HomeMy WebLinkAboutPC-1001-20 (ARCH-0424-2019 -- 301 Prado Road)RESOLUTION NO. PC-1001-2020
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF SEVEN, TWO-
STORY STRUCTURES CONSISTING OF APPROXIMATELY 159,663
SQUARE FEET OF OFFICE AND INDUSTRIAL SPACE. THE PROJECT
IS CONSISTENT WITH THE MARGARITA AREA SPECIFIC PLAN
FINAL ENVIRONMENTAL IMPACT REPORT (EIR) AND
SUPPLEMENTAL INITIAL STUDY AND MITIGATED NEGATIVE
DECLARATION (IS/MND) ADOPTED FOR VESTING TENTATIVE
TRACT MAP #3011; AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED JANUARY 8, 2020 (301 PRADO ROAD, ARCH-
0424-2019)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on
September 23, 2009, recommending approval of the Vesting Tentative Tract Map #3011 to the
City Council, pursuant to a proceeding instituted under TR/ER 112-07, Prado Park, LLC,
applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on November
3, 2009, approving the Vesting Tentative Tract Map #3011, pursuant to a proceeding instituted
under TR/ER 112-07, Prado Park, LLC, applicant; and
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 March 1, 2010, granting final design approval of the Prado Road Business
Park associated with the Vesting Tentative Tract Map #3011, pursuant to a proceeding instituted
under ARC/ER 112-07, Prado Road, LLC, applicant; and
WHEREAS, the Community Development Director of the City of San Luis Obispo, on
May 24, 2019, granted a time extension for the Vesting Tentative Tract Map #3011 that will remain
valid until November 3, 2020, pursuant to a proceeding instituted under TIME-0173-2019, David
Sansone on behalf of Prado Road, LLC, applicant; and
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 November 4, 2019, recommending approval of the project to the Planning
Commission based on consistency with the Community Design Guidelines and Margarita Area
Specific Plan (MASP), pursuant to a proceeding instituted under ARCH-0424-2018, 301 Prado
Group, LLC, 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
Resolution No. PC- 1001-20
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January 8, 2020, pursuant to a proceeding instituted under ARCH-0424-2019, 301 Prado Group,
LLC (previously known as Prado Road, LLC), 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; and
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. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0424-2019), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site's Business Park
Zoning designation, and will be subject to conformance with all applicable building, fire,
and safety codes.
2. The proposed use conforms to the General Plan, Margarita Area Specific Plan (MASP),
and meets Zoning Regulations requirements for the Business Park Zone.
3. As conditioned, the project design maintains consistency with the City's Community
Design Guidelines and Chapter 3 (Community Design) of the MASP through its placement
of buildings, parking, and pedestrian amenities that is compatible with the design and scale
of neighboring structures, and by providing significant articulation, varied structure
heights/roof heights, and framed entries in project buildings.
SECTION 2. Environmental Review. The project is consistent with the MASP Final
Environmental Impact Report (FEIR) and supplemental Initial Study and Mitigated Negative
Declaration (IS/MND) adopted for VTTM #3011. On October 12, 2004, the City Council certified
the FEIR for the MASP through Council Resolution No. 9615 (2004 Series). On November 3,
2009 the City Council approved a MND of environmental impact for the subject property through
Resolution No. 10124 (2009 Series) along with the approval of VTTM No. 3011. On March 1,
2010, the ARC approved the design of the project with findings of consistency with the MND and
the approved VTTM. The project has been found to be in substantial conformance with the
previously approved project design in terms of size and placement of building footprints, layout
of parking areas and landscaping, as well as project phasing. The project does not include any
changes within or around the designated wetland restoration area at the southern edge of the site
or the drainage and detention basin along the western edge of the site. The project does not include
any changes from the previous approvals that would have any effect on the existing easements that
address the two oil plumes on the property, or the avigation easement along the southern portion
of the property (the property is in the S-lb Airport safety zone). The project is consistent with the
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adopted MND, all mitigation measures adopted as part of the MASP EIR and subsequent MND
that are applicable to the proposed project are carried forward and applied to the proposed project
to effectively mitigate the impacts that were previously identified.
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 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 (ARCH-
0424-2019 & ER/TR 112-07). 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. The project shall comply with all mitigation measures and conditions, applicable to the
project site, established under City Council Resolution No. 10124 (2009 Series).
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. The applicant shall
note the use of smooth finish stucco on the building plans to the satisfaction of the Community
Development Director.
4. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, 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.
5. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under -parked.
6. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits.
Sufficient detail shall be provided about the placement and design of bike racks and lockers
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to demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines, to the satisfaction of the Public Works and Community Development Directors.
7. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. 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. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut -sheets
on the submitted building plans. 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.
8. Mechanical and electrical equipment shall be located internally to the building. 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. 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
9. The storage area for trash and recycling cans shall be screened from the public right-of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
10. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. 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. The surfaces and
finishes of hardscapes shall be included on the landscaping plan.
11. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§ 17.70.070 —Fences, Walls, and Hedges).
12. 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
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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.
13. Prior to final map recordation, each affected parcel shall be made subject to an avigation
easement, in a form approved by the County of San Luis Obispo.
14. Prior to building permit issuance, 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, type, 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. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Engineering Division — Public Works/Community Development
15. The building plan submittal(s) and separate Public Improvement Plan (PIP) submittal(s) shall
show and note compliance with the codes and standards in effect at the time of plan submittal.
16. The project shall conform to the applicable conditions of approval for the Tentative Map,
MASP, City, State, and Federal Codes and Standards. The proposed construction phasing
and phased conditions established with the tentative map approval shall apply unless an
alternate phasing plan and construction sequencing is specifically approved by the
Community Development, Public Works, and Utility department directors (Directors).
17. The City may support an alternate Phase 1 circulation and access strategy to eliminate the
need to abandon the temporary driveway access off of Prado Road. The developer shall
extend water, sewer, and recycled water mains down the Unocal Collector (Davis Road) as
required for orderly development unless specifically waived or deferred by the Director's.
The extension of a recycled water main may be contingent upon achieving the appropriate
utility main separations and clearances. The clearances and separations may require an off -
site dedication from the Martinelli property to the east.
18. The building plan submittal, PIP's, and project drainage report shall show and note
compliance with the Post Construction Stormwater Regulations as promulgated by the
Regional Water Quality Control Board per their Resolution No. 2013-0032 or any updates of
these regulations. Unless otherwise exempted, the plans and reports shall include both the
off -site and on -site new, altered, or replaced impervious surfaces in the analysis for treatment
and retention.
19. Stormwater treatment facilities shall not be located within the public right-of-way unless
specifically approved under an encroachment agreement by the City Engineer. Temporary
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treatment facilities may be recognized for drainage from roadways that will be completed with
the development of undeveloped neighboring parcel(s).
20. The building plan submittal shall show and note compliance with the City's Drainage Design
Manual or the Waterway Management Plan. The building submittal shall show and note
compliance with the City's Floodplain Management Regulations. The buildings shall be
shown to be located outside the Special Flood Hazard Area (SFHA) or above the Base Flood
Elevation in accordance with the current regulations. If not previously approved, any proposal
for the placement of fill within the SFHA shall be approved through a FEMA Conditional
Letter of Map Revision (CLOMR) prior to grading permit issuance, if applicable. A Letter of
Map Revision (LOMR) following any required CLOMR shall be submitted within 6 months
of the completion of grading. The LOMR shall be approved prior to building permit issuance
for any structures located within the SFHA.
21. The final line and grade of the public sewer main and Class I bikeway to the south shall be
approved as part of the building plan and PIP submittals.
22. Any jurisdictional permits required from the Army Corp of Engineers, Fish and Wildlife
Services, and/or the Regional Water Quality Control Board shall be obtained prior to grading
and/or building permit issuance, if applicable.
23. Street trees will be required along both street frontages as a condition of development. Any
proposal for deferring tree planting with each construction phase shall be approved to the
satisfaction of the City Arborist and Community Development Director.
Transportation Division —Public Works
24. Prior to issuance of building permits, the project applicant shall be responsible for paying
applicable Transportation Impact Fees per the fee schedule effective at the time the vesting
tentative tract map was deemed complete (August 24, 2009), subject to the satisfaction of the
Public Works Director.
25. Building plans shall include vehicle turning path analysis to confirm adequate ingress/egress
and on -site circulation for a standard garbage truck and City fire truck, to the satisfaction of
the Public Works Director.
26. Building plans shall include appropriate signage and striping to convey intended access
restrictions at the Phase 1 temporary right-in/right-out access driveway. Recommended
measures include a stop sign with "STOP" pavement legend and limit line, as well as "RIGHT
TURN ONLY" signage to convey turn restrictions existing the site.
27. Unless otherwise approved by the City Engineer, the interim Phase 1 right-in/right-out access
driveway and adjacent sidewalk shall be constructed using permanent materials per City
Engineering Standards.
Building Division — Community Development
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28. Construction plans submitted for Building permits shall be designed in accordance with the
applicable codes in effect at time of submittal. Review of the general information provided
for entitlement is cursory and does not guarantee code compliance for a future construction
submittal.
29. In new projects that add 10 or more vehicle parking spaces, the number of clean air vehicle
spaces shall be in accordance with California Green Building code Table 5.106.5.2 (minimum
8% for 201 and over).
30. Plans submitted for a building permit that include Electric Vehicle (EV) charging stations,
shall identify Accessible EV spaces in accordance with California Building Code (CBC) 1IB-
812.
Utilities Department
31. The project shall include the proposed sewer generation calculations, based on Section 7 of
the City's 2018 Engineering Design Standards, in the permit submittal plan set. The
calculations shall include in the scope of the study the minimum depth and size of the required
sewer for the manhole to serve developments to the north and to the ,east of the proposed
parcel map, and shall be established and approved to the satisfaction of the Utilities Director.
32. The circumstances have changed since the Tract #3011 was approved in November of 2009
that have resulted in capacity constraints in the existing sewer infrastructure as published in
the 2015 Master Plan. Therefore, the sewer conditioned to be installed with Phase 2 of the
original vesting tentative tract map shall now be installed with Phase 1 construction of the
project, and eliminate the use of a private lift station.
33. Sewer flow rates and flow velocities shall comply with the requirements of the 2016
Wastewater Collection System Infrastructure Renewal Strategy. Prior to final release of
occupancy for a permitted building on -site, the project's sewer system shall include a 12"
sewer main from Prado Road to the Tank Farm Lift Station installed utilizing an alignment
agreed upon by the developer and the City Utilities Department. Should the developer elect
to route the public sewer main through a portion of the development, the City shall be granted
the appropriate easement. This condition may be considered for a private reimbursement if
new developments can be serviced by the proposed sewer main.
34. The existing sewer coming from the east and flowing west of the Prado Road round -a -bout
shall be rerouted south into the new 12" sewer constructed by this project along the eastern
boundary of the parcel and into the Tank Farm Lift Station. This condition may be considered
for a private reimbursement if new developments can be serviced by the proposed sewer main.
35. All sewer mains that encounter hydrocarbons in the existing soil during excavation shall be
made of fiber reinforced concrete pipe capable of withstanding aggressive soils commonly
encountered in this area, and to the satisfaction of the Utilities Director.
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36. Plans submitted for a building permit shall include the proposed water demand calculations,
based on Section 6 of the City's 2018 Engineering Design Standards.
37. Water main installation shall be along the west half of proposed Davis Road per the previously
approved Vested Tentative Tract Map. Water flow rates and flow velocities shall comply with
the minimum requirements of the 2016 Potable Water Distribution System Operations Master
Plan. Prior to issuance of a building permit the development's water system shall have: a 12-
inch public water main along Davis Road extending from Prado Road and to the south
terminus of Davis Road. If hydrocarbons are encountered, all water mains shall be provided
with the proper hydrocarbon resistant gaskets or other protection measures approved to the
satisfaction of the Utilities Director. This condition may be considered for private
reimbursement if new developments can be serviced by the proposed water main.
38. Final grades and alignments of all public and/or private water, recycled water, and sewer shall
be approved to the satisfaction of the Utilities Department. The final location, configuration,
and sizing of on -site service laterals and meters shall be approved by the Utilities Director in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans.
39. A hydrant assembly shall be installed at ends of proposed potable water mains that are not
looped back into the existing system. A private fire main shall be separate from the potable
water system to serve the proposed development. The domestic main shall have meters along
the public right of way, or shall have a public master meter with private sub -meters serving
the individual parcels, under the same ownership. An alternate combined fire and domestic
system may be considered during the development of the building plans that meets all code
requirements, but the final design approval shall be to the satisfaction of the Utilities Director
and Fire Marshall.
40. Existing well(s) planned for abandonment shall be destroyed per County Health Requirements
and the California Department of Water Resources Standard Bulletin 74-81 and 74-90 and the
County Health Requirements.
41. The existing well located at the southwest corner of the Parcel Map shall be abandoned prior
to occupancy of the final building to be constructed.
42. Plans submitted for a building permit shall include the proposed recycled water irrigation
demand calculations to meet the criteria of Section 10 of the City's 2018 Engineering Design
Standards in the permit submittal, showing the City's Maximum Applied Water Allowance
(MAWA) and Estimated Total Water Use (ETWU) calculator table, including all inputs.
43. The recycled water main construction depicted in the VTTM from 2009 shall be eliminated
if a utility easement is included for landscaping within a common interest parcel. Provisions
shall be made to reconstruct the 8" recycled water stub along the south leg of the roundabout
at Prado and Davis to accommodate the proposed street improvements extending to the south.
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44. Recycled water, or another non -potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City's Utilities Department.
45. Irrigation systems using recycled water shall be designed and operated as described consistent
with the City's Procedures for Recycled Water Use, including the requirement that sites
utilizing recycled water require backflow protection on all potable service connections. Three
sets of irrigation plans shall be submitted for review during the City's improvement plan
and/or building permit review process
46. Driveways and access routes to all trash and recycling receptacles shall be designed to
accommodate the size and weight of garbage trucks.
47. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the
requirements of the San Luis Garbage Company. Large bin enclosures shall be wide enough,
to accommodate trash, organic, and recycling receptacles, and shall conform to the
engineering design standards.
Indemnification
48. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
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, McKenzie, Quincey, Stevenson, Vice -Chair
Dandekar and Chair Wulkan
NOES:
None
REFRAIN:
None
ABSENT:
None
The foregoing resolution was passed and adopted this Bch day of January, 2020.
Tyler Corey, Se to
Planning Commission