HomeMy WebLinkAboutPC-1007-17 OTHER-0455-2017 (175 Venture Drive)RESOLUTION NO. PC -1007-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL ADOPT AN
ORDINANCE APPROVING A DEVELOPMENT AGREEMENT BASED
ON THE FINDINGS IN SUPPORT OF THE DEVELOPMENT
AGREEMENT AS REQUIRED UNDER MUNICIPAL CODE CHAPTER
17.94.100 FOR PROPERTY LOCATED AT 175 VENTURE DRIVE, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
AUGUST 9, 2017 (175 VENTURE DRIVE, OTHR-0455-2017 - a.k.a. "AVILA
RANCH PROJECT")
WHEREAS, this Resolution is adopted under the authority of Government Code §§
65864 et seq. and San Luis Obispo Municipal Code Chapter 17.94; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing on the Avila Ranch Project Development Agreement (the "Development Agreement") on
August 9, 2017; and
WHEREAS, the 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
Development Agreement in conformance with Government Code §§ 65864 et seq. and San Luis
Obispo Municipal Code Chapter 17.94; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, on June 28, 29, and July 12, 2017 and on August 9, 2017, the Planning
Commission held hearings on the underlying entitlements for the Avila Ranch project including
environmental analysis and other related studies. On August 9, 2017, the Planning Commission
recommended that the City Council: 1) certify the Environmental Impact Report, adopt appropriate
CEQA findings and Statement of Overriding Considerations, and adopt a Mitigation and
Monitoring and Reporting Plan; 2) approve the Airport Area Specific Plan Amendment, General
Plan Amendment and Rezone; 3) approve the Avila Ranch Development Plan based on findings
that the project is consistent with the General Plan and Airport Area Specific Plan, as amended;
and 4) approve the Vesting Tentative Tract Map No. 3089;
WHEREAS, The proposed Development Agreement provides for the orderly development
of the Avila Ranch project and outlines the financing mechanisms to fund construction of the
infrastructure, and identifies funds for potential reimbursement for certain infrastructure costs,
requires sustainable building features and technology that have the potential to reduce greenhouse
gas emissions, establishes an offsite agricultural mitigation strategy, requires funds for transit
improvements to offset air quality emissions, and incorporates affordable housing standards that
exceed those required under the City's applicable housing policies, ordinances and programs; and
Resolution No. PC -1007-17
OTHER -0455-2017 (175 Venture Drive)
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WHEREAS, the Development Agreement for the project implements the Avila Ranch
Development Plan and related entitlements as evaluated in the Final Environmental Impact Report
and does not introduce any new potential environmental impacts; and
WHEREAS, the Development Agreement does authorize the project to accelerate buildout
of the project above the phasing schedule so long as there is outstanding indebtedness owed to
Avila Ranch for offsite improvements as determined by findings by the Community Development
Director and that the build -out above the cumulative maximum shown for each year in the phasing
schedule will not exceed the City's Growth Management Ordinance; and
WHEREAS, an acceleration in the buildout of the project schedule will not introduce any
environmental impacts because: 1) the acreage and boundaries of each phase of development will
remain the same as that analyzed in the EIR; 2) the sequence of development will remain the same
as that analyzed in the EIR; 3) project components such as road improvements that serve to mitigate
impacts as well as mitigation measures identified in the EIR will continue to apply to each phase
of development; 4) the cumulative buildout of the project was analyzed in combination with other
projects under development and analyzed with the full buildout of the City as forecasted in the
2014 LUCE General Plan Update and related Final Environmental Impact Report for the project;
and 5) all applicable mitigation measures for each phase of development would also be accelerated
to coincide with any phased portion of development under construction; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1: Finding`s. Based on the recitals above and the evidence contained in the
record, the Planning Commission hereby finds that:
The proposed Development Agreement attached hereto as Exhibit "A" is consistent with
the general plan and the Airport Area Specific Plan;
2. The proposed Development Agreement complies with zoning, subdivision and other
applicable ordinances and regulations;
3. As described in the recitals above and the provisions below, the proposed Development
Agreement promotes the general welfare, allows more comprehensive land use planning
within the airport area, and provides substantial public benefits and necessary public
improvements for the region, making it in the city's interest to enter into the
Development Agreement with the applicant; and
4. The proposed Avila Ranch project and Development Agreement:
Resolution No. PC -1007-17
OTHER -0455-2017 (175 Venture Drive)
Page 3
a. Will not adversely affect the health, safety or welfare of persons living or
working in the surrounding area; and
b. Will be appropriate at the proposed location and will be compatible with
adjacent land uses.
SECTION 2: Action. The Planning Commission does hereby recommend that the City
Council adopt an ordinance approving the Development Agreement for the Avila Ranch project.
SECTION 3: CEQA Determination. The Planning Commission acknowledges that on
August 9, 2017, per Resolution No. PC -1006-17, the Planning Commission recommended that
the
City Council certify an Environmental Impact Report ("EIR") for the Avila Ranch project. The
Planning Commission finds that accelerated buildout of the project as authorized by the
Development Agreement will not cause any new significant environmental effects or a substantial
increase in the severity of previously identified effects because, among other things: 1) the acreage
and boundaries of each phase of development will remain the same as that analyzed in the EIR; 2)
the sequence of development will remain the same as that analyzed in the EIR; 3) project
components such as road improvements that serve to mitigate impacts as well as mitigation
measures identified in the EIR will continue to apply to each phase of development; 4) the
cumulative buildout of the project was analyzed in combination with other projects under
development and analyzed with the full buildout of the City as forecasted in the 2014 LUCE
General Plan Update and related Final Environmental Impact Report for the project; and 5) all
applicable mitigation measures for each phase of development would also be accelerated to
coincide with any phased portion of development under construction.
On motion of Vice -Chair Fowler, seconded by Commissioner Malak, and on the following roll
call vote:
AYES: Commissioners Malak, Osterbur, Dandekar, Vice -Chair Fowler, and Chair
Stevenson
NOES: Commissioner Mann
REFRAIN: None
ABSENT: Commissioner Bisheff
The foregoing resolution was passed and adopted this 91h day of August, 2017.
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Doug Davi son, Secretary
Planning Commission