HomeMy WebLinkAbout03-09-2016 PC Item 01 - Avila Ranch (175 Venture)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Preliminary review of the Development Plan for the Avila Ranch project; review of
Development Plan chapters regarding Circulation Framework and Infrastructure Framework.
PROJECT ADDRESS: 175 Venture Drive BY: John Rickenbach, Contract Planner
173 Buckley Road Phone Number: 805-610-1109
Email: JFRickenbach@aol.com
FILE NUMBER: SPEC/ER 1318-2015 FROM: Doug Davidson, Deputy Director
Project-PR-0090-2015
RECOMMENDATION: Receive a presentation regarding the Avila Ranch project and provide
input and direction to questions posed by staff and the applicant.
SITE DATA
Applicant
Representative
Proposed General
Plan and Zoning
Site Area
Environmental
Status
Avila Ranch, LLC
Stephen Peck, AICP
Low, Medium, Medium-High, &
High Density Residential (R-1,
R-2, R-3, & R-4); Neighborhood
Commercial (C-N); Public Facility
(PF); & Conservation/Open Space
(C/OS)
150 acres
A Draft EIR is under preparation.
SUMMARY
Avila Ranch, LLC has submitted a development plan proposal for a new, primarily residential
development with up to 720 units on a 150-acre site north of Buckley Road, located within the
Airport Area Specific Plan (AASP) boundaries. The project also includes 15,000 square feet of
neighborhood-serving retail and office uses next to a neighborhood park, as well as the
preservation of agricultural uses and open space. The project as proposed is envisioned to
implement the policies and development parameters as articulated in the recent Land Use and
Circulation Elements (LUCE) update, other elements of the General Plan, the AASP, the City’s
Community Development Guidelines, and direction received by the community and City during
the LUCE process and the project’s pre-application.
The applicant has prepared the Avila Development Plan (“Development Plan”) that contains the
specific development proposal for the site, including a land use framework, design guidelines
and concepts, circulation plan, and infrastructure plan. If approved, these will be reflected in an
updated Airport Area Specific Plan. The purpose of this review by the Planning Commission is
Meeting Date: March 9, 2016
Item Number: 1
Avila Ranch
Buckley Road
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to consider the circulation and infrastructure related aspects of the Development Plan and
provide feedback to questions posed by staff and the applicant.
1.0 COMMISSION’S PURVIEW
The purpose of this meeting is for the Commission to review and provide input on circulation
and infrastructure related issues as described in the proposed Development Plan. The chapters
are attached to this report (Attachments 1 and 2), and include the following:
1. Circulation framework (pages 65-69 of the Development Plan)
2. Infrastructure Framework (pages 70-76)
In the context of this initial review, it is premature to definitively determine the project’s
consistency with the General Plan and related policies, but direction provided at this meeting will
be used to guide the process and potential revisions to the Development Plan as well as the
Airport Area Specific Plan (AASP), in which the project site is located. (Note that the draft
Development Plan and AASP are still undergoing review and refinement through the EIR
process, and may change as a result; thus a definitive policy consistency determination is not yet
possible.) Issues related to financing and implementation will be addressed by the City Council,
as part of the update of the AASP.
1.1 Previous Review
The Planning Commission previously reviewed this project as part of an EIR scoping
meeting held on August 26, 2015. Although the Commission focused on the EIR scope (and
not the merits of the Development Plan) at that time, some of the input received was relevant
to the Development Plan content, and is reflected in the staff report analysis to the extent
applicable.
The Planning Commission considered land use related issues at its meeting of February 24,
2016, providing guidance at that time. Additional guidance related to circulation issues has
been, and will continue to be, provided by other City advisory bodies, including the Bicycle
Advisory Committee (BAC) and Mass Transportation Committee (MTC). The project was
reviewed before the BAC on September 17 and November 19, 2015. The MTC will consider
the project following the release of the Draft EIR.
2.0 SITE INFORMATION
The site is composed of approximately 150 contiguous acres at the northeast corner of Buckley
Road and Vachell Lane, and is comprised of three separate parcels: APN: 053-259-006, APN:
053-259-004 and APN: 053-259-005. The site generally slopes from the northeast to
southwest, although there are localized undulations. It is diagonally bisected by a drainage
channel that is referred to as “Tank Farm Creek” which conveys on and offsite storm water to
San Luis Creek and comprises approximately 10 acres of the 150-acre site. Unlike some other
properties within the AASP, the site is free of problematic encumbrances such as agricultural
processing facilities, hazardous substances, extreme changes in topography, or major public
facilities. Table 1 shows land use information for the site.
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Table 1. Site Information
Site Size ~150 acres
Present Use & Development Agriculture (zoned Business Park)
Topography Slopes from northeast to southwest, with localized undulations.
Access Buckley Road, Vachell Lane, Earthwood and Horizon Lane
Surrounding Use/Zoning West: M (Manufacturing) Lockheed Martin; C-S (Service
Commercial) further west across Vachell Lane
North: M (Manufacturing); warehousing & industrial uses
East: County jurisdiction; Agriculture zoning
South: County jurisdiction; Agriculture zoning
3.0 GENERAL PLAN GUIDANCE
3.1 Land Use Element
The project is intended to be consistent with policy direction included in the General Plan,
specifically Land Use Element Policy 8.1.6, which identifies the Avila Ranch area as a
Special Focus Area (SP-4), subject to certain broad development parameters and principles
(identified as land use and design issues a through m).
The relevant circulation and infrastructure-related aspects of this policy are shown below:
c. Provision of buffers along Buckley Road and along eastern edge of property from
adjacent agricultural uses.
d. Participation in enhancement to Buckley Road and enhancement of connection of
Buckley Road to South Higuera Street.
e. Appropriate internal and external pedestrian, bicycle, and transit connections to the
City’s circulation network.
f. Implementation of the City’s Bicycle Transportation Plan including connections to the
Bob Jones Trail.
j. Water and wastewater infrastructure needs as detailed in the City’s Water and
Wastewater Master Plans. This may include funding and/or construction of a wastewater
lift station.
k. Fire protection and impacts to emergency response times.
3.2 Circulation Element
The Circulation Element provides overall guidance for the multi-modal transportation
network that would serve the area. Figure 1 shows the existing Circulation Element map
that addresses the Avila Ranch planning area:
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The key aspects of this map relative to the Avila Ranch area include the extension of
Buckley Road as an arterial to Higuera Street, the extension of a collector road from
Jesperson Street north to Suburban Lane, and an east-west collector that connects Vachell
Lane with the new north-south collector.
In addition, the most relevant Circulation Element policies are summarized below, and
described in full in Attachment 3 to this staff report:
3.1.2 City Bus Service
4.1.4 New Development
4.1.6. Bikeway Development with Road Improvements
5.1.3 New Development
Policy 6.1.3 Multimodal Priorities
6.1.5 Policy Mitigation
8.1.6. Non-Infill Development
15.1.2 Development Along Scenic Routes
3.3 Safety Element
The Safety Element provides policy direction for infrastructure and other development.
Key policies include the following (also see Attachment 3 for additional detail):
Policy S: Flood Hazard Avoidance and Reduction
3.0 Policy S: Adequate Fire Services
Figure 1. Existing Circulation Element Map
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3.4 Conservation and Open Space Element
The Conservation and Open Space Element provides policy direction for the design of
certain infrastructure, including issues related to energy use. Key policies include the
following (also see Attachment 3 for additional detail):
4.5.1 Solar access standards
4.5.2 Subdivision design for solar access
4.6.17 Require solar power for new dwellings
3.5 Water and Wastewater Element
The Water and Wastewater Element provides policy direction for the design of certain
infrastructure, especially as they relate to other Citywide infrastructure planning efforts and
master plans. Key policies include the following (also see Attachment 3 for additional
detail):
A 5.2.5 Paying for Water for New Development
A 5.3.4 Analyze and prepare water supply assessments for large new developments in
accordance with State law.
B 2.2.3 Wastewater Service for New Development
B 4.3.6 Review development proposals to ensure new development does not adversely
impact existing infrastructure and that necessary infrastructure will be in place to
support the development.
3.6 Airport Area Specific Plan
The existing Airport Area Specific Plan, which includes the project area, includes additional
policy direction governing circulation and infrastructure that build on the General Plan
policy framework. Key goals are briefly described below:
Goal 6.4.3: Improve Buckley Road to arterial standards while maintaining a street
character consistent with the area’s rural setting.
Goal 6.4.4: Establish a system of collector streets that connect arterials and local
streets.
Goal 6.4.5: Develop a system of interconnecting local streets to provide local property
access, accommodate trucks, and encourage walking and bicycling in an attractive
environment.
The AASP also includes a series of goals and policies related to drainage design, water
provisions, wastewater collection and treatment, energy use, telecommunications, phasing,
public safety, and public facilities financing. In general, most of these policies are not
specific to Avila Ranch, but provide guidance that builds on the General Plan policy
framework.
The AASP does not specifically address detailed circulation or infrastructure planning
within the Avila Ranch planning area. For that reason, the AASP would be amended as part
of the project to specifically address circulation and infrastructure in the Avila Ranch area
(see project details and discussion, in Section 4.0 below).
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4.0 PROJECT DETAILS AND DISCUSSION
4.1 Project Description Summary
The Avila Ranch Project would include up to 720 dwelling units of varying densities; a
centrally located “Town Center” with 15,000 square feet of local-serving retail and office
uses; 16 acres of pocket parks, mini-parks and neighborhood parks; and 55 acres of open
space including riparian corridors and farmed agricultural land. These features are described
in greater detail within Pages 1-10 of the proposed Development Plan (also described more
fully in the February 24, 2016 staff report for this project).
4.1.1 Airport Area Specific Plan
The Avila Ranch planning area is within a portion of the Airport Area Specific Plan
(AASP). The Development Plan provides guidance for development within that area. If
the project is approved, the Specific Plan will be amended to reflect the land uses and
circulation pattern included in the Development Plan. Where appropriate, Specific Plan
goals and policies will be updated to reflect the development parameters included in the
project.
4.1.2 Proposed Land Uses
The proposed project includes a variety of residential densities (6 to 24 dwellings per
acre), with typical lot sizes ranging from 1,000 to 5,000 square feet. Figure 2 (below)
shows the proposed land use map for the project, while Table 2 (below) summarizes the
proposed land uses and residential product types.
Figure 2. Proposed Avila Ranch Land Use Map
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Table 2. Summary of Proposed Development and Residential Product Types
Land Use Acres Units Residential Product Type Maximum
Density
Typical
Lot Size
Residential
R-1; Low-Density 17.45 105 Detached single-family 6 du/acre 5,000 SF
R-2; Medium Density 35.03 305 4 to 6 pack clusters; small
lot detached single-family
12 du/acre 3,575 SF
R-3; Medium-High Density 11.04 185 Stacked flat apartments;
townhomes; condos
20 du/acre 1,000 SF
R-4; High Density 4.71 125 Stacked flat apartments 24 du/acre
Neighborhood Commercial
(15,000 SF)
3.34
Parks
Neighborhood Parks 9.80
Mini Parks 6.00
Pocket Parks 0.20
Major Roadways 7.03
On-site Open Space 55.30
TOTAL 149.90 720
4.2 Development Plan Circulation Framework Overview
4.2.1. Circulation Framework. Pages 65 through 69 of the Development Plan
(Attachment 1) describe the Circulation Framework for the project. The circulation
network is proposed to be constructed in 6 phases:
Phase I: Buckley Road Frontage Improvements along the southern phase 1 boundary
including a bike bridge over Tank Farm Creek on the north side of Buckley, extension
of Venture Road along the phase frontage, extension of Earthwood to Suburban, and
Class I & II paths within phase.
Phase II: Extension of Buckley Road from Vachell to Higuera including the
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corresponding class I & II paths along this section of Buckley.
Phase III: Partial extension of Horizon Lane to the south to Phase boundary
Phase IV: Completed extension of Horizon Lane to Buckley Rd.
Phase V: Local access roads only.
Phase VI: Remaining Buckley Road Frontage Improvements and bike facilities along
the phase boundary.
A vehicle bridge and two pedestrian bridges are planned to connect the neighborhoods on
either side of Tank Farm Creek. Figure 3 (below) shows how these site features guide
the layout and arrangement of proposed land uses.
Figure 3. Proposed Circulation Plan
1. Streets and Roadways. The General Plan Circulation Element map (Figure 1 in the
Circulation Element; also see Figure 1 above) identifies the need to add north-south
collector roads between Tank Farm Road and Buckley Road. The proposed extension
of Earthwood Lane south of Suburban Road to the Avila Ranch project and the
extension of Jesperson north of Buckley Road to the northern project boundary are
intended to address this need. Certain north-south connections envisioned under the
Airport Area Specific Plan will be completed as part of the Unocal/Chevron project,
notably the extension of Horizon Lane to Suburban Road.
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Figures 36 and 37 of the Development Plan (Attachment 1, Pages 75 and 76) show
the proposed City standard street sections that are to be used for the project.
Collectors are intended to be 60 feet wide with two 11-foot travel lanes, two 7-foot
Class II bike lanes, and 5-foot wide sidewalks separated by a 7-foot wide landscaped
area. Buckley Road will be improved as shown in Figure 36 of the Development
Plan.
2. Transit. The Project proposes two new transit stops on the site, one on Venture Drive
west of Earthwood Lane, and the second on Jesperson Road in the Town Center
Plaza.
3. Bicycle Circulation. The City’s Bicycle Transportation Plan proposes a
comprehensive system of on-street and off-street bicycle facilities in and around the
project site, consistent with direction provided by BAC in November 2015. The
Project proposes the following bicycle and pedestrian facilities to implement the
Bicycle Transportation Plan, which are shown on Figure 35 (page 71) of the proposed
Development Plan:
a) Class I multi-use path on the north side of Buckley Road along the project frontage;
b) Class I multi-use path along Tank Farm Creek through the project site;
c) Class II bike lanes on Buckley Road along the project frontage and to S. Higuera
Street;
d) Class II bike lanes along the project’s frontage on Vachell Lane;
e) Class II bike lanes along collector roads within the project site; and
f) Sidewalks on both sides of collector and local roads within the project site.
The ultimate alignment of some of the Class I bike paths south of Tank Farm Road
will need to be determined as part of the plans to develop the Chevron property.
However, the AASP and proposed Development Plan illustrate their conceptual
alignments.
Class I bicycle paths and Class II bicycle lanes within the project area will be
designed to meet or exceed the minimum standards established by the California
Department of Transportation Highway Design Manual and the City of San Luis
Obispo design standards. The dimensions of these facilities are shown in Figure 37.
The wider Class II lanes will provide the opportunity for buffered bike lanes. In cases
where the facilities are located in the County (e.g., Buckley Road), Class I and Class
II facilities will be designed in accordance with County design standards.
An important link in the regional bikeway system is along Buckley Road. This
bikeway will eventually connect to Higuera Street and the San Luis Obispo City Bob
Jones Trail trailhead at the Octagon Barn site. Because of physical constraints and the
extent of construction, the amount of roadway available for bike traffic varies
between Broad and Vachell. These constraints include the bridges across Tank Farm
Creek and the East Fork of San Luis Creek. The Bicycle Transportation Plan provides
for Class II bike lanes and Class I bike paths along corridor, and continuing to
Higuera Street.
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4. Pedestrian Circulation. Pedestrian circulation will be accommodated by street design
standards that include sidewalks on both sides of the street for most classifications of
streets within developed areas, and off-street, multi-use paths along streets adjacent to
open space areas, and network of multi-use, Class I facilities that will connect to the
street system within the planning area as well as existing and proposed facilities out-
side of the Airport Area.
5. Traffic Study. The applicant incorporated references to some of the early preliminary
recommendations of the draft traffic study; these are provided on pages 67-69 of the
development plan. These are only incomplete preliminary draft recommendations and
do not reflect the final finding of the traffic impact study and EIR. Once the traffic
study is completed this information will be presented as part of the Draft EIR.
4.2.2. Infrastructure Framework. Pages 70 through 76 of the Development Plan
(Attachment 2) describe the Infrastructure Framework for the project. The key aspects of
this discussion are summarized below.
The proposed project will provide the needed utilities infrastructure to provide City
services to the site, including:
1. Domestic Water Existing City water main facilities slated to serve the site consist of
an 18-inch main in S. Higuera Street and an existing 12-inch main in Suburban, and
new potable and recycled water mains in Earthwood. Providing adequate domestic
and fire flows to the Avila Ranch project will require extension to the new lines in
Earthwood and eventual looping of the system. Main lines within the project will be
looped through the individual phases to provide required flows and redundancy.
2. Recycled Water New facilities to serve the Avila Ranch project will be extended
from the existing line in Earthwood. Figure 38 (Attachment 2, Page 73) shows the
planned locations of the potable water and recycled water main lines. Approximately
82 percent of irrigation demand for the project site will be met with non-potable
recycled water, a total of 59 acre feet of recycled water.
3. Sewer System The Avila Ranch property lies downstream of the existing Sewage
Treatment Plant, requiring a system of force mains and/or lift stations to transport
flows to the gravity lines which feed the plant. As part of the Avila Ranch project, a
pump station will be constructed near the intersection of Vachell and Buckley to
move flows to the north. This force main will run through Earthwood with eventual
disposition into a gravity main in Suburban or Short Street. The Avila Ranch project
proposes to construct a system of gravity lines within the project to transport flows to
the proposed pump station and construct a force main system to transport those flows
back up through the site, across an adjacent parcel to Suburban Road and easterly in
Suburban to a point where a gravity line can be constructed to extend northerly to tie
to the existing main line in Tank Farm Road which feeds into the Tank Farm Lift
Station.
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4. Dry utilities (electricity, gas, telecommunications) Existing utilities companies that
serve the City, including PG&E and Southern California Gas Company will provide
electrical and gas services to the site.
5. Drainage Facilities The approach to stormwater management for the proposed Avila
Ranch development depends to some extent on the planned remediation of the tank
farm site being completed prior to the completion of the Avila Ranch development.
However, considering the possibility of delays, Avila Ranch will enter into an
agreement with Chevron to perform earthwork described in their remediation plan if
that work is delayed to a point when it is necessary for development of the Avila
Ranch project.
A portion of the upper Tank Farm Creek on the project site will be realigned to
connect to a detention pond that is part of the tank farm site remediation. A new
outlet structure from the pond will be required and the existing headwall structure that
regulates outflow from that area will need to be de-commissioned. In general, flow
from adjacent properties will be collected and conveyed through the site with
underground pipe.
4.2.3. Phasing of Proposed Improvements. Overall development will occur in a series
of 6 phases, the timing of which will largely be guided by market factors. Detailed
phasing information is included on pages 29-30 and 63-65 of the Development Plan
(Atttached). Table 3 summarizes the key proposed circulation and infrastructure
improvements associated with each phase:
Table 3. Proposed Development and Infrastructure Phasing
Phase Proposed
Development
Proposed Circulation and Infrastructure
1 185 R-2 units Buckley Road frontage improvements in phase boundary
Venture Road extension on phase frontage
Extension of Earthwood to Suburban (with Class II bike lane)
Roundabout at Venture and Earthwood
Turn restrictions at the Vachell Lane/S. Higuera Street
intersection, prohibiting left turns into and out of Vachell Lane
Westbound approach to the S. Higuera Street/Suburban Road
intersection would be restriped to provide a left-turn lane and a
shared left/right turn lane.
Class I bike path from Vachell to Octagon Barn (if possible)
Class I bike path from Class II diversion on Buckley to Vachell
Class II bike lane bridge on south side of Buckley at Tank Farm
Creek
Transit stop on Venture
Sewer pump station and force main
Potable and recycled water facilities
Dry utilities to development phase
2 29 R-2 units Buckley Road extension from Vachell Lane to Higuera Street
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Table 3. Proposed Development and Infrastructure Phasing
Phase Proposed
Development
Proposed Circulation and Infrastructure
Class I and II bike facilities on Buckley to HIguera
Wet and dry utilities to development phase
3 91 R-2 units
125 R-4 units
mini parks
Completion of Horizon Lane (but not the offsite extension to
Suburban)
Wet and dry utilities to development phase
4 185 R-3 units
neighborhood park
Completion of Jesperson to Buckley Road
Vehicle/Pedestrian bridge from Venture to Jesperson
Wet and dry utilities to development phase
5 105 R-1 units
mini park
Wet and dry utilities to development phase
6 Town Center
Commercial
Wet and dry utilities to development phase
4.2.4. Modifications to the Airport Area Specific Plan. In order to implement the
Development Plan, City staff has determined that the AASP will require modification to
address potential changes and/or needed detail for the Avila Ranch planning area. In
general, these changes will:
1. Include project specific information about the Avila Ranch project where
appropriate, including the types and amount of development proposed;
2. Provide more specific details with regard to standards that would apply to the
Avila Ranch area;
3. Modify the existing AASP policy framework as appropriate to respond to
proposed project details and standards; and
4. Coordinate the financing and timing of needed infrastructure throughout the entire
AASP.
5.0 KEY QUESTIONS
The applicant and staff have proposed the following questions for Commission discussion and
direction:
1. Please provide general feedback regarding the extent to which you believe the
Circulation and Infrastructure aspects of the Development Plan are responsive to
General Plan and Airport Area Specific Plan requirements.
2. Has the applicant provided sufficient detail in the Development Plan to provide direction
for future development?
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3. Do you have any concerns relative to the phasing of proposed circulation or
infrastructure? Are there critical features you feel should be provided earlier than
proposed?
4. What are your concerns regarding the orientation of proposed residential development
relative to its interface with major collector roads serving the planning area?
5. Are you satisfied with the proposed project’s approach to circulation and infrastructure
improvements in the event the Chevron project does not move forward before the Avila
Ranch project?
6.0 RECOMMENDATION
It is recommended that the Commission receive a presentation regarding the Avila Ranch project
and provide input and direction relating to relevant sections of the proposed Development Plan
as well as the questions posed in Section 5.0 (above).
7.0 ATTACHMENTS
1. Circulation Framework (pages 61-69 of the Development Plan)
2. Infrastructure Framework (pages 70-76)
3. Relevant General Plan Policies.
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Avila Ranch Development Plan Page 61
Revised: December 18, 2015
Circulation Framework
There are four principal circulation features for the
site: 1) the extension of Buckley Road along the “Caltrans”
alignment to Higuera Road; 2) connection of a new Class I bike
paths and Class II “buffered” bike lanes from and through the
project site to the Octagon Barn which is the trailhead for the
Bob Jones City to Sea Trail; 3) the extension of Venture Drive
through the site and connecting with the extension of Jesper-
son Road from Buckley Road, creating a continuous Residen-
tial Collector; and, 4) the extension of Earthwood Lane as a Residential Collector from the Venture Road
project site to Suburban Road for connectively and access to the neighborhood shopping center. A vehi-
cle bridge and two pedestrian bridges are planned over Tank Farm Creek to provide neighborhood con-
nectivity. Figure 35 shows the overall circulation system and Figures 36 and 37 show the proposed City
standard street sections that are to be used for the project.
The LUCE update identified the need to add north-south connections between Tank Farm Road
and Buckley Road. The extension of Earthwood Lane south of Suburban Road to the Avila Ranch project,
the extension of Jesperson north of Buckley to the northern project limits will contribute to this connec-
tivity. In the longer term, the connection of Horizon to Tank Farm Road from Suburban, completion of
the “Unocal Collector” and other improvements will complete this Specific Plan system.
Pedestrian circulation will be accommodated by street design standards that include sidewalks
on both sides of the street for most classifications of streets within developed areas, and off-street, mul-
ti-use paths along streets adjacent to open space areas, and network of multi-use, Class I facilities that
will connect to the street system within the planning area as well as existing and proposed facilities out-
side of the Airport Area.
The City’s Bicycle Transportation Plan proposes a comprehensive system of on-street and off-
street bicycle facilities in and around the project site. The ultimate alignment of some of the Class I bike
paths south of Tank Farm Road will need to be determined as part of the plans to develop the Chevron
property. However, the AASP illustrates the following conceptual alignments:
A. Off-street Class I multi-use paths that parallel creeks and riparian corridors,
B. On-street Class II bicycle lanes on arterial and collector streets, and;
C. A combination of off-street paths adjacent to streets and on-street bicycle lanes.
Class I bicycle paths and Class II bicycle lanes within the Avila Ranch area will be constructed,
signed and marked to meet or exceed the minimum standards established by the California Department
of Transportation Highway Design Manual and the City of San Luis Obispo design standards. Class I
Attachment 1
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Avila Ranch Development Plan Page 62
Revised: December 18, 2015
paths are to be a minimum of 12 feet in width with two-foot shoulders, except in hillside areas where
grading would cause visual impacts or along creeks where space is limited. Class II bicycle lanes are to
be at least 6.5 feet wide under normal circumstances, according to the design criteria of the Bicycle
Master Plan (BMP). For Buckley Road and Vachell Lane, Class II facilities will be at least eight feet wide.
The project’s Residential Collectors bicycle lanes are planned to be seven feet wide (instead of the BMP
standard of five feet for that condition), as shown in Figure 37. The wider Class II lanes will provide the
opportunity for buffered bike lanes. In cases where the facilities are located in the County (e.g., Buckley
Road), Class I and Class II facilities shall be designed in accordance with County design standards.
An important linkage in the regional bikeway system is Buckley Road. It will eventually connect
to Higuera and the San Luis Obispo City Bob Jones Trail trailhead at the Octagon Barn site. Because of
physical constraints and the extent of construction, the amount of roadway available for bike traffic var-
ies between Broad and Vachell. These constraints include the bridges across Tank Farm Creek and the
East Fork of San Luis Creek. The Bicycle Transportation Plan provides for Class II bike lanes and Class I
bike paths along corridor, and continuing to Higuera.
Residential Collector streets are planned for Avila Ranch. These roadways function to collect
traffic from local streets and fronting property and then channel the traffic to arterial streets. Collector
streets have fewer limitations on intersections and driveways than higher order streets.
According to the AASP, all traffic mitigation measures, taken as a whole at full build out of the
Airport Area, assure compliance with the Circulation Element LOS D policy. However, due to the fact
that the rate and exact development patterns within the Airport Area cannot be predicted, no fixed im-
plementation schedule of overall traffic mitigation measures can be determined. Therefore, and alt-
hough not anticipated, development projects within the Specific Plan area may cause a temporary cu-
mulative traffic level of LOS E to be reached prior to public improvement project being undertaken. In-
dividual development projects within the Specific Plan area are to construct adjacent streets, bicycle and
transit improvements as part of their development. For AASP transportation fee public projects, the City
reviews LOS levels periodically and makes recommendations for use of accumulated Airport Area traffic
impact fees toward new CIP projects to address the higher LOS levels and assure ultimate LOS levels are
achieved with ultimate build-out development of the Airport Area.
The AASP requires that individual improvement projects be constructed by adjacent develop-
ment within the Specific Plan area to advance the necessary improvement and seek a reimbursement
agreement, as necessary, if they are impact fee supported improvements.
Phasing of the bicycle improvements, according to the AASP, is a multi-jurisdictional and long
term effort. According to the AASP, the City or County will implement Class I and II bikeways that are
not adjacent to development or are in the unincorporated area outside of the Specific Plan area (e.g.,
along Buckley and Santa Fe Roads, and along the East Branch of San Luis Obispo Creek south of Buckley
Road) as part of their respective Capital Improvement Programs. This provision does not reduce the pos-
sibility that development may need to complete these segments as part of their individual environmen-
tal review assessments, if warranted. Several constraints to implementation include right of way acqui-
Attachment 1
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Avila Ranch Development Plan Page 63
Revised: December 18, 2015
sition along the project’s Buckley frontage, the Buckley extension, bridge improvements, and other fac-
tors.
According to the traffic Study, at full buildout, the following improvements would be needed to
address project impacts and needs. Unless otherwise noted, the recommendations apply to all horizon
years (Existing, Near Term, and Cumulative Plus Project.
Traffic Study Recommendations
Vehicular:
1. Reconstruct LOVR interchange. This project is currently under construction. When complete it
will improve queuing issues at the LOVR/US 101 ramp junctions and LOVR/S Higuera Street. This
project is underway.
2. Extend Prado Road to Broad Street. This planned project would reduce queue issues at the in-
tersections of South Street/S Higuera Street, Madonna Road/S Higuera Street, and Tank Farm
Road/S Higuera Street. The improvement is being implemented as part of the Margarita Area
Specific Plan.
3. A second northbound left turn lane at Prado Road/S Higuera Street. This requires widening the
Prado Road Bridge west of S Higuera Street to provide two receiving lanes. This project is cur-
rently underway as a City Capital Improvement Project with support from Specific Plan impact
fees. This improvement will improve but not eliminate the impact.
4. Add second southbound left turn lane to the Tank Farm Road/S Higuera Street intersection.
Under Cumulative Plus Project conditions this would improve but not eliminate the impact. This
improvement is being added to the Citywide traffic fee program.
5. Add a northbound right turn lane to the Tank Farm Road/Horizon Lane intersection. This im-
provement is a Specific Plan Fee improvement and will be implemented as part of the redevel-
opment of the properties and citywide impact fee programs.
6. Restripe westbound approach to Suburban Road/S Higuera Street to provide a dedicated left
and shared left/right turn lanes and change southbound left to protected signal phasing. Under
Cumulative Plus Project conditions add a designated westbound right turn lane.
7. Prohibit left turns into and out of the Vachell Lane/S Higuera Street intersection. Extend Buckley
Road to South Higuera Street or connect the project to Earthwood Lane before the turn prohibi-
tion is implemented. Buckley Road is being extended as part of Phase 2 improvements and the
extension of Earthwood Lane to Suburban (and related improvements) are being installed in
Phase 1.
Attachment 1
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Avila Ranch Development Plan Page 64
Revised: December 18, 2015
8. Under Near Term Plus Project conditions, add a second southbound right turn lane to the
LOVR/S Higuera Street intersection.
9. Under Cumulative Plus Project conditions install a traffic signal or single lane roundabout at the
intersection of Buckley Road/Vachell Lane. Adequate right of way has been planned for either
improvement, depending on the recommendations at the time of construction.
10. Add second north and southbound through lanes to the Buckley Road/Highway 227 intersec-
tion. Planning for this improvement is underway with SLOCOG and the County. Under Cumula-
tive Plus Project conditions add a second northbound left turn lane.
Pedestrian and Bicycles:
1. Reconstruct LOVR interchange. This project is currently under construction. When complete it
will address sidewalk discontinuities and provide class II bike lanes through the interchange. Re-
vise the striping plan to provide a one foot buffer between vehicles and cyclists. This improve-
ment is being completed.
2. Construct Class I multi-use paths in accordance with the project site plan and connect them to
the off-site transportation network consistent with the City’s Bicycle Transportation Plan. Pro-
posed Bicycle circulation is consistent with the BMP.
Transit:
1. Work with SLO Transit and SLORTA to accommodate route expansions to provide a transit stop
within ¼ mile of the project’s residential uses in addition to the new stop proposed in the com-
mercial center of the project. Transit stops are shown on the Circulation Plan in conformance
with this requirement. City Transit will confirm installation and phasing as needed.
Site Access and On-Site Circulation:
1. Provide left and right turn lanes on Buckley Road at Vachell Lane and the south project entry.
The project design accommodates these improvements.
2. Construct single lane roundabouts at the on-site intersections of two collector roads. Rounda-
bouts are shown at Earthwood/Venture, Venture/Horizon(Jesperson), and the Town Center.
3. Where collector roads intersect with local roads the local roads should be stop controlled.
Attachment 1
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Avila Ranch Development Plan Page 65
Revised: December 18, 2015
4. Review construction documents to ensure adequate sight distance is provided at on-site inter-
sections and driveways. Site distance calculations are shown on the Vesting Tentative Map, in
conformance with City design requirements.
5. Connect the project to Earthwood Lane as a part of Phase 1 of development. Connect the pro-
ject to Horizon Lane as a part of Phase 4 of development. Earthwood is connected to Suburban
as part of Phase 1. Venture is connected to Jesperson/Horizon as part of the Phase 4, and the
Jesperson/Horizon extension from Buckley is planned for Phase 4.
Additional detail on these improvements is provided in the traffic impact study for the project.
Phasing
` The foregoing summary provides the scope of needed improvements to support the circulation
needs and demands for the project. Some of these improvements will be installed as part of the project,
as described below. Others will be implemented by the City and/or County as part of their capital im-
provement programs. The transportation improvements associated with each phase of the project
based on information from the traffic study and project impacts are as follows:
Phase 1 includes the Buckley Road frontage improvements along the southern phase boundary,
extension of Venture Road along the phase frontage through the Venture/Earthwood roundabout, and
extension of Earthwood to Suburban. It would also include widening of the Buckley Road shoulders
along the project frontage to meet minimum bikeway standards for road speed, slope other site condi-
tions. This phase would also include the Class I bike path from the Class II diversion on Buckley to
Vachell, a pedestrian/bike bridge over Tank Farm Creek north of Buckley for Class I bike path, a Class II
bike lane bridge on south side of Buckley at the Buckley/Tank Farm Creek Bridge, the extension of the
Earthwood Collector (w/Class II) to Suburban, and a transit stop along Venture Extension. This phase
would also include the modification of the Vachell/Higuera and Higuera/Suburban intersections per the
traffic study. As part of Phase 1 the Buckley Extension Class I bike path may be installed in an interim or
permanent condition, subject to availability of right of way and governmental approvals. Finally, Phase
1 may include grading and interim improvements to the Class I bike path on the north side of the Buck-
ley Road extension between Vachell and the Octagon Barn parking lot, subject to right of way availabil-
ity.
Phase 2 This phase will include the extension of Buckley Road from Vachell to Higuera, including
Class II bike lanes and a Class I bike path.
Phase 3 includes 91 R-2 units, and 125 R-4 units, completion of intracts, and the completion of
the intract portion of the connection to Horizon Lane (but not the offsite connection itself).
Phase 4 includes the development of 185 R-3 units, and development of the neighborhood park.
This phase would include the construction of the vehicle and pedestrian bridge from Venture to Jesper-
son, the completion of Jesperson to Buckley, and the project entry improvements on Buckley Road.
Attachment 1
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Avila Ranch Development Plan Page 66
Revised: December 18, 2015
Phase 5 includes 105 R-1 units. This also includes the development of the west mini
park/community gardens and the portion of the open space/buffer area within the phase. No added
traffic improvements are planned.
Phase 6 includes the development of the Town Center neighborhood commercial sites and re-
maining project frontages. This phase would include the completion of the Buckley Road frontage im-
provement along remaining part of the project.
Attachment 1
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Avila Ranch Development Plan Page 67
Revised: December 18, 2015
Figure 35 Circulation Plan
Attachment 1
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Avila Ranch Development Plan Page 68
Revised: December 18, 2015
Figure 36 Buckley Road Sections
Attachment 1
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Avila Ranch Development Plan Page 69
Revised: December 18, 2015
Figure 37 Proposed Project Street Sections
Attachment 1
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Avila Ranch Development Plan Page 70
Revised: December 18, 2015
Infrastructure Framework
Domestic Water
Existing City water main facilities slated to serve the site consist of an 18 -inch main in S. Higuera
Street and an existing 12 -inch main in Suburban, and new potable and recycled water mains in Earth-
wood. Providing adequate domestic and fire flows to the Avila Ranch project will require extension to
the new lines in Earthwood and eventual looping of the system. Main lines within the project will be
looped through the individual phases to provide required flows and redundancy. Figure 38 shows the
proposed water system improvements.
Construction of a 10-inch main line within the Earthwood Lane Phase I Right of Way has been
completed. This line is stubbed approximately one-third of the way into the Earthwood subdivision
project, with plans for a Phase II extension of the road to the north property line of Avila Ranch.
The adjacent Dioptics project is served by water originating from an existing private offsite well,
and private water line which runs within Vachell Lane. The system, installed at that time, provided stubs
for future water connection to a new main line in Vachell. The Avila Ranch project will provide connec-
tion to these laterals at the time a main line is extended within Vachell.
The project proposes a number of features that meet and exceed the current water conserva-
tion and management regulations from the City or State agencies. Development in the Avila Ranch area
is to be designed so that the projected annual residential water consumption is 30 percent less than the
current average residential per-person annual community water consumption. To meet this goal, the
following performance standards are to be used: 1) turf shall not be permitted for individual yard land-
scaping. Landscape plans shall be developed which require lower water usage, and which require lower
maintenance. Landscape plans shall reflect the local climate zones and local plant material; 2) turf may
be used where it is associated with a common open space, parkways, sports field or other common area.
Where feasible, these areas will be irrigated with recycled water supplies; 3) landscape and irrigation
plans should use drip irrigation systems to the extent feasible. General broadcast irrigation is discour-
aged; and, 4) residential units will be pre-plumbed for onsite water recycling.
The site currently uses approximately 90-95 acre-feet of ground water per year from a local irri-
gation well. This is based on one fourth of the site being planted in irrigated crops each year at an appli-
cation rate of 30 inches per crop, with the balance of the site either fallow or in dry farmed crops. The
Water Supply Assessment prepared for the project found that the ten-year average per capita water use
for the City was 114.4 gallons per capita per day (gpcd) from 2005-2014. The 2015 residential water use
for the community is currently 59 gpcd. Total City current water use is 4,990 AF/year, a ten percent
reduction from the previous year. The Avila Ranch water usage is estimated to be lower than current
city average usage, with estimated residential water usage calculated to be 39 gallons per day per per-
son per day. Avila Ranch’s projected usage is 0.7% of total supply and 2% of available water supply.
Attachment 2
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Avila Ranch Development Plan Page 71
Revised: December 18, 2015
Recycled Water
The City of San Luis Obispo continues to expand their recycled water system. New facilities to
serve the Avila Ranch project will be extended from the existing line in Earthwood. Figure 38 shows the
planned locations of the potable water and recycled water main lines. Approximately 82 percent of
irrigation demand for the project site will be met with non-potable recycled water, a total of 59 acre feet
of recycled water.
Sanitary Sewer
The Avila Ranch property, as with all properties within the Airport Area Specific Plan, lies down-
stream of the existing Sewage Treatment Plant, requiring a system of force mains and/or lift stations to
transport flows to the gravity lines which feed the plant. As part of the Avila Ranch project, a pump sta-
tion will be constructed near the intersection of Vachell and Buckley to move flows to the north. This
force main will run through Earthwood with eventual disposition into a gravity main in Suburban or
Short Street. The Avila Ranch project proposes to construct a system of gravity lines within the project
to transport flows to the proposed pump station and construct a force main system to transport those
flows back up through the site, across an adjacent parcel to Suburban Road and easterly in Suburban to
a point where a gravity line can be constructed to extend northerly to tie to the existing main line in
Tank Farm Road which feeds into the Tank Farm Lift Station. Figure 20 shows the planned sewer mains,
lift station and force mains.
Adjacent future development at Venture Lane was planned to be served by septic systems when
initially approved by the County and the existing Dioptics project pumps from the existing building to a
leach field on the north side of their property. Revisions to that system, and extension of sewer mains,
to this area are not a part of proposed improvements associated with Avila Ranch.
Dry Utilities
PG&E will provide underground extensions from existing facilities, from overhead lines along
the west side of Vachell, and along the south side of the Suburban properties to the north. Final re-
quirements need to be confirmed with PG&E. Cable TV/Phone facilities exist along Vachell Lane and are
planned to be extended to serve the site. Southern California Gas Company has an existing 16 -inch
high-pressure main line which extends southerly in Vachell and easterly in Buckley. It is anticipated that
service for the Avila Ranch project will originate from this 16 -inch line, and will include the installation
of pressure reducing stations to be designed by SoCal Gas.
Storm water, Hydrology and LID Compliance
The project falls under the Low Impact Development requirements of the Regional Water Quali-
ty Control Board’s Post Construction Requirements. A drainage study has been prepared to analyze the
project’s conformance with Water Board and City of SLO drainage requirements. Stormwater treatment
Attachment 2
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Avila Ranch Development Plan Page 72
Revised: December 18, 2015
and retention is proposed for runoff from the new impervious areas associated with this project. Runoff
from these areas will be directed to vegetated facilities that are intended to retain and infiltrate the
runoff from events up to the 95th percentile 24-hour rainfall event. For larger events, these vegetated
facilities will overflow into standpipes that connect to storm drain conveyance pipes that discharge to
Tank Farm Creek.
The approach to stormwater management for the proposed Avila Ranch development is de-
pendent on the planned remediation of the tank farm site being completed prior to the completion of
the Avila Ranch development. These improvements are planned to be completed in the next 2-5 years
according to Chevron representatives. However, considering the possibility of delays, Avila Ranch will
enter into an agreement with Chevron to perform earthwork described in their remediation plan if that
work is delayed to a point when it is necessary for development of the Avila Ranch project.
A portion of the upper Tank Farm Creek on the project site will be realigned to connect to a de-
tention pond that is part of the tank farm site remediation. A new outlet structure from the pond will be
required and the existing headwall structure that regulates outflow from that area will need to be de-
commissioned. In general, flow from adjacent properties will be collected and conveyed through the site
with underground pipe. Figure 4 shows a conceptual layout of the re-aligned creek and conveyance pipe
for offsite flow.
Drainage for the proposed development is described in the following sections.
Northwest Portion of Site
The portion of the site on the northwest side of Tank Farm Creek consists of Phases 1 through 3
and is comprised mostly of medium-density single-family residences (approx. 4,000 sf lots) with some
high-density multi-family residences. Runoff from these areas will be directed to onsite vegetated
treatment facilities to meet treatment and retention requirements. For storms larger than the required
onsite retention design storm, the vegetated facilities will overflow into standpipes that connect to a
network of storm drain conveyance pipes in the streets that discharge to Tank Farm Creek at various
locations.
Runoff from the public sidewalks and streets is proposed to be conveyed by surface flow in the
gutters and streets to vegetated treatment facilities located in the small onsite parks and along the
creek bank. These facilities will overflow into standpipes that connect to the storm drain pipe networks
that discharge to the creek or a detention pond. There is currently one detention pond planned for the
site. This pond will be located at the southwest corner of the site and detain the runoff from the single-
family residences and streets located in that portion of the site. This pond is adequate to handle the
peak flow and storm drainage needs of Phases 1 through 3. Offsite runoff that enters the site from the
north and west is proposed to be collected and conveyed through the project site with underground
pipe.
Attachment 2
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Avila Ranch Development Plan Page 73
Revised: December 18, 2015
Figure 38 Water Supply Plan
Attachment 2
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Avila Ranch Development Plan Page 74
Revised: December 18, 2015
Figure 39 Wastewater Plan
Attachment 2
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Avila Ranch Development Plan Page 75
Revised: December 18, 2015
Southeast Portion of Site
The portion of the site on the southeast side of Tank Farm Creek includes phases 4 through 6
and is comprised of low-density single-family residences (approx. 5,000 sf lots), medium-high density
multi-family residences, commercial development, and parks. Runoff from all of the imperious surfaces,
including the public sidewalks and streets, is planned to be directed to vegetated treatment facilities
located at the backs of the sidewalks to meet treatment and retention requirements. For storms larger
than the required onsite retention design storm, the vegetated facilities will overflow into standpipes
that connect to a network of storm drain conveyance pipes in the streets that discharge to Tank Farm
Creek at various locations. Because of the peak flows associated with the site, development of this por-
tion of the project is dependent on the installation of a portion (but not all) of the storm drainage im-
provements being installed as part of the Chevron Remediation project. These improvement are those
located in the southeast portion of the Chevron site immediate north of the project site. They would be
installed either by Chevron as part of their planned remediation efforts, or, if unexpectedly delayed, un-
der contract with Avila Ranch LLC.
The project’s design features have been developed to comply with Performance Requirements 1
through 4.
Performance Requirement 1 – Site Design and Runoff Reduction:
Under this requirement there is limited disturbance to creeks and drainage features, avoidance
of compaction to permeable soils, limited clearing and grading of vegetated areas, reduction in impervi-
ous surfaces and other measures to limit offsite runoff. Tank Farm Creek will not be modified except
for its realignment to its former natural course and connection to the Chevron detention basin. The pro-
ject site soils show a wide pattern of permeability and those adjacent to the creek show the most con-
sistent pattern of moderate to rapid permeability, with soils influenced by historic water flows or occa-
sional flooding showing the lowest permeability. Soils adjacent to the Tank Farm Creek will be used for
open space, recreation and for storm water infiltration, and detention.
The project will also include a number of features to minimize impervious surfaces, including us-
age of pervious pavement and pavers for R-2 driveways, usage of pervious pavers/porous concrete on at
least 20 percent of parking lot areas for multifamily/commercial and town center areas (in conjunction
with v-gutters and French drains), and narrower streets sections consistent with other Specific Plans in
the community. Streets and paved areas will be surfaced drained where possible to LID catchment are-
as.
Performance Requirement 2 – Water Quality Treatment
The site will have an integrated system of small filtration ponds that will retain the 85th percen-
tile 24- hour storm. Figure 23 shows the distribution of these areas and the bioswales for the project. It
is estimated that approximately five percent of the surface area is required to comply with the retention
requirement.
Attachment 2
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Avila Ranch Development Plan Page 76
Revised: December 18, 2015
Performance Requirement 3 – Runoff Retention
The site will have an integrated system of small filtration ponds that will retain at least the 85th
percentile 24- hour storm. Thirty-five percent of the site will be in open space or for parks uses, sub-
stantially reducing runoff from the project site. The ponds have a combined capacity of approximately
23 acre-feet, an amount adequate for retention of a 25-year storm, or detention for a 50-year storm.
Performance Requirement 4 – Peak Management
The onsite ponds and detention areas are designed to manage flows through the onsite ponds. The
peak management strategy is to filter surface flows and to release these filtered flows into Tank Farm
Creek Retain ahead of upstream flows. The ponds have a combined capacity of approximately 23 acre-
feet, an amount adequate for retention of a 25-year storm, or detention for a 50-year storm.
Attachment 2
PC1 - 29
Attachment 3
ATTACHMENT 3 – RELEVANT GENERAL PLAN POLICIES
Land Use Element. The project is intended to be consistent with policy direction included in
the General Plan, specifically Land Use Element Policy 8.1.6, which identifies the Avila Ranch
area as a Special Focus Area (SP-4), subject to certain broad development parameters and
principles.
The relevant circulation and infrastructure-related aspects of this policy are shown below:
c. Provision of buffers along Buckley Road and along eastern edge of property from adjacent
agricultural uses.
d. Participation in enhancement to Buckley Road and enhancement of connection of Buckley
Road to South Higuera Street.
e. Appropriate internal and external pedestrian, bicycle, and transit connections to the City’s
circulation network.
f. Implementation of the City’s Bicycle Transportation Plan including connections to the Bob
Jones Trail.
j. Water and wastewater infrastructure needs as detailed in the City’s Water and Wastewater
Master Plans. This may include funding and/or construction of a wastewater lift station.
k. Fire protection and impacts to emergency response times.
Circulation Element. The Circulation Element provides overall guidance for the multi-modal
transportation network that would serve the area. The most relevant Circulation Element
policies are described below:
Transit Service
3.1.2 City Bus Service
The City shall improve and expand city bus service to make the system more attractive,
convenient and accessible for everyone. Transit services owned and operated by the City
shall endeavor to maintain and improve all system-side transit standards identified in the
City’s Short Range Transit Plan.
Bicycle Transportation
4.1.4 New Development
The City shall require that new development provide bikeways, secure bicycle storage,
parking facilities and showers, consistent with City plans and development standards.
When evaluating transportation impacts, the City shall use a Multimodal Level of Service
analysis.
4.1.6. Bikeway Development with Road Improvements
The City shall construct bikeways facilities as designated in the Bicycle Transportation
Plan when:
A. The street section is repaved, restriped, or changes are made to its cross-
sectional design; or
B. The street section is being changed as part of a development project.
PC1 - 30
Attachment 3
Walking
5.1.3 New Development
New development shall provide sidewalks and pedestrian paths consistent with City
policies, plans, programs and standards. When evaluating transportation impact, the City shall
use a Multimodal Level of Service analysis.
Multi-Modal Circulation
Policy 6.1.3 Multimodal Priorities
In addition to maintaining minimum levels of service, multimodal service levels should be
prioritized in accordance with the established modal priorities designated in Table 3 [of
that section of the Circulation Element], such that construction, expansion, or alteration
for one mode should not degrade the service level of a higher priority mode. Priority for
residential collectors and neighborhoods: 1) Pedestrians; 2) Bicycles; 3) Vehicles; and
4) Transit.
6.1.5 Policy Mitigation
For significant impacts, developments shall be responsible for their fair share of any
improvements required. Potential improvements for alternative mode may include, but
are not limited to:
a. Pedestrian: Provision of sidewalk, providing or increasing a buffer from
vehicular travel lanes, increased sidewalk clear width, providing a continuous
barrier between pedestrians and vehicle traffic, improved crossings, reduced
signal delay, traffic calming, no right turn on red, reducing intersection crossing
distance.
b. Bicycle: Addition of a bicycle lane, traffic calming, provision of a buffer between
bicycle and vehicle traffic, pavement resurfacing, reduced number of access
points, or provision of an exclusive bicycle path, reducing intersection crossing
distance.
c. Transit: For transit-related impacts, developments shall be responsible for their
fair share of any infrastructural improvements required. This may involve
provision of street furniture at transit stops, transit shelters, and/or transit shelter
amenities, pullouts for transit vehicles, transit signal prioritization, or exclusive
transit lanes.
Neighborhood Traffic Management
8.1.6. Non-Infill Development
In new, non-infill developments, dwellings shall be set back from Regional Routes and
Highways, Parkway Arterials, Arterials, Residential Arterials, and Collector streets so
that interior and exterior noise standards can be met without the use of noise walls.
Scenic Roadways (Buckley Road is designated as a route of “high or medium scenic
value” under the Circulation Element. Vachell Lane is designated as a route of “high
scenic value.”)
PC1 - 31
Attachment 3
15.1.2 Development Along Scenic Routes
The City will preserve and improve views of important scenic resources form streets and
roads. Development along scenic roadways should not block views or detract from the
quality of views.
A. Projects, including signs, in the viewshed of a scenic roadway should be
considered as "sensitive" and require architectural review.
B. Development projects should not wall off scenic roadways and block views.
C. As part of the city's environmental review process, blocking of views along scenic
roadways should be considered a significant environmental impact.
D. Signs along scenic roadways should not clutter vistas or views.
E. Street lights should be low scale and focus light at intersections where it is most
needed. Tall light standards should be avoided. Street lighting should be
integrated with other street furniture at locations where views are least disturbed.
However, safety priorities should remain superior to scenic concerns.
F. Lighting along scenic roadways should not degrade the nighttime visual
environment and night sky per the City’s Night Sky Preservation Ordinance.
Safety Element. The Safety Element provides policy direction for infrastructure and other
development. Key policies include:
2.1 Policy S: Flood Hazard Avoidance and Reduction
A. The City will develop and carry out environmentally sensitive programs to reduce
or eliminate the potential for flooding in previously developed, flood-prone areas
of the city.
B. The City should allow flood waters to move through natural channels. Flow
should be accommodated by removing debris and man-made obstructions. The
City recognizes that many natural channels cannot contain runoff from a storm
greater than a 25-year event. Areas flooded by storms as large as a 100-year
event will be mapped.
C. No new building or fill should encroach beyond, or extend over, the top-of-bank
of any creek.
D. Within predominantly developed areas (such as downtown) infill, remodel, and
replacement projects should not displace more flood water than previous
structures on the site or in the vicinity. Commercial buildings may be
floodproofed where providing floor levels above the 100-year storm flow is not
appropriate due to adjacent improvements. New infill buildings may be required
to have greater setbacks than their older neighbors.
E. Within new development areas, such as the potential expansion areas shown in
Figure 2 of the Land Use Element, substantial displacement of flood waters
should be avoided by:
1. Keeping a substantial amount of flood-prone land in the vicinity as
open space;
2. Enlarging man-made bottlenecks, such as culverts, which
contribute to flood waters backing up from them;
3. Accommodating in such places uses which have relatively low
ratios of building coverage to site area, for which shallow flooding of
parking and landscape areas would cause minimum damage.
PC1 - 32
Attachment 3
4. Requiring new buildings to be constructed above the 100-year
flood level.
F. Creek alterations shall be considered only if there is no practical alternative,
consistent with the Conservation and Open Space Element.
G. Development close to creeks shall be designed to avoid damage due to future
creek bank erosion. Property owners shall be responsible for protecting their
developments from damage caused by future bank loss due to flood flows.
3.0 Policy S: Adequate Fire Services
Development shall be approved only when adequate fire suppression services and
facilities are available or will be made available concurrent with development,
considering the setting, type, intensity, and form of the proposed development.
Conservation and Open Space Element. The Conservation and Open Space Element provides
policy direction for the design of certain infrastructure, including issues related to energy use.
Excerpts from key policies include:
4.5.1 Solar access standards
To encourage use of solar energy, reasonable solar access shall be provided and
protected… [the policy includes different solar access standards for different
development densities]
4.5.2 Subdivision design for solar access
In subdivisions, the layout of streets and lots shall provide and protect solar exposure. To
assure maximum control over potential shading features, the longest dimension of each
lot should be oriented within 30 degrees of south, unless the subdivider demonstrates that
for certain lots any of the following applies:
A. The lots are large enough to allow desirable solar access, regardless of lot
orientation.
B. Buildings will be constructed as part of the tract development, and the buildings
will be properly orientated, with adequate solar access.
C. Topography makes variations from the prescribed orientation desirable to reduce
grading or tree removal, or to take advantage of a setting that would favor
greater reliance on early morning or late afternoon solar exposure.
D. Topographical conditions, such as steep, north-facing slopes or shading by the
mass of a hill, make solar energy use infeasible.
E. The size of the subdivision, combined with the existing orientation of surrounding
streets and lots, precludes desirable lot orientation.
4.6.17 Require solar power for new dwellings
Within new single-family residential projects of 20 or more dwelling units, 5% of the
total number of dwellings shall be built with photovoltaic solar collectors beginning in
2008; this percentage shall increase 4% each year until 2020. Multi-family residential
developments shall be exempt from this requirement, except for common-use facilities
such as recreation rooms, spas or swimming pools. In these cases, the common facilities
shall be built with photovoltaic solar collectors.
PC1 - 33
Attachment 3
Water and Wastewater Element. The Water and Wastewater Element provides policy
direction for the design of certain infrastructure, especially as they relate to other Citywide
infrastructure planning efforts and master plans. Key policies include:
A 5.2.5 Paying for Water for New Development
New development shall pay its proportionate or “fair share” for water supplies,
expanded treatment and distribution system capacity and upgrades.
A 5.3.4 Analyze and prepare water supply assessments for large new developments in
accordance with State law.
B 2.2.3 Wastewater Service for New Development
New development shall pay its proportionate or “fair share” of expanded treatment and
collection system capacity and upgrades. New development will only be permitted if
adequate capacity is available within the wastewater collection system and/or Water
Reclamation Facility.
B 4.3.6 Review development proposals to ensure new development does not adversely
impact existing infrastructure and that necessary infrastructure will be in place to
support the development.
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