HomeMy WebLinkAboutR-10861 Righetti Ranch OASP modifications approval including CEQARESOLUTION NO. 10861 (2018 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING AMENDMENTS TO MITIGATION
MEASURES AND CONDITIONS OF APPROVAL FOR AN APPROVED
SUBDIVISION (MOD -1220-2017; TRACT #3063 A.K.A. "RIGHETTI
RANCH"; 3987 ORCUTT ROAD)
WHEREAS, on May 19, 2015 the City Council of the City of San Luis Obispo conducted
a public hearing, adopted a Mitigated Negative Declaration, and approved Vesting Tentative Map
#3063 (Righetti Ranch); and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing on January 10, 2018 for the purpose of formulating and forwarding recommendations to
the City Council of the City of San Luis Obispo regarding proposed mitigation measure and
condition amendments, and recommended approval of amendments to various mitigation
measures and project conditions to facilitate phasing of certain required infrastructure with timing
of building permit issuance and occupancy permits; and
WHEREAS, on February 6, 2018 the City Council of the City of San Luis Obispo
considered proposed amendments to specified mitigation measures and conditions as proposed by
the applicant and recommended by staff and the Planning Commission; 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 duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis
Obispo to approve specific amendments to environmental mitigation measures and project
conditions of approval based on the following Findings and Conditions:
SECTION 1. CSA Findings, Mitigation Measures and Mitigation Monitoring Prog am.
Based upon all the evidence, the City Council makes the following California Environmental
Quality Act (CEQA) findings in support of the Application to Amend Mitigation Measures
#MOD -1220-2017 for final map and subdivision #3063:
1. The proposed mitigation measure amendments 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 the Initial Study -Mitigated Negative
Declaration adopted by the City Council on May 19, 2015 for the VTTM#3063.
R 10861
Resolution No. 10861 (2018 Series) Page 2
2. Proposed modifications to MMs T -1(a) and T -2(d) provide for the construction of a turn
pocket and roundabout for intersection widening and signalization, consistent with the
City's Circulation Element principles, and implements these improvements prior to any
significant traffic generation accessing Orcutt Road from the Righetti Ranch project,
thereby matching trip generation to the completion of the intersection roundabout.
3. Orcutt and Tank Farm Road frontage improvements and Hansen Lane realignment can be
timed to be completed in phases to meet the traffic generation demands of phased
occupancy of the Righetti Ranch project.
4. Traffic safety measures can be completed on Tank Farm Road as traffic generation demand
occurs at or before Phase 1 occupancy of residential units, and internal roadway
connections over and across jurisdictional areas would be completed prior to Phase 2
building permit issuance, to the satisfaction of the Director of Public Works.
5. All potentially significant effects were analyzed adequately in the referenced FEIR and
IS -MND, and reduced to a level of insignificance, provided the amended mitigation
measures are incorporated into the development project and the mitigation monitoring
program as described on Exhibit 1 to this resolution.
6. Consistent with the Public Resources Code and CEQA Guidelines Section 15162(a)
(CEQA), the proposed changes to mitigation measures and conditions of approval as
outlined herein do not trigger any of the following threshold circumstances:
a) Substantial changes are not proposed requiring major revisions to the previously
certified FEIR and IS -MND, nor are any new or substantially increased significant
environmental effects to the Righetti Ranch project resulting from the proposed
modifications. The project remains a residential master planned community consistent
with the OASP and the 2015 VTTM approvals, and no increases in lots, density, land
uses or other project entitlements are proposed with these amendments.
b) No substantial changes have occurred with respect to the manner in which the Righetti
Ranch project will be undertaken. The mitigation measure and condition
modifications maintain the previously approved mitigation measures, and provide for
additional clarity and detail in the timing of completion of those measures as detailed
herein.
c) No new information of substantial importance has become available since certification
of the noted FEIR and IS -MND that would represent a new or more significant
environmental impact not previously considered; all previously adopted mitigation
measures remain feasible and applicable to the project as approved; and no
considerably different impacts not otherwise analyzed in the FEIR and IS -MND result
from these mitigation measure and conditions of approval modifications.
R 10861
Resolution No. 10861 (2018 Series)
Page 3
SECTION 2. Condition of Approval Modifications. Based upon all the evidence and
public testimony received, the City Council hereby approves the proposed modifications to project
conditions as described in Exhibit 2 to this resolution.
Upon motion of Council Member Gomez, seconded by Council Member Rivoire, and on the
following roll call vote:
AYES: Council Members Gomez, Pease, Rivoire and Mayor Harmon
NOES: None
ABSENT: Vice Mayor Christianson
The foregoing resolution was adopted this 6th day of February 2018.
ATTEST:
A a a A
Carrie Gallagher
City Clerk
APPROVED AS TO F-DRM:
YChristine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this day of 52018.
Carrie Gallagher
City Clerk
R 10861
Resolution No. 10861 (2018 Series)
EXHIBIT 1 Page 4
Righetti Ranch Request for Mitigation Measure Amendments
Exhibit 1
02-06-2018
TRANSPORTATION MITIGATION MEASURES
T -1(a) Orcutt Road/Tank Farm Road Intersection Improvements. Applicant
shall install a right turn pocket on the southbound approach of Orcutt Road
to Tank Farm Road prior to issuance of occupancy for Phase 1 Tract 3063.
The turn pocket will extend as far as practical north along Orcutt to the creek
culvert approximately 165 feet north of Tank Farm Road. Relocation or
undergrounding of power poles and utilities may be necessary to achieve
this improvement. The turn pocket shall be extended to a total length of
200' and the intersection shall be modified to eliminate the skew prior to
occupancy of Phase 2, unless incorporated into the construction of a
roundabout to the satisfaction of the City Public Works Director.
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 occupancy for Phase 1 and
Phase 2 of Tract 3063.
T -2(d) Orcutt Road/Tank Farm Road Intersection Signalization or
Roundabout. Applicant shall provide right -of way as necessary for a
modern roundabout or traffic signal at the intersection of Orcutt Road/Tank
Farm Road, subject to approval of the Director of Public Works, as a
condition of Phase 2 final map recordation. Applicant shall pay "fair share"
OASP Impact Fee contributions.
• T -2(d) Monitoring Program:
Exhibit 1, Page 1 R 10861
Resolution No. 10861 (2018 Series)
EXHIBIT 1 Page 5
Compliance will be addressed by (1) dedication and/or acquisition and dedication of right-
of-way as needed for signalization or roundabout, at City's discretion, with Phase 2, and
(2) payment of OASP Impact Fees at time of issuance of building permits for any phases
of 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 3 of Tract 3063.
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
• 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 occupancy for the Tract
3063 phases shown on the approved street improvement plans, unless otherwise
required or deferred by the Public Works Director. The applicant shall bond for Tank
Farm and Orcutt Frontage Improvements; an A.M. Best Rated A:VII-bond shall be
required. The City reserves the right to call upon the bond a minimum of one year
following issuance of the first Phase 1 occupancy or by April 16, 2019, whichever occurs
fi rst.
Exhibit 1, Page 2 R 10861
Resolution No. 10861 (2018 Series)
EXHIBIT 1 Page 6
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. The roundabout at the intersection of D Street and Tank Farm Road
shall be completed prior to issuance of occupancy of Phase 1 of Tract 3063. Side street
stop control at the Street E and Orcutt Road intersection shall be completed prior to
issuance of occupancy for Phase 3 of Tract 3063. The raised intersections shall be
completed prior to issuance of occupancy for the phase that is required to construct that
particular intersection. The applicant shall bond for the raised intersections at D& D4
Streets and C and C3 Streets and single lane urban compact roundabout control at
intersection D and Tank Farm with speed reduction curves and at intersection A and B;
an A.M. Best Rated A:VII-bond shall be required. The City reserves the right to call upon
the bond a minimum of one year following issuance of the first Phase 1 occupancy or by
April 16, 2019, whichever occurs first. No Phase 2 building permits shall be issued prior
to implementation of D and D4, C and C3, D and Tank Farm, and A and B intersection
improvements to the satisfaction of the Public Works Director.
Exhibit 1, Page 3 R 10861
Resolution No. 10861 (2018 Series)
EXHIBIT 2 Page 7
Righetti Ranch Request for of Approval Amendments
Exhibit 2
02-06-2018
TRANSPORTATfON CONDITIONS OF APPROVAL
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. Prior to
occupancy of Phase 1, primary access to Phase 1 shall be available from Tank Farm
Road, and secondary emergency access shall be provided from Orcutt Road either
permanently via Tiburon Road or temporarily via a construction road that traverses Phase
3. An easement for the temporary access will be required. No Phase 2 building permits
shall be issued prior to completion of permanent secondary access improvements to the
satisfaction of the Public Works Director and Fire Marshal.
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 Development and Public Works Directors and in
compliance with Mitigation Measure T-3.
18. The applicant shall comply with Resolution No. 10620 (2015 Series), Jones
Vesting Tentative Tract Map condition #15, regarding access, egress, and provision of
water supply across Tract 3063 Phase 1 development. The applicant shall bond for all
water and sewer improvements proposed for connection to the Righetti Ranch Bridge,
Tiburon Bridge, and Tiburon Culvert Extension. The City reserves the right to call upon
the bonds a minimum of one year following issuance of the first Phase 1 occupancy or by
April 16, 2019, whichever occurs first. The following improvements shall be completed
by October 2018: All water, recycled water, and sewer improvements not placed on the
deferred bridge and culvert structures shall be completed no later than October 2018.
Exhibit 2, Page 1 R 10861
Resolution No. 10861 (2018 Series)
EXHIBIT 2 Page 8
Additionally, all work related to the construction of new pressure reducing stations along
Tanglewood Road and Righetti Ranch Road shall be completed prior to October of 2018,
and shall maintain the existing control valve located at Industrial Way. The new pressure
reducing valves must include all new: valves, vaults, panels, PLC, telemetry, CLA-VALs,
bypass valve, and all necessary appurtenances needed to construct a functioning station
that can be integrated with the current water distribution system. No Phase 2 building
permits shall be issued prior to completion of Jones Ranch access and Righetti Ranch
water supply improvements to the satisfaction of the Public Works and Utilities Directors.
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 subdivider and granted by the City Public Works Director.
Prior to approval of any deferrals, the subdivider shall demonstrate that the construction
of the required improvements is impractical and that any deferred improvements do not
result in an undue burden on future phases.
28. Prior to occupancy of Phase 1, a southbound right turn pocket shall be constructed
at the Tank Farm / Orcutt intersection. The turn pocket will extend as far practical north
along Orcutt to the creek culvert approximately 165 feet north of Tank Farm Road.
Relocation or undergrounding of power poles and utilities may be necessary to achieve
this improvement. The turn pocket shall be extended to a total length of 200' and the
intersection shall be modified to eliminate the skew prior to occupancy of Phase 2, unless
incorporated into the construction of a roundabout to the satisfaction of the City Public
Works Director. The subdivider shall acquire and dedicate the necessary right-of-way for
a roundabout as a condition of Phase 2 final map recordation. The required right-of-way
shall be based on the City's design. If the City provides a construction -ready roundabout
design (1) prior to October 31, 2018, or (2) prior to issuance of encroachment permit(s)
to construct the Phase 2 public infrastructure, whichever is later, AND the City provides
sufficient design plans for work in the jurisdictional areas (the culvert extensions) by
August 31, 2018, the subdivider shall construct and complete the roundabout prior to
issuance of any certificates of occupancy for Phase 2. If City is unable to deliver the
Exhibit 2, Page 2 R 10861
Resolution No. 10861 (2018 Series)
EXHIBIT 2 Page 9
roundabout design in the time specified, the subdivider shall provide an appropriate surety
prior to the issuance of any certificates of occupancy for Phase 2 to guarantee
construction of the roundabout, and the roundabout shall be constructed and completed
prior to issuance of building permits for Phase 3. City's review and approval of the Phase
2 public improvement plans and issuance of corresponding encroachment permit(s) shall
not be unreasonably delayed for the sole purpose of complying with this condition. All
overhead utilities conflicting with this improvement shall be undergrounded.
30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall
be constructed in accordance with the phasing shown on the approved street
improvement plans, unless otherwise approved by the Public Works Director.
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 shall be constructed pursuant to approved onsite Phase 1
Public Improvement Plans, or as approved by the Public Works Director and Natural
Resources Manager. Rough grading of the park shall occur prior to issuance of
occupancy of Phase 1. Rough grading of the bicycle/pedestrian paths through Phases 1
and 2 of Tract 3063 shall occur prior to issuance of occupancy for Phase 2. Rough
grading of the bicycle/pedestrian path through the park shall occur during rough grading
of the park.
35. All mitigation measures (mm) specific to Transportation requirements shall be
provided as detailed under CEQA Section 1, above or as amended, to the satisfaction of
the City Engineer.
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, unless otherwise
approved by the Public Works Director and the Fire Marshal. Prior to occupancy of Phase
1, primary access to Phase 1 shall be available from Tank Farm Road, and secondary
Exhibit 2, Page 3 R 10861
Resolution No. 10861 (2018 Series)
EXHIBIT 2
Page 10
emergency access shall be provided from Orcutt Road either permanently via Tiburon
Road or temporarily via a construction road that traverses Phase 3. An easement for the
temporary access will be required. No Phase 2 building permits shall be issued prior to
completion of permanent secondary access improvements to the satisfaction of the Public
Works Director and Fire Marshal.
Exhibit 2, Page 4 R 10861