HERITAGE RIDGE
Timeline/History
• May 13 2014: Design Review Board Meeting
• April 6, 2015: Notice of Preparation (“NOP”) of an
EIR was distributed for a 30-day public-review
period
• June 17, 2016 to August 8, 2016: The original Draft
EIR for the Project was circulated for a 52-day
public review period
• February 9, 2021: Design Review Board Meeting
• May 14, 2021 to June 28, 2021: Revised Draft EIR,
which reflected Project changes since preparation of
the original Draft EIR, was circulated for a 45-day
public review period
Timeline/History
• January 2022: A Final EIR, which included public
comments on the original Draft EIR and the Revised
Draft EIR, was prepared
• February 2, 2022: Parks & Rec Commission Meeting
• March 28, 2022: Planning Commission Hearing #1
• April 25, 2022: Planning Commission Hearing #2
• November 14, 2022: Planning Commission Hearing
#3
• March 7, 2023: City Council Hearing
Project Goals
• Consistency w/ City Goals, Policies &
Development Standards
• Provide Needed Housing
• Construct 2-Acre Public Park
• Environmental Sensitivity
• Design Quality
Key Challenges & Resolutions
• Improvement of architectural design
• Sensitivity to view corridor (Mass, Bulk &
Scale Reduction)
• Affordable Housing
• Off-Site Improvements
• SD Connection/Repair
• Water Main Realignment
• Camino Vista Road Widening
Key Challenges & Resolutions
• Infill Site w/ Constraints
• Park Improvement Enhancements
• Park Parcel Boundary Adj. – Lower City Cost
• Streamside Protection Area
• Native Vegetation Areas
• Protection of cultural resources
• Easement dedications and vacations
Site Design Constraints
After
Reduction Of Size & Mass
Environmental
• EIR Conclusions
• Meets 100’ SPA Buffer
• EIR - Biological Impacts Less Than Significant
• No ESHA
• No Threatened & Endangered Species
SPA Buffer Detail
EDC Site Changes Summary
Environmental Revisions
Summary
• Enhancement of vegetation design for Los
Carneros Wildlife Corridor
• Revised plant palette to locally-native vegetation
including expanded Coastal Sage Scrub areas
throughout development
• Protection of 100’ SPA Setback
Neighborhood Public Park
Highlights
• Protection of Cultural Sensitivities
• Consistent w/Original Intent of CC/Gen Plan
• Meets City’s General Plan Definition for
Neighborhood Park
• Includes Park Elements Focal in City’s Parks
Needs Assessment
Landscape Architecture & Park
Design
• Site Design
• Landscape Approach
• Constraints of Site
• MWELO
Regulations
• Park Design
• Cultural
Sensitivities
• Collaboration w/
City
Address key issues including:
Revised Site / Landscape Plan
Celebration Of Cultural History
2-Acre Neighborhood Park
General Plan Definition of
Neighborhood Park:
• Typical service area radius = 0.5
mile
• Typical size = < 10 acres (2-3 acre
noted in GP for this property)
• Easily accessible to surrounding
population (by walk/bike)
• Provides on-site parking*
• Typical facilities include
playgrounds, picnic tables, open
areas, lawns or grassy areas and
benches
Additional Elements
• Fitness Par Course
• Cultural Educational Features
• *Parking (13 Spaces)
Neighborhood Park - Defined
Anticipated Levels of
Affordability
Income Levels: 32* Units @ Low & 70 @ Very Low
*(102 Affordable & 2 Manager’s Units)
• Senior Affordable – 41 Units
• 1 Unit For Onsite Manager
• 10 Units For Veterans
• 10 Units For Seniors (Medical
Needs)
• 10 Units For Seniors (Unhoused &
Mental Health Needs)
• 10 Units For Seniors (Lower
Income)
• Family Affordable – 63 Units
• 1 Unit For Onsite Manager
• 12 Units For Households With
Veterans
• 12 Units For Households With A
Member W/ Sig. Medical Needs
• 14 Units For Households With A
Member With Mental Health Need
• 12 Units For Households Currently
Experiencing Homelessness
• 12 Units For Lower Income
Households
RHNA
104 Affordable Units Meet City’s RHNA
Requirements at Low and Very Low
Income Levels = 10% of 6th Cycle Low
and Very Low Numbers
10%
Affordable
Critical Path
Funding/Financing
• HASBARCO - $12M in funding
received to date
• Super-NOFA to be released April 2023
• Need Entitlements to pursue Tax
Credits and Super-NOFA
Affordable Assurances
• 104 Affordable units (31% of Project total)
• Deed Restrict 2 Affordable Parcels
• Entitled Affordable Project
• Grade Pad/Infrastructure: Affordable Parcel
• Minimum Amts of Low & Very Low Units
Affordable Assurances (cont.)
• Sell To County Housing Authority
• Outside Close Date 6/1/2025
• Housing Authority Close w/o Tax Credits
• Back-Up Provisions on Sale & Construction
• Provide Surety via Quimby Fee Holdback
• Affordable Covenants & Regulatory Agmt
Site Video Rendering
Summary of Key Project Attributes
• Increase To Much-Needed Rental
Housing Supply
• Includes 31% Affordable
Housing
• Top Quality Architecture
• Reduced Scale & Massing –
Improved View Corridor
• Thoughtful Landscape Design
• A Neighborhood Park With
Passive & Active Elements
• Land Dedication For City’s
Circulation Element & Bikeway Plan
• Centrally Located
• Street Frontage Improvements
• Los Carneros Storm Drain
• Water Main Relocation
• Camino Vista Road Widening
Summary of Key Project Attributes
(cont.)
• Reduction of environmental impacts
• 100% Avoidance of SPA
• Locally-Native Landscape
Planting
• Improvement of view corridor
• Reduction of export
• Home-Based Childcare
• Architectural design - Reduction of
scale & massing
• City’s Development Standards
• Affordable Housing – 104 Units
• 2-acre Public Park
• Land Dedications
Project Contribution Values
COA: VTM # 17
Reimbursable Costs Of Park Construction
• PLACEHOLDER
COA: VTM # 17
Reimbursable Costs Of Park Construction
• PLACEHOLDER
COA: VTM # 17
Reimbursable Costs Of Park Construction
PLACEHOLDER
COA: VTM # 17
Reimbursable Costs Of Park Construction
Proposed Condition Re-Wording
• Reimbursement is available for only the following costs that are reasonably incurred, including construction documents prepared after entitlement of the Project, prevailing wage labor, playground and physical park amenities, softscape, construction equipment, and materials, professional survey services, and professional construction management, performance bond, and inspection and testing services, and certain efforts related to cultural resources within the park boundaries, including, but not limited to: Phase 3 Data Recovery (CR-1(a)), Surface Preparation and Fill Soils within CA-SBA- 56 (CR-1(b)), Excavations within Northern Midden Area (CR-1(c)), Monitoring (CR-1(d)), Continued Chumash Consultation (CR-1(e)), Human Remains (CR-1(f)), and Chumash Heritage Monument (CR-2(b)). Park improvement costs that are not reimbursable include but are not limited to, accounting, legal and other professional services, overhead and administrative charges; costs incurred as a result of requirements by the Environmental Impact Report of the Project, including but not limited to the Project’s mitigation and monitoring report; and costs incurred as a result of private settlement agreements and negotiations with third parties.
COA: DP # 47.b
Park Turnover
• PLACEHOLDER
COA: DP # 47.b
Park Turnover
Proposed Condition Re-Wording
• “The Permittee of Lot 4 will be responsible for the installation and implementation of the plan. Once Permittee has completed construction on the park, and the Permittee shall maintain the park until for 90 days after at which time, the City will accepts title to the park. During the 90 days, the City will engage with the Permittee for the City’s standard inspection and final sign-off procedure, for which, acceptance of completion of the park and acceptance of title will not be unreasonably delayed or withheld.” • “On the 91st day after the City accepts title to the park, the City will assume responsibility for Park maintenance, at which time the Permittee shall be released of all obligations…”
COA: DP # 50.B
Parking
• PLACEHOLDER
COA: DP # 50.B
Parking
• PLACEHOLDER
COA: DP # 50.B
Parking
Requested Removal of Condition
• “If construction of the affordable units on Lots 1 and 2 has not commenced prior to the issuance of the final Certificate of Occupancy for the last building of market rate units currently planned to be Building 6, then Permittees of Lot 4 must provide 369 parking spaces (required spaces for market rate unit without any density bonus benefit) on Lot 4 or elsewhere approved for parking on Lots 1 and/or 2 as shown on the Development Plan and approved by the Design Review Board. If the 31 spaces cannot be provided on Lot 4, then Permittees must submit for a Substantial Conformity Determination (SCD) application showing the siting of the parking spaces on Lots 1 and/or 2 with the associated driveway access, pedestrian path, lighting, and landscaping creating a safe connection to Lot 4. Any parking spaces located on Lots 1 and/or 2 must be within 500 feet of the closest point of Market Rate Building 6, on Lot 4.”
Q&A and Appendices