Meeting Date: July 26, 2017 Item Number: 1 PLANNING COMMISSION AGENDA REPORT SUBJECT: Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR) being prepared for the Froom Ranch Specific Plan Project located immediately west of Los Osos Valley Road between U.S. Highway 101 and the Irish Hills Plaza. PROJECT ADDRESS: 12165 and 12393 BY: Emily Creel, Consulting Planner Los Osos Valley Road Phone: 543-7095 ext. 6814 email: [email protected] VIA: Shawna Scott, Associate Planner Phone: 781-7176 email: [email protected] FILE NUMBER: SPEC-0143-2017 FROM: Doug Davidson, Deputy DirectorDD RECOMMENDATION: Receive public testimony and provide input to City staff and consultants on any additional scope items or environmental issues that need to be evaluated in the Froom Ranch Specific Plan Project EIR. SITE DATA Applicant John Madonna, John Madonna Construction Company Representative Pam Ricci and Victor Montgomery, RRM Design Group Proposed Medium‐High Density Residential, Zoning/General Medium‐High Density Residential Life Plan Plan Community, High Density (currently Residential, Commercial Retail, under Conservation/Open Space, and Public consideration) Facilities Site Area Approximately 110 acres Environmental An Initial Study of environmental Status impacts has been prepared to identify issues and guide EIR preparation. 1.0 BACKGROUND Froom Ranch is identified in the City of San Luis Obispo Land Use Element as Specific Plan Area 3 (SP-3, Madonna on LOVR), and is subject to preparation of a Specific Plan to accommodate development proposals and address pertinent issues within the Specific Plan Area. The Specific Plan PC1-1 Froom Ranch Specific Plan Project (SPEC-0143-2017) Planning Commission Report – July 26, 2017 Page 2 Area is within the City’s Sphere of Influence and the General Plan anticipates annexation of this area into the City. The Land Use Element requires that a Specific Plan be adopted prior to annexation and development. As described below (3.2 Project Description), the applicant envisions a Specific Plan that differs somewhat from the performance standards identified in the Land Use Element. The City Council considered this change in vision for the area, and authorized initiation of the Specific Plan on April 5, 2016. The Council generally supported the concept to reduce the amount of commercial development within the Specific Plan area, and the development of a Life Plan Community within the City. The City Council specifically identified the need for a Project Design Alternative that complies with existing Land Use Element Policy 6.4.7.H. (Hillside Planning Areas, The Irish Hills area), which states that “The Irish Hills area should secure permanent open space with no building sites above the 150-foot elevation, in conjunction with any subdivision or development of the lower areas. (See also Section 8, Special Focus Areas)”. Following initiation by the City Council, and prior to submittal of the Specific Plan, the applicant presented preliminary park concepts to the Parks and Recreation Commission and Cultural Heritage Committee. Based on preliminary feedback, the applicant incorporated a Neighborhood Trailhead Park in the Specific Plan, and is working on a plan to rehabilitate and reconstruct historic structures for use within the park. Prior to the completion of a Draft EIR, a public scoping meeting is being held to review the anticipated scope of analysis in the EIR and determine from interested members of the public, other agencies, and the Planning Commission whether or not there are any other issues that need to be included as part of the EIR analysis. A summary of identified items that will need to be addressed in the EIR is included on Page 3 of the attached Notice of Preparation (Attachment 1) and Initial Study (Attachment 2). 2.0 COMMISSION’S PURVIEW The Commission’s purview is to review the identified scope of environmental analysis and identify if there are any additional issues that need to be included in the EIR. The hearing is not a forum to discuss the merits of the proposed project itself, which will return to the Commission at later dates with a full evaluation once the Draft and Final EIRs has been prepared. 3.0 PROJECT INFORMATION 3.1 Site Information/Setting The Froom Ranch Specific Plan Area consists of two parcels, totaling approximately 110 acres (APNs 067-241-030 and 067-241-031) within unincorporated San Luis Obispo County, and adjacent to City of San Luis Obispo city limits. The site is located immediately west of Los Osos Valley Road between U.S. Highway 101 and the Irish Hills Plaza. PC1-2 Froom Ranch Specific Plan Project (SPEC-0143-2017) Planning Commission Report – July 26, 2017 Page 3 3.2 Project Description Froom Ranch is envisioned as a primarily residential project with some commercial development in the northeast portion of the site closest to Los Osos Valley Road and the adjacent Irish Hills Plaza. A major component of the planned residential uses is a Life Plan Community (LPC) known as Villaggio. Villaggio would provide a variety of different unit types for independent senior housing as well as access to higher levels of care such as Assisted Living, Memory Care, and Skilled Nursing, when needed. Additional residential uses in the northern portion of the site will be multiple-family. As required by the Land Use Element, a minimum of the project site must be designated as Open Space; the current Plan designates approximately 51% of the site as Open Space. The Specific Plan also includes a Neighborhood Trailhead Park to connect to the Irish Hills Natural Reserve, which may incorporate onsite historic structures. The treatment and potential use of the historic structures is currently under evaluation by the applicant. 3.3 Entitlements Needed The project includes a Specific Plan, General Plan Amendment, and related actions that would allow for the development of the Froom Ranch Specific Plan Area, including annexation into the City of San Luis Obispo. In order to implement development on the site consistent with the proposed project, the following entitlements will need to be processed: 1. General Plan Amendment/Pre-Zoning 2. Specific Plan 3. Development Plan/Tentative Tract Map(s) 4. Architectural Review 5. Annexation 1. General Plan Amendment and Pre-Zoning. The applicant envisions a Specific Plan that differs somewhat from the performance standards identified in the Land Use Element; therefore, the project would require a General Plan Amendment to accommodate some aspects of future development under the Specific Plan. Because the site is currently unincorporated, it will need to be pre-zoned before annexation to the City could be approved. 2. Specific Plan. The City of San Luis Obispo Land Use and Circulation Elements (LUCE) identifies Froom Ranch as a Specific Plan Area (SP-3, Madonna on LOVR) that requires the adoption of a Specific Plan prior to any development. The applicant is preparing a Specific Plan to accommodate the proposed development consistent with guidance for development contained in Section 8.1.5 of the Land Use Element. 3. Development Plan/Tentative Tract Map(s). The applicant will submit tract maps to implement the provisions of the Specific Plan. The Tract Map establishes the proposed lot lines to allow individual ownership of properties and to layout the required infrastructure and utilities. PC1-3 Froom Ranch Specific Plan Project (SPEC-0143-2017) Planning Commission Report – July 26, 2017 Page 4 4. Architectural Review – Ultimately final architectural review of housing, commercial buildings, and some site facilities will be needed. The ARC will take an early look at design guidance in the development plan and provide comments. 5. Annexation. If the project is approved, the City would initiate the annexation process with the San Luis Obispo Local Agency Formation Commission (LAFCo). Annexation will depend on the City’s ability to address key issues to LAFCo, including the ability to provide public services to the site (including water) and the nature of a tax-sharing arrangement with San Luis Obispo County. In addition, the project will need to be formally reviewed by the Airport Land Use Commission (ALUC) for consistency with the Airport Land Use Plan. Other advisory bodies that will weigh in on aspects of the project development include the Parks & Recreation Commission reviewing park proposals, Cultural Heritage Committee regarding the proposed use/treatment of historic structures, and the Bicycle Advisory Committee advising on the proposed bicycle trail network. 4.0 DISCUSSION 4.1 Environmental Scoping The California Environmental Quality Act (CEQA) encourages and, in some cases, mandates early public consultation on projects where an EIR is being prepared. Section 15082 of the CEQA Guidelines requires that at least one scoping meeting be held for projects of area-wide significance. With environmental documents, the word “scoping” is used to describe the process of obtaining information from the public and interested agencies on potential environmental issues associated with project development. As indicated in the attached Notice of Preparation (Attachment 1), this meeting is intended to allow the Planning Commission and public the opportunity to provide feedback on the scope of issues to be analyzed in the EIR and to identify any other issues that may have been overlooked and may need to be analyzed in the EIR. It is also an opportunity for the City to present information about the project review and CEQA process, the applicant to provide a preliminary presentation on the project, and the public to ask specific questions about the project and what is proposed. The meeting is not intended to be a hearing on the merits of the project. That type of testimony would be applicable later during project hearings after the Draft EIR has been publicly circulated and staff has provided a full analysis of project issues.