LAS VARAS RANCH PROJECT

Transcription

1 LAS VARAS RANCH PROJECT 05TPM , 05LLA , 05LLA , 07CUP , 07RZN , 07RZN , 11COC , 11CDP , 15CDP , 15CDP , 15CDP SANTA BARBARA COUNTY PLANNING COMMISSION April 29, 2015

2 Overview Background Modifications to Conditions of Approval EIR Revision Letter Staff Recommendations

3 Background After two hearings, in September 2014, your Commission voted 3-2 to recommend the BOS to: Not certify the EIR Require additional environmental review On February 17 th, BOS concluded that no additional review is necessary aside from minor clarifications BOS directed staff to return to the PC for a recommendation on the project Applicant withdrew request for beach cabana on Lot 2 to simplify project review

4 Project Site Plan

5 SITE PLAN

6 Recommended Hybrid Alternative

7 Conditions of Approval Applicant identified requested changes to several conditions of approval at BOS Parcel 4 Development Envelope location Condition 6 Trail Fencing Condition 25 Native Vegetation Avoidance Condition 54 Interchange Improvements Condition 80 Ag Conservation Easement Condition 82 Shoreline Trail Easement Applicant requesting numerous additional condition changes in letter to PC

8 Conditions of Approval Parcel 4 Envelope Location

9 Conditions of Approval Condition No. 6 - Fencing Current condition requires replacing chain link fencing with hog-wire or similar style Applicant requesting 6-ft. chain link with 3 strands of barbed wire along orchards, 4-ft. hog-wire with 2 strands barbed wire along pastures Applicant considers chain link necessary for security Staff recommends keeping condition as is; provides for more secure fencing if hog-wire proves ineffective Applicant s proposal would go part way towards objective of incorporating hog-wire style througout

10 Conditions of Approval Condition No. 25 Sensitive Habitat Conversion Condition prohibits conversion of sensitive native habitat on Lots 1 and 2 to agriculture Applicant requesting elimination of this restriction to allow expansion of agricultural activities Condition would not limit grazing or preclude agricultural development on non-native vegetation, which is abundant Condition stems from recommended mitigation in EIR, so changes would not affect EIR analysis

11 Conditions of Approval Condition No. 54 Interchange Improvements Traffic study identified full acceleration/deceleration lanes as an improvement that may need to be constructed Not identified as a measure required to meet Caltrans safety criteria or mitigate project impacts EIR Revision Letter reclassifies mitigation as recommended Staff recommending deletion of this condition from current project

12 Conditions of Approval Condition No. 80 Ag Conservation Easement Deleted consistent with discussion at last hearing Condition No. 82 Shoreline Trail Easement Applicant requesting no realignment of trail easement around Edwards Point Condition remains as previously recommended by staff

13 EIR Revision Letter EIR Revision Letter prepared to incorporate minor new information and clarifications to EIR Clarifies and amplifies EIR analysis without changing conclusions Includes further discussion of public access and use of Edwards Point Clarifies traffic impact analysis and reclassification of mitigation requiring full acceleration/deceleration lanes Discusses minor text changes to mitigation measures

14 Staff Recommendations Recommend the BOS make required findings for approval of hybrid alternative project, including CEQA findings Recommend the BOS certify the Final EIR and adopt the mitigation monitoring program

15 Staff Recommendations Adopt a Resolution and Recommend the BOS approve amendment to zoning map from Unlimited Agriculture to AG-II-100 Recommend the BOS approve hybrid alternative project, subject to conditions of approval as revised

16 Fence Styles

17 Project Redesign Alternative 3C

18 PRT MAP

19 Existing Ranch

20 Project Description Existing and Proposed Parcel Information Existing Parcel Existing Parcel Size (acres) Proposed Parcel Proposed Parcel Size (acres) Proposed Envelope Size (acres) Discretionary Actions In Between UPRR and Pacific Ocean A B C COC, LLA, CUP (coastal) D E In Between U.S. Highway 101 and UPRR Vesting TPM, CUP (coastal/inland) F G H I 1.27 North of U.S. Highway ,115 NA LLA, CUP (coastal/inland)