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HomeMy WebLinkAboutPC-1008-19 (ARCH-0255-2019 and USE-0526-2019 -- 279 Bridge Street)RESOLUTION NO. PC-1008-19 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A MIXED -USE PROJECT CONSISTING OF THREE BUILDINGS OF 8,636, 31,726, AND 6,850 SQUARE FEET EACH, INCLUDING A SIX PERCENT PARKING REDUCTION, AND ADOPTING AN ADDENDUM TO A MITIGATED NEGATIVE DECLARATION AS REPRESENTED IN THE STAFF REPORT AND ATTACHMETNS DATED SEPTEMBER 25, 2019 (279 BRIDGE STREET, ARCH-0255-2019 AND USE- 0526-2019) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on September 9, 2019, recommending the Planning Commission find the project consistent with the Community Design Guidelines, pursuant to a proceeding instituted under ARCH-0255-2019, Devin Gallagher, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on September 25, 2019, pursuant to a proceeding instituted under ARCH-0255-2019 and USE-0526- 2019, Devin Gallagher, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Environmental Review. A Mitigated Negative Declaration was adopted by the Architectural Review Commission on June 1, 2015. The Planning Commission hereby adopts the Addendum to the adopted Mitigated Negative Declaration of Environmental Review, finding that: 1) the minor technical changes addressed in the Addendum do not materially change the findings and conclusions of the adopted Mitigated Negative Declaration; 2) no substantial changes are proposed or would occur that would require major revisions to the adopted Mitigated Negative Declaration; 3) no new significant environmental effects are identified and there would not be a substantial increase in the severity of previously identified significant effects; 4) the project would not result in any significant effects that would be substantially more severe than what was identified in the adopted Mitigated Negative Declaration; and 5) the applicant will comply with all adopted mitigation measures, as amended by the Planning Commission and found to be equal or more effective than the original mitigation measure. Resolution No. PC- 1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 2 Aesthetics Mitigation Measure AES 1: Freestanding light posts shall not exceed twelve (12) feet in height, and shall only be allowed if shielded from adjacent properties. All lighting shall comply with Lighting and Night Sky Preservation regulations (Zoning Regulations Section 17.70.100). ➢ Monitoring Plan AES 1: Final plans shall be reviewed Community Development Planning staff as part of the Building Permit application package, who shall require modifications as necessary for consistency with City standards and to ensure that light spillage into the creek corridor or across property lines will not occur, prior to department sign off and issuance of permits. Mitigation Measure AES 2: All freestanding bollard lighting shall be located outside required yard and creek setbacks. ➢ Monitoring Plan, AES 2: Final plans shall be reviewed Community Development Planning staff as part of the Building Permit application package, who shall ensure that all lighting is outside required yard and creek setbacks, prior to department sign off and issuance of permits. Air Quality Miti ation Measure AO 1: Prior to any construction activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the Asbestos ATCM regulation. An exemption request must be filed with the APCD. If the site is not exempt from the requirements of the regulation, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD. ➢ Monitoring Plan, AQ 1: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitigation Measure AO 2: Any scheduled disturbance, removal, or relocation of utility pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with NESHAP, which include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified ACM. Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 3 ➢ Monitoring Plan, AQ 2: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitigation Measure AO 3: During construction/ground disturbing activities, the applicant shall implement the following particulate (dust) control measures. These measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and modify practices, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the Community Development and Public Works Departments prior to commencement of construction. a) Reduce the amount of disturbed area where possible. b) Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site, and from exceeding the APCD's limit of 20% opacity for no greater than 3 minutes in any 60 minute period. Increased watering frequency will be required whenever wind speeds exceed 15 m.p.h. and cessation of grading activities during periods of winds over 25 m.p.h. Reclaimed (non -potable) water is to be used in all construction and dust -control work. c) All dirt stock pile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as needed. d) Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities. e) Exposed grounds that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established. f) All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. g) All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h) Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved surface at the construction site. i) All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code Section 23114. j) Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 4 k) Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre -wetted prior to sweeping when feasible. 1) All PM 10 mitigation measures required shall be shown on grading and building plans. m) The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD's limit of 20% opacity for no greater than 3 minutes in any 60 minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. ➢ Monitoring Plan, AQ 3: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitization Measure AO 4: Prior to any construction activities at the site, the project proponent shall ensure that all equipment and operations are compliant with California Air Resource Board and APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781-5912 for specific information regarding permitting requirements. ➢ Monitoring Plan, AQ 4: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitieation Measure AO 5: To reduce sensitive receptor emissions impact of diesel vehicles and equipment used to construct the project and export soil from the site, the applicant shall implement the following idling control techniques: 1. California Diesel Idling Regulations a. On -road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of regulations. This regulation limits idling from diesel -fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California and non -California based vehicles. In general, the regulation specifies that drivers of said vehicles: Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 5 i. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection )d) of the regulation; and, ii. Shall not operate a diesel -fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 1,000 feet of restricted area, except as noted in Subsection (d) of the regulation. b. Off -road diesel equipment shall comply with the 5 minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board's In -Use Off -Road Diesel regulation. c. Signs must be posted in the designated queuing areas 'and job sites to remind drivers and operators of the state's 5 minute idling limit. 2. Diesel Idling Restrictions Near Sensitive Receptors (residential homes). In addition to the State required diesel idling requirements, the project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors: a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors. b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted. c. Use of alternative fueled equipment is recommended. d. Signs that specify the no idling areas must be posed and enforces at the site. 3. Soil Transport. The final volume of soil that will be hauled off -site, together with the fleet mix, hauling route, and number of trips per day will need to be identified for the APCD. Specific standards and conditions will apply. ➢ Monitoring Plan, AQ 5: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitigation Measure AO 6: To confirm the health risks to residents of the development are below APCD thresholds, screening level health risk assessments shall be completed and provided to the APCD for review and approval prior to the issuance of business permits when required by the APCD. ➢ Monitoring Plan, AQ 6: Confirmation with compliance with APCD regulations shall be provided with business permit applications as applicable. All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 6 provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Biological Resources Mitir-ation Measure BIO 1: The final geotechnical engineering report shall be prepared to ensure that caisson foundations in lieu of over -excavated building pads with shallow foundations are utilized where adjacent to riparian setbacks. ➢ Monitoring Plan, BIO 1: All mitigation tion measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Final plans and supporting materials shall be reviewed by the City's Community Development staff and Natural Resources Manager as part of the Building Permit application package, who shall confirm the conclusion and recommendations of the final geotechnical engineering report and use of caisson foundations, and provide site inspections as necessary to ensure implementation. Mitip-ation Measure BIO 2: To reduce potential impacts to nesting birds to a less than significant level, vegetation removal and initial site disturbance for any project elements shall be conducted between September 1 st and January 31 st outside of the nesting bird season. If vegetation removal is planned for the bird nesting season (February 1 st to August 31 st), then, preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. A qualified biologist shall conduct weekly inspections during the construction period and submit weekly monitoring reports to the City Planning staff and the Natural Resources Manager. Prior to construction activities, a qualified biologist shall conduct training for all construction personnel on best practices concerning nesting birds. All construction personnel shall receive the training by the qualified biologist prior to initiating construction activities for the duration of the nest bird season. The qualified biologist shall submit documentation verifying completion of the training to City Planning staff and the Natural Resources Manager. If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non -disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non - disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less -than -significant level. ➢ Monitoring Plan BIO 2: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Final plans and supporting materials shall be reviewed by the City's Planning staff and Natural Resources Manager as part of the Building Permit application package, who shall confirm the conclusion and recommendations of the preconstruction nesting bird surveys and provide site inspections as necessary to ensure implementation. Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 7 Mitigation Measure BIO 3: Prior to ground disturbing activities, a qualified biologist shall conduct a pre -construction survey within 30 days of initial ground disturbance to identify whether any upland wildlife species are using any portion of the project areas where ground disturbance is proposed. If ground dwelling wildlife species are detected a biological monitor shall be present during initial ground disturbing and/or vegetation removal activities to attempt salvage and relocation efforts for the wildlife that may be present, such as common reptiles and small mammals. The salvage and relocation effort for non -listed wildlife species would further reduce the level of this less than significant impact. ➢ Monitoring Plan, BIO 3: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Final plans and supporting materials shall be reviewed by the City's Planning staff and Natural Resources Manager as part of the Building Permit application package, who shall confirm the conclusion and recommendations of the preconstruction surveys and provide site inspections as necessary to ensure implementation. Miti,Eation Measure BI❑ 4: The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for the proposed bridge crossing. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources. Compliance with Corps permitting would also include obtaining a CWA 401 Water Quality Certification from the Regional Water Quality Control Board. In addition, the Corps may require compensatory mitigation for unavoidable permanent impacts on riparian habitat to achieve the goal of a no net loss of wetland values and functions. As such, regulatory compliance would reduce potential impacts on waters of the U.S. to a less - than -significant level. ➢ Monitoriniz Plan BIO 4: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Final plans and supporting materials, including documentation of compliance with any Corps permitting or compensatory mitigation requirements shall be reviewed by the City's Planning staff and Natural Resources Manager as part of the Building Permit application package, who shall confirm the adequacy of CWA/Corps compliance. Mitization Measure BIO 5: The applicant shall obtain compliance with Section 1602 of the California Fish and Wildlife Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed bridge crossing. Should an agreement be required, the property owners shall implement all the terms and conditions of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 8 CDFW may require compensatory mitigation for unavoidable impacts on riparian habitat in the form of riparian habitat restoration of disturbed areas to the extent feasible and additional compensatory riparian tree plantings. Using the City -required creek setback area along Meadow Creek for riparian tree replacement would be an appropriate onsite compensatory mitigation approach. As such, regulatory compliance would reduce potential impacts on waters of the state to a less -than significant level. ➢ Monitoriniz Plan B10 5: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Final plans and supporting materials, including documentation of compliance with any CDFW permitting or compensatory mitigation requirements shall be reviewed by the City's Planning staff and Natural Resources Manager as part of the Building Permit application package, who shall confirm the adequacy of CDFW compliance. Geology & Soils Mitization Measure GEO 1: A geotechnical engineering investigation shall be undertaken and a comprehensive design -level report prepared based on the final approved design of the project. Additional borings will be required to address specific areas of the site once building layout and structural foundation loads are determined, or can be reasonably estimated. The report shall address site preparation and grading, total and differential settlement under the structure loads, retaining wall design parameters, slabs -on -grade, expansive soils, site -specific seismicity (including seismic loads on retaining walls), and any other items deemed relevant to the geotechnical engineer. ➢ Monitoring Plan, GEO 1: All mitigation measures shall be shown on grading and building plans. Community Development Planning and Public Works staff shall review the geotechnical analysis as part of the Building Permit application package prior to issuance of grading or construction permits. Noise Miti ation Measure NOI I: Loading facilities shall be sited to orient away from residential development on adjacent properties, to increase the separation from noise -sensitive uses and to allow the buildings to attenuate any generated noise. The Architectural Review Commission will review final building design and layout to ensure that any loading docks are strategically located so as to attenuate noise generated on the site. ➢ Monitoring Plan N0I 1: The Architectural Review Commission will review the site plan to ensure loading docks are located to attenuate generated noise effect on adjacent residential land. SECTION 2. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0255-2019 and USE-0526-2019), based on the following findings: Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 9 As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project respects site constraints and will be compatible with the scale and character of the neighborhood. 2. The project is consistent with the Zoning Regulations, since the proposed building design complies with all property development standards including height, setbacks, coverage, floor area ratio, density, and parking for the Manufacturing zone, including standards for Edge Conditions. 3. The project is consistent with General Plan Land Use Element (LUE) Policy 2.2.7 (Neighborhood Enhancement), because the project is located within a half -mile of an existing transit stop, and is proximate to bicycle routes, parks, open space, and commercial uses. In addition, the mixed -use project includes uses that provide a transition between the residential neighborhood and uses to the west and north, and the industrial and commercial uses to the south and east. 4. The project is consistent with LUE Policies 6.6.6 and 6.7.1 (Creeks, Wetlands, and Flooding Policies, Development Requirements; Creeks and Flooding Programs, Previously Developed Areas), because the project design complies with the minimum creek setback standard (20 feet), minimizes drainage concentrations and impervious coverage by including the use of bioretention basins, permeable paving, and landscaping, and is required to comply with the Zoning Regulations Chapter 17.78 (Flood Damage Prevention), Waterway Management Plan, and Drainage Design Manual. Compliance with these existing regulations would ensure consistency with Safety Element Policy S (Flood Hazard Avoidance and Reduction). 5. The project is consistent with Noise Element Policy 1.8 (Preferred Noise Mitigation Approaches) because the project site plan shows the proposed manufacturing shell located near the western property boundary and locates outdoor uses and doors facing the interior of the project site. The proposed project is buffered from the Iron Works industrial use by live/work units on the adjacent parcel to the west. Future uses are subject to the Master Use list approved with the previous entitlement and incorporated into the project description, and limitations on use as required by the Zoning Regulations for mixed -use projects. 6. The project is consistent with the Zoning Regulations, because the proposed building design complies with all property development standards including height, setbacks, coverage, floor area ratio, density, and parking for the Manufacturing (M) zone, Edge Conditions (Section 17.70.050), and outdoor rooftop uses. 7. The project is consistent with the Zoning Regulations for Mixed -use Projects (Section 17.70.130) because the proposed building design complies with objective design criteria and performance standards for mixed -use development. 8. The project design is consistent with the City's Community Design Guidelines because the architectural design of the project is compatible with design and scale of existing structures Resolution No. PC- 1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 10 in the surrounding neighborhood, the project incorporates articulation and space between buildings to minimize massing, visual linkages are provided between buildings through the use of landscaping, and pedestrian walkways, the proposed design demonstrates use of articulated facades by incorporating balconies and decks, and a variety of siding materials (metal, corrugated metal, and stucco) is proposed to provide texture, relief, and visual interest. 9. The six percent parking reduction is approved because the shared parking facility would serve more than one use; the peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses or projects would be greater than the total supply of spaces (70 spaces); the proposed shared parking will be adequate to serve each use; and the parking demand analysis conducted and prepared under procedures set forth by the Community Development Director supports the proposed reduction. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission (PC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission for project entitlements ARCH-0255-2019 and USE-0526-2019. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Future uses are subject to the Master Use list approved with the previous entitlement and incorporated into the project description, as amended by the Planning Commission, and future uses shall be further restricted by Limitations on Use for Mixed -use Projects, as regulated by Zoning Regulations Section 17.70.170. The Limitations on Use for Mixed -use Projects shall prevail and have priority over the allowed and conditionally allowed uses identified in the Master Use List (refer to Attachment A). 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4. Plans submitted for a building permit shall clearly depict the type of bicycle racks proposed, location and dimensions of all short and long-term bicycle parking. Sufficient detail shall be provided about the placement and design of bike racks to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 11 5. Plans submitted for a building permit shall include recessed window details and all other details including but not limited to awnings, balconies, and railings. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high -quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 6. Mechanical and electrical equipment shall be located internally. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them from view of the public right-of-way and adjacent uses. A line -of -sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 7. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back -flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 8. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Street trees species shall comply with City standards. 9. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall -mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall -mounted lighting shall complement building architecture. Freestanding lighting shall not exceed twelve (12) feet in height, and shall only be allowed if shielded from adjacent properties. All lighting associated with roof -top uses shall comply with Lighting and Night Sky Preservation regulations (Zoning Regulations Section 17.70.100). The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut -sheets on the submitted building plans. Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 12 The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City's Night Sky Preservation standards contained in Chapter 17.70.100 of the Zoning Regulations. 10. Residents of new mixed -use projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban -type environment and that the noise levels may be higher than a strictly residential area. 11. A comprehensive sign program for the project shall be developed to the review and approval of the Community Development Director. The sign program shall include information on the sizes, locations, colors, materials, and types and illumination of signage proposed for the building and the overall site. Project signs shall be designed to be compatible with the architecture of proposed buildings and to complement the site's setting. The Director may approve signage if he finds that the proposal conforms to the sign regulations and is in keeping with the design characteristics of the building. The Director may refer signage to the ARC if it seems excessive or out of character with the building. 12. No structure shall include a loading dock that faces residential uses to the south or east. 13. Upon submittal for building permits, plans shall show mechanical ventilation in all residential units. Engineering Division — Public Works/Community Development 14. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC.12.16.050 15. The building plan submittal shall correctly reflect the right-of-way width, location of frontage improvements, front property line location, and all easements. All existing frontage improvements including street trees shall be shown for reference. 16. Any sections of damaged or displaced curb, gutter, sidewalk, and driveway approach shall be repaired or replaced to the satisfaction of the Public Works Department. 17. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternative paving materials are recommended for water quality and/or control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternative paving material shall be approved to the satisfaction of the Planning Department. 18. The applicant/developer shall consider the use of a shared accessible path of travel from the public right-of-way with the adjoining property located at 285 Bridge Street. The existing Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 13 sidewalk serving 285 Bridge appears to be established to a point near the bridge crossing. A shared path could limit the amount of existing landscape and/or trees to be removed and could potentially preserve the existing parking layout and limit the area of site disturbance. A separate access easement or amendment of the existing easement agreement may be required. 19. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All new wire services shall be underground. All work in the public right-of-way shall be shown and noted. 20. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on -site conveyance shall consider convenience, aesthetics, safety, and functionality. The trash enclosure shall be designed in accordance with the City Design Guidelines and City Engineering Standard 1010.13 for water quality treatment. 21. The building plan submittal shall include a complete grading and drainage plan. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on -site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 122. The building plan submittals shall include a complete drainage report. The report shall show compliance with the Waterway Management Plan Volume III, Drainage Design Manual. 23. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, all new structures and appurtenant utilities shall comply with all Federal Emergency Management Agency (FEMA) requirements and the City's Floodplain Management Regulations per Municipal Code Chapter 17.84. 24. This property is located in an AO (2' depth) Flood Zone; the water surface or base flood elevation (BFE) of a 100-yr storm is 2' above adjacent grade. The structure and any exterior building service equipment including the sewer lift station must be raised, floodproofed, or proved to be inherently flood resistant to an elevation that is at least one foot above the BFE or 3' above the highest adjacent grade. Additional freeboard to 2' above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 25. The property owner and/or future tenants shall manage any outdoor storage so that materials and accessory structures do not have a significant impact on the floodzone in accordance with the Drainage Design Manual and the Floodplain Management Regulations. Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 14 26. The project shall comply with Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board. The building plan submittal shall include a complete Post Construction Stormwater Checklist as available on the City's website. 27. A Private Stormwater Conveyance System Management and Maintenance Agreement (Operations and Maintenance Agreement) shall be provided in a format provided by the city. The agreement shall be recorded and shall reference any separate maintenance program documents and the approved building plans. An Operations and Maintenance Manual shall be provided in conjunction with the building plan submittal for all post construction BMPs. 28. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi -Application, Reporting, and Tracking System (SMARTS). 29. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city's Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 30. Work adjacent to or within a channel or creek may require the approvals of California Department of Fish and Wildlife (CDFW), The Army Corp of Engineer's, and/or the Regional Water Quality Control Board. A copy of any required permits or a written permit waiver or exemption for the same shall be provided to the City prior to demolition, grading, and/or building permit issuance. 31. The building plan submittal, grading plans, and drainage report shall incorporate any project specific permitting requirements from any higher governmental authority. The applicant/developer shall comply with the County Air Pollution Control District (APCD) standards and permit requirements related to Naturally Occurring Asbestos. APCD approval shall be secured prior to any ground disturbing activities. 32. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. 33. The existing willow and walnut trees located on the property shall be retained unless otherwise approved for removal by the City Arborist and the Community Development Director. A tree Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 15 removal proposal will require a report from a certified arborist with a summary of why the tree(s) can't be saved. If approved for removal, compensatory tree(s) shall be incorporated into the building plan submittal. 34. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Contact the City Arborist at 781-7023 to review and establish any required preservation measures to be included with the building permit submittal. 35. The proposed 6' privacy fencing located along the southerly property line shall be located at the top of bank or at a reasonable setback from the top of bank to the satisfaction of the Planning Division, Public Works Department, and Natural Resources Manager. The fence shall be extended to the easterly property line and then northerly to connect with the proposed privacy fence located along the easterly property line. If required by the City or other agencies with permit jurisdiction over the swale and brambles, a section(s) of the fence may need to be constructed with open fencing to support the migration of riparian wildlife. Utilities Department 36. All utility easements dedicated to the City shall comply with the latest engineering design standards, and shall have reasonable alignments needed for maintenance of public infrastructure. 37. The proposed gravity sewer system shall use HDPE pipe, or an approved equal that meets or exceeds the performance needed to eliminate groundwater infiltration. Fire Department 38. Fire Department Access to Equipment: Rooms or areas containing controls for air -handling systems, automatic fire -protection systems, or other diction, suppression or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating "Fire Sprinkler Riser" and "Fire Alarm Control Panel". Fire sprinkler risers shall be located in a room with -exterior door access. Show Riser room on floor plans. 39. Show proposed location of onsite (private) fire hydrant. Indemnification 40. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers Resolution No. PC-1008-19 279 Bridge Street, ARCH-0255-2019 and USE-0526-2019 Page 16 and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review ("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner Stevenson, seconded by Commissioner Jorgensen, and on the following roll call vote: AYES: Commissioners Jorgensen, Kahn, Quincey, Stevenson, Vice -Chair Dandekar and Chair Wulkan NOES: Commissioner McKenzie RECUSED: None ABSENT: None The foregoing resolution was passed and adopted this 25th day of September, 2019. 4�� ____ yler Carey, retary Planning Commission Attachment A — 279 Bridge Street Uses for Project Description (Master Use List) Prohibited, allowed, and conditionally allowed uses shall be as follows, and shall be further restricted by Limitations on Use for Mixed -use Projects, as regulated by Zoning Regulations Section 17.70.170, and the Limitations on Use for Mixed -use Projects shall prevail and have priority over the Master Use List: 17.70.170.D.4. Limitations on Use. The following uses and activities shall not be allowed within any mixed -use development: a. Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use); b. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; c. Manufacturing or industrial activities, including but not limited to welding, machining, or any open flame work; or d. Any other activity or use, as determined by the review authority, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of mixed -use development residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes. Prohibited Uses: These uses are either allowed or conditionally allowed in the M Zone. The applicant agrees to voluntarily exclude them from the site in an effort to avoid future neighbor conflicts: Auto parts sales with installation — concerns about potential noise Cemetery, Mausoleum, Columbarium — including mortuaries Construction & Heavy Equipment Sales & Rental — outdoor equipment storage and noise Fuel Dealer— hazardous materials Laundry, dry cleaning plant — hazardous materials Nightclub — noise, vehicle trips, late hours Petroleum Product Storage & Distribution — hazardous materials Public Utility Facilities —vehicle trips and hazardous materials Railroad Facilities Recycling Facilities & Scrap Yard — outdoor storage and noise Restaurant with Late Hour Alcohol Service — late hours and noise Transit Station or Terminal Truck or Freight Terminal — vehicle trips and trucks Vehicle Service, Repair & Maintenance — concerns about potential noise associated with equipment (such as tire sales/installation) as well as hazardous materials/chemicals (such as auto body repair) Restricted Uses — Director's Review: These uses are currently allowed in the M Zone. Some of these uses have the potential to have adverse impacts on the neighbors. The applicant agrees that these will require a separate "Director's Action" prior to occupancy on the site (requires public notification and posting and appealable to the Planning Commission): Equipment Rental, Outdoor Furniture & Fixtures Manufacturing (Cabinet Shop) Photo and Film Processing Lab Printing & Publishing Wholesaling & Distribution 279 Bridge Street List of Allowed Uses: To reduce potential of exposure of the public and the environment to significant hazard through the routine transport, use, or disposal of hazardous materials, exposure of sensitive receptors to potential decreases in air quality or objectionable odors, or inappropriate levels of noise, a truncated list of allowed or conditionally allowed uses on the site, shall be used in place of Municipal Code Chapter 17.10, Table 2-1: Use Regulation when reviewing future uses at the site. Conditionally allowed uses shall be subject to the approval of the Community Development Department Director, or approval of an Administrative Use Permit or Planning Commission Use Permit, as identified below, upon findings that the proposed use will not result in a significant hazard through the routine transport, use, or disposal of hazardous materials, exposure of sensitive receptors to potential decreases in air quality or objectionable odors, or inappropriate levels of noise. Limitations on Use for Mixed -use Projects shall prevail and have priority over the Master Use List. Allowed Uses ATMs A649 paAs sales with Auto parts sales without installation Bakery, Wholesale Building and landscape materials sales, indoor Landscape materials sales, outdoor Business support services (examples noted below) blueprinting computer -related services (rental, repair) copying and quick printing services film processing and photofinishing (retail) mailing and mail box services outdoor advertising services protective services (other than office related) security systems services Caretakers quarters Catering service Equipment rental, indoor &K+iPMeAl Fental outdoor Farm supply and feed store Fitness/health facility Fuel dealeF (pFepane et ) Home Occupation (with Home Occupation permit) Laboratory, medical, analytical, research, testing kaundp�, dry eleapii4g plant Live/work units Maintenance service, client site services Manufacturing, light — when work is conducted inside a building Media production, broadcast studio Office, accessory Priming and publishing Recycling facilities, small collection facility Repair service — equipment, large appliances, etc., indoor School, specialized education/training Storage, personal storage facility - indoor Transit stop True!; 9F freight to-FRma Warehousing, indoor storage Conditionally Allowed Uses (Directors Action) Photo and film processing lab Furniture and fixtures manufacturing, cabinet shop Printing and publishing Wholesaling and distribution Conditionally Allowed Uses (Administrative Use Permit taxi, B I'm _ e dispatcA Antennas and telecommunications facilities Bakery, retail Banks and financial services Bar/Tavern Building materials sales, outdoor Convenience store Day care center (child/adult) (9) Extended hour retail Equipment rental, outdoor €eo4-baRkAaa4aged feed distr; Industrial research and development Manufacturing — light, outdoor Office, business and service Office, processing Office, production and administrative Outdoor BBQ/Grill, accessory to restaurant Parking facility, temporary aafretile um product storage and distFibutieR ❑ub!ie iti1ity facilifios Re.eyeIiRig fa ei i4ior—cr^«ri sr. rl dir ma nt Ii..g y rrl Religious facility Restaurant Social service organization Special event Storage yard, as a Principal Use Vehiele 5eFViEe5 FepaiFRd ate a (f7A r) Conditionally Allowed Uses iAdministrative Use Permit) Wine tasting room, off -site Wholesaling and distribution WGFI( Iiy a rr^°+r [not allowed per Building Code] Conditionally Allowed Uses (Planning Commission Use Permit) AiFP9Ft Auto and vehicle sales and rental Commercial recreation facility, indoor Sports and active recreation facility Sports and entertainment assembly facility Me-bile ,ixe�d,r.-.euse project 17F'-bile ThT[eMe, RV, an�j'Qlc3 Refer to the City of San Luis Obispo Zoning Regulations for Specific Use Regulations.