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Board upholds planning commission and approves River's Edge subdivision with water-related condition
Summary
The Board of Supervisors denied an appeal and approved the River's Edge phased tentative tract map and conditional-use permit for a 43.26-acre mixed-use subdivision. Staff's EIR addendum, an amended water-demand estimate (projected net water use about 41 acre-feet/year), and applicant participation in a voluntary fallow registry (42.5 acres) were key factors; the board adopted revised findings and conditions.
After a continued hearing, the San Luis Obispo County Board of Supervisors voted to deny an appeal and approve the River's Edge phased tentative tract map and conditional-use permit for a 43.26-acre site east of the Salinas River in the San Miguel urban reserve line.
Planning staff summarized the project as 190 lots (181 residential), five open-space/recreation lots (about 12 acres), three utility lots and a four-acre commercial parcel, with 10 percent of units deed-restricted for moderate-income housing. The appeal raised issues about groundwater availability, traffic, fire safety and CEQA adequacy.
Staff presented an environmental addendum to the previously certified EIR and noted the applicant had provided an amended water-demand analysis showing lower net water use than earlier estimates (approximately 41 acre-feet per year). The applicant also voluntarily registered roughly 42.5 acres of irrigated vineyard in the county's fallow registry; staff and the applicant presented a revised condition requiring pre-recordation engagement with county planning staff and the groundwater sustainability agency to register those acres.
Public commenters and the appellant argued the community plan and recent groundwater litigation required updated analysis. Planning staff and the applicant countered that the addendum and the basin-wide management framework address the concerns; staff recommended denying the appeal and upholding the planning commission's approval.
After deliberation the board adopted revised findings and conditions of approval, including the revised fallow-registry condition, and the motion passed on roll call. The board directed staff to ensure required pre-recordation actions and continued monitoring consistent with the adopted conditions.
Next steps: applicant must satisfy revised conditions (including registration with the fallow registry per condition COA 44 as modified) before recordation of each phase; county staff will monitor compliance and return as required for implementation matters.
