HomeMy WebLinkAbout04/03/2001, 3 - CONTINUED PUBLIC HEARING ON DEVAUL RANCH SOUTH TENTATIVE MAP AND PLANNED DEVELOPMENT REZONING FOR 1 council
acEnda aEpoin
CITY O F SAN LUIS O B I S P O
FROM: Ron Whisenand,Development Review Manager
Prepared By: Peggy Mandeville,Associate Planner
SUBJECT: CONTINUED PUBLIC HEARING ON DEVAUL RANCH SOUTH
TENTATIVE MAP AND PLANNED DEVELOPMENT REZONING FOR 130
RESIDENTIAL UNITS AT 11955 LOS OSOS VALLEY ROAD (TR/PD/ER 87-00)
CAO RECOMMENDATION.
Approve the Planning Commission's recommendation to:
A. Introduce an ordinance to print approving the Mitigated Negative Declaration and
rezoning the 13.6 acre site from Conservation/Open Space (C/OS) to R-1-PD, R-2-
PD, and R-3-PD based on findings.
B. Adopt a resolution approving the tentative map based on findings and subject to the
City's growth management phasing schedule, conditions and code requirements.
REPORT IN BRIEF
On February 20, 2001 the City Council continued their review of this item with
direction to staff to return with additional information regarding traffic impacts,
emergency access, the design of Los Osos Valley Road, setbacks from Froom Ranch;
pedestrian connections with adjoining properties, and the project's water usage. For
clarification purposes, this report also includes additional information regarding the
project's secondary .dwelling units, Planned Development rezoning justification,
parking for the apartments, palm tree planting/relocation; and additional environmental
documentation. The February 20 staff report is included as an attachment to this report
(see Attachment 6).
Staff has reviewed the additional information compiled at Council's request and finds
that the additional information supports the staff recommendation for approval of the
Mitigated Negative Declaration,PD rezoning, and vesting tentative map.'
DISCUSSION
Project Description
The applicant has submitted applications for subdivision, PD, rezoning, architectural
review and environmental review. Thesubdivision would allow for the development of
77 apartment units, 19 single family dwellings, 34 duplexes and a maximum of 17
Council Agenda Report-:: PD/ER 87-00
Page 2
secondary dwelling units provided by the developer. The PD rezoning would allow for
more variation in the project design than normal standards allow. The Planning
Commission and Architectural Review Commission have recommended approval of
these applications.
Follow-up Analysis
The following sections respond to issues raised at the February 20 public hearing.
1. Cumulative Traffic Analysis. The Council asked staff to return with additional
traffic information which analyzed the current conditions on Los Osos Valley Road at the
interchange with US 101. In essence, Council expressed concerns regarding the currently
approved list of projects in the immediate area of the DeVaul Ranch South development
and wondered if capacity is available to tolerate those projects as well as this
development. Council also asked that staff provide information on "how much"
additional capacity may still be available at the interchange if DeVaul Ranch South is
approved.
The applicant, acknowledging the importance of this issue, hired an independent traffic
consultant (ATE) chosen by City staff to review the existing situation, validate/invalidate
the traffic assumptions contained in the DeVaul Ranch North EIR and analyze the future
conditions of the interchange using the current list of approved projects.
As stated at the Council meeting, three separate EIR's (Froom Ranch, DeVaul Ranch
North, Marketplace) have forecast future conditions at the interchange. Each of these
EIR's included analysis of the DeVaul Ranch South additional traffic (see Attachment 7,
Letter from Fehr and Peers traffic consultants). Of these three EIR's, the DeVaul Ranch
North report is the most accurate in forecasting near term impacts of the interchange
because it does not include the Prado Road Interchange in it's 10-year assessment and it
used the City's traffic model to forecast future background traffic. The consultant used
this information as background in developing assumptions for future traffic conditions.
A list of all currently approved projects in the area was compiled and used by the
consultant to forecast near—term conditions. ATE's analysis also included construction of
a simulation model of the interchange and simulating near-term conditions..Their results
indicate that the interchange ramps and Los Osos Valley Road will continue to operate at
acceptable levels of service even with all currently approved projects built out, and
development of the DeVaul Ranch South project.
ATE identified residual capacity at the interchange location to give some idea of how
much additional land use might be approved before the location exceeds City thresholds.
Their results indicate an increase in traffic of approximately 15% (350 peak hour trips)
over their forecasted scenario (Existing+Approved Projects+DeVaul Ranch South) would
result in the interchange deteriorating to unacceptable levels of service. In order to give
Council some assistance in understanding how that might relate to potential land use
decisions, Table 1 has been tabulated to indicate a corresponding size of project that
Council Agenda Report-Y'aPD/ER 87-00
Page 3
would generate traffic in this amount.
Table 1 -Development Levels Which Would Cause LOS E Operations
fl i U-,
Single Family 346 Units 1.01/unit 350 PHT
Shopping Center 66,000 S.F. 5.28/K.S.F. 349 PHT
Discount Store 92,000 S.F 3.80/x.S.F 350 PHT
Finally, ATE identified one low-cost improvement that could be done to the interchange
in order to improve operations along LOVR — signal interconnection and coordination.
Although this improvement is not required by the CEQA analysis, the applicant has
offered to construct these improvements as part of their project. The project would
receive TIF credits for this work under the congestion relief section of the TIF program.
Staff concurs with this offer in that it will accomplish these improvements sooner rather
than later, and the City would eventually be using TIF monies anyways to construct these
improvements as part of a future capital improvement project.
ATE and staff will be available at the Council meeting to respond to any questions
regarding this analysis and the proposed improvements.
2. Interchange Capacity Monitoring. As discussed in the above section, traffic at the
LOVR/101 interchange is nearing City thresholds. Based on these new traffic figures
however, there is still some capacity for additional development before further
improvements and possible widening of the interchange is needed. Although there are a
variety of factors that can raise or lower the above capacity figures (i.e. change in
signalization, at other locations, relocation of Calle Joaquin, etc.), it is critical for the City
to monitor these changes as well as the traffic characteristics of new development to
anticipate when LOS E may be reached. The City's development review process is
designed to provide this careful monitoring. As new development proposals are
submitted to the City for review; traffic studies will be required that contain traffic data
on existing, existing with project, and build out conditions. This information will be
incorporated into the project's environmental analysis, which will be used by the City
decision makers to review the project and establish appropriate traffic mitigation
including the eventual widening of the interchange.
3. Los Osos Valley Road Widening and LOVR Interchange Advance Development
Work. The City Council had questions about what Los Osds Valley Road would look like
at various locations after it is widened. The applicant's resubmittal booklet (Attachment 14,
Sheets L2 and L3) includes plans and cross sections of Los Osos Valley Road (LOVR)
which illustrate the location of travel lanes, roadway transitions, sidewalks, landscape
median, existing palm trees and Garcia Drive. Also included in the back sleeve of the
booklet is a widening plan for LOVR from Madonna Road to the freeway.
3-3
Council Agenda Report-4�uPD/ER 87-00
Page 4
In addition, staff has begun the process of improving the interchange at LOVR/US 101.
The City, acting as lead agency, has acquired funding from the County and from
SLOCOG to begin advance. development work required by Caltrans to make
improvements to the State transportation system. A draft RFP to develop a Project Study
Report, the initial study for improvement project, has been compiled by staff and is being
reviewed by a project development team (PDT) that is comprised of representatives of
Caltrans, SLOCOG and the County. It is anticipated that Council will review the RFP for
advertisement and award in April. Development and ultimately, approval of the PSR by
Caltrans, allows the project to become eligible for state and federal funding.
The City's TIF programs contains $3,000,000 for improvements to the LOVR
interchange however additional regional and state funds will be required to fully complete
the project. Staff will be working with SLOCOG in the coming months to investigate
funding sources for the project. Depending upon acquisition of outside grant sources,
Table 2 outlines a possible schedule for the improvement project.
Table 2—LOVR/US 101 Interchange Improvements Tentative Schedule
AF
PSR 2001
Acquire additional 2001-2004
funding
E1R 2002-
Caltrans
002Caltrans Project Report 2003
PS&E 2003-04
Construction 2004-05
A full project description for this project will be forthcoming as part of the City' FY 2001-
03 CIP process.
4. DeVaul Ranch South Water Usage. The City Council requested additional
information regarding the project's proposed water usage. The estimated water use for the
DeVaul Ranch South project is approximately 26 acre feet of water per year. The
following is a breakdown of the estimated use:
• Apartments- 77 units 9.24 acre feet/year
• Duplexes- 34 units 6.12 acre feet/year
• Studios- 17 units 1.70 acre feet/year
• Single Family- 19 units 5.70 acre feet/year
• Landscape- 59,436 sq. ft. 3.20 acre feet/year
TOTAL 25.96 acre feet/year
The EIR certified by the City Council for the DeVaul Ranch North project identified 102
acre feet of water as that project's annual water use. Now that the DeVaul Ranch North
project's final plans have been submitted, it has been determined that the development
Council Agenda Report-Tivi'D/ER 87-00
Page 5
will use approximately 75 acre feet per year; a 27 acre foot reduction. The combined
water use for the DeVaul Ranch North and South projects is lower than the 102 acre foot
figure used in the DeVaul Ranch North EIR.
Currently, the City has an adequate supply of water available to serve the project.
Consistent with the City's Water Management Element, the City allocates water to
projects at the time building permits are obtained, not at annexation or when development
approvals are given. In order to obtain a building permit, the applicant must comply
with the City's retrofit program (by developing a water allocation through retrofitting to
offset twice the project's expected water use) and pay the required fees.
5. Los Osos Valley Road Landscape Treatments and Setbacks. The City Council
inquired about the landscape design of the project's Los Osos Valley Road frontage.
Plans for the proposed landscape treatments on the project's LOVR frontage are provided in
Attachment 14, Sheets L3 and L4 of the Applicant's Resubmittal Booklet. Plans call for a 7
foot wide landscape parkway, a 6 foot wide sidewalk and a one foot wide landscape planter
within the public right of way. At the property line, the applicant proposes an additional 8
feet of landscaping abutting a retaining wall/trellis structure which screens the apartment's
parking lot. Sixteen foot tall canary island palm trees are proposed to be planted every 35
feet within this landscape planter to miiror the existing palms on the north side of Los Osos
Valley Road.
The design allows for a total landscaping width of 9 feet between the sidewalk and the
apartment complex parking lot which is consistent with what was approved for the
DeVaul Ranch North project. For comparison purposes, the DeVaul Ranch North project
has been approved with an 8 foot wide landscape parkway, a 6 foot wide sidewalk and a
minimum 7 foot wide landscape planter within the public right of way. The two foot
building setback approved for the project allows for a minimum total landscaping width
of 9 feet between the sidewalk and apartment complex garage retaining wall.
6. Emergency Access to Froom Ranch. At the request of Council, emergency access
has been provided to the commercially zoned property to the southeast. Attachment 14,
Applicant's Resubmittal Booklet, illustrates the design of the emergency access to the
Froom Ranch property. Staff recommends that the final design and location of the
emergency access be reviewed and approved by the Public Works, Community
Development, and Fire Departments.
7. Froom Ranch Setbacks. The City Council requested information regarding the
interface between this project and the adjacent Froom Ranch property. A total of 12
dwellings are proposed to be located directly adjacent to the commercially zoned Froom
Ranch property. With the goal of minimizing impacts that may result from locating
residential uses next to commercial uses, these 12 properties have been designed with
detached garages and a block wall that are located along the rear property line to act as a
buffer between the two uses. Attachment 14, Sheet L15, Applicant's Resubmittal
Booklet, illustrates how the garages and wall will be viewed from the Froom Ranch
property prior to its development. Additional buffering on the Froom Ranch property
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Council Agenda Report-MPD/ER 87-00
Page 6
will be considered as part of the review of any commercial development application.
Such application will be required to comply with Land Use Element Policy 'LU 2.2.4
which states, "In designing development at the boundary between residential and
nonresidential uses,protection of a residential atmosphere is the first priority."
8. Pedestrian and Vehicular Connections with Adjoining Properties. The City
Council expressed a desire to see how this project provides pedestrian connections with
adjoining neighborhoods. The project design. provides numerous pedestrian and
vehicular connections including emergency/pedestrian access to Quail Drive, access into
the Irish Hills open space, and pedestrian access linking cul de sacs. Attachment 14,
Applicant's Resubmittal Booklet identifies the location of these connections.
9. Planned Development Zoning Justification. The City Council discussed the
need to make a finding in order to approve the Planned Development rezoning.
Attachment 14, Applicant's Resubmittal Booklet, contains (in the back sleeve of the
booklet) the applicant's statement of justification for approval of the proposed Planned
Development (PD) zoning. As required by the PD zoning regulations, the City Council
must find that the project meets one or more of the following criteria:
1. It provides facilities or amenities suited to a particular occupancy group (such as the
elderly or families with children) which would not be feasible under conventional
zoning;
2. It transfers allowable development, within a site,from areas ofgreater environmental
sensitivity or hazard to areas of less sensitivity or hazard;
3. It provides more affordable housing than would be possible with conventional
development;
4. Features of the particular design achieve the intent of conventional standards
(privacy, usable open space, adequate parking, compatibility with neighborhood
character, and so on) as well as or better than the standards themselves;
S. It incorporates features which result in consumption of less materials, energy or
water than conventional development;
6: The proposed project provides exceptional public benefits such as parking, open
space, landscaping, public art, and other special amenities which would not be
feasible under conventional development standards.
The Planning Commission recommended Finding 4 citing traffic calming measures and
the design of streetscapes as features that achieve the intent of the conventional standards
as well as or better than the standards themselves. If Council wishes to further define this
finding, staff recommends that the Council utilize the following wording to make finding
for approval of the Planned Development:
"Features of the design (ie. garages at the rear of properties,front porches, pedestrian
connections with adjoining properties, private mini parks, reduced street widths,
landscaped parkways, detached sidewalks, secondary dwelling .units, and bulbouts)
achieve the intent of conventional standards as well as or better than the standards
themselves. "
^ip
Council Agenda Report-T'k7PD/ER 87-00
Page 7
10. Secondary Dwelling.Unit Information. The City Council questioned the ability
to approve secondary dwelling units as part of the project's Planned Development. The
City's Secondary Dwelling Unit regulations were established to expand housing
opportunities by increasing the number of rental units available in existing neighborhoods
that would not otherwise be allowed through conventional zoning. The intent of the
regulations is not to allow secondary dwelling units in existing planned development or
condominium projects because it is assumed that they have been designed for their
ultimate buildout. By planning and designing for secondary dwelling units as part of the
Planned Development rezoning process, the potential impacts (ie. parking, building and
site design) can be identified and addressed. After reviewing the potential impacts, the
Planning Commission recommended that of the approximately 30 residential lots that
could accommodate secondary dwelling units, a minimum of 13 and a maximum of 17
secondary dwelling units should be provided. These units are required to be provided by
the developer as part of the overall project construction.
11. Parking for the Apartments. The City Council was concerned about approving
a parking reduction for the apartments. In response to this concern, the applicant has
modified the site plan for the apartment portion of-the project to provide the required
number of parking spaces by utilizing a shared driveway with the DeVaul North
apartment project. Attachment 14, Sheet L1 of the Applicant's Resubmittal Booklet
illustrates how additional parking can be provided using one shared driveway in lieu of
two parallel driveways.
12. Palm Tree Planting/Relocation. At the February 20 City Council meeting, the
idea of relocating some of the existing palm trees from the north side of Los Osos Valley
Road to the south side was raised. Both the applicant and staff have researched the
feasibility of relocating these mature trees. Attachment 8 provides the basis for staff's
recommendation to not relocate any of the existing palm trees. The certified arborists that
were consulted about the relocation cited concern with relocating.these mature palm trees
given the low survival rate resulting from the trees age, height, and weak points along the
tree trunks.
13. Adequacy of the Environmental Document. At the February 20 public hearing,
several issues were raised regarding the adequacy of the proposed Mitigated Negative
Declaration. Attachment 9 is a letter from Dennis Castrillo, EIR Consultant for the
DeVaul North EIR, responding to the adequacy of the environmental document prepared
for this project. Addtionally, staff has included the Mitigation Monitoring Program for
DeVaul Ranch North as Attachment 10 to this report. Finally, follow up information on'
the tarplant and ag. conversion are provided below.
Congdon's tarplant. Initial site surveys conducted in 1998 and 1999 and a subsequent
survey conducted in 2000 (see Attachment 11) identified the Congdon's tarplant along
fencelines which border the property. To mitigate the project's impact on the tarplant, the
proposed Mitigated Negative Declaration recommends that a restoration, transplanting,
and monitoring plan be prepared and implemented by a qualified plant restoration
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Council Agenda Report-TK/PD/ER 87-00
Page 8
ecologist. The plan will identify the location of suitable site(s) in an open space area
offsite where a colony of the tarplant can be established and the number of plants to be
replanted and methods used to preserve the species at the new location.. The plan will
include a monitoring program for yearly monitoring over a 3 to 5-year period.
Additionally, the plan will include. the provision for replacement of habitat to the
satisfaction of the Natural Resources Manager and the City Council should the initial
mitigation program be unsuccessful within five years. The plan requirements are the
same as what the City Council required of the DeVaul Ranch North project.
Conversion of Agriculture Land. A letter from the Deputy Agricultural Commission (see
Attachment 12) concludes that the agricultural impacts of this project are not considered
significant. The letter notes that the DeVaul and Froom Ranch properties changed out of
the Agricultural land use category during the County's San Luis Obispo Area Plan
Update and that the County has approved a retail commercial development (Home Depot)
adjacent to the DeVaul Ranch South site. Additionally, the City Council, in adopting the
Land Use Element Update EIR, recognized the loss of agricultural land on this property
and adopted a statement of overriding considerations.
Compliance with Growth Management Policies
The project is required to comply with the City's growth management regulations. The
City's residential growth management phasing schedule (see Attachment 13) which was
amended by the City Council on March 6, 2001 allocates 123 dwelling units for DeVaul
Ranch South to be constructed within 2 three-year periods between the years 1999 and
2004. The project's seven low income dwelling units are exempt from these regulations.
As a side note, the residential growth rate in the City over the last five years, beginning
with 1996 has been 0.49, 0.79, 0.74, 0.3 1, and 0.54% for an average of about 0.6%.
CONCURRENCES
The Public Works, Utilities and Fire Departments have reviewed and commented on the
proposed project. Their comments are included as conditions of approval.
FISCAL IMPACT
Fiscal impacts will be limited to costs to maintain the new public streets: The landscape
parkways, the R-2-PD alleyway and detention basin will be maintained by the
homeowners association, consistent with the requirements of DeVaul Ranch North.
ALTERNATIVES
1. The Council may deny the subdivision and PD rezoning, if the Council finds that
it is inconsistent with the General Plan or the necessary findings cannot be made.
2. The Council may approve the project with modified findings and/or conditions.
3. The Council may continue action on this item if additional information is needed.
Direction should be given to staff and the applicant.
Council Agenda Report-Tfult/ER 87-00
Page 9
Attachments:
1. Vicinity Map
2. Site plan with proposed rezoning
3. Draft PD rezoning ordinance/Exhibit A, B, and C
4. Draft resolution of approval of tentative map
5. Draft resolution of denial of PD rezoning and tentative map
6. February 20, 2001 City Council staff report, initial study and .mitigation
monitoring program
7. Letter from Fehr and Peers, traffic consultants
8. Palm tree relocation data
9. Letter from environmental consultant, Dennis Castrillo
10. DeVaul Ranch North Mitigation Monitoring Program
11. Congdon's tarplant letter from V.L. Holland
12. Letter from Department of Agriculture
13. Growth management phasing schedule
14. Applicant's Resubmittal Booklet (distributed to Council and available for review
at the Community Development Department counter)
Available in the Council.Reading File:
• DeVaul Ranch North EIR
• Froom Ranch EIR
• DeVaul Ranch South City Council report of 2/20/01 with attachments
• c.ea9s independent analysis of environmental impacts
• ATE Traffic Study dated March 22, 2001
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ATTACHMENT 3
ORDINANCE NO. (2001 Series)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE PROJECT'S MITIGATED NEGATIVE DECLARATION AND
AMENDING THE ZONING REGULATIONS MAP
TO CHANGE THE ZONING DESIGNATION FROM C/OS TO R-1-PD, R-2-PD AND R-3-PD
AT 11955 LOS OSOS VALLEY ROAD
(PD 87-00; DEVAUL RANCH SOUTH)
WHEREAS, the Planning Commission conducted a public hearing on January 10, 2001, and
recommended approval of the Mitigated Negative Declaration and amendment to the site's zoning as
shown on Exhibit A and described in Exhibit B and C; and
WHEREAS, the City Council has held public hearings on February 20, 2001 and April 3, 2001
and has considered testimony of other interested parties, the records of the Planning Commission
hearing and action, and the evaluation and recommendation of staff, and
WHEREAS, the City Council finds that the proposed revisions are consistent with the General
Plan, the purposes of the Zoning Regulations and other applicable City ordinances; and
WHEREAS, the City Council has considered the project's Mitigated Negative Declaration of
environmental impact as prepared by staff and revised by the Planning Commission;and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the project's Mitigated Negative
Declaration adequately addresses the potential significant environmental impacts of the proposed
Planned Development rezoning and vesting tentative map, and reflects the independent judgment of the
City Council.. The Council hereby adopts said Mitigated Negative Declaration and incorporates the
following mitigation measures into the project:
1. Provide a landscape buffer along LOVR and along the south side of the property boundary
abutting Froom Ranch.
2. Plant palm trees to mirror the existing palms across LOVR.
3. Coordinate landscape plans for the property with plans submitted for the adjacent DeVaul Ranch
North and Froom Ranch.
4. Incorporate landscaping elements including decorative paving, walls, and fencing.
5. Install public art at the project's LOVR entry.
6. Create a"maintenance association"to facilitate long term care of landscaping.
�3-12
1
Ordinance No. (2001 Series) ATTACHMENT
Page 2
7. Eliminate on-street parking on DeVaul Ranch Road between LOVR and Tonini Drive.
8. Design the detention basin to appear as a naturally occurring feature and revegetate the
perimeter with native plants and trees to further reduce its engineered appearance.
9. Limit the height of the three apartment buildings closest to LOVR to 26 feet in height. These
building heights shall be considered maximum unless during the architectural review process the
applicant can demonstrate through the site plan and architectural design that views of the upper
portions of the Irish Hills will not be blocked.
10. Screen from view any necessary water pumps, valves, backflow preventers, and service
cabinets.
11. Design the detention basin so it does not require fencing.
12. Submit a detailed landscaping plan for the LOVR project frontage and the southern edge of the
property abutting the Froom Ranch property for review and approval by the City. The plan shall
identify evergreen and deciduous plant materials, retaining walls, earth mounding, the horizontal
and vertical limits of plantings, and other materials used to effectively screen the parking areas
and soften the views of the development, but not hinder views of the hills.
13. Exterior lighting shall be directed downward and not spill onto adjoining properties. The
maximum height of lighting equipment and supporting structures, including fixtures, standard
and base, shall not be higher than 20 feet above the finished grade. Lighting levels measured at
finished grade directly beneath the fixture shall not exceed 10 footcandles.
14. All material excavated or graded shall be sufficiently watered with non-potable water to
prevent excessive amounts of dust. During the time period in which grading will occur, watering
shall occur at least twice daily including weekends with complete coverage, preferably in the late
morning and after work is finished for the day.
15. All clearing, grading, earth-moving, or excavating activities shall cease during periods of high
winds (greater than 15 mph averaged over one hour) to prevent excessive amounts of dust.
16. If soil materials are transported on or off-site, they shall either be sufficiently watered or
securely covered to prevent excessive amounts of dust.
17. Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading shall be sown with fast germinating native grass seed and watered until vegetation
becomes established.
18. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil
binders,jute netting, or other methods approved in advance by APCD.
�- 13
ATTACHMENT 3
Ordinance No. (2001 Series)
Page 3
19. On-site vehicle speed during construction shall be limited to 15 mph for any unpaved surface.
20. All unpaved areas with vehicle traffic shall 'be watered at least twice per day including
weekends, using non-potable water.
21. Wheel washers shall be installed where vehicles enter and exit unpaved roads and streets, or
provisions shall be made to wash off trucks and equipment leaving the site.
22. Prior to issuing occupancy permits for each single family residence, shade trees shall be planted
at a rate of not less than 1 tree/4000 s.f. of land. The trees shall be planted to provide shading of
the residence in the summer so as to reduce air conditioning requirements and fossil fuel use.
23. Residences shall be equipped with solar-assisted water heaters or similar energy conserving
feature consistent with City policies and programs at the time of construction. One method
would be to increase wall and attic insulation beyond Title 24 requirements.
24. Bicycle lockers shall be included in the design of the apartment project.
25. Parking for the apartment project shall accommodate electric vehicles.
26. Site preparation activities (major earthwork) shall be scheduled to occur consecutively rather
than simultaneously with the neighboring projects to the north and south. This approach, along
with the other air quality mitigation measures, will minimize cumulative PM 10 emissions to a
less than significant level.
27. At the applicant's expense, a restoration plan shall be prepared by a qualified plant restoration
ecologist. The plan shall identify the location of a suitable site ors sites in an open space area
off-site (possibly at the City's wastewater treatment plant) where a colony of Congdon's tarplant
(Hemizonia parryi ssp. Congdonii) can be established. The restoration plan shall identify the
number of plants to be replanted and the methods which will be used to preserve this species in
this location. The plan shall also include a monitoring program so that the success of the effort
can be monitored yearly over a three- to five-year period. The restoration effort shall be
coordinated with the California Department of Fish and Game, the US Wildlife Service, the
California Native Plant Society, and the City of San Luis Obispo. Any federal, state or local
permits required to commence such a program will be acquired and implemented by the
applicant. The mitigation plan shall include the provision for replacement of habitat to the
satisfaction of the Natural Resources Manager and the City Council should the initial mitigation
program be unsuccessful within five years.
28. If any previously undiscovered prehistoric cultural material or buried concentrations of historic
cultural materials are discovered during any construction activities, all activities that may disrupt
those materials shall cease and the Community Development Director shall be notified
31N
ATTACHMENT
Ordinance No. (2001 Series)
Page 4
immediately of the discovery of archaeological materials. Under most circumstances, the
applicant will be directed to retain a qualified archaeologist to immediately visti the site, evaluate
the materials recovered, and consult with the Director to determine the appropriate course of
action. Under the direction of the archaeologist, a mitigation plan shall be developed and
approved by the City pursuant to the City's Archaeological Resource Preservation Guidelines.
29. Soils in the area have a medium to high potential for expansion and contraction. The designs of
all foundations, curbs, and other structures shall be reviewed by a geotechnical engineer to
ensure they are compatible with the soil properties and conditions of the site, consistent with
standards of the Building Code.
30. All project related construction activity shall occur between 7 am and 6 pm Monday through
Saturday, with no activities occurring on Sunday or holidays. City noise regulations related to
construction activities shall be posted on site and made available to all contractors and sub-
contractors.
31. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with the
City's Noise Element through the preparation of a noise analysis for the apartment portion of the
Planned Development.
32. The developer and/or property manager shall disclose to all perspective and actual
Leasee/Renters that the subject property is in an airport flight traffic zone and possible noise
impacts may occur. This disclosure shall be part of any sales or rental agreements which are
signed by the owner or renter..
33. To maintain consistency with policy H 4.2.1 of the Housing Element, the amount of and the
specific location of inclusionary housing units should be identified with the consideration of the
tentative tract map and approved only if found to be consistent with the City's requirements
which includes intermixing the units within the project.
34. The project shall comply with the mitigation measures established for the DeVaul Ranch North
project as outlined in the DeVaul Ranch North Final EIR and Mitigation Monitoring Program.
35. Soundproofing shall be added to reduce indoor noise from airport operations, where required by
the City's Noise Element and the San Luis Obispo County Airport Land Use Plan.
36. Grant an avigation easement for the protection of the San Luis Obispo County Airport, the City
of San Luis Obispo, and the County of San Luis Obispo.
37. All project occupants and land uses shall comply with the compatible land use matrix of the San
Luis Obispo Airport Land Use Plan.
c �
Ordinance No. (2001 Series) ATTACHMENT 6
Page 5 _.
38. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with
aircraft flights or aircraft operations. Search-lights and strobe lights shall be prohibited.
39. The applicant shall dedicate 63 feet of right of way or as otherwise required by the City and
make ultimate improvements to LOVR along the project's proposed frontage.
40. To mitigate potentially significant impacts of excessive speed on the project's residential streets,
traffic calming measures shall be includedas a condition of the subdivision plans.
41. Prior to the issuance of a building permit, the applicant shall receive approval of a solid waste
recycling plan for recycling discarded building materials such as concrete, sheetrock, wood and
metals from the construction site.
42. Building plans shall show the location of convenient facilities for interior and exterior on-site
recycling for each residential unit.
SECTION 2. The City Council makes the following findings:
1. The components of the PD rezoning are consistent with the General Plan which calls for a range of
housing types, with low density, medium density, and medium-high density development each
occupying about one third of the area.
2. Features of the design (ie. garages at the rear of properties, front porches, pedestrian connections
with adjoining properties, private mini-parks, reduced street widths, landscaped parkways,
detached sidewalks, secondary dwelling units, and bulbouts) achieve the intent of conventional
standards as well as or better than the standards themselves.
3. Mitigation measures have been approved by the City Council in conjunction with the approved
Mitigated Negative Declaration.
SECTION 3. The Zoning Regulations Map Amendment (PD 87-00) is hereby approved and the
property rezoned to Planned Development (R-1-PD, R2-PD, R-3-PD) as shown on the attached Exhibit
A and as described in Exhibit B and C contingent upon final approval of the annexation and subject to
the following conditions:
1. Minimum lot widths in the R-2-PD zone shall be 35 feet.
2. A minimum 4-foot wide landscape strip shall be provided between the secondary dwelling unit and
the rear property line to allow adequate room for a plant material buffer between the parking space
and the adjoining property.
3. Minor revisions are needed to the site plan in order for the project to comply with the City's
Parking and Driveway standards.
3 -16
Ordinance No. (2001 Series) ATTACHMENT 3
Page 6
4. Two enclosed parking spaces shall be provided for each single family and duplex unit and one
uncovered parking space for each secondary dwelling unit.
5. If the DeVaul Ranch North apartment project is constructed as presently approved,the two projects
shall share a common driveway aisle rather than both properties providing side-by-side single
loaded driveway aisles. The resulting excess area shall be used for additional landscaping.
6. The apartment project shall maintain the following streetyard setbacks: Los Osos Valley Road
frontage: 8 feet; DeVaul Ranch Road frontage: 10 feet; Tonini Drive: 6 feet. A minimum 5-foot
exterior side yard is required in the R-1-PD and R-2=PD zone.
7. The applicant shall coordinate with the DeVaul Ranch North developers to provide a common
landscaping theme along the frontage of LOVR and within the LOVR landscape median.
8. Details of the proposed parking lot screening around the apartment project shall be provided
illustrating how the parking lot is screened from public view. The use of walls will not be allowed.
9. To reduce the visibility of the long driveways in the R-1 zone, a landscape mow strip shall be
provided down the middle of the driveway.
10. The project shall include benches next to Lot 3.1 and with the detention basin area for use as private
pocket parks.
11. The project shall include additional traffic calming measures such as bulbouts and stop signs to the
maximum extent possible, to the approval of the Public Works, Community Development and Fire
Departments.
12. The applicant's affordable housing program shall include 2 single-family homes, 5 duplex units
and 6 apartment units as moderate income units and 7 apartments as low income units in the
locations as shown on Exhibit"A".
13. A minimum of 13 and a maximum of 17 detached (or attached) secondary dwelling units shall be
provided by the developer.
14. Traffic Mitigation Measures: Mitigation measures identified under Tentative Tract 2307 (DeVaul
Ranch) shall be met and/or guaranteed under a subdivision agreement prior to recordation of the
final map for this tract, to the satisfaction of the Public Works Director and Community
Development Director.
15. Bicycle Parking and Storage: Project plans should clearly show how bicycle parking and storage is
provided in compliance with Section 17.16.060, Table 6.5 of the Zoning Regulations and with
design standards contained in the Bicycle Transportation Plan (1993).
3-/ 7
ATTACHMENT 3
Ordinance No. (2001 Series)
Page 7
16. Water, wastewater, and traffic impact fees shall be assessed on date of building permit application
and paid prior to building permit issuance.
17. Toilet retrofits to satisfy the water allocation shall be completed prior to permit issuance.
18. Apartment buildings at east side of project shall not be constructed across a property line. As
shown, an area adjacent to the stairway appears to straddle the property line.
19. A minimum back up dimension between the garage opening and the back of the paved area shall be
24 feet.
20. On lots 20 through 29 cars parked in the driveway will block access to the adjacent garage.
Conflicts may be created between neighbors under the proposed arrangement. Greater separation
or an additional exterior parking area may alleviate the problem.
21. In the title report for each property and in the project's CC&R's, the developer shall disclose that
the property may be impacted by noise or other activities associated with the nearby airport and the
adjoining Froom Ranch property is designated for commercial development. Said language shall
be to the approval of the City Attorney.
22. In conjunction with the applicant's application for the first phase of building permits, a noise
analysis shall be submitted which identifies potential aircraft noise impacts and construction
measures proposed to comply with interior noise levels.
23. Fire Department Access: Access shall be in accordance with Article 9 of the California Fire Code.
Access roads shall have an unobstructed width of not less than 20 feet and shall be designed and
maintained to support the imposed loads of a 60,000-pound fire apparatus. The surface shall
provide all-weather driving capabilities. Prior to combustible construction all-weather access (i.e.
base and first lift of asphalt) shall be installed and serviceable for fire apparatus. "E" Street shall be
improved and connected to the adjoining DeVaul subdivision prior to the issuance of any building
permits.
24. Water Supplies: Water supplies shall be in accordance with Sections 901 and 903 of the California
Fire Code. An approved water supply connected to the City distribution system and capable of
providing the required fire flow for fire protection is required. The fire flow shall be determining
using Appendix III-A of the California Fire Code. .
25. Water lines and hydrants . shall be installed, tested and serviceable prior to combustible
construction. All water mains shall be a minimum of 8" in size. Submittal indicates several 6"
PVC mains.
26. Fire Hydrants: Fire hydrants shall be installed in accordance with Section 903.4 of the California
sve
i ATTACHMENT
Ordinance No. (2001 Series)
Page 8
Fire Code. The location, number and type of hydrants connected to the City system shall be
determined using Appendix III-B of the California Fire Code and the approved City Engineering
Standards.
27. The Fire Department shall review and approve the installation and location of all fire hydrants. In
addition to internal hydrants the project will require a fire hydrant along LOVR.
28. Fire Protection Systems and Equipment: Fire protection systems shall be in accordance with the
California Fire Code and California Building Code as amended by the City. An approved fire
sprinkler system shall be required for all structures per City requirements.
29. Fire Safety During Construction: Buildings undergoing construction, alteration or demolition shall
be in accordance with Article 87 of the California Fire Code.
30. The irrigation systems for common areas, parks, detention basins, and other large landscape areas
shall be designed and constructed in accordance with the standards for reclaimed water use.
Appropriately sized reclaimed water mains shall be constructed from the City's trunk system to
these irrigation areas. If reclaimed water is not yet available, the system shall be designed and
constructed to reclaimed water standards, and temporarily connected to the City's potable water
system in the area of the anticipated connection to the reclaimed water system. Appropriate
backflow protection shall be installed with this connection to the satisfaction of the County Cross
Connection Inspector, Henry Ruiz,who can be reached at 781-5567.
31. Potential buyers of lots that have the ability to have secondary dwelling units shall be notified that
before a secondary dwelling unit established, the owner shall enter into an agreement with the City
agreeing that the property will be owner-occupied and one additional on-.site parking space will be
provided for the unit.
32. Should the DeVaul Ranch South planned development not be pursued, the Planned Development
zoning for the project shall expire with the expiration of the vesting tentative map.
33. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm
water discharges associated with a construction activity where clearing, grading and excavation
results in land disturbance of five or more acres. Storm water discharges of less than five acres, but
which is part of a larger common plan of development or sale, also require a permit. Permits are
required until the construction is complete. To be covered by a General Construction Activity
Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of
Intent" (NOI) form,with the appropriate fee, to the State Water Board.
34. Final street tree selection shall be approved by the City Arborist and Community Development
Director. Suitable street trees for the project include Melaleuca linariifolia, Quercus suber,
Gleditsia triacanthos, Tipuana tipu, or Tristania conferta (no single species should constitute more
than 50%of the total street tree population for this development).
3-/
Ordinance No. (2001 Series) ATTACHMENT
Page 9
35. Upon development, a water allocation will be required, due to the additional demand on the City's
water supplies. Currently, a water allocation can only be obtained through the water retrofit
program. The City's Water Conservation division can help in determining the needed allocation
and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258.
The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of$150
per bathroom retrofitted.
36. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Currently,
the Water Impact Fee is $6,827 per residential unit, and the Wastewater Impact Fee is $2,703.
37. The owner's engineer shall submit water demand and wastewater generation calculations so that
the City can make a determination as to the adequacy of the supporting infrastructure. If it is
discovered that an offsite deficiency exists, the owner will be required to mitigate the deficiency as
a part of the overall project. Currently, it is expected that a portion of the existing gravity sewer
system will require improvement in order to accommodate the additional flows from this project.
In addition, the project developer will be required to pay the project's fair share of the cost to
provide additional capacity at the Water Reclamation Facility, the Laguna Lift Station, and
possibly the Howard Johnson Lift Station, as well.
38. Water and wastewater facilities shall be designed in accordance with the City's design and drafting
standards. The tentative map shall indicate that the minimum design standards can be achieved,
including 8"min. sewer mains at 0.5%minimum slope.
SECTION 3. A summary of this ordinance, together with the names of Council members voting
for and against, shall be published at least five (5) days prior to its final passage, in the Tribune, a
newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of
the thirty (30) days after its final passage or upon final approval of the annexation by the Local Agency
Formation Commission,whichever occurs later.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at
its meeting held on the day of , 2001, on a motion of
seconded by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
3-2 G
Ordinance No. (2001 Series)
Page 10
Mayor Allen Settle
ATTEST:
City Clerk Lee Price
APPROVED AS TO FORM:
acs.. .
/y/Irom/rtoen
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svilvr
VESTING TENTATIVE MAP
FOR
TRACT 2401
DESCRIPTION
PARCEL D OF THE MAP OF THE SUBOMSIONS OF PART OF LOT 60 OF JAS. T. STRATTON'S SUMMSIONS
OF THE RANCHOS CANADA DE LOS OSOS & LA LAGUNA IN THE COUNTY OF SAN LUIS OBISPO, STATE OF
CALIFORNIA BEING THE PROPERTY OF THE ESTATE OF R: J. BULLOCK, DECEASED. SURVEYED BY GEORGE
STORY C.E., FEBRUARY, 1907, AS SHOWN ON MAP FILED IN BOOK A, PAGE 85 OF MAPS IN THE OFFICE
OF THE RECORDER OF SAND COUNTY.
3�3
--
� �3
R-1 -PD EXCEPTIONS TO PROPERTY
REQUEST DEVELOPMENT STANDARDS
R-1 REQUIRED PROPOSED
DENSITY 7/ DU NET AC .q(p -7:9-ES DU/AC
COVERAGE 40% 31% (MAX.)
LOT SIZE 1 6000 SF 6006 SF (MIN,)
MIN. WIDTH 2 50 FT 50 FT(MIN.)
MIN. DEPTH 90 FT 117 FT (MIN.)
MIN. FRONTAGE 20 FT 50 FT MIN.
BUILDING.HEIGHT 25 FT 27 FT(MAX.)
YARDS
FRONT 20 FT 15 FT TO PORCHES,
20 FT TO LIVING
(MIN. FRONT SETBACKS)
SIDE 5-15 FT 5FT(MIN.)
REAR 5-15 FT 7TH MIN.
PARKING
2.0 (SINGLE FAMILY) 36 SPACES (COVERED)1.0 (GRANNY FLATS) 11 SPACES (OPEN)SEE PARKING TABLE
1 CORNER LOT SIZE 6900 SF 8,640 SF (MIN:)
2 CORNER LOT WIDTH 60 FT 76 FT(MIN.)
YHl&rr G
Z�3
R-2-PD EXCEPTIONS TO PROPERTY
REQUEST DEVELOPMENT STANDARDS
R-2 REQUIRED PROPOSED
DENSITY 12/ DU NET(MAX.) ll.lp CDU/AC
COVERAGE 50% 50% (MAX.)
LOT SIZE 6000 SF 3054 SF (MIN.)
MIN. WIDTH 60 FT 32 FT(MIN.)
MIN. DEPTH 90 FT 90 FT(MIN.)
MIN. FRONTAGE. 30 FT 32 FT MIN.
BUILDING HEIGHT 35 FT 24 FT(MAX.)
YARDS
FRONT 20 FT 5 FT MIN. TO PORCHES,
10 FT MIN. TO LIVING
SIDE 5-15 FT 5FT(MIN,)
REAR 5-15 FT 6TH MIN. o K.f6CavzoA 5/2
1.5 + .5 3 BDRM. 70 SPACES
PARKING 1 .5 + 1 4 BDRM.
1.0 GRANNY FLATS 4 SPACES
74 SPACES TOTAL
SEE PARKING TABLE
,3 as
R-3-PD EXCEPTIONS TO PROPERTY
REQUEST DEVELOPMENT STANDARDS
R-3 REQUIRED PROPOSED
DENSITY 18/ DU NET AC 16.67 DU/AC
COVERAGE60%°
32% (MAX.)
LOT SIZE 6000 SF 162,744 FT (MIN.)
MIN. WIDTH 60 FT 320 FT (MIN.)
MIN. DEPTH 90 FT 397 FT (MIN.)
MIN. FRONTAGE 40 FT 320 FT MIN.
BUILDING HEIGHT 35 FT 30 FT (MAX.)
FROM FINISHED FLOOR
YARDS-OTHER 5-10 FT $ FT
LOVR 15 FT j 5 F (MIN.)
TONINI 15 FT 6 FT (MIN.)
DeVAUL RANCH RD 15 FT 10 FT MAIM.
PARKING 1 .5 + .5 + 1/5 1591SPACES (SEE PARKING TABLE)
i
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3 a�a
r
ATTACHMENT 4
RESOLUTION NO. (2001 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE VESTING TENTATIVE TRACT 2401, SUBDIVIDING A 13.6-ACRE
SITE INTO 54 RESIDENTIAL LOTS AND ONE OPEN SPACE PARCEL AT 11955 LOS
OSOS VALLEY ROAD (TR/PD 87-00)
WHEREAS, the Planning Commission conducted a public hearing on January 10, 2001
and recommended approval of Vesting Tentative Tract Map TR 87-00; and
WHEREAS, the City Council conducted a public hearing on February 20 and April 3,
2001 and has considered testimony of other interested parties, the records of the Planning
Commission hearing and action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council finds that the proposed subdivision is consistent with the
General Plan, the Zoning Regulations, and other applicable City ordinances with approval of the
requested Planned Development(PD) rezoning; and
WHEREAS, the City Council has considered the project's Mitigated Negative
Declaration for its adequacy in evaluating this request.
BE IT RESOLVED, by the Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the project's Mitigated
Negative Declaration approved in conjunction with the project's Planned Development rezoning
adequately addresses the potential significant environmental impacts of the proposed project. All
mitigation measures shall be applicable to this project.
SECTION 2. Findings. That this Council, after consideration of the Vesting Tentative
Tract Map TR 87-00 and the Planning Commission's recommendations, staff recommendations,
public testimony, and reports thereof, makes the following findings:
1. The design of the tentative map and proposed improvements are consistent with the General
Plan which designates this area as Medium Density Residential.
2. The site is physically suited for the type and density of development allowed in the R-1-PD,
R-2-PD, and R-3-PD zones.
3. As conditioned, the design of the subdivision and the proposed improvements are not likely
to cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat.
4. The subdivision will not have a significant adverse impact on the environment with
incorporation of the recommended mitigation measures into the project.
SECTION 3. Approval. The request for approval of Vesting Tentative Tract Map TR
87-00 is approved subject to the Council approval of the PD rezoning and Mitigated Negative
t3 -a
j 1
ATTACHMENT 4
Resolution No. (2001 Series)
Page 2
Declaration for the DeVaul Ranch South Planned Development and the following phasing
schedule, conditions and code requirements:
(Growth Management Phasing Schedule)
1. The project shall comply with the City Council approved residential growth management
phasing schedule for Irish Hills South.
(Tentative Map Conditions)
1. .The subdivider shall dedicate 69 feet of property adjacent to Los Osos Valley Road for public
right-of-way purposes, to the satisfaction of the Director of Public Works. The proposed
drainage easement shall be contiguous with the street dedication(not within the street right-
of-way to be dedicated). The width of the easement depends on the alignment and whether a
pipe system or open channel is constructed.
2. Los Osos Valley Road shall be improved with a 2 meter wide detached sidewalk, within a
4.267m(14 feet) wide landscaped parkway, street pavement, raised median island, signing,
striping, street lights, etc.,to the satisfaction of the Director of Public Works. Said
improvements shall align with the Los Osos Valley Road improvements required of
Tentative Tract 2307 (DeVaul Ranch).
3. If the pavement requirements, along the Los Osos Valley Rd. frontage of this tract, are
completed under another adjacent development project,the subdivider shall pay
reimbursement for such work, as determined by the Public Works Director, prior to final map
approval. Traffic lane transitions required by the City and/or County for such adjacent
project shall not be subject to reimbursement.
4. The final alignments and grades of all street improvements, water mains, sewer mains, storm
drains and utilities are subject to minor adjustments, to the satisfaction of the Director of
Public Works and City Utilities Engineer.
5. All internal streets shall be improved with curbs, gutters & detached sidewalks, landscaped
parkways and bulb-outs (without speed tables), full width street pavement, signing, striping,
street lights, etc., in accordance with the approved conditions and tentative map for tract
2307,to the satisfaction of the Director of Public Works.
6. Vehicular access rights along Los Osos Valley Road shall be dedicated to the City.
7. The subdivider shall dedicate a 2m-wide public utility easement across the frontage of each
lot along internal streets and a 3 m-wide easement along Los Osos Valley Road, to the
satisfaction of the Public Works Director. Said easements shall be adjacent to and
contiguous with all public right-of-way lines bordering each lot.
ATTACHMENT 4
Resolution No. (2001 Series)
Page 3
8. The subdivider shall dedicate a 3m wide street tree easement across the frontage of each lot.
Said easement shall be adjacent to and contiguous with all public right-of-way lines
bordering each lot.
9. If construction phasing of the new street pavement is proposed, the phasing shall provide for
the ultimate structural street section and pavement life (per the City's Pavement Management
Plan)prior to acceptance by the City. The engineer or record shall detail this requirement in
the public improvement plans,to the satisfaction of the Public Works Director.
10. The subdivider shall install street lighting and all associated facilities (conduits, vaults,
fusing, wiring, luminaries, etc.) per City standards, to the satisfaction of the Director of
Public Works.
11. Sewer lift station charges are required to be paid prior to recordation of the final map as
determined by the Utilities Engineer.
12. Final grades and alignments of all public water, sewer and storm drains(including service
laterals and meters) shall be subject to change to the satisfaction of the Director of Public
Works and Utilities Engineer.
13. The subdivider shall place underground, all existing overhead utilities along the Los Osos
Valley Road frontage, to the satisfaction of the Public Works Director and utility companies.
If this underground work is completed by another developer, the subdivider shall reimburse
such party for the pro-rata share of this work,prior to final map approval, to the satisfaction
of the Public Works Director.
14. Storm detention facilities are required. Detention basin and associated control facilities shall
be privately owned and maintained by a"homeowners association".
15. All lots shall be graded to preclude cross-lot drainage, or, appropriate easements and
drainage facilities shall be provided,to the satisfaction of the Director of Public Works.
16. The final map,public improvement plans and specifications shall use the International
System of Units (metric system). The English System of Units may be used on the final map
where necessary (e.g. -all record data shall be entered on the map in the record units,metric
translations should be in parenthesis),to the approval of the City Engineer.
17. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be
tied to the City's Horizontal Control Network At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter
computer floppy disk, containing the appropriate data compatible with Autocad(Digital
Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be
submitted to the City Engineer.
3-a 9
ATTACHMENT 4
Resolution No. (2001 Series)
Page 4
18. Prior to approval of the public improvement plans,the developer's engineer shall submit a
digital copy of the public improvement plans to the Director of Public Works. The format
shall be compatible with Autocad(Digital Interchange Format, DXF) for Geographic
Information System(GIS) purposes..
19. Prior to acceptance by the City of any public improvements, the developer's engineer shall
submit a digital copy, in addition to the plan-set, of the revised"record drawing"public
improvement plans to the Director of Public Works. The format shall be compatible with
Autocad(Digital Interchange Format, DXF) for Geographic Information System(GIS)
purposes.
20. Pedestrian-Bicycle Connections to Adjoining Tract: Improvement plans for this project
must demonstrate how non-motorized public access will be provided from the northwest ends
of Streets "B"and"C"to similar cul-de-sacs that are part of the adjoining subdivision, Tract
2307 (DeVaul Ranch)to the west.
21. Frontage Improvements and Delineation Plan: The location of the curb line along Los Osos
Valley Road shall be-set at its ultimate location, to the approval of the Public Works Director.
A delineation plan shall be submitted that shows all modifications to lane striping and
installation of medians within Los Osos Valley Road across this project's frontage. This
delineation plan shall be coordinated with those for the approved subdivision to the northwest
(DeVaul Ranch) and the commercial subdivision to the southeast (Froom Ranch), to the
satisfaction of the Public Works Director.
22. Traffic mitigation measures identified under Tentative Tract 2307 (DeVaul Ranch) shall be
met and/or guaranteed under a subdivision agreement prior to recordation of the final map for
this tract,to the satisfaction of the Public Works Director and Community Development
Director.
23. The applicant shall prepare and submit an Affordable Housing Agreement for City review
and approval per Section 17.19.110 of the Zoning Regulations.
24. All traffic and pedestrian signage shall comply with international design standards.
25. Street name signs shall comply with the newly adopted City standards.
26. Final design and location of the emergency access to the Froom Ranch property shall be
approved by the Public Works Director, Community Development Director and Fire Chief.
(Code Requirements)
1. Traffic impact fees are required to be paid prior to the issuance of a building permit.
3_3D
ATTACHMENT 4
Resolution No. (2001 Series)
Page 5
2. EPA Requirement: General Construction Activity Storm Water Permits are required for
all storm water discharges associated with a construction activity where clearing, grading
and excavation results in land disturbance of five or more acres. Storm water discharges of
less than five acres, but which is part of a larger common plan of development or sale, also
require a permit. Permits are required until the construction is complete. To be covered by
a General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
the State Water Board.
3. Final street tree selection shall be approved by the City Arborist and the Community
Development Director. Suitable street trees for the project include Melaleuca linariifolia,
Quercus suber, Gleditsia triacanthos, Tipuana tipu, or Tristania conferta (no single species
should constitute more than 50%of the total street tree population for this development).
4. Upon development, a water allocation will be required, due to the additional demand on the
City's water supplies. Currently, a water allocation can only be obtained through the water
retrofit program. The City's Water Conservation division can help in determining the
needed allocation and the necessary number of retrofits. Water Conservation can be
reached by calling 781-7258. The cost of retrofitting is directly credited against the
project's Water Impact Fees, at a rate of$150 per bathroom retrofitted.
5. Water and Wastewater Impact Fees shall be paid at the time building permits are issued.
Currently, the Water Impact Fee is $6,827 per residential unit, and the Wastewater Impact
Fee is $2,703.
6. The owner's engineer shall submit water demand and wastewater generation calculations so
that the City can make a determination as to the adequacy of the supporting infrastructure.
If it is discovered that an offsite deficiency exists, the owner will be required to mitigate the
deficiency as a part of the overall project. Currently, it is expected that a portion of the
existing gravity sewer system will require improvement in order to accommodate the
additional flows from this project. In addition, the project developer will be required to pay
the project's fair share of the cost to provide additional capacity at the Water Reclamation
Facility,the Laguna Lift Station, and possibly the Howard Johnson Lift Station, as well.
7. Water and wastewater facilities shall be designed in accordance with the City's design and
drafting standards. The tentative map shall indicate that the minimum design standards can
be achieved, including 8" min. sewer mains at 0.5%minimum slope.
8. The applicant shall pay park-in-lieu fees consistent with SLO Municipal Code Section
16.40.080
SECTION 4. Effective Date. The resolution shall go into effect upon completion of the
annexation of the property to the City of San Luis Obispo and Council approval of the Planned
Development rezoning and Mitigated Negative Declaration.
3-,51
z ATTACHMENT 4
Resolution No. (2001 Series)
Page 6
Upon motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was adopted this day of 12001.
Mayor Allen Settle
ATTEST:
Lee Price, City Clerk
APPROVED AS TO FORM:
J . J gense • Ci ttomey
3-3z
AT ACHMEW s
RESOLUTION NO. (2001 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING THE VESTING TENTATIVE TRACT MAP FORA 55-LOT RESIDENTIAL
SUBDIVISION AND PLANNED DEVELOPMENT REZONING AT 11955 LOS OSOS
VALLEY ROAD
(TR/PD 87-00, Tract 2401)
WHEREAS, the Planning Commission conducted a public hearing on January 10, 2001
and recommended approval of the Vesting Tentative Tract Map TR 87-00 and Planned
Development Rezoning PD 87-00;and
WHEREAS, the City Council conducted a public hearing on February 20 and April 3,
2001 and has considered testimony of interested parties, the records of the Planning Commission
hearing and action,and the project evaluation and recommendations of staff;and
WHEREAS, the City Council has considered the project's Mitigated Negative Declaration
of environmental impact for its adequacy in evaluating this request;
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the project's Mitigated Negative
Declaration adequately addresses the potential significant environmental impacts of the proposed
project.
SECTION 2. Findings. That this Council,after consideration of Vesting Tentative Tract
Map TR 87-00 and Planned Development Rezoning PD 87-00, the Planning Commission's
recommendations, staff recommendations, public testimony, and reports thereof, makes the
following findings:
(Council to insertfindings here)
SECTION 3. Denial. The request for approval of Vesting Tentative Tract Map TR 87-00
and Planned Development Rezoning PD 87-00 are hereby denied.
On motion of , seconded by ,and on
the following roll call vote:
AYES:
ATTACHMENT 5
Resolution No. (2001 Series)
Page 2
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of ,2001.
Mayor Allen Settle
ATTEST:
City Clerk Lee Price
APPROVED AS TO FORM:
City Attorney Jeff Jorgensen
3-3q
ATTACHMENT 6
council MewiniDa.
j acEnda nEpom
CITY O F SAN LUIS O B I S P O
FROM: Ron Whisenand, Development Review Manager
Prepared By: Peggy Mandeville, Associate Planner'
SUBJECT: DEVAUL RANCH SOUTH TENTATIVE MAP AND PLANNED
DEVELOPMENT REZONING FOR 130 RESIDENTIAL UNITS AT 11955 LOS OSOS
VALLEY ROAD (TR/PD/ER 87-00)
CAO RECOMMENDATION
Approve the Planning Commission's recommendation to:
A. Introduce an ordinance to print approving the Mitigated Negative Declaration and
rezoning the 13.6 acre site from Conservation/Open Space (C/OS) to R-1-PD, R-2-
PD, and R-3-PD based on findings.
B. Adopt a resolution approving the vesting tentative map based on findings and
subject to the City's growth management phasing schedule, conditions and code
requirements.
DISCUSSION
Background
In August of last year, the City Council approved the annexation and prezoning of the
DeVaul Ranch South site to Conservation/Open Space (C/OS); interim zoning for the . . ..
property until residential development plans could be processed. The annexation of this
property, along with the adjacent Froom Ranch, was approved by the Local Agency
Commission (LAFCo) with annexation taking place after substantial construction occurs
on the Froom Ranch Home Depot site.
Proiect Description
The applicant has submitted applications for subdivision, PI) rezoning, architectural
review and environmental review. The subdivision would allow for the development of
77 apartment units, 19 single family dwellings, 34 duplexes and the potential for 17
secondary dwelling units. The PD rezoning would allow for more variation in the
project design than normal standards allow. These applications have been reviewed by
both the Planning Commission and Architectural Review Commission and their
recommendations are included in this report.
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Council Agenda Report-" D/ER 87-00
Page 2 ATTwCH11C11fT 6
Data Summary
Address: 11955 Los Osos Valley Road
Applicant: Jet-Ski Land Development
County Zoning: Residential Multi-Family
City General Plan: Medium Density Residential
Environmental Status: A Mitigated Negative Declaration is recommended by the
. Development Review Manager.
Action Deadline: Legislative projects are not subject to permit streamlining
deadlines.
Site Description
The 13.6 acre site is located on the south westerly side of Los Osos Valley Road, north
westerly of US Highway 101 and south easterly of Madonna Road (see Attachment 1,
Vicinity map). The rectangular site is bordered by Los Osos Valley Road to the north-
east and the Irish Hills to the southwest. The site is relatively flat and is covered in row
crops. A composite drawing showing the approved DeVaul Ranch North development
and the proposed Froom Ranch Costco project in relation to.this project will be available
for review at the meeting. A copy of the plans for the widening of Los Osos Valley Road
can be found in the Council read file.
Planning Commission Review
On January 10, 2001 the Planning Commission recommended City Council approval of
the Mitigated Negative Declaration, vesting tentative tract map and PD rezoning (see
Attachment 2, Site plan with rezoning). .The Commission determined that the project
density should not include the 17 secondary dwelling units which is consistent with the
City's-Secondary Dwelling.Unit regulations.. The Commission generally supported the
project and its design pursuant to the staff recommendation with the addition of 13
conditions and two mitigation measures (see Attachment 6, Planning Commission
resolution). Project issues addressed by the Planning Commission can be found in the
Planning Commission staff report and meeting minutes (Attachment 7 & 8).
Architectural Review Commission Review
On September 5, 2000 the Architectural Review Commission (ARC) held a study
session to review preliminary plans for the site and provide direction to the applicant.
On February 5, 2001 the ARC reviewed the revised plans and approved the project's
architectural and site design pursuant to the staff recommendation with the addition of
one condition subject to Council approval of the rezoning and tentative map. The
additional condition ensures that two open space areas (adjacent to Lot 31 and the
detention basin) include seating for their use as private pocket parks. The Commission
generally liked the project design that had been refined by the applicant in response to
staff and Commission comments. The Commission particularly liked the inclusion of
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Council Agenda Report-T WER 87-00
Page 3 AMrJ4MW 6
secondary dwelling units into the project design. Project issues addressed by the ARC
can be found in the ARC staff report and meeting update(Attachment 9 & 10).
Environmental Review
A number of environmental initial studies have been prepared for this property and
adjoining properties. The City Council certified the 1994 Land Use Element Update
Supplemental EIR which addressed the potential change of use of this property from
agricultural to residential including adoption of a statement of overriding considerations.
The City Council certified the Final EIR for the adjacent DeVaul Ranch North project
(which included a schematic design for a similar development on this property) and
adopted a mitigation monitoring program to ensure that the adopted mitigation measures
are implemented. The Board of Supervisors certified the Final EIR for the adjacent Eagle
Hardware project that .considered the impacts of a residential development on this
property similar to the current proposal. Finally, the City Council approved a Negative
Declaration for the annexation and prezoning of the site to Conservation Open Space
(C/OS)as interim zoning.
The attached initial study (see Attachment 11) prepared for this project and revised by the
Planning Commission utilizes information provided in the above environmental
documents as well as information prepared specifically for this project. Mitigation
measures are proposed to address potential environmental impacts. With the
implementation of these mitigation measures, the project will not have a significant effect
on the environment. Proposed mitigation measures include the provision of landscape
buffers and view corridors, creation of a maintenance association, design of the
drainage/debris basins and channels as naturally occurring features, Congdon tarplant
mitigation, provision of affordable housing, granting of an avigation easement and
transportation improvements.
A letter submitted to the Planning Commission by Michael Sullivan cites inadequacies
with the initial study. In response to the letter (see Attachment 12), staff made some
revisions to the initial study for clarification purposes. Staff, however, did not change the
environmental determination and does not support Mr. Sullivan's determination that the
environmental document is inadequate.
To ensure the adequacy of the proposed Mitigated Negative Declaration prepared by
staff, the applicant (Jet-ski Land Development) hired C.ea Environmental Consultants
(the firm that prepared the DeVaul Ranch EIR) to prepare an independent evaluation of
the potential environmental impacts of the DeVaul Ranch South Planned Development.
c.ea's analysis (available in the Council read file) concluded that a mitigated negative
declaration was the appropriate environmental document for the project. c.ea
recommended two additional.mitigation measures (concerning air quality and soils) to
provide the project with added environmental protection. The Planning Commission
reviewed these two additional mitigation measures at their meeting and voted to
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Council Agenda Report-T, -VER 87-00
Page 4
AMHMENT 6
recommend their inclusion in the Mitigated Negative Declaration.
It is important for the Council to remember thatthe purpose of the California
Environmental Quality Act (CEQA) process is to fully study the impacts and develop a
series of mitigation measures to less project impacts to a "less than significant" level.
This can be accomplished with either a mitigated negative declaration or an EIR.. It is
staff and the Planning Commission's belief that the detailed environmental analysis
prepared for this project (which contains 42 mitigation measures and references past EIRs
that addressed the residential development of this property) fully complies with the
disclosure requirements of CEQA.
General Plan Compliance
The Land Use Element identifies the site as within the City's Urban Reserve Line and
located within one of the City's principal expansion areas. The Land Use Element also
identifies the site as within the Special Design Area of the Irish Hills and calls for the site
to be"zoned for appropriate urban districts upon approval of development plans."
Land Use Element policy 8.10.1 says,"About 38 acres northerly from the vicinity of the
Garcia Drive intersection is designated Medium-Density Residential. This area may
accommodate about 500 dwellings. There should be a range of housing types, with low
density, medium density, and medium-high density development each occupying about
one-third of the area." Together with the DeVaul Ranch North project approvals for 269
dwelling units, a total of 399 dwelling units will be constructed within this special study
area. The resulting 130 dwelling units for the DeVaul Ranch South project (with the
potential for 17 secondary dwelling units) complies with the density envisioned for this
property in the General Plan.
Land Use Element policy 13.3.2 says that within the urban reserve line, areas which are
to be developed with urban uses should be annexed before urban development occurs.
The proposed subdivision and PD rezoning implement these goals and policies of the
City's General Plan and therefore can be found to be consistent with the General Plan.
Additional General Plan policies that'apply to this project are identified and addressed in
the Land Use and Planning section of the attached initial study (see Attachment 11).
Compliance with Growth Management Policies
The project is required to comply with the City's growth management regulations. The
Council-approved residential growth management phasing schedule (see Attachmentl3)
allocates 150 dwelling units for DeVaul Ranch South to be constructed within 3 three-
year periods between the years 2005 and 2013. As part of the City's annual consideration
of the phasing schedule (which is tentatively scheduled to be heard by the City Council in
March), the applicant will be requesting that these allocations be moved forward to
coincide with the DeVaul Ranch North construction.
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Council Agenda Report-T' WER 87-00
Page 5 �
y
6
Compliance with Inclusionary Housing Ordinance
The City's inclusionary housing ordinance requires residential projects within an
expansion area (which this is) to build 5% low income dwelling units (7 units) and 10%
moderate income dwelling units (13 units) or pay an in lieu fee. The applicant proposes
to provide the affordable housing within the project by designating 2 single family units,
5 duplexes and 6 apartment units as moderate income units and 7 apartments as low
income units (see Attachment 3, Exhibit C for location of affordable units). This
allocation is consistent with what was provided for in the DeVaul Ranch North project
(see Attachment 7, Planning Commission staff report for details).
CONCURRENCES
The Public Works, Utilities and Fire Departments have reviewed and commented on the
proposed project. Their comments are included as conditions of approval.
FISCAL IMPACT
Fiscal impacts will be limited to costs to maintain the new public improvements (City
streets). The landscape parkways, the R-2-PD alleyway and detention basin are
recommended to be maintained by the homeowners association which is consistent with
what was required of DeVaul Ranch North.
ALTERNATIVES
1. The Council may deny the subdivision and PD rezoning, if the Council finds that
it is inconsistent with the General Plan or the necessary findings cannot be made.
2. The Council may approve the project with modified findings and/or conditions.
3. The Council may continue action on this item if additional information is needed.
Direction should be given to staff and the applicant.
Attachments:
1. Vicinity Map
2. Site plan with proposed rezoning
3. Draft PD rezoning ordinance/Exhibit A, B, and C
4. Draft resolution of approval of tentative map
5. Draft resolution of denial of PD rezoning and tentative map
6. Planning Commission resolution
7. Planning Commission-staff report
8. Planning Commission meeting minutes
9. Architectural Review Commission staff report
10. Architectural Review Commission update
11. Environmental Initial Study and Mitigation Monitoring Program
12. Letter from Michael Sullivan
13. Growth management phasing schedule
3-.�9
AMENDED INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For Mitigated Negative Declaration
ER 87-00
1 . Project Title: DeVaul Ranch South Planned Development
2. Lead Agency Name and Address: City of San Luis Obispo
990 Palm Street.
San Luis Obispo, CA 93401
3, Contact Person and Phone Number: Peggy Mandeville, 781-7175
4. Project Location: 11955 Los Osos Valley Road
5. Project Sponsor's Name and Address: Jet-Ski Land Development #3, LLC
484 Mobil Ave., Suite 19
Camarillo, CA 93010
6. General Plan Designation: Medium Density Residential
7. Zoning: Conservation/Open Space (interim zoning)
8. Description of the Project: The proposed planned development rezoning from
C/OS to R-1-PD, R-2-PD and R-3-PD, subdivision of the 13.6 acre site into 55 lots,
and architectural review would allow the development of 77 apartment units, 19
single family units, 34 duplexes and the potential for 17 secondary dwelling units.
9. Surrounding Land Uses and Settings: To the general south is the Froom Ranch.
ranchland,.farmhouse and outbuildings. County approvals allow the development of
a home improvement store at this location. To the general north and west is
agricultural land with City approvals for single and multi-family residential
development. To the general east is existing single family residential development
and a school..
10. Project Entitlements Requested: Vesting tentative map, planned development
rezoning and architectural review.
11 . Other public agencies whose approval is required (e.g. permits, financing
approval, or participation agreement): Airport Land Use Commission
ATPAD_�_ 1'
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
X Aesthetics Geology/Soils Public Services
Agricultural Resources Hazards & Hazardous Recreation
Materials
X X
Air Quality Hydrology/Water Quality Transportation & Traffic
X _ X
Biological Resources Land Use and Planning Utilities and Service
Systems
X X
Cultural Resources Noise Mandatory Findings of
Significance
Energy and Mineral Population and Housing
Resources
There is no evidence before the Department that the project will have any potential adverse effects
on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project
qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees.
The project has potential to impact fish and wildlife resources and shall be subject to the payment
of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial
study has been circulated to the California Department of Fish and Game for review and comment.
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
NEGATIVE DECLARATION will be prepared.
1 find that although the proposed project could have a significant effect on the environment, there X
will not be a significant effect in this casebecause revisions in the project have been made, or the
mitigation measures described on an attached sheet(s) have been added and agreed to by the
project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant" impact(s) or "potentially
significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) ha
been addressed by mitigation measures based on the earlier analysis as described on attache
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed
I find that although the proposed project could have a significant effect on the environment
because all potentially significant effects (1) have been analyzed adequately in an earlier EIR o
NEGATIVE DECLARATION pursuant to applicable_ standards, and (2) have been avoided or
CITY OF SAN Luis OBISPO 2 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
3-� l
ATTACH
mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or
17
mitigation measures that are imposed upon the proposed project, nothing further is required.
.February 8, 2001
Signature Date
Ronald Whisenand, Development Review Manager Community Development Dir.
Printed Name For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the analysis in each section. A"No
Impact" answer is adequately supported if the referenced information sources show that the impact
simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture
zone). A "No Impact" answer should be explained where it is based on project-specific factors as
well as general standards.(e.g. the project will not expose sensitive receptors to pollutants, based on
a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts. The explanation of each issue should identify the significance criteria or threshold, if any,
used to evaluate each question.
3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Significant Impact" entries when the determination
is made, an EIR is required.
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant
Impact." The lead agency must describe the mitigation measures, and briefly explain how they
reduce. the effect to a less than significant level (mitigation measures from Section 17, "Earlier
Analysis," may be cross-referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3)
(D) of the California Administrators Code. Earlier analyses are discussed in Section 17 at the end of
the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion. In this case, a brief discussion should
identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
i CITY OF SAN LUIS OBISPO 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
3-�z
� Y
Issues and Supporting Informz Sources Sources Pot, !y Less Than Lessrhan rro
Sigi,& Significant Significant Impact
ER 87-00, Jet-Ski Planned Development Issues with Impact
P Mitigation
11955 Los Osos Valley Road Incorporatc!Amcmff k1
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on earlier
analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they.address site-specific conditions for the project. .
1. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a_scenic vista? 1 X
b) Substantially damage scenicresources, including, but not. X
limited.to; trees, rock outcroppings, open§pace, and.
historic buildings within a local or state scenic highway?
c) Substantially degrade the existing visual character or. 8,9 X
quality of the site and itssurroundings?
d) Create a new source of substantial light or glare which 2 X
would adversely effectday of nighttime views in the area:
Views
This section of Los Osos Valley Road is identified in the City's Circulation Element as a"road with moderate to
high scenic value". The scenic designation is based on the visual quality of the landscape through which th
road travels. The high visual quality of the Los Osos Valley Road corridor is generally defined by two primar
factors: the unobstructed views of the adjacent hillsides and the rural character of the valley floor. This hig
visual quality rating is moderated in areas where views of the hillsides are reduced or wherethe visual integrity
of the rural open space has been altered..
The project site which is currently in use for crop production is visible from Los Osos Valley Road (LOVR). No
structures are located on the site other than perimeter wire fencing. Prominent visual features seen from Lo
Osos Valley Road include the site's pasture/agricultural lands in the foreground and the scenic backdrop of th
Irish Hills. Introduction of the project features will eliminate the rural elements of the existing view and will
create a definite urban appearance. The Land Use and Open Space Elements of the City's General Plan allo
for urban development of this and adjoining sites. It is important however, that this development maintain
views of the Irish Hills which will soften the impact of interjecting an urban development into a rural landscape
It also creates the sense that the project is cognizant of its environment and has taken steps to blend into it
surroundings.
Previous project approvals on either side of this property (DeVaul Ranch North and Froom Ranch) will alter the
existing rural character of the area. Likewise, the widening Los Osos Valley Road (required by the Froom an
DeVaul Ranch North projects) will also alter this rural image. Although the visual characteristics of the area
will further change with the development of this project, given the scale of this project and the fact that it i
located between two developing properties, the project will not result in a significant impact to the visua
quality of the area.
Along Los Osos Valley Road, the visibility of the proposed apartments as well as the view of the Irish Hills will
depend on the plant materials selected, the width of the landscape area and the final landscape design. A wel
planned and effective berm and landscape strip may not be possible given the limited space shown on project
plans. This impact is potentially significant unless the width of the landscape strip is increased, or the
applicant demonstrates that the proposed strip can effectively screen the project and improve the visual qualit
of the site and surrounding area. Additionally, coordination with the DeVaul Ranch North.landscape plan an
the inclusion of palm trees in the landscape plan will provide a continuation of the existing landscape patter
along LOVR and helps to integrate the project into the area.
CITY OF SAN LUIS OBISPO 4 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
3- 43
i
Issues and Supporting Informi Sources Sources IBot, y Less Than Less Than No
Sigi. ..it Significant Significant Impact
ER 87-00, Jet-Ski Planned Development Issues with Impact
P Mitigation
11955 Los Osos Valley Road Incorporated
ATTACNEW
s
Generally, landscaping which is sufficiently dense and tall to screen completely the proposed apartments coul
also limit the ridgeline views of the hills. To mitigate this potential impact, the applicant should be required t
submit a detailed landscaping plan for City review and approval. The plan should identify evergreen an
deciduous plant materials, the horizontal and vertical limits of plantings, the materials used to screen th
apartments and parking areas, but not hinder views of the hills.
The project's southeasterly boundary will be in full view from LOVR since minimal screening is proposed along
this boundary. Development of the adjacent parcel may eventually screen the site and reduce its exposure
however there is no guarantee adjacent screening will be adequate. Failure to screen this view could b
considered a potentially significant impact. To mitigate this potential impact, the applicant should submit
detailed landscape plan for this area for City review and approval.
Maintaining a two-story height limit for the apartments will retain ridgeline views of the Irish Hills. Although the
apartments will block lower elevation views of the hills, maintaining the upper views helps preserve the
imagery that a rural and urban interface exists. Additionally, the applicant's proposal to locate public art at th
project's Los Osos Valley Road frontage may help make the site more visually appealing and interesting.
Light and Glare
To ensure project lighting does not create any negative aesthetic impacts, proposed lighting should be reviewe
and approved by the City for compliance with City standards.
CONCLUSION: Less than significant with mitigation incorporated.
Mitigation Measures:
1. Provide a landscape buffer along LOVR and along the south side of the property boundary abutting
Froom Ranch:
2. Plant palm trees to mirror the existing palms across LOVR.
3. Coordinate landscape plans for the property with plans submitted for the adjacent DeVaul Ranch North
and Froom Ranch.
4. Incorporate landscaping elements including decorative paving, walls, and fencing.
5. Install public art at the project's LOVR entry.
6. Create a "maintenance association" to facilitate long term care of landscaping.
7. Eliminate on-street parking on DeVaul Ranch Road between LOVR and Tonini Drive.
8. Design the detention basin to appear as a naturally occurring feature and revegetate the perimeter wit
native plants and trees to further reduce its engineered ,appearance.
9. Limit the height of the three apartment buildings closest to LOVR to 26 feet in height. These building
heights shall be considered maximum unless during the architectural .review process the applicant ca
demonstrate through the site plan and architectural design that views of the upper portions of the Iris
Hills will not be blocked.
10. Screen from view any necessary water pumps, valves, backflow preventers, and service cabinets.
11. Design the detention basin so it does not require fencing.
12. Submit a detailed landscaping plan for the LOVR project frontage and the southern edge of the propert
abutting the Froom Ranch property for review and approval by the City. The plan shall identify
evergreen and deciduous plant materials, retaining walls, earth mounding, the horizontal and vertical
limits of plantings, and other materials used to effectively screen the parking areas and soften the
views of the development, but not hinder views of the hills.
13. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum
height of lighting equipment and supporting structures, including fixtures,. standard and base, shall no
be higher than 20 feet above the finished grade. Lighting levels measured at finished grade directl
beneath the fixture shall not exceed 10 footcandles.
`� CITY OF SAN LUIS OBISPo 5 INITIAL STuoy ENVIRONMENTAL CHECKLIST 2000
Issues and Supporting Informa\ Sources Sources Pair v Less Than Less Than No _
Sign n Significant Significant Impact
ER 87-00, Jet-Ski Planned Development Issues with Impact
Mitigation
11955 Los Osos Valley Road Incorporated
2. AGRICULTURE RESOURCES. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of 6,10, X
Statewide Importance (Farmland), as shown on the maps 16
pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a X
Williamson Act contract?
c) Involve other changes in the existing environment which, X
due to their location or nature, could result in conversion
of Farmland, to non-agricultural use?
The 13.6 acre site is identified as having prime agricultural soils based on the 1984 USDA Soils Conservation
Service Survey. The soil is well suited for vegetable crops, dryland farming and pasture, however, crop
production is greatly reduced during the winter unless surface and subsurface drainage systems are installed
For agricultural production, it has a capability of Class Its-5 when irrigated. This means the soil has moderate
limitations that reduce the choice of plants or requires moderate conservation practices.
The site has been used for grazing and periodically for field crops. The County Agricultural Commissioner has
determined that development of the propertywould not result in significant agricultural resource issues (letter
dated 9/5/00 from Robert Hopkins to Paul Hood).
The City's General Plan and Zoning Regulations designate the site for residential development. Additionally,
269-unit residential development has been approved on the property to the immediate northwest and a Hom
Depot home improvement store has been approved to the southeast leaving a limited area available fo
agricultural production and the potential for land use conflicts should the agricultural production continue at
location surrounded by urbanized development. Finally, it is generally recognized that there are agricultura
benefits with locating residential suburbs within existing urban areas versus locating these uses further out i
the rural areas with the accompanying set of problems'for agriculture.
The site is not within a Williamson Act preserve. Therefore, no conflicts with existing zoning for agricultural
use or a Williamson Act contract will result.
CONCLUSION: Less than significant. Because the intent of the City's General Plan is to eventually convert the
property to residential uses, this project is not considered a significant impact. In addition, the City Council, i
adopting the Land Use Element EIR, recognized the loss of agricultural land on this property and adopted
statement of overriding considerations.
3. AIR QUALITY. Would the project:
a) Violate any air quality standard or contribute substantially 4,8, X
to an existing or projected air quality violation? 117
b) Conflict with or obstruct implementation of the applicable 4,17 X
air quality plan?
c) Expose sensitive receptors to substantial pollutant X
concentrations?
d) Create objectionable odors affecting a substantial number X
of people?
e) Result in a cumulatively considerable net increase of any 4,8 X
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which
exceed qualitative thresholds for ozone precursors)?
The project's impact to air quality will be from several different sources. Construction related emissions suc
moi/ CRY OF SAN LUIS OBISPO 6 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
Issues and Supporting Informa Sources Sources Por y Less Than Less Than No
Sigi.. .nt Significant Significant Impact
ER 87-00, Jet-Ski Planned Development Issues with Impact
P Mitigation
11955 Los Osos Valley Road Incorporated
as dust from grading will contribute to short term air quality impacts. Vehicular or mobile SOMARMINNIFUns wil
incrementally degrade regional air quality as a result of trips to and from the project site. Emissions from
various household sources will also incrementally degrade regional air quality over a long period of time.
Short-term Impacts
During project construction of future development, there will be increased levels of fugitive dust associate
with construction and grading activities, as well as construction emissions associated with heavy-duty
construction equipment. Compliance with the dust management practices contained in Municipal Code Sectio
15.04.040 X. (Sec. 3307.2) will adequately mitigate short-term impacts.
Long-Term Impacts
San Luis Obispo County is a non-attainment area for the State ozone and PM,o (fine particulate matter 10
microns or less in diameter) air quality standards. State law requires that emissions of non-attainment
pollutants and their precursors be reduced by at least 5% per year until the standards are attained. The 199
Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution Control
District (APCD) to meet that requirement. The CAP is a comprehensive planning document designed to reduce
emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Land Use
Element Policy 1..18.2 states that the City will help the APCD implement the Clean Air Plan.
Motor vehicles account for about 40% of the precursor emissions responsible for ozone formation, and are als
a significant source of PM,o. Thus, a major requirement in the CAP is the implementation of transportation
control measures designed to reduce motor vehicle trips and miles traveled by local residents. The APC
recommends that site development include mitigation measures to encourage transportation alternatives to th
single occupant vehicle and make the project attractive to bicyclists and pedestrians.
CONCLUSION: Less than significant with mitigation incorporated.
Mitigation Measures:
14. All material excavated or graded shall be sufficiently watered with non-potable water to prevent
excessive amounts of dust. During the time period in which.grading will occur, watering shall occur a
least twice daily including weekends with complete coverage, preferably in the late morning and afte
work is finished for the day.
15.All clearing, grading, earth-moving, or excavating activities shall cease during periods of high wind
(greater than 15 mph averaged over one hour) to prevent excessive amounts of dust.
16. If soil materials are transported on or off-site, they shall either be sufficiently watered or securely
covered to prevent excessive amounts of dust.
17. Exposed ground areas that are planned to be reworked at dates greater than one month after initia
grading shall be sown with fast germinating native grass seed and watered until vegetation become
established.
18.All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders
jute netting, or other methods approved in advance by APCD.
19. On-site vehicle speed during construction shall be limited to 15 mph for any unpaved surface.
20.All unpaved areas with vehicle traffic shall be watered at least twice per day including weekends, using
non-potable water.
21.Wheel washers shall be installed where vehicles enter and exit unpaved roads and streets, or provision
shall be made to wash off trucks and equipment leaving the site.
22.Prior to issuing occupancy permits for each single family residence, shade trees shall be planted at
rate of not less than 1 tree/4000 s.f. of land. The trees shall be planted to provide shading of the
residence in the summer so as to reduce air conditioning requirements and fossil fuel use.
23. Residences shall be equipped with solar-assisted water heaters or similar energy conserving featur
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consistent with City policies and programs at the time of construction. One method would be to
increase wall and attic insulation beyond Title 24 requirements.
24. Bicycle lockers shall be included in the design of the apartment project.
25. Parking for the apartment project shall accommodate electric vehicles.
26. Site preparation activities (major earthwork) shall be scheduled to occur consecutively, rather tha
simultaneously with the neighboring projects to the north and south.
4. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or 1 X
indirectly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or regulations,
or by the California Department of Fish and Game or U.S.
Fish and Wildlife Service?
b) Have a substantial adverse effect, on any riparian habitat 12,8, X
or other sensitive natural community identified in local or 9
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Conflict with any local policies or ordinances protecting 1 X
biological resources, such as a tree preservation policy or
ordinance (e.g. Heritage Trees)?
d) Interfere substantially with the movement of any native 9 X
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of wildlife nursery sites?
e) Conflict with the provisions of an adopted habitat X
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
f). Have a substantial adverse effect on Federally protected X
wetlands as defined in Section 404 of the Clean Water
Act (including, but not limited to, marshes, vernal pools,
etc.) through direct removal, filling, hydrological
interruption, or other means?
Animals
No federal or state-listed wildlife species have been located or are expected to occur on the project site
Typical wildlife expected to utilize the site include common birds and mammals adapted to human disturbance
Wildlife observed on the site include the red-winged blackbird, red-tailed hawk, mourning dove, turkey vulture
jackrabbit, and California ground squirrel.
Plants
The site is presently is use for agricultural production. In 1997, Dr. VL Holland observed at least one live
Congdon's tarplant and scattered dry individuals of Congdon's tarplant in the site's fallow agricultural fields. I
surveys conducted in 1998, 1999 and 2000, the Congdon's tarplant was common along the fenceline and dirl
roads of the agricultural fields. While most of the 13.6 acre site is in row crops, the occurrence of Congdon'
tarplant along the fencelines and roadsides indicate that the site and surrounding area are historical an
potential habitat for this species.
In 1998, the City Council amended the City's Open Space Element to allow for on-site and off-site protection
of plant species on the California Native Plant Society (CNPS) List 1B and 2 when no practical alternative
exists (see Attachment 5, Definition of practicable alternative). The Congdon's tarplant is one of the plant
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s
identified on the CNPS's list (see Attachment 6, Tarplant location map). In this particular case, no practical
alternative exists on-site and therefore off-site mitigation is recommended. This approach would protect the
plant through an off-site mitigation program and maintain the General Plan's capacity for housing.
CONCLUSION: Less than significant with mitigation incorporated.
Mitigation Measures:
27.At the applicant's expense, a restoration and transplanting plan shall be prepared by a qualified plan
restoration ecologist. The plan shall identify the location of a suitable site or sites in an open space are
off-site (possibly at the City's wastewater treatment plant) where a colony of Congdon's tarplant
(Hemizonia parryi ssp. Congdonii) can be established. The restoration plan shall identify the number o
plants to be replanted and the methods which will be used to preserve this species in this location. Th
plan shall also include a monitoring program so that the success of the effort can be monitored yearly ove
a three- to five-year period. The restoration effort shall be coordinated with the California Department o
Fish and Game, the US Wildlife Service, the California Native Plant Society, and the City of San Luis
Obispo. Any federal, state or local permits required to commence such a program will be acquired an
implemented by the applicant. The mitigation plan shall include the provision for replacement of habitat t
the satisfaction of the Natural Resources Manager and the City Council should the initial mitigation prograrr
be unsuccessful within five years.
S. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of X
a historic resource? (See CEQA Guidelines 15064.5)
b) Cause a substantial adverse change in the significance of 11 X
an archeological resource? (See CEQA Guidelines
15064.5)
c) Directly or indirectly destroy a unique paleontological 8,9 X
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred 8,9 X
outside of formal cemeteries?
An archival search identified several archaeological sites in the vicinity, but noton the subject property.
Likewise, a surface survey did not find any signs of prehistoric cultural materials. Based on the surface survey
and records search, the property is not likely to have a significant adverse impact on prehistoric cultural
resources.
CONCLUSION: Less than significant with mitigation.
Mitigation Measures:
28. If any previously undiscovered prehistoric cultural material or buried concentrations of historic cultura
materials are discovered during any construction activities, all activities that may disrupt those material
shall cease and the Community Development Director shall be notified immediately of the discovery o
archaeological materials. Under most circumstances, the applicant will be directed to retain a qualifie
archaeologist to immediately visti the site, evaluate the materials recovered, and consult with the Directo
to determine the appropriate course of action. Under the direction of the archaeologist, a mitigation pla
shall be developed and approved by the City pursuant to the City's Archaeological Resource Preservatio
Guidelines.
6. ENERGY AND MINERAL RESOURCES. Would the project:
a) Conflict with adopted energy conservation plans? 1 X
b) Use non-renewable resources in a wasteful and inefficient 1 X
manner?
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ATTACH
c) Result in the loss of availability of a known mineral 1 X
resource that would be of value to the region and the
residents of the State?
The Energy Element states that, "New development will be encouraged to minimize the use of conventional
energy for space heating and cooling, water heating, and illumination by means of proper design an
orientation, including the provision and protection of solar exposure." The City implements energy
conservation goals through enforcement of the California Energy Code which establishes energy conservatio
standards for residential and nonresidential construction. Any development of the site must meet those
standards. The City also implements energy conservation goals through architectural review. Project designer
are asked to show how a project makes maximum use of passive solar energy by means of reducing
conventional energy demand, as opposed to relying on mechanical systems to maintain comfort.
CONCLUSION: No impact, as any development must comply with City established energy conservation
standards and all applicable state requirements.
7. GEOLOGY AND SOILS Would the project:
a) Expose people or structures to potential substantial
adverse effects, including risk of loss, injury or death
involving:
I. Rupture of a known earthquake fault, as delineated in 7 X
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area, or
based on other substantial evidence of a known fault?
II. Strong seismic ground shaking? 7 X
Ill. Seismic related ground-failure, including liquefaction? 7 X
IV. Landslides or mudflows? 7 X
b) Result in substantial soil erosion or the loss of topsoil? 7 X
c) Be located on a geologic unit or soil that is unstable, or 7 X
that would become unstable as a result of the project, anc
potentially result in on or off site landslides, lateral
spreading, subsidance, liquefaction, or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B o- 13 X
the Uniform Building Code (19941, creating substantial
risks to life or property?
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ATNOW 6
Faulting
The closest mapped active fault is the Los Osos Fault zone, which extends to within about 0.75 mile and i
northwest of the site. Other active faults in the region include the San Simeon-Hosgri fault zone, locate
approximately 12 miles to the west, the San Andreas fault zone about 30 miles to the northeast, and the
Nacimiento fault approximately 12 miles to the northeast.
A fault investigation was performed on the DeVaul Ranch North property in June, 1998. Theinvestigation
revealed a trace fault within the Los Osos fault zone in the designated open space area. The investigatio
concluded that the property contained no mapped faults, nor was evidence of active faulting found, within 5
feet of any proposed residential lots.
An Engineering Geology Investigation was completed and a subsurface fault investigation conducted by the
applicant's consultants for the DeVaul South property. A 510-foot long trench was excavated approximate)
15 feet deep and no evidence of faulting was discovered within the trench. Routine development conditions,
engineering, and construction procedures are measures which will mitigate any potential seismic impacts to
less than significant level.
Soils
Results from the subsurface investigation show that soils are generally expansive, of low plasticity, relative)
dense, moist to very moist with a moisture content greater than 40 percent, and have a high cohesion. Site
soils are generally lean clays with groundwater at approximately 25 feet below ground surface. Assuming the
recommendations of the soil engineering report are implemented, the potential for seismically induce
settlement and differential settlement is considered to be low. Review of plans by a geotechnical engineer wil
ensure compliance with required codes.
The potential for grading and erosion impacts, while always present, is not likely to be disproportionately large
or unique at this location. Cumulative grading and erosion impacts can be mitigated through continued projec
review and the application of City required erosion control measures.
CONCLUSION: Less than significant with mitigation incorporated.
Mitigation Measures:
29. The designs of all foundations, curbs, and other structures shall be reviewed bya geotechnical engineer to
ensure they are compatible with the soil properties and conditions on the site, consistent with standards of the
Building Codes.
S. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a) Create a significant hazard to the public or the 1 X
environment though the routine use, transport or disposal
of hazardous materials?
b) Create a significant hazard to the public or the 1 X
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely X
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
d) Expose people or structures to existing sources of X
hazardous emissions or hazardous or acutely hazardous
materials, substances, or waste?
e) Be located on a site which is included on a list of X
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hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, it
would create a significant hazard to the public or the
environment?
f) For a project located within an airport land use plan, or 5 X
within two miles of a public airport, would the project
result in a safety hazard for the people residing or working
in the project area?
g) Impair implementation of, or physically interfere with, the 1 X
adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of lose, 1 X
injury, or death, involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residents are intermixed with wildlands?
The site does not contain any known hazardous substances and is not located in an area of high risk.
The site is within Airport Land Use Zone 6, Other Land in Planning Area. Residential development is
"compatible" use within Area 6. Because the site is within an area where airplanes are known to fly, safety
and noise can be issues. The Airport Land Use Commission reviewed the applicant's request to annex this
property for residential development and recommended approval of the residential development with condition
called out in the Airport Plan as well as notification of potential residents of the site's proximity to the airport
and possible flight overpath impacts. See the Transportation section of this initial study for airport relate
mitigation measures.
CONCLUSION: Less than significant.
9. HYDROLOGY AND WATER QUALITY. Would the project:
a) Violate any water quality standards or waste discharge X
requirements?
b) Substantially deplete groundwater supplies or interfere X
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level (eg. The production rate
of preexisting nearby wells would drop to a level which
would not support existing land uses for which permits
have been granted)?
c) Create or contribute runoff water which would exceed the 14 X
capacity of existing or planned storm-water drainage
systems or provide substantial additional sources of
polluted runoff.
d) Substantially alter the existing drainage pattern of the site 14 X
or area in a manner which would result in substantial
erosion or siltation onsite or offsite?
e) Substantially alter the existing drainage pattern of the site 14 X
or area in a manner which would result in substantial
flooding onsite or offsite?
f) Place housing within a 100-year flood hazard area as 14 X
mapped on a Federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map'
g) Place within a 100-year flood hazard area structures 14 X
which would impede or redirect flood flows?
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h) Otherwise substantially degrade:water.quaiity? 1 X
The City's plans and ordinances for minimizing flood damage are based on anticipated flooding from a 100-yea
storm. All new construction must be designed so that the lowest floor of all residences is at least one foo
above the 100-year flood elevation. Furthermore, all improvements must be designed in a way that
accommodates drainage and does not contribute to flooding in downstream areas. In conjunction with City
wide programs to maintain drainage channels and minimize flood hazards, these measures reduce th
cumulative potential.for flooding impacts.
Potential increases in storm runoff from new development along this section of Los Osos Valley Road are
avoided on a project-by-project basis through the design and construction of detention basins and othe
drainage improvements in individual developments. With the proposed improvements, estimated discharges are
less than pre-development conditions which demonstrate that the design can maintain peak flows at or belo
their current levels and not contribute to downstream flooding or impede the design of other drainage
improvements in future developments.
CONCLUSION: Less than significant. Increases in surface runoff represent a potentially significant impact, but
improvements required of any development in the City will mitigate this impact to a less than significant level.
10. LAND USE AND PLANNING - Would the project:
a) Conflict with applicable land use plan;.policy,.or regulation 1 X
of an agency with jurisdiction over the project adopted fo
the purpose of avoiding or 'mitigating an environmenta
effect?
b) -Physically divide an established community? 1 X
c) ' Conflict with any applicable habitatconservation plan o 1 X
natural community conservation.plans?
The City's General Plan applies a designation of Medium Density Residential (12 du/ac) to the site. The
proposed DeVaul Ranch South project proposes 130 dwelling units on a 13.6 acre site resulting in a density o
9.5 du/ac. complying with the densities called for in the General Plan.
The project also complies with the following General Plan policies:
LU 1.13.4: Development and Services
Actual development in an annexed area may be approved only when adequate City services can be provided fo
that development, without reducing the level of services or increasing the cost of services for existing
development and for build-out within the City limits as of July 1994, in accordance with the City's water
management policies. Water for development in an annexed area may be made available by any one or an
combination of the following:
AJ City water supply, including reclaimed water;
B/ Reducing usage of City water in existing development so that there will be no net increase in long-ter
water usage;
C1 Private we# water, but only as an interim source, pending availability of an approved addition to City wate
sources, and when it is demonstrated that use of the well water will not diminish the City's municipa
groundwater supply.
The City currently has adequate water treatment capacity for build-out of the DeVaul Ranch project and ha
planned capacity upgrades to meet the needs of full build-out under the General Plan. Development impac
fees reimburse the City's water fund for capital expenses required to ensure that new development funds it
fair share of the cost of developing additional water supplies. Until the City obtains a supplemental source o
supply, new development must retrofit to offset twice its expected water use before construction can begin
Phased development of the DeVaul Ranch will proceed with a combination of water offsets, reclaimed water,
and on-site well water. Compliance with the provisions of the Water Allocation Regulations and the paymen
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of water impact fees will adequately mitigate the effects of increased water demand.
LIJ 2.1.5: Neighborhood Connections
All areas should have a street and sidewalk pattern that promotes neighborhood and community cohesiveness
There should be continuous sidewalks or paths of adequate width, connecting neighborhoods with each othe
and with public and commercial services to provide continuous pedestrian paths throughout the City.
The DeVaul Ranch project has been designed with pedestrian and vehicular connections to adjacent propertie
thereby complying with this policy.
LIJ 2.2.2: Separation and Buffering
Residential areas should be separated or screened from incompatible, nonresidential activities, including mos
commercial and manufacturing businesses, traffic arteries, the freeway, and the railroad. Residential area
should be.protected from encroachment by detrimental commercial and industrial activities.
Screening and buffering of the neighboring commercial development on Froom Ranch will be addressed throug
the architectural review process.
LIJ 2.2.12: Residential Project Objectives
Residential projects should provide:
a. Privacy, for occupants and neighbors of the project,
b. Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented t
receive light and sunshine;
c. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable
with minimum mechanical support,
d. Pleasant views from and toward the project;
e. Security and safety;
f. Separate paths for vehicles and for people, and bike paths along collector streets;
g. Adequate parking and storage space;
h. Noise and visual separation from adjacent roads and commercial uses. (Barrier walls, isclating
project, are not desirable. Noise mitigation walls may be used only when there is no practicable
alternative. Where walls are used, they should help create an attractive pedestrian, residentia
setting through features such as setbacks, changes in alignment, detail and texture, places fol
people to walk through them at regular intervals, and planting)..
i. Design elements that facilitate neighborhood interaction, such as front porches, front yard
along streets, and entryways facing public walkways.
j. Buffers from hazardous materials transport routes, as recommended by the City Fire
Department.
As part.of the architectural review process, the project will be evaluated for compliance with the policy.
LIJ 8.10.1: Medium Density Residential Development
About 38 acres northerly from the vicinity of the Garcia Drive intersection is designated Medium Density
Residential. This area may accommodate about 500 dwellings. There should be a range of housing types
with low-density, medium density, and medium-high density development each occupying about one third o
the area.
The DeVaul Ranch project complies with this policy by providing a range of housing types and a total of 13
dwelling units. Together with the previously approved DeVaul Ranch North project, the area will providel
CITY OF SAN LUIS OBISPO 14 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
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approximately 400 dwelling units.
CONCLUSION: No impact because the project is in compliance with the City's General Plan.
11. NOISE. Would the project result in:
a) Exposure of people to or generation of "unacceptable" 1,8,9 X
noise levels as defined by the San Luis Obispo General
Plan Noise Element, or general noise levels in excess of
standards established in the Noise Ordinance?
b) A substantial temporary, periodic, or permanent increase 8 X
in ambient noise levels in the project vicinity above levels
existing without the project?
c) Exposure of persons to or generation of excessive 8 X
groundborne vibration or groundborne noise levels?
d) For a project located within an airport land use plan, or 5 X
within two miles of a public airport or public use airport,
would the project expose people residing or working in the
project area to excessive noise levels?
The most significant short term noise source is noise related to the construction activity. Because the
construction will occur over several years, it is a potentially significant impact, however mitigation measure
are available to reduce the potential impact to a less than significant level.
The most significant long-term noise source in the vicinity is traffic related noise along LOVR. Increases i
traffic will incrementally increase noise along LOVR. The City's Noise Element includes a land use compatibility
table to identify acceptable levels of noise exposure for different types of land uses. For residential
development, the maximum allowable noise exposure for transportation-related noise sources is 60 dB Ldn for
outdoor activity areas and 45 dB Ldn for interior spaces. According to the General Plan Noise Element, a
portion of the apartments that front Los Osos Valley Road appear to extend into an area that exceeds
acceptable noise limits for residential uses. Compliance with the City's Noise Element will reduce any long
term noise impacts to a less than significant level.Compliance must be demonstrated prior to the issuance of a
building permit.
Airplane noise is also identified as a transportation noise source which could impact the site. The Airport Lan
Use Commission reviewed the applicant's request to annex this property for residential development an
recommended approval with conditions called out in the Airport Plan as well as notification of potentia
residents of the site's proximity to the airport and possible flight overpath impacts.
CONCLUSION: Less than significant with mitigation measures incorporated.
Mitigation Measures:
30. All project related construction activity shall occur between 7 am and 7pm Monday through Saturday, wit
no activities occurring on Sunday or holidays.City noise regulations related to construction activities shall
be posted on site and made available to all contractors and sub-contractors.
31. Prior to the issuance of a building permit, the applicant shall demonstratecompliance with the City Noise
Element through the preparation of a noise analysis for the apartment portion ofthe Planned Development.
32. The developer and/or property manager shall disclose to all perspective and actual Leasee/Renters that t
subject property is in an airport flight traffic zone and possible noise impacts may occur. This disclosure
shall be part of any sales or rental agreements which are signed by the owner or renter.
12. POPULATION AND HOUSING. Would the project:
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a) Induce substantial population growth in an area, eithe 1 X
directly (for example by proposing new homes of
businesses) or indirectly (for example, through extensior
of roads or other infrastructure)?
b) Displace substantial numbers of existing housing or people 1 X
necessitating the construction of replacement housini
elsewhere?
The project proposes to build 19 single family units, 34 duplex units, the potential for 17 secondary dwelling
units, and 77 apartment units. City policy requires payment of in lieu fees or the provision of 5% of these
units to be affordable to persons with low incomes and 10% of these units to be affordable to persons with
moderate incomes as defined by the City's Housing Element. The applicantproposes to provide these units on-
site, therefore complying with the General Plan policy.
Housing Element Policy H 4.2.1 requires affordable housing to be intermixed within the project itself rather
than segregated into separate enclaves. Through the tentative map and architectural review process, the
project will be evaluated for compliance with this policy.
CONCLUSION: Less than significant with mitigation measures incorporated.
Mitigation Measures:
33. To maintain consistency with policy H 4.2.1 of the Housing Element, the amount of and the specific
location of inclusionary housing units should be identified with the consideration of the tentative tract ma
and approved only if found to be consistent with the City's requirements which includes intermixing the
units within the project.
13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the
provision, or need, of new or physically altered government facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or
other performance objectives for any of the public services:
a) Fire protection? 1 X
b) Police protection? 1 X
c) Schools? 1 X
d) Parks? 1 X
e) Roads and other transportation infrastructure? 1 X
f) Other public facilities? 1 X
Police and fire protection services are available to serve the site. The City expects that service demands will
increase in proportion to the amount of new development, and that the increase will be at a gradual pace ove
several years.
The school districts in the state are separate governing bodies with authority to collect fees to finance schoo
construction and parcel acquisition. Section 65995 of the Government Code prohibits the City from denying
subdivision or collecting any fees beyond those required by the school district itself, to mitigate effects o
inadequate school facilities. Any effect that this project will have on school facilities will be mitigated in whole
or in part by the district's per-square-footage fees, charged at the time of building permit issuance of each
dwelling unit.
A neighborhood park to serve the development will be provided on the adjoining DeVaul Ranch site via a 3-acr
park. The park will be constructed prior to the occupancy of the DeVaul Ranch North property which has
approvals for 269 dwelling units. The existing 435-acre Laguna Lake Community Park will also be available t
residents of this project. Additionally, the project applicants are required to provide parkland or pay park in liet.
fees as a condition of any development approvals.
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As a condition of any development approvals, the applicants are required to widen and improve Los Oso
Valley Road between Madonna Road and Calle Joaquin and pay their fair share of numerous off-site roadway
improvements.
CONCLUSION: Less than significant.
14. RECREATION. Would the project:
a) Increase the use of existing neighborhood or regional park: 1 X
or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
b) Include recreational facilities or require the construction or 1 X
expansion of recreational facilities, which might have an
adverse physical effect on the environment?
See discussion above under Public Services section.
CONCLUSION: Less than significant.
15. TRANSPORTATION/TRAFFIC. Would the project:
a) Cause an increase in traffic which is substantial in relation 1,8,9 X
to the existing traffic load and capacity of the street
system?
b) Exceed, either individually or cumulatively, a level of 8 X
service standard established by the county congestion
management agency for designated roads and highways?
c) Substantially increase hazards due to design features (e.g. 1 X
sharp curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
d) Result in inadequate emergency access? 1 X
e) Result in inadequate parking capacity onsite or offsite? 2 X
f) Conflict with adopted policies supporting alternative 1 X
transportation (e.g. bus turnouts, bicycle racks)?
g) Conflict with the with San Luis Obispo County Airport 5 X
Land Use Plan resulting in substantial safety risks from
hazards, noise, or a change in air traffic patterns?
The EIRs for the DeVaul Ranch North and Froom Ranch projects included traffic studies that considered the
development of this property in the traffic analysis. Twelve intersections were studied and projections fo
project impacts at 10-year and buildout were formulated and mitigation measures developed. Specifically, prio
to the occupancy of any development, the developers are required to dedicate and improve sufficient right o
way along the project's Los Osos Valley Rd. frontage to accommodate the City and County adopted stree
section to include six (ultimate) travel lanes, median island, bike lanes, sidewalk, bus turnout, landscape
parkway and parking (adjacent to the developed properties, southeasterly of Auto Park Way), generally a
depicted on improvement plans prepared by Central Coast Engineering. The dedication varies from 63 ft. wide
along the northeasterly 800 feet (+/-) of the annexation area, tapering to the southeast to meet the existing
right of way line near the intersection of Calle Joaquin.
Offsite dedication to the southeast may be required to provide project specific mitigation of four lanes of traffic
between Madonna Rd. and Calle Joaquin, consistent with the County-approved Eagle Hardware/Madonn
project- D970143D. The traffic signal shall be relocated to the intersection of the proposed new onsite street,
per the tentative minor subdivision map. (M.S. SLO 00-041). Additionally, the developers are required to pay
their fair share of the following improvements:
CITY OF SAN LUIS OBISPO 17 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
^-S_4
Issues and Supporting Informa Sources Sources Potr v Less Than Less Than No
Sign .It Significant Significant Impact
ER 87-00, Jet-Ski Planned Development Issues with Impact
Mitigation
11955 Los Osos Valley Road Incorporated
Al IAUIFkNT fi
• Madonna/U.S. 101 intersection improvements
• LOVR/U.S. 101 intersection improvements
• LOVR/Calle Joaquin intersection signalization
• LOVR widening between South Higuera Street and U.S. 101
Details of these improvements can be found in the Traffic and Circulation sections of the County approve
Eagle Hardware EIR and City approved DeVaul Ranch Planned Development EIR.
The Airport Land Use Commission reviewed the applicant's request to annex this property for residential
development and recommended approval of residential development at this location with conditions called ou
in the Airport Plan as well as notification of potential residents of the site's proximity to the airport and
possible flight overpath impacts (see additional mitigation measures called out in Section 11).
CONCLUSION: Less than significant with mitigation.
Mitigation Measures:
34. The project shall comply with the mitigation measures established for the DeVaul Ranch North project a
outlined in the DeVaul Ranch North Final EIR and Mitigation Monitoring Program.
35. Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City'
Noise Element and the San Luis Obispo County Airport Land Use Plan.
36. Grant an avigation easement for the protection of the San Luis Obispo County Airport, the City of San
Luis Obispo, and the County of San Luis Obispo.
37. All project occupants and land uses shall comply with the compatible land use matrix of the San Luis
Obispo Airport Land Use Plan.
38. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with aircraft flight
or aircraft operations. Search-lights and strobe lights shall be prohibited.
39. The applicant shall dedicate 63 feet of right of way or as otherwise required by the City andmake
ultimate improvements to LOVR along the project's proposed frontage.
40. To mitigate potentially significant impacts of excessive speed on the project's residential streets, traffic
calming measures shall be included as a condition of the subdivision plans.
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of the 15 X
applicable Regional Water Quality Control Board?
b) Require or result in the construction or expansion of new 1,15 X
water treatment, wasterwater treatment, or storm
drainage facilities, the construction of which could cause
significant environmental effects?
c) Have sufficient water supplies available to serve the 15 X
project from existing entitlements and resources, or are
new and expanded water resources needed?
d) Result in a determination by the wastewater treatment 15 X
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demanc
and addition to the provider's existing commitment?
`i Circ OF SAN LUIS OBISPO 18 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
3 —S-7
Issues and Supporting Informz Sources Sources rot 'y Less Than Less Than No
Sig _ .nt Significant Significant Impact
Issues With Impact
ER 87-00, Jet-Ski Planned Development Mitigation
11955 Los Osos Valley Road Incorporated MAO NEAR g
e) Be served by a landfill with sufficient permitted capacity 3 X V
to accommodate the project's solid waste disposal needs?
f) Comply with federal, state, and local statutes and 3 X
regulations related to solid waste?
See the Land Use and Planning section above for information regarding the City's water supplies.
Wastewater
The City will provide wastewater collection and treatment services for the project. The wastewater treatment
capacity required to serve development in the Irish Hills area will be provided by adding planned modules at the
existing Water Reclamation Facility, funded through developer contributions and development impact fees.
The City's wastewater collection system will be extended into the site as development occurs. Service
extensions will be paid for by the development. A portion of the existing collection system may require up-
sizing in order to accommodate the additional flows from the development. Any needed augmentation of the
existing system, will be the responsibility of the developer.
Wastewater from the site will ultimately flow to the Howard Johnson and Laguna Lift Stations, which are
currently at or very near capacity. The Laguna Lift Station replacement project is currently under construction
The new Laguna Lift Station is expected to be completed prior to occupancy of the proposed development
The Howard Johnson Lift Station will also require replacement within the next several years. Although it i
reaching the end of its service life, the Howard Johnson Lift Station has capacity available to serve the
proposed development. The City's draft Wastewater Facilities Master Plan has tentatively scheduled the
replacement of the Howard Johnson Lift Station between 2005 and 2009. The developer is required to pay for
their share of the additional capacity at the Water Reclamation Facility, as well as the two lift stations. Based
on the proposed development of 18 single-family and 109 multi-family units, the total of these costs is
$68,397. This will be collected with the Water and Sewer Impact Fees at the time building permits are issued.
Solid Waste
Solid waste from the site will be delivered to Cold Canyon landfill, which currently has a capacity to accep
solid waste for approximately 18.5 years, based on the current rate of disposal and ongoing trends showing
reduction in per capita waste generation. To help reduce the waste stream associated with the projec
construction, a solid waste reduction plan for recycling discarded construction materials should be prepared
To help reduce the waste stream created by the new residents, the project should include facilities for interio
and exterior recycling.
CONCLUSION: Less than significant with mitigation.
Mitigation Measures:
41. Prior to the issuance of a building permit, the applicant shall receive approval of a solid waste recycling
plan for recycling discarded building materials such as concrete, sheetrock, wood and metals from the
construction site.
42. Building plans shall show the location of convenient facilities for interior and exterior on-site recycling for
each residential unit.
17. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality X
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
CITY OF SAN LUIS OBISPO 19 INITIAL STUDY ENVIRONMENTAL CHECVUST 2000
3-5_F_
Issues and Supporting Informs Sources Sources Pot y Less Than Less Than No
Sign. At Significant Significant Impact
ER 87-00, Jet-Ski Planned Development Issues with Impact
p Mitigation
11955 Los Osos Valley Road Incorporated
a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California history or prehistory?
Without mitigation, the project could have the potential to have adverse impacts on all of the issue area
checked in the table on Page 2.
b) Does the project have impacts that are individually limited X
but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of the past projects, the effects of other
current projects, and the effects of probable future
projects)
The impacts identified in this initial study are specific to this project and would not be categorized a
cumulatively significant.
c) Does the project have environmental effects which will X
cause substantial adverse effects on human beings, either
directly or indirectly?
With the incorporation of mitigation measures, the project will not result in substantial adverse impacts o
humans.
18. EARLIER ANALYSES.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one o
more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3)
(D). In this case a discussion should identify the following items:
a) Earlier analysis used. Identify earlier analyses and state where they are available for review.
The DeVaul Ranch and Froom Ranch EIR's as well as the City of San Luis Obispo 1994 Land Use Element
Update EIR supplement can be reviewed at the City of San Luis Obispo Community Development
Department at 990 Palm Street, San Luis Obispo, California.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scop
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and stat
whether such effects were addressed by mitigation measures based on the earlier analysis.
This initial study relies on data found in the final DeVaul Ranch and Froom Ranch EIR's and the fins
supplemental EIR for the City's 1994 Land Use Element Update. Information regarding noise, traffic
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describ,
the mitigation measures which were incorporated or refined from the earlier document and the extent t
which they address site-specific conditions of the project.
Mitigation measures contained within this document address site specific conditions of this project. Th
EIR's for the neighboring Froom Ranch and DeVaul Ranch were reviewed and considered when the
mitigation measures were developed for this project.
19. SOURCE REFERENCES
1. City of San Luis Obispo General Plan: Land Use, Circulation, Noise, Energy, Open Space, Safety,
Water and Wastewater Management Elements
2. City of San Luis Obispo Zoning Regulations, February 18, 2000
3. City of San Luis Obispo Source Reduction and Recycling Element
4. 1995 Clean Air Plan (CAP) for San Luis Obispo County
CITY OF SAN Luis OBISPO 20 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
3-s9
ATTACI{W 6
5. SLO County Airport Land Use Plan
6. City of San Luis Obispo Informational Map Atlas
7. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-
Priolo Earthquake Fault Zoning Act, effective January 1, 1990
8. Final EIR for the DeVaul Ranch North development certified by the San Luis Obispo City Council on
December 15, 1998
9. Final Supplemental EIR for the Madonna/Eagle Hardware and Garden certified by the County Board
of Supervisors on November 2, 1999
10. City of San Luis Obispo 1994 Land Use/Circulation Element Update and EIR supplement
11. City of San Luis Obispo Archaeological Resource Preservation Guidelines, October 1995
12. Congdon's tarplant survey prepared by Dr. V.L. Holland, October 10, 2000
13. Site Soils Engineering Report prepared by GeoSolutions, March 3, 2000
14. City of San Luis Obispo Flood Damage Prevention Guidelines, 1979
15. City of San Luis Obispo Urban Water Management Plan, 1994
16. County of San Luis Obispo Department of Agriculture Letter dated Sept. 5, 2000
17. Air Pollution Control District Letter dated Dec. 13, 2000
�� CITY OF SAN LUIS OBISPO 21 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
ATTACHAW c
20. MITIGATION MEASURES/MONITORING PROGRAM
1. Provide a landscape buffer along LOVR and along the south side of the property boundary
abutting Froom Ranch.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review ofplans submitted for a building permit.
2. Plant palm trees to mirror the existing palms across LOVR.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review ofplans submitted for a building permit.
3. Coordinate landscape plans for the property with plans submitted for the adjacent DeVaul Ranch
North and Froom Ranch.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review ofplans submitted for a building permit.
4. Incorporate landscaping elements including decorative paving, walls, and fencing.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review ofplans submitted for a building permit.
5. Install public art at the project's LOVR entry.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for the final map
improvement plans and building permits.
6. Create a"maintenance association"to facilitate long term care of landscaping.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of the project's CC&R's.
7. Eliminate on-street parking on DeVaul Ranch Road between LOVR and Tonini Drive.
Monitoring Program: Compliance with this requirement will be monitored by Public Works and
Community Development Department staff through the review of final map improvement plans.
d1h;;i CITY OF SAN LUIS OBISPO 22 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
3-61
I
ATTACHA 6
8. Design the detention basin to appear as a naturally occurring feature and revegetate the perimeter
with native plants and trees to further reduce its engineered appearance.
Monitoring Program: Compliance with this requirement will be monitored by Public Works and
Community Development Department staff through the review of final map improvement plans.
9. Limit the height of the three apartment buildings closest to LOVR to 26 feet in height. These
building heights shall be considered maximum unless during the architectural review process the
applicant can demonstrate through the site plan and architectural design that views of the upper
portions of the Irish Hills will not be blocked.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for grading and building
permits.
10. Screen from view any necessary water pumps, valves, backflow preventers, and service cabinets.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for a building permit.
11. Design the detention basin so it does not require fencing.
Monitoring Program: Compliance with this requirement will be monitored by Public Works and
Community Development Department staff through the review offinal map improvement plans.
12. Submit a detailed landscaping plan for the LOVR project frontage and the southern edge of the
property abutting the Froom Ranch property for review and approval by the City. The plan shall
identify evergreen and deciduous plant materials, retaining walls, earth mounding, the horizontal
and vertical limits of plantings, and other materials used to effectively screen the parkin& areas
and soften the views of the development, but not hinder views of the hills.
Monitoring Program: Compliance with this requirement will be monitored by Public Works and
Community Development Department staff through the review of final map improvement plans
and building permits.
13. Exterior lighting shall .be directed downward and not spill onto adjoining properties. The
maximum height of lighting equipment and supporting structures, including fixtures, standard
and base, shall not be higher than 20 feet above the finished grade. Lighting levels measured at
finished grade directly beneath the fixture shall not exceed 10 footcandles.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for a building permit.
14. All material excavated or graded shall be sufficiently watered with non-potable water to prevent
excessive amounts of dust. During the time period in which grading will occur, watering shall
i� CITY OF SAN Luis OBISPO 23 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
� �a
ATTAO4MENT 6
occur at least twice daily including weekends with complete coverage, preferably in the late
morning and after work is finished for the day.
Monitoring Program.: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans and grading
permits.
15. All clearing, grading, earth-moving, or excavating activities shall cease during periods of high
winds (greater than 15 mph averaged over one hour) to prevent excessive amounts of dust.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans and grading
permits.
16. If soil materials are transported on or off-site, they shall either be sufficiently watered or securely
covered to prevent excessive amounts of dust.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans and grading
permits.
17. Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading shall be sown with fast germinating native grass seed and watered until.vegetation
becomes established.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans and grading
permits.
18. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil
binders,jute netting, or other methods approved in advance by APCD.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the'review of final map improvement plans and grading
permits.
19. On-site vehicle speed during construction shall be limited to 15 mph for any unpaved surface.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans, grading and
building permits.
20. All unpaved areas with vehicle traffic shall be watered at least twice per day including weekends,
using non-potable water.
`� CITY OF SAN LUIS OBtSpo 24 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
ATTACHMENT 6
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans, grading and
building permits.
21. Wheel washers shall be installed where vehicles enter and exit unpaved roads and streets, or
provisions shall be made to wash off trucksandequipment leaving the site.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans, grading and
building permits.
22. Prior to issuing occupancy permits for each single family residence, shade trees shall be planted
at a rate of not less than 1 tree/4000 s.f. of land. The trees shall be planted to provide shading of
the residence in the summer so as to reduce air conditioning requirements and fossil fuel use..
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for final map improvement
plans and building permits.
23. Residences shall be equipped with solar-assisted water heaters or similar energy conserving
feature consistent with City policies and programs at the time of construction. One methos
would be to increase wall and attic insulation beyond Title 24 requirements.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for a building permit.
24. Bicycle lockers shall be included in the design of the apartment project.
116nitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the.review of plans submitted for a building permit.
25. Parking for the apartment project shall accommodate electric vehicles.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for building permits for the
apartments.
26. Site preparation activities (major earthwork) shall be scheduled to occur consecutively rather
than simultaneously with the neighboring projects to the north and south. This approach, along
with the other air quality mitigation measures, will minimize cumulative PM 10 emissions to a
less than significant level.
Monitoring Program: Compliance with this requirement will be monitored by Public Works and
Community Development Department staff through the review of final map improvement plans
and grading permits.
CITY OF SAN LUIS Owspo 25 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 /
ATTACHMENT 6
27. At the applicant's expense, a restoration plan shall be prepared by a qualified plant restoration
ecologist. The plan.shall identify the location of a suitable site ors sites in an open space area
off-site (possibly at the City's wastewater treatment plant) where a colony of Congdon's tarplant
(Hemizonia parryi ssp. Congdonii) can be established. The restoration plan .shall identify the
number of plants to be replanted and the methods which will be used to preserve this species in
this location. The plan shall also include a monitoring program so that the success of the effort
can be monitored yearly over a three- to five-year period. The restoration effort shall be
coordinated with the California Department of Fish and Game, the US Wildlife Service, the
California Native Plant Society, and the City of San Luis Obispo. Any federal, state or local
permits required to commence such a program will be acquired and implemented by the
applicant. The mitigation plan shall include the provision for replacement of habitat to the
satisfaction of the Natural Resources Manager and the City Council should the initial mitigation
program be unsuccessful within five years.
Monitoring Program: Compliance with this requirement will be monitored by the Natural
Resources Manager and Community Development Department staff through the review of final
map improvement plans and building permits.
28. If any previously undiscovered prehistoric cultural material or buried concentrations of historic
cultural materials are discovered during any construction activities, all activities that may disrupt
those materials shall cease and the Community Development Director shall be notified
immediately of the discovery of archaeological materials. Under most circumstances, the
applicant will be directed to retain a qualified archaeologist to immediately visti the site, evaluate
the materials recovered, and consult with the Director to determine the appropriate course of
action. Under the direction of the archaeologist, a mitigation plan shall be developed and
approved by the City pursuant to the City's Archaeological Resource Preservation Guidelines.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map.improvement plans and building
permits.
29. Soils in the area have a medium to high potential for expansion and contraction. The designs of
all foundations, curbs, and other structures shall be reviewed by a geotechnical engineer to
ensure they are compatible with the soil properties and conditions of the site, consistent with
standards of the Building Code.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans.
30. All project related construction activity shall occur between 7 am and 7pm Monday through
Saturday, with no activities occurring on Sunday or holidays. City noise regulations related to
construction activities shall be posted on site and made available to all contractors and sub-
contractors.
CITY OF SAN LUIS OBISPO 26 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
3^�s
- y
ATTACHMENT 6
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans and building
permits and by the Police Department during construction.
31. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with the
City's Noise Element through the preparation of a noise analysis for the apartment portion of the
Planned Development.
Monitoring Program: Compliance with this requirement will be monitored by the Community
Development Department staff through the review of building permits.
32. The developer and/or property manager shall disclose to all perspective and actual
Leasee/Renters that the subject property is in an airport flight traffic zone and possible noise
impacts may occur. This disclosure shall be part of any sales or rental agreements which are
signed by the owner or renter.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of the project's CC&R's.
33. To maintain consistency with policy H 4.2.1 of the Housing Element, the amount of and the
specific location of inclusionary housing units should be identified with the consideration of the
tentative tract map and approved only if found to be consistent with the City's requirements
which includes intermixing the units within the project.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of the project's inclusionary housing
program.
34. The project shall comply with the mitigation measures established for the DeVaul Ranch North
project as outlined in the DeVaul Ranch North Final EIR and Mitigation Monitoring Program.
Monitoring Program: Compliance with this requirement will be monitored by Public Works and
Community Development Department staff through the review of plans.submitted for final map
improvement plans and building permits.
35. Soundproofing shall be added to reduce indoor noise from airport operations, where required by
the City's Noise Element and the San Luis Obispo County Airport Land Use Plan.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for a building permit.
36. Grant an avigation easement for the protection of the San Luis Obispo County Airport, the City
of San Luis Obispo, and the County of San Luis Obispo.
�� CITY OF SAN Luis OBISpo 27 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
_ ATROWENT 6
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of the project's CC&R's and updated title
report.
37. All project occupants and land uses shall comply with the compatible land use matrix of the San
Luis Obispo Airport Land Use Plan.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of the project's CC&R's_and plans submitted
for building permits.
38. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with
aircraft flights or aircraft operations. Search-lights and strobe lights shall be prohibited.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for building permits.
39. The applicant shall dedicate 63 feet of right of way or as otherwise required by the City and
make ultimate improvements to LOVR along the project's proposed frontage.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans.
40. To mitigate potentiallysignificant impacts of excessive speed on the project's residential
streets, traffic calming measures shall be included as a condition of the subdivision plans.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of final map improvement plans.
41 . Prior to the issuance of a building permit, the applicant shall receive approval of a solid
waste recycling plan for recycling discarded building materials such as concrete, sheetrock, wood
and metals from the construction site.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for a building permit.
42.Building plans shall show the location of convenient facilities for interior and exterior on-site
recycling for each residential unit.
Monitoring Program: Compliance with this requirement will be monitored by Community
Development Department staff through the review of plans submitted for a building permit.
�� CITY OF SAN Luis OBISPO 28 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000
MOW 7
f
J
FEHR&PEERS ASSOCIATES,INC.
Transportation Consultants RECEIVED 1A 1 g 200 '
3685 Mt. Diablo Blvd.,Suite 301
Lafayette, CA 94549-3763
925 284-3200 • Fax 925 284-2691 RECEIVED
fehrandpeers.com r1Q12 1 2001
March 13, 2001 CITY OF SAN LUiS OBISPO
COMMUMTy DEVELOPMENT
Ms. Desiree Peacock
EDA
1320 Nipomo Street
San Luis Obispo, CA
93401
Subject: Assumptions Used in the DeVaul Ranch EIR for the Laguna West
Property
Dear Ms. Peacock:
This letter is to confirm the land use assumptions used in the preparation of the traffic
element of the DeVaul Ranch Environmental I.mpact Report (EIR) by Fehr & Peers
Associates in 1998. The proposed DeVaul Ranch development (the project and the
subject of the EIR) was analyzed as 147 single family residences and 106 multi-family
dwelling units. The traffic analysis evaluated a 10-year development horizon and a
buildout horizon as required by the City of San Luis Obispo. The 10-year planning
horizon included proposed and planned land uses that were anticipated to be developed
by the year 2010. This list of development projects was provided to Fehr & Peers
Associates by the City planning department. The list of developments included 150 single
family residential units in the property directly south of the DeVaul Ranch project site
(indicated in the City's list as Laguna West). The buildout horizon -include the
development in the 10-year scenario plus buildout of the City's General Plan.
Please call me if you have any questions.
ince ,
J es . Daisa, P.E.
rincipal
. PACIFIC HORTICULTURE
DIVISION OF DELTA-PACIFIC HORTICULTURE.INC..
LANDSCAPE AND AGRONOMY CONSULTANTS ATTACHMENT 8
March 12, 2001-
J
2, 2001J & G Landscape Architects
3350 Loma Vista. Road
Ventura, "California 93003 .
Attention: Paul Jordan .
subject: Transplanting Phoenix canariensis Palms
Dear Paul:
This correspondence addresses'your concerns relative to relocating
50-55' tall mature Phoenix canariensis,palms on Los Osos Valley .
Road in San Luis Obispo,. California. '
This report is based on a review-of fhe site'treephotographs provided
by your office and over 20 years'of.professionalexperience With. ,
utilization of palm trees inlandscapi'ng.
Although one of the most popular and aesthetic of the palm species,
Canary Island Date Palms are-known to have a fairly, high transplant.
loss ratio when compared to other palm species. It is not'unusuai to
experience a 15-20% casualty rate in-mature'date palm transplanting
due to the stress and on-set of Fusarium Wsporum, a vascular wilt
fungus. Further complicating the matter is the fact that the disease
is spread by chain saws utilized for shaping and pruning the trees.
Another difficulty-in relocating large. mature palms, such as Canary.
Island Date, is a risk for trunk breakage due to_the height and, .
frequent weak points along. the trunk. This factor is not always
calculatable and occurs frequently on tall trunk species such as -
Canary Island Date and Washingtonia palms.
In essence, the literature supports.moving palms as somewhat a
easy task, butdoes not address the potential surviable rate; which
from field experience; especially,with. Canary Island Date palms,
reduces the overall success and increases the economic'cost.
(805)641-3931 •Fax(805) 641-0122. 1000 Woodstock Lan6•Ventura,.California 93001-3838•P.O. Boz 3276•Ventura, California 93006-3276
3-68F7
ATTANAUT g
J & G Landscape Architects
Palm Trees
March 12, 2001
pp 2
Lastly, from reviewing the photographs of the site trees, it appears
that several of the specimens exhibit deformed trunks, abnormal
basal crowns and weak foliage canopies. These palms would be
suspect candidates for transplaning and should be field inspected to
insure their health and vigor as potential viable trees for relocation.
I have personally been involved with numerous transplanting projects
involving Canary Island Date Palms for Cal Trans, Colleges, Shopping
Centers and Municipalities throughout Santa Barbara, Ventura and
Los Angeles counties and have observed that on every project, there
is a significant loss of large trees similar to the age and size as the
trees on Los Osos Valley Road.
I would recommend as a more feasible approach to transplanting
these large trees, to consider establishing new palms in the size
range of 15-20', which demonstrate a higher success rate in
relocating. In addition, your planting and pruning specifications
should address specific palm transplanting procedures and the
trees should be inspected for potential diseases prior to installation.
Should you have any questions or should you desire additional
information, do not hesitate in calling.
Sincerely,
04� WOZO�
Donald F. RodriguWs
Horticulture Consultant
ISA Certified Arborist 272/Ca. PCA 3505
3 69
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Peggy Mandeville Re:-LOVR palm treF' Page 1
ATTACHMENT g
From: Todd Martin
To: Mandeville, Peggy
Date: 3/19/01 7:49AM
Subject: Re: LOVR palm trees
I got the same information from Jimenez Nursery in Ventura regarding Canary Island palms. These people
specialize in moving and transplanting large palms. Based on what we've both heard from"experts", I
think it would be best to bring in new palms for this project and leave the existing palms where their at..
>>> Peggy Mandeville 03/16/01 01:32PM >>>
Todd, via fax I am sending you a letter from a certified arborist(hired by the DeVaul Ranch South people)
informing us that the exisitng palms will be difficult to relocate given a variety of circumstances. I would
appreciate hearing your opinion of this letter. Thanks.
MINI CST= 0-21- 1 + ZwOtAN KIM S IZIn & J- OUB 101 11100; If 0
Ceea Environmental Consultants AITAtA1T 9
9339 Twin Lakes Ave. . Orangevale, CA 95662
9161988-3717 of5ce• 916/2074011 Mobile•916/988-3717 Fax
March 19, 2001
Mrs.Peggy Mandeville
City of San Luis Obispo
Community Development Department
San.Luis Obispo,CA 93401
RE: DeVaul Ranch South Planted Development
Dear Peggy:
The purpose of my letter is to provide additional information regarding the environmental
document for the DeVaul Ranch South Planned Development(DRSPD). Specifically,
my letter addresses the questions of whether a mitigated negative declaration or
environmental impact report should be prepared for this project and whether the
mitigated negative declaration should be recirculated for review.
Summary
1. Should an tAK or Negative Declaration be Prepared for DRSPD!
Each of the potentially significant impacts identified in the City's initial study can be
mitigated to a less than significant level by implementing the revisions(mitigation
measures)recommended by staff. This is the type of situation in which CEQA
envisions the preparation of a mitigated negative declaration. An EIR is unnecessary
for this project.
2: Should the Mitigated Negative Declaration be Recirculated for Review if
Two Mitigation Measures Are Added?
Tn my previous correspondence to the City,I recommended two additional mitigation
measures he added to the draft mitigated negative declaration prepared for DRSPD.
In that letter, I concluded the additional measures did not"change the conclusions
reached in the City's initial study". Even if the two measures I recommended were
not adopted as a part of the mitigated negative declaration,the impacts of the
proposed project would still be mitigated to a less than significant level. These
measures do not represent a"substantial revision"as identified in Section 15073.5 of
the CEQA Guidelines and therefore,recirculation is not required.
The discussion below provides further information as to how my conclusions were
rwchal.
�z
StNI tSY: ;J-21- 1 'L;JOAN KIM s 1LLI1 @ i1 OU-3 101 /11J,* L/ a
Peggy Mandeville ATTAC} W . 9
March 19,2001
Page Two
DISCUSSION
Should an EIR or Negative Declaration be Prepared for DRSPD?
When determining the type of environmental document to prepare for a project that is
clearly not exempt from the California Environmental Quality Act(CEQA),a lead
agency must(in nearly all situations)prepare an"initial study". The initial study is used
to determine whether a project may have a significant adverse effect on the environment.
CEQA allows mitigated negative declarations to be used when:
"the initial study has identified potentially significant effects on the environment,
but(1) revisions in the project plans or proposals made by,or a6reed to by,the
applicant before the proposed negative declaration and initial study are released
for public review would avoid the effects or mitigate the effects to a point where
clearly no significant effect on the environment would occur, and(2)there is no
substantial evidence the project, as revised,may have a significant effect on the
environment"(Public Resources Code, Section 21064.5).
Staffprepared an initial study for DRSPD that examined 16 environmental issues. For
nine of these issues, staff concluded that no sign ficant adverse environmental impact
would occur. For the remaining issues, staff determined there were potentially significant
adverse impacts unless the project was revised to mitigate them. For these issues,staff
identified 40 revisions(mitigation measures)that would eliminate or reduce the impacts
to a less than.signifieant level. Since each potentially significant environmental impact
can be mitigated,staff has correctly determined that the appropriate environmental
document is a mitigated negative declaration.
1n a previous letter to the City,l indicated I had conducted my own separate
environmental assessment of DRSPD. My review indicated there were no environmental
impacts that could not be mitigated to a less than significant level and therefore, a
mitigated negative declaration was the appropriate environmental document. Although
my environmental assessment recommended two additional mitigation measures,the
additional measures do not affect the conclusion reached in the City's initial study.
Although,the City has received letters indicating that an EIR should be prepared for
DRSPD,no substantive information has been submitted(to date)that would alter the
conclusions reached by staff or myself in our separate environmental assessments of this
project.
�3
JpYI DI • J-Z1' 1 , z-ooam , nlnxo s 1Zin & J-' OUB 101 1110,4 J/ 0
Peggy Mandeville O
March 1 ?001
Page Three e AITACHMEW 9
Recirculation of the Fnvironmental Document
The other issue I examined is when recirculation of a negative declaration is required
under CEQA. As indicated previously,my environmental assessment of DRSPD
recommended that two additional measures be added to the City's initial study_ These
additional measures were subsequently added to the initial study and adopted by the City.
One of the measures I recommended called for the preparation of a soils report. After
sending our letter to the City,I learned that such a procedure already exists as part of the
City's building permit review process. Prior to issuing any building permits,the City
will require the builder to submit a soils report to determine whether any special
construction techniques must be used to prevent adverse impacts from the"shrink/swell"
behavior of the soils in this area. Although the proposed mitigation measure provides
useful information it merely reflects a procedure the City already has in place.
The other measure 1 recommended involved staging the grading of land development
projects in the city to reduce the temporary impact of dust(PM 10)generation. However,
as indicated in my previous correspondence(January 9,2001),this additional treasure
does not change the conclusions reached in the City's initial study.The air quality
mitigation measures proposed for DRSPD in the City's mitigated negative declaration
were similar to,or the same as,those previously adopted by the City for other projects in
the arca. During the public review of the mitigated negative declaration,the air quality
impacts and the mitigation measures were reviewed by the Air Pollution Control District
(District). The District did not raise any objections to the analysis of the air quality
impacts or to the mitigation measures the City proposed.
However,due to the addition of these measures, a question was raised as to whether the
mitigated negative declaration should be recirculated for additional review. Under
Section 15073.5 of the CEQA Guidelines a lead agency is required to recirculate an
environmental document when any of the following occur:
"(a)A lead agency is required to recirculate a negative declaration when the
document must.be substantially revised after public notice of its availability has
previously been given pursuant to Section 15072,but prior to its adoption.Notice
of recirculation shall comply with Sections 15072 and 15073.
(b)A"substantial revision"of the negative declaration shall mom:
(1) A new,avoidable significant effect is identified and mitigation measures or
project revisions must be added in order to reduce the effect to insignificance,or
(2)The lead agency determines that the proposed initigation measures or project
revisions will not reduce potential effects to less than significance and new
measures or revisions must be required."
e3—/A/
SENT BY: 3-11- 1 2:39AM : KInKO s lztn & .i- ou5 101 Iiia,* sir a
Peggy Mandeville ATTACHMENT 9
March 19,2001
Page Four
None of the requirements for recirculation have been met by the addition of two new
measures. No new avoidable significant effects have been identified nor must any new
mitigation measures be added to reduce the impact to a less than significant level. In
regards to the two additional measures I recommended,my previous letter indicated that
the measures provided added environmental protection but they did not change the
conclusions reached in the City's initial study.
The CEQA Guidelines provide further guidance in regard to recirculating a mitigated
negative declaration. Section 15073.5 indicates that recirculation is not required when
any of the following occur:
(1)Mitigation measures are replaced with equal or more effective measures
pursuant to Scction 15074.1.
(2)New project revisions are added in response to written or verbal comments on
the project's effects identified in the proposed negative declaration that are not
new avoidable significant effects.
(3)Measures or conditions of project approval are added after circulation of the
negative declaration which are not required by CEQA,which do not create new
significant environmental effects and are not necessary to mitigate an avoidable
significant effect-
(4)New information is added to the negative declaration that merely clarifies,
amplifies, or makes insignificant modifications to the negative declaration
Although two additional measures were added by the City,they are not necessary to
mitigate an avoidable significant effect. The discussion on page three of this letter
indicates the reasons why sections 15073.5(3)and(4)apply in this instance.
In addition to the CEQA guidelines the case involving Gentry v. Marietta (36 Cal.App.e
1359)also describes how this matter should be treated. In this case,the court determined
the following:
". . . . .if the initial public review demonstrates the initial mitigation will
adequately reduce potential effects to insignificance, imposition of additional
mitigation does not require further public review."(Id.,at pp. 1356-1357,272
Cal.Rptr. 372.)It found"no substantial evidence that the initial mitigating
measures were inadequate to reduce any impacts to insignificance. Thus,if
County imposed further conditions in an excess of caution, they were not subject
to public review."
�3-7s
XAI EST; J-11- 1 + 1 J�tTIl1 KI1)KO S 1LTII & J� oun 101 111J;7F a/ 0
C,i
Peggy Mandeville ATTACHMENT 9
March 19,2001
Page Five
In a related case,Leonoff v. Monterey County Board of Supervisors(222 Ca1.App3d
1337),the Court determined:
"Assuming for the sake of discussion that the potential impacts on ground and
surface water were significant absent mitigation,there is no substantial evidence
that the initial mitigating measures were inadequate to reduce any impacts to
insignificance.Thus,if County imposed further conditions in an excess of
caution,they were not subject to public review."
CONCLUSIONS
•Each of the potentially significant impacts identified in the City's initial study
can be mitigated to a less than significant level by implementing revisions to the
project(mitigation measures). In such situations,a mitigated negative declaration
should be prepared for the project.
•In my previous correspondence to the City, I recommended two additional
mitigation measures be added to the draft mitigated negative declaration prepared
for the DRSPD. These measures do not represent a"substantial revision"as
identified in Section 15073.5 of the CEQA Guidelines and therefore,re-
circulation of the mitigated negative declaration is not required.
I hope that my thoughts on these matters are beneficial to staff and the City County
during their review of this project. As always,please feel free to call me if you have any
questions.
Sincerely,
: i~t5 �
„//Dennis Castrillo
3-/fo
ATTAO#Zff 10
l
DeVaul Ranch
Planned Development
Mitigation Monitoring Program
City of San Luis Obispo
Community Development Department
November 1998
DeVaul Ranch PD ElR (� ;�� I1.2098
Mitigation Program ATTACHMENT 1-0
INTRODUCTION
For years, land use professionals have been concerned that there was a loophole
in California's environmental review procedures. In many instances, the
mitigation measures recommended by environmental documents were not part of
the conditions of approval nor were they fully implemented during the
development of the project. As a result, opportunities to mitigate potential
problems fully were lost.
State legislation, AB 3180, is designed to close this loophole. This law requires all
public agencies in California to adopt a mitigation monitoring program when they
approve projects that are subject to the requirements of the California
Environmental Quality Act. The objective of the law is to establish a process that
defines the following: '
• The measures the agency intends to adopt to mitigate significant environmental
impacts; and
•The procedures the agency intends to use to monitor the implementation of these
conditions.
AB 3180
Although AB 3180 is a significant piece of environmental legislation, its provisions
are simply stated. The entire text of the bill is as follows:
SECTION 1: Section 21081.6 is added to the Public Resources Code, to read:
21081.6 When making the findings required by subdivision (a) of Section
21081 or when adopting a negative declaration pursuant to paragraph (2)of
subdivision (c)of Section 21081,the public agency shall adopt a reporting or
monitoring program for the changes to the project which it has adopted or
made a condition of project approval in order to mitigate or avoid
significant effects on the environment. The reporting or monitoring
program shall be designed to ensure compliance during project
implementation. For those changes which have been required or
incorporated into the project at the request of an agency having jurisdiction
bylaw over natural resources affected by the project, that agency shall, if so
requested by the lead or responsible agency,prepare and submit a proposed
reporting or monitoring program.
SECTION 2.No reimbursement is required by this act pursuant to Section 6
of Article XIIIB of the California Constitution because the local agency or
school district has the authority to levy service fees or assessments
sufficient to pay for the program or level of service mandated by this act.
1
3- 7S>`
DeVaul Ranch PD EIR �; H•20.98
Mitigation_Reporting ATTACHMENT 1 o
Mitigation reporting refers to a written report which lists all of the mitiagation
measures a public agency intends to adopt which will reduce or eliminate a projects
potentially significant impacts. Although many conditions may be part of the
project's approval, not all the conditions must be included in the mitigation
reporting program. AB 3180 addresses itself only to those issues that would have a
significant impact unless mitigation measures are applied. Section 21081.6 indicates
that lead agencies must adopt a reporting program in order to "avoid significant
effects on the environment."
Monitoring
Monitoring is the follow-up effort by a public agency to ensure that the mitigation
measures they have adopted have been implemented. In some instances, the
monitoring work can be accomplished by the Planning or Public Works staff as they
review project plans. In other instances, field inspection may be necessary.
Written documentation of the monitoring effort is a necessary and important part
of the mitigation program to provide the City and the public with a written record
of the mitigation program. While this mitigation program identifies who is
responsible for implementing the EIR's mitigation measure, the City must
document when and how the mitigation measure is implemented. Each time a
department or agency takes an action related to the implementation of a mitigation
measure, a written report must beprepared to describe the way in which each
mitigation measure was carried out, any observations that were made, the need for
any follow-up work, and recommendations to improve the monitoring or the
success of the mitigation measure. Collectively, the written reports will provide a
written history of the implementation of these mitigation measures.
2
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AT"MW 7
DEVAUL RANCH
Planned Development
Mitigation Monitoring Program
Corrections approved by Council
December 15, 1998
Aesthetics
D-8.
a. Eliminate proposed lots 55, 56, and 57 as shown on the original
project concept plan to allow greater exposure of the ranch
house/complex area and the surrounding open space. If possible, the
applicant should be allowed to adjust the tentative tract map so that
the overall number of residential lots remains the same.
D-10. A neighborhood green space including landscaping and appropriate site
amenities shall be created on the existing vacant lot proposed as part of
the emergency/pedestrian/utility service access between Quail Drive and
the proposed Falcon Court. The details of the design and acquisition of
the Quail Drive lot shall be finalized as part of the development review
process. The following measures shall guide the development of the
green space:
a. Require the access for emergency/pedestriaNutitity service and nen
my as described in the Traffic and Circulation section
of this EIR and that the width of any one paved surface the assess
mad URI shall be no wider than 12 feet,
Cultural Resources
E-3. The drainage basin as shown on the original project concept plan shall be
moved to-allow the DeVaul Ranch house-to stay in.its present location.
PFOpesed *R theR RFR;a M.-Rt de
EE=9. Mitigation measure E-6 shall also include a requirement for monitoring by
a qualified archaeologist and Native American monitor during site
disturbance within the DeVaul Ranch complex. Additionally. Mitigation
measure E-6. shall also apply to any ground disturbing activities (e.g.
-grading, road or trail construction) within proximity of any identified
prehistoric cultural resource site.
E-10. Prior to site disturbance or construction activities, a pre-constructuion
meeting shall be held.with the developer, building and grading
contractors, and City staff to discuss the mitigation and monitoring
3-0
�) ATTACHMENT 10
requirements and to clarify measures to be.taken to protect cultural
resources.
E-11. The developer shall rehabilitate the DeVaul Ranch House for its continued
residential use or other appropriate adaptive reuse, consistent with the
Secretary of the Interiors Standards for Rehabilitating.Historic Properties.
E-12. Prior to construction permit issuance, the developer shall enter into a
;reservation covenant to ensure that any changes or additions to the
DeVaul Ranch House are done in a manner which complies with the
City's Historic Preservation.Program Guidelines and the Secretary of the
Interior's Standards for Rehabilitating Historic Properties.
Biological Resources
F-1 Dedication of 184 acres to the City for open space.
Reporting Milestone: Upon approval of final map annexation 2A
pFezen g
F-2. Annexation and prezoning of 145.8 4.84 acres as conservation/open
space with 160-acre minimum parcel size (C/OS-160). Since the
preparation of the Draft EIR, the applicant has submitted a letter to the
City offering the dedication of 184 acres.
F-3. At the applicant's expense, a restoration plan shall be prepared by a
qualified plant restoration ecologist. The plan shall identify the location of
a suitable site or sites in an open space area offsite (possibly Laguna
Lake) where a colony of Congdon's tarplant (Hemizonia parryi ssp.
Congdonii) can be established. The restoration plan shall identify the
number of plants to be replanted and the methods which will be used to
preserve this species in this location. The plan shall also include a
monitoring program so that the success of the effort can be monitored
yearly over a three-to five-year period. The restoration effort shall be
coordinated with the California Department of Fish and Game, the U.S.
Wildlife Service, the California Native Plant Society, and the City of San
Luis Obispo. Any federal, state or local permits required to commence
such a program will be acquired and implemented by the applicant. The
mitigation plan shall include the provision for replacement of habitat to the
satisfaction of the Natural Resources Manager and the City Council
should the initial mitigation program be unsuccessful within five years.
Verification Responsibility: Community Development
Department/Administration
3 -Jl �
ATTACHMENT 1 0
Utilities
H-6. Each single family dwelling in the project will require payment of pay a
sewer impact fee and lift station fee. These fees are based on the City's
fee schedule at the time building permits are accepted as complete and
are paid when building permits are issued.
H-8. The applicant shall teplaGe the existing eight iFiGh sewet. Gamin
�+
pIrl aui41� annFi+vim +alai 4,259 feet of. ten innti eeurer main be
responsible for any necessary up-sizing of the existing wastewater
collection system to ensure adequate capacity to serve this development.
Traffic and Circulation
J-3.. Provide an emergency vehiclepedestrian/utility service erg access to
Quail Drive from the proposed DeVaul Road utilizing one of the vacant
parcels on Quail Drive to mitigate significant impacts to emergency vehicle
access.
J-5.
a. Provide an emergency/nen msized vehicle/pedestrian/utility-.service
access connection between the project site and Quail Drive,
d-C '
nstall uKMR n
J-9. To mitigate a potentially significant impact related to the length of the cul-
de-sacs (Eto and Falcon Courts) and emergency access, Eto Court shall
be realigned to connect with Falcon Court as a through street. A gate (or
other device to restrict unauthorized vehicles to the satisfaction of the
Cwt )to the Quail Drive emergency access connection on the Eto Court
realignment shall be provided. The applicant shall redesign the
alignments of Eto and Falcon Courts, showing emergency access
connection to Quail Drive, and shall submit revised plans to the City for
review.
J-10. To mitigate the Madonna/LOVR intersection to LOS D (delay 25.6
seconds/vehicle), the project shall Genti:ibute its fair F;hare to the f4gilewing
construct the following intersection improvements as illustrated in Figure
J-10:
Reporting Milestone: Required fait.,,-sham fees shall be paid in accordance
with conditions of approval of the tentative subdivision map.
ATTADiWff 10
e. Widen westbound LOVR to ultimate width to provide an exclusive left-
turn lane, one through-lane and a through right-tum.lane, t14rOUg#}
, ,
g. Convert the eastbound LOVR right-turn lane to a shared through/right
lane and prohibit on-street parking on the south side of LOVR for at
least 250 feet from the intersection.
h. Construct a raised median on LOVR from Madonna Road to the
beginning of the eastbound transition at least Gzamia Drivpte-pfevede-a
developmeRt. The mitigation plan shall include a pedestrian refuge
and median refuge push button at the Madonna intersection, and
J-11. To mitigate significant impacts to the Madonna Road/U.S. 101
southbound ramp intersection resulting in LOS D (delay 31.4
second/vehicle), the project shall contribute its fair share to the following
intersection improvements (or as otherwise required by Caltrans) as
illustrated in Figure J-11:
b. Restripe the southbound Madonna Inn driveway approach to provide
two an exclusive left-tum lanes, a through and right-tum lane, or, .
alternatively, two exclusive left-turn lanes, and a through-right lane. At
the conceptual design stage, the wheelpaths of simultaneous dual left
turns from the north and south approaches must be evaluated. and
J-12. To mitigate significant impacts to the Madonna/LOVR intersection to LOS
D (delay 39.5 seconds/vehicle), the project should contribute its fair share
to the measures described in mitigation measure d-9 J-10 and as
illustrated in Figure J-10.
J-13. To mitigate significant impacts to the Madonna Road/U.S. 101
southbound ramp intersection, resulting in LOS C (delay 22.8
seconds/vehicle), the project should contribute its fair share to the
measures described in mitigation measure J-14 J-11 (or as otherwise
required by Caltrans) and as illustrated in Figure J-11.
J-14. To mitigate significant impacts at the LOVR?U.S. 101 southbound ramp
intersection to LOS D (delay 28.4 seconds/vehicle), the project shall
3-/ao
ATIADW 10
contribute its fair share to the following improvements (or as otherwise
required by Caltrans) as illustrated in Figure J-12:
d. Widen and reconfigure the eastbound LOVR approach to provide two
through-lanes and an exclusive right-tum lane. The two through-lanes
should extend across the overcrossing to the U.S. 101 northbound
ramp intersection. This mitigation may be modfied as a result of the
fequired Project Study Report (PSR), which may identify alternative
interchange configurations including consolidation of the southbound
ramps with Calle Joaquin.
J-15. To mitigate significant impacts to the LOVR/U.S. 101 northbound ramps to
LOS C (delay 15.8 seconds/vehicle), the project should contribute its fair
share to the following measures (or as otherwise required by Caltrans) as
illustrated in Figure J-12:
c. Widen and reconfigure the northbound off-ramp to provide two
exclusive right-turn lane. This mitigation may be modified as a result
of the required-Project Study Report (PSR), which may identify
alternative interchange configurations including consolidation of the
southbound ramps with Calle Joaquin.
Noise
K-2. The apartments will be setback about 148 feet from the centerline of Los
Osos Valley Road as shown on the original project concept plan.
3-ia �
ATTACHMENT 1 1
October 10, 2000
Mr. Dick Komorowski
Jet Ski Land Development#322C
434 Mobile Avenue
Suite 19
Camarillo, CA 03010
Dear Mr. Komorowski:
The purpose of this letter is to inform you that Hemizonia parryi ssp. congdonii
(Congdon's tarplant) is present on your 13.64 acre site.. The subject site was once a
portion of the old DeVaul Ranch but was not included in the approved development for
the old ranch. Your 13.64-acre portion was referred to previously as Laguna West
Planned Development site.
In 1997 we observed at least one live Congdon's tarplant and scattered dry
individuals of Congdon's tarplant in the fallow agricultural fields west of Los Osos
Valley Road in the southern portion of DeVaul Ranch including your site (Laguna West
Planned Development site), and the adjacent Froom Ranch owned by Alex Madonna. In
our July 1998 survey we found thousands of Congdon's tarplants throughout the entire
area defined as the DeVaul Ranch Development Site PHASE 1. The plants were far too
numerous for us to even give an accurate estimate of numbers without detailed sampling.
Observations of your 13.64 parcel at that time indicated that Congdon's tarplant was
common along the fenceline and dirt roads of the agricultural fields. This type of
distribution on your land has also been observed during our 1999 sampling period and in
my most recent October 2000 site visit.
While most of your 13.64 site is in row crops, the occurrence of Congdon's tarplant
along the fence lines and roadsides indicate that this entire area, as well as similar
habitats on the adjacent Froom Ranch, are historical and potential habitat for this species.
Because the proposed plans include development of the entire 13.64-acre site, the only
feasible mitigation for the loss of Congdon tarplant habitat would be an off-site
mitigation plan similar to that used for the DeVaul Ranch.
Hemizonia parryi ssp. congdonii (Congdon's tarplant) is an erect to prostrate,
summer-flowering annual herb. Growth begins in mid to late spring with production of a
rosette of basal leaves. The basal and first-formed stem leaves are thin, and the lower
i
ATMOMW
leaves are divided into narrow lobes. Secondary clusters of stiff, spine-tipped leaves are
soon produced along the main stem and branches. The stems and leaves are glandular
and bear long, soft hairs. Flowering begins in mid summer and may continue into early
autumn. The tiny yellow flowers are borne in small, stalkless, daisy-like flower heads
along the upper branches. Each flower head is surrounded by a cluster of rigid, spine-
tipped bracts. As the plants gradually dry up and die in autumn, the seed heads shatter.
Congdon's tarplant is included in the CNPS inventory in List 1B (Plants Rare and
Endangered in California and Elsewhere). It has an R-E-D code of 3-373 (endemic to
California, endangered throughout its range, and highly restricted in distribution). It is
included in the California Department of Fish and Game Natural Diversity Data Base List
of Special Plants, but it is not at present listed by the state as endangered or threatened. It
is listed by the federal government as a Species of Concern and has a global ranking of
G1 (Less than 6 viable element occurrences or less than 2,000 acres).
Historically Hemizonia parryi ssp. congdonii occurred from Contra Costa and
Solano Counties south to San Luis Obispo County. It has apparently been extirpated in
some of the counties where it formerly occurred and is seriously threatened in the
remaining areas. It occurs primarily in clay-rich valley soils that flood in winter and dry
to hard clay soil in the summer. In much of its former range its habitats were long ago
converted to agriculture or have been swallowed up by urban expansion. In San Luis
Obispo County, Congdon's tarplant is known only from the eastern end of the Los Osos
Valley from the base of Bishop Peak and Laguna Lake to the DeVaul and Froom
Ranches. It also occurs on UNOCAL land along Tank Farm Road and a few smaller sites
around San Luis Obispo. Congdon's tarplant is threatened by agricultural practices (e.0,
recent cultivation of fields along Los Osos Valley Road) and urban expansion (approved
development of the DeVaul Ranch and of Froom Ranch).
If I can be of further service or answer any questions, please do not hesitate to let
me know.
Sincerely,
V. L. Holland, Ph.D.
Plant and Restoration Ecology
1697 El Cerrito Court
San Luis Obispo, CA 93401
805.756.2788
.3-ia3
. OUNTY OF SAN LUIS OBISPO - AITACHMEAJj 1 2
Department of Agriculture/Measurement Standards i
2156 SIERRA WAY, SUITE A • SAN LUIS OBISPO, CALIFORNIA 93401-4556
' F.F RICHARD D. GREEK (805) 781-5910 ti
AGRICULTURAL COMMISSIONER/SEALER FAX (805) 781-1035
AgCommSLO@co.s1o.ca.us
September 5,2000
TO: Paul L. Hood,Executive Officer,LAFCO
FROM: Robert Hopldms,Deputy Agricultural Commissioner
SUBJECT: City of San Luis Obispo County Annexation 62
(Froom Ranch and DePaul Ranch South)
Introduction
This abbreviated report responds to your request for icomments on the proposed Froom Ranch
parcel and DeVaul Ranch South Parcel annexations into the City of San Luis Obispo. The
comments and recommendations in our report are based on current departmental policy to
conserve agriculture resources and to provide for public health, safety and welfare while
mitigating negative impacts of development to agriculture.
Project Description and Agricultural Setting
The project entails the annexation of 67 acres comprising two parcels of 54 acres (Froom)
and 13 Acres (DeVaul)respectively. The site exists within the San Luis Obispo Urban
Reserve Line and within the Commercial Retail land use category. Historicallythe Froom
property and surrounding land have been used for livestock grazing. The Devaul property
has been used periodically for field crops.
The development plan site consists of a class I (irrigated), III (nonirrigated)soil and class IT
(irrigated), III nonirrigated soil. These soils are considered primeunder irrigated conditions.
ATTApiIfiWr 12
' 99
Paul L. Hood,Executive Officer,LAFCO
September 5,2000
Page 2
Agricultural Resource Issues Summary
The evaluation of the annexation raised three agricultural resource issues which are;the
conversion of prime agricultural soils,increased conversion pressure on surrounding
agricultural lands and the potential to generate an incompatible land use pattern with adjacent
agricultural uses. Typically these potential impacts to agriculture would be considered fairly
substantial However. in context. the agricultural impacts are not considered significant.
These properties changed out of the Agriculture land use category during the San Luis
Obispo Area Plan update,with the subsequent approval of retail hardware use on the Froom
property. There is full recognition that these properties were slated for annexation into the
city of San Luis.Obispo for commercial type development by previous land use decisions.
Additionally,it is generally recognized there are agricultural benefits with.locating
commercial retail uses within urban areas versus locating these uses further out in the rural
areas with the accompanying set of problems for agriculture..
If we can be of further assistance please call.
H:IR MUMPAISLO City Am=62 Froom Devaul."d
3~I a-
ATTACHMENT 1 3
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