10-043-drb staff memo 09-23-2014 - granicusgoleta.granicus.com/documentviewer.php?file=goleta... ·...

MEMORANDUM DATE: September 23, 2014 TO: Design Review Board FROM: Kathy Allen, Senior Planner SUBJECT: Item G.1, 10-043-DRB, Village at Los Carneros Project APN 073-330-023, 024, 025, 026, 027, 028, 029, and 030 --------------------------------------------------------------------------------------------------------------------- Item #G.1 on your agenda for September 23, 2014 is a request for Preliminary review of the Village at Los Carneros project. The Design Review Board has previously conducted Conceptual review of a 428-unit residential project on July 13, 2010; September 28, 2010; October 26, 2010; December 14, 2010; and January 25, 2011 meetings. In addition, the DRB Conceptually reviewed the proposed changes to the parking lots and landscaping for the existing Campus Pointe business park on March 27, 2012 as a separate project. These have been incorporated into the Village at Los Carneros project and are now a part of the request for Preliminary review. The City Council approved the Village at Los Carneros project on July 15, 2014. On September 9, 2014, staff presented the project and a description of the changes to the project to the DRB as an informational item. The staff memorandum for the September 9, 2014 meeting is included as Attachment 1.

The City Council’s approval included a number of conditions of approval and mitigation measures. Several of these conditions require the DRB to review specific aspects of the project plans. The DRB-related conditions of approval are attached to this memo. The minutes from the previous DRB reviews are also attached.

Attachments

1. DRB September 9, 2014 Staff Memorandum 2. DRB Minutes from July 13, 2010; September 28, 2010; October 26, 2010;

December 14, 2010; and January 25, 2011 meetings. (partial) 3. DRB Minutes from March 27, 2012 meeting for Campus Pointe business park

landscaping and parking lot changes. (partial) 4. DRB-Related Conditions of Approval 5. DRB-Related Mitigation Monitoring and Reporting Program 6. DRB Findings for Village at Los Carneros 7. Reduced 11” x 17” copies of project plans

ATTACHMENT 1

MEMORANDUM DATE: September 9, 2014 TO: Design Review Board FROM: Kathy Allen, Senior Planner SUBJECT: Item G.1, 10-043-DRB, Village at Los Carneros Project APN 073-330-023, 024, 025, 026, 027, 028, 029, and 030

--------------------------------------------------------------------------------------------------------------------- Overview/Background On July 15, 2014, the City Council certified the Final EIR (FEIR) and approved the Village at Los Carneros project. As part of the review process, this project was reviewed by the DRB five times in 2010/2011 culminating in Conceptual approval being granted on January 25, 2011. All of the previous DRB minutes are attached and the FEIR is available on the City’s website. The applicant has submitted a request for Preliminary Approval review which is scheduled for the September 23, 2014 DRB agenda. Since the DRB last reviewed the project on January 25, 2011, staff and the applicant believed that it would be beneficial to reintroduce this project prior to the September 23 meeting, given the lengthy time interval and the change in Board membership. This is an informational item only and no action is requested to be taken at today’s meeting. Project Description The Village at Los Carneros project includes the construction of 465 residences: 56 detached single family units, 166 townhome and condominium units, 99 units in either a tri or four-plex configuration, 74 market rate apartments, and 70 affordable apartment units on 43.14 acres. The project includes a bridge across Tecolotito Creek providing vehicular, bicycle, and pedestrian access between the proposed Village Way and the eastern terminus of Cortona Drive. In addition to the 465 units, recreational amenities will include a public bike trail across the property, a 0.89 acre community recreation center with a communal recreation building, two pools, a spa, and a tot-lot/open play

Design Review Board Memo 10-043-DRB September 9, 2014 Page 2 of 3

area for project residents, as well as a 4.82-acre neighborhood park accessible to the general public. Access will be provided at three locations: two new roadway connections to Los Carneros Road, one at the east boundary of the project site via an extension of Calle Koral into the project site and one at the southwest boundary. The third access will be from the west side of the project site via a new bridge over Tecolotito Creek and connecting to the existing Cortona Drive. Water will be provided by the Goleta Water District and sewer service by the Goleta West Sanitary District. The project includes landscaping, utilities, exterior street and building lighting, and on-street and off-street surface parking with additional garage parking for certain unit types for a total of 1,108 parking spaces. As presented in 2010/2011, the project architectural style is “California Coastal” and features a mix of earth-toned stucco and stone exterior, pitched roofs, heavy exterior wood beams supported by wood corbels, and wrought iron accents. The building heights range from 26 to 35 feet. A maximum height of 35 feet is permitted in the PRD zoning district. A preliminary landscape plan was prepared for the residential project site which includes a mix of trees, shrubs, vines, groundcover and lawns. Landscaped and open areas total 21.11 acres (48.94% of the 43.13 acre residential site). The final landscape plan will be reviewed at the September 23, 2014 DRB meeting. Changes to the Project Several changes to the project have been made since the last DRB review in January, 2011. These changes include the following:

1. The project increased in size from 428 residential units to 465 residential units. The change in number of units primarily occurred in the southwestern portion of the site where a portion of the previous two story townhome product was replaced with podium style condominiums flats. These condominium units are stacked in three stories in multi-unit buildings constructed over shared semi-subterranean parking garages.

2. The Streamside Protection Area (SPA) between the top of the creek bank and the podium condominium units has increased from 50 feet to 100 feet.

3. Changes to landscaping and parking lots at the adjacent Campus Pointe business park were added to and included with the Village at Los Carneros project. DRB conducted Conceptual review of a version of the proposed changes as a separate case on March 27, 2012 (Case numbers 11-150-LUP/11-151-LUP). These changes were approved by the City Council as part

Design Review Board Memo 10-043-DRB September 9, 2014 Page 3 of 3

of the Village at Los Carneros project and will also be included as part of the Preliminary Review to be conducted by the DRB on September 23, 2014. These changes are described below:

a. Minor boundary changes to the business park property lines that

coincide with the residential development property lines will accommodate the construction of the primary access road (Village Way), for the residential development. Parking and landscaping changes to the existing business park are also proposed. The two existing business park buildings will not be altered.

b. The parking changes associated with the building at 71 S. Los

Carneros Road include adding 125 spaces to the existing 208 spaces for a new total of 333 parking spaces and 138 parking spaces will be added on the property located at 1 S.Los Carneros Road resulting in a total of 338 parking spaces.

c. As part of the approvals granted by the City Council, modifications to

allow parking in the front and side yard setback areas, a slight reduction in the amount of landscaping provided at the property located at 71 S. Los Carneros Road (29.5% provided, 30% required), and a modification to landscaping in the rear and side yard setback areas were included.

Next Steps

1. Formally conduct a Preliminary review of the Village at Los Carneros project Architectural, Landscaping, and Lighting plans at the September 23, 2014 DRB meeting. All plans and a staff report will be provided approximately one week before the meeting date. Preliminary approval is requested by the applicant. The Preliminary Review will be noticed in accordance with DRB Bylaws.

2. Final Approval by the DRB once all conditions of the Preliminary Approval have

been satisfied by the applicant.

Attachments

1. DRB Minutes from July 13, 2010; September 28, 2010; October 26, 2010; December 14, 2010; and January 25, 2011 meetings.

2. DRB Minutes from March 27, 2012 meeting for Campus Pointe business park landscaping and parking lot changes.

ATTACHMENT 2

VILLAGE AT LOS CARNEROS RESIDENTIAL PROJECT

DRB MINUTES

JULY 13, 2010, SEPTEMBER 28, 2010

OCTOBER 26, 2010 DECEMBER 14, 2010 JANUARY 25, 2011

Design Review Board Minutes – Approved July 13, 2010 Page 11 of 13

RECESS HELD FROM 5:37 P.M. TO 5:42 P.M. M-3. DESIGN REVIEW BOARD PERMIT NO. 10-043-DRB 1-71 South Los Carneros Road (APN 073-330-024; -026; -027; -028; -029)

This is a request for Conceptual review. The property is undeveloped and consists of 43.14 acres within the Inland Area of the City zoned PRD-275. The applicant proposes to develop a 428 unit residential project on the property. The 428 units would be comprised of a mix of 119 townhome units, 109 units in either a tri or four-plex configuration, 56 detached single family units, 74 market rate apartments, and 70 affordable apartment units in two phases on Lots 2,4,5,6, and 7 of TM 14,500. The multifamily housing would consist of 44 1-bedroom/studio apartments, 156 2-bedroom apartments, 172 3-bedroom or more apartments. Recreational amenities are proposed including a public bike trail across the property connecting Los Carneros Road to Cortona Drive via a bridge over Tecolotito Creek, 0.89 acre community recreation center with a communal recreation building, pools (2), spa, and tot-lot/open play area for project residents, as well as a 4.82 acre neighborhood park accessible to the general public. The project includes landscaping, utilities, street and exterior building lighting, and on-street and off-street surface parking with additional garage parking for certain unit types for a total of 1,055 parking spaces.

Access to the project would be provided by a full movement, signalized intersection at Los Carneros/Calle Koral, a right-in/right-out only intersection at Los Carneros Road just east of the Los Carneros/Tecolotito Creek Bridge, and a connection to Cortona Drive via a bridge across Tecolotito Creek. Project grading would involve 62,000 cubic yards of cut and 67,500-cubic yards of fill (net import of 5,500-cubic yards of fill). Drainage improvements consist of a system of 25 small bio retention areas and stormdrains connecting to two, 5,000+ square-foot underground detention basins that discharge into Tecolotito Creek via connections to two existing stormdrains in the eastern creek bank, one immediately north of the Los Carneros/Tecolotito Creek bridge and the other just north of the proposed bridge across Tecolotito Creek that would connect to Cortona Drive on the west side of the creek.

Water and sewer would be provided by the Goleta Water District and Goleta West Sanitary District. The project was filed by Tiffany Sukay, agent on behalf of Comstock Homes, property owner. Related cases: 10-043-GPA, RZ, OA, SPA, TM, DP/10-044-DP. (Alan Hanson) Recused: Member Schneider recused himself because Peoples’ Self-Help Housing is one of his clients. Site visits: Made by Members Branch, Brown, Herrera, Messner, and Wignot. Ex-parte conversations: None.

Design Review Board Minutes – Approved July 13, 2010 Page 12 of 13

The plans were presented by Brian Wong, project manager, Comstock Homes; and Denise Ashton, on behalf of Comstock Homes, property owner. Jeanette McDonald, Peoples’ Self-Help Housing, was also present. Speakers: Dr. Ingeborg Cox, Goleta. Ken Marshall, representing the adjacent property owners on Lots 1 and 3. MOTION: Brown moved, seconded by Wignot, and carried by a 5 to 0 vote (Recused: Schneider; Absent: Smith) to take off agenda Item M-3, DRB Permit No. 10-043-DRB, 1-71 South Los Carneros Road, with the following comments: 1. Overall, the site layout is effective. 2. The neighborhood park is a well-sized component of this project. 3. Study some reconfiguration of the site plan:

a. Shift the clustering and open up access and a view of the neighborhood park from Village Way and for the homes on the northern part of the property.

b. Open up the connection to the open space area with a walkway where homes are blocking the entrance.

c. Study incorporating the neighborhood park so it is part of the project. 4. Consider adding more recreational amenities that would be useful to the

residents. 5. The bike path is appreciated, but consider adding a pathway along the back

of the site. 6. Possibly add more landscaping between the retaining wall and buildings,

and in the parking lot. 7. The bioswales are appreciated. 8. Generally, the proposed architecture is fine at this level of review. Study the

exterior materials which seem dark, particularly the stone as the materials need to be lightened up.

9. Study the three-story element at the entrance of the proposed project; consider adding some two-stories.

10. Study reducing the regularity of buildings on the street frontage. Consider how the project could feel more like a traditional neighborhood.

11. Study the adequacy of the parking as owners may use garages for storage and not parking.

12. The energy efficiency materials and solar panels are appreciated. Consider solar heating the swimming pools.

13. Submit sketches showing the visual impacts of the proposed project from the northeast corner looking westward at the Peoples’ Self Help housing to show the view from the Los Carneros Road overpass.

14. One member commented that a walk-through site visit would be useful. 15. A joint DRB/Planning Commission conceptual review will be very useful.

Design Review Board Minutes – Approved September 28, 2010 of 11

* Indicates request for continuance to a future date.

site. There is a concern with regard to potential parking issues associated with triplexes. Consider adding more parking spaces.

7. The tot lot does not seem adequate for the number of units. Consider adding more opportunities for recreation.

8. Opening up the road access to Puerto is supported. 9. The applicant is requested to provide a simulation showing a perspective

that looks down into the motorcourts. 10. The applicant is requested to provide the grading and drainage plan. 11. Two members spoke in opposition to counting the front yards of the single-

family homes along the back as common open space; one member spoke in support of maintaining the front yard as open common space.

Member Wignot indicated he would be unable to make Findings 6.01 or 6.02 for the project as currently proposed.

M-2. DESIGN REVIEW BOARD PERMIT NO. 09-140-DRB

6830 Cortona Drive (APN 073-140-016); Cortona Corner LLP

This is a request for Conceptual review. The property is undeveloped and consists of 8.86 acres within the Inland Area of the City zoned DR-20. The applicant proposes to develop a 171-rental apartment unit project. The 171 proposed apartments would be comprised of a mix of one, two, and three bedroom units (63 1-bedroom, 96 2-bedrooms, and 12 3-bedrooms) contained within seven two-story buildings (12 to 16 units each) and one three-story building (75 units) with a total residential square footage of 165,843 square feet. Amenities would include a 2,491-square foot communal recreation building, a 1,125-square foot swimming pool/spa (measuring 25 x 45 feet), a 672-square foot maintenance building, 322 parking spaces (in carports and open areas) and drive aisles, landscaping, exterior lighting, and an internal system of pedestrian pathways. Access to the project would be provided via a 60-foot driveway onto Cortona Drive. Project grading would involve 5,700-cubic yards of cut and 8,500-cubic yards of fill (net import of 2,800-cubic yards of fill). The project also includes a request to modify the rear and side yard setbacks to allow for the location of carports on the rear (0-setback) property line and within five (5) feet of the side property line. Water and sewer would be provided by the Goleta Water District and Goleta West Sanitary District. The project was filed by Harwood White, agent on behalf of Cortona Corner LP, property owner. Related cases: 09-140-DP. (Continued from 8-24-10*, 7-13-10*, 6-22-10) (Alan Hanson) MOTION: Branch moved, seconded by Herrera, and carried by a 7 to 0 vote, to take Item M-2, DRB Permit No. 09-140-DRB, 6830 Cortona Drive, off calendar, per the applicant’s request.

RECESS HELD FROM 6:18 P.M. TO 6:25 P.M. M-3. DESIGN REVIEW BOARD PERMIT NO. 10-043-DRB 1-71 South Los Carneros Road (APN 073-330-024; -026; -027; -028; -029); Village @ Los

Carneros

This is a request for Conceptual review. The property is undeveloped and consists of 43.14 acres within the Inland Area of the City zoned PRD-275. The applicant proposes to develop a 428 unit residential project on the property.



The 428 units would be comprised of a mix of 119 townhome units, 109 units in either a tri or four-plex configuration, 56 detached single family units, 74 market rate apartments, and 70 affordable apartment units in two phases on Lots 2,4,5,6, and 7 of TM 14,500. The multifamily housing would consist of 44 1-bedroom/studio apartments, 156 2-bedroom apartments, 172 3-bedroom or more apartments. Recreational amenities are proposed including a public bike trail across the property connecting Los Carneros Road to Cortona Drive via a bridge over Tecolotito Creek, 0.89 acre community recreation center with a communal recreation building, pools (2), spa, and tot-lot/open play area for project residents, as well as a 4.82 acre neighborhood park accessible to the general public. The project includes landscaping, utilities, street and exterior building lighting, and on-street and off-street surface parking with additional garage parking for certain unit types for a total of 1,055 parking spaces.

Access to the project would be provided by a full movement, signalized intersection at Los Carneros/Calle Koral, a right-in/right-out only intersection at Los Carneros Road just east of the Los Carneros/Tecolotito Creek Bridge, and a connection to Cortona Drive via a bridge across Tecolotito Creek. Project grading would involve 62,000 cubic yards of cut and 67,500-cubic yards of fill (net import of 5,500-cubic yards of fill). Drainage improvements consist of a system of 25 small bio retention areas and stormdrains connecting to two, 5,000+ square-foot underground detention basins that discharge into Tecolotito Creek via connections to two existing stormdrains in the eastern creek bank, one immediately north of the Los Carneros/Tecolotito Creek bridge and the other just north of the proposed bridge across Tecolotito Creek that would connect to Cortona Drive on the west side of the creek.

Water and sewer would be provided by the Goleta Water District and Goleta West Sanitary District. The project was filed by Tiffany Sukay, agent on behalf of Comstock Homes, property owner. Related cases: 10-043-GPA, RZ, OA, SPA, TM, DP. (Continued from 7-13-10) (Alan Hanson) Recused: Member Schneider recused himself and exited the meeting because Peoples’ Self-Help Housing is one of his clients. The plans were presented by Brian Wong, project manager; Denise Ashton, project architect; and Bob Comstock on behalf of Comstock Homes, property owner. MOTION: Brown moved, seconded by Smith, and carried by a 4 to 0 vote (Recused: Schneider; Absent: Messner, Wignot), to continue Item M-3, DRB Permit No. 10-043-DRB, 1-71 South Los Carneros Road, to October 26, 2010, with the following Conceptual comments:



1. The applicant is requested to submit a streetscape and perspective of the three-story building and the entryway to the project near Calle Koral/Los Carneros Road.

2. Consider adding some color blocking with a third color for the three-story building; and also consider color blocking for the color schemes for the other buildings.

3. Provide the plans for proposed landscaping of the new public areas as a result of the changes in the site plan. Include plans for fencing and other related items in the open areas.

4. Provide plans with regard to the walkway and retaining wall area, including proposed materials for the retaining wall and the proposed planting areas.

5. Submit a streetscape of the alley-loaded homes, from both the street frontage and the back, because there is a concern regarding the regularity of buildings in that area.

6. Provide more detailed plans for the entryways to the project for DRB review with regard to creating a “sense of arrival” concept at these locations.

N. ADVISORY CALENDAR

N-1. DESIGN REVIEW BOARD PERMIT NO. 10-111-DRB Hollister Avenue Rights-of-Way; Old Town Decorative Banner Street Light Sign Program

This is a request for Advisory review. The project area extends along Hollister Avenue from Fairview Avenue to Kellogg Avenue in public rights-of-way. The applicant proposes to install 30 two-sided banners on existing Southern California Edison power-poles. The banner signs are double-sided and would measure approximately 2.5 feet wide by 7 feet tall for an aggregate of approximately 17.5 square feet each. The banner signs would be changed quarterly. The banner signs would be themed, and such themes may include: “Welcome to Old Town,” “California Lemon Festival,” seasonal themes such as “Happy Holidays,” or other decorative banners that showcase public/civic events in Old Town in particular or Goleta in general. The project was filed by Claudia Dato of the Redevelopment Agency on behalf of the City of Goleta, property owner. Related cases: N/A. (Claudia Dato) The plans were presented by Claudia Dato, Management Analyst, of the Redevelopment Agency on behalf of the City of Goleta, property owner. MOTION: Smith moved, seconded by Herrera, and carried by a 4 to 0 vote (Absent: Messner, Schneider, Wignot), that Advisory review is completed and Item N-1, DRB Permit No. 10-111-DRB, Hollister Avenue Rights-of-Way, Old Town Decorative Banner Street Light Sign Program, shall be taken off calendar with the following comments: 1. Keep the logo, keep the borders at the top and the bottom, and keep the

proposed color and gradation on the banner sign, but remove the text. 2. Text adds clutter to an already cluttered visual environment. The banner

sign with more color and more graphic content is a visual relief from the visual clutter.

3. Staff is requested to provide the final design of the banner sign to the DRB members as an informational purpose.

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ATTACHMENT 3

VILLAGE AT LOS CARNEROS/ CAMPUS POINTE BUSINESS PARK

DRB MINUTES

MARCH 27, 2012

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ATTACHMENT 4 CONDITIONS OF APPROVAL-DRB RELATED ONLY

VILLAGE AT LOS CARNEROS

Unless the contrary is stated or clearly appears from the context, the construction of the words and phrases used in these Project Conditions use the definitions set forth in the GMC. For purposes of these Project Conditions, the term “Director” refers to the Planning and Environmental Review Director, or designee. Planning and Environmental Review Department-DRB Related

1. Before grading permits are issued, the applicant must submit plans demonstrating a minimum 100-foot setback buffer between the project development and the top of the Tecolotito Creek bank.

4. Any changes to the colors and materials of the exterior façade of the building

must be in compliance with Design Review Board recommendations and approved to the satisfaction of the Director.

5. Before the City issues a building permit, the applicant must submit final

landscaping and irrigation plans to the Director for review and approval to demonstrate compliance with the City’s Water Conservation regulations and Guidelines for Water Conservation in Landscaping. The plant materials used in landscaping must be compatible with the Goleta climate pursuant to Sunset Western Garden Book’s Zone 24 published by Sunset Books, Inc., Revised and Updated 2001 edition, which is available for review at the Planning and Environmental Services Department. Additionally, the landscaping and irrigation must be completely installed before the City issues a final Certificate of Occupancy. Additionally, the final landscaping and irrigation plans must comply with the following:

a. Reclaimed water must be used as the water source to irrigate landscaped

areas, if feasible. To that end, dual water connections must be installed to allow for landscaping to be irrigated by reclaimed water, if feasible.

b. Efficient irrigation systems must be installed which minimize runoff and

evaporation and maximize the water which will reach plant roots (e.g., drip irrigation, automatic sprinklers equipped with moisture sensors).

c. Automatic sprinkler systems must be set to irrigate landscaping during

early morning hours or during the evening to reduce water losses from evaporation. Sprinklers must also be reset to water less often in cooler months and during the rainfall season so that water is not wasted by excessive landscaping irrigation.

6. Selection of drought-tolerant, low-water consuming plant varieties must be used to reduce irrigation water consumption.

7. Trash and recycling enclosures must be provided and shown on the site plan that

are sufficiently large enough to store the necessary bins required for the regular collection of commercial solid waste and recyclable materials. The site plan with the location and dimensions of the trash and recycling enclosure and an elevation view of the enclosure must be provided to the Director for review and approval before the City issues building permits.

8. Ground level mechanical equipment, refuse collectors, storage tanks, generators,

and other similar facilities must be screened from view with dense landscaping and walls of materials and finishes compatible with the overall design of the project and any ancillary buildings.

9. Exterior lighting must be designed to minimize off-site glare.

10. The building must be designed to comply with all GMC standards for the

attenuation of interior noise.

12. Energy conservation measures must be included in the project. All new residential and commercial buildings must comply with the energy efficiency standards set forth in the GMC and with the California Green Building Code, as adopted by the GMC. Before the City issues building permits, the applicant must obtain the Director’s approval of an energy efficiency plan that includes the following (unless the applicant demonstrates their infeasibility to the satisfaction of the Director):

a. use of photovoltaic systems;

b. passive cooling strategies such as passive or fan aided cooling plan designed into the structure and/or a roof opening for hot air venting or installation of underground cooling tubes;

c. high efficiency outdoor lighting and/or solar powered lighting;

d. installation of Energy Star roofs, furnaces, and appliances;

e. use of solar-assisted water heating for swimming pools and tankless hot water on demand systems if their energy efficiency is demonstrated to exceed that of a central storage tank water heating system;

f. use of passive solar cooling/heating;

g. use of natural lighting in lieu of artificial lighting;

h. installation of energy efficient lighting;

i. use of water-efficient landscapes; water-efficient irrigation systems and devices; and use of reclaimed water (if available);

j. installation of cool pavements

k. provision of segregated waste bins for recyclable materials;

l. zero waste/high recycling standards.

Public Works Department Conditions

26. All onsite utilities including, without limitation, water, electricity, gas, sewer and storm drains, must be installed underground.

Police Department Conditions

36. Before the City issues a building permit, the applicant must submit a photometric light study to the Police Chief, or designee, for review and approval. A site plan must be provided showing buildings, parking areas, walkways, and the point-by-point photometric calculation of the required light levels. Foot candles must be measured on a horizontal plane and conform to a uniformity ratio of 4:1 average/minimum. The photometric study must be point-by-point and include the light loss factor (.7). Lighting levels must be adjusted to meet the minimum foot candle requirements within each area of the site. All interior or exterior corridors, passageways and pedestrian walkways and open parking lot shall be illuminated at all times with a minimum maintained one foot-candle of light on the walking surface.

38. Lighting devices must be enclosed and protected by weather and vandal

resistant covers.

39. Stairways must be illuminated with a minimum maintained one foot-candle of light on all landings and stair treads at all times.

40. Recessed areas of building or fences, which have a minimum depth of two feet, a

minimum height of five feet, and do not exceed six feet in width and are capable of human concealment, must be illuminated with a minimum maintained 0.25 foot-candles of light at ground level during the hours of darkness. This requirement applies to defined recessed areas which are within six feet of the edge of a designated walking surface with an unobstructed pathway to it, not hindered by walls or hedge row landscaping a minimum of two feet in height.

41. All types of exterior doors must be illuminated during the hours of darkness, with

a minimum maintained one foot-candle of light measured within a five-foot radius on each side of the door at ground level. The light source must be controlled by a photocell device or a time-clock with an astronomic clock feature and capable of operating during a power outage.

42. The addressing, open parking lot and trash dumpster must be illuminated with a

maintained minimum of one foot-candle of light on the ground surface during hours of darkness.

43. Street addressing must be a minimum of 6 inches high and must be visible from

the street or driving surface, of contrasting color to the background and illuminated during hours of darkness. Addressing must also be shown on plan elevations.

44. All landscaping must be low profile around perimeter fencing, windows, doors

and entryways so as not to limit visibility or provide climbing access. Dense bushes cannot be clumped together in a manner that provides easy concealment.

Flood Control

77. Any improvements located within the Santa Barbara County Flood Control and Soil Conservation District (“Flood Control District”) easements require a maintenance agreement with the Flood Control District. Additionally, the Flood Control District must approve all improvements, including plantings, within its easement.

78. The Final Landscaping Plan must include the types and sizes of any plants/trees

near the Flood Control District’s maintenance road. All proposed landscaping, including trees, must be set back from the maintenance road such that the dripline of the plant/tree, when fully grown will not encroach onto the road.

1

ATTACHMENT 5 MITIGATION MONITORING AND REPORTING PROGRAM – DRB RELATED ONLY

# Mitigation Measure Implemented

By When Implemented

Monitoring or Reporting Action

AESTHETICS

AES 3-1 The height of structural development shown on final plans cannot exceed the mean height and peak height shown on approved Project exhibit maps. Finished grade must be consistent with the approved final grading plan. Height limitations shown on issued Building Permit plan sets must be adhered to during construction.

Permittee During the framing stage of construction and before commencement of roofing, the Permittee must submit verification from a licensed surveyor demonstrating that the mean height and peak height of all structures conform to those shown on issued Building Permit plan sets.

The Planning and Environmental Review Director, or designee, must verify compliance before the City issues building permits,, during field inspections, and before commencement of roofing.

AES 3-2 The Permittee must submit a composite utility plan for Planning and Environmental Review Director, or designee, review. All external/roof mounted mechanical equipment (including HVAC condensers, switch boxes, etc.) must be included on all building plans and must be designed to be integrated into the structure and/or screened in their entirety from public view.

Permittee Detailed plans showing all external/roof mounted mechanical equipment must be submitted for review by the Planning and Environmental Review Director, or designee before the City issues a building permit.

Before final inspection, the Planning and Environmental Review Director, or designee, must verify installation of all external/roof mounted mechanical equipment per the approved plans.

AES 3-3 Project landscaping must consist of approximately

seventy-five percent drought-tolerant native and/or

Mediterranean type plant coverage, which adequately

complements the Project design and integrate the site

with surrounding land uses. Project landscaping must

provide partial screening of the site parking areas and

structures. Landscaping must also consist of plant

species that are known to thrive in the site’s specific soil

(highly saline) based on soil testing that evaluates soil

characteristics to appropriate depths. Invasive plant

species are prohibited for use in Project landscape.

Excluded species include, but are not limited to, those

Permittee The Planning and

Environmental Review

Director or designee must

review and approve the

landscape plan before the

City issues a grading

permit. A City-designated

biologist must review and

approve the landscape

plan to ensure that the

proposed plantings are

consistent with the

Before final inspection,

the Planning and


Director or designee, in

consultation with the

approved biologist,

must inspect the

Project site to ensure

that landscape has

been installed

consistent with the final

approved landscape

2


By When Implemented


plants listed as problematic or invasive by the California

Native Plant Society, the California Invasive Plan

Council, or are listed as “noxious weeds” by the State of

California or the federal government. The final

landscape plan must identify all of the following: (1)

type of irrigation; (2) all existing trees, shrubs and

groundcover by location and species; (3) size of all

plantings; (4) a map depicting areas of high saline

constrained soils; and (5) the location of all plantings.

The plant palette must be adhered to throughout the life

of the development.

requirements to protect the

Tecolotito Creek ESHA,

plans for the vegetation of

the SPA, and contain no

invasive plant species.

plan.

AES 4-1 As noted in the analysis section, all outdoor lighting on

the project site shall fully conform to the requirements of

General Plan Policy VH 4.12.

Permittee The Project’s lighting plan must be reviewed and approved by the Planning and Environmental Review Director or designee before the issuance of building permits for residential structures.

Before final inspection,

the Planning and


Director or designee

must inspect the

Project to ensure that

exterior lighting fixtures

have been installed

consistent with

approved plans.

BIOLOGICAL RESOURCES

BIO 2-3 Only non-invasive ornamental or appropriate native

plant species may be used for project landscaping.

Excluded species must include those listed as

problematic and/or invasive by the California Native

Plant Society, the California Invasive Plant Council, or

which are listed as ‘noxious weeds’ by the State of

California or the federal Government. The Permittee

must submit a Landscape Plan for the creation of

required ESHA/SPA upland buffer and, if required, a

Revised Fuel Modification Plan to the City, consistent

with all mitigation measures and requirements of the

resource agencies with jurisdiction over the affected

resources, which must be reviewed by a City’s-approved

Permittee The Landscape Plan and

Fuel Modification Plan

must include a plant pallet

that is approved by a City-

approved biologist. The

Director of Planning and


must approve the

Landscape Plan for the

ESHA/SPA upland buffer

areas and a Fuel

Modification Plan, if

needed, before the City

The Director of Planning and Environmental Review, or designee must conduct site inspections to ensure the appropriate plant materials have been planted and are maintained through the last final inspection or occupancy clearance for the project.

3


By When Implemented


biologist or restoration ecologist to ensure that all

potentially invasive ornamental species have been

excluded. Species used for bio-swales and bio-detention

basins must be selected from species native to the

Goleta area.

issues any grading permit

for the Project. The

approved plant palette

must be adhered to

throughout the life of the

Project.

BIO 3-1(a) The Permittee must construct Ranch-style five-foot high

post and rail fencing along the outside boundary of the

Tecolotito Creek ESHA/SPA. The ESHA/SPA

revegetation/enhancement plan must include the

planting of a non-invasive, fast growing, dense native

hedge to discourage human and domestic animal

intrusion into the ESHA. Any barrier to wildlife

movement through the corridor is prohibited.

Permanent signage must be posted to inform the public

of the ESHA/SPA status and the sensitivity of the

riparian, wetland, and aquatic habitats of Tecolotito

Creek, as well as the ESHA/SPA upland buffer.

Signage must also prohibit access by domestic pets

with or without leashes in the ESHA and upland SPA

and impose fines for violation of this prohibition. Uses

that would produce excessive outdoor noise must be

prohibited within 50-feet of ESHA/SPAs, including the

ESHA/SPA upland buffer.

Permittee Before the City issues any permit for ground disturbing activities or grading permit, the Permittee must submit a plan for the siting, design, and installation of the required fencing, signage, vegetation installation, and noise control to the Director of Planning and Environmental Review, or designee, for review and approval. The Permittee must receive approval by the Director of Planning and Environmental Review, or designee, regarding compliance with this condition. Installation of the fencing, vegetative hedge and signage must be completed before to issuance of any occupancy permit and must be undertaken under the supervision of the Project’s biological monitor.

Planning and


Department must

conduct site inspections

to ensure the required

fencing has been

constructed and

permanent signage has

been posted.

BIO 3-1(d) Exterior night lighting must be minimized, restricted to

low intensity fixtures that are shielded and directed

Permittee Before the City issues any

building permit for

The Director of

Planning and

4


By When Implemented


away from any ESHA/SPA, including ESHA/SPA

upland buffers.

construction of any

structure, the Director of

Planning and

Environmental Review, or

designee must review and

approve Project lighting

plans for appropriate

exterior night lighting

design that would meet

requirements for use in

areas adjacent to ESHAs.

Environmental Review,

or designee, must

conduct site inspections

to ensure that

appropriate exterior

night lighting has been

installed per the

approved lighting plans

before the City issues

any occupancy permit.

BIO 6-1 The Permittee must offset any impacts to protected

native trees with onsite replacement planting at a

minimum replacement ratio of 10:1 with 1-gallon oaks or

at a 3:1 ratio with 24-inch box oaks or as otherwise

determined by the Director of Planning and

Environmental Review, or designee.

Permittee Before the City issues any grading permit for Project construction, the Permittee must submit a Tree Protection and Replacement Plan (TPRP) prepared by a certified arborist or other qualified expert to the Director of Planning and Environmental Review, or designee, for review and approval. The report must include an inventory of native trees at the site, identify native protected trees that will be impacted by the Project, and provide a plan for tree protection and replacement that includes monitoring and success criteria. The Permittee must post a performance security in an amount acceptable to the City Attorney to ensure

A certified arborist

acceptable to the City

must conduct site

inspections during

construction and tree

replacement to ensure

compliance with the

approved Plan.

Monitoring of

replacement tree

success, and

maintenance of the

performance security,

must continue until the

success criteria are

achieved.

5


By When Implemented


compliance with the approved TPRP.

NOISE

N 2-1 Residential outdoor living space (e.g., patios and balconies) associated with residential units located within the 65-dBA CNEL and with a line of sight to the UPRR/U.S. Highway 101 ROW, must be protected from sound intrusion so that they meet the City’s standard of 65-dBA CNEL for outdoor living spaces. Protective measures may consist of, but are not limited to, installation of glass, Plexiglas, wood, or metal sound attenuation barriers along the perimeter of outdoor living spaces for those residential units. The sound attenuation barriers must be of a size and material to adequately mitigate this impact as determined by an acoustical study to be performed to determine Project specific requirements for each proposed residential building. Failure to conclusively demonstrate the effectiveness of the proposed noise attenuation measures shall result in the denial of a permit to build the affected unit.

Permittee These requirements must

be incorporated into all

construction documents

submitted for approval

before the issuance of a

Land Use Permit for the

residential units located

within the 75 to 65-dBA

CNEL and with a line of

sight to the UPRR/U.S.

Highway 101 corridor.

The Planning and Environmental Review Director, or designee, must verify compliance before the issuance of a Land Use Permit for the residential units located within the 65-dBA CNEL and with a line of sight to the UPRR/U.S. Highway 101 corridor. The City building inspectors must verify compliance in the field before the City issues a certificate of occupancy for an affected unit. No certificate of occupancy shall be issued unless compliance is achieved.

RECREATION

REC 1-1 The permittee must provide the following improvements

to the 1.75 acres of active neighborhood park area

within the Village at Los Carneros Park site:

Paved pathways; and

Benches.

No pets will be permitted in the Neighborhood Park.

The perimeter of the active neighborhood park area

must be fenced with five-foot high fencing consisting of

Permittee Plans for the proposed improvement of the 1.75-acre active neighborhood park area, inclusive of the improvements outlined above, must be incorporated into the Project’s landscape plans and include cut sheets for the design and specifications of the perimeter fencing, and

The Planning and Environmental Review Director, or designee, will inspect the site upon notification of completion of the park improvements and periodically thereafter to ensure that all improvements are installed pursuant to this condition and

6


By When Implemented


a 2-foot high block wall with a 3-foot high post and rail

fence or powder coated wrought iron on top. If post and

rail fence is selected, it must be constructed of concrete

with factory-applied powder color that does not require

repainting. All fencing must be set outside of the

riparian corridor and upland setback area of the riparian

corridors of Tecolotito Creek and its unnamed tributary.

No lighting will be permitted.

Maintenance personnel must monitor the active park

area once a week to remove any trash and debris from

the park site.

Use of the neighborhood park will be prohibited after 6

p.m. or sundown, whichever occurs first.

All grasses and plant materials installed in the

neighborhood park must be drought tolerant, non-

invasive native species compatible with the adjacent

riparian corridors.

The neighborhood park landscape irrigation system must include a controller that is accessible to maintenance personnel from within the Project area. Sprinkler heads must be directed away from the ESHA/SPA corridors adjacent to the neighborhood park site. The active portion of the neighborhood park must be maintained by the HOA.

specifications for all irrigation system components. The Project’s landscape plans, cut sheets, and specifications must be submitted to the Planning and Environmental Review Director, or designee, for review and approval before the City issues any permit. A maintenance agreement and performance security in form and amount acceptable to the City Attorney must be filed with the City before the City issues any grading permits.

maintained in good condition over the course of the maintenance period.

TRANSPORTATION AND TRAFFIC

TR 1-1 For all Project driveways along Village Way internal to the Project site, and the Village Way/Los Carneros intersection, adequate corner sight distance and stopping sight distance must be provided as specified in the City Engineering Design Standards adopted by City Council in 2002. To achieve adequate corner sight distances for in-Project driveways and the Los Carneros

Permittee Before the final map may be recorded, the detailed design plans for all internal roadways together with detailed landscape and utility plans must be submitted to the City’s

The Public Works

Director, or designee,

must approve the

applicant’s roadway

design and the Public

Works Director together

with the Director of

7


By When Implemented


Road/Village Way intersection the Project will be required to:

a) Landscaping design must ensure that plant materials specified and installed at the Los Carneros Road/Village Way intersection do not exceed a height a 36 inches when mature for the distance shown in the in TIA Figure A-1. This will be achieved by restricting plant materials in this location to ground cover and dwarf shrubs such that a clear line-of-sight for a minimum intersection sight distance of 480 feet is maintained. There must be no monument signage, trees, utility infrastructure or other feature in excess of 36 inches in height placed within the line of sight restricted area.

b) Unless otherwise approved and posted, the speed limit of 15 miles per hour must be enforced on Village Way. The developer must post signage, paint the speed limit on the paved street at intervals and, if needed as determined by the City’s Traffic Engineer, install speed bumps to help maintain this speed limit to ensure pedestrian safety. Stop signs facing driveways entering into Village Way must be installed where more than one dwelling unit is served by a driveway. Where necessary due to road curvature or other condition such as building placement, landscape must be limited to a height of 36 inches and convex mirrors must be installed at the driveway intersection as an aid to drivers turning onto Village Way. Village Way must be stripped for crosswalks where needed to for pedestrian access. Handicapped crossings must be striped where needed if handicapped accessible parking spaces are not located adjacent to a curb.

Director of Planning and Environmental Review, the City Engineer and City Traffic Engineer for review and approval. The plans must be prepared in accordance with City standards and include compliance with these mitigation measures. The City Traffic Engineer or Public Works Director or designee may require additional mitigations if needed to ensure that adequate site distance is provided both internal to the Project and at the Village Way/Los Carneros Road intersection and that all reasonable measures needed to ensure pedestrian safety, including the maintenance of a 15 MPH speed limit, are undertaken.

Planning and


must approve the

detailed landscape plan

before the final map

may be recorded for the

Project and must

ensure adequate

performance of these

improvements before

the City issues any

certificate of

occupancy.

ATTACHMENT 6 DRB FINDINGS FOR VILLAGE AT LOS CARNEROS

CASE NO. 10-043-DRB

The following findings are from Section 6.2 of the DRB Bylaws. The 20 findings listed in Section 6.2 have been grouped into four topical categories: Neighborhood Compatibility; Quality of Architectural Design; Quality of Landscape Design and Zoning. Neighborhood Compatibility 1. The development will be compatible with the neighborhood, and its size, bulk and scale

will be appropriate to the site and the neighborhood. 2. Site layout, orientation, and location of structures, buildings and signs are in an

appropriate and well-designated relationship to one another, and to the environmental qualities, open spaces and topography of the property.

3. The project demonstrates a harmonious relationship with existing and proposed adjoining developments, avoiding excessive variety and monotonous repetition, but allowing similarity of style, if warranted.

13. The development will not adversely affect significant public scenic views. 17. The development will enhance the appearance of the neighborhood. 19. The project architecture will respect the privacy of neighbors and is considerate of private

views and solar access. The residential project would introduce structures with a visual character that is similar to the existing and planned residential elements in the surrounding area. The “California Coastal” architectural theme of the project is similar to the nearby Willow Springs development. The site layout and orientation are designed to protect and enhance the adjacent Tecolotito Creek and upland habitat. The development includes a public park, a public bike path, private pocket parks and recreation areas providing an appropriate balance of developed areas and open space areas. As analyzed in the project Final Environmental Impact Report (FEIR), the project will not adversely affect significant scenic views; and, with the implementation of the mitigation measures identified in the FEIR, construction of the residences and landscaping will enhance the visual quality and character of the area by eliminating an unsightly, vacant parcel. The project will provide photovoltaic systems for all of the residential units and will protect solar access for each unit. Quality of Architectural Design 4. There is harmony of material, color and composition of all sides of a structure or buildings. 5. A limited number of materials will be on the exterior face of the building or structure. 6. There is consistency and unity of composition and treatment of exterior elevation. 7. Mechanical and electrical equipment is well integrated in the total design concept and

screened from public view to the maximum extent practicable. 8. All visible onsite utility services are appropriate in size and location. 14. Signs, including their lighting, are well designed and are appropriate in size and location.

15. All exterior site, structure and building lighting is well-designed and appropriate in size and location.

16. The proposed development is consistent with any additional design standards as expressly adopted by the City Council.

The residences will be constructed with earth-toned stucco, lapped synthetic siding, wrought iron accents, a combination of stone fascia and stucco pilaster and arched entrances. Buildings have four-sided architecturally enhanced elevations and are well articulated, consistent with General Plan policies. Mitigation Measure AES 3-2 requires screening through appropriate use of landscape for ground mounted facilities and parapets and housing to screen roof-mounted equipment. Lighting will be dark sky compliant to ensure that potential light spillover impacts are minimized as much as possible. Quality of Landscape Design 9. The grading will be appropriate to the site. 10. Adequate landscaping is provided in proportion to the project and the site with due regard

to the preservation of specimen and landmark trees, and existing native vegetation. 11. The selection of plant materials is appropriate to the project and its environment and

adequate provision will be mad for the long-term maintenance of such plant materials. 12. The project will preserve and protect, to the maximum extent practicable, any mature,

specimen or skyline tree, or appropriately mitigate the loss. The residential project will include grading volumes of 75,900 cubic yards (CY) of cut and 73,800 CY of fill. The finished grading of the site will be relatively flat and gently sloped from north to south. The amount of grading is appropriate considering the overall size of the site at approximately 43 acres. Landscaping and open space make up more than 40% of the approximately 43 acre residential site which is greater than the minimum amount required for the PRD zone district. Existing native vegetation along Tecolotito Creek will be preserved and enhanced according to the riparian/upland restoration plan. Drought tolerant, native and/or Mediterranean type plantings will make up approximately 75% of the landscaping throughout the residential development. Any impacts to protected native trees must be offset with onsite replacement planting at a minimum replacement ratio of 10:1 with 1-gallon oaks or at a 3:1 ratio with 24-inch box oaks. Zoning 18. The public health, safety and welfare will be protected. 20. The project will provide for adequate street design and sufficient parking for residents and

guests in a safe and aesthetically pleasing way. The project will be served by the Goleta Water District and the Goleta West Sanitary District and as conditioned, will have safe and adequate primary and emergency/secondary vehicular access. The project includes circulation infrastructure that meets the requirements of all applicable law and industry standards and project conditions of approval have been included to ensure

adequate street design and sufficient parking. The internal roadway system with primary access from the Calle Koral/Los Carneros intersection meets the requirements of the Goleta General Plan and the Goleta Municipal Code.

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