HomeMy WebLinkAbout05-19-2015 PH2 Righetti Ranch-Jones RanchCity of San Luis Obispo, Council Agenda Report, Meeting Date, Item Number
FROM: Derek Johnson, Community Development Director
Prepared By: David Watson, Project Planner
SUBJECT: REQUEST TO AMEND THE GENERAL PLAN, ORCUTT AREA SPECIFIC
PLAN (OASP), URBAN RESERVE LINE (URL), ZONING MAP, BICYCLE
TRANSPORTATION PLAN AND CONSIDERATION OF TWO NEW
RESIDENTIAL SUBDIVISIONS (VESTING TENTATIVE TRACT MAPS)
ADJACENT TO RIGHETTI HILL IN THE OASP AND CONSIDERATION
OF AN INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION,
AS A TIER OF THE OASP FINAL EIR (2010)
RECOMMENDATION
As recommended by the Planning Commission:
1. Approve the Proposed Initial Study-Mitigated Negative Declaration (IS-MND) and
amend the General Plan and Orcutt Area Specific Plan (Attachment 1-A), including:
a. Modifications to the URL along Righetti Hill;
b. Reconfiguration of open space, parks and residential zoning within VTM#3063;
c. Reorientation of wetlands mitigation sites within VTM#3063;
d. Rezoning of 0.38 acres of R-1-SP to R-2-SP within VTM#3066;
e. Amend the OASP Circulation Plan to change the “C” Street Bike Lane
(crossing the creek) from a Class II bike lane to a Class I bike path; and,
f. Addition of Section 9.10 to the OASP to “track” amendments,
adjustments and clarifications to the Specific Plan.
2. Approve Vesting Tentative Tract Map #3063 for the Righetti property (TR-114-14)
(Attachment 1-B).
3. Approve Vesting Tentative Tract Map #3066 for the Jones property (SBDV-0067-2014)
(Attachment 1-C).
4. Amend the Bicycle Transportation Plan (Maps 1 and 8) and Appendix A to change the “C”
Street Bike Lane (crossing the creek) from a Class II bike lane to a Class I bike path,
subject to the IS-MND referenced above.
REPORT-IN-BRIEF
The applicant, Ambient Communities, has submitted applications for two (2) tract maps within
the Orcutt Area Specific Plan. These include the Righetti Ranch VTM#3063 with 304 residential
lots and the Jones Ranch VTM#3066 with 66 residential lots/units and a small retail parcel.
These applications also include a series of proposals for amendments to the General Plan (GP)
and Orcutt Area Specific Plan (OASP) to permit modifications to the placement of the Righetti
Hill Urban Reserve Line (URL), reconfigure residential, parklands and wetlands mitigation areas
within the Righetti tract, and to rezone 0.38 acres from R-1 to R-2 within the Jones tract.
PH2-1
Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 2
The proposed subdivisions include the following key land use features:
Cumulative
Projects
Gross
Acreage
Cumulative
Commercial
Cumulative
Residential
Cumulative Parks &
Open
S
Righetti Ranch
143.83 acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Jones Ranch
11.56 acres
15,070 sq ft
1.32 acres
(mixed-use)
14 single family units
52 multi-family units
66 total residential
2.03 acres Open Space
2.03 acres (17.6%)
Totals
155.39 acres
15,070 sq ft
1.32 acres
(mixed-use)
286 single family units
84 multi-family units
370 total residential
14.26 acres Parks
77.45 acres Open Space
91.71 acres (59.0%)
CEQA review involved use of the 2010 Final EIR certified by Council for the OASP. Although
primarily a “program level” EIR, this document included several “project-related” mitigation
measures that are being applied to these projects as reflected in Attachment 3. “Tiering” off that
FEIR, staff conducted a 2015 IS-MND for those project features not considered under the FEIR;
most notable among those tract-specific features were possible impacts from modifications to the
Righetti Hill URL, and transportation and utility system services. Attachment 4 is the complete
IS-MND for the GPA-OASP and tract applications. Both Attachments 3 (2010 FEIR) and 4
(2015 IS-MND) are proposed to be adopted as the consolidated environmental determinations for
the applications. A complete review of the CEQA analysis is included as Attachment 5.
Adoption of the Resolution presented as Attachment 1-A would accomplish this.
DISCUSSION
Planning Commission Review and Action
Planning Commission review occurred on March 25 and April 8, 2015. The Commission
recommended approval of the amendments and both tract maps with some corrections and
direction to work through some potential phasing issues with the applicant as the tract
develops. The applicable resolutions and Planning Commission staff report has been
included in the Council Reading File. In brief, significant discussion items included:
1. Modification of the URL. The final adjustment detailed in the IS-MND and Visual
Analysis (Attachment 6) results in a “net” 0.85 acres of open space being converted to R-
1 single family use. As consideration for this adjustment, a series of building-specific
special height and design considerations are recommended to ensure that the massing of
resulting homes will not impact views in and around Righetti Hill.
2. Transportation Issues. The IS-MND and tract conditions address a series of
traffic calming, road, pedestrian and bicycle circulation measures that ensure
that the complexity of these projects fully address transportation impacts,
improvements, and timing for completion of these measures. One of these
measures includes changing the “C” Street Class II bike path to a Class I in the
OASP and Bicycle Transportation Plan.
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Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 3
3. Development standards for “homesite” parcels were clarified that the underlying
R-1-SP (single family) zoning would be applicable to any future proposals for
improvements to the original parcels, identified in the OASP, Appendix A-2;
4. Considerations for aligning OASP “E-2” Street with Hansen Lane and OASP
“B” Street with Tiburon Way were extensively reviewed, with the Planning
Commission determining that these alignments, as preferred under the OASP,
should be implemented by the applicants. In the case of the “B” St.-Tiburon
alignment, the Jones Ranch (VTM#3066) would be permitted to benefit from a 5th
home-site parcel;
5. Internal View Corridors and Bicycle-Pedestrian “connectivity” both within the
OASP area and connecting to outside existing and future city facilities, led to the
implementation of tract design changes on Righetti that added pedestrian paths to
the lot design, opening up additional internal access opportunities and improving
visual access to the open space and parklands planned for the property;
6. Traffic calming techniques and their specific applicability in and around the
OASP were discussed, with specific improvements identified for the intersection
of “D” Street and Tank Farm Road (roundabout), raised intersections at D/D-4
and C/C-3 Streets, speed reduction curves at A/B intersection, and off-site
connectivity to Sponza Drive (Taylor-Wingate);
7. Special development and height restrictions, specifically establishing sensitive
parcels where one-story height limits are appropriate to address possible visual
impact issues for lots closest to Orcutt Road (Righetti “E” Street neighborhood)
and Righetti Lots 35-50 (abutting the modified URL) ;
8. Infrastructure phasing and needed “flexibility in refining conditions” to meet
the demands of tract phasing desired by the applicant presents a series of unique
challenges that staff and the Commission wrestled with, coming down on the side
of establishing specific thresholds for completion of key infrastructure, while
allowing specific flexibility for the Community Development and Public Works
Directors to permit variation in timing of improvements with final maps and
public improvement plans that the City Council will review, as well as affording
the applicant the opportunity to make a case for financing and possible
reimbursement or fee credit considerations as noted below (Righetti COA#116
and Jones COA#95); and,
9. Financing and “fair share” contributions in the context of project
implementation were presented by the applicants, most directly focused on the
requirement to complete public improvements earlier than their proposed phasing
program. Their request is to identify specific improvements that should not be the
sole responsibility of either the Righetti or Jones projects, and in some instances,
defer their implementation to points that they believe are more in line with their
project demands. After much discussion, the conditions establishing some
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Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 4
“flexibility in refining conditions” related to phasing and infrastructure (Righetti
COA#117 and Jones COA#96) were developed and recommended for approval
by the Commission.
In summary, the Commission made minor modifications to the conditions, most importantly the
two conditions for each tract noted above to provide some flexibility in phasing and
infrastructure conditions in review of the public improvement plans and Final Map. The words
“as consistent with the Specific Plan” were added to the Open Space conditions relating to
ownership and maintenance. An Errata sheet clarifying several conditions was presented and
approved by the Commission on April 8, 2015. The Amendment to the OASP and Bicycle and
Transportation Plan regarding the nature of the bike path was the final change. The minutes
from the two Commission meetings are included in Attachment 12. With these exceptions, the
Resolutions are identical to the Council Resolutions contained in Attachment 1. A full copy of
the Planning Commission staff reports and Resolutions, as well as full size copies of the plans
are available in the Council Reading file.
Detailed Project Descriptions
This Report has been drafted to consolidate the presentation, analysis and recommended actions
on all three (3) “projects” before the Council this evening. Each of these potential actions
are summarized below. For reference, Attachment 2 includes the Applicant’s “Project
Description” narratives.
General Plan and Orcutt Area Specific Plan Amendments
The application encompasses amendments to the General Plan and Orcutt Area Specific Plan to
include:
1. Modification the placement of the Urban Reserve Line (URL) along Righetti Hill,
resulting in a 0.85 acre “net” reduction in open space above the current URL
placement
2. Relocation of 2.8 acres of residential and parks land uses within the Righetti
Ranch property; no “net” change in residential or parks acreages results from this
reorientation of land use designations
3. Changing 0.38 acres within the Jones Ranch property from R-1-SP (low
density) to R-2-SP (medium density) residential land use, to allow a transition of
smaller, clustered R-2 uses on a small, irregularly shaped peninsula of land with
runoff channels and setbacks on 3 sides
4. Reorientation of wetland mitigation sites within the Righetti Ranch property to meet
EIR requirements
5. Amendments to the OASP Circulation Plan to change the “C” Street Bike Lane
(crossing the creek) from a Class II bike lane to a Class I bike path
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Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 5
6. f. Adding Section 9.10 to the Specific Plan (Attachment 14) to track
amendments, adjustments and clarifications to development standards within the
Specific Plan, including specifically the following adjustments, and clarifications
unique to VTM#3063 and VTM#3066:
a) Land Use and URL (graphic) modifications to OASP Figure 1.3 will
supersede any other adopted OASP figures that are inconsistent with the
revised land use, URL, parks, open space and wetlands area descriptions
included with the GP-SPA Amendments described in a.-e., above.
b) Variations in maximum building height limits within VTM#3063 as follows:
i) “Sensitive Parcels” abutting Orcutt Road (Lots 1-2, 7-9, 11-16) shall be
limited to 25’and one-story within the a 50’ setback from Orcutt Road right-
of-way (11 lots)
ii) R-1 lots > 5,000 sq ft shall not exceed 25’ (81 lots)
iii) R-1 lots of 5,000 sq ft or less shall not exceed 30’ (52 lots)
iv) “C”, “D” and “E” Street neighborhoods shall not exceed 28’ (43 lots)
v) R-2 and R-3 lots shall not exceed 35’ (117 lots/units)
c) Sizing of storm water detention facilities vary from OASP, due to more precise
Hydrology analysis conducted for these applicationsupdated Regional Water
Quality Control Board BMP practices since adoption of the 2010 OASP .
Future variations in individual project applications will continue to adapt to
drainage standards and criteria in effect at City and State levels. Urban Reserve Line Amendments
The adjustments to the location of the URL proposed by the applicant occur on the western and
northern flanks of Righetti Hill. As described in Figure 1, these adjustments include both uphill
and downhill movement of the URL on the western flank, as well as reductions in the URL areas
on the northern flank.
The areas of Figure 3 highlighted in green reflect the areas to be converted from Open Space
(URL) to R1 designations. The areas highlighted in yellow reflect off-setting additions to the
URL proposed by the applicant.
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Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 6
During initiation of the URL amendment in 2014, extensive discussion occurred regarding the
extent of the proposed adjustments and the effect of any modifications on aesthetic and visual
impacts to the Orcutt Planning area. The Council’s ultimate direction allowed some flexibility in
the URL location, but not at the expense of scenic and natural resources.
The 2010 URL varies between the 260’ to 320’ contours on Righetti Hill. The URL considered
under the 2014 initiation process was shown to be raised to between the 300’ and 320’ contours.
In some instances, moving development 40’-60’ higher on Righetti Hill presented a potential
significant adverse impact to visual and aesthetic resources.
To address these concerns, the applicant modified the proposed adjustments by significantly
reducing the areas proposed to be included within the Urban Reserve. The applicant also
proposed expanding the URL in other areas as a partial “off-setting” measure. The 2014 URL
proposal included an overall reduction of Open Space within the URL by 3.6 acres. The 2015
URL amendment presented for consideration includes a reduction in Open Space lands by 2.06
acres, with a corresponding addition to the URL of 1.21 acres, resulting in a “net” change to the
Righetti URL of 0.85 acres.
Figure 1. Areas of proposed rezoning from C-OS to R-1 (Source: Cannon, 7-24-14)
PH2-6
Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 7
Reorientation of 2.8 acres of Residential and Parklands Designations (specific to Righetti)
Amendments to parks and residential zoning districts are proposed in the northeastern corner of
the Righetti Ranch property as described in Figure 2.
These changes to the residential and parks lands in the vicinity of the Neighborhood Park serve
to add variety in housing types in this area, including higher densities in the R-3 category. This
change also allows more concentrated density closer to the neighborhood commercial areas to
the north of the park, which reduces vehicle trips and encourages more walking and bicycle
riding to these retail and recreational services.
The “net” effect of this reconfiguration of land uses does not result in the reduction of any park
lands, and provides for a better configuration and transition of residential uses in this portion of
the Righetti Ranch. The Parks & Recreation Commission reviewed the proposed amendments at
their meeting of March 4, 2015 and supported the changes to the parkland location as requested.
Amendment of 0.38 Acres of R-1 to R-2 Residential Use (specific to Jones)
Within the Jones Ranch site there are 0.38 acres of land within proposed Lot 23. This site is in
the far northeastern edge of the Jones Ranch, and is separated from the remaining ownership by
two small drainage channels that result in an irregularly shaped parcel.
The proposed adjustment of this site from R-1 to R-2 land use as shown in figure 3, will allow a
more creative use of this site for two residential units, rather than a large isolated SFR site. The
proposed change remains within the allocated densities of the OASP for the Jones site.
OASP Figure 1.3 Proposed
Figure 2. Proposed relocation of R-3 zone & R-1 zoning and reconfigured Neighborhood Park area.
Proposed added
Parklands
Proposed relocated
R-3 & R-1 zoning
Adopted OASP R-1
above park and R-3
south of “D” street.
PH2-7
Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 8
Reorientation of Open Space and Wetlands Mitigation Areas (specific to Righetti)
A modest reconfiguration of wetlands mitigation areas is proposed to reflect the planning and
environmental analysis submitted by the applicant prepared by Rincon Consultants (IS-MND
Sources 17 & 18; VTM#3063 Sheet C-37). Figure 1.3 as proposed with the other referenced
GPA-SPA changes includes these reconfigurations to meet the biological objectives of the
certified OASP FEIR. No reductions in wetlands mitigation areas are proposed with these
amendments.
Amendment of OASP “C” Street Bike Lane from Class II to Class I Bike Path
At its April 8th hearing, the Planning Commission discussed the configuration of the “C” Street
bike trail paralleling the UPRR tracks on the western boundary of the Planning Area and the
Righetti Ranch project. At that meeting, the Planning Commission noted that the OASP calls for
a Class II (shared bike lane with roadway) section on “C” street as goes over the bridge.
The Planning Commission recommends that in order to maintain this pathway as an entirely
Class I facility, that a modification to the OASP be considered by Council to include this Class 1
section over the planned creek crossing at “C” Street. Amendments to maps and appendices of
the Bicycle Transportation Plan are included to incorporate this recommendation.
Figure 3. Areas of proposed rezoning from R-1 to R-2 (Source: Cannon, 10-16-14)
Jones Ranch
0.38 acre
rezoning
proposal
PH2-8
Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 9
OASP Adjustments and Clarifications
The proposed amendments to the OASP also include some text amendments. These amendments
include clarifying (1) how land use amendments on Figure 1.3 will govern any graphic
inconsistencies in future OASP analysis efforts, (2) a series of specific building height and
design adjustments, subject to ARC referral, and (3) the sizing of detention basins and other
storm drainage-related improvements will evolve over time with better understandings of BMP
practices, and evolving and changing State and City storm water management regulations.
Staff recommends that a section should be added to the OASP (Section 9.10; Attachment 5) that
tracks amendments, adjustments, and clarifications that are granted, in order to maintain a clear
set of standards for current and future OASP applications. Tracking these actions will create an
accessible record of changes so that amendments, adjustments, or clarifications for future use can
be quickly identified. Attachment 5 of the GPA-SPA package details the changes made to the
OASP since its adoption.
Proposed VTM#3063 (Righetti Ranch)
Tract 3063 (Righetti Ranch) creates 304 residential lots/homes, retains one homesite in
accordance with OASP Appendix A-2-1 and creates 22 open space and parklands lots on 143.83
acres (figure 4).
Tract 3063 would construct on-site trails and connect to nearby public trails, provide on-site and
regional storm water management features, construct roadways and utilities to support
internal uses, and also tie into the City’s regional networks of roadways, water, wastewater and
recycled water facilities.
The project includes pedestrian ways, bicycle paths, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community.
Proposed VTM#3066 (Jones Ranch)
Tract 3066 (Jones Ranch) creates 61 residential lots/homes and retains up to five homesites,
for a total of 66 homes on 11.56 acres (figure 5). Of the 66 homes, 57 are unique to the Jones
Ranch, with another nine affordable units proposed to be received from the Righetti Ranch
project (Tract 3063). Including the proposed nine units from Righetti, a total of 17 affordable
units would be built on the Jones site.
The two existing residential units on the property are the Jones family “homesite” residences. As
a part of proposed Tract 3066, up to three additional Jones homesite residences could be created,
bringing the Jones residences up to five of the total units.
Mixed-use/Neighborhood Commercial is proposed at approximately 15,000 sq. ft. located on the
southern edge of the Jones Ranch, and generally in the center of the overall Orcutt Planning
Area, on a 1.32 acre parcel.
The project includes pedestrian ways, bicycle paths, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community. An
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Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 10
approximately 9,500 sq. ft. central common area open space park (proposed Lot 30), located
across from the mixed-use development and within a central corridor of the R-2 multi-family
community achieves a courtyard effect with picnic seating areas, paths and plaza space for
community events, thereby providing largely passive recreation amenities for the future residents
of the subdivision and the overall community as a whole.
Figure 4 – Righetti Ranch VTM 3063 Site Plan
PH2-10
Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 11
Figure 5 – Jones Ranch VTM 3066 Site Plan
Tract 3066 would also connect to public trails, storm water management features, roadways and
utilities to support internal uses, and also to tie into the City’s regional networks of roadways,
water, wastewater and recycled water utilities.
CONCURRENCES
The Public Works Transportation Division, Utilities, Fire, and Natural Resources Departments
have worked with planning staff and the applicant team in developing project mitigation
measures, conditions and code requirements that are designed to accommodate the proposed
subdivisions. The Parks and Recreation Commission reviewed the project at their regular hearing
on March 4th, 2015 and concurred with the proposed parkland amendments.
The Specific Plan Amendments were referred to the Airport Land Use Commission in
December, 2014 and deemed complete in early February, 2015. The OASP Amendments were
reviewed by the Airport Land Use Commission agenda at their meeting of April 15, 2015. The
60-day review period expired before the April 15th meeting and the Amendments were thus
deemed consistent with the Airport Land Use Plan (ALUP). County staff made a brief
presentation at the April 15th meeting and indicated that the changes were consistent with the
ALUP. No action was taken.
PH2-11
Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 12
FISCAL IMPACT
The Orcutt Area Specific Plan (OASP) anticipates subdivision and development of these
properties in a fashion similar to this development proposal. The OASP established a detailed
financing plan that is designed to accommodate public infrastructure and parks for the Orcutt
Area. As proposed and conditioned, the Righetti and Jones subdivision maps will implement
OASP goals and policies by constructing necessary infrastructure and parks consistent with the
General Financing Policies and the OASP Public Facilities Financing Plan.
ALTERNATIVES
1. Deny the GPA-SPA, VTM#3063 and/or VTM#3066. Findings of the City Council
concerning such a recommendation will need to be developed if this Alternative is
selected. This is not recommended because the proposed tract maps are consistent with
the OASP and the environmental impacts of the developments have been adequately
addressed in the OASP EIR and IS-MND.
2. Continue the item. An action to continue the item should include a detailed list of
additional information or analysis required.
FIGURES
1. Righetti Ranch VTM#3063 Site Plan
2. Jones Ranch VTM#3066 Site Plan
3. Proposed URL Adjustments specific to Righetti Hill
4. Reconfiguration of Residential and Parklands specific to Righetti Ranch
5. Amend Single Family (R-1) to Multi-Family (R-2) land use specific to Jones Ranch
ATTACHMENTS
1. a) City Council Resolution for GPA-SPA-Environmental Determinations
b) City Council Resolution for TR114-14, VTM#3063 (Righetti Ranch)
c) City Council Resolution for SBDV-0067-2014, VTM#3066 (Jones Ranch)
2. Applicant’s “Project Descriptions” for VTM#3063 and VTM#3066
(Project Tract Plans are being distributed separately with the Council packets)
3. 2010 OASP FEIR Summary of Applicable Impacts and Mitigation Measures
4. 2015 IS-MND for Righetti and Jones Ranch proposals
5. Expanded Project Descriptions – Staff Analysis – CEQA Review
6. 2014 RRM Visual Analysis for Righetti Ranch VTM#3063
7. Proposed 2015-Amended OASP Figure 1.3 (Specific Plan)
8. Proposed 2015-Amended General Plan Land Use Map
9. Righetti Ranch Roadway Improvements Phasing Exhibits
10. Jones Homestead Lots – 5th lot option with off-site “B” Street alignment to Tiburon Way
11. “Homesite Parcels “ (Individual Properties) Special Considerations OASP Appendix A-2
12. Planning Commission meeting minutes from 3-25-15 and 4-8-15
13. Errata clarifying conditions as approved by Planning Commission on April 8th
14. Proposed OASP Section 9.10
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Orcutt Area GPA, SPA, ER, VTM 3063 (Righetti), VTM 3066 (Jones) Page 13
AVAILABLE FOR REVIEW IN THE COUNCIL OFFICE
Planning Commission Staff reports and Resolutions
Tentative Tract Map Plans
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agenda report righetti-jones draft 4-22-15.docx
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1
Attachment 1-A
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SAN LUIS OBISPO ADOPTING
GENERAL PLAN AMENDMENTS,
ORCUTT AREA SPECIFIC PLAN AMENDMENTS,
BICYCLE TRANSPORTATION AMENDMENTS, and
AN INITIAL STUDY-MITIGATED NEGATIVE DECLARATION
FOR PROPERTY
LOCATED WITHIN THE ORCUTT AREA SPECIFIC PL AN
(GPA, SPA, ER #TR3063 and #TR3066)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted
public hearings on March 25, 2015 and April 8, 2015, and considered a series of requests for
amendments to the General Plan and Orcutt Area Specific Plan (OASP) that address revisions to
the Urban Reserve Line located on Righetti Hill, reconfiguration of open space and parklands,
modifications to residential land use and zoning, reorientation of wetlands mitigation sites,
modifications to bike paths/trails and addition of Section 9.10 to the OASP to “track”
amendments, adjustments and clarifications within the OASP; and
WHEREAS, the Planning Commission considered an Initial Study-Mitigated Negative
Declaration (IS-MND) analyzing the proposed GPA-SPA amendments, along with applicable
mitigations from the 2010 Final EIR certified for the OASP; and
WHEREAS, the April 8, 2015 public hearing was for the purpose of formulating and
forwarding recommendations to the City Council regarding the proposed amendments and
projects, recommending actions to the Council on the various amendments and track map
applications; and
WHEREAS, notices of the City Council public hearing for May 19, 2015, were made at
the time and in the manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by the Planning
Commission and staff, presented at said hearing.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
Section 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring Program.
Based upon all the evidence, the Planning Commission recommends that the City Council adopt
the following CEQA findings in support of the General Plan and Specific Plan Amendments
1. The proposed amendments and projects, as conditioned herein, are consistent with the
requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR)
certified and adopted by the City Council on March 2, 2010, and this action
incorporates those FEIR mitigation measures as detailed herein.
2. A supplemental initial study has been prepared for the amendments and project proposals
addressing potential environmental impacts which were not identified or detailed in the FEIR
for the Orcutt Area Specific Plan. The Community Development Director has recommended
PH2-14
2
Attachment 1-A
that the results of that additional analysis be incorporated into a Mitigated Negative
Declaration (MND) of environmental impacts, and recommends adoption of additional
mitigation measures to those imposed by the FEIR, all of which are incorporated below.
3. All potentially significant effects were analyzed adequately in the referenced FEIR and IS-
MND, and reduced to a level of insignificance, provided the following
mitigation measures are incorporated into the GPA-SPA and development project
Resolutions and the mitigation monitoring programs:
AESTHETICS MITIGATION
AES-3 Special Building Height Limits, Scale and Massing Design Standards for
Western Flank of Righetti Hill (Righetti Ranch VTM#3063). Added building
design restrictions shall be required for residential lots and units (Lots 35-50)
adjoining the Righetti Hill URL on the western flank of the hillside. These standards
are intended to reduce the massing of residential units abutting the URL. These
standards will include use of the following building techniques, and considered
during ARC and/or staff review of any project applications for residential units in
this location:
1. Residential Building Heights shall not exceed 25’ as measured above finished
grade;
2. Grading for lots abutting the URL will be encouraged to be split-pads, to reduce
the scale of the building mass by stepping down the hillside;
3. The upper pad shall be limited to one-story (a maximum of 15’) in height;
4. First floor massing and footprint shall be encouraged to be built into the
topography (recessed) into the hillside;
5. Second floor square footage shall be set back from the first floor elevation,
creating a stepped appearance to the buildings;
6. Maximum lot coverage shall not exceed 50%; and,
7. Roof lines on the upper pad will align front-to-back to narrow the high point of
the roof when viewed from the street.
• AES-3 Monitoring Program:
Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded
for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a
special deed restriction incorporating this mitigation and special development criteria on such
lots. This requirement will be verified by the City Engineer’s office prior to recordation of such
a final map. Second, Community Development Department staff will insure ARC and staff level
application of these standards during review of any des ign review and building permit
submittals.
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Attachment 1-A
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is
required by Title 24 requirements for all buildings within the Specific Plan Area. The
following energy-conserving techniques shall be incorporated unless the applicant
demonstrates their infeasibility to the satisfaction of City Planning and Building
Department staff: increase walls and attic insulation beyond Title 24 requirements;
orient buildings to maximize natural heating and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material
with a solar reflectance value meeting the Environmental Protection
Agency, Department of Energy Star rating; build in energy efficient appliances; use
low energy street lighting and traffic signals; use energy efficient interior lighting; use
solar water heaters; use double-paned windows; solar panel plumbing; grey water
recycling; tank-less water heaters; dedicated hot water line loops.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be
installed at all bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There
shall be at least one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed
with internal wiring/cabling that allows telecommuting, teleconferencing, and tele-
learning to occur simultaneously in at least three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by
pathways to encourage pedestrian and bicycle travel.
• AQ-1 Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision
plans and accompanying architectural review plans and ultimately shown on improvement plans
and construction drawings.
Construction Phase Mitigation
AQ-3(a) Application of CBACT (Best Available Control Technology for construction
related equipment). The following measures shall be implemented to reduce
combustion emissions from construction equipment where a project will have an area
of disturbance greater than 1 acre.
• Specific Plan applicants shall submit for review by the Community Development
Department and Air Pollution Control District (APCD) staff a grading plan
showing the area to be disturbed and a description of construction equipment that
will be used and pollution reduction measures that will be implemented. Upon
confirmation by the Community Development Department and APCD,
PH2-16
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Attachment 1-A
appropriate CBACT features shall be applied. The application of these features
shall occur prior to Specific Plan construction.
• Specific Plan applicants shall be required to ensure that all construction
equipment and portable engines are properly maintained and tuned according to
manufacturer's specifications.
• Specific Plan applicants shall be required to ensure that off-road and portable
diesel powered equipment, including but not limited to bulldozers, graders,
cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power
units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non-taxed
off-road diesel is acceptable).
• Specific Plan applicants shall be required to install a diesel oxidation catalyst on
each of the two pieces of equipment projected to generate the greatest emissions.
Installations must be prepared according to manufacturer's specifications.
AQ-3(b) Dust Control. The following measures shall be implemented to reduce PM10
emissions during all Specific Plan construction:
• Reduce the amount of the disturbed area where possible.
• Use water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site. Water shall be applied as soon as possible whenever
wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be
used whenever possible.
• All dirt-stock-pile areas shall be sprayed daily as needed.
• Permanent dust control measures shall be identified in the approved Specific Plan
revegetation and landscape plans and implemented as soon as possible following
completion of any soil disturbing activities.
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast-germinating native grass seed
and watered until vegetation is established.
• All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.
• All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
• All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with CVC Section 23114.
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water shall be used where
feasible.
PH2-17
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Attachment 1-A
AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is
involved, soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation. Trucks transporting material shall
be tarped from the point of origin.
AQ-3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1
acre, the contractor or builder shall designate a person or persons to monitor the dust
control program and to order increased watering as necessary to prevent transport of
dust off-site. Their duties shall include holiday and weekend periods when work may
not be in progress.
• AQ-3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also
be required to secure necessary permits from the Air Pollution Control Board (APCD) before the
onset of grading or demolition activities including, but not limited to additional dust control
measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a
plan for complying with these requirements prior to issuance of a grading or building permit
from the City. The applicant shall provide the City with the name and telephone number of the
person responsible for ensuring compliance with these requirements. The Building Inspector and
Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
B-3(a) Construction Requirements. Development under the Specific Plan shall abide by
the requirements of the City Arborist for construction. Requirements shall include but
not be limited to: the protection of trees with construction setbacks from trees;
construction fencing around trees; grading limits around the base of trees as required;
and a replacement plan for trees removed including replacement at a minimum 1:1
ratio.
B-4(c) Riparian/ Wetland Mitigation. If riparian and/or wetland habitat are proposed for
removal pursuant to development under the Specific Plan, such development shall
apply for all applicable permits and submit a Mitigation Plan for areas of disturbance
to wetlands and/or riparian habitat. The plan shall be prepared by a biologist familiar
with restoration and mitigation techniques. Compensatory mitigation shall occur on-
site using regionally collected native plant material at a minimum ratio of 2:1 (habitat
created to habitat impacted) in areas shown on figure 4.4-2 as directed by a biologist.
The resource agencies may require a higher mitigation ratio. If the Orcutt Regional
Basin is necessary as a mitigation site for waters of the U.S. and State it shall be
designed as directed by a biologist taking into consideration hydrology, soils, and
erosion control and using the final mitigation guidelines and monitoring requirements
(U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out
of the buffer area for riparian and wetland habitat.
PH2-18
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Attachment 1-A
B-5(a) Bird Pre-Construction Survey. To avoid impacts to nesting special-status bird
species and raptors including the ground-nesting burrowing owl, all initial ground-
disturbing activities and tree removal shall be limited to the time period between
September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre-construction survey for active
nests within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities (for ground-nesting burrowing owl
survey see below). If active nests are located, all construction work must be
conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined
in consultation with the CDFG. No direct disturbance to nests shall occur until the
adults and young are no longer reliant on the nest site. A qualified biologist shall
confirm that breeding/nesting is completed and young have fledged the nest prior to
the start of construction.
B-5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City
under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls
during both the wintering and nesting seasons (unless the species is detected on the
first survey) in potentially suitable habitats prior to construction in accordance with
the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation
(1995). Winter surveys shall be conducted on the entire project site between
December 1 and February 1, and the nesting season survey shall be conducted
between April 15 and July 15. If burrowing owls are detected within the proposed
disturbance area, CDFG shall be contacted immediately to develop and implement a
mitigation plan to protect owls and their nest sites.
B-5(c) Monarch Pre-Construction Survey. If initial ground-breaking is to occur between
the months of October and March a pre-construction survey for active monarch roost
sites within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities. If active roost sites are located no
ground-disturbing activities shall occur within 50 feet of the perimeter of the habitat.
Construction shall not resume within the setback until a qualified biologist has
determined that the monarch butterfly has vacated the site.
B-5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS
habitat on Figure 4.4-2, current USFWS protocol level sampling surveys shall be
conducted in all such areas. A report consistent with current Federal, State, and local
reporting guidelines shall be prepared to document the methods and results of
surveys. If VPFS are found, the report shall include a map that identifies the VPFS
locations. Should the presence of additional special-status wildlife species be
determined including California linderiella, a map identifying locations in which
these species were found shall be prepared and included in the report.
B-5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are
located onsite pursuant to Mitigation Measure B-5(d), substantial setbacks from their
identified habitat shall be implemented to avoid take of a Federally listed species. If
complete avoidance is not economically or technically feasible, then Section 10 of the
PH2-19
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Attachment 1-A
Federal Endangered Species Act (FESA) shall be used to authorize incidental take
when no other Federal agency such as the Corps is involved. This process includes
development of a Habitat Conservation Plan for protecting and enhancing the
Federally listed species at a specific location in perpetuity. Species take can also be
authorized under Section 7 of the FESA if a Federal agency is involved in the project
(e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal
funding) and agrees to be the lead agency requesting Section 7 consultation. This
consultation process takes at a minimum 135 days from the official request by the
Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource
agencies. Suitable replacement habitat shall be constructed either within the site
boundaries or offsite. [OASP FEIR] Figure 4.4-2 identifies areas that could be
appropriate for onsite VPFS mitigation. Figure 4.4-2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation
sites into the development plan. While the Orcutt Regional Basin included in the
potential VPFS mitigation sites may need regular maintenance and may be seasonally
flooded, depressions could be created on the upper edges of the terrace in such a
manner that they are protected from flooding. VPFS mitigation areas shall be
approved by a biologist familiar with VPFS habitat “creation” techniques.
Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by
project activities may also be a part of the mitigation program. Alternatively, fairy
shrimp cysts could be collected during the dry season from the existing habitat and
placed into storage. Topsoil could also be removed and stored in conditions suitable
to retain cysts. Wetland habitat could be enhanced/created in the areas shown on
Figure 4.4-2 by grading depressions in the landscape and “top dressing” the
depressions with the preserved topsoil. Preserved cysts would be added to the
recreated wetlands in December or January, after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental.
VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to
ensure success. Habitat may be “created” only in an existing vernal pool landscape
that provides suitable soils and a number of other specific ecological factors
(USFWS, 2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits
can be purchase by the acre as suitable mitigation for VPFS. There is currently no
known mitigation bank with VPFS habitat occurring within San Luis Obispo County,
however, mitigation banks may be available in the future.
• B-3a, B-4c, B-5 Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of review and prior to approval of grading plan(s) and during tract construction (B-3a, B-4c,
B-5).
PH2-20
8
Attachment 1-A
B-6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall
prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non- native animals,
especially cats and dogs, to the project site; simi larly, the brochure must inform
potential homebuyers and all HOA members of the potential for coyotes to prey on
domestic animals.
B-6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce
invasive non-native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualified biologist. The
California Invasive Plant Council (Cal-IPC) maintains several lists of the most
important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following
plants shall not be allowed as part of potential landscaping plans pursuant to
development under the Specific Plan:
• African sumac (Rhus lancea)
• Australian saltbush (Atriplex semibaccata)
• Black locust (Robinia pseudoacacia)
• California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
• Cape weed (Arctotheca calendula)
• Cotoneaster (Cotoneaster pannosus), (C. lacteus)
• Edible fig (Ficus carica)
• Fountain grass (Pennisetum setaceum)
• French broom (Genista monspessulana)
• Ice plant, sea fig (Carpobrotus edulis)
• Leafy spurge (Euphorbia esula)
• Myoporum (Myoporum spp.)
• Olive (Olea europaea)
• Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
• Russian olive (Elaeagnus angusticifolia)
• Scotch broom (Cyt isus scoparius) and striated broom (C. striatus)
• Spanish broom (Spartium junceum)
• Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T.
ramosissima)
• Blue gum (Eucalyptus globulus)
• Athel tamarisk (Tamarix aphylla)
• B-6c Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
PH2-21
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Attachment 1-A
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the commencement of
project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with earth disturbing procedures. The orientation
meeting shall describe the possibility of exposing unexpected archaeological
resources and directions as to what steps are to be taken if such a find is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the find has
been appropriately mitigated (e.g., curation, preservation in pl ace, etc.), work in the
area may resume. The City should consider retaining a Chumash representative to
monitor any field work associated with Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires
that no further disturbance shall occur until the County Coroner has made the
necessary findings as to origin and disposition pursuant to Public Resources Code
Section 5097.98.
• CR-1d Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
DRAINAGE AND WATER QUALITY MITIGATION
D-2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or
biotechnical (also referred to as soil bioengineering) approaches to bank stabilization
are preferred over structural approaches. Bank stabilization design must be consistent
with the SLO Creek Stream Management and Maintenance Program Section 6.
Streambank stabilization usually involves one or a combination of the following
activities:
• Regrading and revegetating the streambanks to eliminate overhanging banks and
create a more stable slope;
• Deflecting erosional water flow away from vulnerable sites;
• Reducing the steepness of the channel bed through installation of grade
stabilization structures;
• Altering the geometry of the channel to influence flow velocities and sediment
deposition;
• Diverting a portion of the higher flow into a secondary or by-pass channel;
• Armoring or protecting the bank to control erosion, particularly at the toe of
slopes.
PH2-22
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Attachment 1-A
The bank stabilization design will:
• Be stable over the long term;
• Be the least environmentally damaging and the “softest” approach possible;
• Not create upstream or downstream flooding or induce other local stream
instabilities;
• Minimize impacts to aquatic and riparian habitat.
D-2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek
corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be
followed for riparian areas that are modified, created and/or managed for flood
damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream
channel modifications that include shaping, widening, deepening, straightening, and
armoring. Many channel management projects also require building access roads for
maintenance vehicles and other equipment. These construction activities can cause a
variety of impacts to existing sensitive riparian and aquatic habitat that, depending on
the selected design alternative, range from slight disturbances to complete removal of
desirable woody vegetation and faunal communities. In urban areas within the SLO
creek watershed, riparian vegetation often provides the only remaining natural habitat
available for wildlife populations.
D-5(a) Biofilters. The applicant shall submit to the Director of Community Development
for review and approval a plan that incorporates grassed swales (biofilters) into the
project drainage system where feasible for runoff conveyance and filtering of
pollutants.
D-5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the
applicant shall be encouraged to use pervious paving material to facilitate rainwater
percolation. Parking lots and paved outdoor storage areas shall, where feasible, use
pervious paving to reduce surface water runoff and aid in groundwater recharge.
• D-2a, D-2c, D-5a, D-5c Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of landscaping construction plan review and Engineering-Public Works staff at the time of
tract construction.
NOISE MITIGATION
N-1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall
be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section
9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to,
the following:
PH2-23
11
Attachment 1-A
• Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
• Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory-recommended mufflers.
• Electrical Power. Whenever feasible, electrical power can be used to run air
compressors and similar power tools.
• Sound Blankets. The use of sound blankets on noise generating equipment.
• N-1a Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project
grading and construction.
PUBLIC SERVICES MITIGATION
PS-4 Wastewater Main System Extensions. Prior to recordation of a final map for Jones
Ranch (TR 3066), the improvement plans for the tract shall include connections to
future improvements planned by Tract 3063 (Righetti Ranch) to convey sanitary
sewer service to the existing connection points on Tank Farm Road. Prior to
recordation of Tract 3066, (a) the needed improvements through Tract 3063 shall be
completed and available to tie-in Tract 3066, or (b) Tract 3066 shall provide
easements and financial guarantees that guarantee Tract 3066 can proceed with
construction of Tract 3063 improvements to serve the Jones Ranch.
• PS-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
PUBLIC SAFETY MITIGATION
S-2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants,
Codes, and Restrictions (CC&R’s) that disclose to potential buyers or leasers that aircraft
over-flights occur, and that such flights may result in safety hazard impacts should an
aircraft accident occur. In addition, prior to recordation of final map, avigation easements
shall be recorded over the entire project site for the benefit of the SLO County Regional
Airport.
• S-2b Monitoring Program:
Monitoring will include Community Development, City Attorney and Engineering staff
approvals of the Disclosure(s) prior to recordation of a final tract map.
PH2-24
12
Attachment 1-A
TRANSPORTATION MITIGATION
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. Applicant shall
install a 200’ right-turn lane on the southbound Orcutt Road approach to Tank Farm
Road shall be installed with Phase 1 Tract 3063 improvements.
• T-1(a) Monitoring Program:
Compliance and implementation will be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of building permits for Phase 1 of
Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization. Applicant shall
provide right-of-way as necessary as a part of Phase 1 Tract 3063 improvements, and
pay “fair share” TIF contributions.
• T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication of right-of-way as needed for signalization at the
time of final map recordation and (2) payment of TIF fees at time of issuance of building permits
for Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Applicant shall align centerlines of E-2
Street & Hanson Lane with side street stop control and install Two Way Left Turn
Lanes
• T-3 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of
Tract 3063.
T-4 Street B & Tiburon Way Alignment. Applicant shall align Street B with the
existing alignment of Tiburon Way and design the roadway curvature to maintain
appropriate residential speeds.
• T-4 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of
Tract 3066.
T-5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and install
frontage improvements along Tank Farm Road & Orcutt Road, providing pedestrian
access along both street frontages and the connecting gap.
PH2-25
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Attachment 1-A
• T-5 Monitoring
Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1
of Tract 3063.
T-6 Traffic Calming & Safety Measures. Applicant shall provide raised
intersections at D& D4 Streets and C&C3 Streets. Provide single lane urban
compact roundabout control at intersection D & Tank Farm with speed reduction
curves and at intersection A & B. Provide side street stop control at Street E &
Orcutt Road Intersection.
• T-6 Monitoring
Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1
of Tract 3063.
UTILITIES AND SERVICE SYSTEMS
MITIGATION
USS-1 Off-site Water Main Line Extensions to the OASP To Meet Fire Flow and
Storage Standards. Concurrent with applications for Final Map(s), the applicant
shall submit a water supply plan to meet adequate fire flow standards for all lots
within each Final Map. Implementation of such a water line extension plan shall
be included as a part of public improvement plans for the subdivision, and
approved by Utilities, Public Works and the City Engineer. This implementation
plan may include a financing plan, including reimbursement provisions, approved
by the City Council at the time of considering any Final Map. Required water
main line extension(s) to the subdivision shall be completed and operational to the
satisfaction of the Utilities Director, prior to issuance of any building permits for
any of the residential and/or commercial uses.
• USS-1 Monitoring
Program
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Tract
3063 and
3066.
Section 2. General Plan, Bicycle Transportation Plan and Orcutt Area Specific
Plan Amendments. The City Council hereby approves the following General Plan
PH2-26
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Attachment 1-A
Amendments, Bicycle Transportation Plan Amendments, and Orcutt Area Specific Plan
Amendments, based on the findings noted above:
General Plan Amendments:
1. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, affecting the
Land Use map as described in Attachment 8.
2. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch
propert y, affecting the Land Use map as described in Attachment 8.
3. Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-
2-SP (medium density) residential land use, affecting the Land Use map as
described in Attachment 8.
Bicycle Transportation Plan Amendment:
1. Amend the Plan (Maps 1 and 8) and Appendix A to change the “C” Street Bike Lane
(crossing the creek) from a Class II bike lane to a Class I bike path.
Orcutt Area Specific Plan Amendments:
1. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, affecting the
Orcutt Area Specific Plan Figure 1.3 as described in Attachment 7.
2. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch
propert y, affecting the Orcutt Area Specific Plan Figure 1.3 as described in
Attachment 7.
3. Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-2-SP
(medium densit y) residential land use, affecting the Orcutt Area Specific Plan Figure 1.3
as described in Attachment 7.
4. Reorient wetlands mitigation sites within the Righetti Ranch property to meet EIR
requirements as reflected in Orcutt Area Specific Plan Figure 1.3, Attachment 7.
5. Change the creek crossing “C” Street bike land to a Class I bike path.
6. Add a Section 9.10 to the Specific Plan to track amendments, adjustments and
clarifications to development standards within the Specific Plan, as reflected in
Attachment 5.
PH2-27
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Attachment 1-A
Upon motion of , seconded by , and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of , 2015.
Mayor Jan Marx
ATTEST:
Anthony Mejia
City Clerk
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
PH2-28
ATTACHMENT 1-B
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SAN LUIS OBISPO
APPROVING A VESTING TENTATIVE TRACT MAP NO. 3063
CREATING 328 LOTS FOR PROPERTY LOCATED
AT 3987 ORCUTT ROAD
(TR/ER 114-14; TRACT #3063 RIGHETTI)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted
public hearings on March 25, 2015 and April 8, 2015 in the Council Chamber of City Hall, 990
Palm Street, San Luis Obispo, California, for the purpose of considering TR/ER 114-14, a
Vesting Tentative Tract Map subdividing an approximately 144-acre site into 328 lots, and
recommended the City Council approve the Vesting Tentative Tract Map; and
WHEREAS, the Planning Commission Hearings were for the purpose of formulating and
forwarding recommendations to the City Council of the City of San Luis Obispo regarding the
project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has reviewed and considered the initial study of
environmental impact as prepared by staff; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
Section 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring
Program. Based upon all the evidence, the City Council makes the following CEQA findings in
support of the Vesting Tentative Map 114-14 (Tract No. 3063):
1. The proposed project is consistent with the requirements of the Orcutt Area Specific Plan
Final Environmental Impact Report (FEIR) certified and adopted by the City Council on
March 2, 2010, and this approval incorporates those FEIR mitigation measures as applicable
to VTM#3063, as detailed herein.
2. A supplemental initial study has been prepared for VTM#3063 addressing potential
environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area
Specific Plan (OASP). The Community Development Director has recommended that the
results of that additional analysis be incorporated into a Mitigated Negative Declaration
(MND) of environmental impacts, and recommends adoption of additional mitigation
measures to those imposed by the FEIR, all of which are incorporated below.
3. All potentially significant effects were analyzed adequately in the referenced FEIR and IS-
MND, and reduced to a level of insignificance, provided the following mitigation measures
PH2-29
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 2 TR/ER #114-14
are incorporated into the development project and the mitigation monitoring program:
AESTHETIC MITIGATION
AES-3 Special Building Height Limits, Scale and Massing Design Standards for
Western Flank of Righetti Hill (Righetti Ranch VTM#3063). Added building
design restrictions shall be required for residential lots and units (Lots 35-50)
adjoining the Righetti Hill URL on the western flank of the hillside. These standards
are intended to reduce the massing of residential units abutting the URL. These
standards will include use of the following building techniques, and considered
during ARC and/or staff review of any project applications for residential units in
this location:
1. Residential Building Heights shall not exceed 25’ as measured above finished
grade;
2. Grading for lots abutting the URL will be encouraged to be split-pads, to reduce
the scale of the building mass by stepping down the hillside;
3. The upper pad shall be limited to one-story (a maximum of 15’) in height;
4. First floor massing and footprint shall be encouraged to be built into the
topography (recessed) into the hillside;
5. Second floor square footage shall be set back from the first floor elevation,
creating a stepped appearance to the buildings;
6. Maximum lot coverage shall not exceed 50%; and,
7. Roof lines on the upper pad will align front-to-back to narrow the high point of
the roof when viewed from the street.
• AES-3 Monitoring Program:
Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded
for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a
special deed restriction incorporating this mitigation and special development criteria on such
lots. This requirement will be verified by the City Engineer’s office prior to recordation of such
a final map. Second, Community Development Department staff will insure ARC and staff level
application of these standards during review of any design review and building permit
submittals.
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is
required by Title 24 requirements for all buildings within the Specific Plan Area. The
following energy-conserving techniques shall be incorporated unless the applicant
demonstrates their infeasibility to the satisfaction of City Planning and Building
Department staff: increase walls and attic insulation beyond Title 24 requirements;
orient buildings to maximize natural heating and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material
with a solar reflectance value meeting the Environmental Protection
PH2-30
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 3 TR/ER #114-14
Agency/Department of Energy Star rating; build in energy efficient appliances;
use low energy street lighting and traffic signals; use energy efficient interior
lighting; use solar water heaters; use double-paned windows; solar panel plumbing;
grey water recycling; tank-less water heaters; dedicated hot water line loops.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be
installed at all bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There
shall be at least one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed
with internal wiring/cabling that allows telecommuting, teleconferencing, and tele-
learning to occur simultaneously in at least three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by
pathways to encourage pedestrian and bicycle travel.
• AQ-1 Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision
plans and accompanying architectural review plans and ultimately shown on improvement plans
and construction drawings.
Construction Phase Mitigation
AQ-3(a) Application of CBACT (Best Available Control Technology for construction
related equipment). The following measures shall be implemented to reduce
combustion emissions from construction equipment where a project will have an area
of disturbance greater than 1 acre.
• Specific Plan applicants shall submit for review by the Community Development
Department and Air Pollution Control District (APCD) staff a grading plan
showing the area to be disturbed and a description of construction equipment that
will be used and pollution reduction measures that will be implemented. Upon
confirmation by the Community Development Department and APCD, appropriate
CBACT features shall be applied. The application of these features shall occur
prior to Specific Plan construction.
• Specific Plan applicants shall be required to ensure that all construction
equipment and portable engines are properly maintained and tuned according to
manufacturer's specifications.
• Specific Plan applicants shall be required to ensure that off-road and portable
diesel powered equipment, including but not limited to bulldozers, graders,
cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power
units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non-taxed
off-road diesel is acceptable).
• Specific Plan applicants shall be required to install a diesel oxidation catalyst on
each of the two pieces of equipment projected to generate the greatest emissions.
PH2-31
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 4 TR/ER #114-14
AQ-3(b) Dust Control. The following measures shall be implemented to reduce PM10
emissions during all Specific Plan construction:
• Reduce the amount of the disturbed area where possible.
• Use water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site. Water shall be applied as soon as possible whenever
wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be
used whenever possible.
• All dirt-stock-pile areas shall be sprayed daily as needed.
• Permanent dust control measures shall be identified in the approved Specific Plan
revegetation and landscape plans and implemented as soon as possible following
completion of any soil disturbing activities.
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast-germinating native grass seed
and watered until vegetation is established.
• All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.
• All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
• All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with CVC Section 23114.
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water shall be used where
feasible.
AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is
involved, soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation. Trucks transporting material shall
be tarped from the point of origin.
AQ-3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1
acre, the contractor or builder shall designate a person or persons to monitor the dust
control program and to order increased watering as necessary to prevent transport of
dust off-site. Their duties shall include holiday and weekend periods when work may
not be in progress.
PH2-32
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 5 TR/ER #114-14
• AQ-3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also
be required to secure necessary permits from the Air Pollution Control Board (APCD) before the
onset of grading or demolition activities including, but not limited to additional dust control
measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a
plan for complying with these requirements prior to issuance of a grading or building permit
from the City. The applicant shall provide the City with the name and telephone number of the
person responsible for ensuring compliance with these requirements. The Building Inspector and
Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
B-3(a) Construction Requirements. Development under the Specific Plan shall abide by
the requirements of the City Arborist for construction. Requirements shall include but
not be limited to: the protection of trees with construction setbacks from trees;
construction fencing around trees; grading limits around the base of trees as required;
and a replacement plan for trees removed including replacement at a minimum 1:1
ratio.
B-4(c) Riparian/ Wetland Mitigation. If riparian and/or wetland habitat are proposed for
removal pursuant to development under the Specific Plan, such development shall
apply for all applicable permits and submit a Mitigation Plan for areas of disturbance
to wetlands and/or riparian habitat. The plan shall be prepared by a biologist familiar
with restoration and mitigation techniques. Compensatory mitigation shall occur on-
site using regionally collected native plant material at a minimum ratio of 2:1 (habitat
created to habitat impacted) in areas shown on figure 4.4-2 as directed by a biologist.
The resource agencies may require a higher mitigation ratio. If the Orcutt Regional
Basin is necessary as a mitigation site for waters of the U.S. and State it shall be
designed as directed by a biologist taking into consideration hydrology, soils, and
erosion control and using the final mitigation guidelines and monitoring requirements
(U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out
of the buffer area for riparian and wetland habitat.
B-5(a) Bird Pre-Construction Survey. To avoid impacts to nesting special-status bird
species and raptors including the ground-nesting burrowing owl, all initial ground-
disturbing activities and tree removal shall be limited to the time period between
September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre-construction survey for active
nests within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities (for ground-nesting burrowing owl
survey see below). If active nests are located, all construction work must be
conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined
in consultation with the CDFG. No direct disturbance to nests shall occur until the
adults and young are no longer reliant on the nest site. A qualified biologist shall
confirm that breeding/nesting is completed and young have fledged the nest prior to
the start of construction.
PH2-33
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 6 TR/ER #114-14
B-5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City
under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls
during both the wintering and nesting seasons (unless the species is detected on the
first survey) in potentially suitable habitats prior to construction in accordance with
the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation
(1995). Winter surveys shall be conducted on the entire project site between
December 1 and February 1, and the nesting season survey shall be conducted
between April 15 and July 15. If burrowing owls are detected within the proposed
disturbance area, CDFG shall be contacted immediately to develop and implement a
mitigation plan to protect owls and their nest sites.
B-5(c) Monarch Pre-Construction Survey. If initial ground-breaking is to occur between
the months of October and March a pre-construction survey for active monarch roost
sites within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities. If active roost sites are located no
ground-disturbing activities shall occur within 50 feet of the perimeter of the habitat.
Construction shall not resume within the setback until a qualified biologist has
determined that the monarch butterfly has vacated the site.
B-5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS
habitat on Figure 4.4-2, current USFWS protocol level sampling surveys shall be
conducted in all such areas. A report consistent with current Federal, State, and local
reporting guidelines shall be prepared to document the methods and results of
surveys. If VPFS are found, the report shall include a map that identifies the VPFS
locations. Should the presence of additional special-status wildlife species be
determined including California linderiella, a map identifying locations in which
these species were found shall be prepared and included in the report.
B-5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are
located onsite pursuant to Mitigation Measure B-5(d), substantial setbacks from their
identified habitat shall be implemented to avoid take of a Federally listed species. If
complete avoidance is not economically or technically feasible, then Section 10 of the
Federal Endangered Species Act (FESA) shall be used to authorize incidental take
when no other Federal agency su ch as the Corps is involved. This process include
development of a Habitat Conservation Plan for protecting and enhancing the
Federally listed species at a specific location in perpetuity. Species take can also be
authorized under Section 7 of the FESA if a Federal agency is involved in the project
(e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal
funding) and agrees to be the lead agency requesting Section 7 consultation. This
consultation process takes at a minimum 135 days from the official request by the
Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource
agencies. Suitable replacement habitat shall be constructed either within the site
boundaries or offsite. [OASP FEIR] Figure 4.4-2 identifies areas that could be
appropriate for onsite VPFS mitigation. Figure 4.4-2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation
PH2-34
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 7 TR/ER #114-14
sites into the development plan. While the Orcutt Regional Basin included in the
potential VPFS mitigation sites may need regular maintenance and may be seasonally
flooded, depressions could be created on the upper edges of the terrace in such a
manner that they are protected from flooding. VPFS mitigation areas shall be
approved by a biologist familiar with VPFS habitat “creation” techniques.
Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by
project activities may also be a part of the mitigation program. Alternatively, fai ry
shrimp cysts could be collected during the dry s eason from the existing habitat and
placed into storage. Topsoil could also be removed and stored in conditions suitable
to retain cysts. Wetland habitat could be enhanced/created in the areas shown on
Figure 4.4-2 by grading depressions in the landscape and “top dressing” the
depressions with the preserved topsoil. Preserved cysts would be added to the
recreated wetlands in December or January, after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental.
VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to
ensure success. Habitat may be “created” only in an existing vernal pool landscape
that provides suitable soils and a number of other specific ecological factors
(USFWS, 2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits
can be purchase by the acre as suitable mitigation for VPFS. There is currently no
known mitigation bank with VPFS habitat occurring within San Luis Obispo County,
however, mitigation banks may be available in the future.
• B-3a, B-4c, B-5 Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of review and prior to approval of grading plan(s) and during tract construction (B-3a, B-4c,
B-5).
B-6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall
prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non- native animals,
especially cats and dogs, to the project site; similarly, the brochure must inform
potential homebuye rs and all HOA members of the potential for coyotes to prey on
domestic animals.
B-6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce
invasive non-native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualified biologist. The
California Invasive Plant Council (Cal-IPC) maintains several lists of the most
important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following
plants shall not be allowed as part of potential landscaping plans pursuant to
development under the Specific Plan:
PH2-35
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 8 TR/ER #114-14
• African sumac (Rhus lancea)
• Australian saltbush (Atriplex semibaccata)
• Black locust (Robinia pseudoacacia)
• California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
• Cape weed (Arctotheca calendula)
• Cotoneaster (Cotoneaster pannosus), (C. lacteus)
• Edible fig (Ficus carica)
• Fountain grass (Pennisetum setaceum)
• French broom (Genista monspessulana)
• Ice plant, sea fig (Carpobrotus edulis)
• Leafy spurge (Euphorbia esula)
• Myoporum (Myoporum spp.)
• Olive (Olea europaea)
• Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
• Russian olive (Elaeagnus angusticifolia)
• Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
• Spanish broom (Spartium junceum)
• Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T.
ramosissima)
• Blue gum (Eucalyptus globulus)
• Athel tamarisk (Tamarix aphylla)
• B-6c Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the commencement of
project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with earth disturbing procedures. The orientation
meeting shall describe the possibility of exposing unexpected archaeological
resources and directions as to what steps are to be taken if such a find is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic a rchaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the find has
been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the
area may resume. The City should consider retaining a Chumash representative to
monitor any field work associated with Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires
that no further disturbance shall occur until the County Coroner has made the
necessary findings as to origin and disposition pursuant to Public Resources Code
Section 5097.98.
PH2-36
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 9 TR/ER #114-14
• CR-1d Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
DRAINAGE AND WATER QUALITY MITIGATION
D-2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or
biotechnical (also referred to as soil bioengineering) approaches to bank stabilization
are preferred over structural approaches. Bank stabilization design must be consistent
with the SLO Creek Stream Management and Maintenance Program Section 6.
Streambank stabilization usually involves one or a combination of the following
activities:
• Regrading and revegetating the streambanks to eliminate overhanging banks and
create a more stable slope;
• Deflecting erosional water flow away from vulnerable sites;
• Reducing the steepness of the channel bed through installation of grade
stabilization structures;
• Altering the geometry of the channel to influence flow velocities and sediment
deposition;
• Diverting a portion of the higher flow into a secondary or by-pass channel;
• Armoring or protecting the bank to control erosion, particularly at the toe of
slopes.
The bank stabilization design will:
• Be stable over the long term;
• Be the least environmentally damaging and the “softest” approach possible;
• Not create upstream or downstream flooding or induce other local stream
instabilities;
• Minimize impacts to aquatic and riparian habitat.
D-2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek
corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be
followed for riparian areas that are modified, created and/or managed for flood
damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream
channel modifications that include shaping, widening, deepening, straightening, and
armoring. Many channel management projects also require building access roads for
maintenance vehicles and other equipment. These construction activities can cause a
variety of impacts to existing sensitive riparian and aquatic habitat that, depending on
the selected design alternative, range from slight disturbances to complete removal of
desirable woody vegetation and faunal communities. In urban areas within the SLO
creek watershed, riparian vegetation often provides the only remaining natural habitat
available for wildlife populations.
PH2-37
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 10 TR/ER #114-14
D-5(a) Biofilters. The applicant shall submit to the Director of Community Development
for review and approval a plan that incorporates grassed swales (biofilters) into the
project drainage system where feasible for runoff conveyance and filtering of
pollutants.
D-5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the
applicant shall be encouraged to use pervious paving material to facilitate rainwater
percolation. Parking lots and paved outdoor storage areas shall, where feasible, use
pervious paving to reduce surface water runoff and aid in groundwater recharge.
• D-2a, D-2c, D-5a, D-5c Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of landscaping construction plan review and Engineering-Public Works staff at the time of
tract construction.
NOISE MITIGATION
N-1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall
be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section
9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to,
the following:
• Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
• Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory-recommended mufflers.
• Electrical Power. Whenever feasible, electrical power can be used to run air
compressors and similar power tools.
• Sound Blankets. The use of sound blankets on noise generating equipment.
• N-1a Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project
grading and construction.
PUBLIC SERVICES MITIGATION
PS-4 Wastewater Main System Extensions. Prior to recordation of a final map for
Righetti Ranch (TR 3063), the improvement plans for the tract shall include
connections to future improvements planned by Tract 3066 (Jones Ranch) to convey
sanitary sewer service to the existing connection points on Tank Farm Road.
• PS-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
PH2-38
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 11 TR/ER #114-14
PUBLIC SAFETY MITIGATION
S-2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants,
Codes, and Restrictions (CC&R’s) that disclose to potential buyers or leasers that aircraft
over-flights occur, and that such flights may result in safety hazard impacts should an
aircraft accident occur. In addition, prior to recordation of final map, avigation easements
shall be recorded over the entire project site for the benefit of the SLO County Regional
Airport.
• S-2b Monitoring Program:
Monitoring will include Community Development, City Attorney and Engineering staff
approvals of the Disclosure(s) prior to recordation of a final tract map.
TRANSPORTATION MITIGATION
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. Applicant shall
install a 200’ right-turn lane on the southbound Orcutt Road approach to Tank Farm
Road shall be installed with Phase 1 Tract 3063 improvements.
• T-1(a) Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of
Tract 3063.
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization. Applicant shall
provide right-of-way as necessary as a part of Phase 1 Tract 3063 improvements, and
pay “fair share” OASP Impact Fee contributions.
• T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication of right-of-way as needed for signalization at the
time of final map recordation and (2) payment of OASP Impact Fees at time of issuance of
building permits for Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Applicant shall align centerlines of E-2
Street & Hanson Lane with side street stop control and a Two Way Left Turn Lane
• T-3 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of
Tract 3063.
PH2-39
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 12 TR/ER #114-14
T-5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and install
frontage improvements along Tank Farm Road & Orcutt Road, providing pedestrian
access along both street frontages and the connecting gap.
• T-5 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of
Tract 3063.
T-6 Traffic Calming & Safety Measures. Applicant shall provide raised intersections at
D& D4 Streets and C & C3 Streets. Provide single lane urban compact roundabout
control at intersection D & Tank Farm with speed reduction curves and at
intersection A & B. Provide side street stop control at Street E & Orcutt Road
Intersection.
• T-6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of
Tract 3063.
UTILITIES AND SERVICE SYSTEMS MITIGATION
USS-1 Off-site Water Main Line Extensions to the OASP To Meet Fire Flow and
Storage Standards. Concurrent with applications for Final Map(s), the applicant
shall submit a water supply p lan to meet adequate fire flow standards for all lots
within each Final Map. Implementation of such a water line extension plan shall be
included as a part of public improvement plans for the subdivision, and approved by
Utilities, Public Works and the City Engineer. This implementation plan may
include a financing plan, including reimbursement provisions, approved by the City
Council at the time of considering any Final Map. Required water main line
extension(s) to the subdivision shall be completed and operational to the satisfaction
of the Utilities Director, prior to occupancy of any of the residential and/or
commercial uses.
PH2-40
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 13 TR/ER #114-14
• USS-1 Monitoring Program
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any occupancy permits for Tract
3063.
Section 2. Vesting Tract Map Approval with Findings & Conditions. The City
Council does hereby approve application TR/ER 114-14 (VTM#3063, “Righetti Ranch”), a
tentative tract map to create up to 328 residential, detention basin, parklands, and open space
lots, based on the following findings, and subject to the following conditions being incorporated
into the project:
Findings:
1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General
Plan because the proposed subdivision respects existing site constraints, will incrementally
add to the City’s residential housing inventory, results in parcels that meet minimum density
standards, and will be consistent with the density, lot sizes and project amenities established
by the Orcutt Area Specific Plan (OASP).
2. The site is physically suited for the type and density of development allowed in the C/OS-SP,
P-F-SP, R-1-SP, R-2-SP and R-3-SP zoning districts.
3. The design of the vesting tentative tract map 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, since further development or
redevelopment of the proposed parcels will occur consistent with VTM 3063 and the
required architectural review process, which will allow for detailed review of development
plans to assure compliance with City plans, policies, and standards.
4. As conditioned, the design of the subdivision will not conflict with easements for access
through (or use of property within) the proposed subdivision, and the project is consistent
with the pattern of development prescribed in the Orcutt Area Specific Plan.
5. The proposed project will provide affordable housing consistent with the intent of California
Government Code §65915, and in compliance with City policies and the Housing Element.
6. The tentative map, as conditioned, will comply with all environmental mitigation measures
prescribed herein, and therefore is consistent with the California Environmental Quality Act,
the OASP Final EIR, and the Initial Study-Mitigated Negative Declaration (IS-MND).
7. The design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities.
PH2-41
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 14 TR/ER #114-14
Conditions:
Dedications and Easements
1. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, public and private streets, pedestrian
and bicycle facilities, common driveways, and maintenance of the same shall be shown
on the final map and/or shall be recorded separately prior to or concurrent with the first
phase of the map, unless a deferral is requested by the subdivider and granted by the
City. Said easements may be p rovided for in part or in total as blanket easements.
2. The final map and improvement plans shall show the extent of all on-site and off-site
offers of dedication. Subdivision improvement plans and or preliminary designs may be
required for any deferred improvements so that dedication limits can be established.
These improvements may include but are not limited to road construction and widening,
grading and drainage improvements, utility easements, bridges, bike bridges, transit
stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and
roundabouts.
3. Access rights shall be dedicated to the City along Orcutt Road, Tank Farm Road and
along the Union Pacific Railroad right of way except at approved driveway locations and
intersections as shown on the tentative map or as otherwise approved by the city.
4. The subdivider shall dedicate a 10’ wide street tree easement and 6’ public utility
easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and
contiguous with all public right-of-way lines bordering each lot. A 10’ wide street tree
easement and 6’ P.U.E. shall be provided along the frontage for all private streets. A 10’
street tree easement and 15’ P.U.E. shall be provided along the Orcutt Road and Tank
Farm Road frontages (tract boundary).
5. The subdivider shall dedicate Righetti Hill, all public Open Space and all public Park
Land in fee to the City, consistent with the OASP, in conjunction with or prior to the
Phase 1 map recordation. The land shall be granted free and clear of all encumbrances to
the satisfaction of the City. Unless otherwise amended by the City, the public lots include
Lot 307, 311, 312, 316, 319, 320, 321, 324, 325, 326, and 328.
6. The subdivider shall include a separate offer of dedication for all sections of the Orcutt
Area Specific Plan (OASP) Streets B, C, and D located outside the phase boundary, but
within the tract boundary in accordance with the tentative map street alignments and map
conditions in conjunction with or prior to the Phase 1 map recordation. The developer
shall include the offers of dedication for the Orcutt Road and Tank Farm Road widening
improvements in conjunction with or prior to the Phase 1 map recordation. The
developer shall include any other out-of-phase offers of dedication related to the need for
public utility extensions related to orderly development of the OASP where not otherwise
located within a public street.
7. All private improvements shall be owned and maintained by the individual property
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Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 15 TR/ER #114-14
owners or the Homeowner’s Association (HOA) as applicable. Private improvements
include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer
mains, drainage systems, detention basin(s), street lighting, landscape, landscape
irrigation, common areas, pocket parks, and linear park improvements.
8. The private open space, pocket park, and detention basin Lots 308, 309, 310, 313, 314,
315, 317, 318, 322, 323 and 327, along with the proposed improvements, including but not
limited to trails, bikeways, and landscaping shall be owned and maintained by the HOA.
Open Space and bikeway easements along with any public utility easements shall be
offered to the City and shown and noted on the final map. An easement agreement shall
be provided for specific open space areas, bikeways, and utility corridors in a format
approved by the City.
9. The final location of the boundary between HOA open space Lot 322 and City open space
Lot 321 shall be approved to the satisfaction of the City Natural Resources Manager
depending upon the final trail head location off Street D-2 and the area of the
private/public maintenance interface.
10. A wildland fuel management/reduction zone along with any required easements and/or
zone limits shall be shown and noted on the final map and improvement plans for
reference. The limits of the zone shall be in accordance with the adopted Fire Code and
approved to the satisfaction of the City Fire Chief and City Natural Resources Manager.
The HOA shall be responsible for wildland fuel management and weed abatement within
the established fuel reduction zone and private open space areas.
11. Unless otherwise waived or deferred by the City, the subdivider shall improve all
neighborhood trail extensions to the limits of open space Righetti Hill Lot 328 to the
satisfaction of the Natural Resources Manager.
12. A notice of requirements or other agreement acceptable to the City of San Luis Obispo
may need to be recorded in conjunction with the Final Map for Phase 1 and subsequent
map phases to clarify development restrictions, conditions of development, and
references to any pertinent conditions of approval related to future map phasing.
13. Off-site easements and/or dedications may be required to facilitate through street access
and public water and sewer main extensions beyond the tract boundary and in accordance
with the OASP. Looped water mains may be required in accordance with the tentative
map, development phasing, and the City wat er model to provide adequate service and
compliance with adopted codes and standards.
14. Off-site dedication/acquisition of property for this public right-of-way purpose is
necessary to facilitate orderly development and the anticipated OASP improvements.
The subdivider shall work with the City and the land owner(s) to acquire the necessary
rights-of-way. In the event the subdivider is unable to acquire said rights-of-way, the City
Council may consider lending the subdivider its powers of condemnation to acquire the
off-site right-of-way dedication, including any necessary slope and drainage easements.
If condemnation is required, the subdivider shall agree to pay all costs associated with the
off-site right-of-way acquisition (including attorney fees and court costs).
PH2-43
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 16 TR/ER #114-14
15. With respect to all off-site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing title
or interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring the
property required for the construction of such improvements and exercise its power of
eminent domain in accordance with Government Code Section 66462 .5 to do so, if
necessary. Subdivider shall also enter into an agreement with the City to pay all costs
of such acquisition including, but not limited to, all costs associated with
condemnation. Said agreement shall be in a form acceptable to the City Engineer and
the City Attorney. If condemnation proceedings are required, the subdivider shall
submit, in a form acceptable to the City Engineer, the following documents regarding
the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying in
the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the right
to do so;
iv. Copies of all written correspondence with off-site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of the
anticipated costs, as determined by the City Attorney, of the condemnation
proceedings. The City does not and cannot guarantee that the necessary
propert y rights can be acquired or will, in fact, be acquired. All necessary
procedures of law would appl y and would have to be followed.
Transportation
16. Secondary access is required from all portions and/or phases of the subdivision where
more than 30 dwelling units are proposed. The location and development of the proposed
secondary access shall be presented to the City for review and approval prior to the
preparation of the related improvement plans or final map approval.
PH2-44
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 17 TR/ER #114-14
17. Secondary access from the E Street neighborhood shall be aligned with Hansen Lane
unless a suitable alternate secondary access point can be approved to the satisfaction of
the Community Deve lopment and Public Works Directors.
18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt Road in
conjunction with development of Phase 1. Secondary access will be provided to Tank
Farm Road through Tract 3063. This requires completion the B Street Bridge as part of
Phase 1 development. Regardless of access, the required water supply to this phase may
require a looped water main with indications that the B Street bridge may need to be
constructed in support of the required water main extension to serve Righetti
VTM#3063 prior to commencing with combustible construction.
19. Fire Department access shall be provided for each construction phase to the satisfaction
of the Fire Chief. Phased street construction shall consider and provide suitable Fire
Department hydrant access, circulation routes, passing lanes, and turn-around areas in
accordance with current codes and standards.
20. All public streets shall conform to City Engineering Standards and OASP including curb,
gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City
Engineer. Where conflicts occur between the City Engineering Standards and concepts
identified in the OASP, final determination of shall design shall be provided by the City
Engineer. Traffic calming improvements may be required at select locations within in
the subdivision. Improvements may include bulb-outs, elevated sidewalks/speed tables,
or alternate paving materials to the satisfaction of the Public Works Department and Fire
Department.
21. The developer shall record a Notice of Requirements with each map phase regarding the
designed and installed traffic calming devices and that the subdivisions are not eligible
for future Residential Parking District or Neighborhood Traffic Management program
processing.
22. Horizontal curvature along Street “C” does not meet current City Uniform Design Criteria
regarding geometrics; “All streets shall intersect other streets at right angles, and shall
have at least 50 feet of centerline tangent, as measured from the prolongation of the cross-
street property line to the angle point or beginning of curve”. The applicant shall revise
subject segments to the satisfaction of the City Engineer.
23. The improvement plans shall include all final line-of-sight analys is at applicable
intersections to the satisfaction of the Public Works Department. Fence heights and
plantings in the areas of control shall be reviewed in conjunction with the analysis. A
separate recorded agreement or Notice of Requirements for private property owner or
HOA maintenance of sight lines shall be required where necessary.
24. The final map and improvement plans shall include the required right-of-way, transit stop
easements, and all details of the required bus turnouts to accommodate all proposed and
future bus stops per City Engineering Standards, the OASP and current Short Range
Transit plan. The final location of all North-South and East-West route stops shall be
PH2-45
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 18 TR/ER #114-14
approved to the satisfaction of the City Transit Manager and Public Works Director.
25. The public improvement plans shall include full frontage improvements on Orcutt Road
from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage, including
the Imel and Garay properties. The plans shall show, at a minimum, all improvements
including concrete curb, gutter, and sidewalk per City Engineering Standards on the west
side of Orcutt; 6’ bike lanes, 12’ travel lanes, and a 12’ two-way left turn lane in
accordance with the tentative map, OASP, City Engineering Standards, and the Cal Trans
Highway Design Manual; undergrounding of the overhead utilities on the west side; and
complete details for the Orcutt Road points of access.
26. The east side of Orcutt Road where widening is proposed or required may terminate in an
AC berm to match the existing adjoining road sections per City Engineering Standards or
the appropriate County rural road standards where approved by the City Engineer. The
Orcutt Road plans shall include all phases of construction including road widening,
stormdrain improvements, culvert extensions, grading/walls, and any water quality
BMP’s. Some off-site dedication of property for public right-of-way purposes may be
required to facilitate the Orcutt Road improvements and transitions between the OASP
full build-out road section and adjoining road segments beyond the tract boundaries.
27. The Orcutt Road improvements from B Street to Tank Farm Road and along the Tract
3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a deferral is
requested by the subdvider and granted by the City. Prior to approval of any deferrals,
the subdivider shall demonstrate that the construction of the required improvements is
impractical.
28. Prior to occupancy of Phase 1 the Tank Farm/Orcutt intersection shall be modified to
provide a southbound right-turn lane on Orcutt Road and to eliminate the skew, as
required in the OASP. All overhead utilities conflicting with this improvement shall be
undergrounded.
29. The public improvement plans shall include full frontage improvements on Tank Farm
Road from the railroad tracks to Orcutt Road. The plans shall show, at a minimum, all
improvements including concrete curb, gutter, and sidewalk per City Engineering
Standards on the north side of Tank Farm; and left-turn pockets at Brookpine and
Wavertree subject to approval of the City Engineer. The Tank Farm Road plans shall
include all phases of construction including road widening, stormdrain improvements,
and any water quality BMP’s. Some off-site dedication of property for public right-of-
way purposes may be required to facilitate the Tank Farm Road improvements and
transitions between the OASP full build-out road section and adjoining road segments
beyond the tract boundaries.
30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall be
constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and
granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate
that the construction of the required improvements is impractical.
31. All bikeways shall be constructed per City Engineering Standards and the Highway
PH2-46
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 19 TR/ER #114-14
Design Manual. Final details of the bikeway connections to the adjoining streets shall be
approved by the City. The proposed path located between Street D-3 and the UPRR shall
be revised to connect to Street C and Tank Farm Road in accordance with the OASP.
32. Rough grading of the park lot and completion of bicycle and pedestrian paths connecting
Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing park
facilities at Islay Park s hall be required with Phase 1 of the map.
33. The applicant shall obtain consult with the City and obtain an encroachment permit prior
to establishing form of temporary access point at near the intersections of “D” Street &
Tank Farm Road and E-2 Street & Hansen Lane.
34. The applicant shall conduct neighborhood speed surveys one year after occupancy of
each phase at locations approved by the Director of Public Works. If 85th percentile
speeds exceed current City NTM thresholds additional traffic calming measures shall be
installed. The applicant shall bond for these potential additional traffic calming measures.
35. All mitigation measures (MM) specific to Transportation requirements shall be provided
as detailed under CEQA section 1, above, to the satisfaction of the City Engineer.
36. The subdivider may present financing and reimbursement programs for transportation
improvements to be considered with approval and recordation of the initial final map for
VTM#3063. Any such program(s) will be subject to approval by the City Council.
37. The subdivider shall be responsible for securing the off-site right-of-way needs for
VTM#3063, and dedicating that right-of-way to the city as a condition of final map
approval.
38. The final map and improvement plans shall include the required right-of-way and all
construction details of the required improvements per City Engineering Standards and the
OASP.
39. Access rights shall be dedicated to the City along Orcutt and Tank Farm Roads except at
approved driveway locations as shown on the tentative map.
40. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public
streets including Orcutt Road per City Engineering Standards.
41. Private street lighting shall be provided along the private streets per City Engineering
Standards and/or as approved in conjunction with the final ARC approvals.
42. Final street sections shall be approved in conjunction with the review and approval of the
final project drainage report. The final design shall consider drainage, transitions, and
accessibility.
43. All future public streets shall conform to City Engineering Standards including curb,
gutter, and sidewalk, driveway approaches, and curb ramps. Traffic calming
PH2-47
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 20 TR/ER #114-14
improvements may be required at select locations within in the subdivision.
Improvements may include bulb-outs, elevated sidewalks/speed tables, or alternate paving
materials to the satisfaction of the Public Works Department and Fire Department.
44. Street trees are required as a condition of development. Street trees shall generally be
planted at the rate of one 15-gallon street tree for each 35 lineal feet of property frontage.
Landscape plans may include grouping of trees to vary this standard, to achieve visual
variety within the subdivision.
Improvement Plans
45. Improvement plans for the entire subdivision, including any off-site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation. Off-site improvements may include but
are not limited to roadways, sewer mains, water mains, and stormdrain improvements.
Off-site improvements shall include off-site access roadways, the water main extensions
provided by MM USS-1, and Tiburon Way, Tank Farm Road and Orcutt Road
improvements.
46. A separate demolition permit will be required from the Building Division for the removal
of any existing structures and related infrastructure. Building removals are subject to the
Building Demolition Regulations including the additional notification and timing
requirements for any structure over 50-years old.
47. The improvement plans shall clearly show all existing structures, site improvements,
utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall
include any pertinent off-site water well and private waste disposal systems that are
located within regulated distances to the proposed drainage and utility improvements.
The plan shall include the proposed disposition of the improvements and any proposed
phasing of the removal and demolition. All structures and utilities affected by the
proposed lot lines shall be removed and receive final inspection approvals prior to map
recordation.
48. 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 of record shall detail
this requirement in the public improvement plans, to the satisfaction of the Public Works
Director.
49. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the conditions of approval and map phasing. A truck circulation plan
and construction management and staging plan shall be included with the improvement
plan submittal. General truck routes shall be submitted for review and acceptance by the
City. The engineer of record shall provide a summary of the extent of cut and fill with
estimates on the yards of import and export material. The summary shall include rough
grading, utility trench construction, road construction, AC paving, concrete delivery, and
vertical construction loading estimates on the existing public roadways. The developer
shall either; 1) complete roadway deflection testing before and after construction to the
PH2-48
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 21 TR/ER #114-14
satisfaction of the City Engineer and shall complete repairs to the pre-construction
condition, or 2) shall pay a roadway maintenance fee in accordance with City
Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement
program to the satisfaction of the City Engineer prior to acceptance of the subdivision
improvements.
50. Retaining wall and/or retaining wall/fence combinations along property lines shall be
approved to the satisfaction of the Planning Division and shall conform with the zoning
regulations for allowed combined heights or shall be approved through the ARC or
separate Fence Height exception process.
51. The ARC plans and public improvement plans shall show the location of the proposed
mail receptacles or mail box units (MBU’s) to the satisfaction of the Post Master and the
City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and
lease spaces within this development as required by the Post Master. MBU’s shall not be
located within the public right-of-way or public sidewalk area unless specifically
approved by the City Engineer. Contact the Post Master at 543-2605 to establish any
recommendations regarding the number, size, location, and placement for any MBU’s.
52. Separate plans shall be submitted for the public park improvements and for any deferred
private site development. Parking lot designs shall comply wi th the parking and
driveway st andards and Engineering Standard 2010. All parking spaces must be
designed so that vehicles can enter in one maneuver. Furthermore, all spaces shall be
designed so that vehicles can exit to the adjoining street in a forward direction in not
more than two maneuvers.
53. Street trees are required as a condition of development. Tree species and planting
requirements shall be in accordance with City Engineering Standards. Street trees shall
generally be planted at the rate of one 15-gallon street tree for each 35 lineal feet of
property frontage. Street trees shall be planted along private streets as required for public
streets. The subdivision improvement plans/landscape plans shall include street tree
plantings along the Orcutt Road and Tank Farm Road frontages of Lot 327.
Utilities
54. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Department and serving
utility companies. All public and private sewer mains shall be shown on the public
improvement plans and shall be constructed per City Engineering Standards unless a
waiver or alternate standard is otherwise approved by the City. The plans shall clearly
delineate and distinguish the difference between public and private improvements.
55. Specialized street pavement in the area of public water and/or sewer mains may create
maintenance/replacement concerns and additional costs. The final pavement sections
shall be reviewed and approved in conjunction with ARC approvals and public
improvement plan review. A separate agreement and/or CC&R provision shall be
required to clarify that the Righetti Ranch Master HOA will have final street maintenance
responsibility in areas of specialized pavement where said pavement is damaged or
PH2-49
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 22 TR/ER #114-14
removed in conjunction with public improvements or maintenance of said public water
and/or sewer mains.
56. Recycled water mains shall be installed in public streets in order to serve recycled water
to the city park, HOA maintained landscaped areas, temporary irrigation for mitigation
areas, and detention basins. The applicant shall work with the Water Division of the
City’s Utilities Department to determine the appropriate size of all proposed recycled
water mains.
57. City recycled water or another non-potable water source, shall be used for construction
water (dust control, soil compaction, etc.). An annual Construction Water Permit is
available from the City’s Utilities Department. Recycled water is readily available near
the intersection of Tank Farm Road and Orcutt Road.
58. Final grades and alignments of all public and/or private water, sewer and storm drains
shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of service laterals and meters
shall be approved in conjunction with the review of the building plans, fire sprinkler
plans, and/or public improvement plans.
59. The improvement plans shall show the location of all domestic and landscape water
meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations
may be required to justify service and meter sizing. Water impact fees related to the
irrigation water meter(s) shall be paid prior to approval of the subdivision improvement
plans for each pertinent map and/or construction phase.
60. Off-site utility improvements shall include the water main upgrade/replacement and
extension from the High Pressure/Bishop pressure zone at the intersection of
Tanglewood/Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the
modeling for the proposed development phases and looping of the main. Improvement
plans may be required to clarify the design for main extensions outside the Phase 1
improvements. Pressure regulating valves, control valves, or other appurtenances may be
required by the Utilities Department as a part of the required water system improvements
to be certain that the new area interacts properly with the existing water sys tem.
61. Relocation of the existing pressure regulating valve (the Industrial Way PRV), including
the City’s SCADA system, as well as the abandonment of the existing 12” water main,
shall be coordinated with the Water Division of the City’s Utilities Department.
62. A reimbursement request, if proposed for the off-site water main upgrade, shall include
all pertinent details and analysis in accordance with City and State codes and ordinances
and shall be presented separately to the City Council.
63. The sewer main and storm drain improvements within the E Street neighborhood shall be
constructed per City En gineering Standards but shall be privately maintained by the HOA
along with the other private street and private utility improvements. Public easements
will be required for the water main, services, meters, fire hydrants, public utilities, and
any appurtenances. Private easements for access and drainage will be required. A limited
PH2-50
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 23 TR/ER #114-14
public sewer easement may be required for a terminal end manhole in the private street
where the private sewer transitions to the public sewer.
64. The City will not be responsible for replacement of any specialty street pavement within
private streets. City trench repairs within private streets will be backfilled and finished
per City Engineering Standards.
65. A final sewer report and supporting documentation for the OASP public sewer main
design shall be approved by the Utilities Department prior to approval of the public
improvement plans. The final sewer report shall discuss and present additional
information and assumptions on the system elevations and grades that will allow other
OASP parcels to utilize the proposed public sewer main in accordance with the OASP
Wastewater Plan. The applicant shall submit an analysis of a backbone system that
shows the elevations and grades that serve the adjacent parcels described in the study.
The City will have the final discretion on the extent and limits of the study if additional
properties could reasonably benefit from the proposed alignment.
66. The depth of the off-site and on-site sewer mains shall be approved to the satisfaction of
the Utilities Director. The depth analysis shall consider the balance between the possible
extent of the gravity sewer basin needed to serve the other OASP properties and the long-
term public maintenance requirements related to sewer depth.
67. The analysis of sewer depth shall be considered at the intersection of Street A and Street
B, at Street A and Sponza in Tract 3044, and at Street A and the northerly limits of Tract
3044. The analysis shall include the additional extension to the terminal end manhole as
presented in the OASP. The analysis shall further consider the sewer depth at the Street
B and C intersection and the potential for a future northerly projection to serve the Pratt,
Anderson, Evans, and Pratt parcels in accordance with the OASP. The study shall
evaluate the controlling invert at the Tank Farm Road connection to although for the
main location within D and C Streets with the goal of avoiding the sewer easement
between Lot 209 and Lot 210.
68. The sewer report shall further evaluate the potential sewer options for future
service to the adjoining Garay parcel. The subdivider shall provide a minimum 15’ sewer
easement from the southerly corner of the Garary property to the nearest available public
sewer located in Street C-1. Some shifting or merging of lots may be required to provide
access between Lots 182 and 183. The report and plans shall consider the potential
development limits on the Garay parcel and the most appropriate area for the future creek
crossing to the satisfaction of the Utilities Department and Natural Resources Manager.
The public improvement plans shall include the pertinent grading, retaining walls,
and main extensions needed to support orderly OASP development.
69. The public improvement plan submittal shall show all existing and proposed overhead
wire utilities. Any existing overhead wiring within the tract boundary and adjoining
Orcutt Road and Tank Farm Road frontages shall be undergrounded in conjunction with
the subdivision improvements. Areas of road widening along Bullock Lane shall include
undergrounding where applicable unless otherwise deferred or waived by the Public
Works and Community Development Directors. Unless otherwise specifically approved,
PH2-51
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 24 TR/ER #114-14
pole relocation in lieu of undergrounding is not supported.
70. Terminal end utility poles shall be located off-site unless otherwise approved by the City.
71. Preliminary undergrounding plans for the entire subdivision shall be processed through
PGE and any respective wire utility companies in conjunction with Phase 1 of the Map.
The undergrounding improvements shall be completed with each subsequent phase unless
otherwise required earlier for orderly development or deferred to the satisfaction of the
City.
72. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public
streets including Orcutt Road and Tank Farm Road per City Engineering Standards.
73. Private street lighting shall be provided along the private streets per OASP lighting
requirements, City Engineering Standard and/or as approved in conjunction with the final
ARC approvals.
74. Lighting fixtures, including public streetlights shall not exceed 16’ in height in
accordance with the OASP unless otherwise required for traffic safety. The developer
shall submit a streetlight proposal for approval by the City Engineer for any public
streetlights. Street lights associated with the Orcutt Road and Tank Farm Road
improvements, signalized intersections, or round-a-bouts shall comply with the Highway
Design Manual and City Engineering Standards.
Grading, Drainage & Stormwater
75. Any permit approvals required from the Army Corp of Engineers, Californian Fish and
Wildlife, or the Regional Water Control Board shall be secured and presented to the City
prior to the approval of any subdivision grading and/or improvements related to the
proposed phase of construction. The engineer of record shall review the permit approvals
and any specific permit conditions for compliance with the plans, subdivision
improvement designs, drainage system design/report, and soils report. The engineer of
record shall forward the permits to the City with a notation that the permits have been
reviewed and are in general conformance with the design of the improvements.
76. The public improvement plans submittal shall clarify how the several wetlands, creek
corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural
Resources Manager. Include any specific details for the proposed creek crossings in
accordance with any preservation strategies, mitigation measures, and higher
governmental authority agency permits. Sensitive areas shall be staked, fenced, or
otherwise delineated and protected prior to commencing with construction, grading, or
grubbing.
77. Expansion index testing or other soils analysis may be required on a lot-by-lot basis for
all graded pads and for in-situ soils on natural lots in accordance with the current
Building Codes or where deemed necessary by the City Engineer or Building Official.
PH2-52
ATTACHMENT 1-B
Resolution No. ______ (2015 Series) Righetti Ranch VTM#3063
Page 25 TR/ER #114-14
78. Final pad certifications shall include the certification of pad construction and elevations.
The soils engineer shall certify all grading prior to acceptance of the public
improvements and/or prior to building permit issuance. The certification shall indicate
that the graded pads are suitable for their intended use.
79. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow
ditches, drainage collection devices, and drainage piping may be required. The public
improvement plans and final map shall reflect any additional improvements and private
easements necessary for slope protection and maintenance. Unless otherwise approved
for public maintenance by the City Engineer, brow ditches and drainage collection
devices upslope of building sites shall be maintained by the HOA.
80. The subdivision improvement plans shall include a complete grading plan to show site
accessibility in accordance with State and Federal regulations for all public and/or private
roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable.
The submittal shall provide additional analysis if site accessibility will not be provided
and for any feature or element where accessibility is purportedly not required. The
accessibility regulations or guidelines in effect at the time of subdivision improvement
construction will be applied.
81. Unless updated by subsequent regulations or guidelines, the sidewalks within the private
streets E neighborhood shall be widened to 5’ or shall provide a 4’ clear width with 5’
passing lanes in accordance with the current ADA regulations.
82. The subdivision improvement plans, grading plans, drainage plans, and drainage reports
shall show and note compliance with City Codes, Standards and Ordinances, Floodplain
Management Regulations, OASP stormwater provisions, Waterways Management Plan
Drainage Design Manual, and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board, whichever pertinent sections
are more restrictive.
83. The improvement plan submittal shall include a complete grading, drainage, and erosion
control plan. The proposed grading shall consider the proposed construction phasing.
Historic off-site and upslope watersheds tributary to the area of phased construction shall
be considered. Run-on from adjoining developed or undeveloped parcels shall be
considered.
84. The calculated 100-year flood limits shall be shown and noted on the improvement plans
and an additional final map sheet for reference. The drainage report and final plans shall
clarify the 100-year flood elevations, clearances, and freeboard at all new vehicle bridge,
pedestrian bridge, and pipe bridge crossings of the creek corridors.
85. The engineer of record shall provide a digital copy of the final HEC-RAS modeling to the
City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design
Manual.
86. The developer shall prepare an Operations and Maintenance Manual for review and
approval by the City in conjunction with the development of any stormwater BMP’s that
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will be maintained by the HOA or by the respective private property owner. The existing
Islay Hill basin shall be included in the overall maintenance program or the existing basin
conditions of approval and agreement shall be updated to conform with the current permit
requirements. A Private Stormwater Conveyance Agreement shall be recorded in a
format provided by the City prior to final inspection approvals and acceptance of
subdivision improvements.
87. The subdivider/developer shall provide notification to private property owners regarding
any individual maintenance responsibility of backyard stormwater BMP’s in accordance
with Section E.2 of the RQWCB Resolution R3-2013-0032. The notification may be by
Notice of Requirements or other method acceptable to the City.
88. The stormwater improvements other than City Standard public stormdrain infrastructure
shall be maintained by the HOA. A separate encroachment/hold harmless agreement
may be required in conjunction with certain improvements proposed for location within
the public rights-of-way.
89. The final details for the proposed bioretention facilities located within the public right-of-
way shall be approved to the satisfaction of the City Engineer. The project soils engineer
shall review and provide recommendations on the proposed site constructed and/or
proprietary retention systems. Analysis of impacts to the public improvements, protection
of utilities, and methods to minimize piping and protection of private properties shall be
addressed in the final analysis.
90. The proposed detention basin and any pre-basin shall be designed in accordance with the
OASP requirements and the Waterways Management Plan Drainage Design Manual. The
proposed surface runoff and drainage from the detention basin(s) shall include a non-
erosive outlet to an approved point of disposal. The outlet(s) design and location should
replicate the historic drainage where feasible. Any off-site detention basin, temporary
basin, or other drainage improvements shall be approved by the City. Any required or
proposed off-site grading or drainage improvements shall be completed within recorded
easements or under an appropriate license or other private agreement.
91. The subdivider shall submit CC&R's with the Final Map that establishes a Homeowner's
Association (HOA). The HOA shall provide for the optional automatic annexation of all
other tracts in the OASP as it relates to the shared regional detention basin. The
subsequent tracts may, at their sole discretion, annex to the HOA, or demonstrate to the
city's satisfaction how they will provide storm drainage mitigation through their own
subdivision design and HOA. The HOA shall provide for maintenance of all private
common area drainage channels, on-site and/or sub-regional drainage basins, water
quality treatment and conveyance improvements. The CC&R's shall be approved by the
City and shall be recorded prior to or concurrent with recordation of the Final Map. A
Notice of Annexation or other appropriate mechanism to annex other subdivisions into the
HOA, including but not limited to the shared regional detention basin, shall be recorded
concurrently with the map.
92. The naming of the local creeks and drainages shall comply with the appropriate and
pertinent creek naming standards and justifications. The inclusion of the naming on the
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final map and/or improvement plans shall be approved by the City prior to map and/or
plan approval as applicable.
93. All bridging, culverting and modifications to the existing creek channels along with any
necessary clearing of existing creek and drainage channels, including tree pruning or
removals, and any necessary erosion repairs shall be in compliance with the OASP, city
standards and policies, the Waterways Management Plan and shall be approved by the
Natural Resources Manager, Public Works Department, Army Corp of Engineers, the
Regional Water Quality Control Board, and California Fish & Wildlife.
94. Any existing areas of swale, creek and/or channel erosion shall be stabilized to the
satisfaction of the City Engineer, Natural Resources Manager, and other permitting
agencies. The existing creek crossing and roadside swale located along the frontage of
Lot 327 shall be relocated away from the existing and proposed edge of roadway and shall
be stabilized to the satisfaction of the City and permitting agencies.
95. The existing upslope drainage along and from the quarry access road on Righetti Hill
shall be evaluated in detail. Any re-grading of the road to correct or revise existing areas
of concentrated drainage shall be reviewed and approved by the Natural Resources
Manager. The final road grading and drainage management should consider passive
conveyance strategies that will minimize erosion and on-going maintenance on behalf of
the City and HOA.
96. The public improvement plans shall show and note the existing and/or proposed
improvements to the existing off-site Islay Hill basin. The plan shall show any changes
to the basin including but not limited to access, outlet/metering alterations, low-flow
channel development, silt/trash catchment, plantings, irrigation, and security fencing.
97. The project soils engineer shall review the final grading and drainage plans and Low
Impact Development (LID) improvements. The soils report shall include specific
recommendations related to public improvements, site development, utility, and building
pad/foundation construction related to the proposed LID improvements. The project soils
engineering report shall be referenced on the final map in accordance with the
Subdivision Regulations and City Engineering Standards.
98. The final plans and drainage report shall show and note compliance with City
Engineering Standard 1010.B for spring or perched groundwater management and for
water quality treatment of run-off from impervious streets, drive aisles, parking areas,
and trash enclosures.
99. A SWPPP is required in accordance with State and local regulations. A hard copy of the
SWPPP shall be provided to the City in conjunction with the Public Improvement Plan
submittal and subsequent building plan submittals. The WDID number shall be included
by reference on all construction plans sets. An erosion control plan shall be included
with the improvement plans and all building plan submittals for demolitions, grading, and
new construction.
100. The project development and grading shall comply with all air quality standards and
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mitigation measures. The developer shall provide written notification from the County
Air Pollution Control District (APCD) regarding compliance with all local, state, and
federal regulations including but not limited to the National Emission Standards for
Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos
(NOA).
Fire
101. The project shall provide a minimum of two points of access to the subdivision from an
existing public way wherever there are more than 30 housing units. Emergency Vehicle
Access points will NOT be accepted in lieu of full access.
102. All streets that are less than 28 feet in width shall be posted “No Parking – Fire Lane”
on both sides. Streets less than 36 feet in width shall be posted on one side only.
103. The project shall provide water mains and city-standard fire hydrants to provide a
minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior
walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet.
Homeowners’ Association
104. Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be
approved by the City Attorney and Community Development Director prior to final map
approval that establishes a “Master Homeowner’s Association” (Master HOA). To the
extent desired by the subdivider, individual phases of the project may include sub-
associations as described in the applicant’s “Master Declaration of CC&R’s for Righetti
Ranch”, dated 6/6/14. CC&R's shall minimally contain the following provisions that
pertain to all lots:
i. The initial set of CC&R’s provided for the VTM#3063 final map shall provide for
automatic annexation of subsequent phases to the Master HOA, including the
potential to incorporate the adjoining Jones Ranch (VTM#3066) within the Master
HOA. A graphic or other exhibit describing all properties to be annexed to the
Righetti Ranch Master HOA shall be included with any CC&R’s for VTM#3063.
ii. All private improvements shall be owned and maintained by the individual
property owners, sub-associations or the Master Homeowner’s Association as
applicable. Private improvements include but are not limited to streets, sidewalks,
pedestrian and bike paths, sewer mains, drainage systems, detention basin(s),
street lighting, landscape, landscape irrigation, and common area improvements
iii. Grant to the city the right to maintain common areas if the HOA fails to perform,
and to assess the HOA for expenses incurred, and the right of the city to inspect
the site at mutually agreed times to assure conditions of CC&R's and final map
are being met.
iv. No parking except in approved, designated spaces.
v. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term
storage of inoperable vehicles.
vi. No outdoor storage by individual units except in designated storage areas.
vii. The responsibility for the placement of the trash and recycling containers at the
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street on collection days will be the responsibility of the property owner’s
association. The property owner’s association shall coordinate with San Luis
Garbage Company regarding the collection time and preferred location for the
placement of trash and recycling containers to minimize the obstruction of project
streets
viii. No changes in city-required provisions of the CC&R's will be considered valid
and in effect without prior City Council approval.
ix. Provision for all of the maintenance responsibilities outlined in various
conditions.
Planning Requirements
105. At the time of submittal of a request for a final map, the subdivider shall provide a
written report detailing the methods and techniques employed for complying with all
required environmental mitigation measures as adopted herein.
106. In order to be consistent with the requirements of the Orcutt Area Specific Plan and
County Airport Land Use Plan, the property owner shall grant an avigation easement for
the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo
and the San Luis Obispo County Airport via an avigation easement document prior to the
recordation of the final map.
107. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) shall receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport operations prior
to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
propert y or properties within the airport area.
108. Provisions for trash, recycle, and green waste containment, screening, and collection shall
be approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed
refuse storage area(s) and on-site conveyance shall consider convenience, aesthetics, safety,
and functionality. Ownership boundaries and/or easements shall be considered in the final
design. Any common storage areas shall be maintained by the HOA and shall be included in
the CCR’s or other property maintenance agreement accordingly. The solid waste solutions
shall be shown and noted on the submittal(s) for Architectural Review Commission (ARC)
approvals.
109. Prior to the issuance of building permits for residential units, the Architectural Review
Commission shall review the residential building program, including building and landscape
improvements, and provide comments and recommendations to the Community Development
Director. Final architectural design approval authority shall be vested in the Community
Development Director. Director decisions may be appealed pursuant to standard city
policies.
110. Prior to the recording of any phase of the final map, the applicant shall enter into an
Affordable Housing Agreement with the City Council that details the timing of construction
of affordable units on-site, proposed “transfers” of affordable units to another site, contains
guarantees for failure to complete any or all of the affordable housing units (such as
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collecting affordable housing in-lieu fees, cash guarantees for the completion of the
affordable units, providing a letter of credit, bond or other financial guarantee to assure
compliance).
111. The subdivider shall dedicate all public lands, including the neighborhood park (Lot 312),
with the initial final map. This neighborhood park will be designed under the
direction of the City’s Parks & Recreation Commission with a recommendation to the
Architectural Review Commission and City Council, who will be responsible for the final
design approval of the park.
112. A construction phasing plan shall be submitted to the Community Development Director
prior to the issuance of the first building permit.
113. The subdivider shall develop a Construction Management Plan for review and approval
by the Public Works and Community Development Directors. The plan shall be submitted
prior to the issuance of a building permit for proposed project buildings and/or a phase of
buildings. In addition, the contractor or builder shall designate a person or persons to
monitor the Construction Management Plan components and provide their contact names and
phone numbers. The Construction Management Plan shall include at least the following items
and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if
required, directional signs for construction vehicles, and designated construction
access routes.
b. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would
minimize impacts on vehicular and pedestrian traffic, circulation and safety, and
noise impacts to surrounding neighbors.
e. The applicant shall ensure that the construction contractor employs the following
noise reducing measures:
i. Standard construction activities shall be limited to between 7:00 a.m. and
7:00 p.m. Monday through Saturday.
ii. All equipment shall have sound-control devices no less effective than those
provided by the manufacturer. No equipment shall have un-muffled exhaust
pipes; and
iii. Stationary noise sources shall be located as far from sensitive receptors as
possible, and they shall be muffled and enclosed within temporary sheds, or
insulation barriers or other measures shall be incorporated to the extent
possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction
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activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage
and debris attributable to the trucks can be identified and corrected.
j. Designated location(s) for construction worker parking.
114. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and
hold harmless the City and/or its agents, officers and employees from any claim, action or
proceeding against the City and/or its agents, officers or employees to attack, set aside,
void or annul, the approval by the City of this subdivision, and all actions relating thereto,
including but not limited to environmental review.
115. Access corridors of 15’ between lots 200-201 and 50’ along lots 58 and 84 will be added
to the Final Map.
116. Conditions relating to phasing and timing of infrastructure are approved as contained
herein, or as approved by the Community Development and Public Works Directors
during review of public improvement plans and final maps.
117. Financing and “fair share” contribution plans may be submitted for City Council review
with any final map application. The City Council will have sole discretion as to any
reimbursement and/or fee credit programs implemented with said final maps.
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Upon motion of , seconded by , and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of , 2015.
Mayor Jan Marx
ATTEST:
Anthony Mejia
City Clerk
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
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PH2-61
ATTACHMENT 1-C
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SAN LUIS OBISPO
APPROVING A VESTING TENTATIVE TRACT MAP NO. 3066
CREATING 33 LOTS FOR PROPERTY LOCATED
AT 3765 ORCUTT ROAD
(TR/ER SBDV-0067-2014; TRACT #3066 JONES)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on March 25 and April 8th, 2015 in the Council Chamber of City Hall, 990 Palm
Street, San Luis Obispo, California, for the purpose of considering SBDV-0067-2014, a vesting
tentative tract map subdividing an approximately 11.56-acre site into 33 lots; and recommended
the City Council approve the Vesting Tentative Tract Map; and
WHEREAS, the April 8, 2015 Planning Commission hearing was for the purpose of
formulating and forwarding recommendations to the City Council of the City of San Luis Obispo
regarding the project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has reviewed and considered the initial study of
environmental impact as prepared by staff; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
Section 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring
Program. Based upon all the evidence, the City Council makes the following CEQA findings
in support of the Vesting Tentative Map SBDV-0067-2014 (Tract No. 3066):
1. The proposed project is consistent with the requirements of the Orcutt Area Specific Plan
Final Environmental Impact Report (FEIR) certified and adopted by the City Council on March
2, 2010, and this approval incorporates those FEIR mitigation measures as applicable to
VTM#3066, as detailed herein.
2. A supplemental initial study has been prepared for VTM#3066 addressing potential
environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area
Specific Plan (OASP). The Community Development Director has recommended that the
results of that additional analysis be incorporated into a Mitigated Negative Declaration
(MND) of environmental impacts, and recommends adoption of additional mitigation
measures to those imposed by the FEIR, all of which are incorporated below.
3. All potentially significant effects were analyzed adequately in the referenced FEIR and IS-
MND, and reduced to a level of insignificance, provided the following mitigation measures are
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incorporated into the development project and the mitigation monitoring program:
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what
is required by Title 24 requirements for all buildings within the Specific Plan Area.
The following energy-conserving techniques shall be incorporated unless the
applicant demonstrates their infeasibility to the satisfaction of City Planning and
Building Department staff: increase walls and attic insulation beyond Title 24
requirements; orient buildings to maximize natural heating and cooling; plant shade
trees along southern exposures of buildings to reduce summer cooling needs; use roof
material with a solar reflectance value meeting the Environmental Protection
Agency/Department of Energy Star rating; build in energy efficient appliances;
use low energy street lighting and traffic signals; use energy efficient interior
lighting; use solar water heaters; use double-paned windows; solar panel plumbing;
grey water recycling; tank-less water heaters; dedicated hot water line loops.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be
installed at all bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There
shall be at least one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed
with internal wiring/cabling that allows telecommuting, teleconferencing, and tele-
learning to occur simultaneously in at least three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by
pathways to encourage pedestrian and bicycle travel.
• AQ-1 Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision
plans and accompanying architectural review plans and ultimately shown on improvement plans
and construction drawings.
Construction Phase Mitigation
AQ-3(a) Application of CBACT (Best Available Control Technology for construction
related equipment). The following measures shall be implemented to reduce
combustion emissions from construction equipment where a project will have an area
of disturbance greater than 1 acre.
• Specific Plan applicants shall submit for review by the Community Development
Department and Air Pollution Control District (APCD) staff a grading plan
showing the area to be disturbed and a description of construction equipment that
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will be used and pollution reduction measures that will be implemented. Upon
confirmation by the Community Development Department and APCD,
appropriate CBACT features shall be applied. The application of these features
shall occur prior to Specific Plan construction.
• Specific Plan applicants shall be required to ensure that all construction
equipment and portable engines are properly maintained and tuned according to
manufacturer's specifications.
• Specific Plan applicants shall be required to ensure that off-road and portable
diesel powered equipment, including but not limited to bulldozers, graders ,
cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power
units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non-taxed
off-road diesel is acceptable).
• Specific Plan applicants shall be required to install a diesel oxidation catalyst on
each of the two pieces of equipment projected to generate the greatest emissions.
Installations must be prepared according to manufacturer's specifications.
AQ-3(b) Dust Control. The following measures shall be implemented to reduce PM10
emissions during all Specific Plan construction:
• Reduce the amount of the disturbed area where possible.
• Use water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site. Water shall be applied as soon as possible whenever
wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be
used whenever possible.
• All dirt-stock-pile areas shall be sprayed daily as needed.
• Permanent dust control measures shall be identified in the approved Specific Plan
revegetation and landscape plans and implemented as soon as possible following
completion of any soil disturbing activities.
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast-germinating native grass seed
and watered until vegetation is established.
• All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.
• All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
• All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with CVC Section 23114.
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water shall be used where
feasible.
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AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is
involved, soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation. Trucks transporting material shall
be tarped from the point of origin.
AQ-3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1
acre, the contractor or builder shall designate a person or persons to monitor the dust
control program and to order increased watering as necessary to prevent transport of
dust off-site. Their duties shall include holiday and weekend periods when work may
not be in progress.
• AQ-3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also
be required to secure necessary permits from the Air Pollution Control Board (APCD) before the
onset of grading or demolition activities including, but not limited to additional dust control
measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a
plan for complying with these requirements prior to issuance of a grading or building permit
from the City. The applicant shall provide the City with the name and telephone number of the
person responsible for ensuring compliance with these requirements. The Building Inspector and
Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
B-3(a) Construction Requirements. Development under the Specific Plan shall abide by
the requirements of the City Arborist for construction. Requirements shall include but
not be limited to: the protection of trees with construction setbacks from trees;
construction fencing around trees; grading limits around the base of trees as required;
and a replacement plan for trees removed including replacement at a minimum 1:1
ratio.
B-4(c) Riparian/ Wetland Mitigation. If riparian and/or wetland habitat are proposed for
removal pursuant to development under the Specific Plan, such development shall
apply for all applicable permits and submit a Mitigation Plan for areas of disturbance
to wetlands and/or riparian habitat. The plan shall be prepared by a biologist familiar
with restoration and mitigation techniques. Compensatory mitigation shall occur on-
site using regionally collected native plant material at a minimum ratio of 2:1 (habitat
created to habitat impacted) in areas shown on figure 4.4-2 as directed by a biologist.
The resource agencies may require a higher mitigation ratio. If the Orcutt Regional
Basin is necessary as a mitigation site for waters of the U.S. and State it shall be
designed as directed by a biologist taking into consideration hydrology, soils, and
erosion control and using the final mitigation guidelines and monitoring requirements
(U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out
of the buffer area for riparian and wetland habitat.
B-5(a) Bird Pre-Construction Survey. To avoid impacts to nesting special-status bird
species and raptors including the ground-nesting burrowing owl, all initial ground-
disturbing activities and tree removal shall be limited to the time period between
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September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre-construction survey for active
nests within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities (for ground-nesting burrowing owl
survey see below). If active nests are located, all construction work must be
conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined
in consultation with the CDFG. No direct disturbance to nests shall occur until the
adults and young are no longer reliant on the nest site. A qualified biologist shall
confirm that breeding/nesting is completed and young have fledged the nest prior to
the start of construction.
B-5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City
under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls
during both the wintering and nesting seasons (unless the species is detected on the
first survey) in potentially suitable habitats prior to construction in accordance with
the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation
(1995). Winter surveys shall be conducted on the entire project site between
December 1 and February 1, and the nesting season survey shall be conducted
between April 15 and July 15. If burrowing owls are detected within the proposed
disturbance area, CDFG shall be contacted immediately to develop and implement a
mitigation plan to protect owls and their nest sites.
B-5(c) Monarch Pre-Construction Survey. If initial ground-breaking is to occur between
the months of October and March a pre-construction survey for active monarch roost
sites within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities. If active roost sites are located no
ground-disturbing activities shall occur within 50 feet of the perimeter of the habitat.
Construction shall not resume within the setback until a qualified biologist has
determined that the monarch butterfly has vacated the site.
B-5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS
habitat on Figure 4.4-2, current USFWS protocol level sampling surveys shall be
conducted in all such areas. A report consistent with current Federal, State, and local
reporting guidelines shall be prepared to document the methods and results of
surveys. If VPFS are found, the report shall include a map that identifies the VPFS
locations. Should the presence of additional special-status wildlife species be
determined including California linderiella, a map identifying locations in which
these species were found shall be prepared and included in the report.
B-5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are
located onsite pursuant to Mitigation Measure B-5(d), substantial setbacks from their
identified habitat shall be implemented to avoid take of a Federally listed species. If
complete avoidance is not economically or technically feasible, then Section 10 of the
Federal Endangered Species Act (FESA) shall be used to authorize incidental take
when no other Federal agency such as the Corps is involved. This process includes
development of a Habitat Conservation Plan for protecting and enhancing the
Federally listed species at a specific location in perpetuity. Species take can also be
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authorized under Section 7 of the FESA if a Federal agency is involved in the project
(e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal
funding) and agrees to be the lead agency requesting Section 7 consultation. This
consultation process takes at a minimum 135 days from the official request by the
Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource
agencies. Suitable replacement habitat shall be constructed either within the site
boundaries or offsite. [OASP FEIR] Figure 4.4-2 identifies areas that could be
appropriate for onsite VPFS mitigation. Figure 4.4-2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation
sites into the development plan. While the Orcutt Regional Basin included in the
potential VPFS mitigation sites may need regular maintenance and may be seasonally
flooded, depressions could be created on the upper edges of the terrace in such a
manner that they are protected from flooding. VPFS mitigation areas shall be
approved by a biologist familiar with VPFS habitat “creation” techniques.
Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by
project activities may also be a part of the mitigation program. Alternatively, fairy
shrimp cysts could be collected during the dry s eason from the existing habitat and
placed into storage. Topsoil could also be removed and stored in conditions suitable
to retain cysts. Wetland habitat could be enhanced/created in the areas shown on
Figure 4.4-2 by grading depressions in the landscape and “top dressing” the
depressions with the preserved topsoil. Preserved cysts would be added to the
recreated wetlands in December or January, after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental.
VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to
ensure success. Habitat may be “created” only in an existing vernal pool landscape
that provides suitable soils and a number of other specific ecological factors
(USFWS, 2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits
can be purchase by the acre as suitable mitigation for VPFS. There is currently no
known mitigation bank with VPFS habitat occurring within San Luis Obispo County,
however, mitigation banks may be available in the future.
• B-3a, B-4c, B-5 Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of review and prior to approval of grading plan(s) and during tract construction (B-3a, B-4c,
B-5).
B-6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall
prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non- native animals,
especially cats and dogs, to the project site; simi larly, the brochure must inform
potential homebuyers and all HOA members of the potential for coyotes to prey on
domestic animals.
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B-6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce
invasive non-native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualified biologist. The
California Invasive Plant Council (Cal-IPC) maintains several lists of the most
important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following
plants shall not be allowed as part of potential landscaping plans pursuant to
development under the Specific Plan:
• African sumac (Rhus lancea)
• Australian saltbush (Atriplex semibaccata)
• Black locust (Robinia pseudoacacia)
• California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
• Cape weed (Arctotheca calendula)
• Cotoneaster (Cotoneaster pannosus), (C. lacteus)
• Edible fig (Ficus carica)
• Fountain grass (Pennisetum setaceum)
• French broom (Genista monspessulana)
• Ice plant, sea fig (Carpobrotus edulis)
• Leafy spurge (Euphorbia esula)
• Myoporum (Myoporum spp.)
• Olive (Olea europaea)
• Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
• Russian olive (Elaeagnus angusticifolia)
• Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
• Spanish broom (Spartium junceum)
• Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T.
ramosissima)
• Blue gum (Eucalyptus globulus)
• Athel tamarisk (Tamarix aphylla)
• B-6c Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the commencement of
project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with earth disturbing procedures. The orientation
meeting shall describe the possibility of exposing unexpected archaeological resources
and directions as to what steps are to be taken if such a find is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
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the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the find has
been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the
area may resume. The City should consider retaining a Chumash representative to
monitor any field work associated with Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires
that no further disturbance shall occur until the County Coroner has made the
necessary findings as to origin and disposition pursuant to Public Resources Code
Section 5097.98.
• CR-1d Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
DRAINAGE AND WATER QUALITY MITIGATION
D-2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or
biotechnical (also referred to as soil bioengineering) approaches to bank stabilization
are preferred over structural approaches. Bank stabilization design must be consistent
with the SLO Creek Stream Management and Maintenance Program Section 6.
Streambank stabilization usually involves one or a combination of the following
activities:
• Regrading and revegetating the streambanks to eliminate overhanging banks and
create a more stable slope;
• Deflecting erosional water flow away from vulnerable sites;
• Reducing the steepness of the channel bed through installation of grade
stabilization structures;
• Altering the geometry of the channel to influence flow velocities and sediment
deposition;
• Diverting a portion of the higher flow into a secondary or by-pass channel;
• Armoring or protecting the bank to control erosion, particularly at the toe of
slopes.
The bank stabilization design will:
• Be stable over the long term;
• Be the least environmentally damaging and the “softest” approach possible;
• Not create upstream or downstream flooding or induce other local stream
instabilities;
• Minimize impacts to aquatic and riparian habitat.
D-2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek
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corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be
followed for riparian areas that are modified, created and/or managed for flood
damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream
channel modifications that include shaping, widening, deepening, straightening, and
armoring. Many channel management projects also require building access roads for
maintenance vehicles and other equipment. These construction activities can cause a
variety of impacts to existing sensitive riparian and aquatic habitat that, depending on
the selected design alternative, range from slight disturbances to complete removal of
desirable woody vegetation and faunal communities. In urban areas within the SLO
creek watershed, riparian vegetation often provides the only remaining natural habitat
available for wildlife populations.
D-5(a) Biofilters. The applicant shall submit to the Director of Community Development
for review and approval a plan that incorporates grassed swales (biofilters) into the
project drainage system where feasible for runoff conveyance and filtering of
pollutants.
D-5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the
applicant shall be encouraged to use pervious paving material to facilitate rainwater
percolation. Parking lots and paved outdoor storage areas shall, where feasible, use
pervious paving to reduce surface water runoff and aid in groundwater recharge.
• D-2a, D-2c, D-5a, D-5c Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of landscaping construction plan review and Engineering-Public Works staff at the time of
tract construction.
NOISE MITIGATION
N-1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall
be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section
9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to,
the following:
• Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
• Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory-recommended mufflers.
• Electrical Power. Whenever feasible, electrical power can be used to run air
compressors and similar power tools.
• Sound Blankets. The use of sound blankets on noise generating equipment.
• N-1a Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project
grading and construction.
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PUBLIC SERVICES MITIGATION
PS-4 Wastewater Main System Extensions. Prior to recordation of a final map for Jones
Ranch (TR 3066), the improvement plans for the tract shall include connections to
future improvements planned by Tract 3063 (Righetti Ranch) to convey sanitary
sewer service to the existing connection points on Tank Farm Road. Prior to
recordation of Tract 3066, (a) the needed improvements through Tract 3063 shall be
completed and available to tie-in Tract 3066, or (b) Tract 3066 shall provide
easements and financial guarantees that guarantee Tract 3066 can proceed with
construction of Tract 3063 improvements to serve the Jones Ranch.
• PS-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
PUBLIC SAFETY MITIGATION
S-2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants,
Codes, and Restrictions (CC&R’s) that disclose to potential buyers or leasers that aircraft
over-flights occur, and that such flights may result in safety hazard impacts should an
aircraft accident occur. In addition, prior to recordation of final map, avigation easements
shall be recorded over the entire project site for the benefit of the SLO County Regional
Airport.
• S-2b Monitoring Program:
Monitoring will include Community Development, City Attorney and Engineering staff
approvals of the Disclosure(s) prior to recordation of a final tract map.
S-4(d) 55-Gallon Drums. Prior to development on the property where 55-Gallon drums
were identified on FEIR Figure 4.9-1, soils samples shall be taken in the vicinity of
the drums and analyzed for total extractable petroleum hydrocarbons (TEPH) by EPA
method 8015, heavy metals by CCR Title 22 metals, and solvents by EPA method
8260B. If levels of contaminants are found to exist in concentrations that exceed
regulatory thresholds, further sampling may be needed to determine the extent of
contamination. If contamination is delineated, an appropriate remediation method
shall be implemented according to the size of the area contaminated and the
contaminant involved.
• S-4d Monitoring Program:
Monitoring will include Engineering staff review of soils sampling and implementation of
appropriate remediation measures, if required, prior to tract construction in the vicinity of any
such positive sample(s).
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TRANSPORTATION MITIGATION
T-4 Street B & Tiburon Way Alignment. Applicant shall align Street B with the
existing alignment of Tiburon Way and design the roadway curvature to maintain
appropriate residential speeds.
• T-4 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1.
T-6 Traffic Calming & Safety. Intersection of Streets A & B shall be controlled by a
single lane urban compact intersection. Eliminate Mid-block crosswalk on Street A.
Align curb, gutter, and sidewalk with Sponza Drive of the Taylor Wingate Project.
• T-6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer’s office with the
subdivision plans and accompanying final map prior to recordation of the final map.
UTILITIES AND SERVICE SYSTEMS MITIGATION
USS-1 Off-site Water Main Line Extensions to the OASP To Meet Fire Flow and
Storage Standards. Concurrent with applications for Final Map(s), the applicant
shall submit a water supply p lan to meet adequate fire flow standards for all lots
within each Final Map. Implementation of such a water line extension plan shall be
included as a part of public improvement plans for the subdivision, and approved by
Utilities, Public Works and the City Engineer. This implementation plan may
include a financing plan, including reimbursement provisions, approved by the City
Council at the time of considering any Final Map. Required water main line
extension(s) to the subdivision shall be completed and operational to the satisfaction
of the Utilities Director, prior to construction of any of the residential and/or
commercial uses.
• USS-1 Monitoring Program
Compliance will be reviewed and implemented by the City Engineer’s office with the
subdivision plans and shall be completed prior to issuance of any occupancy permits for Tract
3066.
Section 2. Vesting Tract Map Approval with Findings & Conditions. The City
Council does hereby approve application SBDV-0067-2014 TR/ER (VTM#3066, “Jones
Ranch”), a tentative tract map to create up to 33 residential, commercial and open space lots,
based on the following findings, and subject to the following conditions being incorporated into
the project:
Findings:
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1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General
Plan because the proposed subdivision respects existing site constraints, will incrementally
add to the City’s residential housing inventory, results in parcels that meet minimum density
standards, and will be consistent with the density, lot sizes and project amenities established
by the Orcutt Area Specific Plan (OASP).
2. The site is physically suited for the type and density of development allowed in the C/OS-SP,
P-F-SP, R-1-SP, R-2-SP, R-3-SP, R-4-SP, and CC-MU zoning districts.
3. The design of the vesting tentative tract map 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, since further development or
redevelopment of the proposed parcels will occur consistent with VTM 3066 and the
required architectural review process, which will allow for detailed review of development
plans to assure compliance with City plans, policies, and standards.
4. As conditioned, the design of the subdivision will not conflict with easements for access
through (or use of property within) the proposed subdivision, and the project is consistent
with the pattern of development prescribed in the Orcutt Area Specific Plan.
5. The proposed project will provide affordable housing consistent with the intent of California
Government Code §65915, and in compliance with City policies and the Housing Element.
6. The tentative map, as conditioned, will comply with all environmental mitigation measures
prescribed herein, and therefore is consistent with the California Environmental Quality Act,
the OASP Final EIR, and the Initial Study-Mitigated Negative Declaration (IS-MND).
7. The design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities.
Conditions:
Dedications and Easements
1. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, public and private streets, pedestrian
and bicycle facilities, common driveways, and maintenance of the same shall be shown
on the final map and/or shall be recorded separately prior to or concurrent with the
recordation of the map, unless a deferral is requested by the subdvider and granted by the
City. Said easements may be provided for in part or in total as blanket easements.
2. The final map and improvement plans shall show the extent of all on-site and off-site
offers of dedication. Subdivision improvement plans and or preliminary designs may be
required for any deferred improvements so that dedication limits can be established.
These improvements may include but are not limited to road construction and widening,
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grading and drainage improvements, utility easements, bridges, bike bridges, transit
stops, bikeways, pedestrian paths, and intersection improvements.
3. The map and improvement plans shall provide for all minimum street improvements and
utility placements within the improved or partially i mproved streets adjoining the
subdivision as needed for orderly development to the satisfaction of the City. In some
cases, “dry” pipes may be required to be constructed under improved street sections for
the benefit of others.
4. Access rights shall be dedicated to the City along Orcutt Road except at approved
driveway locations and intersections as shown on the tentative map or as otherwise
approved by the city.
5. The subdivider shall dedicate a 10’ wide street tree easement and 6’ public utility
easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and
contiguous with all public right-of-way lines bordering each lot. A 10’ wide street tree
easement and 6’ P.U.E. shall be provided along the frontage for all private streets. A 10’
street tree easement and 15’ P.U.E. shall be provided along the frontages of the Mixed Use
Commercial Lots 24 – 26. The easements may be removed or reduced under the footprint
of proposed buildings.
6. The subdivider shall dedicate all public Open Space in fee to the City, consistent with the
OASP, in conjunction with or prior to the Phase 1 map recordation unless otherwise
deferred or a reimbursement agreement is processed. Deferral shall be approved by the
City and may require that all appropriate OASP fees are paid as a condition of
development. The land shall be granted free and clear of all encumbrances to the
satisfaction of the City.
7. All private improvements shall be owned and maintained by the individual property
owners or the Homeowner’s Association (HOA) as applicable. Private improvements
include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer
mains, drainage systems, detention basin(s), street lighting, landscape, landscape
irrigation, common areas, pocket parks, and linear park improvements.
8. The private open space C/OS Lot 31 along with the proposed improvements, including but
not limited to trails, bikeways, and landscaping shall be owned and maintained by the
HOA. Open Space and bikeway easements along with any public utility easements shall
be offered to the City and shown and noted on the final map. An easement agreement
may be required for specific open space areas, creek corridors, bikeways, and utility
corridors in a format approved by the City.
9. A wildland fuel management/reduction zone along with any required easements and/or
zone limits shall be provided for Lot 31 to the satisfaction of the Fire Chief. If required,
the limits shall be shown and noted on the final map and improvement plans for
reference. The limits of the zone shall be in accordance with the adopted Fire Code and
approved to the satisfaction of the City Fire Chief and City Natural Resources Manager.
The HOA shall be responsible for wildland fuel management, weed abatement, and creek
maintenance within the established fuel reduction zone and private open space areas.
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10. A notice of requirements or other agreement acceptable to the City of San Luis Obispo
may need to be recorded in conjunction with the Final Map to clarify development
restrictions, conditions of development, and references to any pertinent conditions related
to the OASP and City codes and ordinances.
11. Off-site easements and/or dedications may be required to facilitate secondary points of
access, through street access, and public water and sewer main extensions beyond the
tract boundary and in accordance with the OASP. Looped water mains may be required
in accordance with the tentative map, development phasing, and the City water model to
provide adequate service and compliance with adopted codes and standards.
12. Off-site dedication/acquisition of property for this public right-of-way purpose is
necessary to facilitate orderly development and the anticipated OASP improvements.
The subdivider shall work with the City and the land owner(s) to acquire the necessary
rights-of-way. In the event the subdivider is unable to acquire said rights-of-way, the City
Council may consider lending the subdivider its powers of condemnation to acquire the
off-site right-of-way dedication, including any necessary slope and drainage easements.
If condemnation is required, the subdivider shall agree to pay all costs associated with the
off-site right-of-way acquisition (including attorney fees and court costs).
13. With respect to all off-site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing title or
interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring
the property required for the construction of such improvements and exercise its
power of eminent domain in accordance with Government Code Section 66462 .5
to do so, if necessary. subdivider shall also enter into an agreement with the City
to pay all costs of such acquisition including, but not limited to, all costs
associated with condemnation. Said agreement shall be in a form acceptable to the
City Engineer and the City Attorney. If condemnation proceedings are required,
the subdivider shall submit, in a form acceptable to the City Engineer, the
following documents regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying in
the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the right
to do so;
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iv. Copies of all written correspondence with off-site property owners including purchase
summary of formal offers and counter offers to purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer approval, the
Subdivider shall deposit with the City all or a portion of the anticipated costs, as
determined by the City Attorney, of the condemnation proceedings. The City does not and
cannot guarantee that the necessary property rights can be acquired or will, in fact, be
acquired. All necessary procedures of law would apply and would have to be followed.
Transportation
14. Secondary access is required from all portions and/or phases of the subdivision where more than 30
dwelling units are proposed. The location and development of the proposed secondary access shall be
presented to the City for review and approval prior to the preparation of the related improvement plans.
15. Unless an alternate access and egress plan is approved to the satisfaction of the Public Works Director
and the Fire Chief, the westerly Phase 1 of Jones Ranch shall be provided with a secondary access to
Orcutt Road in conjunction with an access to Tank Farm Road. The completion of development may
need to be deferred to Phase 2 or the B Street bridge would need to be construction in conjunction with
Phase 1. Regardless of access, the required water supply to this phase may require a looped water main
with indications that the B Street bridge may need to be constructed in support of the required water
main extension prior to commencing with combustible construction.
16. Fire Department access shall be provided for each construction phase to the satisfaction of the Fire
Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access,
circulation routes, passing lanes, and turn-around areas in accordance with current codes and
standards.
17. All public streets shall conform to City Engineering Standards and OASP including curb, gutter, and
sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts
occur between the City Engineering Standards and concepts identified in the OASP, final
determination of shall design shall be provided by the City Engineer. Traffic calming improvements
may be required at select locations within in the subdivision. Improvements may include bulb-outs,
elevated sidewalks/speed tables, or alternate paving materials to the satisfaction of the Public Works
Department and Fire Department.
18. The developer shall record a Notice of Requirements with each map phase regarding the designed and
installed traffic calming devices and that the subdivisions are not eligible for future Residential Parking
District or Neighborhood Traffic Management program processing.
19. The improvement plans shall include all final line-of-sight analysis at certain intersections to the
satisfaction of the Public Works Department. Fence heights and plantings in the areas of control
shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of
Requirements for private property owner or HOA maintenance of sight lines may be required.
20. The final map and improvement plans shall include the required right-of-way, transit stop easements,
and all details of the required bus turnouts to accommodate all proposed and future bus stops per City
Engineering Standards, the OASP and current Short Range Transit plan. The final location of all North-
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South and East-West route stops shall be approved to the satisfaction of the City Transit Manager and
Public Works Director.
21. The public improvement plans may need to include full frontage improvements on Orcutt
Road from north of B Street to Tank Farm Road, including the Imel and Garay properties. The
northerly transition may require improvements across the Fiala frontage. The plans shall show all
improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the west
side of Orcutt; 6’ bike lanes, 12’ travel lanes, and a 12’ two-way left turn lane in accordance with the
tentative map, OASP, City Engineering Standards, and the Cal Trans Highway Design Manual;
undergrounding of the overhead utilities on the west side; and complete details for the Orcutt Road
points of access.
22. The east side of Orcutt Road where widening is proposed or required may terminate in an AC berm to
match the existing adjoining road sections per City Engineering Standards or the appropriate County
rural road standards where approved by the City Engineer. The Orcutt Road
plans shall include all phases of construction including road widening, stormdrain improvements, culvert
extensions, grading/walls, and any water quality BMP’s. Some off-site dedication of property for public
right-of-way purposes may be required to facilitate the Orcutt Road improvements and transitions
between the OASP full build-out road section and adjoining road segments beyond the tract boundaries.
23. The Orcutt Road improvements shall be constructed as a condition of the map, unless a deferral is
requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider
shall demonstrate that the construction of the required improvements is not feasible.
24. Prior to occupancy of Phase 1 he Tank Farm/Orcutt intersection shall be modified to provide a
southbound right-turn lane on Orcutt Road and to eliminate the skew, as required in the OASP. All
overhead utilities conflicting with this improvement shall be undergrounded.
25. The applicant shall conduct neighborhood speed surveys one year after occupancy of each phase at
locations approved by the Director of Public Works. If 85th percentile speeds exceed current City
NTM thresholds additional traffic calming measures shall be installed. The applicant shall bond for these
potential additional traffic calming measures.
26. All mitigation measures (MM) specific to Transporation requirements shall be provided as detailed
under CEQA section 1, above, to the satisfaction of the City Engineer.
27. The subdivider may present financing and reimbursement programs for transportation improvements
to be considered with approval and recordation of the initial final map for VTM#3066. Any such
program(s) will be subject to approval by the City Council.
28. The subdivider shall be responsible for securing the off-site right-of-way needs for VTM#3066,
and dedicating that right-of-way to the city as a condition of final map approval.
On and Off-Site Improvements
29. Improvement plans for the entire subdivision, including any off-site improvements shall be approved
to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior
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to map recordation.
30. Off-site improvements may include but are not limited to roadways, sewer mains, water mains,
stormdrain improvements, off-site access roadways, the water main extensions provided by MM USS-
1, and the “B” Street to Tiburon Way alignment improvements.
31. A separate demolition permit will be required from the Building Division for the removal of any existing
structures and related infrastructure. Building removals are subject to the Building Demolition
Regulations including the additional notification and timing requirements for any structure over 50-yea rs
old.
32. The improvement plans shall clearly show all existing structures, site improvements, utilities, water
wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any pertinent off-site
water well and private waste disposal sys tems that are located within regulated distances to the
proposed drainage and utility improvements. The plan shall include the proposed disposition of the
improvements and any proposed phasing of the removal and demolition. All structures and utilities
affected by the proposed lot lines shall be removed and receive final inspection approvals prior to map
recordation.
33. The subdivider shall provide additional documentation on the easement agreement related to the existing
well and appurtenances located on the Jones parcel and serving the Fiala property. Some existing non-
conformance was generally recognized per Appendix Section A-2 of the OASP. Additional detail and
clarifications may be required on the final map and improvement plans to acknowledge any legal non-
conforming utility installations between the parcels/lots in question.
34. 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 of record shall detail this requirement in the public improvement
plans, to the satisfaction of the Public Works.
35. The improvement plan submittal shall include a complete construction phasing plan in accordance with
the conditions of approval and map phasing. A truck circulation plan and construction management and
staging plan shall be included with the improvement plan submittal. General truck routes shall be
submitted for review and acceptance by the City. The engineer of record shall provide a summary of
the extent of cut and fill with estimates on the yards of import and export material. The summary shall
include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and
vertical construction loading estimates on the existing public roadways. The developer shall either; 1)
complete roadway deflection testing before and after construction to the satisfaction of the City
Engineer and shall complete repairs to the pre-construction condition, or 2) shall pay a roadway
maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a
pavement repair/replacement program to the satisfaction of the City Engineer prior to acceptance of the
subdivision improvements.
36. Retaining wall and/or retaining wall/fence combinations along property lines shall be approved to the
satisfaction of the Planning Division and shall conform with the zoning regulations for allowed
combined heights or shall be approved through the ARC or separate Fence Height exception process.
37. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles
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or mail box units (MBU’s) to the satisfaction of the Post Master and the City Engineer. Provide a
mailbox unit or multiple units to serve all dwelling units and lease spaces within this development as
required by the Post Master. MBU’s shall not be located within the public right-of-way or public
sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543-2605
to establish any recommendations regarding the number, size, location, and placement for any MBU’s.
38. Street trees are required as a condition of development. Tree species and planting requirements
shall be in accordance with City Engineering Standards. Street trees shall generally be planted at the
rate of one 15-gallon street tree for each 35 lineal feet of property frontage. Street trees shall be planted
along private streets as required for public streets. The subdivision improvement plans/landscape plans
shall include street tree plantings along the Orcutt Road frontage.
Utilities
39. Specialized street pavement in the area of public water and/or sewer mains may create
maintenance/replacement concerns and additional costs. The final pavement sections shall be
reviewed and approved in conjunction with ARC approvals and public improvement plan review. A
separate agreement and/or CC&R provision shall be required to clarify that the Jones Ranch
Homeowners Association will have final street maintenance responsibility in areas of specialized
pavement where said pavement is damaged or removed in conjunction with public improvements or
maintenance of said public water and/or sewer mains.
40. The City will not be responsible for replacement of any specialty street pavement within private streets.
City trench repairs within private streets will be backfilled and finished per City Engineering
Standards.
41. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to
each lot to the satisfaction of the Public Works Department and serving utility companies. All
public and private sewer mains shall be shown on the public improvement plans and shall be constructed
per City Engineering Standards unless a waiver or alternate standard is otherwise approved by the
City. The plans shall clearly delineate and distinguish the difference between public and private
improvements.
42. Recycled water mains shall be extended along A Street, B Street, and/or Sponza to serve the landscape
irrigation of the project’s R2 lots and commercial lots. Applicant shall work with the Water Division of
the City’s Utilities Department to determine the appropriate size of all proposed recycled water mains.
43. City recycled water or another non-potable water source, shall be used for construction water (dust
control, soil compaction, etc.). An annual Construction Water Permit is available from the City’s
Utilities Department. Recycled water is readily available near the intersection of Tank Farm Road and
Orcutt Road.
44. Final grades and alignments of all public and/or private water, sewer and storm drains shall be approved
to the satisfaction of the Public Works Director and Utilities Department. The final location,
configuration, and sizing of service laterals and meters shall be approved in conjunction with the review
of the building plans, fire sprinkler plans, and/or public improvement plans.
45. The improvement plans shall show the location of all domestic and landscape water meters. The plan
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shall include service lateral sizes and meter sizes. Sizing calculations may be required to justify service
and meter sizing. Water impact fees related to the irrigation water meter(s) shall be paid prior to
approval of the subdivision improvement plans for each pertinent map and/or construction phase.
46. Off-site utility improvements shall include the water main upgrade/replacement and extension from
the High Pressure/Bishop pressure zone at the intersection of Tanglewood/Johnson Avenue to serve the
subdivision. Pipe sizing is contingent upon the modeling for the proposed development phases and
looping of the main. Improvement plans may be required to clarify the design for main extensions
outside the Phase 1 improvements. Pressure regulating valves, control valves, or other appurtenances
may be required by the Utilities Department as a part of the required water system improvements to be
certain that the new area interacts properly with the existing water system.
47. A reimbursement request, if proposed for the off-site water main upgrade, shall include all pertinent
details and analysis in accordance with City and State codes and ordinances and shall be presented
separately to the City Council.
48. The subdivider shall provide a plan for meeting off-site wastewater main line extensions as needed
(pursuant to MM PS-4) through adjoining VTM#3063. Said plan shall be approved by the Utilities
Director before approval and recordation of any final map.
49. A final sewer report and supporting documentation for the OASP public sewer main design shall be
approved by the Utilities Department prior to approval of the public improvement plans.
50. The final sewer report shall discuss and present additional information and assumptions on the system
elevations and grades that will allow other OASP parcels to utilize the proposed public sewer main in
accordance with the OASP Wastewater Plan. The applicant shall submit an analysis of a backbone
system that shows the elevations and grades that serve the adjacent parcels described in the study. The
City will have the final discretion on the extent and limits of the study if additional properties could
reasonably benefit from the proposed alignment.
51. The depth of the off-site and on-site sewer mains shall be approved to the satisfaction of the Utilities
Director. The depth analysis shall consider the balance between the possible extent of the gravity sewer
basin needed to serve the other OASP properties and the long- term public maintenance requirements
related to sewer depth. The analysis of sewer depth shall be considered at the intersection of Street A
and Street B, at Street A and Sponza in Tract 3044, and at Street A and the northerly limits of Tract
3044.
52. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any
existing overhead wiring within the tract boundary and adjoining Orcutt Road shall be undergrounded in
conjunction with the subdivision improvements. Areas of road widening along Bullock Lane, if required
for a secondary access, shall include undergrounding where applicable unless otherwise deferred or
waived by the Public Works and Community Development Directors. Unless otherwise specifically
approved, pole relocation in lieu of undergrounding is not supported.
53. Terminal end utility poles shall be located off-site unless otherwise approved by the City.
54. Preliminary undergrounding plans for the entire subdivision shall be processed through
PGE and any respective wire utility companies in conjunction with the map recordation.
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55. The subdivider shall install public street lighting and all associated facilities including but not limited to
conduits, sidewalk vaults, fusing, wiring, and lumenaires along all adjoining public streets as applicable
per City En gineering Standards.
56. Private street lighting shall be provided along the private streets per OASP lighting requirements, City
Engineering Standard and/or as approved in conjunction with the final ARC approvals.
57. Lighting fixtures, including public streetlights shall not exceed 16’ in height in accordance with the
OASP unless otherwise required for traffic safety. The developer shall submit a streetlight proposal for
approval by the City Engineer for any public streetlights. Street lights associated with the Orcutt Road
and Tank Farm Road improvements, signalized intersections, or round-a-bouts shall comply with the
Highway Design Manual and City Engineering Standards.
Grading, Drainage and Stormwater
58. Any permit approvals required from the Army Corp of Engineers, California Fish and Wildlife, or the
Regional Water Control Board shall be secured and presented to the City prior to the approval of any
subdivision grading and/or improvements related to the proposed phase of construction. The engineer of
record shall review the permit approvals and any specific permit conditions for compliance with the
plans, subdivision improvement designs, drainage system design/report, and soils report. The engineer
of record shall forward the permits to the City with a notation that the permits have been reviewed and
are in general conformance with the design of the improvements.
59. The public improvement plans submittal shall clarify how the several wetlands, creek corridors, and
riparian habitat areas will be preserved to the satisfaction of the Natural Resources Manager. Include any
specific details for the proposed creek crossings in accordance with any preservation strategies,
mitigation measures, and higher governmental authority agency permits. Sensitive areas shall be staked,
fenced, or otherwise delineated and protected prior to commencing with construction, grading, or
grubbing.
60. Expansion index testing or other soils analysis may be required on a lot-by-lot basis for all graded pads
and for in-situ soils on natural lots in accordance with the current Building Codes or where deemed
necessary by the City Engineer or Building Official.
61. Final pad certifications shall include the certification of pad construction and elevations.
The soils engineer shall certify all grading prior to acceptance of the public improvements and/or prior to
building permit issuance. The certification shall indicate that the graded pads are suitable for their
intended use.
62. The subdivision improvement plans shall include a complete grading plan to show site accessibility in
accordance with State and Federal regulations for all public and/or private roads, transit stops, trails,
paths, walks, bikeways, parks, and bridges where applicable. The submittal shall provide additional
analysis if site accessibility wi ll not be provided and for any feature or element where accessibility is
purportedly not required. The accessibility regulations or guidelines in effect at the time of subdivision
improvement construction will be applied.
64. The improvement plan submittal shall include a complete grading, drainage, and erosion control plan.
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The proposed grading shall consider the proposed construction phasing. Historic off-site and upslope
watersheds tributary to the area of phased construction shall be considered. Run-on from adjoining
developed or undeveloped parcels shall be considered.
65. The calculated 100-year flood limits shall be shown and noted on the improvement plans and an
additional final map sheet for reference. The drainage report and final plans shall clarify the 100-year
flood elevations, clearances, and freeboard at all new vehicle bridge, pedestrian bridge, and pipe bridge
crossings of the creek corridors.
66. The engineer of record shall provide a digital copy of the final HEC-RAS modeling to the
City in accordance with Section 4.0 of the Waterways Management Plan Drainage
Design Manual.
67. The developer shall prepare an Operations and Maintenance Manual for review and approval by the
City in conjunction with the development of any stormwater BMP’s that will be maintained by the
HOA or by the respective private property owner. A Private Stormwater Conveyance Agreement shall
be recorded in a format provided by the City prior to final inspection approvals and acceptance of
subdivision improvements.
68. The subdivider/developer shall provide notification to private property owners regarding any individual
maintenance responsibility of backyard stormwater BMP’s in accordance with Section E.2 of the
RQWCB Resolution R3-2013-0032. The notification may be by Notice of Requirements or other
method acceptable to the City.
69. The stormwater improvements other than City Standard public stormdrain infrastructure shall be
maintained by the HOA. A separate encroachment/hold harmless agreement may be required in
conjunction with certain improvements proposed for location within the public rights-of-way.
70. The final details for the proposed bioretention facilities located within the public right-of- way shall be
approved to the satisfaction of the City Engineer. The project soils engineer shall review and provide
recommendations on the proposed site constructed and/or proprietary retention systems. Analysis of
impacts to the public improvements,
protection of utilities, and methods to minimize piping and protection of private properties
shall be addressed in the final analysis.
71. The developer shall show legal entitlement to access or annex into the regional detention basin or shall
provide an alternate drainage solution and strategy to the satisfaction of the City.
72. The proposed detention basin and any pre-basin shall be designed in accordance with the
OASP requirements and the Waterways Management Plan Drainage Design Manual. The proposed
surface runoff and drainage from the detention basin(s) shall include a non- erosive outlet to an approved
point of disposal. The outlet(s) design and location should replicate the historic drainage where feasible.
Any off-site detention basin, temporary basin, or other drainage improvements shall be approved by the
City. Any req uired or proposed off-site grading or drainage improvements shall be completed within
recorded easements or under an appropriate license or other private agreement.
73. The naming of the local creeks and drainages shall comply with the appropriate and pertinent creek
naming standards and justifications. The inclusion of the naming on the final map and/or improvement
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plans shall be approved by the City p rior to map and/or plan approval as applicable.
74. All bridging, culverting and modifications to the existing creek channels along with any necessary
clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary
erosion repairs shall be in compliance with the OASP, city st andards and policies, the Waterways
Management Plan and shall be approved by the Natural Resources Manager, Public Works Department,
Army Corp of Engineers, the Regional Water Quality Control Board, and California Fish & Wildlife.
75. Any existing areas of swale, creek and/or channel erosion shall be stabilized to the satisfaction of the
City Engineer, Natural Resources Manager, and other permitting agencies.
76. The project soils engineer shall review the final grading and drainage plans and Low Impact
Development (LID) improvements. The soils report shall include specific recommendations related to
public improvements, site development, utility, and building pad/foundation construction related to the
proposed LID improvements. The project soils engineering report shall be referenced on the final map
in accordance with the Subdivision Regulations and City Engineering Standards.
77. The final plans and drainage report shall show and note compliance with City Engineering Standard
1010.B for spring or perched groundwater management and for water quality treatment of run-off
from impervious streets, drive aisles, parking areas, and trash enclosures.
78. A SWPPP is required in accordance with State and local regulations. A hard copy of the SWPPP shall
be provided to the City in conjunction with the Public Improvement Plan submittal and subsequent
building plan submittals. The WDID number shall be included by reference on all construction plans
sets. An erosion control plan shall be included with the improvement plans and all building plan
submittals for demolitions, grading, and new construction.
79. The project development and grading shall comply wi th all air quality standards and mitigation
measures. The developer shall provide written notification from the County Air Pollution Control
District (APCD) regarding compliance with all local, state, and federal regulations including but not
limited to the National Emission Standards for Hazardous Air Pollutants (NESHAP) regulations related
to Naturally Occuring Asbestos (NOA).
Fire
80. The project shall provide a minimum of two points of access to the subdivision from an existing public
way wherever there are 30 or more housing units. Emergency Vehicle Access points will NOT be
accepted in lieu of full access.
81. All streets that are less than 28 feet in width shall be posted “No Parking – Fire Lane” on both sides.
Streets less than 36 feet in width shall be posted on one side only.
82. The project shall provide water mains and city-standard fire hydrants to provide a minimum
needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior walls of all proposed
structures. Fire hydrant spacing shall not exceed 500 feet.
Homeowners’ Association
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83. Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be approved by the City
Attorney and Community Development Director prior to final map approval. VTM#3066 shall have the
option of establishing their own HOA, or be incorporated into the “Master Homeowner’s Association”
(Master HOA) established under VTM#3063 (Righetti Ranch). To the extent desired by the
subdivider, individual phases of the project may include sub-associations (such as for the
affordable housing and/or townhome products) as described in the applicant’s “Master Declaration of
CC&R’s for Righetti Ranch”, dated 6/6/14. CC&R's shall minimally contain the following provisions
that pertain to all lots:
a. The initial set of CC&R’s provided for the VTM#3066 final map shall define either an
independent HOA for Jones Ranch, or will be automatically incorporated into the Righetti Ranch
Master HOA through annexation provisions of the Master HOA. A graphic or other exhibit
describing all properties to be annexed to the Righetti Ranch Master HOA shall be included with
any CC&R’s for VTM#3066.
b. All private improvements shall be owned and maintained by the individual property owners, sub-
associations or the Master HOA as applicable. Private improvements include but are not limited
to streets, sidewalks, pedestrian and bike paths, sewer mains, drainage systems, detention
basin(s), street lighting, landscape, landscape irrigation, and common area improvements.
c. Grant to the city the right to maintain common areas if the HOA fails to perform, and to assess
the HOA for expenses incurred, and the right of the city to inspect the site at mutually agreed
times to assure conditions of CC&R's and final map are being met.
d. No parking except in approved, designated spaces.
e. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage of
inoperable vehicles.
f. No outdoor storage by individual units except in designated storage areas.
g. The responsibility for the placement of the trash and recycling containers at the street on
collection days will be the responsibility of the property owner’s association. The property
owner’s association shall coordinate with San Luis
Garbage Company regarding the collection time and preferred location for the placement of trash
and recycling containers to minimize the obstruction of project streets.
h. No changes in city-required provisions of the CC&R's will be considered valid and in effect
without prior City Council approval.
i. Provision for all of the maintenance responsibilities outlined in various conditions.
Planning Requirements
84. At the time of submittal of a request for a final map, the subdivider shall provide a written report
detailing the methods and techniques employed for complying with all required environmental
mitigation measures as adopted herein.
85. In order to be consistent with the requirements of the Orcutt Area Specific Plan and County
Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and
protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo
County Airport via an avigation easement document prior to the recordation of the final map.
86. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants
(whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or
PH2-84
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overflight impacts associated with airport operations prior to entering any contractual obligation to
purchase, lease, rent, or otherwise occupy any property or properties within the airport area.
87. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to
the satisfaction of the City and San Luis Obispo Garbage Company. Proposed refuse storage area(s) and
on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries
and/or easements shall be considered in the final design. Any common storage areas shall be maintained
by the HOA and shall be included in the CCR’s or other property maintenance agreement accordingly.
The solid waste solutions shall be shown and noted on the submittal(s) for Architectural Review
Commission (ARC) approvals.
88. Prior to the issuance of building permits for residential units, the Architectural Review Commission
shall review the residential building program, including building and landscape improvements, and provide
comments and recommendations to the Community development Director. Final architectural design
approval authority shall be vested in the Community Development Director. Director decisions may be
appealed pursuant to standard city policies.
89. Prior to the recording of any phase of the final map, the applicant shall enter into an Affordable Housing
Agreement with the City Council that details the timing of construction of affordable units on-site,
proposed “transfers” of affordable units to another site, , and contains guarantees for failure to complete
any or all of the affordable housing units (such as collecting affordable housing in-lieu fees, cash
guarantees for the completion of the affordable units, providing a letter of credit, bond or other financial
guarantee to assure compliance).
90. The tentative tract map as presented includes an option to create a fifth (5th) homestead parcel for
Jones Ranch in the event that the “B” Street to (existing) Tiburon Way “preferred road alignment” is
completed. This alignment (off-site through the Imel property), is described in Attachment 10 which
identifies how the 5th parcel would be described and accessed with utilities and vehicles.
91. A construction phasing plan shall be submitted to the Community Development Director prior to the
issuance of the first building permit.
92. The subdivider shall develop a Construction Management Plan for review and approval by the Public
Works and Community Development Directors. The plan shall be submitted prior to the issuance of a
building permit for proposed project buildings and/or a phase of buildings. In addition, the contractor or
builder shall designate a person or persons to monitor the Construction Management Plan components and
provide their contact names and phone numbers. The Construction Management Plan shall include at least
the following items and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck trips and
deliveries to avoid peak traffic and pedestrian hours, detour signs if required, directional signs for
construction vehicles, and designated construction access routes.
b. Notification procedures for adjacent property owners and public safety personnel regarding when
major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for materials,
equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would minimize impacts on
vehicular and pedestrian traffic, circulation and safety, and noise impacts to surrounding neighbors.
PH2-85
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e. The applicant shall ensure that the construction contractor employs the following noise reducing
measures:
i. Standard construction activities shall be limited to between 7:00 a.m. and
7:00 p.m. Monday through Saturday.
ii. All equipment shall have sound-control devices no less effective than those provided by
the manufacturer. No equipment shall have un-muffled exhaust pipes; and
iii. Stationary noise sources shall be located as far from sensitive receptors as possible, and
they shall be muffled and enclosed within temporary sheds, or insulation barriers or other
measures shall be incorporated to the extent possible.
f. Temporary construction fences to contain debris and material and to secure the site. g. Provisions
for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage and debris
attributable to the trucks can be identified and corrected.
j. Designated location(s) for construction worker parking.
93. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and hold harmless
the City and/or its agents, officers and employees from any claim, action or proceeding against the City
and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this
subdivision, and all actions relating thereto, including but not limited to environmental review.
94. Conditions relating to phasing and timing of infrastructure are approved as contained herein, or as
approved by the Community Development and Public Works Directors during review of public
improvement plans and final maps.
95. Financing and “fair share” contribution plans may be submitted for City Council review with any final
map application. The City Council will have sole discretion as to any reimbursement and/or fee credit
programs implemented with said final maps.
Upon motion of , seconded by , and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of , 2015.
Mayor Jan Marx
ATTEST:
Anthony Mejia
City Clerk
PH2-86
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Resolution No. ______ (2015 Series) Jones Ranch VTM#3066
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APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
PH2-87
Righetti Ranch Vesting Tentative Tract Map Application
Project Description and Statements
I. Project Description
Ambient Communities is requesting the review and approval of a Vesting Tentative Tract Map for the Righetti Ranch property
within the Orcutt Area Specific Plan (OASP). The property and specific plan area were recently annexed into the City of San L uis
Obispo1. The OASP was approved on March 2, 20102. These actions allocated up to 313 residential homes on the Righetti
Ranch property3. In addition, land was designated for a community park, retention basin, open space areas, a conservation
easement and dedicated open space for the upper portion of Righetti Hill.
On July 25, 2013 an early version of the Righetti Ranch project was discussed in a pre-application meeting with the City of San
Luis Obispo Development Review staff. Because our proposed project would require adjusting the URL and moving zoning
designations from one area of the site to another, the planning staff recommended we proceed by processing the project
through an Initiation submittal so that these major decisions could be vetted by the Planning Commission and the City Council.
On October 10, 2013, an updated version of the project was submitted for initiation review and was
1 Orcutt Area annexed November 16,2011
2 Resolution No.10154 (2010 Series)
3 See Table A-2 of the Orcutt Area Specific Plan
Ambient Communities Central Coast Page 1
Attachment 2
PH2-88
Righetti Ranch Vesting Tentative Tract Map Application
presented to the Planning Commission on January 22, 2014 where the requested specific plan and general plan amendments
were approved with a 5-2 vote. The project was then heard at the March 4, 2014 City Council meeting where the Council voted 4-1
to approve initiation of the project4.
Based upon feedback from the Planning Commission and City Council, the site plan has been further refined by prioritizing
the following goals:
•Enhance the view corridors that run through the project leading up to the hilltop open space.
•Preserve the hilltop open space and minimize adjustment to the existing URL.
•Physically and visually tie the upper streets and walking trails to the hilltop open space.
To achieve these goals, we have widened and increased the number of view corridors running through the project. In addition, to
enhance the visual connection between the corridors and the hilltop, these corridors are designed to progressively widen as they
extend higher up the hillside. An example of these corridors is shown in figures 1 and 2. To preserve the hilltop open space and
minimize adjustment to the existing URL, we commissioned a sound study of the area near the railroad tracks running along the
western edge of the project. Based upon the results of that study, we have been able to shift the project closer to these tracks and
thus further down the hillside. Through this shifting of the development and reducing some of the lot sizes, we are able to propose
a URL adjustment along the western slopes of the hill that mitigates its impact by minimizing the amount of open space modified
and offering an equal exchange of R-1 land and open space. This is shown in figure 3. Additionally, the Righetti Ranch project,
with the proposed URL location, will provide more overall open space and park land than the OASP requires. Also, to connect the
hilltop open space to the upper streets and walking trails we have reduced the number of homes that back up to the hilltop open
space and widened the gaps between the homes at the view corridors. These widened corridors now allow for meandering walking
paths to connect the upper streets to the open space (figures 1 and 2)
The plan being proposed is to build 272 market rate single-family detached homes in the R-1 and R-2 zones, and 32 attached
inclusionary townhomes on the relocated R-3 zoned area. Righetti must provide 41 inclusionary units, but is proposing to add nine
inclusionary units to the requirement of the Jones property (see section VI below).
Righetti Ranch will create a community that successfully accomplishes the goals and objectives of the OASP. It will provide a new
community that brings needed housing to the Citywhile creating a community that is diverse and balanced with the natural setting.
The natural beauty will be maintained and protected alongside the new home sites. Righetti Ranch will provide a "balanced mix of
housing types including single-family and multi-family" and inclusionary housing5.
4 Resolution 10503 (2014 Series) "Authorizing initiation of specific plan amendments to the OASP for Righetti Ranch
Project including evaluation and further consideration of adjustment of the Urban Reserve Line."
5 See Orcutt Area Specific Plan Section 1.6,page 1-5
Ambient Communities Central Coast Page 2
Attachment 2
PH2-89
Righetti Ranch Vesting Tentative Tract Map Application
Figure 1, Photo simulation of the central view corridor from the lower "D-1" Street
Figure 2, Photo simulation of the central view corridor from the upper "D-2" Street
Righetti Hill remains the main natural feature of the project and is emphasized by the view corridors provided (as seen in the
photos above). Development is proposed on the lower and less steep portions of the hill6 so that the views of the hill are
protected. The community will feature walking trails and bicycle paths, a variety of parks and open space for the enjoyment of its
residents. The community protects and emphasizes creeks and riparian areas, wetlands and sensitive environmental features.
By
6 Hillside development lots will not exceed an average slope of 30% and are consistent with the OASP and Zoning Regulations
Ambient Communities Central Coast Page 3
Attachment 2
PH2-90
Righetti Ranch Vesting Tentative Tract Map Application
focusing the design on balancing and meeting all of the goals and objectives of the OASP, the Righetti Ranch project will provide
a livable, walkable, desirable community with a unique sense of place for all to enjoy7.
Figure 3: Equal exchange of open space and R-1 of Righetti Ranch Project adjusted URL
II.Specific Plan Amendment
The OASP provides detailed guidance to the development of the properties within its boundaries. As with many specific plans, it is
approved largely with a macro view as it does not have detailed engineering information at the time it is approved. Therefore as
more detail is revealed, it can be found that some changes are helpful or even necessary to fully realize the overall goals and
intent of the plan.
Ambient Communities is requesting that the OASP be amended for two main changes.First,the Righetti Ranch project proposes
to slightly modify the location of the URL in a manner that is consistent with the intent of the OASP and the protection and
conservation of the upper portion of Righetti Hill.Second,the project -is proposing to modify the location of some zoning to
improve land use compatibility.
•The measure of the consistency of the Righetti Ranch project and the proposed amendments are how it meets the
overall goals of the OASP.The overall goals of the OASP are:Develop a new residential neighborhood to meet the
City's housing need;
7 See OASP Section 1.6
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• Provide a variety of housing types and costs to meet the needs of renters and buyers with a variety of income levels,
including affordable housing for residents with low and very low income levels;
• Protect and enhance Righetti Hill, creek and wetland habitats, and visual resources in open space areas;
•Provide a variety of park and recreational facilities for residents of the Orcutt Area;
• Phase the proposed development so that public facilities for residents are developed concurrently with each
new phase in a rational and cost effective fashion;
• Encourage the use of bicycles and walking within the plan area by incorporating bicycle/pedestrian paths and lanes along
the roads and through the park and open space areas;
• Protect the new residents from railroad noise by including a buffer between the railroad and the new residential areas. The
buffer will include a regional detention system consisting of floodable terraces and will provide and will provide
recreational opportunities with a landscaped bicycle/pedestrian path system and to
• Identify a visual and noise setback for new residents on Orcutt Road and Tank Farm Road by incorporating a
landscape buffer with a pedestrian path along these road frontages;
•Provide goals and mitigation and related Environmental Impact Studies;
The Righetti Ranch project as proposed accomplishes all of the overall goals and intent of the OASP. The proposed specific plan
amendment helps to achieve these stated overall goals. Adjusting the URL allows for better placement of R-1 lots and for the lots
to fit the hillside contours and minimizing the grading. It also allows for R-1 lot variety and differentiation. The greatest challenge in
the goals of the OASP is the balance of providing an urban compact residential neighborhood with a diversity and variety of lots
and housing for all income levels. The hillside lots are a key component of providing that variety and diversity, and those lots are
accomplished with maintaining consistency with all policies of the OASP.
This allows the proposed project to best provide "varied lot sizes" and "avoid "repetitious design" while still incorporating R-1 lots
that the OASP allows to a reduced minimum of 4,500 square feet8. The OASP is clear that the highest limit of development is the
320-foot elevation on Righetti Hill while "most lots will range from 260 to 310 feet in elevation"9.
Clearly modification of the URL as proposed meets the overall intent of the OASP and all of the goals and policies. It is also
consistent with the approved initiation determination.
In addition, a specific plan amendment is necessary to accommodate the proposed rearranging of zoning (see Section III). The
overall zoning will remain the same, but the R-3 zone is proposed to be located next to the community park and where other
high density housing and commercial space is located on abutting OASP properties. This presents superior land use
compatibility and is consistent with the goals and objectives of the specific plan.
8 OASP Policy 3.2.5
9 See Low Density Residential (R-1-SP) description on page 3-2 of the OASP; also Policy 2.2.9and Section 3.2.3 on page 3-2
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Righetti Ranch Vesting Tentative Tract Map Application
The proposed specific plan amendment is consistent with the OASP. The OASP is "designed to meet the goals established by the
City's General Plan" and the OASP "is consistent with and serves as an extension of the City's General Plan10. The OASP will take
precedence over the more general policies and standards during the review of public and private development projects within the
Specific Plan Area11. Therefore the requested amendment is consistent with the City's General Plan if it is consistent with the
OASP.
III.Statement of Existing and Proposed Land Use
The Righetti property is a mix of residential zoning and open space established by the approval of the OASP and annexation of
the property into the City of San Luis Obispo. The currently established zoning includes the open space zone covering Righett i Hill,
the public facility zone where a regional park and retention basin were planned, then a mix of R-1 and R-2 Residential in the
northwest part of the property. Currently located near the railroad tracks and Tank Farm Road is a portion of the property zoned R-
3.
The proposed Ambient Communities Vesting Tentative Tract Map will maintain the same mix of zoning as allocated in the OASP.
However it is proposed that the R-3 zone be relocated to the north, next to the regional park area and the existing R-2 area there
be "swapped" to the area presently zoned R-3.
This will better allow the large pad required of the R-3 multi-family units be located where topography is more level. It will also
place the R-3 zone near the park, other higher-density and commercial development which creates better overall compatibility and
is a more appropriate land use pattern.
The land use patterns, densities and allocations will remain largely the same as existing. There will be a slight reorganizat ion of
land uses that we feel present better overall compatibility and better balance the overall goals and objectives of the OASP.
IV.Statement of Proposed Landscape Improvements
The project is designed to meet the intent of the OASP and City standards. The project includes ample open space and an
extensive public trail system. The project contains a wide range of housing opportunities, along with multiple public parks. The
character of the project is intended to mimic the natural ranch setting as well as the architectural style, utilize native and drought-
tolerant vegetation, and reduce impacts to the surrounding environment where possible.
A.RESIDENTIAL LOTS
Low Density Residential (R-1)
Front yard landscaping will primarily consist of drought-tolerant trees and shrubs, with a maximum of 10% of
the lot containing turf.
10 Orcutt Area Specific Plan Section 1.2,page 1-1
11 Ibid
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Righetti Ranch Vesting Tentative Tract Map Application
Medium Density Residential (R-2)
Front yard landscaping will primarily consist of drought-tolerant trees and shrubs, with a maximum of 10% of
the lot containing turf.
Medium-High Density Residential (R-3)
Landscaping will primarily consist of drought-tolerant trees and shrubs, with small consolidated turf areas provided for
residents to use.
B.OPEN SPACE
i.Neighborhood Park
The neighborhood park is located east of "B"Street and is approximately 10.2 acres in size.The park will include off-street
parking,and also parking along "B"Street.Lighting is only proposed within the neighborhood park at the parking lot and
restroom building.The neighborhood park consists of both passive and active areas for recreation and play,and as proposed
includes the following amenities:
• Soccer (U8): Three fields are proposed, and it is envisioned that these grass fields could be used for other activities when
not scheduled for soccer. Two of the fields are located adjacent to each other and can be combined into one large field
if needed.
• Soccer (Junior High): One field is proposed, and it is envisioned that this grass field could be used for other activities when
not scheduled for soccer. Berms are proposed on north and south sides of the field for seating.
•Volleyball:Two sand courts are proposed.
•Tennis:Four hard surface courts are proposed.
•Basketball (High School):Three hard courts are proposed.
• Playground: Two playgrounds are proposed. Each playground will include resilient surfacing, benches and picnic areas.
• Group Picnic Areas: Two group picnic areas are proposed. Amenities will likely include barbeques, picnic
tables, trash and recycling receptacles, and a shade structure.
• Individual Picnic Areas: Approximately eight individual picnic areas are proposed. Each will include picnic tables, trash
and recycling receptacles.
• Public Restrooms: One centrally located restroom building will be provided. The restroom will provide drinking fountain(s),
trash and recycling receptacles, and decorative paving. The restroom building will also include park maintenance
storage and security lighting.
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Righetti Ranch Vesting Tentative Tract Map Application
• Trails: A Class I bike trail will be provided within the Neighborhood Park. The trail will also include interpretive and
directional signage, and bike parking areas. Additionally pedestrian pathways will be provided, and they will be 5
feet wide and constructed of either concrete or decomposed granite. Benches will be provided in strategic locations
along the trails, and four bridges are proposed within the park.
• Trailhead: The trailhead proposed at the park will consist of directional kiosk, benches, trash and recycling receptacles, bike
parking and decorative paving. Low seat walls are proposed around the trailhead to allow for additional flexible seating.
• Parking Lot: Parking lot will be constructed of either asphalt or decomposed granite paving, and it will contain lighting f or
security.
• Entry from "A"Street: An entry area is proposed from "A"Street and it will consist of an overhead pergola, fountain and/or
public art, decorative paving, accent landscaping, and park signage. The entry area is proposed to bulb out into "B"
Street to maximize the visibility of the entry, and create a focal point.
Landscaping will primarily consist of drought-tolerant trees and shrubs, with field turf areas provided for recreational uses.
Landscaping along riparian buffer areas will consist of native riparian and drought-tolerant plants.
ii. Pocket Parks
Approximately five pocket parks are proposed within the project, and they range from approximately 0.2 to 1.8 acres in size. The
pocket parks will include pedestrian trails and individual picnic areas. Some of the pocket parks will contain Class I trail
connections. Lighting is not proposed within the pocket parks.
•Class I Trail:Class I bike trails will be cross through several of the Pocket Parks.
• Pedestrian Paths: Pedestrian pathways will be provided, and they will be 5 feet wide and will likely be constructed of
decomposed granite or concrete. Benches will be provided in strategic locations.
• Individual Picnic Areas: Picnic areas will be provided where feasible, and most parks will contain one location. Picnic areas
will include accessible paving, picnic table(s), and trash and recycling receptacles.
Landscaping will primarily consist of drought-tolerant trees and shrubs, and include centrally located turf areas for passive use.
Landscaping along riparian buffer areas will consist of native riparian and drought-tolerant plants.
Ambient Communities Central Coast Page 8
Attachment 2
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Righetti Ranch Vesting Tentative Tract Map Application
iii.Linear Park/Central Detention Basin
The linear park is located west of "C" Street, and is approximately 3.4 acres in size. The park will contain the central detention
basin along the western portion of the park, and a Class I trail on the east. The linear park is adjacent to a Pocket Park which will
allow for a seamless integration of additional amenities. Lighting is not proposed within the linear park.
• Class I Trail: The Class I bike trail route will continue through the linear park. The trail will include strategically placed
interpretive and directional signage as deemed appropriate. The Class I trail is proposed to connect over the railroad
with a bridge connector to link the project with other surrounding neighborhoods.
Landscaping will primarily consist of drought-tolerant trees and shrubs. Landscape within the basin will likely be installed by
means of a combination of hydroseed and containerized plant material. Landscaping along riparian buffer areas will consist of
native riparian and drought-tolerant plants.
iv.Scenic Buffer
The Scenic Buffer is located east of "D" Street at the project entry off Tank Farm Road, and it is approximately 2.1 acres in size.
The scenic buffer will not include any amenities other than landscaping. Landscaping will primarily consist of drought-tolerant
trees and shrubs, and tall vegetation will be carefully located to not impede views.
C. ROADWAYS
i.Arterial Roads
Orcutt Road improvements will be located within a 20-foot setback, and will include a 5-foot-wide meandering concrete sidewalk
with landscaping and Class II bike lanes. Landscaping will primarily consist of drought-tolerant trees and shrubs. Landscaping at
the existing culvert/ creek crossing will minimize impacts to wetland areas and consist of existing and proposed native riparian
and drought-tolerant plants.
Tank Farm Road improvements will be located within a 20-foot setback, and will include a 5-foot-wide meandering concrete
sidewalk with landscaping and Class II bike lanes. Landscaping will primarily consist of drought-tolerant trees and shrubs. A bus
stop is proposed on Tank Farm Road near the project entrance.
ii.Collector Streets
Collector streets "B", "C", and "D" will generally include drought-tolerant landscaping throughout.
Street trees will be selected based on their performance in street settings and cross referenced with City's approved list and the
OASP. It is anticipated that the project will utilize reclaimed water for irrigating collector streets, and that parkways will include bio-
filtration areas to treat storm water.
Ambient Communities Central Coast Page 9
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Righetti Ranch Vesting Tentative Tract Map Application
• "B" street improvements will include a detached sidewalk with landscaping, and decorative crosswalks with textured paving
connecting the park to "A" Street. A portion of "B" Street will include Class II Bike lanes that converge into a Class I trail
at the neighborhood park. "B" Street also includes angled off-street parking, street trees, and an entry feature with
accent planting at the neighborhood park.
• "C" street improvements will include detached sidewalks and landscaped parkways. A bus stop is proposed along "C" street
and a Class I trail and park will be located adjacent to south side of the roadway.
•"D"street improvements will include detached sidewalks,landscaped parkways and medians.Class II bike lanes are
proposed on the roadway and they will connect to Class I trail system at adjacent parks and proposed bike lanes on
Tank Farm Road.
iii.Local Residential Streets
Local Streets "C-1" to "C-3", "D-1" to "D-4", "E" and "E-1" to "E-2" improvements will include bulb-out planters that include bio-
filtration areas to treat storm water. "E" and "E-1" to "E-2" will include detached sidewalks with landscaped parkways on one
side of the street. Street trees will also be provided on private and open space lots to create a consistent tree planting pattern
along the local street system. Street trees will be selected based on their performance in street settings and cross referenced
with City's approved list and the OASP. Class II bike lanes are proposed on "E" street that tie into the Class I trail system and
connect to proposed bike lanes on Orcutt Road.
V. Exceptions from Design Standards
A. BUILDING HEIGHT 25 FEET IN R-1 ZONE:
The code allows discretion to the director to exceed the 25-foot building height in the R-1 zone. The code also defines "existing
topography" to be design grade in a subdivision. This application is requesting an adjustment for reduced minimum R-1 lots that
the OASP encourages, meeting the typical R-2 lot size (up to 5,000 s.f.) to apply the R-2 development standards including
building height and lot coverage (see next request) which is established predicated upon lot size rather than zoning. There are
several mechanisms to support applying R-2 design standards to R-1 lots of 5,000 s.f. or less and for or supporting a height
exception.
i. Zoning Regulations -Low Density Regulations (R-1) Zone -17.24.020 -Maximum Height: 25 Feet; Up to 35 feet if the
Director approves an administrative use permit.
ii.17.16.040 Height -Height measurements shall be based on existing topography of the site.
iii. 17.100 E Definitions -Existing Topography: "Existing topography" means the natural unaltered topography or the
topography resulting from grading activity legally permitted in conjunction
Ambient Communities Central Coast Page 10
Attachment 2
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Righetti Ranch Vesting Tentative Tract Map Application
with subdivision improvements, right-of-way improvements, or previous on-site building improvements.
B. LOT COVERAGE:
R-1 zoned lots have a maximum 40% lot coverage12. R-2 zoned lots are allowed 50% lot coverage13. This application is requesting
an adjustment to allow R-2 lot coverage (development standards) for R-1 lots of 5,000 s.f. or less.
i.Lot Size (Area):
The OASP limits R-2 lots to a maximum of 5,000 s.f.14 This application is requesting that some R-2 lots in the Righetti Ranch
project which will slightly exceed 5,000 s.f. due to irregular or pie shapes driven by physical design constraints and location on
corners or cul-de-sacs remain designated as R-2. These lots will remain otherwise consistent with R-2 design and will feature
homes consistent with the other R-2 lots in the Righetti Ranch tract.
ii.Street Sections:
Changes have been made to OASP street widths, street parking has been modified from the OASP in some locations, and the
tentative map will propose some private streets. All of these changes are encouraged by OASP Policy 5.6.15 In addition, the Water
Quality Control Board Post-Construction Requirements notes, "construct streets, sidewalks, or parking lot aisles to the minimum
widths necessary, provided that public safety or mobility are not compromised."
VI.Low Impact Development
As a residential tentative subdivision map with five (5) or more units, the project is classified as a Tier 3 Low Impact Development
project. This requires at least two (2) LID measures that retain or reduce runoff. The following LID measures will be implemented:
•Bio-filtration systems (bio-retention with underdrains due to underlying impervious rock)
•Down-spout disconnect
• Reduce roadway surface -lane and sidewalk widths minimized, parking lanes removed in places, sidewalks
removed in some private streets
• Storm water ponds (vegetated detention ponds)
12 OASP Table 3.1:residential Development Standards
13 Ibid
14 Ibid
15 Please see OASP Policy 5.6 on page 5-16 which encourages varied street widths for increased density and design flexibility
Ambient Communities Central Coast Page 11
Attachment 2
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Righetti Ranch Vesting Tentative Tract Map Application
VII.Inclusionary Housing
The Righetti Ranch vesting tentative tract map proposes 272 market rate homes. The OASP Policy 3.3.2 stipulates that 15% of the
market rate units must be affordable -5% low income and 10% moderate income rated homes. As a part of this Vesting Tentative
Tract Map, Ambient Communities is proposing 41 affordable homes which equate to 15% of the 272 market rate homes. It is
therefore proposed that this project will provide 14 low-income homes. Additionally, there will be 27 moderate-income level homes
16.
It is proposed that nine of the 14 low-income units be coordinated with the Jones property as allowed by OASP Policy 3.3.317
Thus, nine units will be located on the Jones property. The other five low-income rated dwelling units will be on the Righetti Ranch
map in the R-3 zoned area which will also locate the 27 moderate-income units for a total of 32 affordable R-3 zoned units on the
Righetti Ranch property. Please see the included Affordable Housing Exhibits.
VIII.Architecture Review
This application does not include an application or request for architecture review. City subdivision regulations indicate that a
Vesting Tentative Tract Map within a specific plan is exempt from the requirement for architecture review18. The intention of
this application is to comply with the OASP design guidelines.
IX.Consistent with Current Zoning
This request for a Vesting Tentative Tract Map includes an application for a Specific Plan amendment and General Plan
amendment for the purpose of a zone change described in section II. The zone change request is more of a reconfiguration of
existing zoning for better land use compatibility and placement than a rezone from one zone to a an entirely different zone.
General conformance with the existing zoning of the OASP remains with the proposed map application.
X.Status of Approvals from other Agencies
Applications to the Army Corps of Engineers and the Department of Fish and Wildlife have been submitted. We can
provide those at your request if needed prior to the CEQA review process.
16 City of San Luis Obispo Affordable Housing Standards 2013
17 Policy 3.3.3: To promote reasonable efficiency a project developer may coordinate with another Orcutt Area property owner or
developer to provide the required affordable dwelling units when the units proposed are less than 10.
18 Subdivision Regulations Section 16.12.020(B)(1);Page 32 of City of SLO Subdivision Regulations
Ambient Communities Central Coast Page 12
Attachment 2
PH2-99
Project Description and Statements
Jones Parcel
DEDICATION"ASREQUIRED
NEIGHBORHOOD PARK v-ETU-.-MIHGATIQN AREA4.2.4
uoaiiE
Orcutt Area Specific Plan
I. Project Description
Ambient Communities is requesting the review and approval of a Vesting Tentative Tract Map for the development of
the "Jones Ranch" property within the Orcutt Area Specific Plan (OASP). The property and specific plan area were
recently annexed into the City of San Luis Obispo.1 The OASP was approved on March 2, 2010.2 These actions
allocated an estimated 56 residential homes on the Jones Ranch property (10 -11 R-1 units and 44 -45 R-2 units)3 ,
although this estimate does not include the mixed use residential units allocated to the property.
The Jones Ranch property is 11.56 acres of gently sloping land bisected by Barrandca Creek. The proposed plan is
to build nine (9) market rate single-family detached homes (Jones Family has 2 existing residences, lots 1 and 2, and
will build two more, lots 3 and 4 to be retained as homestead lots) on the R-1 zoned portion of the property.
In the R-2 zoned area of the property, which will include the "R-1 Island" presently shown on OASP maps (as R1)
that is a part of a zone change requested in the Righetti Ranch General Plan Amendment/Specific Plan amendment
application, Jones Ranch proposes 43 medium density residences in an attached home configuration. Jones Ranch
will provide its required inclusionary housing units, and is proposing to provide an additional nine inclusionary units to
meet the requirement of the Righetti Ranch property
1 Orcutt Area annexed November 16,2011
2 Resolution No.10154 (2010 Series)
3 See Table A-2 of the Orcutt Area Specific Plan
Attachment 2
PH2-100
(see section VI below) to fulfill a shared arrangement for affordable units with Righetti Ranch. In all, the Jones Ranch
project proposes 13 R-1 lots, 9 to be for sale market rate homes and 4 homestead lots, 43 attached homes in the R-
2 area, and 9 mixed use apartments/condominiums on top of approximately 15,000 square feet of commercial
space. This amounts to 65 total units, 61 total for sale units of which there are 44 market rate units and 17 affordable
units. The Jones Ranch property will be constructed in a single phase with phase 1 of the Righetti Ranch project
where utilities, access and necessary infrastructure will be coordinated with the Righetti Ranch as if the
developments are a single project. Righetti Ranch and Jones Ranch will share the same CC&R's and master HOA.
The HOA will maintain the project stormwater features and common space among other things as detailed in the
CC&R's.
Jones Ranch as designed has four separate land use designations. There are 2.96 acres zoned R-1, 3.66 acres
zoned R-2 and 1.33 acres zoned CCMU (community commercial mixed use). There are 2.03 acres zoned
conservation open space. the R-1 area will have a density of 4.4 units per acre which is well within the limits for R-1.
The R-2 area density is calculated as 11.7 units per acre where 12 units per acre is the maximum.4
The Jones Ranch property main natural feature is Barrandca Creek which traverses the property and has a fork on
the north side creating two creek areas that run across the property and merge into one creek.These areas are
maintained as open space and are protected and valued property features.Appropriate creek setbacks and open
space treatment is provided in the site design.5
The R-1 portion of the property is uniquely designed in a courtyard arrangement of two groupings of single family
homes. One grouping is a cluster of 5 homes around a shared access courtyard and the other a cluster of 4 homes
around a shared access courtyard. Each cluster will be accessed from "B" Street. This design differentiation
provides a different and unique product that is an efficient use of the limited R-1 space and is encouraged by the
OASP.6
Attached housing product like duplexes and triplexes are highly encouraged in the R-2 zone by the OASP.7 The
Jones Ranch project will make extensive use of this design in the R-2 zoned portion of the property and make
efficient use of limited space. The project as proposed will provide 43 attached units in a mix of eight (8) duplex and
nine (9) triplex buildings. The duplex buildings will provide two three-bedroom units, each two stories. The triplex
buildings will provide two three-bedroom units, each two stories, with the additional two bedroom unit designed as a
single level second floor unit above the garages.
Each two-bedroom unit has an associated one car garage and each three-bedroom unit has an associated two car
garage. The Garages will provide a combined 74 parking spaces. Additionally there are 38 additional surface
parking spaces proposed in the R-2 area. The mixed use area will add 58
4 City of San Luis Obispo Zoning Regulations 17.16.010(2)(a)and Table 3.1
5 See OASP Figure 2.1 and policy 2.2.1 and policy 2.2.2 and program 2.2.2C et al
6 See OASP Goal 3.1a and policy 3.2.5 et al.
7 OASP Policy 3.2.9
Attachment 2
PH2-101
parking spaces including 4 disabled access spaces. The mixed use area incorporates a mixed use parking reduction
of 25%.8
Each unit of the attached product will have 250 square feet of private open space as required by the City's
subdivision standards. Additionally, the R-2 zone will provide a central common open space area as well as a
pocket park area which will provide well over 6,450 square feet of common area open space or a minimum of 150
square feet of common open space per unit.9
The last portion of the Jones Ranch property is the approximately 1.3 acre strip of land zoned Community
Commercial Mixed Use. Jones Ranch is proposing to add approximately 15,000 square feet of commercial space to
provide a mix of retail, personal service and office space uses.10 The commercial center provides a plaza area along
A street and at the intersection of A and B Streets and will provide affordable residential above the ground floor
commercial space.11
Jones Ranch will create a community that successfully accomplishes the goals and objectives of the OASP. It will
provide a new community that brings needed housing to the City while creating a community that is diverse and
balanced with the natural setting. The natural beauty will be maintained and protected alongside the new home
sites. Jones Ranch will provide a "balanced mix of housing types including single-family and multi-family" and
inclusionary housing12.
The community will feature walking trails and bicycle paths, a variety of park-like space and open space for the
enjoyment of its residents. The community protects and emphasizes creeks and riparian areas, wetlands and
sensitive environmental features. By focusing the design on balancing and meeting all of the goals and objectives of
the OASP, the Jones Ranch project will provide a livable, walkable, desirable community with a unique sense of
place for all to enjoy13.
II. Statement of Existing and Proposed Land Use
The Jones property is a mix of residential zoning, mixed use zoning and open space established by the approval of
the OASP and annexation of the property into the City of San Luis Obispo. The zoning currently established
includes the open space zone covering riparian areas including creek setbacks, R-1 low density zoning on the
eastern half of the property, R-2 medium density zoning on the central portion of the property and mixed
use/community commercial zoning on the western eighth of the property.
The proposed Ambient Communities Vesting Tentative Tract Map for Jones Ranch will maintain largely the same
zoning as indicated in the OASP with one small modification. There is an area on the northeast
8 City of San Luis Obispo Zoning regulations 17.16.060(C)
9 City of San Luis Obispo Subdivision Regulations 16.17.030(B)
10 OASP section 3.2.2
11 OASP Policy 3.2.16a,b and c
12 See Orcutt Area Specific Plan Section 1.6,page 1-5
13 See OASP Section 1.6
Attachment 2
PH2-102
portion of the Jones Ranch property within the fork of the creek that is zoned R-1 in the OASP. This 14,800 square
foot area situated between the open space creek areas presents significant constraints that make R-1 development
there a challenge. Therefore it is proposed in a previous (Righetti Ranch) application that this R-1 "island" be
rezoned to R-2 which is a more suitable zone that will lessen the development impacts and create better land use
compatibility with the neighboring Taylor property to the north. This map proposal assumes that zone change for
design purposes.
III. Statement of Proposed Landscape Improvements
The project is designed to meet the intent of the Orcutt Area Specific Plan and City of San Luis Obispo standards.
The project includes ample open space and a public trail system. The project contains a range of housing and
commercial opportunities, along with a central common open space. The character of the project is intended to
mimic the natural ranch and adjacent creek setting, utilize native and drought -tolerant vegetation, and reduce
impacts to the surrounding environment where possible.
RESIDENTIAL & COMMERICAL AREAS
A schematic Planting Plan has been developed to demonstrate a recommended landscape palette and design
intent, but is not intended to be an inclusive plant list. Landscaping will primarily consist of drought -tolerant trees
and shrubs, with riparian species used along the existing creek corridor and within bio-infiltration areas. Turf will be
only used in the common open space area for recreational purposes. The design principles for the Jones Property
landscaping includes the following:
Shrubs
• Planting will be located with low groundcover and shrubs in the foreground and layered with higher plants
behind. Blank walls will utilize taller vegetation to soften expanses, and low planting will be placed along
entries, walkways and driveways. Shrubs will be located to maintain views out of windows.
• Sun and shade preferences will be considered for planting under trees and along building foundations.
• Plants will be placed based on their ultimate width at maturity, and shrubs planted under tree canopies will not
grow more that 0.75% of the canopy height.
• Bio-infiltration areas are proposed between the commercial buildings and parking lot. These areas will treat
storm water, and shrubs will consist of riparian species that can tolerate periodic flows and standing water.
• Shrub areas adjacent to riparian corridors will transition into each other, and not have abrupt edges
designating the zones.
Attachment 2
PH2-103
Trees
• Trees with low root damage potential will be used when planted within 5' of hardscape elements.
• Trees will be placed so that canopies do not extend into buildings or other trees to alleviate the need for
future pruning.
•Trees should be utilized to provide shading of buildings and parking areas whenever feasible.
• Bio-infiltration areas are proposed between the commercial buildings and parking lot. These areas will treat
storm water, and trees will consist of riparian species that can tolerate periodic flows and standing water.
OPEN SPACE & TRAILS
A centrally located common open space is proposed within the project, and it is approximately 0.25 acres in size.
The open space will include pedestrian trails and individual picnic areas. Lighting will be limited to primary
pedestrian walkways and parking areas as needed for security. Please see Righetti Ranch "Trails and Public
Access" sheet L-4.
• Pedestrian Paths: Pedestrian pathways will be provided, and they will be 5 feet wide and will likely be
constructed of decomposed granite or concrete. Gazebos with benches will be provided along the path
system in strategic locations to provide viewing of open space areas.
• Bicycle Paths: 8-foot bike path with 2-foot shoulders along creek will provide a bicycle staging area and
provide connectivity to other bike paths and streets and the community park.
• Individual Picnic Areas: Two picnic areas will be provided within the central common open space and they
will include accessible paving, picnic table, and trash and recycling receptacles.
IV.Exceptions from Design Standards
The presence of Barrandca Creek and the fork of the creek and the associated creek setbacks and open space
requirements create difficulty in the design and configuration of lots and the subdivision of the land. The creek
meanders and the setbacks are therefore highly irregular and meandering. This presents many challenges and
limitations for lot design and site planning. This is a primary design constraint that requires a variety of exceptions
and adjustment requests.
A. BUILDING HEIGHT 25 FEET IN R-1 ZONE:
Building heights in the R-1 zone on the Jones Ranch tract map will exceed 25 feet from existing grade. City
ordinance requires height to be measured from the "existing topography" of the site14. The City
14 City of San Luis Obispo Zoning Ordinance Section 17.16.040
Attachment 2
PH2-104
Zoning Ordinance defines "existing topography" to be "the topography resulting from grading activity legally
permitted in conjunction with subdivision improvements..." which is design grade in a subdivision 15.
Additionally, the code allows discretion to the director to allow a house in the R-1 zone to exceed the 25-foot building
height limit16. The building heights in the R-1 will exceed 25 feet so this application will request an adjustment for
Houses in the R-1 zone that exceed the 25-feet height limit. The structures will be less than 30 feet in height.
B. LOT COVERAGE:
R-1 zoned lots have a maximum 40% lot coverage17. R-2 zoned lots are allowed 50% lot coverage18. This
application is requesting an adjustment to allow R-2 (development standards) for R-1 lots of 5,000 s.f. or less.
i. Lot Size (Area):
There are 4 R-1 lots being retained by the Jones family as homestead lots. The OASP table 3.1 limits R-1 lots to a
maximum of 15,000 square feet. The four Jones homestead lots will exceed the maximum OASP lot size and remain
more consistent with lots that predate the OASP.
C. STREET SECTION:
One of the ways we are able to respond to the new requirements for storm water and low impact development is to
reduce impervious surfaces. Travel lanes for local streets (Sponza Drive) have been reduced to 10' width, the
minimum needed for fire access. Parking provided meets the minimum requirements only. Sidewalks have been
eliminated wherever possible along private streets, while still providing access. Bulb outs are provided to reduce
impervious surface of streets and provide stormwater treatment. All of these changes are encouraged by OASP
Policy 5.6.[7]In addition, the Water Quality Control Board Post-Construction Requirements notes, "construct streets,
sidewalks, or parking lot aisles to the minimum widths necessary, provided that public safety or mobility are not
compromised."
"B" Street Section:
Figure 5.1, Program 5.2.3.a, and Figure 5.7 -The OASP provides conflicting information regarding the B Street
section from the neighborhood park to Orcutt Road. The text calls for separated sidewalk and
15 City of san Luis Obispo Zoning Ordinance Section 17.100(E)Definitions -"Existing Topography"
16 City of San Luis Obispo Zoning Ordinance Section 17.24.020(C)
17 OASP Table 3.1:residential Development Standards
18 Ibid
171 Please see OASP Policy 5.6 on page 5-16 which encourages varied street widths for increased density and design flexibility
Attachment 2
PH2-105
street parking adding up to a 68' right-of-way section, while the maps and current City zoning GIS indicates a
narrowing of the right-of-way beyond the neighborhood park to a width of 44'. The project proposes a 48' section
between the Neighborhood Park and Orcutt Road which does not include parking, but does include bike lanes and
attached sidewalks.
D.SETBACKS:
Lot 7 in the R-1 courtyard residences is up against the creek setback. In order to accommodate the lot and the
setback, the rear yard of lot 7 is reduced to 14 feet at the closest point to the creek setback. Therefore an exception
for rear yard setback of less than 20 feet is requested. See attached lot 7 exception exhibit.
The "island" area between the fork in Barrandca Creek is constrained by the two creek areas and associated 20 feet
setbacks. This creates physical constraints not typically experienced with other lots of the same zone, topography or
size. While we are able to fit the buildings, a very short bend in the driveway access on lot 28 and lot 23 encroaches
into the 20 foot creek setback. No part of the structure encroaches, only a small portion of the driveway. Therefore it
is requested that an exception be granted to allow an approximate four (4) feet encroachment into the creek setback
for the very short portion of the driveway to properly access the residence (see Lot 23 and Lot 28 exhibit included).
The OASP attempts to accommodate the challenges the creeks can present in constraining development, for
example, by allowing R-1 lots to be enlarged where creeks are present19 and also allowing measures such as zero
lot lines20 and duplexes to help in more confined spaces and for more compact development. While not specific, the
intent of these policies is for the OASP to acknowledge some of the physical constraints and provide some flexibility
to work around them. We request some flexibility for this conflict.
Side yard setbacks for the two duplex units on lot 23 are reduced from 5 feet to 3 -4 feet for each unit (see Lot 23
and Lot 28 exhibit included). This is needed due to the site constraints of the creek fork and required creek setbacks
which confine the space. Additionally the OASP does encourage zero lot lines and duplex units21 which should allow
for side yard setback reduction.
E.Homestead Existing Conditions and Open Space
The Lot 1 homestead includes and existing home within ten (10) feet of the creek setback and several miscellaneous
structures within the creek setback and CDFW jurisdiction. These structures predate the approval of the OASP. It is
requested that the existing conditions present on Lot 1 remain as "grandfathered" uses. An easement or other
mechanism can be executed in order to restrict any future improvements within open space or other restricted areas
noted in the OASP.
19 OASP 3.2.5 "where creeks or other natural features constrain lot configurations there may be some larger R -1 lots"
20 OASP 3.2.8
21 OASP Policy 3.2.8 and Policy 3.2.9
Attachment 2
PH2-106
F. DRIVEWAY LENGTH
Due to the constraints of the creek, and limited R-1 space, we have used a courtyard style of lot layout for the R-1
residences. This design is an efficient use of space and is encouraged by the OASP22. However it does restrict
driveway length as the driveway is shared by all 4 or 5 homes in the cluster. Therefore the lengths of the individual
driveways are shortened. We request that an exception be granted to accommodate this design and the shortened,
varying lengths of the driveways in the R-1 lots listed in table 4.1.
TABLE 4.1 LOT EXCEPTIONS
Lot Height Lot Coverage Lot Size Exception Setback Exception Driveway
Number Exception
Requeste
d
Exception
Requested
Length
Exception
Lot 1 30 Feet No Yes over 15K sf
allowed by OASP
Section 3.2.5
Yes existing structures
Within the creek setback
No
Lot 2 30 Feet No Yes over 15K sf
(OASP 3.2.5)
No
Lot 3 30 Feet No Yes over 15K sf
(OASP 3.2.5)
No
Lot 4 30 Feet No Yes over 15K sf
(OASP 3.2.5)
No
Lot 5 30 Feet No No Yes
Lot 6 30 Feet No No Yes
Lot 7 30 Feet Yes: Only R1
Less than
5,000sf
No Rear Yard Exception to
14 feet (from 20)
Yes
Lot 8 30 Feet No No Yes
Lot 9 30 Feet No No Yes
Lot 10 30 feet No No Yes
Lot 11 30 feet No No Yes
Lot 12 30 Feet No No Yes
Lot 13 30 Feet No No Yes
Lot 23 No No No
Driveway encroaches
into creek setback.
Building Side Yard
Setback Encroachment
No
Lot 28 No No No Driveway encroaches
into creek setback
No
22 See OASP DG 2.2 on page 4-2
Attachment 2
PH2-107
V .Low Impact Development
As a residential tentative subdivision map with five (5) or more units, the project is classified as a Tier 3 Low Impact
Development project. This requires at least two (2) LID measures that retain or reduce runoff. The following LID
measures will be implemented:
•Bio-filtration systems (bio-retention with underdrains due to underlying impervious rock)
•Down-spout disconnect
•Storm water ponds (stormwater directed to off-site vegetated regional detention pond)
VI.Inclusionary Housing
The Jones Ranch vesting tentative tract map proposes 61 for sale units plus two existing homestead units and two
future homestead units the Jones family reserved for its use and enjoyment. Of those 61 units, 9 are low income
affordable units provided to complete the Righetti affordable requirement as positioned according to the
implementation of policy 3.3.3 which allows the cooperation of properties to share the affordable housing
responsibility. The 9 low income units will be located in the mixed use area above the commercial use on the
property. The Jones parcel affordable responsibility is 8 units, 5 moderate and 3 low income units, which is 15% of
53 units. The Jones Ranch project will provide 44 market rate units, not 53. We have added the 9 affordable units
from Righetti Ranch to the 44, making it 53, to properly account for the sharing of affordable responsibility between
Righetti Ranch and Jones Ranch. For the Jones calculation, we count the 9 units from Righetti as market rate units
for calculation purposes on Jones, though those units are sold at affordable rates in Jones Ranch. This will bring the
total affordable housing unit sales by Jones Ranch to 17 (9 from Righetti and 8 from Jones). Righetti Ranch is selling
32 of its 41 affordable units, the remaining 9 being added to the Jones Ranch project. The 8 units Jones Ranch is
responsible to provide as affordable will be located in the R-2 units as two bedroom homes there. The affordable
units will be built alongside market rate three bedroom units. The construction and treatment of the affordable units
will be the same as the market rate units in the R-2 attached housing product.
VII .Architecture Review
City subdivision regulations indicate that a Vesting Tentative Tract Map within a specific plan is exempt from the
requirement for architecture review23. The intention of this application is to comply with the OASP design guidelines.
However at the direction of the City Community Development Department, Ambient Communities is including a
Minor Architecture Review Application with the vesting tentative map application and is thus in process.
23 Subdivision Regulations Section 16.12.020(B)(1); Page 32 of City of SLO Subdivision Regulations
Attachment 2
PH2-108
VIII. Consistent with Current Zoning
This request for a Vesting Tentative Tract Map is in general conformance with the existing zoning of the OASP
remains with the proposed map application. There is no zone change request with this application (although there is
with the Righetti Ranch application which will affect the R-1 "island" on the Jones parcel). This request is consistent
with current and expected zoning of R-1, R-2 and Community Commercial Mixed Use.
IX. Status of Approvals from other Agencies
Applications to the Army Corps of Engineers and the Department of Fish and Wildlife have been submitted.
We can provide those at your request if needed prior to the CEQA review process.
Attachment 2
PH2-109
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 1 City of San Luis Obispo
City of San Luis Obispo
SUMMARY OF IMPACTS AND MITIGATION MEASURES
from ORCUTT AREA SPECIFIC PLAN FINAL EIR
For ER #3063 (Righetti Ranch) and ER#3066 (Jones Ranch)
SUMMARY OF IMPACTS AND MITIGATION MEASURES
The following adaptation of Table ES-1 from the original FEIR includes a brief reference to the
environmental issues and impacts applicable to the proposed Righetti Ranch and Jones Ranch
projects, identifies the 2010 adopted mitigation measures that are specifically applicable to the
proposed projects, identifies the monitoring responsibilities, and explains the resulting impacts
to occur after the mitigation measures are implemented.
The purpose of this summary is to point out those specific mitigation measures from the FEIR
that need to be applied to the proposed subdivision.
Table ES-1. Summary of Environmental Impacts,
Mitigation Measures, Monitoring and Residual Impacts
Specifically Applicable to Jones Ranch and Righetti Ranch
AIR QUALITY – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact AQ-1. Vehicular operations associated with development under the Specific Plan would result in the
emission of levels of air pollutants that would exceed recommended significance thresholds and are therefore
considered to have a Class II, significant but mitigable, impact.
Mitigation Measures.
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by
Title 24 requirements for all buildings within the Specific Plan Area. The following energy-conserving techniques
shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction of City Planning and
Building Department staff: increase walls and attic insulation beyond Title 24 requirements; orient buildings to
maximize natural heating and cooling; plant shade trees along southern exposures of buildings to reduce summer
cooling needs; use roof material with a solar reflectance value meeting the EPA/DOE Energy Star rating; build in
energy efficient appliances; use low energy street lighting and traffic signals; use energy efficient interior lighting;
use solar water heaters; and use double-paned windows.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be installed at
all bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at
least one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal
wiring/cabling that allows telecommuting, teleconferencing, and tele-learning to occur simultaneously in at least
three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by pathways to
encourage pedestrian and bicycle travel.
Monitoring.
Monitoring will include Building staff implementation at time of building construction (AQ-1a and AQ-1d) and
Engineering-Public Works staff at the time of tract improvement plans (AQ-1b, AQ-1c and AQ-1e).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
PH2-110
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 2 City of San Luis Obispo
AIR QUALITY – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact AQ-3. Development under the proposed Specific Plan has the potential to generate construction related
emissions as the site develops. Development under the Specific Plan would contribute to this condition. Therefore,
construction related emissions are considered to be Class II, significant but mitigable.
Mitigation Measures.
AQ-3(a) Application of CBACT. The following measures shall be implemented to reduce combustion
emissions from construction equipment where a project will have an area of disturbance greater than 1 acre.
Specific Plan applicants shall submit for review by the Community Development Department and APCD staff
a grading plan showing the area to be disturbed and a description of construction equipment that will be
used and pollution reduction measures that will be implemented. Upon confirmation by the Community
Development Department and APCD, appropriate CBACT features shall be applied. The application of
these features shall occur prior to Specific Plan construction.
Specific Plan applicants shall be required to ensure that all construction equipment and portable engines are
properly maintained and tuned according to manufacturer's specifications.
Specific Plan applicants shall be required to ensure that off-road and portable diesel powered equipment,
including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non-
taxed off-road diesel is acceptable).
Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two pieces of
equipment projected to generate the greatest emissions. Installations must be prepared according to
manufacturer's specifications.
AQ-3(b) Dust Control. The following measures shall be implemented to reduce PM10 emissions during all
Specific Plan construction:
Reduce the amount of the disturbed area where possible.
Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site.
Water shall be applied as soon as possible whenever wind speeds exceed 15 miles per hour. Reclaimed
(nonpotable) water should be used whenever possible.
All dirt-stock-pile areas shall be sprayed daily as needed.
Permanent dust control measures shall be identified in the approved Specific Plan revegetation and
landscape plans and implemented as soon as possible following completion of any soil disturbing activities.
Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading
shall be sown with a fast-germinating native grass seed and watered until vegetation is established.
All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders,
jute netting, or other methods approved in advance by the APCD.
All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In addition,
building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site.
All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least two feet
of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC
Section 23114.
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and
equipment leaving the site.
Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water
sweepers with reclaimed water shall be used where feasible.
AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil
stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust
generation. Trucks transporting material shall be tarped from the point of origin.
AQ-3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor or
8builder shall designate a person or persons to monitor the dust control program and to order increased watering
as necessary to prevent transport of dust off-site. Their duties shall include holiday and weekend periods when
work may not be in progress.
PH2-111
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 3 City of San Luis Obispo
Monitoring.
Monitoring will include Community Development Department staff consultation and implementation at time of
grading plan review at the tentative map stage (AQ-3a) and Engineering-Public Works staff at the time of tract
improvement plans review (AQ-3a, AQ-3b, AQ-3c and AQ-3d).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
BIOLOGICAL RESOURCES – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact B-4. Development under the proposed Specific Plan would affect riparian woodland and wetland habitat.
This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
B-4(c) Riparian/ Wetland Mitigation. If riparian and/or wetland habitat are proposed for removal pursuant to
development under the Specific Plan, such development shall apply for all applicable permits and submit a
Mitigation Plan for areas of disturbance to wetlands and/or riparian habitat. The plan shall be prepared by a
biologist familiar with restoration and mitigation techniques. Compensatory mitigation shall occur on -site using
regionally collected native plant material at a minimum ratio of 2:1 (habitat created to habitat impacted) in areas
shown on figure 4.4-2 as directed by a biologist. The resource agencies may require a higher mitigation ratio. If
the Orcutt Regional Basin is necessary as a mitigation site for waters of the U.S. and State it shall be designed as
directed by a biologist taking into consideration hydrology, soils, and erosion control and using the final mitigation
guidelines and monitoring requirements (U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be
setback out of the buffer area for riparian and wetland habitat.
Monitoring.
Monitoring will include Natural Resources Department staff consultation and implementation at time of review
and prior to approval of grading plan(s) and during tract construction (B-4c).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
Impact B-5. Development under the proposed Specific Plan could potentially impact special-status wildlife species
and their habitats within the Plan Area. This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
B-5(a) Bird Pre-Construction Survey. To avoid impacts to nesting special-status bird species and raptors
including the ground-nesting burrowing owl, all initial ground-disturbing activities and tree removal shall be limited
to the time period between September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre-construction survey for active nests within the limits of grading
shall be conducted by a qualified biologist at the site two weeks prior to any construction activities (for ground-
nesting burrowing owl survey see below). If active nests are located, all construction work must be conducted
outside a buffer zone of 200 feet to 500 feet from the nests as determined in consultation with the CDFG. No
direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site. A
qualified biologist shall confirm that breeding/nesting is completed and young have fledged the nest prior to the
start of construction.
B-5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City under the Specific Plan
a qualified biologist shall conduct surveys for burrowing owls during both the wintering and nesting seasons
(unless the species is detected on the first survey) in potentially suitable habitats prior to construction in
accordance with the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation (1995). Winter
surveys shall be conducted on the entire project site between December 1 and February 1, and the nesting
season survey shall be conducted between April 15 and July 15. If burrowing owls are detected within the
proposed disturbance area, CDFG shall be contacted immediately to develop and implement a mitigation plan to
protect owls and their nest sites.
B-5(c) Monarch Pre-Construction Survey. If initial ground-breaking is to occur between the months of
October and March a pre-construction survey for active monarch roost sites within the limits of grading shall be
conducted by a qualified biologist at the site two weeks prior to any construction activities. If active roost sites
are located no ground-disturbing activities shall occur within 50 feet of the perimeter of the habitat. Construction
shall not resume within the setback until a qualified biologist has determined that the monarch butterfly has
vacated the site.
PH2-112
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 4 City of San Luis Obispo
B-5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS habitat on Figure
4.4-2, current USFWS protocol level sampling surveys shall be conducted in all such areas. A report consistent
with current Federal, State, and local reporting guidelines shall be prepared to document the methods and
results of surveys. If VPFS are found, the report shall include a map that identifies the VPFS locations. Should
the presence of additional special-status wildlife species be determined including California linderiella, a map
identifying locations in which these species were found shall be prepared and included in the report.
B-5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are located onsite
pursuant to Mitigation Measure B-5(d), substantial setbacks from their identified habitat shall be implemented to
avoid take of a Federally listed species. If complete avoidance is not economically or technically feasible, then
Section 10 of the Federal Endangered Species Act (FESA) shall be used to authorize incidental take when no
other Federal agency such as the Corps is involved. This process includes development of a Habitat
Conservation Plan for protecting and enhancing the Federally listed species at a specific location in perpetuity.
Species take can also be authorized under Section 7 of the FESA if a Federal agency is involved in the project
(e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal funding) and agrees to be
the lead agency requesting Section 7 consultation. This consultation process takes at a minimum 135 days from
the official request by the Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource agencies. Suitable
replacement habitat shall be constructed either within the site boundaries or offsite. [OASP FEIR] Figure 4.4-2
identifies areas that could be appropriate for onsite VPFS mitigation. Figure 4.4-2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation sites into the development
plan. While the Orcutt Regional Basin included in the potential VPFS mitigation sites may need regular
maintenance and may be seasonally flooded, depressions could be created on the upper edges of the terrace in
such a manner that they are protected from flooding. VPFS mitigation areas shall be approved by a biologist
familiar with VPFS habitat “creation” techniques. Enhancement of the onsite seasonal freshwater wetland habitat
that is undisturbed by project activities may also be a part of the mitigation program. Alternatively, fairy shrimp
cysts could be collected during the dry season from the existing habitat and placed into storage. Topsoil could
also be removed and stored in conditions suitable to retain cysts. Wetland habitat could be enhanced/created in
the areas shown on Figure 4.4-2 by grading depressions in the landscape and “top dressing” the depressions
with the preserved topsoil. Preserved cysts would be added to the recreated wetlands in December or January,
after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental. VPFS habitat mitigation is
ambitious as it is costly, labor intensive, and difficult to ensure success. Habitat may be “created” only in an
existing vernal pool landscape that provides suitable soils and a number of other specific ecological factors
(USFWS, 2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits can be purchase by the
acre as suitable mitigation for VPFS. There is currently no known mitigation bank with VPFS habitat occurring
within San Luis Obispo County, however, mitigation banks may be available in the future.
Monitoring.
Monitoring will include Natural Resources Department staff consultation and implementation at time of review
and prior to approval of grading plan(s) and during tract construction (B-5a, B-5b, B-5c, B-5d and B-5e).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
DRAINAGE AND WATER QUALITY – CLASS II: SIGNIFICANT BUT MITIGATABLE
IMPACTS
Impact D-2. Increased runoff on-site could deteriorate on-site streambank conditions, leading to long-term erosion on-
site. Impacts are considered Class II, significant but mitigable.
Mitigation Measures.
D-2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or biotechnical (also
referred to as soil bioengineering) approaches to bank stabilization are preferred over structural approaches.
Bank stabilization design must be consistent with the SLO Creek Stream Management and Maintenance
Program Section 6. Streambank stabilization usually involves one or a combination of the following activities:
PH2-113
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 5 City of San Luis Obispo
Regrading and revegetating the streambanks to eliminate overhanging banks and create a more stable
slope;
Deflecting erosional water flow away from vulnerable sites;
Reducing the steepness of the channel bed through installation of grade stabilization structures;
Altering the geometry of the channel to influence flow velocities and sediment deposition;
Diverting a portion of the higher flow into a secondary or by-pass channel;
Armoring or protecting the bank to control erosion, particularly at the toe of slopes.
The bank stabilization design will:
Be stable over the long term;
Be the least environmentally damaging and the “softest” approach possible;
Not create upstream or downstream flooding or induce other local stream instabilities;
Minimize impacts to aquatic and riparian habitat.
D-2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek corridors. Section 11
guidelines of the SLO Creek Drainage Design Manual shall be followed for riparian areas that are modified, created
and/or managed for flood damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream channel modifications that
include shaping, widening, deepening, straightening, and armoring. Many channel management projects also
require building access roads for maintenance vehicles and other equipment. These construction activities can
cause a variety of impacts to existing sensitive riparian and aquatic habitat that, depending on the selected design
alternative, range from slight disturbances to complete removal of desirable woody vegetation and faunal
communities. In urban areas within the SLO creek watershed, riparian vegetation often provides the only remaining
natural habitat available for wildlife populations.
Impact D-5 During long-term operation of the proposed project, runoff from the site could affect the water quality in creeks
within the Specific Plan Area. Project development could result in an increase in non-point source (NPS) pollutants to
receiving waters. Impacts are considered Class II, significant but mitigable.
D-5(a) Biofilters. The applicant shall submit to the Director of Community Development for review and approval
a plan that incorporates grassed swales (biofilters) into the project drainage system where feasible for runoff
conveyance and filtering of pollutants.
D-5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the applicant shall be
encouraged to use pervious paving material to facilitate rainwater percolation. Parking lots and paved outdoor
storage areas shall, where feasible, use pervious paving to reduce surface water runoff and aid in groundwater
recharge.
Monitoring.
Monitoring will include Natural Resources Department staff consultation and implementation at time of
landscaping construction plan review and Engineering-Public Works staff at the time of tract construction (D-2a,
D-2c, D-5a and D-5c).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
NOISE – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact N-1. Construction under the Specific Plan would temporarily generate high noise levels on-site. Because
noise could exceed thresholds in the City General Plan Noise Element, impacts are considered Class II, significant
but mitigable.
Mitigation Measures.
N-1(a) Compliance with City Noise Ordinance.
Construction hours and noise levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter
9.12, Section 9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to, the
following:
Equipment Shielding. Stationary construction equipment that generates noise can be shielded with a
barrier.
PH2-114
Source: Orcutt Area Specific Plan Final EIR (2010) Attachment 3
Excerpts Applicable to Righetti Ranch (VTM#3063) and Jones Ranch (VTM#3066) ER# 3063 / ER#3066
March, 2015 OASP FEIR - 6 City of San Luis Obispo
Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped with
factory-recommended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run air compressors and similar
power tools.
Sound Blankets. The use of sound blankets on noise generating equipment.
Monitoring.
Monitoring will include Engineering-Public Works staff implementation prior to approval of tract improvement
plans, and at the time of tract construction (N-1a).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
PUBLIC SAFETY – CLASS II: SIGNIFICANT BUT MITIGATABLE IMPACTS
Impact S-2. Development under the Orcutt Area Specific Plan would increase activity levels in the vicinity of the San
Luis Obispo Airport Planning Area. This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
S-2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants, Codes, and Restrictions
(CC&R’s) that disclose to potential buyers or leasers that aircraft over-flights occur, and that such flights may result in
safety hazard impacts should an aircraft accident occur. In addition, prior to recordation of final map, avigation
easements shall be recorded over the entire project site for the benefit of the SLO County Regional Airport.
Monitoring.
Monitoring will include Community Development, City Attorney and Engineering staff prior to recordation of a
final tract map (S-2b).
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
Impact S-4. Suspect recognized environmental conditions that may pose a risk to human health and safety have
been observed on portions of the Orcutt Area. This is considered a Class II, significant but mitigable impact.
Mitigation Measures.
S-4(d) 55-Gallon Drums. Prior to development on the property where 55-Gallon drums were identified as
shown in Figure 4.9-1 soils samples shall be taken in the vicinity of the drums and analyzed for total extractable
petroleum hydrocarbons (TEPH) by EPA method 8015, heavy metals by CCR Title 22 metals, and solvents by
EPA method 8260B. If levels of contaminants are found to exist in concentrations that exceed regulatory
thresholds, further sampling may be needed to determine the extent of contamination. Once the extent of
contamination is delineated, an appropriate remediation method should be implemented according to the size of
the area contaminated and the contaminant involved.
Monitoring.
Monitoring will include review of soils sampling by Engineering staff prior to tract construction, with appropriate
remediation measures implemented.
Significance After Mitigation. With proposed mitigation, impacts would be less than significant.
PH2-115
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 1
City of San Luis Obispo
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For ER # TR3063 (Righetti Ranch), TR3066 (Jones Ranch)
1. Project Title:
General Plan Amendments specific to the Orcutt Planning Area (GPA #TR3063, TR3066)
Orcutt Area Specific Plan (OASP) Amendments (SPA # TR3063, TR3066)
Righetti Ranch residential development plans including Vesting Tentative Map #3063
Application #TR114-14
APNs # 004-706-001, 004-706-004, 004-706-005, 004-707-001, 004-707-002
Jones Ranch residential development plans including Vesting Tentative Map #3066
Application # SBDV-0067-2014 (TR) APN 076-481-011
2. Lead Agency Name and Address:
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
3. Contact Persons and Phone Numbers:
Doug Davidson, Deputy Director Community Development Department
805-781-7177
Phil Dunsmore, Senior Planner
805-781-7522
David Watson, Project Planner
805-704-8728
4. Project Location:
Orcutt Area Specific Plan area; located at Orcutt and Tank Farm Roads
5. Project Sponsor’s Name and Address:
Ambient Communities
c/o Cannon Engineers
1050 Southwood Drive
San Luis Obispo, CA 93401
PH2-116
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CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 2
6. General Plan Designations:
Righetti Ranch (Tract 3063):
Low, Medium & Medium-High Density Residential
Open Space
Parks
Jones Ranch (Tract 3066):
Low, Medium, Medium-High & High Density Residential
Community Commercial-Mixed Use
Open Space
Parks
7. Zoning – Orcutt Area Specific Plan Designations:
Righetti Ranch (Tract 3063):
Low (R-1-SP), Medium (R-2-SP) & Medium-High (R-3-SP) Residential
Open Space (C/OS-SP)
Parks (P-F-SP)
Jones Ranch (Tract 3066):
Low (R-1-SP), Medium (R-2-SP), Medium-High (R-3-SP) & High Density (R-4-SP)
Residential
Community Commercial-Mixed Use (CC-MU)
Open Space (C/OS-SP)
Parks (P-F-SP)
8. Description of the Project:
The “project” under consideration includes three (3) distinctive components that are being
addressed under this Initial Study. These components are:
1. Proposed amendments to the General Plan, the Orcutt Area Specific Plan for the Orcutt
Planning Area, and the Bicycle Transportation Plan reflecting various land use, “C”
Street bicycle path and Urban Reserve Line (URL) modifications;
2. Proposed Vesting Tentative Tract Map #3063 for the Righetti Ranch property; and,
3. Proposed Vesting Tentative Tract Map #3066 for the Jones Ranch property.
Each component requires separate entitlements, however for the purposes of CEQA review, the
“cumulative project” is being described and analyzed herein to provide for coordinated anal ysis
of the proposed actions and related environmental consequences of the various actions taken as a
whole. Each component is summarized below.
PH2-117
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 3
1. Proposed Amendments to the General Plan, Bicycle Transportation Plan and Orcutt Area
Specific Plan:
The application encompasses amendments to the General Plan, Bicycle Transportation Plan and
corresponding Orcutt Area Specific Plan to include:
a. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, resulting in a 0.85
acre “net” reduction in open space above the current URL placement
b. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property; no “net”
change in residential or parks acreages results from this reorientation of land use designations
c. Change 0.38 acres within the Jones Ranch property from R-1-SP (low density) to R-2-SP
(medium density) residential land use, to allow a transition of smaller, clustered R-2 uses on a
small, irregularly shaped peninsula of land with runoff channels and setbacks on 3 sides
d. Reorient wetlands mitigation sites within the Righetti Ranch property to meet EIR requirements
e. Amend the OASP and Bicycle Transportation Plan to change the “C” Street Bike Lane (crossing
the creek) from a Class II bike lane to a Class I bike path
f. Add a Section 9.10 to the Specific Plan to track amendments, adjustments and clarifications to
development standards within the Specific Plan
2. Proposed Vesting Tentative Tract Map #3063 (Righetti Ranch)
Tract 3063 (Righetti Ranch) proposes to construct up to 304 residential homes and retain one
home-site on 143.83 acres. Tract 3063 would construct on-site trails and connect to nearby
public trails, provide on-site and regional storm water management features, construct roadways
and utilities to support internal uses, and also tie into the City’s regional networks of roadways,
water, wastewater and recycled water utilities.
PH2-118
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 4
A statistical summary of the proposed Righetti Ranch Tract 3063 project includes:
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks &
Open Space
Righetti Ranch
143.83
acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
The project proposes a variety of residential housing product types including, single family
detached, duplex units, triplex units and condominium units. 15% of the allowable density in
the project is proposed as units affordable to persons and families of low and moderate incomes
(272 market units x 15% = 41 required affordable units). Of the 304 new homes, 272 homes
would be market-rate units for sale, and an additional 32 units would be affordable housing.
Tract 3063 is required to provide a total of 41 affordable units, with the difference of 9
affordable units proposed to be “transferred” from the Righetti Ranch project (Tract 3063) to the
nearby and adjoining Jones Ranch project (Tract 3066). The applicant for Righetti Ranch,
Ambient Communities, is also the developer for Jones Ranch, so sharing of these affordable
units can be considered under the respective permits. The affordable units are located in the R-3
area of Tract 3063. The existing residential unit on the property (to be retained) is the Righetti
Family homestead.
Figure 1 - Tract 3066 Lots and Land Use/Zoning Configurations
PH2-119
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 5
The project includes pedestrian ways, bicycle paths, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community.
3. Proposed Vesting Tentative Tract Map #3066 (Jones Ranch)
For the purposes of CEQA review, the applicants for the Righetti Ranch have also submitted,
and are similarly processing, a proposed subdivision on the adjoining Jones Ranch Tract 3066
site. The plans for the Jones and Righetti Ranch projects are being carefully coordinated to meet
the standards for development under the OASP.
Tract 3066 (Jones Ranch) proposes to construct up to 61 residential homes and retain up to 5
home-sites, for a total of 66 homes on 11.56 acres.
Of the 66 homes, 56 are unique to the Jones Ranch, with another 9 affordable units proposed to
be received from the Righetti Ranch project (Tract 3063). Including the proposed 9 units from
Righetti, a total of 17 affordable units would be built on Jones site.
Tract 3066 would also connect to public trails, storm water management features, roadways and
utilities to support internal uses, and also to tie into the City’s regional networks of roadways,
water, wastewater and recycled water utilities. Tract 3066 includes a 15,070 sq ft neighborhood
mixed-use property on 1.32 acres.
PH2-120
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 6
A statistical summary of the proposed Jones Ranch Tract 3066 project includes:
Jones
Project
Gross
Acreage
Proposed
Commercial
Proposed
Residential
Proposed Parks &
Open Space
Jones Ranch
Vesting Tentative
Tract Map #3063
11.56
acres
15,070 sq ft
1.32 acres
(mixed-use)
11 single family units
43 multi-family units
9 mixed-use residential
63 new residential
2 existing residential
65 total residential
2.03 acres Open Space
2.03 acres (17.6%)
The project proposes a variety of residential housing product types including, single family
detached, duplex units, triplex units and mixed-use apartments located above the commercial
center. 15% of the allowable density in the project (up to 53 units – or a Jones Ranch
requirement for 8 such affordable units) is proposed as units affordable to persons and families
of low and moderate incomes. The Jones parcel will provide these 8 units within the R-2 (two-
bedroom) multi-family area. Additionally, Tract 3066 is proposed to “receive” 9 affordable
units from the Righetti Ranch Tract 3063 tentative tract map application. Flexibility in
considering these “transfers” of affordable units between properties compr ising the Orcutt Area
Specific Plan is permitted. The 9 Righetti Ranch affordable units are proposed within the Jones
Tract to be located as affordable apartments over the mixed-use commercial area of the tract.
The Jones Ranch affordable units are distributed throughout the development in a non-
distinguishable manner and include affordable units in all residential product types proposed
within the project. As noted above, affordable units will include for sale homes for low and
moderate-income households, as well as rental units.
Figure 2 - Tract 3066 Lots and Land Use/Zoning Configurations
PH2-121
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 7
The two (2) existing residential units on the property are the Jones Family home-site residences.
As a part of proposed Tract 3066, up to three (3) additional Jones home-site residences would be
created, bringing the Jones residences to five (5) of the total units.
Mixed-use commercial component is proposed at approximately 15,000 sq. ft. located on the
southern edge of the Jones Ranch, and generally in the center of the overall Orcutt Planning
Area.
The project includes pedestrian ways, bicycle paths, and traffic calming features to promote the
pedestrian friendly environment envisioned by the OASP and the subject community. The
approximately 9,500 sq. ft. central common area open space park (proposed Lot 30), located
across from the mixed-use development and within a central corridor of the R-2 multi-family
community, achieves a courtyard effect with picnic seating areas, paths and plaza space for
community events, thereby providing largely passive recreation amenities for the future residents
of the subdivision and the overall community as a whole.
4. Cumulative Projects Proposals
In order to provide a cumulative disclosure of the entirety of the applicant’s proposals, the
following statistical summary adds the Jones and Righetti Ranch projects together to understand
the larger, cumulative proposals being considered.
Cumulative
Projects
Gross
Acreage
Cumulative
Commercial
Cumulative
Residential
Cumulative Parks
& Open Space
Righetti Ranch
143.83
acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Jones Ranch
11.56 acres
15,070 sq ft
1.32 acres
(mixed-use)
13 single family units
52 multi-family units
65 total residential
2.03 acres Open Space
2.03 acres (17.6%)
Totals
155.39
acres
15,070 sq ft
1.32 acres
(mixed-use)
285 single family units
84 multi-family units
369 total residential
14.26 acres Parks
77.45 acres Open Space
91.71 acres (59.0%)
9. Surrounding Land Uses and Settings:
The Orcutt Specific Plan Area (OASP) is located in the southeastern portion of the City,
bounded by Orcutt and Tank Farm Roads, and the Union Pacific Railroad (UPRR) tracks near
Bullock Lane. The OASP planning area is 230.85 acres in size, generally divided into thirteen
(13) differing ownerships (and 21 separate parcels) ranging in size from less than 1 acre to the
largest holding being just over 143 acres.
PH2-122
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 8
Surrounding land uses include City residential developments to the north and south of the OASP,
as well as rural residential uses located in the County to the immediate east of the planning area.
To the west (and over the UPRR tracks) are the Industrial Way and Sacramento Road industrial
and business areas.
The lands within the OASP are largely undeveloped, with the exception of a handful of
homestead residential sites developed under County control prior to annexation and planning of
the OASP by the City.
The Orcutt area is characterized by flat to rolling grasslands which rise to a steep, rocky hill in
the southeastern corner of the planning area, known as “Righetti Hill”. This area at the base of
the Santa Lucia foothills to the east and north including Righetti Hill is designated as a natural
landmark in the City’s General Plan as one of the defining Morros running between San Luis
Obispo and Morro Bay.
The Orcutt Area Specific Plan (OASP) describes a series of natural features in the Orcutt area
including creeks, wetlands, plant communities and wildlife located within and surrounding
portions of the planning area.
The Righetti Ranch project site consists of 143.83 acres of grassland that has historically been
used for grazing and suburban residential uses. Within Righetti Ranch VTM 3063, there is one
detached single-family residence (Righetti Homestead) with access to Orcutt Road via a private
roadway. The existing home on the site was constructed in 1910, and is serviced by septic and
Figure 3 - Orcutt Area Specific Plan Figure 1.3 – “Specific Plan” Land Use Plan)
PH2-123
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 9
well systems, however it is proposed to be converted over to City wastewater as a part of
development of Righetti Ranch. The residence was recently evaluated by a qualified historic
resource consultant (Chattel 2014) and was determined to be eligible for placement on the City’s
Contributing List of Historic Resources.
Immediately to the north-northwest of Righetti Ranch is the Jones Ranch property (approx.
11.56 acres in size, that includes two single-family residences, and is designated for R-1-SP low,
R-2-SP medium, R-3-SP medium-high, and R-4-SP high density residential, and CC-MU
community commercial mixed-use development) and the Pratt property (approx. 5.41 acres in
size, that is designated for R-3-SP medium-high density residential development, and CC-MU
community commercial mixed-use development). These sites are currently used for suburban
residential and intermittent grazing purposes.
Within the Jones Ranch VTM 3066, there are two detached single-family residences with access
to Orcutt Road via a private roadway. The existing homes on the site, which are serviced by
septic and well systems, are proposed to be converted over to City wastewater as a part of
development of the Jones Ranch.
Immediately to the west of Jones Ranch are the Fiala property (approx. 1 acre in size, that
includes a single-family residence, and is designated for R-1-SP low density residential
development) and the Muick property (approx. 12 acres in size, that includes a single-family
residence, and is designated for R-2-SP medium density residential development) that are
predominantly used for suburban residential and intermittent grazing purposes. To the north of
the Jones Ranch is the unincorporated San Luis Obispo County area north of Orcutt Road. To
the east are the Righetti and Imel properties. Imel is about 6.5 acres in size, is designated R-1-
SP (low density residential) and includes a single existing residence. South of the Jones Ranch
are the largely undeveloped Evans and Sandpiper properties comprising about 11 acres, and
designated for additional mixed-use commercial, and R-3-SP high density residential units.
OASP proposed “B” Street runs along the common boundaries of the Righetti and Jones -Pratt
ownerships. To the east are the Garay and Imel properties. Imel is about 6.5 acres in size, is
designated R-1-SP (low density residential) and includes a single existing residence. The Garay
property is about 13.7 acres in area and is designated R-1-SP (low density residential). Further
to the east of Righetti Ranch is the unincorporated San Luis Obispo County area along of Orcutt
Road. South of Righetti Ranch is Tank Farm Road and the developed Wavertree and Brookpine
residential neighborhoods.
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.):
No other public agencies are required to “approve” the proposed General and Specific Plan
amendments described herein.
PH2-124
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CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 10
However, California Planning laws require the following consultation processes before
considering the proposed General Plan and Specific Plan amendments:
San Luis Obispo County Airport Land Use Commission (SLO ALUC). The City is
required to refer any GPA or SPA approvals to the ALUC for comments concerning the
consistency with their Airport Master Plan. This referral is on file at the Community
Development Department. On April 15, 2015, the ALUC met to review the referral, and
confirmed that the amendments as proposed are deemed consistent with the Airport Land
Use Plan.
Native American Heritage Commission (NAHC) Referrals. The City is required to
submit the adoption and amendment of any General or Specific Plan to the State NAHC
office, and in turn, direct referrals for consultation to tribes with traditional lands or
cultural places located within the City’s jurisdiction. Complete copies of the NAHC
submittal and responses, along with direct requests to identified tribes, are on file at the
Community Development Department.
Background for both consultations are incorporated into the appropriate sections of this IS, and
documentation to/from each agency/responding entity are attached as Source 10 (ALUC) and
Source 11 (NAHC Referral and Consultation process).
For the purposes of the VTM applications, the following referrals and/or agency permit
requirements concerning the construction projects include:
Air Pollution Control District – grading permit(s) referral
Central Coast Regional Water Quality Control Board - NPDES general construction activity
storm water permit(s)
Army Corps of Engineers – Section 404 permit(s)
CA Fish and Wildlife – Streambed Alteration Permit(s)
PH2-125
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 11
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
Greenhouse Gas Emissions
Population / Housing
Agriculture Resources
Hazards & Hazardous
Materials
Public Services
--X--
Air Quality
Hydrology / Water Quality
Recreation
--X--
Biological Resources
Land Use / Planning --X--
Transportation / Traffic
--X--
Cultural Resources
Mineral Resources
--X--
Utilities / Service Systems
Geology / Soils
Noise
Mandatory Findings of
Significance
FISH AND GAME FEES
The Department of Fish and Wildlife has reviewed the CEQA document and written no effect determination
request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see
attached determination).
--X--
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish
and Game fees pursuant to Sect ion 711.4 of the California Fish and Game Code. This initial study has been
circulated to the California Department of Fish and Wildlife for review and comment.
STATE CLEARINGHOUSE
--X--
This environmental document must be submitted to the State Clearinghouse for review by one or more State
agencies (e.g. Cal Trans, California Department of Fish and Wildlife, Department of Housing and
Community Development). The public review period shall not be less than 30 days (CEQA Guidelines
15073(a)).
PH2-126
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 12
DETERMINATION (To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
based on the analysis and mitigation requirements of the 2010 Orcutt Area Specific Plan Final
EIR, and the specific analysis incorporated herein for the proposed General Plan and Specific
Plan Amendments, there will not be a significant effect in this case because revisions
(aesthetic mitigation measures) in the project have been made . A MITIGATED NEGATIVE
DECLARATION will be prepared.
--X--
I find that the proposed project MAY have a si gnificant 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) has
been addressed by mitigation measures based on the earlier analysis as described on attached
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 ear lier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided
or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions
or mitigation measures that are imposed upon the proposed project, nothing f urther is required.
May 19, 2015
David Watson, AICP, Project Planner Date
For: Derek Johnson
Doug Davidson, AICP, Deputy Director Community Development Director
PH2-127
GPA-SPA-ER-TR#3063/TR#3066 Attachment 4
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 13
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 parentheses following each question. 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.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant.
"Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there
are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant With 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 19, "Earlier Analysis," as described in (5) below, 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)). In this case, a brief
discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
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 the 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
addressed site-specific conditions for the project.
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.
8. The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
PH2-128
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 14
Attachment 4
1. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? 1, 4,
12
--X--
b) Substantially damage scenic resources, including, but not limited
to, trees, rock outcroppings, open space, and historic buildings
within a local or state scenic highway?
1, 12 --X--
c) Substantially degrade the existing visual character or quality of
the site and its surroundings?
1, 12 --X--
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
1, 2 --X--
Evaluation
a) The primary scenic value from within and surrounding the Orcutt planning area are views to the east and south including
Righetti Hill. The highest elevations of the existing location of the Urban Reserve Line (URL) on Righetti Hill varies generally
between the +260’ msl to +320’ msl elevations. The proposed realignment of the Urban Reserve Line (URL) on Righetti Hill
has the potential to decrease open space on the Hill by a “net” 0.85 acres, and to increase the elevation up the hill that
residential development may occur in two (2) isolated areas on the western flank of the hill (Righetti Ranch Tract 3063
proposed Lots 35-40 and 48-50). See Exhibit 1 “Open Space Adjustment” for Tract 3063, attached, for the specifics of the
proposed changes. All proposed changes to the URL location are located below (and therefore consistent with) the 2012
Righetti Hill Open Space Easement created at the time of annexation of the Orcutt Area into San Luis Obispo (this 2012
easement is shown on Exhibit 1 for reference and comparative purposes). Aesthetic impacts were not associated with the
reorientation of permitted land uses within the Specific Plan area (such as reorienting wetlands mitigation sites, relocating
parks and open space to residential use and vice-versa). The addition of Section 9.10 to the OASP to “track” amendments,
adjustments and clarifications do not have any visual impacts on the area. For these reasons, the Aesthetics analysis focuse s on
the proposed amendments to the Righetti Hill URL.
In order to evaluate the potential for visual impacts, a series of photog raphic simulations were developed to carefully analyze
the locations of homes based on the modified placement of the URL. These photos were taken from seven (7) locations as
detailed in Exhibit 2 to this Initial Study (“2014 Righetti Ranch Visual Simulation”; Reference Source #4).
These photographic simulations outline the existing permissible locations for homes on Righetti Hill (specific to proposed
VTM#3063), and their respective height limits and potential building envelope volumes (structure massing) under present
OASP standards, and include comparisons of the proposed URL amendments, and the modified home locations based on the
proposed changes. Proposed homes are simulated via superimposed images on the existing URL building envelopes.
Generally, homes would be limited to 25’ in height , and with variations in unit type and unit placements on the proposed lots,
the resulting homes would occur for the most part at or below the otherwise allowable existing URL limits, with the exception
of nine (9) lots noted above.
In the case of these nine (9) lots proposed for the Righetti Ranch site, Visual Simulation View #5 of the Visual Analysis (IS
source document #4) best describes the potential impact of these altered home sites further up the hill. View #5 describes the
potential visibility of homes on proposed Lots 35-40, as viewed from French Park. The amount of view obstruction as
demonstrated in the View #5 simulation appears relatively minor, and in the larger context of the OASP, an isolated impact a t
best when viewed from limited vantage points in the area. Nevertheless, as “aesthetics” were considered a Class I impact
under the OASP FEIR, it is appropriate to consider possible mitigation measure(s) that could be included with an adjustment
to the URL so that this Class I impact is not exacerbated with a GPA and SPA amendment.
To ensure that the URL adjustment does not result in significant visual impact to the western flank of Righetti Hill, a
mitigation measure is recommended that limits the scale, building height and massing of single family homes that may be
proposed and approved on the Righetti Ranch site within the limited areas where the URL as amended would move further up
the hillside. This mitigation measure would reduce any potentially significant visual impacts to a level of insignificance, and
PH2-129
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 15
Attachment 4
consistent with the OASP FEIR standards. Mitigation measures established for the URL amendments require that residential
units abutting the modified URL along the western flank of Righetti Hill (VT M#3063 Lots 35-50) include additional building
limitations to adequately protect these visual resources while allowing some flexibility in large subdivision and grading des ign.
Mitigation Measure AE-1 is included to reflect this requirement, and results in a less than significant impact with Tract 3063.
As noted in the Final EIR, t he existing visual character or quality of the site will change from semi-rural to an urbanized area
pursuant to and consistent wit h the objectives of the OASP. Development of the planning area is otherwise required to be
consistent with the distribution of land uses and design standards stated in the OASP to ensure that the appearance of the
development is acceptable and that no new buildings block scenic views. Careful analysis of the change in the URL has
confirmed that no additional significant adverse effects are anticipated with the modifications and amendments proposed. In
some instances, the additional offsetting open space as noted on the attached exhibits will significantly improve visual qualities,
particularly along Orcutt and Tank Farm Roads.
b) It is part of the main objective of the OASP Final EIR (FEIR) to protect natural habitats, including creeks, hills, wetlan ds,
and corridors between these habitats. The subject sites are currently used for low density residential uses and in the past have
accommodated animal grazing. The sites are mostly sloping grassland and do not contain any unique scenic resources that will
be compromised or lost with development. The natural creek environments along Hansen and Barrandca Creeks will be
maintained as proposed with Tracts 3063 and 3066. Therefore, the impact is less than significant for these projects.
c) The existing visual character or quality of the sites will change from semi-rural to an urbanized area pursuant to and
consistent with the objectives of the OASP. The subdivision projects are required to be consistent with the distribution of land
uses and design standards stated in the OASP to ensure that the appearance of the development is acceptable and that no new
buildings block scenic views. Therefore, the projects as proposed are consistent with the OASP and in this regard are self-
mitigating. Through conditions of approval the projects will be further required to comply with City codes and standards some
of which impact aesthetics. Ultimately the design will require the review and approval of the Architectural Review
Commission (ARC) to ensure consistency with the City’s Community Design Guidelines as well as the OASP. Regardless, the
proposed development would contribute to the project wide effect on the aesthetic character of the site vicinity through
alteration of view-sheds from Orcutt and Tank Farm Roads. The OASP FEIR considered this a cumulative significant and
unavoidable impact, and considered and approved overriding considerations.
d) The prior OASP FEIR acknowledges that future development pursuant to the OASP will introduce new sources of light,
glare and nighttime illumination, as is typical with residential and commercial development. However, the OASP FEIR
determined that such light and glare impacts can be mitigated to less than significant at the site specific project stage thr ough
compliance with lighting design standards set forth in the OASP and with other adopted standards as may be applicable by
other City regulations. The new light source subject to mitigation will not adversely affect day or nighttime views in the
urbanized area. Therefore impacts from new sources of light or glare w ill be less than significant with mitigation AES-3(a) as
specified in the OASP FEIR to be implemented through compliance with the OASP Community Design standard of Section 4 -
16-Lighting and accompanying conditions of approval. Building and parking lot lighting for the project will also be reviewed
and approved by the ARC in compliance with the aforementioned standards of the OASP and Chapter 17.23 of the City’s
Zoning Regulations (Night Sky Preservation Ordinance).
REQUIRED MITIGATION AND MONITORING PROGRAMS
AESTHETIC MITIGATION associated with Amendment of the Righetti Hill URL
AES-3 Special Building Height Limits, Scale and Massing Design Standards for Western Flank of
Righetti Hill (Righetti Ranch VTM#3063). Added building design restrictions shall be required
for residential lots and units (Lots 35-50) adjoining the Righetti Hill URL on the western flank of the
hillside. These standards are intended to reduce the massing of residential units abutting the URL.
These standards will include use of the f ollowing building techniques, and considered during ARC
PH2-130
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 16
Attachment 4
and/or staff review of any project applications for residential units in this location:
1. Residential Building Heights shall not exceed 25’ as measured above finished grade;
2. Grading for lots abutting the URL will be encouraged to be split-pads, to reduce the scale of the
building mass by stepping down the hillside;
3. The upper pad shall be limited to one-story (a maximum of 15’) in height;
4. First floor massing and footprint shall be encouraged to be built into the topography (recessed)
into the hillside;
5. Second floor square footage shall be set back from the first floor elevation, creating a stepped
appearance to the buildings;
6. Maximum lot coverage shall not exceed 50%; and,
7. Roof lines on the upper pad will align front-to-back to narrow the high point of the roof when
viewed from the street.
AES-3 Monitoring Program:
Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded for
subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a special
deed restriction incorporating this mitigation and special development criteria on such lots. This
requirement will be verified by the City Engineer’s office prior to recordation of such a final map.
Second, Community Development Department staff will insure ARC and staff level application of
these standards during review of any design review and building permit submittals.
2. AGRICULTURE RESOURCES. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
pursuant to the Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-agricultural use?
1 --X--
b) Conflict with existing zoning for agricultural use or a Williamson
Act contract?
1 --X--
c) Involve other changes in the existing environment which, due to
their location or nature, could result in conversion of Farmland
to non-agricultural use?
1 --X--
Evaluation
a) The proposed VTM’s, General Plan and Orcutt Area Specific Plan amendments do not have any effect on prime agriculture
lands located within the Orcutt Planning Area. Agricultural land resources, as measured by the LESA Model certified in the
Final EIR, is not considered significant. Therefore there is no impact.
b) There is no agricultural zoning or Williamson Act Contract in effect on the subject sites.
c) The proposed VTM’s, General Plan and Orcutt Area Specific Plan amendments do not result in any conversion or cha nges
to farmlands within the Planning Area. Therefore there is no impact.
3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or
air pollution control district may be relied upon to make th e following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable air 1 --X--
PH2-131
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 17
Attachment 4
quality plan?
b) Violate any air quality standard or contribute substantially to an
existing or projected air quality violation?
1 --X--
c) Result in a cumulatively considerable net increase of any 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 quantitative thresholds for
ozone precursors)?
1 --X--
d) Expose sensitive receptors to substantial pollutant
concentrations?
1 --X--
e) Create objectionable odors affecting a substantial number of
people?
1 --X--
Evaluation
a-e) The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. The
proposed VTM’s #3063 and #3066 include residential and commercial development consistent with the OASP and FEIR,
including all mitigation measures associated therewith.
REQUIRED MITIGATION AND MONITORING PROGRAMS
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ-1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by Title
24 requirements for all buildings within the Specific Plan Area. The following energy-conserving
techniques shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction
of City Planning and Building Department staff: increase walls and attic insulation beyond Title 24
requirements; orient buildings to maximize natural heating and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material with a solar
reflectance value meeting the Environmental Protection Agency/Department of Energy - Energy Star
rating; build in energy efficient appliances; use low energy street lighting and traffic signals; use energy
efficient interior lighting; use solar water heaters; use double-paned windows, solar panel plumbing,
grey water recycling, tank-less water heaters, dedicated hot water line loops.
AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall b e installed at all
bus stops.
AQ-1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at least
one shade tree for every six vehicle parking spaces.
AQ-1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal
wiring/cabling that allows telecommuting, teleconferencing, and tele-learning to occur simultaneously
in at least three locations in each home.
AQ-1(e) Pathways. Where feasible, all cul-de-sacs and dead-end streets shall be links by pathways to
encourage pedestrian and bicycle travel.
PH2-132
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 18
Attachment 4
AQ-1 Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision plans
and accompanying architectural review plans and ultimately shown on improvement plans and
construction drawings.
Construction Phase Mitigation
AQ-3(a) Application of CBACT (Best Available Control Technology for construction related equipment).
The following measures shall be implemented to reduce combustion emissions from construction
equipment where a project will have an area of disturbance greater than 1 acre.
Specific Plan applicants shall submit for review by the Community Development Department and
Air Pollution Control District (APCD) staff a grading plan showing the area to be disturbed and a
description of construction equipment that will be used and pollution reduction measures that will
be implemented. Upon confirmation by the Community Development Department and APCD,
appropriate CBACT features shall be applied. The application of these features shall occur prior to
Specific Plan construction.
Specific Plan applicants shall be required to ensure that all construction equipment and portable
engines are properly maintained and tuned according to manufacturer's specifications.
Specific Plan applicants shall be required to ensure that off-road and portable diesel powered
equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, shall be fueled exclusively with CARB motor
vehicle diesel fuel (non-taxed off-road diesel is acceptable).
Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two
pieces of equipment projected to generate the greatest emissions. Installations must be prepared
according to manufacturer's specifications.
AQ-3(b) Dust Contro l. The following measures shall be implemented to reduce PM10 emissions during all
Specific Plan construction:
Reduce the amount of the disturbed area where possible.
Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from
leaving the site. Water shall be applied as soon as possible whenever wind speeds exceed 15
miles per hour. Reclaimed (non-potable) water should be used whenever possible.
All dirt-stock-pile areas shall be sprayed daily as needed.
Permanent dust control measures shall b e identified in the approved Specific Plan re-vegetation
and landscape plans and implemented as soon as possible following completion of any soil
disturbing activities.
Exposed ground areas that are planned to be reworked at dates greater than one month after initial
grading shall be sown with a fast-germinating native grass seed and watered until vegetation is
established.
All disturbed soil areas not subject to re-vegetation shall be stabilized using approved chemical soil
binders, jute netting, or other methods approved in advance by the APCD.
All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In
addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders
are used.
PH2-133
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 19
Attachment 4
Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site.
All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least
two feet of freeboard (minimum vertical distance between top of load and top of trailer) in
accordance with CVC Section 23114.
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks
and equipment leaving the site.
Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads.
Water sweepers with reclaimed water shall be used where feasible.
AQ-3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil
stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent
dust generation. Trucks transporting material shall be tarped from the point of origin.
AQ-3(d) Dust Contro l Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor
or builder shall designate a person or persons to monitor the dust control program and to order
increased watering as necessary to prevent transport of dust off-site. These duties shall include holiday
and weekend periods when work may not be in progress.
• AQ-3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also be
required to secure necessary permits from the Air Pollution Control Board (APCD) before the onset of
grading or demolition activities including, but not limited to additional dust control measures,
evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a p lan for
complying with these requirements prior to issuance of a grading or building permit from the City.
The applicant shall provide the City with the name and telephone number of the person responsible for
ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors
shall conduct field monitoring.
4. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidat e,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Wildlife (CDFW) or U.S. Fish and Wildlife Service?
1, 17,
18
--X--
b) Have a substantial adverse effect, on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife Service (USFWS)?
1, 17,
18
--X--
c) Have a substantial adverse effect on federally protected wetlands
as defined in Section 404 of the Clean Water Act (including, but
not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
1 --X--
d) Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
1 --X--
PH2-134
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 20
Attachment 4
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
1, 2,
17, 18
--X--
f) Conflict with the provisions of an adopted habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
3 --X--
Evaluation
a-f) The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments do not have any physical effect on the Biological resou rces of the Planning Area.
a-e) The EIR prepared for the OASP conducted biological resource impact analyses and did not identify adverse impacts to
riparian habitat, wetlands or sensitive habitats as a result of development consistent with the OASP. Within the Righetti and
Jones project sites, the FEIR generally recognized California Native Plant Society (CNPS) rare plants listed by both the
CDFW and the Conservation and Open Space Element, as potentially occurring within the OASP area . Mitigation Measures
included with the FEIR and OASP require applicants to conduct habitat and wetlands assessment studies specific to each
property to refine the analysis, and to focus on any specific findings and recommendations from these more precise inventorie s.
In July, 2013, Rincon consultants conducted spring surveys of the properties and submitted those reports as a part of the tract
applications. (Reference Source Documents 17-20). In the case of the Righetti property, the OASP FEIR considered this site
suitable for up to 22 different special status plant species. Based on the 2013 investigations, only 3 plant species were
observed. These are Cambria morning-glory, SLO owls clover and mouse gray dudleya. Similarly, the OASP FEIR
recognized the potential for up to 15 special status animal species on the sites. The 2013 Rincon surveys yielded 2 species on
the sites: monarch butterfly and golden eagle.
In the case of special status plants, the Rincon analysis concluded that of the 3 species, proposed Tract 3 063 could result in
impacts potentially significant to the SLO owl’s-clover located in two areas of the Righetti property (reference Figure 5 of
Rincon 2013 assessment). One of these two areas is located within proposed open space Lot 322, and therefore c an be
adequately mitigated by avoidance and monitoring techniques included with MM B-3a. The other area is located within the
regional park improvements of Lot 312. In this case, the subdivision provides a generalized concept plan for the development
of this lot, but improvements to this public park would be overseen by the City. To that extent, future city plans for
improvements to this site will require additional analysis and design-level mitigation measures to match the final park plans
with appropriate special plant status conditions.
In the case of the special status animal species, the monarch butterflies occur primarily in the small stand of eucalyptus tr ees
along the northern edge of the property (at proposed “B” Street). The tract map applications suggests “pruning and/or
removal as needed” for utility and road improvements. To adequately mitigate for this potential impact, MM B-3a is proposed
to require a pre-construction survey to confirm the presence or absence of the species, with suggested restrictions on pruning
or removal during the typical nesting season – between October to March. To avoid impacts to nesting bird and raptor
species, all initial ground-disturbing activities and tree removal shall be limited to the period between Sept ember 15 to
February 1.
There are no significant specimen or heritage trees identified on VTM#3063 or VTM#3066.
*Note Re: c) The Orcutt Area Specific Plan project site included various locations for wetlands mitigations to be incorporated
as an enhancement for the biological values on the site. The Final EIR and the OASP address in detail how these areas are to
be developed, and the proposed amendments to the OASP will allow some greater flexibility in how and where those wetlands
areas are located, consistent with the OASP and FEIR. Thus there is no significant adverse impact from these General and
Specific Plan amendments, or the proposed subdivisions.
PH2-135
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 21
Attachment 4
*Note Re: d) The project site contains intermittent waterways (Hansen and Barrandca Creeks), but was not found under the
FEIR to sustain any significant habitat species; therefore, there would not be any effect on fish species. Due to the relatively
poor soils, simple vegetation type (non-native grassland), and general lack of vegetative diversit y, the subject site does not
have high habitat value for wildlife species. Therefore, it is not expected that the development would interfere substantially
with the movement of any native wildlife species.
REQUIRED MITIGATION AND MONITORING PROGRAMS
BIOLOGICAL RESOURCES MITIGATION
B-3(a) Construction Requirements. Development under the Specific Plan shall abide by the requirements
of the City Arborist for construction. Requirements shall include but not be limited to: the protection
of trees with construction setbacks from trees; construction fencing around trees; grading limits around
the base of trees as required; and a replacement plan for trees removed including replacement at a
minimum 1:1 ratio. Special Plant communities (San Luis Obispo owl’s-clover) located near Tank
Farm Road within Lot 322 shall be protected during site construction through biological monitoring
and protective fencing with a 50’ buffer perimeter. This program shall be approved prior to site
grading and overseen by the Natural Resources Manager. Eucalyptus tree removal and/or pruning
shall be limited to April to September of each year, or pre -construction surveys with specific
recommendations shall be provided for any construction proposed between October to March. Tree
removal and initial ground-disturbing activities shall be limited to the period of September 15 to
February 1.
B-6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall prepare a brochure
that informs prospective homebuyers and Home Owners Association (HOA) members about the
impacts associated with non- native animals, especially cats and dogs, to the project site; similarly, the
brochure must inform potential homebuyers and all HOA members of the potential for coyotes to prey
on domestic animals.
B-6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce invasive non-native
plant and tree species to the region of the site, the final landscaping plan shall be reviewed and
approved by a qualified biologist. The California Invasive Plant Council (Cal-IPC) maintains several
lists of the most important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following plants shall not be
allowed as part of potential landscaping plans pursuant to development under the Specific Plan:
• African sumac (Rhus lancea)
• Australian saltbush (Atriplex semibaccata)
• Black locust (Robinia pseudoacacia)
• California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
• Cape weed (Arctotheca calendula)
• Cotoneaster (Cotoneaster pannosus), (C. lacteus)
• Edible fig (Ficus carica)
• Fountain grass (Pennisetum setaceum)
• French broom (Genista monspessulana)
• Ice plant, sea fig (Carpobrotus edulis)
• Leafy spurge (Euphorbia esula)
PH2-136
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 22
Attachment 4
• Myoporum (Myoporum spp.)
• Olive (Olea europaea)
• Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
• Russian olive (Elaeagnus angusticifolia)
• Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
• Spanish broom (Spartium junceum)
• Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T. ramosissima)
• Blue gum (Eucalyptus globulus)
• Athel tamarisk (Tamarix aphylla)
B -3, B-6 Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction drawings.
5. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a
historic resource as defined in §15064.5.
1 --X--
b) Cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5)
1 --X--
c) Directly or indirectly destroy a unique paleontological resource
or site or unique geologic feature?
1 --X--
d) Disturb any human remains, including those interred outside of
formal cemeteries?
1 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments do not have any physical effect on the Cultural Resources of the Planning Area.
a-b) The OASP EIR included an on-site survey of the Righetti and Jones Ranch project area and no historic or archeological
resources were identified in 2010. A more recent survey was conducted that suggests the Righetti Ranch homestead is eligible
to be placed on the City’s Historic Resources List. This site is outside the proposed Tract 3063 development areas. In
particular, the adjustment of the URL and reorientation of the parks, open space and residential land uses do not impact
identified cultural sites or resources. Development of the site will be subject to course of development and construction
mitigation monitoring requirements contained in the OASP and OASP EIR to address any unknown subsurface resources
which may be discovered during grading operation of the site. Therefore there is no impact.
c-d) The VTM#3063 and VTM#3066 project sites are located in an area that does not contain any unique geological feature
and possesses no known unique paleontological resources. The project area has been part of two general cultural resource
field surveys. As a result of these field surveys, there are no known historical or archaeological resources that are associated
with the project site. Therefore there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
CULTURAL RESOURCES MITIGATION
CR-1(d) Archaeological Resource Construction Monitoring. At the co mmencement of project construction,
PH2-137
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 23
Attachment 4
an orientation meeting shall be conducted by an archaeologist for construction workers associated with
earth disturbing procedures. The orientation meeting shall describe the possibility of exposing
unexpected archaeological resources and directions as to what steps are to be taken if such a find is
encountered.
An archaeologist shall monitor construction vegetation removal and initial rough grading. In the event that
prehistoric or historic archaeological resources are exposed during this early phase of project
construction, all earth disturbing work must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the find has been
appropriately mitigated (e.g., curation, preservation in place, etc.), work in the area may resume. The
City should consider retaining a Chumash representative to monitor any field work associated with
Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires that no further
disturbance shall occur until the County Coroner has made the necessary findings as to origin and
disposition pursuant to Public Resources Code Section 5097.98.
In the event that vegetation removal and initial rough grading yield no findings of cultural resource
materials, further monitoring shall not be required pursuant to FEIR Mitigation Measure CR -1(c). A
monitoring report shall be provided to the City at the conclusion of this work task.
CR-1 Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading
and construction.
6. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury or death involving:
1 --X--
I. Rupture of a known earthquake fault, as delineated on 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? Refer to Division of
Mines and Geology Special Publication 42.
1 --X--
II. Strong seismic ground shaking? 1 --X--
III. Seismic-related ground failure, including liquefaction? 1 --X--
IV. Landslides? 1 --X--
b) Result in substantial soil erosion or the loss of topsoil? 1 --X--
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and potentially
result in on or off site landslide, lateral spreading, subsidence,
liquefaction or collapse?
1 --X--
d) Be located on expansive soil, as defined in Table 1802.3.2 of the
California Building Code (2007), creating substantial risks to life
or property?
1 --X--
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal systems where sewers
are not available for the disposal of waste water?
1 --X--
PH2-138
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 24
Attachment 4
Evaluation
a-e) The OASP Final EIR found that all the above-stated possible effects from implementation of the OASP would be less than
significant and therefore the OASP FEIR conducted no further evaluations. The proposed General Plan and Orcutt Area
Specific Plan amendments focus on (a) modification of the Righetti Hill URL placement, (b) reorientation of various land uses
with no significant increase in residential densities or loss of open space, parks and wetlands mitigation areas, and (c) addition
of administrative “tracking” details for the OASP’s user reference. These amendments will have no adverse effect on geologic
and soils resources, and therefore no impact.
The preliminary grading plan for Righetti Ranch proposes a modest level of export (approximately 11,000 cubic yards) largely
resulting from the import of non-expansive fill materials for utilities. The preliminary grading plan for Jones Ranch proposes a
modest level of export (approximately 10,000 cubic yards) also resulting from the import of non -expansive fill materials for
utilities. The export quantities will be subject to refinement as the final grading plans are developed for Tract 3063 and 3066.
The preliminary grading design also minimizes the need for tall retaining walls, and generally respects site contours. The final
grading plan of the proposed subdivision will be in accordance with the Geotechnical Engineer’s recommendations and the
California Building Code adopted by the City and modified by City regulations.
Thus, the project impacts are less than significant.
7. GREENHOUSE GAS EMISSIONS. Would the project:
a) Generate greenhouse gas emissions, either directly or indirectly,
that may have a significant impact on the environment?
1 --X--
b) Conflict with an applicable plan, policy or regulation adopted for
the purpose of reducing the emissions of greenhouse gases?
1, 5 --X--
Evaluation
a-b) In addition to the analysis regarding Air Quality impacts, the OASP EIR also included a discussion of strategies for
reducing greenhouse gas (GHG) emissions and provided a project -specific emissions inventory. The City does not have
specific adopted project thresholds for GHGs, but did recently adopt a Climate Action Plan (CAP), which like the
aforementioned OASP EIR section on GHGs, provides guidance on project design and other sustainable practices to reduce
emissions. The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti
Hill URL placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of o pen
space, parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference.
These amendments will not generate greenhouse gases, and therefore no impact.
The applicant completed a Climate Action Plan compliance checklist (See Source 14) for each subdivision which outlines the
many design features of the project that constitute a qualified GHG reduction strategy. The project is consistent with FEIR
guidance on reducing GHGs as well as the CAP; therefore, the impact is less than significant.
8. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
1 --X--
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
1 --X--
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
1 --X--
PH2-139
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 25
Attachment 4
mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section
65962.5 and, as a result, would it creat e a significant hazard to
the public or the environment?
1 --X--
e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project result in a safety
hazard for people residing or working in the project area?
6 --X--
f) For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working in
the project area?
6 --X--
g) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan?
1, 2 --X--
h) Expose people or structures to a significant risk of lose loss,
injury, or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where residences are
intermixed with wildlands?
1, 2 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments will not result in development in or around hazards or hazardous conditions, and therefore no impact.
a), b), d): The OASP FEIR determined no hazardous materials, substances or waste exist on the subject site. Thus there is no
impact.
c) The Righetti and Jones project sites are not located within a one-quarter mile of an existing or proposed school. Thus there
is no impact. Note: The OASP provides for the possibility of a school site being located in the Planning Area, but to date San
Luis Coastal USD has not indicated the need for, or a desire to locate, a school in the Orcutt Planning Area.
e) The project sites are not located on properties which are included on a list of hazardous materials sites compiled pursuan t to
Government Code Section 65962.5 and, as a result, would not create a significant hazard to the public or the environment.
Thus, there is no impact.
f) The project sites are located in the vicinity of the San Luis Obispo County Regional Airport, and subject to the County
Airport Land Use Plan (ALUP). In its adoption of the OASP, the City Council found the OASP to be consistent with the
ALUP, and ultimately received the endorsement of the Airport Land Use Commission. The OASP includes performance
standards for avigation easements for tracts (3.5.2g) and real estate disclosures to potential owners and renters. The tract map
permit conditions include these requirements as conditions of approval. Therefore, because VTM#3063 and VTM#3066 and
proposed uses and densities are compliant with the OASP, and the project will be conditioned per the OASP performance
standards; there is not a significant impact.
g) The Righetti and Jones Ranch projects and their proposed circulation and land use plans have been reviewed by the Fire
Marshal who has recommended conditions of approval which will assure compliance with adopted fire/emergency-related
codes. The projects as designed will not impair implementation of, or physically interfere with, the adopted emergency
response plan or emergency evacuation plans of the City. Thus there is no impact.
h) The project site is not in an area identified as subject to wildland fire hazards. Thus there is no impact.
PH2-140
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 26
Attachment 4
9. HYDROLOGY AND WATER QUALITY. Would the project:
a) Violate any water quality standards or waste discharge
requirements?
1 --X--
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g. the production rate of pre-existing
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)?
1 --X--
c) Substantially alter the existing drainage pattern of the site or
area, including through t he alteration of the course of a stream or
river, in a manner which would result in substantial erosion or
siltation on or off site?
1 --X--
d) Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream or
river, or substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on or off site?
7 --X--
e) Create or contribute runoff water which would exceed the
capacity of existing or planned storm water drainage systems or
provide substantial additional sources of polluted runoff?
7 --X--
f) Otherwise substantially degrade water quality? 1 --X--
g) Place housing within a 100-year flood hazard area as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
8 --X--
h) Place within a 100-year flood hazard area structures which
would impede or redirect flood flows?
8 --X--
i) Expose people or structures to significant risk of loss, injury or
death involving flooding, including flooding as a result of the
failure of a levee or dam?
8 --X--
j) Inundation by seiche, tsunami, or mudflow? 3 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments will not result in development that will violate any water quality or hydrology standards already established by t he
OASP and various referenced city regulations. Thus there is no impact.
a), f) VTM’s #3063 and #3066 will not violate any water quality standards or waste discharge requirements. According to the
certified OASP FEIR, development associated with the project will require issuance of an NPDES general construction
activity storm water permit by the Central Coast RWQCB. Completion of these projects would ensure that construction-
related discharges are limited or adequately accommodated by properly engineered infrastructure design. Thus, the impact is
considered less than significant.
Because ongoing use of the project area for residential and commercial uses would also increase the potential for discharge of
chemicals, oils and fuels, and waste into projected waterways; the requirement for the implementation of Best Management
Practices (BMPs) must be established to greatly reduce the potential for unwanted runoff. Therefore, implementation of the
BMPs on the project will reduce the impact to a less than significant level.
PH2-141
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 27
Attachment 4
b) The Righetti and Jones Ranch projects will be served by the City’s sewer and water systems and will not use or deplete
groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table level. Thus, there is no impact.
c), d), e) According to the FEIR, construction of the proposed projects as part of the OASP would result in an increase of
impervious surfaces that would cause the timing and amount of surface water runoff to increase. However, the projects are
subject to the City’s Storm Drain Master Plan/Waterway Management Plan that discusses the necessary improvements that
would ensure adequate transmission and detention of storm water flow created by any new development and thus potential
impacts resulting from increased development–related run-off was determined by the OASP FEIR to be less than significant,
and no mitigation required. To ensure that runoff levels will be equal to or less than existing levels, all storm water runo ff will
be contained in detention facilities and basins within the subdivision and drained at a rate not to exceed the 2-year undeveloped
flow rate. The design, location, and maintenance of the detention facilities and basins will be subject to the approval of th e City
Engineer. Thus, the impact of the subdivision projects are less than significant.
g-j) The projects do not place housing within a 100-year flood hazard area as mapped on a Federal Emergency Management
Agency (FEMA) Flood Hazard Boundary or Flood Insurance Rate Map (FIRM) or other flo od hazard delineation map or may
impede or redirect water flows that will cause a flood hazard to surrounding areas. The subject sites are not in a location
where it would be susceptible to inundation by seiche, tsunami, or mudflow. Thus there is no impac t.
10. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? 1 --X--
b) Conflict with any applicable land use plan, policy, or regulation
of an agency with jurisdiction over the project (including, but
not limited to the general plan, specific plan, local coastal
program, or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
3 --X--
c) Conflict with any applicable habitat conservation plan or natural
community conservation plan?
3 --X--
Evaluation
a-c) The proposed General and Specific Plan amendments will facilitate a variety of new residential units in accordance with
the OASP, and consistent with appropriate land planning techniques. The amendments improve the provisio n of this housing
consistent with the OASP, and is therefore is a logical and orderly extension of the planned land uses per the OASP and is
compatible with established development within the surrounding area. No HCP’s or NCCP’s are applicable to the Planning
Area. Thus there is no impact.
a) The Righetti and Jones Ranch projects will create a variety of new residential units consistent with the OASP. Therefore,
the projects will not physically divide an established community because it is a logical and orderly extension of the planned land
uses per the OASP and is compatible with established development within the surrounding area. There is no impact.
b) The projects are planned and designed consistent with OASP land use designations for Low, Medium and Medium-High
Density Residential (for Righetti Ranch; VTM#3063) and Low, Medium, Medium-High and High-Density Residential and
Mixed Use Community Commercial (for Jones Ranch; VTM#3066). The distribution of units across the sites and the lot
designs proposed with the subdivisions are consistent with the applicable land use designations. Thus, there is no impact.
c) The project sites are not located within a habitat conservation plan or natural community conservation plan. Thus, there is
no impact. (See related discussion above under Part 4. Biological Resources.)
PH2-142
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 28
Attachment 4
11. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral resource that
would be of value to the region and the residents of the state?
1, 5 --X--
b) Result in the loss of availability of a locally-important mineral
resource recovery site delineated on a local general plan, specific
plan or other land use plan?
1 --X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space ,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments will not result in development that will violate any water quality or hydrology standards already established by t he
OASP and various referenced city regulations. Future development of the site must comply with the policies contained in the
General Plan Energy Element, and these amendments will not have any effect on minerals of statewide significance. Thus
there is no impact.
a-b) The subdivision projects will not conflict with adopted energy conservation plans nor will it promote the use of non-
renewable resources in a wasteful and inefficient manner. The development of the sites must comply with the policies
contained in the General Plan Energy Element that states: “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 and orientation,
including the provision and protection of solar exposure.” The projects will also be subject to Architectural Review that will
ensure consistency with City energy conservation goals, policies, and regulations. This impact is less than significant.
c) There are no known mineral resources on the project sites that would be of value to the region and the residents of the
State. Thus, there is no impact.
12. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in excess of
standards established in the local general plan or noise ordinance,
or applicable standards of other agencies?
1, 3 --X--
b) Exposure of persons to or generation of excessive groundborne
vibration or groundborne noise levels?
1 --X--
c) A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project?
1 --X--
d) A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project?
1 --X--
e) For a project located within an airport land use plan, or where
such a plan has not been adopted, 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?
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels?
1, 6 --X--
1, 6 --X--
Evaluation
a-f) The proposed General and Specific Plan amendments will not change any noise standards or noise mitigation measures as
required under the OASP, FEIR and Airport Land Use Plan. Thus, there is no impact.
*Note Re: a-f) … pertaining to the Righetti Ranch, VTM#3063 proposal
According to the OASP FEIR, the proposed project is located in an area zoned for residential land uses that are predicted to
PH2-143
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 29
Attachment 4
be exposed to traffic noise levels that exceed the Noise Element standard of 60 decibels (dB). This is particularly true fo r lots
adjacent to the Union Pacific Railroad (UPRR) tracks, as well as Orcutt and Tank Farm Roads, each of which carries large
volumes of traffic. Consequently, to reduce the effects of such traffic related noise to sensitive residential receptors, th e OASP
established goals, policies and programs to reduce noise exposure of new sensitive receptors within the Orcutt Area to meet
City Standards. The Specific Plan includes a specific program to contribute to mitigating cumulative impacts. Implementation
of the program must occur prior to home occupancy for development pursuant to the Specific Plan. Regardless, noise impacts
were determined significant and unavoidable impact in the OASP FEIR and corresponding Overriding Considerations were
considered and approved.
In the specific case of the UPRR tracks on the western boundary of Tract 3063, the FEIR and OASP noted that residential lots
fronting these tracks should be set back sufficient distances to achieve 60 dB’s or less in outdoor activity areas. There ar e two
(2) areas within Tract 3063 that adjoin the UPRR tracks. OASP Program 4.5.1(a) establishes a 160’ minimu m setback
(measured from the center line of the UPRR right -of-way) for lots proposed in the “C” Street area of Tract 3063, and a 208’
setback for lots fronting “D-3” Street. In the case of “C” Street, a minimum 220’ setback is proposed, complying with
Program 4.5.1(a). In the case of “D-3” Street, a 120’ setback is proposed, which is less that required by the OASP and FEIR.
To address this, the applicant completed a Sound Level Assessment (Reference Source 10) that updated train traffic and noise
level projections, and determined that exterior noise levels along the property line of proposed Lots 157 -167 would not exceed
the 60dB threshold. Therefore, as proposed, Tract 3063 complies with the OASP FEIR, and therefore there is no impact.
b) The Righetti and Jones Ranch projects will not expose people to the generation of excessive ground -borne noise levels or
vibrations. Thus, there is no impact.
c) Site development for VTM#3063 and VTM#3066 will result in increases in ambient noise levels, but not to significant
levels, since by operation of mitigation requirements set forth in a) above, noise increases that would affect ambient levels are
to be reduced to thresholds determined to be acceptable in residential areas. Therefore, impacts to permanent ambient noise
levels are less than significant.
d) Project construction or other temporary or periodic noise generation may result in temporary increases (spikes) in ambient
noise levels. Since there is no way to predict the origin or duration of these t ypes of noise sources for these developments, it
can only be regulated if found to be a nuisance by the City’s Noise Ordinance. The projects by reference acknowledge that
each will comply with Mitigation Measure N-1 (a) which references the City’s Noise Ordinance in terms of construction hours
and techniques to reduce noise levels. Thus, the impact is less than significant.
e) The projects are located in the vicinity of the San Luis Obispo County Regional Airport, and are subject to the County
Airport Land Use Plan. According to the prior OASP FEIR, the project is not within dBA-CNEL contour lines caused by the
Regional Airport. The OASP FEIR and Plan finds the impact is adverse, but less than significant.
REQUIRED MITIGATION AND MONITORING PROGRAMS
NOISE MITIGATION
N-1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall be compliant with
the City Noise Ordinance [Municipal Code Chapter 9.12, Section 9.12.050(6)]. Methods to reduce
construction noise can include, but are not limited to, the following:
Equipment Shielding. Stationary construction equipment that generates noise can be shielded with
a barrier.
Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped
with factory-reco mmended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run air compressors and
PH2-144
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 30
Attachment 4
similar power tools.
Sound Blankets. The use of sound blankets on noise generating equipment.
N-1 Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project grading
and construction.
13. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area, either directly
(for example, by proposing new homes and businesses) or
indirectly (for example, through extension of roads or other
infrastructure)?
1 --X--
b) Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
1 --X—
1 --X--
Evaluation:
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) of administrative “tracking” details for the OASP’s user reference.
a) The added population growth projected for the Orcutt Planning Area is within the General Plan’s projection and will not
result in population exceeding local and regional growth projections. Therefore, the impact of inducing substantial population
growth to the planning area would be less than significant.
b-c) No displacement of residents will result from the proposed amendments. The project site is substantially undeveloped,
with only the three existing homestead units (two on Jones; one on Righetti). These homestead sites will be retained by the
owners, so no displacement will occur. Thus, there is no impact.
14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities, the con struction 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? 9 --X--
d) Parks? 1 --X--
e) Other public facilities? 1 --X--
Evaluation
a), b), d), e) The OASP EIR determined that implementation and build out of the OASP will not result in any significant
impacts related to any of the above-listed services due to the ability to offset service needs through the City’s Development
Impact Fee program established via the City General Plan and augmented by the development fee program in the OASP;
therefore, the conclusion was that no further mitigation was necessary. Because the proposed GP and SP amendments will not
alter the provision of fire, police, parks and other public facilities, there is no impact.
c) The OASP includes reference to a possible school site on the Righetti site. It is incumbent on San Luis Coastal USD to
identify the need for a new site, and to initiate discussions with property owners, and failing that avenue, instead opting to
PH2-145
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 31
Attachment 4
collect school impact fees for the District. State authority to collect fees at the time of building permits to offset the costs to
finance school site acquisition and school construction, and said fees, when collected by local school districts, are deemed by
State law to provide adequate mitigation for school facility requirements. Section 65955 of the Gover nment Code prohibits
the City from denying a subdivision or collecting any fees beyond those required by the school district to mitigate effects
associated with inadequate school facilities. Any increases in demand on school facilities caused by future development
projects in the Orcutt Area are considered to be mitigated by the District’s collection of adopted fees at the time of building
permit issuance for each residence and commercial building. Thus, there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
PUBLIC SERVICES MITIGATION (SPECIFIC TO JONES RANCH; VTM#3066)
PS-4 Wastewater Main System Extensions. Prior to recordation of a final map for Jones Ranch (TR
3066), the improvement plans for the tract shall include connections to future imp rovements planned
by Tract 3063 (Righetti Ranch) to convey sanitary sewer service to the existing connection points on
Tank Farm Road. Prior to recordation of Tract 3066, (a) the needed improvements through Tract
3063 shall be completed and available to tie-in Tract 3066, or (b) Tract 3066 shall provide easements
and financial guarantees that guarantee Tract 3066 can proceed with construction of Tract 3063
improvements to serve the Jones Ranch.
PS-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision plans and
accompanying final map prior to recordation of the final map.
15. RECREATION.
a) Would the project increase the use of existing neighborhood or
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
1 --X--
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might
have an adverse physical effect on the environment?
1 --X--
Evaluation:
a-b) The proposed GP and SP amendments would have the effect of reorienting parks and open space within the Planning
Area by realigning the parks in areas that were previously identified as residential development. No net loss of park lands or
open space would result from the land use changes proposed. The timing and nature of public parklands would not be altered
by these amendments. Thus, no impact to recreation facilities would occur.
The build-out of the Righetti and Jones projects will add to the demand for parks and other recreational facilities. The OASP
has anticipated this demand by designating certain sites within the Plan area for a “Neighborhood Park” for active recreation al
use and other areas for “Open Space” for more passive recreation/aesthetic amenities (e.g. walking or bicycling paths and
trails) intended more for use by adjacent or nearby residents.
The following graphics from the Vesting Tract Map application package describe these parks, recreation and trails
improvements in more detail.
PH2-146
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 32
Attachment 4
Righetti Ranch VTM#3063:
Tract 3063 provides such community park amenities totaling 14.24 acres. Tract 3063 complies with Figure 2.4 in the OASP,
which shows the overall Open Space and Parks Plan. The subdivision additionally proposes internal pedestrian and bicycle
paths. These features were incorporated to provide subdivision residents pedestrian oriented access to parkland and paths
during build-out of the overall specific plan. With these on-site amenities, future residents are not dependent on build-out of
other parcels for providing nearby park facilities. The OASP FEIR determined that while build -out of the OASP will generate
increased demand for recreational facilities, the impact is less than significant with the development of additional parks and
open space per the OASP. Thus, the construction of the project will have a positive impact on parks or other recreational
facilities.
Jones Ranch VTM#3066:
Figure 2.4 in the OASP shows the overall Open Space and Parks Plan. This plan designates the option for local parkland
dedication on the project site to compliment the project’s participation in Specific Plan area -wide park improvements, to meet
the needs of the project. OASP Policy 2.3.4 states: “Provide property owners within the Orcutt Area that want to provide
parkland on their properties an opportunity to do so through the subdivision review process.” Consistent with the
aforementioned plan and policy, the applicant is proposing an approximately one-acre park in the western portion of the
project site. The subdivision additionally proposes internal pedestrian and bicycle paths. These features were incorporated to
provide subdivision residents pedestrian oriented access to parkland and paths during build-out of the overall specific plan.
With these on-site amenities, future residents are not dependent on build-out of other parcels for providing nearby park
facilities. The OASP FEIR determined that while build-out of the OASP will generate increased demand for recreational
facilities, the impact is less than significant with the development of additional parks and open space per the OASP. Thus, the
construction of the project will have a less than significant impact on parks or other recreational facilities.
PH2-147
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 33
Attachment 4
16. TRANSPORTATION/TRAFFIC. Would the project:
a) Conflict with an applicable plan, ordinance or policy establishing
measures of effectiveness for the performance of the circulation
system, taking into account all modes of transportation including
mass transit and non-motorized travel and relevant components
of the circulation system, including but not limited to
intersections, streets, highways and freeways, pedestrian and
bicycle paths, and mass transit?
1 --X--
b) Conflict with an applicable congestion management program,
including, but not limited to level of service standards and travel
demand measures, or other standards established by the county
congestion management agency for designated roads or
highways?
1 --X--
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks?
1 --X--
d) Substantially increase hazards due to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g.
farm equipment)?
1 --X--
e) Result in inadequate emergency access? 1 --X--
f) Conflict with adopted policies, plans, or programs regarding
public transit, bicycle, or pedestrian facilities, or otherwise
decrease the performance or safety of such facilities?
1 --X--
Evaluation
a-f) The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. The
proposed changes in land use patterns will cause alterations to both internal roadway alignments, access points to the existing
surrounding street network, and to the class I bike path system. No changes in allowable Specific Plan residential and
commercial densities are proposed that would necessitate updates or revisions to the transportation analysis included with the
2010 OASP FEIR. However mitigation measure T-3a of the OASP does require additional study to be conducted to determine
the appropriate location and type of traffic calming measures and control devices, these studies have been completed and the
appropriate mitigation is established below.
Righetti Ranch VTM#3063:
Tract 3063 will generate 2,675 Average Daily Trips (ADT’s) at buildout, as projected by the OASP FEIR. 304 residentia l
units would generate 365 Peak Hour Trips (PHT’s) in and out of the Orcutt Planning Area. These projections are consistent
with the Traffic Study included with the OASP FEIR. However the following mitigation items shall be incorporated to
address potential safety hazards and conflicts with adopted policies and plans:
The FEIR established a series of mitigation measures that were project -specific, as well as Traffic Improvement Fee (TIF)
programs to collect “fair share” impact fees from new development t hat would be combined and used by the City to fund area
traffic improvements. Incorporating those impact mitigation requirements into conditions of approval for Tract 3063 will
resolve any possible impacts to OASP and regional traffic conditions, thereby resulting in a finding of ‘no impact’. Notable
mitigation measures to be implemented as part of Righetti Ranch/Tract 3063 (as called for under the OASP and FEIR) include
road widening and signalization of Orcutt Road as it intersects with Tank Farm Road, participation in area-wide and city-wide
traffic improvement fee programs, as well as construction of internal arterial and collector roads to tie into OASP Circulati on
Plan requirements. The Circulation Plan of the OASP (as well as the Circulation Element of the City General Plan) identifies
the essential primary road system that will be needed to accommodate development within the plan area and surrounding
PH2-148
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 34
Attachment 4
growth areas of the City. The OASP FEIR determined that the roadway plans of these planning docume nts are for the most
part self-mitigating in that 1) Roadway alignments, road extensions, and new intersections are designed and will be built in
response to traffic projected at build-out; and, 2) Development projects in the OASP areas will also contribut e their fair share
either through adopted Traffic Impact Fees, OASP development impact fees, assessments or dedications to specified roadway
improvements.
The FEIR called for additional traffic analysis of access points to determine appropriate design and control, this additional
analysis was completed in august of 2014 identifying potential impacts with neighborhood traffic and safety at various
intersections. This analysis however identified traffic calming measures, alignments and control types that wo uld reduce these
potential impacts to less than significant with mitigation incorporated. Those measures are as follows.
1. Either align centerlines of E-2 Street & Hanson Lane & provide side street stop control with TWLT lanes on Orcutt
or design an alternative connection at a distance from Hanson Lane that does not create a functional area overlap
between the two intersections.
2. Align Street B with the existing alignment of Tiburon Way and design the roadway curvature to maintain appropriate
residential speeds.
3. Provide required frontage improvements along Tank Farm Road & Orcutt Road.
4. Provide raised intersections at D&D-4 Streets and C&C-3 Streets.
5. Provide single lane urban compact roundabout control at intersection D & Tank Farm with speed reduction curves
and at intersection A & B.
6. Provide side street stop control at E & Orcutt Intersection.
The OASP has already been found to not conflict with the San Luis Obispo County Airport Land Use Plan (ALUP).
Therefore, as the subject project complies with the pertinent requirements of the OASP regarding allowed land uses and
development densities and standards, the project is not in conflict with the ALUP. Thus, there is no impact from this projec t.
c), d) The Orcutt Area Specific Plan requires that the project pr ovide roadways that are designed and developed in accordance
with adopted City standards thereby assuring predetermined standards necessary to limit safety hazards and provide adequate
emergency access.
The VTM #3063 includes resolution of these issues, and conditions of approval to implement use of these mitigation and
design standards. Thus, there is a less than significant impact as a result of the project with incorporation of the mitigation
measures identified above.
e) The project is subject to the City’s subdivision design guidelines and fire access requirements, as well as the various
circulation improvements outlined in the OASP for each land use and ownership. The project build -out is required to fulfill all
necessary circulation system requirements, thus there is no impact.
f) The project provides improvements to implement the City adopted policies to encourage alternative means of transportation.
The project includes pedestrian paths and bicycle paths, and will be served by mass transit in the area. Additional
improvements to permit a continuous Class I bike path on “C” Street leading to Tank Farm Road will resolve potential
conflicts with transitions from Class II to Class I facilities on the creek crossing. These provisions meet or exceed the
requirements called for in the OASP. Thus, there is no impact.
Jones Ranch VTM#3066:
Tract 3066 will generate 973 Average Daily Trips (ADT’s) at buildout, as projected by the OASP FEIR. 65 residential units
would generate 116 Peak Hour Trips (PHT’s) in and out of the Orcutt Planning Area. These projections are consistent with
the Traffic Study included with the OASP FEIR. The FEIR established a series of mitigation measures that were project -
specific, as well as Traffic Improvement Fee (TIF) programs to collect “fair share” impact fees from new development that
would be combined and used by the City to fund area traffic improvements. Incorporating those impact mitigation
requirements into conditions of approval for Tract 3066 and incorporating the mitigation measures identified above will
PH2-149
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 35
Attachment 4
resolve any possible impacts to OASP and regional traffic conditions, thereby resulting in a finding of ‘less than significant
impact with mitigation incorporate’. The OASP has already been found to not conflict with the San Luis Obispo County
Airport Land Use Plan (ALUP). Therefore, as the subject project complies with the pertinent requirements of the OASP
regarding allowed land uses and development densities and standards, the project is not in conflict with the ALUP.
The FEIR also called for additional traffic analysis of access points to determine appropriate design and control, this addit ional
analysis was completed in august of 2014 identifying potential impacts with neighborhood traffic and safety at various
intersections. This analysis however identified traffic calming measures, alignments and control types that would reduce thes e
potential impacts to less than significant with mitigation incorporated. Those measures are as follows.
1. Class I bike paths shall be redesigned to be consistent with OASP Figure 5.1 & 2013 Bicycle Transportation Plan.
These Class I bike paths shall be aligned and connected with the bike paths design as part of the Taylor/Wingate
project.
2. Provide single lane urban roundabout control at the intersection of A & B Streets.
3. Implement measure 2 above.
4. Eliminate mid-block crosswalk on Street A
5. Align curb, gutter and sidewalk with Sponza Drive of the Taylor/Wingate project.
The Circulation Plan of the OASP (as well as the Circulatio n Element of the City General Plan) identifies the essential primary
road system that will be needed to accommodate development within the plan area and surrounding growth areas of the City.
The OASP FEIR determined that the roadway plans of these planning documents are for the most part self-mitigating in that
1) Roadway alignments, road extensions, and new intersections are designed and will be built in response to traffic projected at
build-out; and, 2) Development projects in the OASP areas will also contribute their fair share either through adopted Traffic
Impact Fees, OASP development impact fees, assessments or dedications to specified roadway improvements.
c), d) The Orcutt Area Specific Plan requires that the project provide roadways that are de signed and developed in accordance
with adopted City standards thereby assuring predetermined standards necessary to limit safety hazards and provide adequate
emergency access.
e) The project is subject to the City’s parking requirements as it is outlined in the OASP for each land use. The project build-
out is required to fulfill all necessary parking requirements, which includes a 25% “shared use” parking reduction for the
mixed-use commercial area, recognizing economies in parking servicing more than 1 commercial business. The shared use
proposal for parking reduction is consistent with City zoning standards and the OASP. Thus, there is no impact.
g) The project provides improvements to implement the City adopted policies to encourage alternative means of
transportation. The project includes pedestrian paths and bicycle paths, and will be served by mass transit in the area.
These provisions meet or exceed the requirements called for in the OASP. Thus, there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
TRANSPORTATION MITIGATION (SPECIFIC TO RIGHETTI RANCH; VTM#3063)
T-1(a) Orcutt Road/Tank Farm Road Intersection Improvements. A 200’ right-turn lane on the
southbound Orcutt Road approach to Tank Farm Road shall be installed with Phase 1 Tract 3063
improvements.
T-1(a) Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063.
PH2-150
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 36
Attachment 4
T-2(d) Orcutt Road/Tank Farm Road Intersection Signalization. Applicant shall provide right-of-way
as necessary as a part of Phase 1 Tract 3063 improvements, and pay “fair share” TIF contributions.
T-2(d) Monitoring Program:
Compliance will be addressed by (1) dedication of right-of-way as needed for signalization at the
time of final map recordation and (2) payment of TIF fees at time of issuance of building permits for
Tract 3063.
T-3 Street E-2 & Hanson Lane Alignment. Either align centerlines of E-2 Street & Hanson Lane with
side street stop control and a Two Way Left Turn Lane or redesign with an alternative connection at a
distance from Hanson Lane that does not create a functional area overlap between the two
intersections.
T-3 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063.
T-4 mitigation measure moved to Jones Ranch VTM#30 66
T-5 Tank Farm & Orcutt Frontage Improvements . Design and install frontage improvements along
Tank Farm Road & Orcutt Road, providing pedestrian access along both street frontages and the
connecting gap.
T-5 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063.
T-6 Traffic Calming & Safety Measures. Provide raised intersections at D& D4 Streets and C&C3
Streets. Provide single lane urban compact roundabout control at intersection D & Tank Farm with
speed reduction curves and at intersection A & B. Provide side street stop control at Street E &
Orcutt Road Intersection.
T-6 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063.
TRANSPORTATION MITIGATION (SPECIFIC TO JONES RANCH; VTM#3066)
T-1 Street B & Tiburon Way Alignment. Align Street B with the existing alignment of Tiburon Way
and design the roadway curvature to maintain appropriate residential speeds.
T-1 Monitoring Program:
PH2-151
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 37
Attachment 4
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and accompanying final map prior to recordation of the final map.
T-2 Class I Bike Paths. Class I bike paths shall be redesigned to be consistent with OASP Figure 5.1 &
2013 Bicycle Transportation Plan. These Class I path shall be aligned and connected with the bike
paths designed as part of the Taylor/Wingate project.
T-2 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and accompanying final map prior to recordation of the final map.
T-3 Traffic Calming & Safety. Intersection of Streets A & B shall be controlled by a single lane urban
compact intersection. Eliminate Mid-block crosswalk on Street A. Align curb, gutter, and sidewalk
with Sponza Drive of the Taylor Wingate Project.
T-3 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and accompanying final map prior to recordation of the final map.
T-4 Street B & Tiburon Way Alignment. Align Street B with the existing alignment of Tiburon Way
and design the roadway curvature to maintain appropriate residential speeds.
T-4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer’s office with the subdivision
plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3066.
17. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
1 --X--
b) Require or result in the construction or expansion of new water
or wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
1, 21 --X--
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
1 --X--
d) Have sufficient water supplies available to serve the project from
existing entitlements and resources, or are new and expanded
entitlements needed?
1 --X--
e) Result in a determination by the wastewater treatment provider
which serves or may serve the project that it has adequate
capacity to serve the project’s projected demand in addition to
the provider’s existing commitments?
1 --X--
PH2-152
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 38
Attachment 4
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project’s solid waste disposal needs?
1 --X--
g) Comply with federal, state, and local statutes and regulations
related to solid waste?
1 --X--
Evaluation
The proposed GP and OASP amendments will not generate any changes in utility services. Thus, there is no impact.
a-c) The OASP FEIR determined that implementation and build-out of the OASP will not result in any significant impacts
related to delivery of domestic water, wastewater collection or treatment, or storm water drainage/retention and concluded
that such impacts related to build-out of the OASP were less than significant and no mitigation was deemed necessary. Build-
out under the OASP will be similar to that anticipated and projected in the City General Plan. The Righetti and Jones projec ts
propose to provide all water, sewer, and storm drain facilities necessary to adequately serve the subject projects, including
distribution, collection and other infrastructure capacity as required by the OASP facility master plan and the City’s Storm
Drain Master Plan/Waterway Management Plan. There is no new evidence that the subject projects, as delineated by the
OASP, will result in any adverse impacts to these service systems nor exceed RWQCB wastewater treatment requirements ,
with the potential exception of meeting minimum fire flow and storage capacity for the residential and commercial uses.
Related to delivery of domestic water to the subject projects, new information developed after the FEIR was certified and after
the Orcutt Area Specific Plan was adopted (in 2010) is now available from the City’s 2015 Water Master Plan and hydraulic
model related to the provision of water service to the Orcutt Specific Plan Area. To serve the area with adequate fire flow
(1,500 gpm for residential areas, 2,500 gpm for commercial areas), and average daily storage requirements, a 12-inch water
main needs to be extended from the Bishop pressure zone at the intersection of Johnson and Southwood Drive in a
south/southeast direction to the intersection of Orcutt Road and B Street. A 12-inch water main will also need to be extended
west to Orcutt and A Street. Under City fire and safety standards, these improvements will be required prior to occupancy of
any new residential or commercial uses. Adequate fire flow and storage, based on the extension into the subject projects, is
available in Bishop Tank for the development of the Orcutt Specific Plan area. Mitigation Measure USS-1 is included to
address the timing of these offsite improvements in conjunction with the Tract 3063 and 3066 development projects.
In addition to the on-site utility service infrastructure required with the developments, the subdivision projects are subject to
City and OASP established Development Impact Fees that are charged in conjunction with approval of development projects
to offset costs associated wit h water supply, water treatment, and wastewater treatment . Thus, regarding water and
wastewater treatment, there is no impact. To fully resolve fire flow and storage limitations, proposed mitigation measure
USS-1 will result in less than significant impacts.
d) Provisions in the City General Plan, specifically the Water and Wastewater Management Element, and OASP insure that
increased water use by new development will not cause inadequate water service to existing and future customers. These
projects are also subject to water impact fees which were adopted to ensure that new development pays its share of
constructing additional infrastructure needed to support additional facilities. More specifically, the projects are subject to the
citywide water impact fees. Thus, compliance with the City and State standards and requirements will assure that impacts
related to water supplies are less than significant.
e) The City wastewater treatment plant and existing and proposed sewer lines in the vicinity and within the Jones and Righetti
project sites have sufficient capacity to serve the project site. The developer(s) will be required to construct on -site sewer
facilities according to City and Uniform Plumbing Code standards. The project proposals includes int ernal collection lines and
extension of main line wastewater lines generally to the south and west of the site, to connect the Planning Area to existing
main line facilities at Tank Farm Road. From Tank Farm Road, wastewater generated by Tract 3063 will follow existing
conveyance facilities to the City’s Water Resource Recovery Facility. Tract 3066 will necessarily require connection to
infrastructure provided by Tract 3063. To this extent, Mitigation Measure PS -1 is included to tie construction of Tract 3066
to the availability of infrastructure through Tract 3063 (Righetti Ranch) to serve this Jones Ranch project.
PH2-153
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 39
Attachment 4
Following submittals of detailed sewer analysis and numerous meetings and consultations with City Utilities Department staff,
submitted proposals to provide sewer service for the project, relying on future connections for other nearby property owners
was supported. Impact fees are also collected when building permits are issued to pay for capacity at the City’s Water
Reclamation Facility. The fees are set to offset potential impacts associated with increases in demand and use by each new
residential or commercial unit in the Jones and Righetti projects. Thus, there is no impact.
f) Solid waste collection within the City will be provided by a private operator under a City franchise and disposal is expected
to continue at Cold Canyon Landfill until 2018. The project must be consistent with the City’s Source Reduction and
Recycling Element which requires that recycling facilities be accommo dated on the project site and a solid waste reduction
plan for recycling discarded construction materials must be submitted with the building permit application. The projects are
also required by the ordinance to include facilities for recycling to reduce the waste stream generated by each project. Thus,
there is no impact.
g) The projects will fully comply with existing federal, state, and local statutes and regulations related to solid waste. T hus,
there is no impact.
REQUIRED MITIGATION AND MONITORING PROGRAMS
UTILITIES AND SERVICE SYSTEMS MITIGATION
USS-1 Off-site Water Main Line Extensions to the OASP To Meet Fire Flow and Storage Standards .
Concurrent with applications for Final Map(s), the applicant shall submit a water supply plan to meet
adequate fire flow standards for all lots within each Final Map. Implementation of such a water line
extension plan shall be included as a part of public improvement plans for the subdivision, and
approved by Utilities, Public Works and the City Engineer. This implementation plan may include a
financing plan, including reimbursement provisions, approved by the City Council at the time of
considering any Final Map. Required water main line extension(s) to the subdivision shall be
completed and operational to the satisfaction of the Utilities Director, prior to occupancy of any of
the residential and/or commercial uses.
USS-1 Monitoring Program: Compliance will be reviewed and implemented by the City
Engineer’s office with the subdivision plans and shall be completed prior to issuance of any building
permits for Tracts 3063 and/or 3066.
18. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality 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 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?
--X--
b) Does the project have impacts that are individually limited, 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)?
--X--
PH2-154
Issues, Discussion and Supporting Information Sources
ER # TR3063, TR3066 (General Plan and Orcutt Area
Specific Plan Amendments, Vesting Tentative Tract Maps)
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 40
Attachment 4
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
--X--
Evaluation
The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill URL
placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open space,
parks and wetlands mitigation areas, and (c) addition of administrative “tracking” details for the OASP’s user reference. These
amendments do not generate any adverse physical effects on the environment, and as such, have no impact on the environment.
a-c) As detailed herein, the various Final EIR and Orcutt Area Specific Plan requirements put in place in 2010 have been
applied to the proposed residential and commercial developments associated with VTM #3063 (Righetti) and VTM#3066
(Jones).
To the extent that subdivision designs that comply with these OASP design and FEIR mitigation standards, these projects can
be found to be “self-mitigating”.
Based on the evidence and materials submitted, the General Plan and Specific Plan amendments, VTM#3063 and VTM#3066
do not raise any CEQA issues requiring “mandatory” findings of significance.
PH2-155
Attachment 4
GPA-SPA-ER-TR#3063/TR#3066
41
19. EARLIER ANALYSES.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or 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.
In 2010 the City of San Luis Obispo certified an Environmental Impact Report (EIR) for the Orcutt Area Specific Plan
(OASP). The proposed General Plan and Orcutt Area Specific Plan amendments focus on (a) modification of the Righetti Hill
URL placement, (b) reorientation of various land uses with no significant increase in residential densities or loss of open s pace,
parks and wetlands mitigation areas, (c) deleting reference to a possible scho ol site, and (d) addition of administrative
“tracking” details for the OASP’s user reference. Therefore, this prior OASP EIR evaluation considered impacts and
mitigation related generally to potential development of the subject site and others pursuant to the OASP. The prior OASP
EIR, certified by the City Council along with the adoption of the OASP on March 2, 2010, by Resolution No. 10154 (2010
Series), contained a variety of mitigation measures to be incorporated as discrete components of the OASP or a s policies or
development standards to be implemented through site-specific development proposals.
The California Environmental Quality Act (CEQA) allows Lead Agencies (the City) to use the analysis of general matters
contained in a broader EIR, such as for a general or specific plan, with later environmental documents incorporating by
reference the general discussions from the broader EIR, and concentrating the initial study discussion solely on the issues
specific to the later project. The environmental assessment approach is referred to as “tiering”.
The environmental analyses above takes into account the environmental conclusions of the prior EIR as they are applicable to
the proposed GP and SP amendments.
The Orcutt Area Specific Plan and Final Program EIR is available for review at the City of San Luis Obispo Community
Development Department, 919 Palm Street, San Luis Obispo, CA 93401 and is also on the City’s website.
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 the earlier analysis.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation
measures which were incorporated or refined from the earlier document and the extent to which they address site -specific
conditions of the project.
20. SOURCE REFERENCES.
1. Orcutt Area Specific Plan (March 2010), and Final FEIR (December 2009)
2. City of SLO Zoning Regulations (August 2012)
3. City of SLO Unified General Plan
4. 2014 “Righetti Ranch Visual Simulation”, RRM Design Group
5. City of SLO Climate Action Plan (August 2012)
6. Airport Land Use Plan amended May 2005
7. City Storm Drain Master Plan/Waterway Management Plan
8. Federal Emergency Management Agency (FEMA) Flood Hazard Boundary or Flood Insurance Rate Map (FIRM)
9. Section 65955 of the Government Code (State school fees)
10. 45db.com, David Lord Acoustics Consulting (May 2014)
11. Soils Engineering Report prepared by GeoSolutions (April 2013 – VTM#3063; May 2014 – VTM#3066)
12. Cannon Preliminary Drainage Report (May and August 2014)
13. Sewerage Calculations dated
14. Climate Action Plan compliance checklist for project
15. SLO County Airport Land Use Commission (ALUC) Referral Materials
PH2-156
Attachment 4
GPA-SPA-ER-TR#3063/TR#3066
42
16. Native American Heritage Commission (NAHC) Tribal Consultation Referral Materials
17. Rincon “Biological Resources Assessment” for Righetti Ranch Tract 3063, July 2013
18. Rincon “Delineation of Jurisdictional Wetlands” for Righetti Ranch Tract 3063, June 2013
19. Rincon “Biological Resources Assessment” for Jones Ranch and Imel Property, August, 2014
20. Rincon ”Delineation of Jurisdictional Wetlands” for Jones Ranch and Imel Property, August, 2014
21. San Luis Obispo Water Master Plan (2015)
PH2-157
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 1 Expanded Project Descriptions – Staff Analysis - CEQA Review
Expanded Project Descriptions – Staff Analysis – CEQA Review
Vesting Tract Map #3063 (Righetti)
Proposed VTM#3063 includes a mix of low, medium and high density residential uses, parklands,
open space and a regional storm water detention basin as required by the OASP.
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks &
Open Space
Righetti Ranch
143.83 acres
none proposed
272 single family units
32 multi-family units
304 total residential
14.26 acres Parks
75.42 acres Open Space
89.68 acres (62.4%)
Density assigned to the Righetti Ranch property under the OASP called for between 288-313
residential units. At 304 units, VTM#3063 is consistent with projected residential unit densities.
VTM#3063 proposes to meet their affordable housing requirements by providing 32 of their
required 41 affordable units on-site, with the remaining 9 units transferred to adjoining Jones
VTM#3066. The OASP and Housing Element allow off-site affordable housing so long as it is
timed to meet the needs of the underlying project creating the demand. Righetti proposes to meet
these on-site requirements as a part of their Phase 2 project construction. While staff supports this
physical location and timing, it is equally important to take note of OASP and Housing Element
policies that encourage this housing to be developed early on in projects, and if possible in step
with the main market-rate housing units. For example, it is appropriate to time affordable housing
with the sequence of market-rate housing construction, recognizing that initial subdivision grading,
infrastructure and other improvements need to be completed to begin the production of any
housing at the site.
In the context of Righetti Ranch, staff is recommending that financial guarantees be presented at
the outset of the tract construction that would allow the affordable units to be deferred to the
desired Phase 2 timing of the applicant. The form of these guarantees would be approved by the
City Attorney and Community Development Director at the outset of the project.
In the case of VTM#3063, Condition #110 is included to require the preparation and approval of
an “Affordable Housing Agreement” by the City Council, to document the timing, guarantees and
related details of the Righetti affordable housing program, to be required as a part of presentation
of the initial Final Map for recordation.
Righetti Conservation, Open Space and Recreation
Staff Analysis: OASP Policies concerning Conservation, Open Space and Recreation are focused
on protection of Righetti Hill, creeks, wetlands habitats and visual resources, while introducing a
variety of parks and recreational uses for the residents of the Orcutt area.
The various land use and development standards contained in the OASP result in about 1/3 rd of the
planning area remaining in open space (80 acres). The Righetti Ranch proposal represents
approximately 75.42 acres or over 94% of the total open space areas planned for the Specific Plan
PH2-158
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 2 Expanded Project Descriptions – Staff Analysis - CEQA Review
area. Similarly, the 14.26 acres of parklands included on the Righetti site represent 87% of the
total parklands (16.30 acres) required by the OASP.
Policies 2.2.1, 2.2.2 and 2.2.3 designate specific areas for creeks, wetlands, mitigation areas and
riparian open space as a part of the overall OASP Planning Area. In the case of the Righetti Ranch
proposal, 75.42 acres of open space are set aside as prescribed by the OASP to meet these goals
within the property. These areas occur within Lots 327 (Righetti Homestead) and 328 (Righetti
Hill) totaling 52.45 acres, and another 23 acres included as Lots 318-326, and the detention basin
(Lot 317).
Creeks and riparian corridors, including Barrandca Creek, occur in roughly the center of the site,
extending through the site roughly between Orcutt and Tank Farm Roads. These open space lots
and the creek corridor ties into the proposed Jones Ranch project to the north and the future Imel
and Garay properties.
Based on the presentation of VTM#3063, staff has analyzed the various configurations of open
space and parkland improvements in order to provide recommendations on which properties
should be dedicated in-fee to the city, and as a consequence of that dedication the city would take
on permanent maintenance obligations for those lands.
The following lots are recommended for in-fee dedication:
Recreation parcels Open Space parcels
Lot 312 (neighborhood park) Lot 328 (Righetti Hill)
Lot 307 (trailhead junction park) Lot 319 (below Righetti Hill)
Lot 316 (linear park) Lot 320 (below Righetti Hill)
Lot 311 (pocket park) Lot 321 (below Righetti Hill)
Lot 324 (creek channel)
Lot 325 (creek channel)
Lot 326 (creek channel)
The Righetti Hill parcels will include a wildland fuel management component (within 100’ of the
subdivision) that will be implemented annually by the Master HOA, to comply with fire
requirements as noted on VTM#3063 sheet C-36. Additionally, under state/federal habitat permits
the applicant will be required to improve and maintain the wetlands and riparian mitigation areas
of the property, likely for the initial seven (7) years of establishment. Beyond this private
maintenance, staff believes it appropriate to consider the larger intact nature of these open space
parcels as an integrated biological micro-environment that will benefit from deliberate
management practices overseen by the city, into the foreseeable future.
Additional policies require free-span bridges for major creek crossings, as proposed in the Righetti
subdivision for D Street, at Lots 168 and 315. Creek setback standards as described on VTM#3063
Sheet C-3, and various other VTM sheets, are consistent with OASP policies regulating
development along these corridors.
PH2-159
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 3 Expanded Project Descriptions – Staff Analysis - CEQA Review
Regarding parkland features, the OASP establishes several public park areas on the property. In
fact, the primary neighborhood park (Lot 312), pocket park (Lot 311), Righetti Hill trailhead park
(Lot 307) and Lot 316 (linear park) improvements are proposed to be dedicated and constructed to
satisfy the majority of recreational needs for all properties in the Orcutt Planning Area.
The OASP policies also provide for extensive Class 1 bike paths and trails on the Righetti Ranch
property. Paths and trails meeting the OASP policies are described in detail in the VTM#3063
sheet L-4.
Timing of dedication of parklands and completion of improvements is generally described in the
OASP, and to that extent staff has been engaged with the applicants, and initially with the Parks
and Recreation Commission. Because the applicant’s will be dedicating the majority of the
required neighborhood park (11.6 of the 12 acres required) they will be meeting their Public
Facilities Financing Plan (PFFP) obligations for land acquisition under the OASP, and in fact will
be due back a proportionate reimbursement from future subdivisions for the land acquisition
component of the PFFP fee. As a condition of VTM#3063 approval, Righetti Ranch will be
required to comply with OASP parkland improvement policies by completing a phased
construction program for park and trail improvements throughout the subdivision. At this early
stage, it is possible to estimate the improvements to approximate $1.825MM (based on 304 units
x’s ~$6,000/unit for park and bike improvements). At this point, such a program is preliminary
for the purposes of the VTM processing, and a final program is recommended to be developed
with input from the Parks and Recreation Commission, and approval by the City Council,
concurrent with the initial final map recordation within Tract 3063.
Righetti Lot Configuration and Layout
Staff Analysis: VTM#3063 includes a street layout that is consistent with the OASP. Generally,
with the reconfigurations of land uses proposed for the GPA-SPA, smaller lots and higher densities
move from areas near and adjoining the UPRR tracks in an easterly direction, to larger lots abutting
the upper reaches of development along Righetti Hill and near Orcutt Road. These transitions
towards the east are more consistent with adjoining county lands and lower densities found in those
adjacent areas.
Proposed lots are configured around and between various pedestrian and bicycle path links within
the subdivision that promote alternates to vehicle use. The natural stream/runoff channels on the
property have been maintained in their natural conditions, with trails providing accessibility and
use, but limiting vehicular crossings as envisioned in the OASP.
Concentrations of higher-density residential uses (including affordable housing) as suggested are
closer to neighborhood-serving commercial retail uses and services planned on nearby properties,
again, consistent with the land planning guidelines of the OASP.
PH2-160
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 4 Expanded Project Descriptions – Staff Analysis - CEQA Review
Righetti Subdivision Phasing
Staff Analysis: Proposed VTM#3063 includes 3 identified phases.
Phase 1 = 151 lots/units
Phase 2 = 119 lots/units
Phase 3 = 34 lots/units
Phased improvements with a project of this scale are appropriate, and the timing of various
infrastructure, affordable housing, parklands, recreational facilities, and open space dedications
are all addressed under the relevant sections of this Report.
Righetti Residential Products
Staff Analysis: Proposed VTM#3063 includes a mix of single-family and attached multi-family
residential units. The applicant’s “Project Description” (Attachment 5) includes a statement that
all residential construction will comply with the OASP Design Guidelines at the time of future
construction.
Concept floor and site plans have been presented for the multi-family attached units. These units
are proposed as “townhomes”, designed to include fee ownership of t he underlying parcel, while
permitting attached buildings in a series of attached or clustered configurations. These units vary
between 2- and 3-bedrooms, with garages on the ground floor of the two (2) bedroom units, and
two (2) living levels above for a total of three (3) stories. Another plan calls for a three (3) bedroom
concept on two (2) stories with parking on the ground floor. These concepts allow some variation
to the height and scale of the buildings, and will be a more lower-cost and affordable housing
product. These plans are general, and serve to confirm that the housing types described by the
applicants do in fact work on the proposed higher-density lots of the tract.
Architectural plans or studies for VTM#3063 have not been presented for the single-family
housing products. The applicant has indicated that they will process design applications at a future
date. The applicant has also proposed that the provisions of th e City’s Subdivision Regulations,
and by extension the OASP, permit the Community Development Director to approve residential
development pursuant to a “minor architectural review permit”.
Staff’s view is that projects of the scale of Jones and Righetti should be subject to a more public
architectural review process, allowing for heightened levels of public review and comment on
proposed building plans. Staff is also sensitive to the need to assist applicants in moving projects
along the review process. In response to the applicant’s request, staff is recommendi ng a process
under Condition #109 that would allow ARC review/comment on a series of “model unit”
buildings and landscaping designs, and to provide for public comment and input to the Director to
make final determinations on building design. Director’s decisions in this manner would be
appealable under established city policies.
Righetti Utility Systems
Staff Analysis: Utility systems for VTM#3063 include water distribution lines, wastewater
collection and conveyance lines, storm drainage lines and detention basin, and dry utility lines are
proposed to serve the project, and to integrate into adjoining developments within the OASP, as
well as off-site along Orcutt and Tank Farm Roads. Generally, private sewer lines and laterals
PH2-161
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 5 Expanded Project Descriptions – Staff Analysis - CEQA Review
serving individual lots and located within private roads/public utility easements shall remain
privately owned and maintained. All water main lines and storm drainage systems will be
dedicated to public ownership and maintenance as a part of the final tract map(s).
As noted in the IS-MND for the combined GPA-SPA and VTM’s, off -site water utility and service
system concerns have been raised based on the City’s newly updated 2015 Water Master Plan. In
particular, after adoption of the 2010 OASP and FEIR, it has been determined that in order to
adequately serve the Righetti and Jones projects with fire flows and adequate daily storage needs,
a water main needs to be extended from the Bishop pressure zone (at Tanglewood and/or
Southwood Drives) to the Orcutt Road & B Street intersection. A main line would also be needed
to extended west on Orcutt Road to A Street. To the extent that these improvements are sized
beyond the needs of just the Righetti and Jones tracts, MM USS-1 allows the applicant to propose
a financing and reimbursement program option for consideration.
Also noted under the IS-MND were wastewater main line extensions needed from the Tank Farm
Road area through VTM#3063 (Righetti) to serve VTM#3066 (Jones) that would be addressed by
requiring either Jones follow Righetti from a construction phasing perspective, or easements and
improvement guarantees be provided by Jones should it precede Righetti. MMPS-4 is included to
address this requirement.
Righetti Transportation Systems
Staff Analysis: IS-MND requirements detailing the timing of various roadway improvements are
proposed to be included with any approval for VTM#3063. Regarding the proposed phasing of
VTM#3063, Phase 1 (“D” Street neighborhoods) would be isolated with a single access in and out
from Tank Farm Road if the Phase 2 (“C” Street neighborhoods) were delayed or not developed
for any reason. As suggested by the Utility Phasing plans of the VTM, Phase 1 will include the
installation of water and wastewater lines in future “C” and “B” Streets. To accomplish this, the
applicant is expected to grade these roadways so that placement of the underground utilities will
be designed to meet both horizontal and vertical future roadway alignments. In doing this, staff
believes that access on “B” and “C” Streets must be provided in concert with Ph ase 1 development.
Condition 101 establishes the requirement that this secondary access be in place prior to issuance
of building permits for the 30th unit in Phase 1, in an interim or permanent configuration
satisfactory to public safety and public works staff, prior to more formal paving and roadway
improvements planned with Final Map Phase 2.
Righetti Open Space Dedication
Staff Analysis: Open space dedications as proposed with VTM#3063 are in substantial compliance
with OASP requirements. In summary, public dedication of open space conservation easements
for lots 318 (25,505 sf on Orcutt Road), 319-321 (36,643 sf – 73,205 sf – 176,499 sf adjoining the
revised Righetti Hill URL), 324-326 (74,735 sf - 134,667 sf - 167,371 sf Hansen-Barrandca Creek
segments) and 328 (37.9 ac Righetti Hill) are included with the VTM. The requirement to set these
areas aside are consistent with the OASP policies and direction. These areas (totaling 53.71 acres)
would be publically maintained by the city.
PH2-162
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 6 Expanded Project Descriptions – Staff Analysis - CEQA Review
Some six (6) acres of open space lands (Lots 308-310, 313-315, 317, 322-323) are also proposed
to be set aside and maintained privately by the Master HOA for Righetti Ranch.
Righetti Parklands Dedication and Improvements
Staff Analysis: Proposed VTM#3063 includes 304 proposed dwellings, which translates into
approximately 763 new city residents (R-1/R-2 at a ratio of 2.58 persons/unit = 702 persons + R-
3 at a ratio of 1.92 persons/unit = 61 persons).
The same calculation for the Jones Ranch VTM#3066 (also being processed by the applicant),
yields 145 new city residents (R-1/R-2 at 2.58 persons/unit = 72 persons + R-3 at a ratio of 1.92
persons/unit = 73 persons).
Based on these combined populations, Righetti and Jones would be required to develop at least
9.08 acres of public parklands at a ratio of 10 acres per 1,000 city residents (OASP Policy 2.3.1).
To achieve these parklands dedications and improvements, the OASP included a financing
program to spread the costs of parklands across all properties, whether they dedicate and/or
improve parklands or not.
Under the OASP, Public Facilities Financing fees due on a project-by-project basis are calculated
under two (2) factors. The first factor is a land value component, which is used to credit back land
acquisition costs to properties where public parklands are dedicated. This was developed as a
“fairness” consideration to those properties where more parklands were to be dedicated, as well as
a means to collect a fair share contribution from those properties where no parklands were to be
dedicated. Spreading out the value of lands, and collecting a fee that is used to “credit back” to
dedicating landowners is a common practice in master planned communities. The second factor,
park improvements, is similarly treated under the OASP Public Facilities Financing Program.
As applied to the Righetti project, most of the OASP public parklands are to be dedicated with
VTM#3063. To meet the OASP and General Plan requirements for parklands dedication and
improvement, staff is recommending conditions to impose both dedication and improvement
requirements to the Jones and Righetti projects to meet these standards over a phased program of
development of each subdivision. Condition No. 111 has been proposed to require the Righetti
and Jones subdivisions to submit a Parklands Improvement Plan meeting the following general
objectives to complete the following dedications and improvements following the sequence of
their respective Phasing Plans:
Parkland Dedication Park Improvements
Phase 1 VTM#3063 Phase 1 = 5.27 acres
15.33 acres Phase 2 = 3.00 acres
Phase 3 = 0.81 acres
Minimum 9.08 acres improved lands
Lot 312 – Neighborhood Park (11.6 ac)
Lot 316 – Linear Park (1.3 ac)
Lot 307 – Trail Junction (2.23 ac)
Lot 311 – Pocket Park (0.2)
PH2-163
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 7 Expanded Project Descriptions – Staff Analysis - CEQA Review
To the extent that Righetti Ranch is due reimbursements for parkland dedication fee credits, or
they expend parkland improvement costs beyond the “fair share” contributions outlined by City
fee regulations at the time of filing a final map, a “Fee Credit and Reimbursement Agreement” or
other satisfactory mechanism may be considered by the City Council under Condition No. 117.
Righetti Uniform CC&R’s
Staff Analysis: Pursuant to the OASP, a homeowners association (HOA) is to be created to address
ownership, maintenance, repair and replacement of common areas and private streets not otherwise
incorporated into public ownership. Righetti Ranch includes limited private areas that would be
subject to an HOA within the boundaries of VTM#3063.
VTM#3063 has been proposed by the applicant to be incorporated into a “Master HOA” created
for Righetti Ranch, but also envisioned to incorporate the adjoining Jones Ranch property
(VTM#3066).
To the extent that Righetti precedes Jones, this option is reasonable. In the event that Jones
precedes Righetti, it will be necessary to create an HOA for VTM#3066. This can be done with
the future option of VTM#3066 being automatically “annexed” or incorporated within the Righetti
Master HOA, or as a sub-association within the Master HOA.
This decision will be for the subdivider to make at the time of final map application, and therefore
Condition 104 is presented to permit any of these options to be proposed, consistent with the
OASP.
Vesting Tract Map #3066 (Jones)
The Jones Ranch project site comprises 11.56 acres of the overall 231-acre Orcutt Area Specific
Plan (OASP). The applicant has submitted a “Project Description” narrative (Attachment 1) and
VTM sheets (Attachment 3) which describe their proposal in detail.
Jones Conservation, Open Space and Recreation
Staff Analysis: In the case of the Jones Ranch proposal, 2.03 acres of open space are set aside as
prescribed by the OASP to meet these goals within the Jones property. These areas occur within
Lots 31 and 32 along the Barrandca Creek corridor in roughly the center of the site. These open
space lots and the creek corridor ties into the proposed Righetti Ranch project to the south and the
future Fiala property to the north.
Additional policies permit culverts for minor creek crossings, as proposed in the Jones subdivision
at Lots 31-32. Creek setback standards as described on VTM#3066 Sheet C-3 are consistent with
OASP policies regulating development along these corridors.
Regarding parklands features, the OASP does not establish any public park areas on the property.
Instead, Jones Ranch will contribute to the Public Facilities Financing Plan (PFFP) required by the
PH2-164
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 8 Expanded Project Descriptions – Staff Analysis - CEQA Review
OASP, in the form of fee payments to contribute their fair share to improvements constructed on
other properties in the Orcutt Planning Area.
The OASP does provide for a continuation of Class 1 bike paths on the Jones Ranch property,
connecting Righetti to the south and Wingate to the north. This occurs with a class one path
beginning at B Street adjoining the future Neighborhood Park on the Righetti site, northerly to
Sponza Drive, terminating at a Bike Staging Area on the Jones property.
Jones Land Use and Development Standards
Staff Analysis: Proposed VTM#3066 includes a mix of low, medium density residential uses and
open space as required by the OASP.
Proposed
Project
Gross
Acreage
Commercial
Land Uses
Residential
Land Uses
Proposed Parks &
Open Space
Jones Ranch
11.56 acres
15,070 sq ft
1.32 acres
(mixed-use)
14 single family units
52 multi-family units
66 total residential
2.03 acres Open Space
2.03 acres (17.6%)
Density assigned to the Jones Ranch property under the OASP called for between 54-56 residential
units. At 57 units unique to the Jones Ranch, VTM#3066 is substantially consistent with projected
residential unit densities. The added affordable units “received” from the Righetti Ranch proposal
remain consistent with the density ranges established for the overall OASP.
VTM#3066 proposes to meet their affordable housing requirements (Policy 3.3.2 requires 5% low
income and 10% moderate income units) by providing their required 8 affordable units on-site.
These affordable units would be dispersed within the R-2 components of the proposed tract. While
staff supports the on-site concept for Jones, including the transfer of units from the Righetti
proposal, it is equally important to take note of OASP and Housing Element policies that encourage
this housing to be developed early on in projects, and if possible in step with the main market-rate
housing units. For example, it is appropriate to time affordable housing with the sequence of
market-rate housing construction, recognizing that initial subdivision grading, infrastructure and
other improvements need to be completed to begin the production of any housing at the site.
In the context of Jones Ranch, staff is recommending that financial guarantees be presented at the
outset of the tract construction that would allow the affordable units to be deferred to the desired
Phase 2 timing of the applicant. The form of these guarantees would be approved by the City
Attorney and Community Development Director at the outset of the project.
In the case of both the Jones and the Righetti VTM#3063 proposal, conditions would be included
to require the preparation and approval of an “Affordable Housing Agreement” by the City
Council, to document the timing, guarantees and related details of the combined Jones-Righetti
affordable housing program, to be required as a part of presentation of the initial Final Map for
recordation on either property.
VTM#3066 has been proposed to be recorded in a single phase. During discussions with the
applicant, it has been suggested that Jones Ranch would parallel the Phase 1 timing of the nearby
PH2-165
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 9 Expanded Project Descriptions – Staff Analysis - CEQA Review
Righetti Ranch subdivision. This makes sense from several perspectives, including the need to
advance affordable housing “received” on Jones from Righetti, critical circulation and
infrastructure needs can be more readily achieved under a joint-development concept, and all
parklands needed for the Jones Ranch property occur within the Righetti site.
However, Jones Ranch is a standalone project, and to that extent the project is being treated as a
single phase project. Phased improvements with a project of this relatively small scale are not
appropriate. It is also possible for a variety of reasons that Jones may lag behind Righetti. For
this reason the Jones project may need to be independently capable of meeting development
standards without reliance on nearby development project(s).
Jones Community Design
Staff Analysis: As noted under the Righetti analysis, Chapter 4 Policies concerning community
design express a desire for a compatible mix of architectural designs. Roadway and lot
configurations consistent with the OASP are designed to encourage pedestrian connections and
accessibility within the Orcutt neighborhoods as an alternate to vehicle use. The Jones project
meets these objectives for both internal circulation, and provide for Specific-Plan-regional
linkages for the overall Plan area.
Lot design policies call for use of shared driveways, alleys, side and rear lot garage access and
parking courts to limit the appearance of garages from street elevations. This is particularly
important within the OASP when smaller lots are being used to advance affordable-by-design
community goals. The Jones Ranch proposal includes use of all these suggested features, within
its multi-family housing products and also the detached single-family unit and lot designs.
Policies calling for street scape design meeting pedestrian-friendly environments, building design
orientation to major streets, and defined and inviting corridors between buildings are achieved as
illustrated by the site plan and buildings configurations shown in the applicants plan sets.
One feature of proposed VTM#3066 calls for approval for residential building plans to be vested
with the Community Development Director, rather than the ARC, citing subdivision regulations
that allow CDD approvals for projects proposed under an adopted Specific Plan.
PH2-166
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 10 Expanded Project Descriptions – Staff Analysis - CEQA Review
Jones Circulation
Staff Analysis: The 2010 FEIR environmental analysis, and subsequent Circulation Program 5.2.3
direction in the adopted OASP, makes it clear that alignment of “B” Street to match the Tiburon
Way intersection through the Imel property is to be developed either as part of the Imel
development, or through negotiations between the Jones applicant and Imel to secure the needed
off-site right-of-way as part of the Jones development. In this case, the applicant has been working
to secure this right-of-way, and would implement that option with recordation of the Final Map
for Tract #3066.
B Street-to-Tiburon Way Alignments Analyzed in 2010 OASP FEIR
It should also be noted that the OASP identified an alternative “B” Street connection to Orcutt
Road that would allow a 250’ offset northerly from Tiburon, entirely within the Jones property.
Program 5.2.3(f) of the OASP affords the Jones
subdivider with the option of an alternative “B”
Street connection to Orcutt Road that would
allow this 250’ intersection “offset” northerly
from Tiburon, entirely within the Jones property.
This “offset” configuration is problematic from
several perspectives, including (1) this alignment
would eliminate virtually all the useable areas of
the Jones homestead lots proposed in
VTM#3066, (2) the “offset” has not been subject
to updated CEQA analysis, and (3) the proposed
VTM#3066 does not include a design for this
alternative, and the resulting changes to the
proposed circulation and lot patterns. For these
reasons, staff has dismissed this alternative at this
time.
Following extensive discussion with the Jones
applicant, staff is recommending conditions
requiring the subdivider to provide this
alignment through Imel to Tiburon Way. This
condition leads to the opportunity to implement a
5th homestead lot at Jones described in
Attachment 10.
Jones Public Utilities and Services
Staff Analysis: The preliminary on-site infrastructure plans proposed for VTM#3066 have been
reviewed by engineering, public works and utilities staff and are adequate for serving the proposed
project.
JONES
“Offset
Alignment
”
IMEL
JONES
“Offset
Alignment”
“County
Alignment”
“Preferred
Alignment
”
PH2-167
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 11 Expanded Project Descriptions – Staff Analysis - CEQA Review
Specific attention has been given to off-site utility improvements needed to adequately serve
VTM#3066. Off-site wastewater main line extensions from Tank Farm Road (through adjoining
Righetti, VTM#3063) and the extension of off-site water mains to supply needed fire flows and
storage have been addressed in the 2015 IS-MND, and under conditions to be considered for
project approval.
Policies directed at meeting fire codes, law enforcement, health, maintenance, transportation and
recycling will be applied to any project approvals, consistent with City codes and regulations as
outlined in the OASP.
CEQA Environmental Review
In developing the CEQA analysis, staff expanded or “tiered” the analysis beginning with the
Final Environmental Impact Report (FEIR) certified for the OASP in 2010. The following
presentations review the previously certified impact and mitigation measures developed with the
FE IR, and identifies those OASP FEIR standards that are applicable to the Righetti and Jones
Ranch proposals (ref. Attachment 3; “Summary of Mitigations OASP FEIR”). Additionally,
the 2015 CEQA analysis conducted more recently for the Vesting Tract Map applications (ref.
Attachment 4; “Initial Study”) adds an additional “tier” or level of review and analysis for the
applicant’s proposed GPA-SPA and VTM applications.
Analysis of CEQA, SPA-GPA, Bicycle Transportation Plan and Vesting Tract Map
Applications
CEQA Analysis “Tiering” Off 2010 OASP FEIR
For the most part, the OASP FEIR was a “program level” EIR that identified various potential
impacts and recommended several mitigation measures that were ultimately incorporated into the
development standards of the final, adopted Specific Plan for the Orcutt Planning Area. To the
extent that the proposed projects are consistent with the OASP, they reflect the mitigations
measures as a part of their design.
There were, however, several mitigation measures that could be characterized as “project-related”
that would need to be incorporated into future subdivision applications and conditions of approval.
These “project-related” mitigations are listed in Attachment 3 (2010 FEIR). These impacts and
mitigation measures include:
Air Quality
Biological Resources
Drainage and Water Quality
Noise
Public Safety
The OASP FEIR impacts and mitigation measures identified as directly applicable to each of the
proposed Righetti and Jones Ranch VTM’s are summarized in the following analysis.
PH2-168
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 12 Expanded Project Descriptions – Staff Analysis - CEQA Review
Air Quality impacts were anticipated from both long-term vehicle emissions over the life of the
project, and short-term impacts associated with temporary or limited-duration construction
vehicles and operations. Mitigation measures are included in Attachment 3 that address both of
these potential impact areas, and also introduce the need to coordinate project submittals and
processing with the Air Pollution Control District, to insure adequate state-of-the-art mitigations
are being properly implemented with development of Righetti Ranch.
Biological Resource impacts were focused on the changes that would occur in a variety of
distinctive habitat communities on the subject properties. The subdivision designs include various
land and street configurations reflective of the development envelopes anticipated under the
OASP. Additionally, numerous habitat-specific surveys are required, timed to meet the unique
habitat conditions and needs during construction of each subdivision. These surveys and their
attendant recommendations will be coordinated with, and overseen by, the Natural Resources
Manager.
Drainage and Water Quality considerations were focused on those portions of the Planning Area
in which stream bank conditions could be impacted by increased storm water runoff. Stream bank
stabilization, riparian zone planting, bio-filters and impervious paving requirements are included
with the mitigation measures from the FEIR, noted in Attachment 3.
Noise mitigation is tied to the City’s Noise Ordinance. Additiona lly, site specific analysis noted
under the IS-MND discussion, below, rounds out the specific design and mitigation measures
specifically for Righetti Ranch.
Public Safety considerations under the FEIR called for disclosures to property purchasers and
residents regarding the SLO County Regional Airport, as provided for under the Airport Land Use
Plan. Additional testing and appropriate removal of 55-gallon drums generally referenced on the
existing property(ies) are also required under the FEIR.
2015 CEQA Analysis
Following the submittal of applications for Righetti Ranch (VTM#3063), and City Council’s
authorization in 2014 to proceed with review of the series of proposed amendments to the GP and
OASP, staff prepared an Initial Study of potential environmental impacts resulting from the
various proposals presented by the applicant. In this case, because this applicant is also pursuing
an adjoining subdivision (Jones Ranch, VTM#3066) and similar GPA-SPA actions on the Jones
property, for the purposes of comprehensive CEQA review, this Initial Study addresses the
combined properties, both as they relate to the GPA-SPA actions, and as they relate to the
development projects proposed with each tract.
Attachment 4 (Initial Study-Mitigated Negative Declaration or IS-MND) has been generated to
analyze the project specific issues not addressed under the 2010 OASP FEIR. The 2015 IS-MND
identifies the following potential impacts, and recommended mitigation/monitoring measures,
associated with the detailed VTM proposals:
Aesthetics associated with modification of the Righetti Hill URL
PH2-169
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 13 Expanded Project Descriptions – Staff Analysis - CEQA Review
Air Quality
Biological Resources
Cultural Resources
Noise
Public Services
Transportation
Utilities and Service Systems
URL Adjustment
Modification of the Urban Reserve Line (URL) along Righetti Hill raises potential concerns
regarding further encroachment of development up the hill, as well as the overall quality of views
from various vantage points outside the Orcutt Planning Area. At the time of processing the “GPA -
SPA authorization” at public hearings in 2014, extensive discussion by Planning Commission and
City Council led to a decision to consider possible adjustments to the URL, tempered by careful
analysis of the visual and aesthetic effects such URL modifications may create.
For these reasons, the VTM#3063 proposals submitted later in 2014 reduced encroachments up
the hill, broke up the number of adjacent homes paralleling the proposed URL location, created a
series of split-pad lots on these upper lots to reduce the massing and scale of permitted structures,
and in some instances actually moved the modified URL location lower on the hillside to
emphasize more significant views. This is particularly true along the Tank Farm Road frontage of
Righetti Ranch.
Following this submittal, a careful visual analysis was conducted to evaluate the proposed project
and modified URL from both on-site and off-site locations. This analysis was focused to evaluate
the proposals against the visual prominence and regional setting of Righetti Hill. The visual
analysis includes seven (7) specific locations where photo simulations were generated that describe
the present URL location and building envelopes permitted along the existing URL. These
analyses also describe the modified location of the URL as proposed by the applicant, and how
their proposed building masses could occur within the new URL alignment. This visual analysis,
included as Attachment 6 of this Report and as Source 4 of the IS-MND, demonstrates that the
combination of special mitigation measures included in recommended MM AES-3 will serve to
keep new home sites proposed with Tract #3063 at or below the earlier upper limits of development
along the original URL for Righetti Hill. These mitigations fully resolve concerns over adjusting
the Righetti Hill URL.
Air Quality
Air Quality tract design and construction considerations have been addressed, pending any further
suggestions from APCD staff, by utilizing the 2010 FEIR Air Quality measures originally adopted
with the OASP, and repeated herein with the 2015 IS-MND.
Biological Resources
Biological considerations have been addressed by the 2013 and 2014 site-specific analyses
provided by Rincon consultants working for the applicants. These surveys and analysis narrowed
the likely plants and animal communities on the Ranches to 3 plant and 2 animal species. The IS-
PH2-170
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 14 Expanded Project Descriptions – Staff Analysis - CEQA Review
MND describes a series of mitigations “tiering” off the FEIR, and providing supplemental site
surveys at the time of initiating construction to add any unique or additional requirements needed
to address actual site conditions at the time of construction.
Cultural Resources
Concerns were originally raised based on the potential for modifications of the URL higher on
Righetti Hill, as that reorientation may impact Cultural Resources not otherwise analyzed. With
the modifications to the final URL adjustments described earlier, these concerns can be adequately
addressed through on-site monitoring during ground disturbing activities. MM CR-1(d) is
included to implement this requirement.
Noise
The FEIR provided that specified setbacks from the UPRR tracks for Righetti Ranch (Tract #3063)
should be required to adequately resolve potential Noise impacts to residential units (both interior
and exterior noise levels). The applicants have submitted the more precise analysis of their
proposed subdivision (Lord Consulting, 2014; IS-MND Source 10) demonstrating that the
residential lots closest to the tracks (VTM#3053 - Lots 157-167) will not be situated so as to exceed
the FEIR’s standards of 60dB exterior noise levels.
Public Services
Potential impacts to Public Services, most notably wastewater main line extensions needed from
the Tank Farm Road area through VTM#3063 (Righetti) to serve VTM#3066 (Jones) were raised
that can be addressed by requiring either Jones follow Righetti from a construction phasing
perspective, or easements and improvement guarantees would be provided by Jones should it
precede Righetti. MMPS-4 in recommended to address this requirement.
Transportation
Transportation issues were raised during the IS-MND review, suggesting a series of specific
mitigation measures, some of which were recognized by the FEIR and noted in Attachment 3.
Other tract-specific mitigations would be appropriate to adequately resolve Transportation impacts
from the Righetti and Jones projects. These mitigations, T-1 through T-6, address the need to
provide the following improvements:
200’ right-turn lane on SB Orcutt Rd to Tank Farm Rd
Right-of-way dedication and TIF fees for a future signalized intersection at
Orcutt and Tank Farm Road
Hansen Lane and E-2 Street alignment options
Tiburon Way and B Street alignment options
Tank Farm and Orcutt Roads frontage improvements
Raised intersection traffic calming with roundabout at Tank Farm Road
Conditions of approval for each of these mitigation measures are included to further articulate
timing and responsible parties should these projects progress.
PH2-171
GPA-OASP Amendments ATTACHMENT 5
Righetti Ranch (VTM#3063), Jones Ranch (VTM#3066)
Page 15 Expanded Project Descriptions – Staff Analysis - CEQA Review
Utility and Service Systems
Utility and Service System concerns have been raised based o n the City’s newly updated 2015
Water Master Plan. In particular, after adoption of the 2010 OASP and FEIR, it has been
determined that in order to adequately serve the Righetti and Jones projects with fire flows and
adequate daily storage needs, a water main needs to be extended from the Bishop pressure zone
(at Tanglewood and/or Southwood Drives) to the Orcutt Road & B Street intersection. A main
line would also be needed to extended west on Orcutt Road to A Street. To the extent that these
improvements are sized beyond the needs of just the Righetti and Jones tracts, MM USS-1 allows
the applicant to propose a financing and reimbursement program option for consideration.
Both Attachments 3 (2010 FEIR) and 4 (2015 IS-MND) are proposed to be adopted as a part of
consideration of these projects. These documents would constitute the complete environmental
determinations for the proposals.
PH2-172
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Rigetti Ranch Development ATTACHMENT 6
PH2-173
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PH2-174
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Note:The “EXISTING” Urban Reserve Line (URL) location along Righetti Hill permits a residential structure of 25’ in height to be located as close as 20’ to the URL.The following plans and visual simulations compare the visual build-ing scale and massing effects of constructing residences along the OASP’s Existing and Applicant’s Proposed URL. ATTACHMENT 6
PH2-175
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Note:The proposed variations between the “EXISTING” Urban Reserve Line (URL) along Righetti Hill and Ap-plicant’s Proposed URL are shown in blue. Approx. 1.21 acres of Proposed URL would be added and 2.06 acres would be re-duced under the proposal. ATTACHMENT 6
PH2-176
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PH2-183
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PH2-184
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PH2-185
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PH2-186
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PH2-187
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PH2-188
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PH2-189
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PH2-190
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PH2-191
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PH2-192
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PH2-193
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PH2-194
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ATTACHMENT 6
PH2-195
THIS PAGE IS INTENTIONALLY LEFT BLANK
Attachment 7
PH
2
-
1
9
6
THIS PAGE IS INTENTIONALLY LEFT BLANK
Attachment 8
PH
2
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1
9
7
THIS PAGE IS INTENTIONALLY LEFT BLANK
Attachment 9
PH2-198
Attachment 9
PH2-199
Attachment 9
PH2-200
Attachment 9
PH2-201
Jones Homestead Lots
Graphic
Revision to VTTM 3066
Attachment 10
PH2-202
Jones Homestead Lots Narrative Revision to
VTTM 3066: APN 004-705-008
The Jones family is requesting to have five (5) homestead lots remain on their property as opposed to
the four lots originally submitted. Therefore Ambient Communities is requesting that the Vesting Tract
Map be updated to include the additional lot for a total of 66 lots. This request is enhanced by the
proposed solution for the option "A" road alignment for "B" Street and Tiburon which will best align
Tiburon as the preferred option.
Additionally the Jones family is requesting that, as the original owner, they retain ownership in fee of the
entire property. The Jones family will grant an open space easement to the City of San Luis Obispo for
the required open space areas on lot 1 and lot 3 of the proposed vesting tentative tract map. The Jones
family will continue to maintain the property. If desired, the Jones family will create a Common
Maintenance Agreement for the homestead lots to ensure the properties are properly maintained in
perpetuity.
Attachment 10
PH2-203
Attachment 11
ORCUTTAREA SPECIFIC PLAN
_Appendix A
A-2 INDIVIDUAL PROPERTIES -Special Considerations
A distinguishing factor of the Orcutt Expansion Area is property ownership by 13 different private parties.Differences in
individual owner's needs and goals have been addressed within the body of the Orcutt Area Specific Plan to the fullest extent
possible.
A-2-1 RESIDENTIAL HOME SITE PRESERVATION
It is the intent of several of the Orcutt Area property owners to preserve their existing home sites from requirements resulting
from adjacent development on either a portion of their own property,or on neighboring property (Figure A-2).The concept of
a "home site"was developed early in the planning stages for the Orcutt Area to address the concerns of many property owners
with different long term goals,and different existing uses on their property.
The City's experience with the Airport Area annexation has shown that these "home site"policies are an important aspect of a
successful annexation process.Property owners in annexation areas want protection from new fees and expenses,such as impact
fees for water and sewer service until such time as they are ready and able to develop.As a result,the City's practice has been to
allow for existing uses of on-site water resources and septic systems to continue until such time as new development is proposed.
The City's Zoning Regulations also allows existing uses that were legally established to continue indefinitely upon annexation,
even if they are non-conforming.However,there are limitations on the expansion of non-conforming uses,and all new
development must meet City standards.
The OASP includes the following language to address Orcutt Area properly owners concerns regarding these issues.
Policy A-2a:
Policy A-2b:
Program A-2.1:
Property owners may designate a "home site "area over a portion or all of their property.The currently
designated "home sites "are identified in Figure A-2,which may be updatedfrom time to time.
When a property owner,or their heirs,wish to remove the "home site"designation,such termination will
be an administrative function which does not require amendment to the Specific Plan,or special
approval by any City decision making body,or any other applicable agency.
The designation of "home sites"was used during the planning process for the OASP to address property
owners concerns over the potential for development of streets or utilities on or through existing home
sites as a result of implementation of the OASP.The OASP has been designed to avoid such conflicts.
The OASP also recognizes an owner's ability to set aside a "home site"until such time as the designated
owner,or their heirs,withdraw this designation.Appendix A,Section A-2-2,describes each property
owner's intent with respect to home site considerations,which has been considered during the planning
process for the OASP.
For all property in the Orcutt Area,impact fees will not be incurred until the property is developed.
Impacts fees will not be due until building permits are pulled for development.
Program A-2.2:
March 2010 A-5 City of San Luis ObispoPH2-204
Attachment 11
ORCUTTAREA SPECIFIC PLAN
Appendix A
Program A-2.3: Consistent with Chapter 17.10 of the Zoning Regulations, existing non-conforming uses may be allowed to
continue indefinitely. Change of ownership, tenancy or management of a nonconforming use shall
not affect its legal, nonconforming status.
Program A-2.4: Non-conforming uses in the Orcutt Area may include existing agricultural operations and
activities, existing businesses, or existing residential uses that do not meet the standards adopted
as part of the OASP.
City of San Luis Obispo A-
6
March 2010
PH2-205
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 8, 2015
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
Chair Larson led the Pledge of Allegiance.
OATH OF OFFICE: Swearing in re-appointed Commissioner John Fowler.
City Clerk Mejia administered an Oath of Office to Commissioner Fowler.
ROLL CALL: Commissioners Hemalata Dandekar, Michael Draze, John Fowler,
Ronald Malak, William Riggs, Vice-Chairperson Michael Multari, and
Chairperson John Larson
Absent: None
Staff: Deputy Community Development Directors Doug Davidson and Kim
Murry, Assistant City Attorney Jon Ansolabehere, Interim Assistant City
Attorney Anne Russell, Supervising Civil Engineer Hal Hannula,
Associate Planner Rebecca Gershow, Associate Planner Rachel
Cohen, Transportation Operations Manager Jake Hudson, and
Recording Secretary Erica Inderlied
ELECTION OF OFFICERS:
On motion by Vice-Chair Multari, seconded by Commr. Draze, to appoint Chair Larson
to continue serving as Chair.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
On motion by Commr. Malak, seconded by Commr. Draze, to appoint Vice-Chair Multari
to continue serving as Vice-Chair.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
ATTACHMENT 12
PH2-206
Draft Planning Commission Minutes
April 8, 2015
Page 2
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES: Minutes of March 25, 2015, were approved as amended.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARINGS:
1. City-Wide. GENP-1054-2015: General Plan Annual Report for 2014; City of San
Luis Obispo—Community Development Department.
Rebecca Gershow, Associate Planner, presented the staff report, recommending that
the Commission forward the General Plan Annual Report to the City Council for
acceptance, with additional directional items if desired.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Vice-Chair Multari commented on the importance of valuing all General Plan elements
and policies equally; stated that recent drought conditions may warrant a reanalysis of
report items relating to water supply.
In response to Vice-Chair Multari, Deputy Development Director Murry noted that
information could be added regarding the Utilities Department’s update of the Water
Projection Model.
In response to Chair Larson, Deputy Development Directory Murry clarified that the
report presented reflects the General Plan as it existed last year and does not reflect
recent policy updates.
Chair Larson noted desire to have the City focus attention on the following programs:
construction of a community center, and the Laguna Lake Park and Sinsheimer Park
Master Plans.
In response to inquiry from Commr. Fowler, Deputy Community Development Director
Murry confirmed that a paragraph could be added to the report addressing the passage
of Measure Y and utilization of the funds therefrom. In response to inquiry from Fowler,
Deputy Community Development Director Davidson stated that recent software
improvements will allow better reporting of Building Division activity in future reports.
ATTACHMENT 12
PH2-207
Draft Planning Commission Minutes
April 8, 2015
Page 3
Commr. Fowler noted a desire to have the City continue to focus on the development of
affordable housing; requested that staff consider the possibility of analyzing the ratio of
commercial square-footage constructed to jobs created, similar to the analysis done
with residential construction.
Commr. Riggs noted a desire to have staff continually evaluate the effectiveness of the
City’s new Odor Nuisance Ordinance; continue to focus on non-motorized
transportation; work toward creating more sophisticated parking policies.
There were no further comments from the Commission.
On motion by Vice-Chair Multari, seconded by Commr. Draze, to forward the 2014
General Plan Annual Report to the City Council for acceptance, with additional
directional items as noted.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
2. 3761 & 3987 Orcutt Road. GP/R 95-13 / TR/ER 114-14 / SBDV-0067-2014:
Request to amend the General Plan and Orcutt Area Specific Plan (OASP),
including adjustment of the Urban Reserve Line (URL), rezoning of approximately
0.85 acres of Conservation/Open Space (C/OS) zoning to Single-Family
Residential (R-1-SP), reorientation of 2.8 acres of residential and parklands,
reorientation of wetlands mitigation sites, rezoning of 0.38 acres of R-1-SP to R-2-
SP, addition of text to the OASP to “track” amendments, adjustments and
clarification to development standards; review of a new residential subdivision
(Tract 3063) adjacent to Righetti Hill with 304 new homes; review of a new
residential subdivision (Tract 3066) including 61 new homes and 5 existing homes
on 11.56 acres; and consideration of the Initial Study and a Mitigated Negative
Declaration, tiering off the OASP Final EIR (2010); R-1-SP zone; Ambient
Communities, applicant. (Continued from March 25th Planning Commission
meeting.)
Assistant City Attorney Ansolabehere announced his recusal due to a professional
conduct conflict of interest and left the staff table. Interim Assistant City Attorney Russell
assumed his seat at the staff table.
David Watson, Consulting Planner, and Jake Hudson, Transportation Operations
Manager, presented the staff report, recommending that the Commission adopt
resolutions recommending that the Council adopt the project environmental document
and approve General Plan and Orcutt Area Specific Plan (OASP) amendments as
outlined; approve the Vesting Tentative Tract Map for the Righetti Property; approve the
Vesting Tentative Tract Map for the Jones property, based on findings and subject to
ATTACHMENT 12
PH2-208
Draft Planning Commission Minutes
April 8, 2015
Page 4
conditions which he outlined. Watson summarized revisions made to the proposal since
the last hearing.
Deputy Community Development Director Davidson noted public comment received
from neighbors, a memorandum from the applicant dated April 8, 2015 requesting
further review of particular conditions, and a memorandum from staff dated April 8, 2015
proposing clarifications to conditions, findings, and mitigation measures.
In response to inquiry from Commr. Riggs, Transportation Operations Manager Hudson
clarified the rationale for construction of a portion of the bike trail as Class II rather than
Class I; staff clarified that staff is seeking Commission input on dispersal versus
clustering of affordable housing units.
Chair Larson thanked staff for proposing an alternative realignment for the intersection
of E-2 Street and Hansen Lane noting that the grading required may render it infeasible.
Travis Fuentez, Ambient Communities, applicant, requested that the Commission take
action and allow staff to work with the applicants on unresolved issues such as phasing
of improvements during public improvement plan and Final Map review by City Council.
Todd Smith, Cannon Corp, project planner, summarized changes made to the proposal
in response to Commission comment, gave an overview of a possible 3-phase plan.
PUBLIC COMMENTS:
Jean Knox, nearby property owner, spoke in support of the project; commented that
more affordable units should be constructed; noted concern about mitigation of noise
from the train tracks adjacent to the project site.
Byron Grant, Arroyo Grande, spoke in support of the project; commented that the Urban
Reserve Line was originally intended to be flexible; noted concern that this development
is bearing more than its fair share of the burden of constructing and financing the
improvements prescribed by the OASP.
Ernest Jones, property owner representing the Jones Ranch, spoke in support of the
project; urged the Commission act; noted concern that affordability decreases over time.
William Vega, San Luis Obispo, noted a desire to see more affordable units proposed;
stated that project is a step toward the City better-accommodating young professionals;
commented on the importance of project connectivity.
Jeanne Helphenstine, property owner representing Righetti Ranch, noted concern that
current applicants are being asked to bear an increasingly larger share of the required
plan area improvements, in apparent conflict with OASP Chapter 8.
There were no further comments from the public.
ATTACHMENT 12
PH2-209
Draft Planning Commission Minutes
April 8, 2015
Page 5
COMMISSION COMMENTS:
In response to Chair Larson, Deputy Community Development Director Davidson and
Travis Fuentez confirmed that proposed “homesite” lots are subject to policies included
in the adopted OASP, will be served by City utilities and will be subject to the same
conditions as other tract map lots.
In response to inquiry from Chair Larson, Ernest Jones confirmed that the family has no
intent to split the homesite lots; Commr. Draze clarified that the lots could not be split
without a tract map amendment in any case.
Commr. Draze noted concern about the amount of liberty that could be taken if
applicants and staff work together to resolve issues such as utility undergrounding;
commented that caution should be exercised when conditioning specific technologies
for long-term area plans, as best-available-technologies change from year to year.
Draze expressed readiness to recommend approval if language requiring OASP
consistency is added to the conditions.
Commr. Riggs noted concern about the lack of a complete, commuter-friendly
circulation plan, specifically the lack of connectivity between the proposed project’s bike
trail and that along Industrial Way, and the inclusion of a section of Class II bike trail;
noted concern about the minimal dispersal and integration of affordable units.
Vice-Chair Multari expressed readiness to recommend approval to Council; stated that
greater dispersal of affordable units would be ideal but perhaps not feasible; requested
that language such as “… consistent with the OASP” be added to conditions with
potential conflicts, specifically to open space ownership and maintenance.
In response to inquiry from Commr. Malak, staff confirmed that use of gray water is
required for common area irrigation only, but will be included as a mitigation measure to
encourage residential use.
Commr. Fowler disclosed direct communication with applicant Travis Fuentez;
concurred that affordable unit dispersal presents a dilemma; noted readiness to
recommend approval to Council if staff can provide assurance that outstanding issues
can be resolved.
Chair Larson expressed a comfort level with allowing staff to work with the applicant to
determine if utilities will be undergrounded. Travis Fuentez stated that the applicants
intend to underground overhead lines except along Bullock Lane, which is offsite and
presents topographical challenges.
Deputy Community Development Director Davidson noted that adding language such
as “… or as approved by the Director of [the department]” to phasing/infrastructure
conditions can allow the Commission to proceed with recommending existing conditions
while providing possible flexibility to the applicants.
Vice-Chair Multari expressed readiness to proceed with staff’s recommendation, with
the addition of language requiring OASP consistency and approval of Community
ATTACHMENT 12
PH2-210
Draft Planning Commission Minutes
April 8, 2015
Page 6
Development and Public Works Directors in phasing and infrastructure conditions.
Multari opined that transit is a Citywide problem and that the proposed development will
still make significant connectivity contributions.
Commr. Dandekar noted her absence from the previous hearing; opined that the
affordable and multi-family units do not appear overtly segregated and may allow
creation of workforce housing; spoke in support of recommending approval to Council.
There were no further comments from the Commission.
Commr. Riggs commented on the importance of construction of continuous Class I bike
trail in meeting the City’s multi-modal goals; Commr. Draze expressed concern that
consideration of creek impacts may hinder the development of the bridge as a Class I
trail.
Interim Assistant City Attorney Russell clarified that the increased trail intensity has yet
to be analyzed for environmental impacts.
On motion by Commr. Riggs, seconded by Vice-Chair Multari, to amend the Orcutt Area
Specific Plan to prescribe a continuous Class I bike trail along “C” Street crossing the
creek, subject to staff determination of environmental impact.
AYES: Commrs. Dandekar, Fowler, Malak, Multari, Riggs
NOES: Commrs. Larson, Draze
RECUSED: None
ABSENT: None
The motion passed on a 5:2 vote.
On motion by Commr. Draze, seconded by Vice-Chair Multari, to adopt a resolution
recommending that the City Council approve the proposed General Plan and Orcutt
Area Specific Plan amendments, including the Mitigated Negative Declaration therefor,
based on findings and subject to conditions contained in the staff report, with the
following revisions:
1. Revise the Orcutt Area Specific Plan Appendix A-2 map to show the
configuration of homesite lots.
2. Revise findings and mitigation measures as outlined in staff’s
memorandum dated April 8, 2015, on file with the Community
Development Department.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
ATTACHMENT 12
PH2-211
Draft Planning Commission Minutes
April 8, 2015
Page 7
On motion by Vice-Chair Multari, seconded by Commr. Draze, to adopt a resolution
recommending that the City Council approve Vesting Tentative Tract Map #3063 for the
Righetti property, based on findings and subject to conditions contained in the staff
report, with the following revisions:
1. Revise findings, conditions and mitigation measures as outlined in staff’s
memorandum dated April 8, 2015, on file with the Community
Development Department.
2. Add the language “ […] consistent with the Orcutt Area Specific Plan” to
Conditions 5, 7 and 8 relating to open space ownership and maintenance
responsibilities.
3. Add the condition to each tract “ Conditions relating to phasing and
infrastructure improvements, including undergrounding utilities, are
approved as contained herein, or subject to approval by the Director of
Community Development or Public Works in review of the public
improvement plans and Final Map.”
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari
NOES: Commr. Riggs
RECUSED: None
ABSENT: None
The motion passed on a 6:1 vote.
On motion by Commr. Malak, seconded by Vice-Chair Multari, to add a condition to
Tentative Tract Map #3066 requiring the addition of electric vehicle charging stations to
those mixed use portions of the project where no covered parking is proposed, in a
manner acceptable to staff following research regarding standards.
AYES: Commrs. Dandekar, Draze, Malak, Multari
NOES: Commrs. Fowler, Larson, Riggs
RECUSED: None
ABSENT: None
The motion passed on a 4:3 vote.
On motion by Vice-Chair Multari, seconded by Commr. Fowler, to adopt a resolution
recommending that the City Council approve Vesting Tentative Tract Map #3066 for the
Jones property, based on findings and subject to conditions contained in the staff report,
with the following revisions:
1. Revise findings, conditions and mitigation measures as outlined in staff’s
memorandum dated April 8, 2015, on file with the Community
Development Department.
ATTACHMENT 12
PH2-212
Draft Planning Commission Minutes
April 8, 2015
Page 8
2. Add the condition to each tract “ Conditions relating to phasing and
infrastructure improvements, including undergrounding utilities, are
approved as contained herein, or subject to approval by the Director of
Community Development or Public Works in review of the public
improvement plans and Final Map.”
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari
NOES: Commr. Riggs
RECUSED: None
ABSENT: None
The motion passed on a 6:1 vote.
The Commission recessed at 9:15 p.m. and reconvened at 9:25 p.m. with all members
present. Assistant City Attorney Ansolabehere resumed his seat at the staff table.
3. 3680 Broad Street. USE-0809-2015: Review of a mixed-use, 100% affordable
housing project with 4,400 square feet of commercial space and 46 residential
units, including a height exception as an affordable housing incentive, and review
of a master use list with a categorical exemption from environmental review; C-S-S
zone; For The Future Housing, applicant.
Rachel Cohen, Associate Planner, presented the staff report, recommending that the
Commission adopt a resolution allowing approval of the mixed-use project based on
findings and subject to conditions, which she outlined. Cohen noted that staff is
recommending the addition of a condition restricting extremely-low-, very-low-, and low-
income units from conversion for 55 years.
Assistant City Attorney Ansolabehere noted that because the proposed project includes
100% affordable units, the Commission may not add any conditions rendering the
affordability of the project infeasible.
In response to inquiry from Commr., Fowler, Associate Planner Cohen clarified that no
elevators are proposed for the site, and that all accessible units are proposed for the
ground floor.
Jim Rendler, For the Future Housing, applicant, summarized the project; noted that
target resident incomes are 30-60% of area median income; requested that the
Commission take action due to time constrains upon project financing.
PUBLIC COMMENTS:
There were no comments from the public.
ATTACHMENT 12
PH2-213
Draft Planning Commission Minutes
April 8, 2015
Page 9
COMMISSION COMMENTS:
In response to inquiry from Commr. Malak, Jim Rendler stated that reclaimed water will
be used to irrigate the site if a stub exists; clarified that that proposed parking exceeds
statutory requirements due to a lack of parking in the vicinity.
Commr. Dandekar spoke in support of the project. In response to Commr. Dandekar,
Associate Planner Cohen clarified that street trees will be required at back of sidewalk
along anticipated pedestrian routes.
In response to inquiry from Commr. Riggs, staff clarified that the South Broad Street
Area Plan (BSAP) does not encompass the project site, therefore sidewalk buffering is
not necessarily required. Riggs expressed desire to add a condition requiring that staff
work with the applicant to implement sidewalk buffering measures consistent with the
BSAP; Chair Larson noted concern that the need for sidewalk relocation may be cost-
prohibitive.
In response to Commr. Riggs, staff clarified that the retail component of the mixed use
proposal is required, as residential uses cannot be the primary use in the Service
Commercial zone.
Commr. Fowler spoke in support of the project; noted concern that the single shared
laundry may be a long way to travel for some tenants.
There were no further comments from the Commission.
On motion by Commr. Riggs, seconded by Commr. Draze, to adopt a resolution
allowing approval of the mixed-use project based on findings and subject to conditions
contained in the staff report, with the following revision:
1. Add a condition to read as follows: The applicant shall work with staff to
consider a detached sidewalk with a five foot parkway along the Broad
Street frontage to the satisfaction of the Public Works Director. The City
shall evaluate the future widening of the sidewalk in conjunction with the
Prado Road extension.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
4. 1300 Bishop Street. GENP-1120-2015: Review of the Terrace Hill Open Space
Conservation Plan; City of San Luis Obispo, applicant.
Robert Hill, Natural Resources Manager, and Freddy Otte, City Biologist, presented the
staff report, recommending that the Commission review the draft Terrace Hill Open
ATTACHMENT 12
PH2-214
Draft Planning Commission Minutes
April 8, 2015
Page 10
Space Conservation Plan and Initial Study, and recommend to the City Council that the
Plan and its Negative Declaration be adopted.
On motion by Commr. Riggs, seconded by Commr. Malak, to continue the meeting past
11:00 p.m.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
PUBLIC COMMENTS:
Buzz Kalkowski, Buena Vista HOA President, noted concern about the apparent
inconsistency of the site’s R-1 zoning with the General Plan and the impact of drainage
from the hillside on the surrounding neighborhoods; commented that the space is being
misused by the transient population and others.
There were no further comments from the public.
In response to public comment, Natural Resources Manager Hill stated that rezoning
could be implemented as a Plan action item.
COMMISSION COMMENTS:
Commr. Riggs stressed the importance of enforcement against illicit uses.
There were no further comments from the Commission.
On motion by Commr. Riggs, seconded by Commr. Draze, to recommend that the City
Council adopt the draft Terrace Hill Open Space Conservation Plan and Initial Study/
Negative Declaration, with the following revision:
1. Staff shall add an action item addressing the inconsistency of the site’s
zoning with the General Plan.
AYES: Commrs. Dandekar, Draze, Fowler, Larson, Malak, Multari, Riggs
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
Commr. Draze departed the meeting at 11:13 p.m.
ATTACHMENT 12
PH2-215
Draft Planning Commission Minutes
April 8, 2015
Page 11
COMMENT AND DISCUSSION:
5. Staff
a. Agenda Forecast
Deputy Community Development Director Davidson gave a summary of
upcoming agenda items.
b. Bylaws
Community Development Director Davidson presented the staff report,
recommending that the Commission review the Bylaws and offer any desired
updates to staff to carry forward for Council consideration.
There were no comments or suggested revisions from the Commission.
6. Commission
There were no comments from the Commission.
ADJOURMENT: The meeting was adjourned at 11:15 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
ATTACHMENT 12
PH2-216
THIS PAGE IS INTENTIONALLY LEFT BLANK
ATTACHMENT 13
PH2-217
ATTACHMENT 13
PH2-218
ORCUTT AREA SPECIFIC PLAN
9 Implementation Attachment 14
City of San Luis Obispo Pages 9-6 and 9-7 May 2015
NEW OASP Section 9.10 …
9.10 RECORD OF INTERPRETATIONS – ADJUSTMENTS – AMENDMENTS to the Specific Plan
The following summarizes various interpretations, adjustments and amendments to the Orcutt Area
Specific Plan (OASP) since the adoption of the Plan in March, 2010. References and notes are added for
the Reader’s convenience, and the specific actions referenced should be consulted for mo re details as to
each action.
Date amendment/adjustment/clarification
Dec 3, 2013 City Council interpretation that flexibility in “mass grading” and alterations of natural
topography could be considered in large lot subdivision proposals (Resolution ____)
(pending 2015) Righetti Ranch (Tract 3063) and Jones Ranch (Tract 3066) - City Resolution reference(s)
1. Amendments to General Plan Land Use Element Map including:
a. On the Jones Ranch, 0.38 acres of Single-Family lands changed to Multi-Family lands.
b. On the Righetti Ranch, approximately 2.8 acres of Recreation has been relocated in order
to establish comparable acres of R-1 and R-3 reorientation.
c. On the Righetti Ranch, reconfigure the location of the Urban Reserve Line including a net
reduction of 0.85 acres.
2. Amendments to the OASP text and Figure 1.3 including:
a. On the Jones Ranch, 0.38 acres of Single-Family lands changed to Multi-Family lands.
b. On the Righetti Ranch, approximately 2.8 acres of Recreation has been relocated in order
to establish comparable acres of R-1 and R-3 reorientation.
c. On the Righetti Ranch, reconfigure the location of the Urban Reserve Line (URL) including
a net reduction of 0.85 acres. Figure 1.3 is graphically revised to reflect this change, and
this updated URL location on Figure 1.3 shall supersede other OASP exhibits or figures
otherwise in conflict.
d. Reoriented wetlands mitigation areas to follow FEIR.
e. Add Section 9.10 to track amendments, interpretations and adjustments within the
OASP.
3. Interpretations/Adjustments to OASP standards specific to the Righetti Ranch (VTM#3063) and Jones
Ranch (VTM#3066) projects include:
PH2-219
ORCUTT AREA SPECIFIC PLAN
9 Implementation Attachment 14
City of San Luis Obispo Pages 9-6 and 9-7 May 2015
Program 2.4.1d (setbacks and height
limits on “sensitive parcels”)
Site specific limits implemented by CEQA
review and Tract #3063 and #3066
Conditions of Approval (COA’s)
CC action date…….
Building Heights in R-1 zones
(otherwise 25’ max.)
Site specific limits and variations between
15’-35’ implemented by CEQA review and
Tract #3063 and #3066 COA’s
CC action date…….
Conservation / Open Space Element
requires 50’ setbacks from URL
The OASP provided for flexible setbacks
and supersedes the C/OS Element
CC action date…….
Lot Coverage in R-1 zones
(otherwise 40% max.)
Site specific variations up to 50%
maximum lot coverage by tract COA’s
CC action date…….
Street Sections Variation in standards subject to Public
Works Director approval
CC action date…….
Creek Setbacks and Driveway
Lengths
Site specific variations implemented by
CEQA review and Tract #3063 and #3066
COA’s
CC action date…….
PH2-220
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OCCUPANT OCCUPANT OCCUPANT
1255 ORCUTT # B36 1255 ORCUTT # B37 1255 ORCUTT # B38
SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953
OCCUPANT OCCUPANT OCCUPANT
1255 ORCUTT # B39 1255 ORCUTT # B40 1255 ORCUTT # B41
SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953
OCCUPANT OCCUPANT OCCUPANT
1255 ORCUTT # B42 1255 ORCUTT # B43 1255 ORCUTT # B44
SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953
OCCUPANT OCCUPANT OCCUPANT
1255 ORCUTT # B45 1255 ORCUTT # B46 1255 ORCUTT # B47
SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -5953
OCCUPANT ADAMS MARCIA L THE AGARWALA DARLENE THE ETAL
1255 ORCUTT # B48 1665 HANSEN LN 6366 W 78TH ST
SAN LUIS OBISPO, CA 93401 -5953 SAN LUIS OBISPO, CA 93401 -7969 LOS ANGELES CA 90045 -
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SAN LUIS OBISPO, CA 93401 -7969 SAN LUIS OBISPO, CA 93401 -7621 SAN LUIS OBISPO, CA 93401 -7812
DEL RIO ROBERT & KAREN M DEMARIA SUSAN THE DIODATI JOHN P THE
3688 LAWNWOOD CT 1264 MANZANITA WY 3674 LAWNWOOD CT
SAN LUIS OBISPO, CA 93401 -5964 SAN LUIS OBISPO, CA 93401 -7811 SAN LUIS OBISPO, CA 93401 -0922
DOYLE JOHN J & MARGARET M DRUSIN RONALD E THE ETAL DUBOIS MACHELE K THE
1215 CHAPARRAL CIR 420 RIVERSIDE DR #513 1270 MANZANITA WY
SAN LUIS OBISPO, CA 93401 -7809 NEW YORK NY 10025- SAN LUIS OBISPO, CA 93401 -7800
DUVAL JOHN F & JENNIFER Z ERIKAT JOSEPH M ERNSTROM MARK G THE ETAL
3954 HOLLYHOCK WY 1257 CHAPARRAL 1352 ARALIA CT
SAN LUIS OBISPO, CA 93401 -7621 SAN LUIS OBISPO, CA 93401- SAN LUIS OBISPO, CA 93401 -7675
FAROTTO FELICIA ETCON FEDERICO BRIAN THE ETAL FELSMAN GARY S THE ETAL
1281 CHAPPARAL CIR 3695 LAWNWOOD DR 1266 SUMAC CT
SAN LUIS OBISPO, CA 93401 -7698 SAN LUIS OBISPO, CA 93401 -5916 SAN LUIS OBISPO, CA 93401 -7817
FERGUSON KATHERINE C FERNANDES ANNETTE V FERRARA JOSEPH E THE ETAL
1296 CHAPARRAL 23231 W 2ND AVE 3305 N GILL RD
SAN LUIS OBISPO, CA 93401 -7810 STEVINSON CA 95374 -9719 EXETER CA 93221 -9618
FILIPPI DAVID S FISCHBECK WILLIAM & MARCIA R FISCHER GARY W THE ETAL
1467 BOXWOOD CT 1595 HANSEN LN 2800 SAINT JOSEPH DR
SAN LUIS OBISPO, CA 93401 -7678 SAN LUIS OBISPO, CA 93401 -7999 CONCORD CA 94518-
FISHER RM & SS FLU ITT STANLEY W THE ETAL FLYNN KATHRYN R
1691 LA VINEDA 1354 ALDER ST 1231 CHAPARRAL CIR
SAN LUIS OBISPO, CA 93401 -4600 SAN LUIS OBISPO, CA 93401 -7824 SAN LUIS OBISPO, CA 93401 -7809
FORSTER DAVID J THE ETAL FORSTER KATHLEEN A FRASHER BARBARA L THE
1767 SOUTHWOOD DR 3873 SEQUOIA DR 3970 SUNROSE LN
SAN LUIS OBISPO, CA 93401 -6031 SAN LUIS OBISPO, CA 93401 -8315 SAN LUIS OBISPO, CA 93401 -7684
FRENCH JOHN & VERONICA M GAETA LUPITA GEISE DAVID W & KAREN A
3942 HOLLYHOCK WY 7750 HANNA ST 3666 LAWNWOOD CT
SAN LUIS OBISPO, CA 93401 -7621 GILROY CA 95020- SAN LUIS OBISPO, CA 93401 -0000
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604 BOB WHITE CT PO BOX 707 1610 HUCKLEBERRY LN
BAKERSFIELD CA 93309 -1317 SANTA MARGARITA CA 93453 -0707 SAN LUIS OBISPO, CA 93401 -7833
JONES MICHAEL THE ETAL KANE STEVEN A THE ETAL KARELS LAURENE K
1530 HANSEN LN PO BOX 2616 3662 LAWNWOOD CT
SAN LUIS OBISPO, CA 93401 -7989 TRUCKEE CA 96160- SAN LUIS OBISPO, CA 93401 -0000
KASTNER DAVID K THE ETAL KATO GORO C & CHRISTINE L WILLIS KESSLING JUDY 1
1274 SUMAC CT REVOCABLE TRUST 1217 CHAPARRAL CIR
SAN LUIS OBISPO, CA 93401 -7817 2766 FLORA ST SAN LUIS OBISPO, CA 93401 -7809
SAN LUIS OBISPO, CA 93401 -4624
KING RITA M KISSEL PHILLIP THE ETAL KITAMURA JOSHUA W
1298 MANZANITA WY 1610 CALLE CROTALO 1292 CHAPARRAL CIR
SAN LUIS OBISPO, CA 93401 -7838 SAN LUIS OBISPO, CA 93401 -8310 SAN LUIS OBISPO, CA 93401 -7698
KNOX JOHN & JEAN L KONG HENRY K & NINA KOREN CORIN ETAL
982 BOUGAINVILLEA ST 2332 E RICHMOND AVE 3978 SUNROSE LN
SAN LUIS OBISPO, CA 93401 -7624 FRESNO CA 93720 -0436 SAN LUIS OBISPO, CA 93401 -7684
KROGH PETER S KRUMHOLZ RICHARD L THE ETAL KUANG TIMOTHY THE ETAL
281 BASILWOOD WY 1155 FERNWOOD DR 1954 FORTUNA CT
HIGHLANDS RANCH CO 80126- SAN LUIS OBISPO, CA 93401 -5906 SAN LUIS OBISPO, CA 93405 -6190
KULCHIN ANN R THE KURTH ERIC N LAMB JOHN H & MARIA A
1815 CORDILLERAS RD 1424 ORCUTT RD 4463 SPANISH OAKS DR
EMERALD HILLS CA 94062- SAN LUIS OBISPO, CA 93401 -5947 SAN LUIS OBISPO, CA 93401 -7805
LAMBERT CAROL C THE ETAL LARSEN THOR L THE ETAL LESLIE WILLIAM C THE ETAL
1285 ALDER CT 1258 SUMAC CT 1494 BOXWOOD CT
SAN LUIS OBISPO, CA 93401 -7801 SAN LUIS OBISPO, CA 93401 -7817 SAN LUIS OBISPO, CA 93401 -7678
LEWIS GLENN C THE ETAL LFOA LLC LIMBERS TIMOTHY & SUZANNA
1312 ARAILA CT 3650 SACRAMENTO DR 3961 SUNROSE LN
SAN LUIS OBISPO, CA 93401 -7675 SAN LUIS OBISPO, CA 93401 -7113 SAN LUIS OBISPO, CA 93401 -7684
LINDENTHALER JONATHAN R THE ETAL LINDGREN MARK E THE ETAL LOUW BRIAN P & BEVERLY A
1012 VISTA DEL COLLADOS 3565 SEQUOIA DR 1612 HUCKLEBERRY LN
SAN LUIS OBISPO, CA 93405 -4822 SAN LUIS OBISPO, CA 93401 -8702 SAN LUIS OBISPO, CA 93401 -7833
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67100 SARGENTS RD 1283 MANZANITA WAY PO BOX 2312
SAN ARDO CA 93450- SAN LUIS OBISPO, CA 93401 -7800 AVILA BEACH CA 93424 -2312
PACIFIC GAS & ELECTRIC CO PARKER - GARCIA JACOB ETUX PENSCO TRUST COMPANY ETAL
PO BOX 7054 1276 MANZANITA WAY PO BOX 173859
SAN FRAN CA 94120 -7054 SAN LUIS OBISPO, CA 93401 -7800 DENVER CA 80217-
PEPPER ROSS LTRE ETAL PHILLIPS MICHAEL THE ETAL PYBAS RANDALL R & DELIA C
159 COUNTRYSIDE LN 502 PARK VIEW AVE 1342 ARALIA CT
SAN LUIS OBISPO, CA 93401 -8257 GROVER BEACH CA 93433 -1334 SAN LUIS OBISPO, CA 93401 -7675
RALSTON MARGARET T RAMSEY MICHAEL R THE ETAL REARDON AGATHA THE
1455 BOXWOOD CT 1209 MANZANITA WAY 1275 MANZANITA WAY
SAN LUIS OBISPO, CA 93401 -7677 SAN LUIS OBISPO, CA 93405- SAN LUIS OBISPO, CA 93401 -7800
REGIER RONALD S THE ETAL REITZ JEANINE E RICARDO COURT HOLDINGS LLC ETAL
1302 ARALIA CT 1288 CHAPARRAL CIR 2345 GOLDEN HILL RD
SAN LUIS OBISPO, CA 93401 -7675 SAN LUIS OBISPO, CA 93401- PASO ROBLES CA 93446 -7009
RIGHETTI RANCH LLC RINELL STEVEN J & CHRISTINE J ROGALLA CONSTANCE M
2917 CANON ST 4050 LOPEZ DR 3689 LAWNWOOD RD
SAN DIEGO CA 92106- ARROYO GRANDE CA 93420 -4983 SAN LUIS OBISPO, CA 93401 -0000
ROMANO TIMOTHY & DEBRA J RONCA JOHN A JR & TRACY S ROSENTHAL COLLEEN THE
PO BOX 4410 755 SANTA ROSA ST STE 310 3737 SEQUOIA DR
SAN LUIS OBISPO, CA 93403 -4410 SAN LUIS OBISPO, CA 93401 -4805 SAN LUIS OBISPO, CA 93401 -8313
ROUSE ROBERTS ETAL RUDNICK PEGGY L RUFFNER JOHN K THE
PO BOX 12 1282 CHAPARRAL CIR 1274 MANZANITA WAY
AVILA BEACH CA 93424 -0012 SAN LUIS OBISPO, CA 93401 -7698 SAN LUIS OBISPO, CA 93401 -7800
RUSCO PATRICK D THE ETAL RUSSO FAYE S RUSSO ROSEMARY & CHRISTOPHER
1590 TIBURON WY 1281 MANZANITA WY 1372 ARALIA CT
SAN LUIS OBISPO, CA 93401 -8304 SAN LUIS OBISPO, CA 93401 -7800 SAN LUIS OBISPO, CA 93401 -7675
SABRA HEALTH CARE HOLDINGS III LLC SANDPIPER INVESTMENTS INC SANTA LUCIA HILLS MASTER
18500 VON KARMAN AVE STE 550 PO BOX 1877 HOMEOWNERS ASSOCIATION
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SAN LUIS OBISPO, CA 93401 -7325
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3125 ALICITA CT UNIT C
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3677 LAWNWOOD RD
SAN LUIS OBISPO, CA 93401 -5916
VANTIL CHAD THE ETAL
3820 SEQUOIA DR
SAN LUIS OBISPO, CA 93401 -8314
WEAVER FAMILY LLC ETAL
2701 MCMILLAN #110
SAN LUIS OBISPO, CA 93401 -4740
WILLIAMSON DANIEL P THE ETAL
1431 BOXWOOD CT
SAN LUIS OBISPO, CA 93401 -7677
WOOLLETT EDWIN L THE ETAL
1775 SOUTHWOOD DR
SAN LUIS OBISPO, CA 93401 -6031
YOUNGDALE SUSAN M THE
1220 MANZANITA WAY
SAN LUIS OBISPO, CA 93401 -7812
ZHOU MIN & WENHUI
3936 HOLLYHOCK WAY
SAN LUIS OBISPO, CA 93401 -7620
SUN CO Ill NNATTRE ETAL
1662 LA VINEDA CT
SAN LUIS OBISPO, CA 93401 -4640
TAKKEN MARC U & LAURA S
1392 ARALIA CT
SAN LUIS OBISPO, CA 93401 -7676
TULLOCH BENJAMIN W
PO BOX 100
PINE VALLEY CA 91962-
WAGGONER WILLIAM C THE ETAL
3918 HOLLYHOCK WAY
SAN LUIS OBISPO, CA 93401 -7620
WEEKS HILDEGARD E THE
3962 SUNROSE LN
SAN LUIS OBISPO, CA 93401 -7684
WILLOW CREEK HOMEOWNERS
ASSOCIATION
3563 EMPLEO STE B
SAN LUIS OBISPO, CA 93401 -7325
WU SING -CHOU THE ETAL
775 VIA LAGUNA VISTA
SAN LUIS OBISPO, CA 93405 -4702
ZAGRODNY DAVID B THE ETAL
3975 SUNROSE LN
SAN LUIS OBISPO, CA 93401 -7684
SUTTLE BERNARD K THE ETAL
173 BAKER AVE
SHELL BEACH CA 93449 -1701
TEWARI HARI ETUX
47 CHATHAM CT
SAN JOSE CA 95139-
UNITY OF SAN LUIS OBISPO
1130 ORCUTT RD
SAN LUIS OBISPO, CA 93401 -5941
WATERMAN BRICE G ETUX
PO BOX 565
SAN LUIS OBISPO, CA 93406 -0565
WIDMANN JAMES M THE ETAL
1332 ARALIA CT
SAN LUIS OBISPO, CA 93401 -7675
WINDES DANA THE ETAL
3540 DAFFODIL CIR
SEAL BEACH CA 90740-
WURSTER ROBERT TRE ETAL
1601 HANSEN LN
SAN LUIS OBISPO, CA 93401 -7969
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Slide 1
City Council Hearing
May 19, 2015
Righetti Ranch (3987 Orcutt Rd)
and
Jones Ranch (3765 Orcutt Rd)
General Plan and Specific Plan
Amendments
Vesting Tract Map Applications
Recommendations:
1.2015 Initial Study-Mitigated Negative Declaration, including General Plan Land
Use Map and OASP Figure 1.3 amendments (Attachment 1-A)
2.Orcutt Area Specific Plan adjustments and clarifications (Attachment 1-B)
3.Vesting Tract Maps Recommendations (Attachment 1-C)
4. Bicycle Transportation Plan amendments (included in Attachment 1-A, above)
Slide 2
Timeline for Processing:
Mar, 2014 City Council GPA-OASP authorization Hearing
Jun, 2014 Righetti and Jones applications submitted to City
Oct, 2014 Applications complete
Nov, 2014 Initiate CEQA Initial Study
Dec, 2014 ALUC Referral
Feb, 2015 Parks and Recreation Commission Hearing
Mar, 2015 Initial Planning Commission hearing
Apr, 2015 ALUC Hearing / determination of conformity
Apr, 2015 Planning Commission Hearing
Slide 3
Orcutt Planning Area
Righetti Ranch Proposal
Slide 4
ORCUTT AREA SPECIFIC PLAN
PLANNING AREA BOUNDARY
Righetti Ranch
Tract # 3063
143.83 gross acres
•75.42 ac open space (52.4%)
•54.15 ac residential (37.7%)
•14.26 ac parklands (9.9%)
304 residential units
•272 single-family units
• 32 multi-family units
Developed in three (3) phases
•Phase 1 = 151 lots/units
•Phase 2 = 119 lots/units
•Phase 3 = 34 lots/units
Parklands improvements include Neighborhood Park (lot 312), Trailhead Junction Park (lot 307), Linear Park
(lot 316), and Pocket Park (lot 311)
Open space parcels include Righetti Hill, modified URL parcels and creek channels
Proposed Vesting Tract Map #3063
Slide 5
Slide 6
Character of Righetti Ranch
Open Space and Parkland Proposals
The established Righetti Hill
conservation easement will
be transferred in-fee
Neighborhood
Park
Added URL open space
Trail-
Head
Park
Pocket
Park
Creek
channel
Creek
channel
Linear Park
Staff recommends the
improvement and public
acceptance of the various parks
and open space areas described
that represent an integrated
biological micro-environment
This will lead to permanent
management and maintenance
costs to the City
The subdivision’s Master HOA will
maintain wildland fuel
management zones abutting the
homes and open space areas
Orcutt Planning Area
Jones Ranch Proposal
Slide 7
ORCUTT AREA SPECIFIC PLAN
PLANNING AREA BOUNDARY
Jones Ranch
Tract # 3066
11.56 gross acres
•8.20 ac
residential (71.0%)
•2.03 ac open
space (17.6%)
•1.32 ac mixed-
retail (11.4%)
66 residential units
• 9 single-family
units
•52 multi-family
units
• 5 homesite
Developed in one (1)
phase
Slide 8
Proposed Vesting Tract Map #3063
66-lot/unit alternative with
B Street alignment
to Tiburon Way
Summary of Planning Commission
Review and Recommended
Actions:
Apply building-specific height and design mitigations
for lots abutting URL and Orcutt Road
Added internal view corridors on Righetti Ranch
Establish public parkland and open space dedications
Impose transportation mitigations and tract conditions
that ensure timely implementation
Add “flexibility” for infrastructure phasing, financing,
fair share contributions and reimbursement programs
Slide 9
Auto Circulation
Slide 11
12%
25%
30%
33%
Slide 12
Class I
Multiuse Path
Class II &
Sidewalk
50%
OASP
FEES
50%
OASP
FEES
Bike & Pedestrian Circulation
Transit Circulation
Slide 13
Routes 1&3
Hanson Lane Alignment
Slide 10
Issues Raised by Applicant:
1.Infrastructure Phasing and Timing
2.Fair Share Contributions and Reimbursement
Programs
3.Off-site Street Frontage Improvement Requirements
Slide 14
March 25th and April 8th
Questions and Comments
by Planning Commission
1. Clarify “phasing” of infrastructure, roadways, open space, parklands
The applicant’s proposed phasing of infrastructure and roads.
Phase 1
Phase 2
Slide 15
March 25th and April 8th
Questions and Comments
by Planning Commission
1. Clarify “phasing” of infrastructure, roadways, open space, parklands
The applicant’s proposed phasing of infrastructure and roads.
The final “phasing” of roadways,
infrastructure, open space and
parkland improvements as
described in the Staff Report
and recommended Conditions
allow some flexibility in the
timing of final improvements
based on detailed engineering
and construction plans to be
prepared in the future.
Phase 3
Slide 16
March 25th and April 8th
Questions and Comments
by Planning Commission
2. Applicant’s Request to Explore Financing Options and Alternatives
Conditions #116 and #117 (Righetti, VTM#3063) and
#95 and #96 (Jones, VTM#3066)
Conditions will permit the Applicant to submit proposed financing
and/or reimbursement programs as a part of Final Map application.
3. Applicant’s Request to Limit Frontage Improvements to On-site Only
As discussed under Item 1, above, off-site improvements are appropriate and
needed to resolve safe transitions and IS-MND mitigation measures.
Slide 17
Recommendations:
Adopt
1. 2015 Initial Study-Mitigated Negative Declaration, including General Plan Land Use Map and OASP Figure 1.3 amendments (Attachment 1-A):
Modify 0.85 “net” acres of Urban Reserve Line along Righetti Hill
Modify 0.38 acres on Jones Ranch from R-1-SP to R-2-SP
Reorient and relocate 2.8 acres of Parklands and residential land uses
2. Orcutt Area Specific Plan adjustments and clarifications (Attachment 1-B):
Impose 15’ height restrictions, allow 50% lot coverage, and permit 10’ rear yard setbacks on visually sensitive parcels abutting the URL
Allow variations in building heights for single-family dwellings
Adapt to evolving storm water management regulations
3. Vesting Tract Maps Recommendations (Attachment 1-C):
Approve Righetti Ranch VTM 3063 Approve Jones Ranch VTM 3066
4. Bicycle Transportation Plan amendments (included in Attachment 1-A, above):
Maps 1 and 8, Appendix A to change the “C” Street Bike Lane (crossing creek) from a Class II bike lane to add a Class I bike path.
Slide 18
B Street alignment with Tiburon Way
Slide --
JONES
“Preferred
Alignment”
“County
Alignment”
“Offset
Alignment”
IMEL
2010 OASP FEIR was certified
analyzing two (2) alignment
alternatives
•“County Alignment” which
necessitates a northern
realignment of Tiburon Way in
the county
•“Preferred Alignment” which
provides for a direct
connection and standard
intersection on Orcutt Rd
The OASP was adopted
permitting an “offset alignment” of
at least 250’ north of Tiburon Way
•This offset is problematic, and
not recommended, because it
impacts at least 2 or 3 of the
Jones Homesite parcels, and
neither a design or CEQA
analysis has been submitted
by the applicant
Slide --
3.1.c Consider a roundabout or other controls at B St and Orcutt Road
12%
25%
33%
30%
Auto Circulation
on shall be adequate in providing
uture control upgrades, such as a
nd Orcutt Road.”
3.1.d Evaluate additional and alternate traffic calming techniques
Chokers
Roundabouts Raised Intersections
Righetti Added Condition #34:
Conduct Speed Surveys 1 year after occupancy and install
additional traffic calming measures if General Plan
thresholds are exceeded.
Slide --
March 25th
Questions and Comments
by Planning Commission
3.1.g Lot Reconfiguration Alternatives for internal access and view corridors
This exhibit describes a presentation
by the Applicant in response to the
Commission’s discussion/suggestions.
New “corridors” are added as noted
in the graphic.
New Righetti Condition #115 would read:
“Access corridors of 15’ between Lots 200-201
and 50’ along Lots 58 and 84 will
be added to the Final Map.” 50’ corridor
15’ corridor
Slide --
March 25th
Questions and Comments
by Planning Commission
3.1.h Review “clustering” of affordable units vs. dispersal options
Jones Ranch
Phase 1 = 17 units
Righetti Ranch
Phase 2 = 32 units
Total = 49 units
including rental
apartments
and for-sale
units
Proposed
affordable
housing
Phase 1
Phase 2
Slide --
March 25th
Questions and Comments
by Planning Commission
3.1.i Consider additional water conservation techniques
Solar panel plumbing with new home framing, grey water recycling for irrigation,
tank-less water heaters and dedicated hot water line loops
added to Mitigation Measure AQ-1(a).
3.1.j Review 2015 draft Water Master Plan updates with Applicant
Updated city-wide water system modeling
has been conducted since the OASP was adopted.
While still a draft document, water line extensions from the Bishop pressure zone at
Tanglewood are recommended in Conditions for each tract.
Future modeling could revise/alter these engineering requirements, based on
detailed analysis at the time of presenting Final Maps for approval.
Slide --
March 25th
Questions and Comments
by Planning Commission
3.1.k Revisit Building Height Restrictions along Orcutt Road
25’ height restrictions are recommended along Orcutt Road.
For context, residential units will be set back a full 70’ from Orcutt Road, consisting
of a 20’ landscaped parkway and a 50’ lot setback abutting Orcutt Road.
Slide --
05-19-2015 PH2 Applicant Presentation
Righetti Ranch and Jones Ranch
Our Request from Council tonight:
1.Approve the IS-MND, GPA and SPA the Righetti Ranch
Tentative Map, and the Jones Ranch Tentative Map!
2.Give direction to not over-burden the initial phases with
front-loaded infrastructure and allow for phasing as
envisioned by the “Pay As You Go” philosophy within the
OASP.
3.Give direction that the full street frontage improvements
of “home-site” properties are the responsibility of their
respective owners. In the interim, a connectivity solution
will be provided that meets the intent of the OASP
05-19-2015 PH2 Applicant Presentation
Refinements to the Map Since Initiation Approval
•Further lowered the URL and Reduced
Resulting Open Space Encroachment
05-19-2015 PH2 Applicant Presentation
05-19-2015 PH2 Applicant Presentation
05-19-2015 PH2 Applicant Presentation
Open Space Mitigation
•Net Open Space Reduction Along the URL
•.85 acres
•Required Mitigation Open Space Added 4 to 1 times net
reduction [Conservation and Open Space Element 8.6.3(D)] is
3.4 Acres
•Proposed Additional Open Space:
•4.35 acres
05-19-2015 PH2 Applicant Presentation
More Improvements to Site Plan
•Added Internal and External pathways
Trails and Access
•Refined and expanded the Internal View
Corridors
05-19-2015 PH2 Applicant Presentation
Internal View Corridor and Access Expanded
Added Access to C Street; Expanded internal View Corridor to Righetti Hill
05-19-2015 PH2 Applicant Presentation
05-19-2015 PH2 Applicant Presentation
Refinements to the Map Since Initiation Approval
•Add Class 1 Bike Path on “C” Street
Bridge
05-19-2015 PH2 Applicant Presentation
05-19-2015 PH2 Applicant Presentation
05-19-2015 PH2 Applicant Presentation
Phasing Consistency with OASP
•“A conscious effort was made during the design of these
phasing assumptions to ensure funding would be
available for these improvements on a pay-as-you-go
basis.” (OASP 8.4.2 Facility Phasing)
•“Chapter 8 analyzes the public facilities burden that must
be carried by the land uses proposed in the Orcutt Area
Specific Plan (“OASP” or “Project”) and presents a “pay-
as-you-go” financing strategy to fund that burden.”
(OASP 8.1 Introduction)
05-19-2015 PH2 Applicant Presentation
Phase 1
05-19-2015 PH2 Applicant Presentation
Phase 2
05-19-2015 PH2 Applicant Presentation
Phase 3
05-19-2015 PH2 Applicant Presentation
TABLE 8.9 – OASP FACILITY PHASING ASSUMPTIONS
Cost Category Cost Phasing Assumptions
Transportation
Bridge A 100% in Year Two
Bridge B 100% in Year Six
Bridge C 100% in Year Three
05-19-2015 PH2 Applicant Presentation
05-19-2015 PH2 Applicant Presentation
Righetti Ranch and Jones Ranch
In Closing, our request from Council tonight:
1.Approve the IS-MND, GPA and SPA the Righetti Ranch
Tentative Map, and the Jones Ranch Tentative Map!
2.Give direction to not over-burden the initial phases with
front-loaded infrastructure and allow for phasing as
envisioned by the “Pay As You Go” philosophy within the
OASP.
3.Give direction that the full street frontage improvements
of “home-site” properties are the responsibility of their
respective owners. In the interim, a connectivity solution
will be provided that meets the intent of the OASP
05-19-2015 PH2 Applicant Presentation
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PENSCO
TRUST COMPANY
MAY 2 7 20i
May 20, 2015
CITY OF SAN LUIS OBISPO
990 PALM STREET
SAN LUIS OBISPO CA 93401
Subject: UNIDENTIFIABLE NOTICE
To Whom It May Concern:
PENSCO Trust Company recently received the enclosed notice; however, we are unable to
identify the appropriate client based on the information provided.
We are returning this notice and requesting that you provide additional information to allow
us to process this request. Please identify our client's name and /or account number on any
future notices.
Thank you,
PENSCO Trust Company
Enclosure
1560 BROADWAY, SUITE 400 1 DENVER, COLORADO, 80202 -5133
WWW.PENSCO.COM
DENVER CA 80217-
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City of San Luis Obispo
City Clerks Office
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990 Palm Street
05/08/2015
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city of san luis ows o:
city council, mcctinc, notice
The San Luis Obispo City Council invites all interested persons to attend a public
relative to the following:
What: Application for two tract maps within the orcutt Area Specific Plan,, Including Righe
for 304 resldentfal lots, and Jones Ranch, for 66 residential lots and a retail parcel. in
terms: A public hearing to consider a request to amend the General Plan, Orcutt Are
Plan, Urban Reserve Line, Zoning Map, Bicycle Transportation Plan, and two new R
Subdivisions adjacent to Righetti Hill, and an Initial Study and Mitigated Negative Decla
Where: City mall Council Chamber, 990 Palm Street, San Luis Obispo, California.
When: May 19, 2015 at 6 :00 P.M.
For questions, contact:
Phil Dunsmore - (805) 781 -7522 • pdunsmore @slocity.org
David Watson - (805) 704 -8728 - dave @watsonplanning.us
Written comments ore encouraged. If you challenge the above proposed actfon In court, you may be limited to ro
issues you or someone else roised at the public hearing described in this notice, or in written correspondence deliv
City Council at, or prior to the public hearing. The Agenda and Reports for this meeting ore available in the City C,
and online at ww +,slocity.oraloaendas. I I
city of San lu1S OBIspo:
city council meetinc nonce
The San Luis Obispo City Council invites all interested persons to attend a public meeting,
relative to the following: a
What: Application for two tract maps within the Orcutt Area Specific Plan, including Righetti Ranch,
for 304 residential lots, and Jones Ranch, for 66 residential lots and a retail parcel. In technical
terms: A public hearing to consider a request to amend the General Plan, Orcutt Area Specific
Plan, Urban Reserve Line, Zoning Map, Bicycle Transportation Plan, and two new Residential
Subdivisions adjacent to Righetti Hill, and an Initial Study and Mitigated Negative Declaration
Where: City Hall Council Chamber, 990 Palm Street, San Luis Obispo, California.
When: May 19, 2015 at 6:00 P.M.
For gk0stions, cogtact:
Phil Dunsmore - (805) 781 -7522 - Odunsmore @slocity.org
David Watson - (805) 704 -8728 -,dave @watsonplanning.us
Written comments are encouraged. If you challenge the above proposed action in court you may be limited to raising those
issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the
City Council at or prior to the public hearing. The Agenda and Reports for this meeting are available in the City Clerk's office
and online at www.slocitv.ora / aaendas.
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