, and lighting that
Commercial Plazas. This includes minor
establish a sense of place.
changes to an existing section to better clarify
the original intent.
d. Clearly defined pedestrian and
bicycle circulation paths should be
provided across site connecting to
Signs. This includes minor changes to an
parking, building entries, public
existing section to better clarify the original
ways, and multimodal transit
intent, and to ensure better consistency both
connection points. Use of path
within the SLRSP and the City's sign
defining elements such as enhanced
regulations.
paving and landscape should be
incorporated.
Packet Page 356
Item 17
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance
Discussion
Potential
Consistency
e. Plazas, courtyards, peel(et
Building Materials. This includes minor
and outdoor public spaces cafes
changes to an existing section to better clarify
should be designed in an inviting
the original intent.
mat to encourages
pedestrian use through the
incorporation of trellises, fountains,
art, seating, and shade trees.
Exterior Colors. This includes minor changes to
an existing section to better clarify the original
intent.
Building Form
b. Reefs eevering the entire bwildiRg
such as hips and gables, aFe
Utilitarian Aspects of Buildings. A provision
„Fef.,.-Fed „veF Y....,„.-aFd Feef-
related to pedestrian access to trash closures
Where practical and on short span
was eliminated because it unnecessarily
roof elements, the primary roof
restricted potential designs that could be
form should address the entire
visually less intrusive.
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.
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 wiRde provide for
pedestrian scale elements and
materials where it is not the primary
entry.
Mixed -Use Integration
Packet Page 357
Item 17
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance
Discussion
Potential
Consistency
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 ..leaF FeEegnizable
e tewer�ea s-b etwee� - - U Et rz�
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
ap seos.
Packet Page 358
Item 17
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance
Discussion
Potential
Consistency
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 saver
pep 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 primaril
used feF side and baE!( walls that aFe
Ret as visible fFem publiE view; with
featwes 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.
c. Materials and colors should be
architecturally consistent and
enhance the overall project
character while employing best
Packet Page 359
Item 17
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance
Discussion
Potential
Consistency
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
enelesure should be PFE)Vided se the
IaFge aeeess gates do not have te be
opened as eftei�,
5.2.2 Affordable Housing. [The applicant
These changes essentially would allow for up
Yes
suggests modifications to this section as
to 34 additional affordable units within the
follows.]
SLRSP than are currently accommodated in the
plan. In achieving this, there would be fewer
deed restricted affordable units in the NG-30
1. To reflect the fact that there would
zone, but a significant increase that more than
be up to 654 units within the SLRSP,
offsets this within the NC zone.
and 64-77 affordable units on the
NC site (instead of 34).
2. The applicant suggests they qualify
The density bonus provision corrects a clause
for a 32.5% density bonus instead of
that was inaccurately described in the original
the 20% included in the existing
SLRSP, and allows for the magnitude of
SLRSP.
Packet Page 360
Item 17
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance
Discussion
Potential
Consistency
3. States that there would be 2 deed
affordable housing development contemplated
restricted affordable units in each of
in the amended SLRSP.
the NG-10 and NG-23 zones.
4. Removes the requirement for 26
deed restricted affordable units in
Overall, these changes further the City's broad
the NG-30 zone, since these will be
transferred to the NC zone.
goal of providing additional affordable housing
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.
The updated information does not affect
Yes
[These are tables that project water demand,
development potential, or any aspect of future
wastewater generation, solid waste
project. It is intended primarily for
generation, school demand, and buildout.
informational purposes.
These have been updated to reflect updated
development potential.]
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,
Packet Page 361
Item 17
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.
Packet Page 362
7/26/2021
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)
November 17, 2020
Applicant., MI San Luis Ranch, LLC
2
7/26/2021
Recommendation
. Based on the recommendation of the Planning
Commission, adopt a Resolution to amend the
San Luis Ranch Specific Plan and approve the
Vesting Tentative Tract Map (VTTM 3142)
based on findings and subject to conditions of
approval
3
4
Project Site and Location
sa�
..' Obi �pn
'7 6o:eus�
7/26/2021
City Council Approved Project: July 18, 2017
Specific Plan, General Plan
Amendment/Pre-Zoning, and
NG-3a•
Development Plan/Tentative Tract....•,
Map for the 131-acre project site
G.2re�� • /t
sire -
■ Specific Plan guides land use,
circulation, parks and open space NG-ia
infrastructure, arch itecture/design,:•
and phasing
■ Allows up to 580 Homes; up to
250,000 SF Non -Residential; 200 ' AG
hotel rooms
■ Consistent with General Plan Emn e.a i
policies (including LUE 8.1.4)
5 6
Project Description
. 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
7/26/2021
Specific Plan Amendment
■ 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 address allowed 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
■ 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
7/26/2021
VTTM 3096 — Final Map Approved in 2018
■ VTTM 3096 shown above;
detail of Lot 7 is at right
■ VTTM 3142 is a subdivision
of VTTM 3096 Lot 7
I
VTTM 3142 — Proposed Lot Layout
9 10
�.� I _
R AILDHELOPMEW TEN MVF" $AN WI$ RAN[H
�'� lAaClain C2.
7/26/2021
Illustrative Site Plan based on SPA and VTTM
A LIMA
d* .� ..:�• � are �-�viF il.Ls�'� e{i �- �i _•_• -- - .
_ }
+--i u�
rrm SAN LUIS RANCH RETAIL DEVELOPMENT 4
JJJ ILUIS7RArVE SITE PLAN --
Why is the project proposed?
11 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
7/26/2021
Policy Consistency
■ 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
■ CEQAAddendum 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
■ Proposed commercial common interest subdivision allowed
■ Future Development Plan application would require development review
Affordable Housing Policy
13 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
■ 34 affordable units required in NC zone (or in lieu fees)
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
7/26/2021
Affordable Housing Details (existing plan)
Affordable Housing in SLR is governed by Affordable and
Workforce Housing Agreement (recorded September 14, 2020)
■ Current affordable housing provisions
■ 34 to be built in residential zones
■ 34 inclusionary units in the commercial (NC) zone (or in lieu
fee)
■ Current workforce housing provisions include 14 units total:
■ 2 units in NG-10; 2 units in NG-23; 10 units in NG-30)
■ Consistent with Development Agreement
15 16
7/26/2021
Affordable Housing (proposed)
Inclusionary Housing Plan (proposed)
Program (zone)
NG-10
NG-23
NG-30 •
NC •
Total
Moderate Income
4
4
8
Low Income
4
4
8
Very Low Income
56-69
56-69
Total Units
4
4
0
64-77
72-85
* The 26 very low income unit requirement would be transferred from NG-30 to NC. The proposed Specific Plan
Amendment would also allow an additional 4-17 affordable units for very low income households to be built in the
NCzone. The housing in the NC zone would actual!y be constructed (no in -lien e).
17 18
7/26/2021
Market Rate vs Affordable Housing in SLRSP j I Market Rate vs Affordable Housing in SLRSP
SLRSP Total Market Rate and Affordable Units (existing plan)
Program (zone)
NG-10
NG-23
NG-30
NC
Total
Percentage of
Total
Market Rate Units
192
77
253
512
86.6%
Workforce Units
2
2
10
14
2.3%
Affordable Units
Moderate Income
4
4
8
1.8%
to. Income
4
4
8
i.8%
ve Law Income
26
26
52
8.$%
Affordable Units [total]
4
4
26
34
68
11.1%
Total Units
298
83
299
34
614
100%
* Assumes inclushanary housing is built in the NC zone instead o in -lieu e as allowed by Development Agreement.
SLRSP Total Market Rate and Affordable Units (proposed)
Program (zone(
NG-10
NG-23
NG-30
NC'
Total
Percentage of
Total
Market Rate Units
192
77
286
555
84.9%
Workforce Units
2 1
2
10
14
2.1%
Affordable Units
Moderate 0.—
4
4
8
11296
Low Income
4
4
8
1.2%
vely Low Income
69
69
10.6%
AffordableUnits (total)
4
4
77
85
13.0%
Total Units
198
83
296
77
654
100%
* Assumes maximum amount ofaffordable housing in the NC zone is built under proposed Specific Plan Amendment.
19 20
7/26/2021
CEQA Process
Subsequent Development Plan Review
■ July 18, 2017. City Council certifies Final EIR for SLRSP ■ SPA and VTTM would direct future development in
■ July 17, 2018. City Council certifies Final Supplemental EIR the 11.44-acre area in question
(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
21 22
■ Development Plan for this area would be needed to
facilitate development
. Development Plan would require ARC review and
Planning Commission approval
7/26/2021
Additional Planning Commission Direction
for the future Development Plan...
■ Ensure compatible design for commercial Lot 4 adjacent to
affordable housing;
■ Ensure loading/unloading area does not infringe on parking for
affordable housing area;
■ Include masonry wall and landscape buffer between parking lot for
housing and single-family homes across the street in NG-23 zone;
• Consider mid -block pedestrian crossing on Dalidio Drive; and
• Bike parking for affordable housing should include charging
stations for a -bikes and parking for large bikes.
23 24
Design Guidelines: 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.
7/26/2021
Design Guidelines: Site Planning and Design
a. Where buildings front external and internal streets, building design should address
the streets and not present the back of the building.
b. 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, and outdoor public spaces should be designed to encourage
pedestrian use through the incorporation of trellises, fountains, art, seating, and
shade trees.
25
26
Recommendation
. Based on the recommendation of the Planning
Commission, adopt a Resolution to amend the
San Luis Ranch Specific Plan and approve the
Vesting Tentative Tract Map (VTTM 3142)
based on findings and subject to conditions of
approval
7/26/2021
Resolution PC-1006-20 - Condition 1
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 restr cted "workforce" units shall be shown in the final Affordable Housing
Agreement to be spread throughout the Zone, as descr bed 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 descrbed in the Affordable Housing Plan for the project dated October 24, 2019.
Services offered by the qualified housing provider maybe 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.
27 28
7/26/2021
Proposed Affordable Housing Locations
o7vw=
IDaE
29