HomeMy WebLinkAbout11-15-2016 Agenda Packet
Tuesday, November 15, 2016
4:00 PM
REGULAR MEETING
Council Chamber
990 Palm Street
San Luis Obispo Page 1
CALL TO ORDER: Mayor Jan Marx
ROLL CALL: Council Members John Ashbaugh, Carlyn Christianson, Dan
Rivoire, Vice Mayor Dan Carpenter, and Mayor Jan Marx
PUBLIC HEARING
1. UPDATE FOR THE ORCUTT AREA SPECIFIC PLAN (OASP) PUBLIC
FACILITIES FINANCING PLAN (PFFP) (CODRON / BOCHUM / WATSON – 45
MINUTES)
Recommendation
Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis
Obispo, California, approving an update to the Orcutt Area Specific Plan – Public Facilities
Financing Plan.”
BUSINESS ITEM
2. MEMORANDUM OF AGREEMENT BETWEEN THE CITY OF SAN LUIS
OBISPO AND THE SAN LUIS OBISPO CITY EMPLOYEES ASSOCIATION
(SLOCEA) FOR THE PERIOD OF 07/01/2016–06/30/2018 (IRONS / SUTTER – 10
MINUTES)
Recommendation
Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis
Obispo, California, adopting and ratifying the Memorandum of Agreement between the City
of San Luis Obispo and the San Luis Obispo City Employees Association for the period of
July 1, 2016 through June 30, 2018.”
RECESS TO CLOSED SESSION TO BE HELD IN THE COUNCIL HEARING ROOM
San Luis Obispo City Council Agenda November 15, 2016 Page 2
CLOSED SESSION
PUBLIC COMMENT ON CLOSED SESSION ITEM
A. CONFERENCE WITH LEGAL COUNSEL –EXISTING LITIGATION
Paragraph (1) of subdivision (d) of Government Code § 54956.9;
Name of case: San Luis Obispo Police Officers Association v. City of San Luis Obispo; State of
California Public Employment Relations Board Case No. LA-CE-729-M
B. CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION
Paragraph (1) of subdivision (d) of Government Code § 54956.9;
Name of case: Application of Pacific Gas and Electric Company for Approval of the
Retirement of Diablo Canyon Power Plant, Implementation of the Joint Proposal, And
Recovery of Associated Costs Through Proposed Ratemaking Mechanisms (U39E) A: 16-08-
006
C. CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION
Paragraph (1) of subdivision (d) of Government Code § 54956.9;
Name of case: Application of Pacific Gas and Electric Company for Authority, Among Other
Things, to Increase Rates and Charges for Electric and Gas Service Effective on January 1,
2017 A: 15-09-001
RECESS TO THE REGULAR MEETING OF NOVEMBER 15, 2106 TO BEGIN AT 6:00
P.M.
San Luis Obispo City Council Agenda November 15, 2016 Page 3
6:00 PM
REGULAR MEETING
Council Chamber
990 Palm Street
CALL TO ORDER: Mayor Jan Marx
ROLL CALL: Council Members John Ashbaugh, Carlyn Christianson, Dan
Rivoire, Vice Mayor Dan Carpenter, and Mayor Jan Marx
PLEDGE OF ALLEGIANCE: Council Member Dan Rivoire
CITY ATTORNEY REPORT ON CLOSED SESSION
INTRODUCTIONS
3. RICO PARDO - ACCOUNTING MANAGER/CONTROLLER, COURTNEY STECK
- BUDGET MANAGER, AND VINAY JATHANNA - TECHNICAL PROJECTS
MANAGER (BRADFORD – 10 MINUTES)
PRESENTATIONS
4. PROCLAMATION - TRANSGENDER DAY OF REMEMBRANCE (MARX – 5
MINUTES)
Presentation of a proclamation proclaiming November 20, 2016 as "Transgender Day of
Remembrance."
5. PROCLAMATION - ASSEMBLY MEMBER KHATCHIK “KATCHO”
ACHADJIAN (MARX – 5 MINUTES)
Presentation of a proclamation expressing gratitude to Assembly Member Khatchik
“Katcho” Achadjian for his outstanding service to the people of San Luis Obispo.
San Luis Obispo City Council Agenda November 15, 2016 Page 4
APPOINTMENT
6. APPOINTMENT TO THE ARCHITECTURAL REVIEW COMMISSION (ARC),
MASS TRANSPORTATION COMMITTEE (MTC) AND PLANNING
COMMISSION (PC) (GALLAGHER – 5 MINUTES)
Recommendation
In accordance with the recommendation of the Council Liaison Subcommittees:
1. Confirm the appointment of Lydia Mourenza to the Architectural Review Commission
to complete an unexpired term through March 31, 2018; and
2. Confirm the appointment of David Figueroa to the Mass Transportation Committee
(alternate representative) to complete an unexpired term through March 31, 2018; and
3. Confirm the appointment of Kim Bisheff to the Planning Commission to complete an
unexpired term through March 31, 2020.
PUBLIC COMMENT PERIOD FOR ITEMS NOT ON THE AGENDA (not to exceed 15
minutes total)
The Council welcomes your input. You may address the Council by completing a speaker slip
and giving it to the City Clerk prior to the meeting. At this time, you may address the Council
on items that are not on the agenda. Time limit is three minutes. State law does not allow the
Council to discuss or take action on issues not on the agenda, except that members of the
Council or staff may briefly respond to statements made or questions posed by persons
exercising their public testimony rights (gov. Code sec. 54954.2). Staff may be asked to
follow up on such items.
CONSENT AGENDA
A member of the public may request the Council to pull an item for discussion. Pulled items
shall be heard at the close of the Consent Agenda unless a majority of the Council chooses
another time. The public may comment on any and all items on the Consent Agenda within the
three minute time limit.
7. WAIVE READING IN FULL OF ALL RESOLUTIONS AND ORDINANCES
Recommendation
Waive reading of all resolutions and ordinances as appropriate.
San Luis Obispo City Council Agenda November 15, 2016 Page 5
8. ADOPTION OF AN ORDINANCE INTRODUCED BY THE CITY COUNCIL ON
NOVEMBER 1, 2016, TO ADOPT BY REFERENCE THE 2016 CALIFORNIA
BUILDING AND FIRE CODES WITH LOCAL AMENDMENTS (CODRON /
SCHNEIDER / OLSEN / MAGGIO)
Recommendation
Adopt Ordinance No. 1603 (2016 Series) entitled “An Ordinance of the City Council of the
City of San Luis Obispo, California, amending title 15 of the municipal code to adopt by
reference and amend the latest editions of the California Building Standards Codes and
adopting findings of fact to support the amendments.”
9. WATER SUPERVISORY CONTROL AND DATA ACQUISITION SYSTEM
UPGRADE, SPECIFICATION NO. 91062 (MATTINGLY / BARCENAS)
Recommendation
1. Approve plans and specifications for the Water Supervisory Control and Data
Acquisition (SCADA) System Upgrade, Specification No. 91062 and authorize staff to
advertise for bids; and
2. Authorize the City Manager to award the contract to the lowest responsible bidder in an
amount not to exceed $1,225,500.
10. CORRECTION TO MEMORANDUM OF AGREEMENT BETWEEN THE CITY
OF SAN LUIS OBISPO AND THE SAN LUIS OBISPO FIREFIGHTERS LOCAL
3523 (FIRE) FOR THE PERIOD OF 01/01/2016 – 12/31/2017 (IRONS / ZOCHER)
Recommendation
Approve inclusion of provision for Fire Vehicle Mechanic Tool Allowance, inadvertently
left out of the Memorandum of Agreement (MOA) between Fire and the City when
previously adopted by the City Council.
11. SINSHEIMER PARK PLAYGROUND RENOVATION, SPECIFICATION NO.
90650 (GRIGSBY / VAN BEVEREN)
Recommendation
Award a contract to JJ Fisher in the amount of $623,424 for the Sinsheimer Park Playground
Renovation project, Specification No. 90650A.
San Luis Obispo City Council Agenda November 15, 2016 Page 6
PUBLIC HEARINGS
12. REVIEW OF AN APPEAL (FILED BY RAY RIGHETTI) OF THE
ARCHITECTURAL REVIEW COMMISSION’S DECISION TO APPROVE THE
REHABILITATION AND ADAPTIVE REUSE OF THE SUNNY ACRES BUILDING
FOR 13 RESIDENTIAL UNITS, A COMMUNITY ROOM AND OFFICE AS PART
OF AN AFFORDABLE HOUSING RESIDENTIAL CARE FACILITY, THE
CONSTRUCTION OF THREE NEW RESIDENTIAL STRUCTURES THAT
CONTAIN AN ADDITIONAL 21 UNITS (AS PART OF THE RESIDENTIAL CARE
FACILITY), AND A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT. (CODRON / COHEN – 60 MINUTES)
Recommendation
Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis
Obispo, California, denying the appeal of the Architectural Review Commission’s approval
of the rehabilitation and adaptive reuse of the Sunny Acres building for 13 residential units,
a community room and office as part of an affordable housing residential care facility, the
construction of three new residential structures that contain an additional 21 units (as part of
the residential care facility), and a mitigated negative declaration of environmental impact as
represented in the City Council Agenda Report and attachments dated November 15, 2016
(1600 Bishop Street, ARCH-3336-2016/EID-3562-2016).”
13. REVIEW OF AN APPEAL (FILED BY CAMILLE SMALL) OF THE
ARCHITECTURE REVIEW COMMISSION’S DECISION TO APPROVE A
REMODEL OF AN EXISTING COMMERCIAL STRUCTURE, LOCATED AT 1144
CHORRO STREET, WHICH INCLUDES A REQUEST FOR A MARQUEE SIGN
AND OTHER EXCEPTIONS FROM THE SIGN REGULATIONS (ARCH-3773-
2016) (CODRON / BELL – 45 MINUTES)
Recommendation
Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis
Obispo, California, denying the appeal of the Architecture Review Commission’s decision
to approve a remodel of an existing commercial structure, located at 1144 Chorro Street,
which includes a request for a marquee sign and other exceptions from the sign regulations,
with a categorical exemption from environmental review as represented in the City Council
agenda report and attachments dated November 15, 2016 (1144 Chorro, arch-3773-2016).”
San Luis Obispo City Council Agenda November 15, 2016 Page 7
14. INTRODUCTION OF AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING SECTION 13.07.030 OF THE SAN LUIS OBISPO MUNICIPAL CODE
REGARDING RESTRICTIONS ON OUTDOOR IRRIGATION OF PUBLIC
FACILITY TURF WITH POTABLE WATER (GRIGSBY / MATTINGLY /
STANWYCK / HORN – 15 MINUTES)
Recommendation
Introduce an Ordinance entitled “An Ordinance of the City Council of the City of San Luis
Obispo, California, amending Section 13.07.030 of the San Luis Obispo Municipal Code
regarding restrictions on outdoor irrigation of public facility turf with potable water.”
BUSINESS ITEMS
15. SETTING THE STAGE: BACKGROUND MATERIALS FOR 2017-19 GOAL-
SETTING AND FINANCIAL PLAN PROCESS (BRADFORD – 60 MINUTES)
Recommendation
Review and discuss the accompanying background information in preparation for the 2017-
19 goal-setting and Financial Plan process:
1. Status of 2015-17 Goals and Objectives; and
2. Status of General Plan Implementation Programs; and
3. Status of Current Capital Improvement Plan Projects; and
4. 4. Long-Term Capital Improvement Plan
COUNCIL LIAISON REPORTS
(Not to exceed 15 minutes) Council Members report on conferences or other City activities.
Time limit—3 minutes each.
San Luis Obispo City Council Agenda November 15, 2016 Page 8
COUNCIL COMMUNICATIONS
(Not to exceed 15 minutes) At this time, any Council Member or the City Manager may ask a
question for clarification, make an announcement, or report briefly on his or her activities. In
addition, subject to Council Policies and Procedures, they may provide a reference to staff or
other resources for factual information, request staff to report back to the Council at a
subsequent meeting concerning any matter, or take action to direct staff to place a matter of
business on a future agenda. (Gov. Code Sec. 54954.2)
ADJOURNMENT
Adjourn to a Special City Council Meeting to be held on Friday, December 9, 2016 at 12:00
p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California for the purposes of
certifying the results of the General Municipal Election of November 8, 2016.
The Regular City Council Meeting of December 6, 2016 was previously cancelled.
Consequently, the next Regular City Council Meeting is scheduled on Tuesday, December 13,
2016 at 5:00 p.m. and 6:00 p.m., in the Council Hearing Room and Council Chamber, 990 Palm
Street, San Luis Obispo, California.
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see City Clerk.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City
Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible.
Telecommunications Device for the Deaf (805) 781-7107.
City Council regular meetings are televised live on Charter Channel 20. Agenda related
writings or documents provided to the City Council are available for public inspection in the
City Clerk’s Office located at 990 Palm Street, San Luis Obispo, California during normal
business hours, and on the City’s website www.slocity.org. Persons with questions concerning
any agenda item may call the City Clerk’s Office at (805) 781-7100.
Meeting Date: 11/15/2016
FROM: Michael Codron, Community Development Director
Tim Bochum, Deputy Public Works Director
Prepared By: David Watson, AICP, Contract Planner
SUBJECT: UPDATE FOR THE ORCUTT AREA SPECIFIC PLAN (OASP) PUBLIC
FACILITIES FINANCING PLAN (PFFP)
RECOMMENDATION
Adopt a Resolution (Attachment A) to approve an update the Public Facilities Financing Plan for
the Orcutt Area Specific Plan.
REPORT-IN-BRIEF
In May 2010, Council approved the Orcutt Area Specific Plan (OASP). Chapter 8 of that
document included a Public Facilities Financing Plan (PFFP) that supports the delivery of
needed infrastructure to serve future development in the area. The PFFP includes a detailed
breakdown of the estimated costs of these improvements, and identifies the OASP’s share of the
cost of these projects, including roads, bridges, pedestrian and bicycle paths, utilities, and public
parks, all needed to support development of the specific plan area.
The fees that are established for OASP development are based on an analysis of the relative
benefits of the planned development projects, and spreads these costs across future development
of the area accordingly. This approach is anticipated to implement a “pay-as-you-go” policy that
provides for the completion of phased infrastructure to meet the needs of a growing area of the
community.
Some of the cost estimates currently in the fee program date back to as early as 2007. Estimated
project costs have changed since 2007, and additional projects have been identified as part of the
review of detailed subdivision plans for the area. As a result, the PFFP needs to be updated to
ensure the provision of appropriate fee amounts for all OASP projects. Attachment B is the
proposed amended OASP PFFP that recommends these changes. The proposed PFFP reflects
more accurate project costs, addresses two new projects that are recommended to be shared by
area property owners, and updates costs for projects that have been completed.
DISCUSSION
The PFFP included four key types of public infrastructure specific to the needs of buildout of the
Orcutt Planning Area. These include:
1. Street Improvements (general roadway improvements to perimeter roads such as
Tank Farm and Orcutt Roads)
2. Bridges (internal collector roads of the OASP that connect the OASP together)
3. Pedestrian & Bicycle Paths (that interconnect the OASP to citywide pathways)
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4. Public Parks & Recreation (new public parks and recreation within the OASP Area)
Table 2 of Attachment B lists the improvement projects included in each of these cat egories, the
gross cost estimate of each project along with the OASP fair share of these costs and finally, the
final net costs to be allocated by fee to OASP development.
Since 2010, the City has been increasing the PFFP Fee structure annually with Cons umer Price
Index (CPI) updates to keep up with inflation.
In 2010, the final OASP and Public Facilities Financing chapter projected about $12.2 million in
gross costs for required infrastructure. This amount does not include Parkland Acquisition fees
attributable to some, but not all, of the OASP properties because some properties dedicate
parkland and some need to pay fees to reimburse for property not dedicated. After fair share
calculations were applied to these projects the final “net” PFFP program l ooked to share the
costs of approximately $10.5 million improvements between the property owners. In 2016 that
figure has risen to $11.5 million based on CPI adjustments.
In comparison, the revised PFFP anticipates about $22 million in gross project costs and $17.15
million needed in “net” costs now required for OASP shared infrastructure purposes.
Table 1 compares the changes in the net project costs for the OASP PFFP between the 2010
approval and the recommended revisions to the 2016 PFFP. Overall there is approximately a
31% increase in the PFFP resulting from the new project estimates. Attachment B has a summary
of changes in project costs and percentages as shown below for each of the major category areas.
Table 1 – NET PFFP Project Category Costs
Infrastructure 2010 OASP-
PFFP
2016 Current PFFP
(CPI-Escalated)
2016 PFFP
Update
Difference from
Current 2016
PFFP
% Diff
Transportation (Roads)
Streets $2,627,034 $2,877,367 $4,230,000 $1,352,633 47%
Bridges $1,610,000 $1,763,419 $4,080,000 $2,316,581 131%
Roundabouts N/A N/A $650,000 $650,000 N/A
Roads SubTotals:$4,237,034 $6,265,151 $8,960,000 $2,694,849 43%
Pedestrian & Bicycle $1,775,755 $1,944,968 $2,147,000 $202,032 10%
Parks & Recreation $4,448,000 $4,871,854 $6,045,700 $1,173,846 24%
Totals $10,460,789 $13,081,974 $17,152,700 $4,070,726 31%
In addition to the changes in project costs OASP residential units are projected to be slightly
above the 2010 forecast. There will be slightly less single family units but substantially more
multi-family. Table 2 shows these changes. These units help to spread the increased costs
slightly when applied to the development units of the OASP.
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Table 2 – OASP Residential Units
Residential Type 2010 OASP 2016 Current )
Single Family 523 497
Multiple Family 414 566
Totals 937 1063
As detailed in Attachment A, these developable units and project costs are used to calculate
specific plan fees for the OASP area. Table 7 of the PFFP calculate the new fees for the area.
Figure 1 – Table 7 from OASP PFFP (Attachment B)
While the increased project costs result in an increase in OASP Fees, other City-wide fees have
been reduced since the creation of the OASP in 2010. Substantial reductions in the Water and
Wastewater impact fees help create a result that overall impact fee obligations in the OASP are
lower now than in 2010, even with the proposed OASP fee increase.
Residential
Type
2010 OASP-
Fee
2016 OASP
Fee
2010 Citywide &
Other Fees
2016 Citywide
& Other Fees
2010 Total
Impact Fees1
2016 Total
Impact Fees Change
Single Family $12,755 $19,301 $26,822 $19,361 $39,577 $38,662 ($915)
Multiple Family $9,154 $13,594 $21,426 $13,996 $30,580 $27,590 ($2,990)
1) Amounts are slightly different than shown in Draft PFFP due to removal of the OASP Park Land In -Lieu Fee as an
impact fee in the above table.
Finally, it is important to note that even as the OASP PFFP makes assumption s for project costs,
over time, fee amounts may change due to factors such as: 1) the actual construction costs of the
facilities, 2) more refined cost estimates at building time, 3) the Citywide AB 1600 study
currently underway, and 4) outside funding sources such as grants if acquired by the city or
others.
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Summary of PFFP Changes
1. Cost Changes – Street Improvements
The 2016 Updated PFFP (Attachment B) presents cost changes for most of the projects in this
category. Primary increases for this category are largely reflected in two projects. Project T-8,
which includes the relocation or changes in grade for Orcutt Road at Hanson Road, would
involve a significant potential increase if major improvements are necessary at this location.
This issue, as contemplated in the Final EIR Circulation analysis, called for either:
(a) the relocation and reorientation of Hanson Road (within the County) to align with a
more traditional “T” intersection, and/or
(b) constructing needed changes in the grade of Orcutt Road in order to improve visibility
and safety in the vicinity of Hanson Road.
This roadway is now under City jurisdiction and these safety issues may need to be completed at
this location. While potential project cost increased significantly, the OASP fair share has been
reduced to 20% to reflect fair share or provide a local match amount for the City to pursue grant
funding sources for the improvements.
Another project that showed increases is the relocation and improvement to Bullock Lane
(project T-7). Project estimates in 2010 did not include replacement of the culvert. More recent
engineering review of the roadway has resulted in the need to replace the culvert and improve the
roadway for sidewalk and bike lanes.
2. Cost Changes - Bridges
The increase in the cost of bridges for at least two of the crossings (Bridges B & C) is some of
the highest cost increases in the 2016 update. The estimates have been updated to reflect current
design underway by the Tract 3063 developers (Righetti Ranch, Ambient C ommunities). Over
$2 million in added costs are attributable to these two bridge crossings. This increase is resulting
from higher level of construction drawing detail from the planning level forecasts in 2010. While
the OASP recommendation include these potential cost increases, the final amount for these
items will be the actual construction costs once completed. It is hoped that actual construction
costs will be lower and a savings will be realized.
3. Cost Changes - Roundabouts
The 2016 PFFP recommends the inclusion of two new projects for traffic control increases for
safety purposes. The Orcutt Road at “A” Street roundabout (Tract 3083, West Creek, Robbins
Reed) and the Tank Farm Road at “D” Street roundabout (Tract 3063) were not originally
contemplated under the 2010 OASP and PFFP programs. Since adoption of the OASP, the
City’s Circulation Element has been updated that provides clear policy direction to utilize
roundabouts as the preferred form of new multi-street intersections. These two roundabouts add
$1,300,000 in estimated costs above and beyond those from the 2010 OASP but the cost are
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being split 50/50 between the overall OASP and directly abutting new developments. .
4. No Major Cost Changes – Pedestrian and Bicycle Paths
The scope of planned pedestrian and bicycle paths throughout the OASP have not changed since
the adoption of the Specific Plan. The proposed grade separation bridge at Industrial way
continues to use the 2010 Dokken Engineering estimate with a simple adjustment for
construction cost index. The bridge across Tank Farm road has increase but the OASP
percentage has been reduced from 50% down to 25% to reflect a more accurate fair share
percentage. Funds collected from the OASP for this project will likely be used to leverag e grant
sources in the future.
5. Cost Changes – Parks and Recreation Improvements
During review of the Righetti Ranch Tract 3063 project, the primary Central Neighborhood Park
was analyzed in detail, along with various other parks called for in the OASP. During the
processing of this tract, the Parks and Recreation Commission (PRC) has reviewed detailed
design plans that reflect park improvements, parking and staging areas, public restrooms, park
furnishings and furniture, and many other park amenities that were ultimately included in the
approvals for Tract 3063.
The developers of Tract 3063 (Ambient Communities) provided their own cost estimates for the
various improvements embodied by the PRC and Council approvals of the tract. These cost
estimates were peer reviewed by Wallace and found to be appropriate for the current designs.
The original cost estimates for the Parks and Recreation PFFP Fee were $4,448,000. Based on
outreach efforts by staff with the developers and property owners in the OASP over the past
several weeks, a lowering of these park improvement costs is recommended as detailed below.
The updated construction and contingency costs reflected in the Updated PFFP also include a
15% “soft costs” budget. This includes costs associated with conceptual design, construction
documents and construction administration. This number is lower than the Ambient-RRM
presentation, but staff believes this is an appropriate budget limit to adequately complete these
park projects.
Two further changes have occurred during this update process. First, the recently proposed
“active” park improvements (i.e. a pump track and retaining walls supporting the track) have
been removed from the Trail Junction Park area as this land is outside of the Urban Res erve Line
and the OASP contemplated this as a more “passive” park and trailhead. Second, the budget for
the 0.9-acre expansion into the Garay property for the Central Neighborhood Park has been
eliminated. The Garay family has expressed no interest in development. Future development
would include a responsibility to provide appropriate parkland within the project site consistent
with the OASP land use plan, but because the Garay property can be self-contained with respect
to the provision of parkland, this portion of the project does not need to be included in the area-
wide fee program.
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6. Minor Costs – Parkland Acquisition Fees
Part and parcel of the OASP PFFP was a plan to charge a “Parklands Acquisition Fee” to
property owners that were not participating in providing public parklands on their sites. The
logic to this was that the Acquisition Fees would be treated as an “in-lieu” fee, used to provide
partial reimbursement to the property owners that were accepting a disproportionate amount of
public parklands on their property. This fee is not collected under the Quimby Act and is solely
for the purposes of reimbursing property owners for parks for the OASP built on their property.
This Parklands Acquisition Fee, which was originally $4,448,000 under th e 2010 OASP-PFFP,
and is now $4,871,852 under the 2016 CPI-adjusted fee, is being recommended to be changed as
part of the 2016 PFFP Update process. This change would involve the deletion of the $500,000
Garay improvement for their parklands, as staff has recommended the removal of the funding for
a public park expansion on Garay from the area-wide fee program.
7. Minor Cost Changes – Specific Plan and EIR Reimbursements to City
The costs of this 2016 PFFP Update, and a companion update to the OASP anticipated in 2017 to
codify these and recent amendments to the OASP documents, will be paid for by increasing the
OASP Specific Plan and EIR Reimbursement fee by $94 per residential unit. This fee increase is
reflected in the 2016 PFFP Update document.
Potential for Additional Sub-Area Participation Needs
The OASP PFFP shares project costs for improvement projects that are of benefit to all property
owners in the OASP areas and are needed to support development. As individual development
project come forward, there will likely need to be additional improvements installed that are of
benefit to other property owners in the area and even outside of the specific plan. Under
Municipal Code provisions, developers that install infrastructure that is oversized or
accommodate other development project needs can request that the City enter into a
reimbursement agreement to help with the costs of this infrastructure. It is likely that
reimbursement agreement requests will be forthcoming for projects in the OASP area. Th ese will
be handled on an individual basis pursuant to Municipal Code and any applicable statutory
requirements.
CONCURRENCES
The recommended updates to the PFFP have been developed in a collaborative manner with City
Administration and all City Departments, and are supported by all Departments.
Staff has provided a copy of the OASP PFFP update to all Orcutt Area property owners to
inform them of the potential changes to the OASP fees, and to solicit their input on the proposed
revisions. A property owners meeting was held on October 31st, where most property owners
were represented. This provided the property owners with an opportunity to have their questions
answered directly, and for staff to receive additional input before finalizing its recommendation.
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ENVIRONMENTAL REVIEW
The adoption of an updated fee structure for development impacts in the Orcutt Planning Area is
covered by the general rule that CEQA applies only to projects which have the potential for
causing a potential effect on the environment. Where it can be seen with certainty that there is
no possibility that the activity in question may have a significant effect on the environment, the
activity is not subject to CEQA. The updating of a fee program does not have any potential to
cause significant effects on the environment and the general rule CEQA 15061 (b) (3) exemption
applies because all projects included within the fee program have been subject to prior CEQA
review in conjunction with plan adoption and/or specific project approvals and there are no
changes to previously studied projects proposed to be funded through the fee program. Even if
this was a project under CEQA it would be Categorically Exempt under 15273 (a) (4) (Rates,
Tolls, Fares, and Charges). Obtaining funds for capital projects, necessary to maintain service
within existing services areas are exempt from CEQA.
FISCAL IMPACT
Adopting the revised OASP has limited impact on the General Fund of the City. The projects
included in the OASP PFFP are largely development driven and are the responsibility of the
OASP and other development projects. If the OASP is not updated and the project costs not
allocated to development the City would need to finance the project s over time, via General
Fund or grant sources beyond that assumed in the PFFP. There is no cost to the City for
preparing and processing this 2016 Update, as the costs of the update are rolled into the OASP
Specific Plan and EIR Reimbursement fee.
Finally, the City is currently conducting a citywide review of many development impact fees (the
AB 1600 update). As part of this process, the OASP PFFP and other specific plan area fees will
likely change based upon a more comprehensive systemic approach to impact fee assessments.
ALTERNATIVES
City Council may consider alternative actions including:
1. Direct staff to reevaluate one or more of the specific recommendations contained within
the 2016 PFFP Update, and return to Council with an updated document for
consideration.
Elect not to update the OASP PFFP impact fee program. This is not recommended because the
PFFP needs to be updated to reflect the approved projects in the OASP and the cost estimates for
necessary infrastructure.
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Attachments:
a - OASP PFFP City Council Resolultion for 11-15-2016 v2
b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document
(003)
c - OASP PFFP - Projects Vicinity Map
1
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RESOLUTION NO. _______ (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING AN UPDATE TO THE ORCUTT
AREA SPECIFIC PLAN – PUBLIC FACILITIES FINANCING PLAN
WHEREAS, in May, 2010 the City Council adopted the Orcutt Area Specific Plan (OASP)
to govern development of the Orcutt Planning Area; and
WHEREAS, the OASP included a Chapter 8 addressing “Public Facilities Financing;” and
WHEREAS, the framework for Chapter 8 of the OASP was a September 23, 2009 “OASP
Public Facilities Financing Plan” (PFFP) prepared by Goodwin Consulting Group for the City; and
WHEREAS, said PFFP evaluated the needed infrastructure to support development of the
Orcutt Planning Area, and established a phasing plan and fee structure to support the development
of needed infrastructure on a “pay-as-you-go” basis, essentially securing fees from developing
properties and concurrently completing infrastructure to support those developing properties; and
WHEREAS, the 2010 OASP and 2009 PFFP each anticipated the need to periodically
update and revise the scope of needed infrastructure and the costs associated with those projects
to insure an adequate fee structure is in place.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based on the evidence submitted and considered at its November
15, 2016 meeting, the City Council makes the following findings:
1. The Orcutt Area Specific Plan (OASP) and the OASP Public Facilities Financing Plan
(PFFP) were duly approved in March 2, 2010, at which time a PFFP Fee Structure was
established that was intended to collect funds from developing properties in the Planning
Area to be used to complete needed public infrastructure to support the planned growth in
the OASP.
2. The 2010 OASP and PFFP anticipated the need to periodically review and update the PFFP
Fee Structure as a means to insure development was paying its fair share of new
infrastructure needed to serve the developing Planning Area.
3. Since its adoption in 2010, no updates to the PFFP have been completed, making some of
the estimates of costs used therein as old as the 2007 to 2010 timeframe.
4. Since May, 2010, a total of 684 residential units have been approved for development in
the OASP, constituting almost 2/3rds of the total units expected in the Planning Area.
5. It is timely to provide this comprehensive update to the PFFP, and update the PFFP Fee
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Resolution No. _____ (2016 Series) Page 2
R ______
Structure to insure new development fully pays its way in meeting public infrastructure
demands they create, in a timely and orderly manner.
SECTION 2. Environmental Review. The adoption of an updated fee structure for
development impacts in the Orcutt Planning Area is covered by the general rule that CEQA applies
only to projects which have the potential for causing a potential effect on the environment. Where
it can be seen with certainty that there is no possibility that the activity in question may have a
significant effect on the environment, the activity is not subject to CEQA. The updating of a fee
program does not have any potential to cause significant effects on the environment and the general
rule CEQA 15061 (b) (3) exemption applies because all projects included within the fee program
have been subject to prior CEQA review in conjunction with plan adoption and/or specific project
approvals and there are no changes to previously studied projects proposed to be funded through
the fee program. Even if this was a project under CEQA it would be Categorically Exempt under
15273 (a) (4) (Rates, Tolls, Fares, and Charges). Obtaining funds for capital projects, necessary to
maintain service within existing services areas are exempt from CEQA.
SECTION 3. Action – Adoption of Resolution. Based on the evidence and findings
noted above, the City Council hereby approves the 2016 Orcutt Area Specific Plan, Public
Facilities Financing Plan Update, which is attached hereto as Attachment 1.
Upon motion of _______________________, seconded by _______________________, and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2016.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
_____________________________________
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Packet Pg. 18 Attachment: a - OASP PFFP City Council Resolultion for 11-15-2016 v2 [Revision 2] (1494 : OASP PFFP)
Resolution No. _____ (2016 Series) Page 3
R ______
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
____________________________________
Carrie Gallagher
City Clerk
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Packet Pg. 19 Attachment: a - OASP PFFP City Council Resolultion for 11-15-2016 v2 [Revision 2] (1494 : OASP PFFP)
ORCUTT AREA SPECIFIC PLAN
PUBLIC FACILITIES FINANCING PLAN
Prepared for
City of San Luis Obispo, California
Originally Prepared by
Goodwin Consulting Group, Inc. - September 23, 2009
Updated by
Watson Planning Consultants, Inc.
Wallace Group, Inc.
City Council Draft November 15, 2016
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OASP Public Facilities Financing Plan Update 2 City Council Draft November 15, 2016
Orcutt Area Specific Plan
San Luis Obispo, California
Public Facilities Financing Plan
Table of Contents
EXECUTIVE SUMMARY ........................................................................ 3
1. INTRODUCTION .................................................................................... 6
2. FACILITY NEEDS AND COST ESTIMATES ............................................. 8
3. OASP FEE PROGRAM AND OTHER FEES ........................................... 10
4. FACILITY PHASING AND PROJECT CASH FLOW ................................ 13
5. IMPLEMENTATION PLAN ................................................................... 14
APPENDIX A: PUBLIC FACILITIES FINANCING PLAN TABLES
APPENDIX B: OASP FACILITY COST ESTIMATES
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OASP Public Facilities Financing Plan Update 3 City Council Draft November 15, 2016
EXECUTIVE SUMMARY ________________________________________________
A. Project Description and Purpose of Report
The Orcutt Area Specific Plan ("OASP" or "Project") is a primarily residential development project that is
located in a currently unincorporated area of San Luis Obispo County, immediately southeast of the City
of San Luis Obispo city limits. Approximately 892 to 979 housing units, and 16,500 square feet of non -
residential land uses, are anticipated to be developed within the OASP by build -out of the Project. This
Public Facilities Financing Plan (PFFP) describes the public facilities required to serve future development
in the OASP area and identifies the total one-time burdens (impact fees) to be collected from each land use
to fund these facilities on a pay-as-you go basis. Furthermore, estimated annual impact fee revenues are
compared with estimated annual facility costs to determine if possible gaps in funding exist.
Implementation procedures that must be enacted by the City are also described in this PFFP.
The OASP PFFP was completed in September 2009, and adopted as part of the OASP approval by City
Council in May, 2010. As noted in the PFFP and OASP, future updates to the Financing Program were
anticipated as construction costs change and facilities proje cts were studied closer and came into clearer
focus. This 2016 PFFP constitutes a comprehensive update to the Financing Program, including the
addition, modification and updates to various construction projects and impact fees to support development
in the Project area.
B. Summary of Impact Fees
Various transportation, pedestrian and bicycle path, and park improvements are required. These Project -
specific improvements were designed and sized to serve the residential development in the OASP. The
total cost for these improvements is estimated to be $12.2 million. In addition to paying impact fees for
Project-specific costs, future development in the OASP is also expected to participate in the existing City -
wide development impact fee programs for transp ortation, water, and sewer facilities. Lastly, the OASP
will be subject to other impact fees for parkland mitigation and Specific Plan and EIR preparation costs, as
calculated in this analysis.
Table ES-I at the end of the executive summary shows the Project-specific, City-wide, and other fees for
each residential land use within the OASP. Total impact fees per unit are summarized below:
Total
Impact Fees
Single Family $41,700 $38,392
Multi-Family $32,000 $27,590
These figures do not include parkland in-lieu fees. OASP property owners have the option of paying a
parkland in-lieu fee, providing parkland on their property, or combining the two for purposes of mitigating
their parkland obligation. The fees for each property owner, assuming no pa rkland dedication, have been
calculated by the City and are provided separately in Table 9 of Appendix A.
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It is also important to note that the one-time burdens for the OASP are in addition to in-tract improvements
that are expected to be privately funded by the OASP developers; in-tract improvements are not addressed
in this report.
C. Project Cash Flow
An estimated absorption schedule for the Project was created based on information from the City and the
Specific Plan. Based on this schedule and facility phasing information also provided by the City, the
Project's cash flow shows that impact fee revenue, generated on a pay-as-you-go basis, will be sufficient to
fund each item of Project-specific infrastructure as it is needed. It is estimated that there will be positive
cash flows in some years and negative cash flows in others for individual improvement categories; however,
there will be an overall total cumulative surplus in each year. except for two, in which the revenues and
costs will break even. Table 15 of Appendix A provides details on annual and cumulative revenue and
expenditure projections.
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Project-Specific Impact Fees City-Wide Impact Fees Other Impact Fees
Land Use
Trans-
portation
Pedes-
trian &
Bicycle
Paths
Parks &
Recrea-
tion
Parkland
Acquisition
Total
Project-
Specific
Impact
Fees
Transpor-
tation
Impact
Fee
Water
Impact
Fee
Waste-
water
Impact
Fee
Total City-
Wide
Fees
Specific
Plan &
EIR Fee
Total
Other
Fees
Total
Gross
Fees per
Unit
Total
Gross
Fees per
Net Acre
Single Family $5,217 $2,186 $5,352 $4,426 $17,181 $3,220 $15,919 $6,946 $26,085 $737 $737 $44,003 $263,313
Multi-Family $3,644 $1,527 $3,983 $3,294 $12,448 $2,858 $12,735 $5,557 $21,150 $276 $276 $33,874 $541,461
1 OASP property owners have the option of paying this fee, providing parkland on their property, or combining the two for purposes of mitigating their parkland obligation.
The parkland in-lieu fees for each property owner have been calculated by the City and provided in Table 9 of Appendix A.
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department; OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Project-Specific Impact Fees City-Wide Impact Fees
Land Use
Trans-
portation
Pedes-
trian &
Bicycle
Paths
Parks &
Recrea-
tion
Parkland
Acquisition
Total
Project-
Specific
Impact
Fees
Transpor-
tation
Impact
Fee
Water
Impact
Fee
Waste-
water
Impact
Fee
Total City-
Wide
Fees
Specific
Plan &
EIR Fee
Total
Other
Fees
Total
Gross
Fees per
Unit
Total
Gross
Fees per
Net Acre 2
Single Family $10,040 $2,406 $6,585 1 $19,031 $3,622 $11,023 $3,815 $18,460 $901 $901 $38,392 $218,316
Multi-Family $7,014 $1,681 $4,899 1 $13,594 $3,214 $7,716 $2,670 $13,600 $396 $396 $27,590 $602,932
1 OASP property owners have the option of paying this fee, providing parkland on their property, or combining the two for purposes of mitigating their parkland obligation.
The parkland in-lieu fees for each property owner have been calculated by the City and provided in Table 9 of Appendix A.
2 Net Single-Family acreage = 87.4 acres. Net Multi-Family acreage = 25.9 acres.
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department; OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.November 3, 2016
TABLE ES-1
TOTAL PROJECT-SPECIFIC INFRASTRUCTURE PLUS CITY-WIDE AND OTHER FEES
TABLE ES-1
TOTAL PROJECT-SPECIFIC INFRASTRUCTURE PLUS CITY-WIDE AND OTHER FEES
DRAFT
PFFP Table ES-1 - PFFP 2009-2016 comparison Current as of: 11/3/2016
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OASP Public Facilities Financing Plan Update 6 City Council Draft November 15, 2016
Chapter 1
INTRODUCTION _____________________________________________________
A. Objective
This report analyzes the public facilities burden that must be carried by the land uses proposed in the Orcutt
Area Specific Plan ("OASP" or "Project") and presents a financing strategy to fund that burden. The burden
consists of infrastructure and related costs necessary to serve the Project plus development impact fees that
would be imposed on the Project for other City-wide capital improvements. The burden does not include
in-tract improvements for the OASP; it is expected that these costs will be privately funded by the OASP
developers.
In summary, this Public Facilities Financing Plan (PFFP) does the following:
• Summarizes the implementation measures that must be enacted by the City
• Projects annual cash flows comparing revenues (impact fees) against expenses (public facilities)
• Outlines the phasing of public facilities needed to keep pace with projected development
• Identifies the total one-time burdens (impact fees) to be collected within the Project area to fund
facilities on a pay-as-you-go basis
• Presents the costs of required public facilities and allocates the costs to the proposed land uses
• Describes public facilities required to serve future development in the OASP area
• Summarizes the proposed land uses in the OASP
B. Project Description
The Orcutt Area Specific plan encompasses approximately 231 acres and is situated in the County of San
Luis Obispo immediately southeast of the City of San Luis Obispo city limits. The Specific Plan area is
bounded by Tank Farm Road to the south, Orcutt Road to the east and north, and the Union Pacific Railroad
to the west. Righetti Hill, one of the City's natural landmarks, is situated in the southern portion of the area.
There are currently 13 property owners within the OASP and a total of 21 parcels, one of which has all of
which have already been annexed into the City. A location map from the Specific Plan dated June 2006
May 2010 is shown on the following page.
At build-out, the OASP is expected to develop between 892 and 979 up to 1063 residential units, which
will produce approximately 2,000 residents, and 16,500 square feet of non -residential land uses on a total
of 114 acres. The Project is predominantly residential and will include low density residential (R -1),
medium density residential (R-2), medium high density residential (R-3), and high density residential (R-
4) units. For purposes of this analysis, low and medium density units are categorized as single family
residential, and medium high and high density units are categorized as multi-family residential. Regarding
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OASP Public Facilities Financing Plan Update 7 City Council Draft November 15, 2016
non-residential land uses, approximately half an acre is designated for a pedestrian -oriented shopping area
that will provide a range of retail sales, personal service establishments, and selective office uses. An
additional 103 acres of parks, open space, and detention ponds, as well as 14 acres of arterial, collector, and
major local roads, are anticipated in the Project. Table 1 of Appendix A summarizes the OASP land uses
that are factored into the analysis presented in this PFFP.
The infrastructure required to serve the Project, as described in this report, was sized based on the maximum
amount of housing units. However, for purposes of calculating the facilities burden, this report uses the
approximate mid-point of 937 units to account for the fact that residential properties may not be developed
at their maximum densities.
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OASP Public Facilities Financing Plan Update 8 City Council Draft November 15, 2016
Chapter 2
FACILITY NEEDS AND COST ESTIMATES
The Orcutt Area Specific Plan describes in detail the water, wastewater, storm drainage, roads, parks, and
miscellaneous improvements proposed to meet the needs of the community. The City currently has a
development impact fee program in place that will fund the water and wastewater improvements and some
of the road improvements for the Project Thes e City-wide fees will be discussed in more detail in Chapter
3 of this report, where the Project-specific fee program and other fees are covered. For storm drainage,
individual land owners are anticipated to utilize individual onsite detention basins, whi ch are considered
in-tract improvements, or participate in a combined detention basin with other owners. Owners requesting
participation in a combined basin will enter into a separate cost sharing agreement with the other
participating owners. The remaining Project-specific costs for roads, bridges, pedestrian and bicycle paths,
and parks and recreation that are not covered by existing development impact fees or other funding
mechanisms are the focus of this study and are presented in Appendix B of this r eport. The total cost for
these improvements required for the OASP is estimated to be $17.15 million.
Table 2 of Appendix A summarizes the cost information for each facility category. Certain infrastructure
items within the transportation and pedestrian and bicycle path categories are regional in nature and will
serve other future development areas outside the OASP. Both the gross costs and net costs allocated to the
OASP arc shown. A summary of the net infrastructure costs to serve the OASP development is presented
in the following table.
TABLE A
INFRASTRUCTURE COST ESTIMATES
Improvement Total Cost
Transportation $5,050,000 $8,959,995
Pedestrian and Bicycle Paths $2,656,000 $2,147,000
Parks and Recreation $4,448,000 $6,045,714
Total $12,154,000$17,152,709
A. Transportation Improvements and Pedestrian and Bicycle Paths
The circulation plan for the Project provides direct connections between the existing arterials (Orcutt Road
and Tank Farm Road) and the new roads within the OASP. Bicycle and pedestrian circulation routes will
provide access throughout the interior of the Project and will connect to the existing pedestrian and bicycle
network outside the Orcutt area. The following is a list of circulation system projects required to serve the
OASP:
• T-1 Orcutt Road / Tank Farm Road improvements
• T-2 Broad Street / South Street - Santa Barbara Road improvements
• T-3 Broad Street / Tank Farm Road second southbound left turn lane and a second northbound left
turn lane
• T-4 Orcutt Road / Johnson Avenue improvements
• T-5 Broad Street / Prado Road extension and second northbound left turn lane
• T-6 Orcutt Road widening - Broad to Laurel
• T-7 Bullock Lane realignment
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• T-8 Relocation of Hanson Road or reducing the grade on Orcutt at Hanson Road
• T-9 Transit stops (5)
• T-10 Tank Farm Road Roundabout (at Righetti Ranch Road)
• T-11 Orcutt Road Roundabout (at “A” Street)
• T-12, T-13, T-14 Orcutt expansion area bridges - A, B and C
• B-1 Pedestrian and bicycle paths
• B-2 Pedestrian / bike overpass
• B-3 Bike path extension over Tank Farm Road
The total cost for street and bridge improvements is estimated to be approximately $6.6 $12.0 million and
the Project's fair share of these improvements is estimated to be $5.1 $8.9 million. An additional $2.7 $2.1
million is anticipated for the OASP's fair share of pedestrian and bicycle paths, which are estimated to cost
a total of $2.9 $3.9 million. Costs include engineering and architectural design, construction contingencies,
site preparation, earthwork, hardscape, traffic markings, and miscellaneous improvements.
B. Parks and Recreation Improvements
The Orcutt Area Specific Plan provides for approximately 14.3 16.5 acres of parkland. A proposed
neighborhood park located at the center of the Project will serve as a community gathering place for casual
recreation and sporting events by providing a variety of active recreation facilities. In addition, a linear
park is proposed that will serve a dual purpose as both an area wide detention basin and a recreation area,
and a smaller pocket park is planned within the low and medium density residential neighborhoods. The
following list summarizes the parks and recreation projects planned to serve the Project:
• Central Neighborhood Park - 12.6 Acres
• Pocket Park - 0.5 Acres
• Linear Park System - 1.2 Acres
• Trail Junction Park – 2.2 Acres
The total cost of park and recreation improvements to be funded by the Project is estimated to be
approximately $4.4 $6.0 million. This amount does not include costs for land; it is anticipated that acreage
for the parks will be acquired through dedications to the City, charging in -lieu fees, or most likely, a
combination of both. Table 9 of Appendix A presents parkland in-lieu fees by property owner, as calculated
by the City, assuming no parkland is dedicated.
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OASP Public Facilities Financing Plan Update 10 City Council Draft November 15, 2016
Chapter 3
OASP FEE PROGRAM AND OTHER FEES
Assembly Bill 1600 (herein "AB 1600”), which was enacted by the State of California in 1987, created
Section 66000 et seq. of the Government Code. In order to establish, increase, or impose a fee as a condition
of approval of a development project, AB 160 0 (also known as the Mitigation Fee Act) requires a public
agency to specifically identify the public facilities funded by the impact fees, and determine how there is a
reasonable relationship, or "nexus," between the type of development project and the ne ed for the facilities,
the cost of the facilities, and the need to impose a fee.
Development impact fees are monetary exactions (as opposed to taxes or special assessments) that are
charged by local agencies in conjunction with approval of a development project. The fees are paid by
builders or developers, typically at the time a building permit is issued. Impact fees are levied for the
purpose of defraying all or a portion of the costs of a public facility, improvement, or amenity that benefits
the project. The collection of impact fees does not require formation of a special district; an impact fee
program is implemented by a public agency's adoption of a resolution or ordinance.
Impact fees will be an important component of this PFFP. Once the Proje ct area is completely annexed
into the City, a fee ordinance must be adopted by the City and the City's existing public facilities fee
program must be updated prior to development of the Orcutt Area Specific Plan; the fee program may also
be updated and revised as part of future development phases. This comprehensive update constitutes the
first such update since adoption of the original OASP in May 2010.
A. Proposed Orcutt Area Specific Plan Fee Program
The primary source of funding for Project-specific improvements will be the proposed Orcutt Area Specific
Plan Fee Program. In order to fairly allocate facility costs funded by the fee program among land uses
within the OASP, it is necessary to use factors that relate the amount of benefit a land use will derive from
a given capital facility relative to that of other land uses. Table 3 of Appendix A outlines the appropriate
benefit unit classification used for each facility, along with the individual fact ors associated with the
different land uses. The individual factors for transportation and pedestrian and bicycle path improvements
are consistent with those documented in the OASP draft transportation impact analysis. Park and recreation
improvements are allocated to the residential land uses based on the number of residents served.
As previously mentioned, the public facilities identified in this analysis were designed and sized to serve
the residential development in the OASP since the proposed comme rcial uses arc such a minor part of the
total Project, representing less than one-half of 1% of the net developable acreage. Although a very small
amount of non-residential development is also anticipated, the cost of public facilities is not allocated to
these commercial land uses since they may be developed only as a result of the demand created by the
residential development.
Tables 4 through 6 of Appendix A show the cost allocation process for each infrastructure category. For
example, Table 4 shows the cost allocation process for transportation improvements. The benefit unit,
expressed as daily trips, is multiplied by the number of residential dwelling units for each residential
category, producing the total number of trips per land use. The perce ntage of trips for each land use relative
to the total is calculated and used to allocate the total facility cost among the land uses. For example, single
family residential development accounts for 64.4% 55.7% of the total trips. This percentage is mult iplied
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OASP Public Facilities Financing Plan Update 11 City Council Draft November 15, 2016
by the total cost of $5.1 $8.9 million for transportation improvements in the OASP to produce a total burden
of $3.3 $4.99 million for single family residential. Dividing this total burden by the quantity of land use
(523 497 units) produces a cost of $6,218 $10,040 per dwelling unit for single family residential
development, and the amount per unit for multi-family residential development is also shown in Table 4.
Similar calculations are shown for pedestrian and bicycle paths, and parks and recre ation costs are shown
in Tables 5 and 6.
A summary of the Project-specific costs calculated in Tables 4 through 6 is provided in Table 7. Table 7
shows the total facility cost for the OASP along with the burden allocated to each land use. The table bel ow
summarizes the gross Project-specific fees per single family and multifamily unit.
TABLE B
P ROJECT-SPECIFIC COST SUMMARY
Land Use
Gross
Project-Specific
Fee
Residential (per unit)
Single Family $14,800 $19,031
Multi-Family $10,600 $13,594
B. Existing Development Impact Fee Programs
Development in the OASP is expected to participate in the existing City -wide development impact fee
programs for transportation, water, and sewer facilities. These fees are in addition to the gross Project -
specific fees discussed above and will fund the Project's fair share of City -wide public facility costs. Note
that there is no transportation infrastructure incorporated into the Project -specific fees that is duplicated in
the City-wide fees.
The City-wide development impact fees for each land use category are shown in Table 8 of Appendix A.
A summary of the City-wide fees applied to a single family unit is provided below:
TABLE C
CITY-WIDE FEES PER SINGLE FAMILY UNIT
Facility Type Fee per Single
Family Unit
Transportation $3,200 $3,622
Water $15,900 $11,023
Wastewater $6,900 $3,815
Total City Fees $26,000 $18,460
The wastewater facility fee shown in Table C includes two components: (i ) the City-wide wastewater fee;
plus (ii) an area-specific add-on fee related to wastewater infrastructure designed specifically to serve the
OASP.
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OASP Public Facilities Financing Plan Update 12 City Council Draft November 15, 2016
C. Parkland In-Lieu Fee
As previously mentioned, OASP property owners have the option of paying a parkl and in-lieu fee,
providing parkland on their property, or combining the two for purposes of mitigating their obligation to
the City. The full parkland in-lieu fees for each property owner have been calculated by the City and are
provided in Table 9 of Appendix A. Supporting documentation for the individual fees is provided in
Appendix B.
D. Specific Plan and EIR Fee
New development in the Orcutt Area Specific Plan will also be subject to a fee that will be used to reimburse
the City and certain land owners for Specific Plan and EJR preparation costs. The total cost through
adoption of the 2010 OASP of $500,000 is spread equally to the residential land uses on a per -acre basis,
resulting in a fee of $4,413 per acre. This amount is translated into a fe e per residential unit based on the
density assumptions shown in Table 1 of Appendix A. The Specific Plan and EIR fees for each land use
designation are shown in Table 8 of Appendix A. The cost for this 2016 comprehensive update to the PFFP
has been added to this fee in the amount of $50,000 (PFFP document update). Additionally, various
modifications to the OASP are needed to reflect the PFFP fee and related text updates, as well as various
modifications approved over the last 6 years. Assume a combined added $100,000 cost for these updates,
making the reimbursement to the City of $600,000. This equates to an increase of the per-unit-fee of 1,063
units = $94.07/unit fee, for a total of $901 per single-family unit and $396 per multi-family unit.
E. Summary of Impact Fees
The Project-specific, City-wide, and other fees are presented in Table 10 of Appendix A and are added
together to show the total gross burden by land use on a per-unit and per-acre basis. A portion of the OASP
has the potential to develop as a school instead of residential. The fees for residential are shown both per
unit and per acre to (i) ensure that the amount of expected fee revenue will be maintained and (ii] to
document the school's infrastructure obligation, or burden, so that i t can be considered in a possible land
sale transaction between the school district and the land owner. The table below summarizes the total gross
burden by land use for the OASP.
TABLE D
TOTAL GROSS FEES PER UNIT OR NET ACRE
Land Use
Gross Fees
Per Unit
Gross Fees
Per Net Acre
Residential (per unit)
Single Family $41,700 $38,392 $249,400$218,316
Multi-Family $32,000 $27,590 $511,700$602,932
Table D Notes: Single Family units = 497; Multi-Family units = 566; Total 1,063 units.
Net Acreage for SFR = 87.4 acres; Net Acreage for MFR = 25.9 acres.
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OASP Public Facilities Financing Plan Update 13 City Council Draft November 15, 2016
Chapter 4
FACILITY PHASING AND PROJECT CASH FLOW
A. Absorption Assumptions
Development in the OASP is anticipated to occur in three phases. Based on information provided in the
Specific Plan and input from the City, an estimated absorption schedule that is also consistent with the
City's Growth Management Phasing Schedule for the Orcutt area was created. P hase I of the Project is
assumed to have a five -year absorption horizon, and both Phases 2 and 3 are assumed to develop over the
subsequent three-year time periods.
While actual absorption rates will vary, these projections provide a useful schedule to estimate the timing
of fee revenue and facility phasing. The annual and cumulative absorption assumptions are presented in
Tables 11 and 12 of Appendix A.
B. Facility Phasing
Facilities will be required at various stages of Project development. The majority of the facility phasing is
linked to residential development; for example, the Orcutt Road/Tank Farm Road transportation
improvements are required to be co mpleted prior to the development of the 371st unit. A limited number
of facilities will need to be installed during the first years of development, including construction of the
Orcutt expansion area Bridge A, and two transit stops. Other facilities, such as the Broad Street/Prado Road
extension, will be constructed as impact fee revenues become available, which is not expected to occur until
the last few years of Project development.
A conscious effort was made during the design of these phasing assump tions to ensure funding would be
available for these improvements on a pay-as-you-go basis. As noted in the cash flow section below, no
significant cumulative funding gaps are projected as a result of these phasing assumptions; therefore, lump -
sum financing with bonds or other mechanisms can be avoided.
Table 13 of Appendix A delineates the phasing assumptions for the OASP facility costs and Table 14
presents the annual costs based on those assumptions.
C. Project Cash Flow
Table 15 of Appendix A compares the phasing of facility costs to the timing of fee revenues for each cost
category and in total. Based on the absorption and phasing assumptions discussed above, there will be
positive cash flows in some years and negative cash flows in others; howev er, it is estimated that there will
be an overall total cumulative surplus in each year. except for two, in which the revenues and costs will
break even. In the last three years of development, fee revenues will be available for the Broad Street/Prado
Road extension, the pedestrian and bicycle paths, and for reimbursements to Orcutt Associates, LLC for
the Orcutt Road widening project, without causing a cumulative net deficit to occur.
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OASP Public Facilities Financing Plan Update 14 City Council Draft November 15, 2016
Chapter 5
IMPLEMENTATION PLAN
The Orcutt Area Specific Plan identifies a program for significant residential growth, and limited non -
residential growth, within the City of San Luis Obispo and will be subject to updates and revisions in future
years as development applications are submitted and processed. This comprehensive update constitutes the
first such update since adoption of the original OASP in May 2010.
The Specific Plan and the PFFP are based on assumptions of land use, facility demands, facility standards
and design, and cost estimates. Each of these assumptions may be subject to change in future years;
therefore, the PFFP may also be revised to reflect these changes. The ongoing implementation of the PFFP
will be parallel to the continued monitoring of the Specific Plan; and will require the same degr ee of time
and effort to keep it current and useful. In this manner, the PFFP will guide the overall funding of
community infrastructure required to serve the Specific Plan. Following is a summary of many of the tasks
associated with implementation of the PFFP.
A. Updates and Revisions
As noted above, changes are likely to occur in facility plans, land use plans, or cost estimates. When these
items are revised, there will be a corresponding change in the fair share cost allocation to each land use in
the OASP. Land use and facility changes will result in revisions to the benefit analysis and corresponding
cost allocation to each land use. To the extent some projects in the OASP will have been developed and
will have paid their fair share as defined at the time they were built, revisions will apply only to future new
development. If facility costs are determined to be higher than estimated in the PFFP, the City will need to
increase fees in future years and, if applicable, call on developers to fund th e extra expenses through the
provisions of an acquisition agreement.
As the City will adopt new ordinances or update existing ordinances on an ongoing basis, fees will be
adjusted based on actual costs realized after construction bids have been received for public facilities. If
actual costs are higher than expected, again, the City will have to increase fees and/or rely on the terms of
an acquisition agreement to avoid a financing deficit in future years.
B. Action Items
Prior to commencement of development in the Specific Plan, the City will need to adopt a fee ordinance or
resolution implementing a Specific Plan fee program for each type of capital facility. The initial ordinance
will reflect fees based on information available at that time. Fees will be adjusted annually or on a more
frequent basis to reflect actual costs and current cost estimates.
Pursuant to Section 66006 of the Government Code, the City will establish a separate Specific Plan capital
facility account and a unique fund for each type of public facility for which fees are collected.
Establishment of this account will prevent commingling of the Specific Plan fees with other City revenues
and funds. Interest income earned by fee revenues in this account will be deposited in the account and
applied to facility construction costs. Within one hundred eighty (180) days of the close of ea ch fiscal year,
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OASP Public Facilities Financing Plan Update 15 City Council Draft November 15, 2016
the City will make information pertaining to the account [as required by Section 66006(b)(1)] available to
the public and will review this information at a regularly scheduled public hearing.
In order to maximize the efficiency of the cap ital improvements program, the City may borrow money from
one fund within the Specific Plan account to pay for facilities financed by another fund within the account.
This borrowing will occur when one type of facility is needed immediately, while another type is not needed
for a number of years. The City will monitor such borrowing on an ongoing basis and will repay funds
from which fee revenues were borrowed in a timely manner and in an amount equal to the original amount
borrowed plus the interest that would have accrued had the money not been borrowed from the fund.
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OASP Public Facilities Financing Plan Update 16 City Council Draft November 15, 2016
APPENDIX A
PUBLIC FACILITIES FINANCING PLAN TABLES
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Table 1
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Land Use and Demographic Assumptions
Net Units Total Persons/Total
Land Use Acres (1)per Acre Units (2)Household (3)Population
Single Family 87.4 6 497 2.46 1,223
Multi-Family 25.9 16 22 566 1.83 1,036
Total 113.3 1063 2,258
(1) Net acres excludes the acreage of arterial, collector, and major roads. The net acreage includes
mixed-use residential.
(2) The projected number of units for the OASP is between 892 and 979 units. The mid-point of this range is
used in this analysis.
(2) Based on project applications approved through May, 2016, the pattern and numbers of land use types
has changed, with a higher percentage of multi-family units being achieved than anticipated in 2010.
This Table reflects updated projections for unit types, and a baseline target number of total units at 1,063.
(3) The population per household assumptions in the Specific Plan have been adjusted to reflect a weighted
average of 2.18, which is consistent with the CA Department of Finance's estimate for the City of San
Luis Obispo as of January 2007. 2015 US Census reports 2.48 persons per unit overall, without a breakdown by unit type.
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.6/10/2016DRAFT
PFFP Table 1 - 1063 du update Current as of: 10/12/2016
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Table 2
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Summary of Project-Specific Infrastructure Costs
Gross OASP Fair Share Net
Ref.Item Total Cost Percentage Total Cost
Transportation
Street Improvements
T1 Orcutt Road/Tank Farm Road 1,111,000$ 100.0%1,111,000$
T2 Broad Street/South St-Santa Barbara Road 707,100$ 1 25.4%179,603$
T3 Broad Street/Tank Farm Rd 599,000$ 50.0%299,500$
T4 Orcutt Road/Johnson Ave 359,300$ 2 100.0%359,300$
T5 Broad Street/Prado Road Extension 528,000$ 100.0%528,000$
Second Northbound Left Turn Lane
T6 Orcutt Road Widening 383,400$ 3 89.9%344,592$
T7 Bullock Lane Realignment 1,418,000$ 70.0%992,600$
T8 Relocating Hanson Road 1,452,000$ 4 20.0%290,400$
or Reducing the Grade on Orcutt at Hanson Rd
T9 Transit Stops (5 at $25,000 each)125,000$ 100.0%125,000$
T10 Tank Farm Roundabout (at Righetti Ranch Road)650,000$ 5 50.0%325,000$
T11 Orcutt Road Roundabout (at "A" Street)650,000$ 6 50.0%325,000$
Subtotal Street Improvements 7,982,800$ 4,879,995$
Orcutt Expansion Area Bridges
T12 Bridge A 680,000$ 100.0%680,000$
T13 Bridge B 1,800,000$ 100.0%1,800,000$
T14 Bridge C 1,600,000$ 100.0%1,600,000$
Subtotal Orcutt Expansion Area Bridges 4,080,000$ 4,080,000$
Total Street and Bridges Improvements 12,062,800$ 8,959,995$
Pedestrian and Bicycle Paths
B1 Pedestrian and Bicycle Paths 841,000$ 100.0%841,000$
B2 Pedestrian/Bike Overpass at Industrial Way 2,108,000$ 7 50.0%1,054,000$
B3 Bike Path Extension Over Tank Farm Rd 1,008,000$ 8 25.0%252,000$
Total Pedestrian and Bicycle Paths 3,957,000$ 2,147,000$
Total Transportation Improvements 16,019,800$ 11,106,995$
Parks & Recreation
P1 Central Neighborhood Park - Main Portion South of Creeks (Righetti)4,800,341$ 9 100.0%4,800,341$
P2 Central Neighborhood Park - Phase 2 (Garay)-$ 10 100.0%-$
P3 Pocket Park 339,849$ 100.0%339,849$
P4 Linear Park System 813,527$ 100.0%813,527$
P5 Trail Junction Park 91,997$ 11 91,997$
Total Parks & Recreation 6,045,714$ 6,045,714$
Total Project-Specific Infrastructure Costs 22,065,514$ 17,152,709$
Parkland Acquisition Fee (11.80 acres x's $300,000/acre)3,540,000$ 12 100.0%3,540,000$
Totals 25,605,514$ 20,692,709$
1 Project Cost has been adjusted to reflect actual cost minus SHA Grant on project; adjusted for CPI ($645,557). Funds to reimburse City TIF advance to OASP.
2 2010 project estimate = $300,000, adjusted for ENR Changes (March 2010 to August 2016).
3 Total project cost set by Council in 2011 at $357,057, adjusted by CPI to 2016 = $383,400. OASP participation set at 89.88% for reimbursement to Orcutt Assoc.
4 OASP participation cost reduced to 20% to reflect potential local match for HSIP program, or for independent work at intersection.
5 Tank Farm Roundabout (T10) is split 50% to Tract 3063 (Righetti Ranch) and 50% divided between all OASP properties.
6 Orcutt Road Roundabout (T11) is split 50% to Tract 3083 (West Creek) and 50% divided between all OASP properties.
7 By previous action of City Council, the full contribution to the Industrial Way bike/pedestrian overcrossing by the OASP is 50%.
8 OASP participation amount adjusted to 25% to reflect future local match of Grant Request.
9 Parks construction and contingency estimates updated; "soft" costs limited to 15% of estimated projects.
10 0.9 acre expansion of Neighborhood Park into Garay omitted from fee schedule.
11 Includes passive park improvements only. Active improvements deleted from the estimate.
12 Acquisition Fee corrected to reflect approved Neighborhood Park design and revised acreage.
Sources: The Wallace Group, City of San Luis Obispo, Goodwin Consulting Group, Inc (2009)
Updated: City of San Luis Obispo, The Wallace Group, Watson Planning Consultants, Inc. November 3, 2016
DRAFT
PFFP Table 2-4-5-6-7 with Parks Changes - Table2 Applic's 2016 projection Current as of: 11/3/2016
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Table 3
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Capital Facility Benefit Units
Capital Pedestrian and Parks &
Facility:Transportation 1 Bicycle Paths Recreation
Benefit Daily Daily Residents
Unit:Trip Rate Trip Rate Served
Single Family 9.09 per unit 9.09 per unit 2.46 per unit
Multi-Family 6.35 per unit 6.35 per unit 1.83 per unit
Total
1 Includes street improvements and bridges.
Sources: Draft Transportation Impact Analysis (Fehr & Peers, June 2007)
Goodwin Consulting Group, Inc.9/23/2009
Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.7/27/2016
DRAFT
PFFP Table 3 - Table 3 Current as of: 10/12/2016
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Table 4
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Cost Allocation Table
Transportation
Net Daily Total Percent Total Cost per
Land Use Units Acres Trip Rate Trips Allocation Costs Unit
Cost $8,959,995
per Unit
Single Family 497 87.4 9.09 4,518 55.69%$4,990,100 $10,040
Multi-Family 566 25.9 6.35 3,594 44.31%$3,969,896 $7,014
Total 1063 113.3 8,112 100%$8,959,995
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.October 28, 2016
DRAFT
PFFP Table 2-4-5-6-7 without Parks Changes - Table 4 Current as of: 11/2/2016
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Table 5
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Cost Allocation Table
Pedestrian and Bicycle Paths
Net Daily Total Percent Total Cost per
Land Use Units Acres Trip Rate Trips Allocation Costs Unit
Cost $2,147,000
per Unit
Single Family 497 87.4 9.09 4,518 55.69%$1,195,731 $2,406
Multi-Family 566 25.9 6.35 3,594 44.31%$951,269 $1,681
Total 1063 113.3 8,112 100%$2,147,000
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.October 28, 2016
DRAFT
PFFP Table 2-4-5-6-7 without Parks Changes - Table 5 Current as of: 11/2/2016
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Table 6
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Cost Allocation Table
Parks & Recreation
Total
Net Residents Residents Percent Total Cost per
Land Use Units Acres Served Served Allocation Costs Unit
Cost $6,045,714
per Unit
Single Family 497 87.4 2.46 1,223 54.14%$3,272,941 $6,585
Multi-Family 566 25.9 1.83 1,036 45.86%$2,772,773 $4,899
Total 1063 113.3 2,258 100%$6,045,714
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.November 3, 2016
DRAFT
PFFP Table 2-4-5-6-7 with Parks Changes - Table 6 Current as of: 11/3/2016
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Table 7
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Project-Specific Infrastructure Cost Allocation Summary
Capital Pedestrian and Parks &Total Cost Total
Facility:Transportation Bicycle Paths Recreation Allocation Facility Costs
Benefit Daily Daily Residents
Unit:Trip Rate Trip Rate Served
Capital Costs:$8,959,995 $2,147,000 $6,045,714 $17,152,709
per Unit
Single Family $10,040 $2,406 $6,585 $19,032 $9,458,772
Multi-Family $7,014 $1,681 $4,899 $13,594 $7,693,937
Total $17,152,709
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.November 3, 2016
Cost per Unit
DRAFT
PFFP Table 2-4-5-6-7 with Parks Changes - Table 7 Current as of: 11/3/2016
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Table 8
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
City-Wide and Other Fees
Land Use
Single Family $3,622 per unit $11,023 per unit $3,815 per unit (4)per unit $901 per unit $19,361 per unit
Multi-Family $3,214 per unit $7,716 per unit $2,670 per unit (4)per unit $396 per unit $13,996 per unit
(1)The transportation impact fee includes the project's fair share of the grade separated crossing on Orcutt.
(2)The wastewater impact fee includes a City-wide component plus an area-specific add-on fee for the OASP.
(3)Specific Plan and EIR preparation costs of $500,000 are spread equally on a per acre basis. Costs per residential unit are calculated based on the density
assumptions shown in Table 1.
(4)OASP property owners have the option of paying this fee, providing parkland on their property, or combining the two for purposes of mitigating their
parkland obligation. The parkland in-lieu fees for each property owner have been calculated by the City and provided in Table 9 of Appendix A.
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.10/17/2016
Total City-Wide and
Other Fees
Other Impact FeesCity-Wide Impact Fees
Transportation
Impact Fee (1)
Water Impact
Fee
Wastewater Impact
Fee (2)
Parkland
In-lieu Fee
Specific Plan &
EIR Fee
DRAFT
PFFP Table 8 - 2016 update Current as of: 10/17/2016
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Table 9
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Parkland In-Lieu Fee (1)
Total Property Total In-Lieu
Property Owner (2010 reference)(2016 reference)In-Lieu Fee Acreage Fee per Acre
Pratt (2)Pratt 529,021$ 10.96 48,268$
Muick Taylor-Wingate 578,255$ 11.98 48,268$
Midstate Robbins Reed - West Creek 567,153$ 11.75 48,268$
Maddalena Robbins Reed - West Creek 321,467$ 6.66 48,268$
Anderson Anderson 258,236$ 5.35 48,268$
Evans Evans 271,268$ 5.62 48,268$
Farrior Farrior 36,684$ 0.76 48,268$
Fiala Fiala 45,855$ 0.95 48,268$
Hall Hall 54,543$ 1.13 48,268$
Imel Ambient Communities-Righetti Ranch 316,158$ 6.55 48,268$
Jones (2)Ambient Communities-Jones Ranch 561,361$ 11.63 48,268$
3,540,000$ 73.34
(1) Refer to Appendix B in the report for supporting documentation
(2) Jones and Pratt reimbursements at $400,000/acre due to off-site storm runoff and drainage benefit; All properties at $300,000/acre
Source: City of San Luis Obispo; Orcutt Area Specific Plan Table A-2 (Final, May 2010 ); Goodwin Consulting group, Inc.
Updated: City of San Luis Obispo; Watson Planning Consultants, Inc. November 3, 2016
DRAFT
PFFP Table 9 - Applic's 2016 projection Current as of: 11/3/2016
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Table 10
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Total Project-Specific Infrastructure plus City-Wide and Other Fees
Land Use
Project-
Specific City-Wide
Other Fees
(1)
Total
Gross Fees
per Unit
Total
Gross Fees
per Net Acre
Total Costs
and Fees
Single Family $19,032 $18,460 $901 $38,393 $218,322 $19,081,321
Multi-Family $13,594 $13,600 $396 $27,590 $602,932 $15,615,940
$34,697,261
(1)These fees include the Specific Plan and EIR preparation costs. These do not include the parkland in-lieu fees as shown in Table 9.
Sources: OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.November 3, 2016
Cost per Unit
DRAFT
PFFP Table 10 - 2016 update Current as of: 11/3/2016
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Table 11
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan Phasing Assumptions - 2010 & 2016 Comparison
Annual Absorption Assumptions
Phase 1 Phase 2 Phase 3
Land Use Total 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Single Family 523 55 55 41 42 42 77 53 51 37 36 34
Multi-Family 414 30 30 25 25 25 52 64 63 63 37 0
Total 937 85 85 66 67 67 129 117 114 100 73 34
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo Growth Management Phasing Schedule (General Plan Annual Report, 2006);
Goodwin Consulting Group, Inc.9/23/2009
Phase 1 Phase 2 Phase 3
Land Use Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Single Family 497 83 94 93 91 39 39 16 20 7 7 8
Multi-Family 566 86 71 51 51 35 35 35 99 35 34 34
Total 1063 169 165 144 142 74 74 51 119 42 41 42
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.9/24/2016DRAFT
PFFP Table 11 v3 - PFFP 2009-2016 comparison Current as of: 10/12/2016
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Table 12
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan Approval-Based 2016 Phasing Assumptions - APPLICANT PHASING
Cumulative Absorption Assumptions assumes each phase over 2-years
Phase 1 Phase 2 Phase 3
Land Use Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Single Family 497 83 177 270 361 400 439 455 475 482 489 497
Multi-Family 566 86 157 208 259 294 329 364 463 498 532 566
Total 1063 169 334 478 620 694 768 819 938 980 1021 1063
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department;
Approved projects through May, 2016; OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.
Approved Projects through May, 2016:
2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
VTM#3044 (Taylor-Wingate)142 total units = 78 SFR + 64 MFR Approved over 7 Phases
SFR 12 7 7 15 16 9 12 78
MFR 64 64
VTM#3060 (Righetti Ranch)304 total units = 272 SFR + 32 MFR Phase 1 = 151 SFR Phase 2 = 87 SFR + 34 MFR Phase 3 = 32 SFR
SFR 76 75 45 44 16 16 272
MFR 16 16 32
VTM#3066 (Jones Ranch)66 total units = 14 SFR + 52 MFR Phase 1 = 14 SFR + 52 MFR
SFR 7 7 14
MFR 26 26 52
VTM# 3083 (West Creek)172 total units = 67 SFR + 105 MFR Phase 1 = 105 MFR Phase 2 = 67 SFR
SFR 34 33 67
MFR 60 45 105
Balance of OASP Properties 379 total units = 66 SFR + 313 MFR
SFR 7 7 8 7 7 8 7 7 8 66
MFR 35 35 35 35 35 35 35 34 34 313
TOTALS SFR 83 94 93 91 39 39 16 20 7 7 8 497
MFR 86 71 51 51 35 35 35 99 35 34 34 566
169 165 144 142 74 74 51 119 42 41 42 1063
10/17/2012DRAFT
PFFP Table 12 v4 - Alter v4 Phasing 10-17-16 Current as of: 10/17/2016
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Table 13
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Phasing Assumptions for Facility Costs
Cost Category Cost Phasing Assumptions
Transportation
T1 Orcutt Road/Tank Farm Road Prior to 371 Units
T2 Broad St/South Street-Santa Barbara Road Prior to 304 Units
T3 Broad Street/Tank Farm Rd Prior to 304 Units
T4 Orcutt Road/Johnson Ave Prior to 617 Units
T5 Broad Street/Prado Rd Extension As Fee Revenue Becomes Available (1)
T6 Orcutt Road Widening As Fee Revenue Becomes Available (Reimburse to Orcutt Associates, LLC) (1)
T7 Bullock Lane Realignment Prior to 500 Units
T8 Relocating Hanson Rd Prior to 731 Units
T9 Transit Stops One Stop Per Year, Beginning in Year One
T10 Tank Farm Roundabout Year Two with Righetti Ranch Tract 3063
T11 Orcutt Road Roundabout Year Two with West Creek Tract 3083
T12 Bridge A 100% in Year Two
T13 Bridge B 100% in Year Six
T14 Bridge C 100% in Year Three
Pedestrian and Bicycle Paths
B1 Pedestrian and Bicycle Paths As Fee Revenue Becomes Available (1)
B2 Pedestrian/Bike Overpass Prior to 831 Units
B3 Bike Path Extension Over Tank Farm Rd Prior to 500 Units
P1-5 Parks & Recreation 75% Spread Evenly Over Five Years, Beginning in Year Three; 25% Spread Evenly Over Two
Years, Beginning in Year Eight
(1) These infrastructure items and reimbursements are anticipated to occur in three years of Phase 3 (see Table 14), in which the
costs do not cause a cumulative net deficit to occur (see Table 15).
Sources: Orcutt Area Specific Plan (Final, May 2010); OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.10/12/2016
DRAFT
PFFP Table 13 v2 Table 13 only Current as of: 10/12/2016
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Table 14
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan Projects Completed based on 2009 PFFP - 2010 OASP Timing and To-Date Tract Approvals
Annual Facility Cost Phasing except "new" projects T10, T11, P5
Phase 1 Phase 2 Phase 3
Ref.#Item Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Transportation
T1 Orcutt Road/Tank Farm Road 1,111,000$ 1,111,000$
T2 Broad Street/South St-Santa Barbara Road 179,603$ 179,603$
T3 Broad Street/Tank Farm Rd 299,500$ 299,500$
T4 Orcutt Road/Johnson Ave 359,300$ 359,300$
T5 Broad Street/Prado Road Extension-2nd Northbound Left Turn Lane 528,000$ 528,000$
T6 Orcutt Road Widening 344,592$ 144,729$ 199,863$
T7 Bullock Lane Realignment 992,600$ 992,600$
T8 Relocating Hanson Road-or Reducing the Grade on Orcutt at Hanson Rd 290,400$ 290,400$
T9 Transit Stops 125,000$ 25,000$ 25,000$ 25,000$ 25,000$ 25,000$
T10 Tank Farm Roundabout (at Righetti Ranch Road)325,000$ 325,000$
T11 Orcutt Road Roundabout (at "A" Street)325,000$ 325,000$
T12 Bridge A ("A" Street - West Creek)680,000$ 680,000$
T13 Bridge B ("Tiburon Road" - Jones and Righetti Ranch)1,800,000$ 1,800,000$
T14 Bridge C ("Righetti Ranch Road" - Righetti Ranch)1,600,000$ 1,600,000$
Subtotal Transportation Improvements 8,959,995$ 25,000$ 5,234,103$ 1,136,000$ 1,376,900$ 25,000$ 290,400$ -$ -$ 144,729$ 727,863$ -$
Pedestrian and Bicycle Paths
B1 Pedestrian and Bicycle Paths 841,000$ 841,000$
B2 Pedestrian/Bike Overpass 1,054,000$ 1,054,000$
B3 Bike Path Extension Over Tank Farm Rd 252,000$ 252,000$
Subtotal Ped & Bike 2,147,000$ -$ -$ -$ 252,000$ -$ -$ -$ 1,054,000$ -$ -$ 841,000$
Parks & Recreation
P1 Central Neighborhood Park - Main Portion South of Creeks (Righetti)4,800,341$ 720,051$ 720,051$ 720,051$ 720,051$ 720,051$ 600,043$ 600,043$
P2 Central Neighborhood Park - Phase 2 Portions North of Creeks (Garay)-$ -$
P3 Pocket Park 339,849$ 50,977$ 50,977$ 50,977$ 50,977$ 50,977$ 42,481$ 42,481$
P4 Linear Park System 813,527$ 122,029$ 122,029$ 122,029$ 122,029$ 122,029$ 101,691$ 101,691$
P5 Trail Junction Park 91,997$ 13,800$ 13,800$ 13,800$ 13,800$ 13,800$ 11,500$ 11,500$
Subtotal Parks & Recreation 6,045,714$ -$ -$ 906,857$ 906,857$ 906,857$ 906,857$ 906,857$ 755,714$ 755,714$ -$ -$
Total Infrastructure Costs 17,152,709$ 25,000$ 5,234,103$ 2,042,857$ 2,535,757$ 931,857$ 1,197,257$ 906,857$ 1,809,714$ 900,443$ 727,863$ 841,000$
Sources: Orcutt Area Specific Plan (Final, May 2010); OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:City of San Luis Obispo; Watson Planning Consultants, Inc.; The Wallace Group, Inc.
Original 2010 PFFP Timing
November 3, 2016
include Islay Park "skew" cost
included as placeholders pending Wallace ests @ 50% of $650,000 Ambient TFRd est
DRAFT
PFFP Table 14-15 combined OASP Table 8.11 v4 Table 14 only-2016 cost phasing Current As Of: 11/3/2016
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Table 15
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Revenue vs. Costs - Project-Specific Infrastructure
Phase 1 Phase 2 Phase 3
Improvement Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Transportation
Revenues 8,959,804$ 1,436,524$ 1,441,754$ 1,291,434$ 1,271,354$ 637,050$ 637,050$ 406,130$ 895,186$ 315,770$ 308,756$ 318,796$
Costs (8,959,995)$ (25,000)$ (5,234,103)$ (1,136,000)$ (1,376,900)$ (25,000)$ (290,400)$ -$ -$ (144,729)$ (727,863)$ -$
Net (191)$ 1,411,524$ (3,792,349)$ 155,434$ (105,546)$ 612,050$ 346,650$ 406,130$ 895,186$ 171,041$ (419,107)$ 318,796$
Cumulative Net 1,411,524$ (2,380,825)$ (2,225,391)$ (2,330,937)$ (1,718,887)$ (1,372,237)$ (966,107)$ (70,921)$ 100,120$ (318,987)$ (191)$
Pedestrian and Bicycle Paths
Revenues 2,147,228$ 344,264$ 345,515$ 309,489$ 304,677$ 152,669$ 152,669$ 97,331$ 214,539$ 75,677$ 73,996$ 76,402$
Costs (2,147,000)$ -$ -$ -$ (252,000)$ -$ -$ -$ (1,054,000)$ -$ -$ (841,000)$
Net 228$ 344,264$ 345,515$ 309,489$ 52,677$ 152,669$ 152,669$ 97,331$ (839,461)$ 75,677$ 73,996$ (764,598)$
Cumulative Net 344,264$ 689,779$ 999,268$ 1,051,945$ 1,204,614$ 1,357,283$ 1,454,614$ 615,153$ 690,830$ 764,826$ 228$
Parks and Recreation Improvements
Revenues 6,045,579$ 967,869$ 966,819$ 862,254$ 849,084$ 428,280$ 428,280$ 276,825$ 616,701$ 217,560$ 212,661$ 219,246$
Costs (6,045,714)$ -$ -$ (906,857)$ (906,857)$ (906,857)$ (906,857)$ (906,857)$ (755,714)$ (755,714)$ -$ -$
Net (135)$ 967,869$ 966,819$ (44,603)$ (57,773)$ (478,577)$ (478,577)$ (630,032)$ (139,013)$ (538,154)$ 212,661$ 219,246$
Cumulative Net 967,869$ 1,934,688$ 1,890,085$ 1,832,312$ 1,353,735$ 875,158$ 245,126$ 106,112$ (432,042)$ (219,381)$ (135)$
Totals
Revenues 17,152,611$ 2,748,657$ 2,754,088$ 2,463,177$ 2,425,115$ 1,217,999$ 1,217,999$ 780,286$ 1,726,426$ 609,007$ 595,413$ 614,444$
Costs (17,152,709)$ (25,000)$ (5,234,103)$ (2,042,857)$ (2,535,757)$ (931,857)$ (1,197,257)$ (906,857)$ (1,809,714)$ (900,443)$ (727,863)$ (841,000)$
Net (98)$ 2,723,657$ (2,480,015)$ 420,320$ (110,642)$ 286,142$ 20,742$ (126,571)$ (83,288)$ (291,436)$ (132,450)$ (226,556)$
Cumulative Net 2,723,657$ 243,642$ 663,962$ 553,320$ 839,462$ 860,204$ 733,633$ 650,344$ 358,908$ 226,458$ (98)$
Sources: Orcutt Area Specific Plan (Final, May 2010); OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.; The Wallace Group, Inc. November 3, 2016DRAFT
PFFP Table 14-15 combined OASP Table 8.11 v4 - Table 15 only-2016 cost phasing Current as of: 11/3/2016
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OASP Public Facilities Financing Plan Update 17 City Council Draft November 15, 2016
APPENDIX B
OASP FACILITY COST ESTIMATES
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MEMORANDUM
City of San Luis Obispo
Orcutt Area Specific Plan (OASP)- Capital Improvements
Date: October 25, 2016
To: Timothy Bochum, P.E.
From: Esau Blanco, P.E.
Subject: Construction Cost Estimates
This memorandum summarizes the results of Wallace Group’s update to construction
cost estimates as outlined in our proposal to the City dated August 3, 2016. Updated
conceptual road layouts for select projects and one-page planning level construction
cost estimates are attached at the back of this memorandum. Cost estimates include
25% contingency for this stage of project development and 30% for soft costs, unless
otherwise noted. The cost estimates utilize public bid data therefore prevailing wage
rates are factored into the overall cost. The cost estimates do not include dry utility
relocations/modifications or right of way acquisition.
Street Improvements
T1- Orcutt Road/Tank Farm Road
Wallace Group Peer Review comments are summarized here and are based on
Cannon Plans dated May, 2016:
1. There does not appear to be any proposed curb drainage inlets on the west
side of Orcutt Road. How will road drainage coming from north Orcutt Road
get into the culvert or is it collected somewhere else? Verify drainage
provisions.
2. The culvert extension is shown to be approximately 9 ft. long but it does not
appear to be long enough to span the sidewalk and embankment.
3. Text for Construction Notes 27 and 35-37 were not on the sheet.
4. Consider a cross gutter Per City Standard 4310 on the north side of the
intersection to improve drainage.
5. Signal Plans were not included. If the intersection will ultimately be signalized
then consideration for pole/equipment locations, ADA ramps, conduit, etc.
should be reviewed at this time.
2007 Cost Estimate: $928,000
2016 Cost Estimate: $1,111,000
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The 2016 cost estimate includes $300,000 for a new signal.
T3 Broad Street/Tank Farm Road
See the attached conceptual road layout for limits of improvements. The proposed
project is the construction of a second southbound left turn lane. The design speed
used for the conceptual layout is 45 mph. The length of second left turn pocket is
assumed to match the existing turn pocket length.
2007 Cost Estimate: $445,000
2016 Cost Estimate: $599,000
The 2007 cost estimate also included cost for a second northbound left turn lane
which has since been constructed. Signal modifications in the 2016 estimate are
assumed to be minor since poles and mast arms appear to accommodate full
intersection buildout for the southbound leg.
T4 Orcutt Road/Johnson Avenue
Information not available at this time to prepare a cost update
T5 Broad Street/Prado Extension, Second Northbound Left
The updated cost estimate is based on Wallace Group’s layout for the City under a
separate Task Order for the Chevron development (attached for reference).
2007 Cost Estimate: $136,000
2013 Cost Estimate (Chevron): $590,000
2016 Cost Estimate: $528,000
The 2013 and 2016 costs also include a southbound right turn lane onto future Prado
Road. The 2013 Cost estimate assumed $160,000 in signal modifications. The 2016
cost estimate assumes that signal modifications would be minor as long as the
extension of Prado Road would place signal poles and equipment at the ultimate
location.
T7 Bullock Lane Realignment
The City constructed the re-alignment of Bullock Lane to meet up with Laurel Lane in
2008/2009. The OASP mitigations require removal of parking on the west side of
Bullock lane and construction of the typical street cross section as shown in the
OASP and in the attached conceptual road layout. Construction of the OASP street
cross section would also require extending the curb line and widening the east side of
Bullock Lane near the intersection of Orcutt Road. Additional work includes drainage
improvements including reconstruction of the culvert near the intersection of Bullock
Lane and Orcutt Road. Because of the poor condition of the pavement on Bullock
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Lane a grind and overlay was also included in the cost estimate. Construction of the
Class I bike/pedestrian path is include with Project B1.
2007 Cost Estimate: $356,000
2016 Cost Estimate: $1,418,000
T8 Reducing Grade on Orcutt Road at Hansen Lane
See the attached conceptual road layout for limits of improvements. The profile shown
in the layout is based on an assumed design speed of 45 mph and uses the Caltrans
Highway Design Manual for vertical curve length and existing grade profile
information provided by the City. This project would require lowering the intersection
approximately three feet and transitioning to the existing roadway along both Orcutt
Road and Hansen Lane as shown in the layout/profile. It is assumed that all soil
would be exported although it’s possible that it could be used for the OASP
development. Another critical and potentially expensive component could be
construction staging and traffic handling since there are no public detours for nearby
residents. This component has been estimated as a separate cost item for the project
assuming no detours are available.
2007 Cost Estimate: $1,490,000
2016 Cost Estimate: $1,452,000
The cost estimates are similar and the primary reason is that the 2007 cost included
about 5400 cubic yards of export whereas the 2016 cost estimate includes
approximately 3000 cubic yards of exported soil. This in turn almost cancels out the
cost escalation from 2007.
Bridges
Bridge costs were estimated based on structure square footage using Caltrans
Comparative Bridge Costs, January 2016. Bridges were assumed to be precast
concrete or steel girder structures (no falsework), no staging and use of spread
footings. An average unit cost of $275/sq. ft. was assumed. The dimensions for
Bridge B were taken from an email from Dante Anselmo with Ambient Communities
dated 9/13/16. The dimensions for Bridge C are taken from a Cannon plan dated
January, 2016. A 25% contingency is in included in the cost estimate.
T12- Bridge A
No information available
T13- Bridge B, “B” Street
101 ft. x 53 ft. = 5353 sq. ft.
Cost Estimate: $1.8M
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T14- Bridge C, Righetti Ranch Road Bridge
75 ft. x 63 ft. = 4725 sq. ft.
Cost Estimate: $1.6M
Pedestrian and Bicycle Paths
B1 Pedestrian & Bicycle Paths (5800 feet)
The total cost is based on 5800 feet of path and includes the section of path along
Bullock Lane and continuing south to Tank Farm Road. A small section is also
assumed from the railroad tracks over to Righetti Ranch Road. Costs assume that
grading would start from rough finished grade of the development and does not
include bridges, culverts, or other structures. Segments in parks and adjacent to lots
are not included. A cost per foot of path is also provided.
2007 Cost Estimate: $649,000
2016 Cost Estimate: $841,000 ($145/ft.)
B2 Pedestrian/Bike Overpass at Industrial Way
The same approach was used for this cost update as was used in 2007. The Jennifer
Street crossing was used as a base cost and escalated to current year. It is our
understanding that the base cost provided by the City in 2007 includes all costs for
the project (design, permitting construction, inspections, management, right of way,
etc.) However, the Jennifer Street Bridge spans approximately 300 feet and the
Industrial Way Bridge is estimated to span about 200 feet. Assuming a linear
relationship, the cost for the Industrial Way Overpass was prorated (67%). This
reduction is the reason that the cost is estimated to be less in 2016 than it was in
2007. This also assumes that similar features of the Jennifer Street Overpass would
be incorporated into the Industrial Way Overpass. That includes staircases and
bicycle/ADA compliant ramps with switchbacks.
2007 Cost Estimate: $3,850,000
2016 Cost Estimate: $3,670,000
B3 Bike Path Extension Over Tank Farm Road
The bike path bridge is estimated to be 100 feet long (back-of-sidewalk to back-of-
walk) and 12 feet wide. The approach embankments are estimated to be 200 feet
long on either side with 50-foot long retaining walls (4 walls) and two abutment walls.
The cost includes a concrete deck but does not include the pavement structural
section on the approaches (covered in Project B1).
2007 Cost Estimate: $436,000
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2016 Cost Estimate: $1,008,000
Park and Recreation (P1-P4)
The scope of work here was limited to reviewing unit costs for City provided cost
estimates for four park sites:
• Central Neighborhood Park
• Pocket Park
• Linear Park
• Trail Junction Park
The cost estimates provided by the City dated May 2016 were in general agreement
with unit prices for similar items of work based on our research and comparison.
Because facilities and furnishing costs can vary so widely depending on size and
type, it was difficult to compare those items to other projects particularly on a lump
sum basis. Mobilization seemed to be a low cost item for all four parks. Generally,
mobilization is budgeted at 10% of construction but depends also if ongoing work is
being performed and the contractor is already onsite.
Based on recent bid data for park construction (San Miguel Park, County of SLO bid
date: Sep 22, 2016) construction cost on average was about $390,000 per acre for a
3-acre park. This is comparable with the estimated cost for the Central Neighborhood
Park of $3.8M for 9 acres ($420,000/acre). The other three park sites were
comparable or varied, again likely due to facilities and furnishings costs.
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Attachment 1
CONCEPTUAL ROAD LAYOUTS
(T3, T5, T7 AND T8)
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CITY OF SAN LUIS OBISPO0061-0088LAYOUTMJH1" = 100'FILE NAME: 0061-0088 - T3 - BROAD & TANK FARM.DWG Plot Date: 9/28/2016CIVILALATTSOFECAON
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50100(IN FEET)25GRAPHIC SCALE1 IN = 50 FT01.b
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100200(IN FEET)50GRAPHIC SCALE1 IN = 100 FT0100'13.00'32.00'13.00'32.00'100'OASPONSITENEW DRAINAGECATCH BASINSWESTEASTDESIGN STANDARDSFUNCTIONAL CLASSIFICATIONBULLOCK LANE - RESIDENTIAL COLLECTORROW WIDTHBULLOCK LANEEXISTING - APPROX. 55 FT.PROPOSED - APPROX. 60 FT.DESIGN / POSTED SPEEDBULLOCK LANE - 35 MPHLANE WIDTHSBULLOCK LANEEXISTING - 15 FT.PROPOSED - 12 FT.NOTES1. PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION.EXHIBITS BASED ON EXISTING GIS DATA AND SANLUIS OBISPO COUNTY WIDE PHOTOGRAMMETRYDATED 2014.2. ROW LINES SHOWN ARE APPROXIMATE.9/28/2016LEGENDRECONSTRUCTMILL AND OVERLAY5.00'5.00'1.b
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ORCUTT RD - PROFILE28029030028029030038+0039+0040+0041+0042+0043+0044+0045+0046+0047+00S=3% ±S=-6% ±PVI STA:42+27PVI ELEV:304.56'K:88.89VC:800.00'D.S. = 45 MPHBVC: 38+27F.S.: 301.56'
EVC: 46+27
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CITY OF SAN LUIS OBISPO0061-0088LAYOUTMJH1" = 100'FILE NAME: 0061-0088 - T8 - ORCUTT & HANSEN.DWG Plot Date: 9/28/2016CIVILALATTSOFECAON
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Attachment 2
CONSTRUCTION COST ESTIMATES
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TOTAL COST
(2016 UPDATE)
PROJECT T1 - ORCUTT RD/TANK FARM RD $1,111,000
PROJECT T3 - BROAD ST / TANK FARM RD SECOND SOUTHBOUND LEFT TURN LANE $599,000
PROJECT T4 - ORCUTT RD/JOHNSON AVE -
PROJECT T5 - BROAD ST / PRADO RD EXTENSION, 2ND N/B LEFT TURN LANE & S/B RIGHT TURN LANE $528,000
PROJECT T7 - BULLOCK LANE REALIGNMENT $1,418,000
PROJECT T8 - REDUCING GRADE ON ORCUTT RD AND HANSEN LANE $1,452,000
PROJECT T12- BRIDGE A -
PROJECT T13- BRIDGE B $1,800,000
PROJECT T14= BRIDGE C $1,600,000
PROJECT B1 - PEDESTRIAN AND BICYCLE PATHS (5800 FEET)$841,000
PROJECT B2 - PEDESTRIAN / BIKE OVERPASS AT INDUSTRIAL WAY $3,670,000
PROJECT B3 - BIKE PATH EXTENSION OVER TANK FARM RD $1,008,000
TOTAL CONSTRUCTION ESTIMATE $14,027,000
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS
PRELIMINARY OPINION OF PROBABLE CONSTRUCTION COSTS (2016 UPDATE)
SUMMARY
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QUANTITY ESTIMATE
UNIT COST PROJECT T1 PROJECT T1
SITE PREPARATION:
Clearing & Grubbing $5,000 1 LS $5,000
Remove Existing Pavement $5 9170 SF $45,850
Demo Existing Headwall, Wingwalls, & Guardrail $10,000 1 LS $10,000
SUBTOTAL $60,850
EARTHWORK:
Roadway Excavation $45 1730 CY $77,850
SWPPP Preparation & Implementation $20,000 1 LS $20,000
Erosion Control - Type D (Hydroseeding)$2,500 1 LS $2,500
SUBTOTAL $100,350
DRAINAGE:
Culvert Extension (7'x7'x 9' long)$25,000 1 LS $25,000
Headwall / Wingwalls $25,000 1 LS $25,000
Catch Basin & Connection to Culvert $10,000 1 LS $10,000
Rock Slope Protection (1.25 ft. thick)$200 10 CY $2,000
SUBTOTAL $62,000
ROADWAY:
Hot Mix Asphalt Type A (Assume 6.5 in)$125 530 TON $66,250
Class II Aggregate Base (Assume 11 in)$85 445 CY $37,825
Class III Aggregate Subbase (Assume 12 in)$75 485 CY $36,375
HMA Dike $35 245 LF $8,575
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$15 345 LF $5,175
Sidewalk $10 1880 SF $18,800
SUBTOTAL $173,000
TRAFFIC ITEMS:
Pavement Delineation & Signage $5,000 1 LS $5,000
Signal Pole, Arm & Head - Includes Footing, Control Box and Signal Loops $75,000 4 EA $300,000
Traffic Control $20,000 1 LS $20,000
SUBTOTAL $325,000
CONSTRUCTION SUBTOTAL $721,200
MOBILIZATION (10%)$72,120
CONSTRUCTION ESTIMATE $793,320
10% CONTINGENCY $79,332
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $237,996
TOTAL CONSTRUCTION ESTIMATE $1,110,648
NOTES:
1. THIS ESTIMATE WAS PREPARED BASED ON CANNON IMPROVEMENT PLANS DATED MAY 27, 2016.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. LIMITS OF COST ESTIMATE FROM STA. 54+20.12 TO STA. 57+59.30
6. DOES NOT INCLUDE DRIVEWAY IMPROVEMENTS AT PARK
7. ASSUMED CULVERT EXTENSION LENGTH OF 9 FT
8. DRY UTILITY COSTS NOT INCLUDED UNITSORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - ORCUTT RD/TANK FARM RD
PRELIMINARY OPINION OF PROBABLE COST
PROJECT T1
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QUANTITY ESTIMATE
UNIT COST PROJECT T3 PROJECT T3
SITE PREPARATION:
Demo Existing Pavement $5 1460 SF $7,300
Demo Existing 5' Concrete Sidewalk $4 1000 SF $4,000
Demo Existing Curb and Gutter $3 200 LF $600
Remove Existing Driveway/Median Islands $5,000 1 LS $5,000
Remove Existing Pavement Markings $2,500 1 LS $2,500
SUBTOTAL $19,400
EARTHWORK:
Roadway Excavation $45 620 CY $27,900
SWPPP Preparation & Implementation $10,000 1 LS $10,000
SUBTOTAL $37,900
DRAINAGE:
Reconstruct Drainage Inlet $10,000 1 EA $10,000
SUBTOTAL $10,000
ROADWAY:
Hot Mix Asphalt, Type A (Assume 6.5 in)$125 280 TON $35,000
Class II Aggregate Base (Assume 11 in)$85 230 CY $19,550
Class III Aggregate Base (Assume 12 in)$75 250 CY $18,750
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$35 740 LF $25,900
Sidewalk $15 4070 SF $61,050
ADA Curb Ramps $3,000 2 EA $6,000
Concrete Driveway (Commercial)$10,000 1 LS $10,000
Slurry Seal $5 4500 SY $22,500
SUBTOTAL $198,750
TRAFFIC ITEMS:
Pavement Delineation & Signage $10,000 1 LS $10,000
Signal Modification (Heads, Signage only)$25,000 1 LS $25,000
Traffic Control $25,000 1 LS $25,000
SUBTOTAL $60,000
RECONSTRUCT PLANTING AND IRRIGATION LS $25,000
CONSTRUCTION SUBTOTAL $351,050
MOBILIZATION (10%)$35,105
CONSTRUCTION ESTIMATE $386,155
25% CONTINGENCY $96,539
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $115,847
TOTAL CONSTRUCTION ESTIMATE $598,540
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. DRY UTILITY COSTS NOT INCLUDED UNITSORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BROAD ST/TANK FARM RD
PRELIMINARY OPINION OF PROBABLE COST
PROJECT T3
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QUANTITY ESTIMATE
UNIT COST PROJECT T5 PROJECT T5
SITE PREPARATION:
Clearing & Grubbing $10,000 1 LS $10,000
Demo Existing Pavement $5 1400 SF $7,000
Remove Existing Pavement Markings $2,500 1 LS $2,500
Demo Existing 5' Concrete Sidewalk $4 2000 SF $8,000
Demo Existing Curb and Gutter $10 400 LF $4,000
Demo HMA Driveway $1,000 1 LS $1,000
Demo Wood Fencing $1,000 1 LS $1,000
SUBTOTAL $33,500
EARTHWORK:
Roadway Excavation $45 500 CY $22,500
SWPPP Implementation $10,000 1 LS $10,000
Erosion Control $10,000 1 LS $10,000
SUBTOTAL $42,500
ROADWAY:
Hot Mix Asphalt Type A (Assume 6.5")$125 125 TON $15,625
Class II Aggregate Base (Assume 11 in)$85 105 CY $8,925
Class III Aggregate Base (Assume 12 in)$75 115 CY $8,625
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$35 680 LF $23,800
5' Concrete Sidewalk $15 3400 SF $51,000
Concrete Driveway (Residential)$5,000 1 LS $5,000
Slurry Seal $5 8100 SY $40,500
SUBTOTAL $153,475
TRAFFIC ITEMS:
Pavement Delineation & Signage $15,000 1 LS $15,000
Signal Head Modification/Signage $25,000 1 LS $25,000
Traffic Control $10,000 1 LS $10,000
SUBTOTAL $50,000
MISCELLANEOUS:
Reconstruct Storm Drain Catch Basin $10,000 1 LS $10,000
Wood Fencing $10,000 1 LS $10,000
Planting & Irrigation $10,000 1 LS $10,000
SUBTOTAL $30,000
CONSTRUCTION SUBTOTAL $309,475
MOBILIZATION (10%)$30,948
CONSTRUCTION ESTIMATE $340,423
25% CONTINGENCY $85,106
30%- DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT $102,127
TOTAL CONSTRUCTION ESTIMATE $527,655
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. DRY UTILITY COSTS NOT INCLUDED
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BROAD ST/PRADO RD, 2ND N/B LEFT TURN LANE & S/B RIGHT TURN LANE
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT T5
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QUANTITY ESTIMATE
UNIT COST PROJECT T7 PROJECT T7
SITE PREPARATION:
Clearing & Grubbing $15,000 1 LS $15,000
Demo Existing Pavement $5 13400 SF $67,000
Cold Plane Asphalt Concrete Pavement (Assume 2" Depth)$4 4570 SY $18,280
Demo Existing Curb, Gutter, & Sidewalk $5 1200 SF $6,000
Demo Existing Culvert $20,000 1 LS $20,000
SUBTOTAL $126,280
EARTHWORK:
Roadway Excavation 4 $45 1040 CY $46,800
SWPPP Preparation & Implementation $40,000 1 LS $40,000
Erosion Control - Type D (Hydroseeding)$5,000 1 LS $5,000
Mitigation Planting $50,000 1 LS $50,000
SUBTOTAL $141,800
DRAINAGE:
RCB Culvert (4' x 6' X 85' long)$1,000 85 LF $85,000
Headwall / Wingwalls $40,000 1 LS $40,000
Rock Slope Protection $5,000 1 LS $5,000
Drainage Catch Basin $5,000 3 EA $15,000
18" RCP $150 85 LF $12,750
Reconstruct Culvert Outlet $20,000 1 LS $20,000
SUBTOTAL $177,750
ROADWAY:
Hot Mix Asphalt Overlay (Assume 2 in.)$125 520 TON $65,000
Hot Mix Asphalt Concrete Type A (Assume 6.5")$125 450 TON $56,250
Class II Aggregate Base (Assume 11 in)$85 350 CY $29,750
Class III Aggregate Base (Assume 12 in)$75 380 CY $28,500
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$35 1600 LF $56,000
SUBTOTAL $235,500
TRAFFIC ITEMS:
Pavement Delineation & Signage $10,000 1 LS $10,000
Traffic Control $40,000 1 LS $40,000
SUBTOTAL $50,000
UTILITIES:
Wet Utility Adjustments (water, sewer) $20,000 1 LS $20,000
SUBTOTAL $20,000
LANDSCAPE AND IRRIGATION (5 FT BUFFER)$10 8000 SF $80,000
CONSTRUCTION SUBTOTAL $831,330
MOBILIZATION (10%)$83,133
CONSTRUCTION ESTIMATE $914,463
25% CONTINGENCY $228,616
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $274,339
TOTAL CONSTRUCTION ESTIMATE $1,417,418
NOTES:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW
COLLECTOR/ARTERIAL.
5. CLASS I BIKE PATH COSTS ARE SHOWN AS PART OF PROJECT B1
6. DRY UTILITY COSTS NOT INCLUDED
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BULLOCK LANE REALIGNMENT
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT T7
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QUANTITY ESTIMATE
UNIT COST PROJECT T8 PROJECT T8
SITE PREPARATION:
Clearing & Grubbing (Includes Select Tree Removal)$50,000 1 LS $50,000
Remove Existing Pavement $2 33400 SF $66,800
Remove HMA Dike $5 715 LF $3,575
Remove Fence $5,000 1 LS $5,000
SUBTOTAL $125,375
EARTHWORK:
Roadway Excavation $45 2960 CY $133,200
SWPPP Preparation & Implementation $50,000 1 LS $50,000
Erosion Control - Type D (Hydroseeding)$5,000 1 LS $5,000
SUBTOTAL $188,200
ROADWAY:
Hot Mix Asphalt Type A (Assume 6.5")$125 1360 TON $170,000
Class II Aggregate Base (Assume 11 in)$85 1135 CY $96,475
Class III Aggregate Base (Assume 12 in)$75 1240 CY $93,000
Construct Type A HMA Dike $10 840 LF $8,400
SUBTOTAL $367,875
TRAFFIC ITEMS:
Pavement Delineation & Signage $10,000 1 LS $10,000
Traffic Contol $75,000 1 LS $75,000
Stage Construction $50,000 1 LS $50,000
SUBTOTAL $135,000
MISCELLANEOUS:
Construct Fence $10,000 1 LS $10,000
Replant Trees $25,000 1 LS $25,000
SUBTOTAL $35,000
CONSTRUCTION SUBTOTAL $851,450
MOBILIZATION (10%)$85,145
CONSTRUCTION ESTIMATE $936,595
25% CONTINGENCY $234,149
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $280,979
TOTAL CONSTRUCTION ESTIMATE $1,451,722
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. DRY UTILITY COSTS NOT INCLUDED
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - REDUCING GRADE ON ORCUTT RD & HANSEN LANE
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT T8
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QUANTITY ESTIMATE
UNIT COST PROJECT B1 PROJECT B1
EARTHWORK:
Roadway Excavation $45 2790 CY $125,550
Assume 2' DG shoulder, 12' AC Ped/Bike Path, 2' DG shoulder (City of SLO 2013 Bicycle Transportation Plan)
SUBTOTAL $125,550
ROAD:
Hot Mix Asphalt Type A (Assume 3" thick)$125 1305 TON $163,125
Class II Aggregate Base (Assume 8" thick)$85 1719 CY $146,115
DG Shoulder (Assume 4" thick)$2 21120 SF $42,240
SUBTOTAL $351,480
MISCELLANEOUS:
Paint Stripe - 3" Solid Yellow Center Line $2 5800 LF $11,600
Yield Symbols $100 20 EA $2,000
Misc Signage $250 10 EA $2,500
SUBTOTAL $16,100
CONSTRUCTION SUBTOTAL $493,130
MOBILIZATION (10%)$49,313
CONSTRUCTION ESTIMATE $542,443
25% CONTINGENCY $135,611
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $162,733
TOTAL CONSTRUCTION ESTIMATE $840,787
NOTE:UNIT COST PER FOOT OF PATH $144.96
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. ESTIMATE IS BASED ON 5800 FEET OF PATH AND DOES NOT INCLUDE PORTIONS IN PARKS OR ADJACENT LOTS
4. DOES NOT INCLUDE BRIDGES, CULVERTS OR OTHER CROSSING STRUCTURES
5. EARTHWORK/GRADING IS ASSUMED TO BEGIN FROM ROUGH FINISHED GRADE
6. DRY UTILITY COSTS NOT INCLUDED UNITSORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - PEDESTRIAN AND BICYCLE PATHS (5800 FEET)
PRELIMINARY OPINION OF PROBABLE COST
PROJECT B1
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QUANTITY ESTIMATE
UNIT COST PROJECT B2 PROJECT B2
MOBILIZATION/DEMOLITION
PRIOR SIMILAR PROJECT
Jennifer Street Bridge - 1998 $2,500,000 1 LS $2,500,000
Cost Adjustment 200 ft / 300 ft (Jennifer St. span vs. Industrial Way span)-0.33 ($825,000)
SUBTOTAL $1,675,000
ESCALATION: ENR Construction Cost Index Aug 1998 = 5929, Aug 2016 = 10386
$1,675,000 0.75 LS $1,259,146
SUBTOTAL $1,259,146
CONSTRUCTION ESTIMATE $2,934,146
25% CONTINGENCY $733,536
TOTAL CONSTRUCTION ESTIMATE $3,667,682
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. DOES NOT INCLUDE UTILITY RELOCATIONS
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - PEDESTRIAN / BIKE OVERPASS AT INDUSTRIAL WAY
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT B2
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QUANTITY ESTIMATE
UNIT COST PROJECT B3 PROJECT B3
BRIDGE
100' x 12' Pedestrian / Bike bridge adjacent to the railroad bridge on Tank Farm $175 1200 SF $210,000
The bridge is assumed to be made of "H" section welded steel trusses
with weathered finish
Erect/Install Bridge $50,000 1 LS $50,000
Cast in in place concrete deck (4" thick)$20 1200 SF $24,000
Striping/Signage $2,000 1 LS $2,000
SUBTOTAL $286,000
APPROACHES/FOUNDATION
Import Fill Material, Grading $50 1700 CY $85,000
Foundation/Retaining Walls (Cast In Place Concrete- Exposed Face)$100 2000 SF $200,000
SUBTOTAL $285,000
TRAFFIC ITEMS
Traffic Control $20,000 1 LS $20,000
SUBTOTAL $20,000
CONSTRUCTION SUBTOTAL $591,000
MOBILIZATION (10%)$59,100
CONSTRUCTION ESTIMATE $650,100
25% CONTINGENCY $162,525
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $195,030
TOTAL CONSTRUCTION ESTIMATE $1,007,655
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. PAVEMENT AND STRUCTURAL SECTION APPROACHES (HMA, BASE, DG) INCLUDED IN PROJECT B1
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BIKE PATH EXTENSION OVER TANK FARM RD.
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT B3
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Transportation Pedestrian and Bicycle Paths
T1 Orcutt Road/Tank Farm Road
T2 Broad Street/South St-Santa Barbara Road B1 Pedestrian and Bicycle Paths
T3 Broad Street/Tank Farm Rd B2 Pedestrian/Bike Overpass at Industrial Way
T4 Orcutt Road/Johnson Ave B3 Bike Path Extension Over Tank Farm Rd
T5 Broad Street/Prado Road Extension
T6 Orcutt Road Widening @ UPRR/Laurel Parks & Recreation
T7 Bullock Lane Realignment
T8 Relocating Hanson Road P1 Central Neighborhood Park - Main Portion South of Creeks (Righetti)
T9 Transit Stops P3 Pocket Park
T10 Tank Farm Roundabout (at Righetti Ranch Road)P4 Linear Park System
T11 Orcutt Road Roundabout (at "A" Street)P5 Trail Junction Park
Orcutt Expansion Area Bridges
T12 Bridge A
T13 Bridge B
T14 Bridge C
T12
T14
T13
B3
B2
P1
P4 P5
P3
T3
T1
T2
T4
T5
T6
T7
T8
T11
T10
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blank.
Meeting Date: 11/15/2016
FROM: Monica Irons, Director of Human Resources
Prepared By: Nickole Sutter, Human Resources Analyst
SUBJECT: MEMORANDUM OF AGREEMENT BETWEEN THE CITY OF SAN LUIS
OBISPO AND THE SAN LUIS OBISPO CITY EMPLOYEES ASSOCIATION
(SLOCEA) FOR THE PERIOD OF 07/01/2016-06/30/2018
RECOMMENDATION
Adopt a resolution ratifying the Memorandum of Agreement (MOA) with a two-year term (July
1, 2016 through June 30, 2018) between the City of San Luis Obispo and SLOCEA (Attachment
A).
DISCUSSION
Background
SLOCEA represents approximately 170 members in classifications providing a wide variety of
services to the community including parks, streets, and facilities maintenance, utilities workers,
public works project and building inspectors, code enforcement, engineers, planners, and
administrative support. Compensation and benefits for this group of employees is established
by a Memorandum of Agreement (MOA) that expired on June 30, 2016.
In preparation for negotiations, the parties reviewed Council’s adopted Labor Relations
Objectives (LRO) which guided negotiations and resulted in the recommended agreement and
resolution before Council:
1. Maintain fiscal responsibility by ensuring that fair and responsible employee
compensation expenditures are supported by on-going revenues.
2. Continue to make progress in the area of long-term systemic pension cost
containment and reduction, including reversing the unfunded pension liability
trend and other actions consistent with State law.
3. Continue to effectively manage escalating health benefit costs through balanced
cost sharing and other means while maintaining comprehensive health care
coverage for all eligible employees.
4. As necessary to attract and retain well qualified employees at all levels of the
organization, provide competitive compensation as articulated in the City’s
Compensation Philosophy, including relevant local, statewide or national labor
markets.
Following the 2014 Benchmark Compensation Study, some SLOCEA classifications were found
to be well below the median of the comparison market on salary. Adjustments were made to
some classifications during the prior SLOCEA MOA to address potential recruitment and
retention issues. Therefore, an assumption was made that salaries were competitive as the City
entered these negotiations. To remain competitive, adjustments are necessary that keep pace
with economic indicators. The Consumer Price Index for the San Francisco-Oakland-San Jose
2
Packet Pg. 78
area has experienced an average increase of 2.5% over the past five years. Si milarly, comparison
agencies indicate negotiating COLAs in the range of 2% to 4% with 2.5% being the median
COLA for 2016-17.
SLOCEA’s primary interests were to address salary and health insurance concerns. SLOCEA
expressed concern that COLAs are not keeping pace with the market, due to the increased cost of
health insurance. Another interest SLOCEA had was to receive an increase in standby pay as it
had not been adjusted in over ten years.
Consistent with Council’s LRO, the City aims to remain competitive and appreciates the concern
regarding increasing health care costs. Fortunately, CalPERS introduced a new HMO in the
City’s region that provides a lower cost option than previously offered. The City also was
interested in ensuring compliance with the Affordable Care Act (ACA) and limiting potential
liability due to recent changes in the Fair Labor Standards Act (FLSA).
SLOCEA Terms of Agreement
Consistent with the LRO adopted by Council, the Agreement includes modest cost of living
adjustments consistent with other bargaining units, continued cost sharing of health insurance,
and a slight increase in standby pay. The following is a summary of the key changes included in
the successor SLOCEA MOA:
1. Term of Agreement: July 1, 2016 - June 30, 2018
2. Cost of Living Adjustments:
a. 2% effective the first full pay period in September 2016,
b. 2% effective the first full pay period in July 2017.
3. Standby Pay: Increase from $35 to $45 per weekday and from $40 to $65 per
weekend and holiday.
4. Health Insurance Cost Sharing: Maintain the current cost-sharing model that
increases the City contribution by 50% of the average percent increase in
CalPERS medical premiums. The agreement no longer allows employees
electing coverage in the City’s health plan to receive cash back, ensuring
compliance with the ACA and limiting overtime costs under FLSA.
The term of agreement will expire halfway through the 2017-19 Financial Plan, offering some
stability as the City enters into that budgeting process. Th e COLAs should keep pace with
market movement in salary and are consistent with those granted to other City bargaining units.
Standby Pay has not increased in over ten years. Consequently, this was a key issue for SLOCEA
even though only 33% of the membership is eligible for standby pay and only about eight
employees are assigned to standby on any given week.
The continued health insurance cost sharing is consistent with Council’s LRO and given the
changes in CalPERS health plans and premiums for 2017, the overall package should remain
competitive. In fact, the City health contribution is consistent with the median contribution
amounts of comparison agencies in the 2014 Benchmark Compensation Study, depending on an
individual’s election and coverage.
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FISCAL IMPACT
The cumulative annual ongoing total compensation cost after all items in the two -year term are
implemented is approximately $755,000. Funding is available in the current 2015-17 Financial
Plan for cost increases resulting during that timeframe. Subsequent costs were modeled in the
Five-Year Fiscal Forecast and are sustainable under the most recent assumptions in that forecast
to ensure consistency with Council’s adopted LRO’s and Fiscal Responsibility Philosophy.
ALTERNATIVES
Do not approve the resolution and direct staff to negotiate a different successor agreement and
resolution. This alternative is not recommended as the agreement is consistent with the
Council’s previous direction and the City’s employer-employee relations policies.
Attachments:
a - SLOCEA Resolution 2016
b - SLOCEA MOA 2016-18
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R ______
RESOLUTION NO._______(2016 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ADOPTING AND RATIFYING THE
MEMORANDUM OF AGREEMENT BETWEEN THE CITY OF SAN LUIS
OBISPO AND THE SAN LUIS OBISPO CITY EMPLOYEES
ASSOCIATION FOR THE PERIOD OF JULY 1, 2016 THROUGH JUNE 30,
2018.
WHEREAS, the San Luis Obispo City Employees Association (SLOCEA) is committed to
providing high quality service to the community and recognize the City’s commitment to fiscal
responsibility; and
WHEREAS, the City Council is committed to providing competitive compensation to
recruit and retain well qualified employees, as provided in the City’s adopted Compensation
Philosophy;
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. The Memorandum of Agreement between the City of San Luis Obispo and
SLOCEA, attached hereto as Exhibit “A” and incorporated herein by this reference, is hereby
adopted and ratified.
SECTION 2. The Director of Finance shall adjust the appropriate accounts to reflect the
compensation changes in the 2016-2017 and 2017-2018 Fiscal Year Budgets and Five-year
Forecast and other budgetary documents as needed.
SECTION 3. The City Clerk shall furnish a copy of this resolution and a copy of the
executed Memorandum of Agreement approved by it to: Ron Faria, SLOCEA President, and
Monica Irons, Director of Human Resources.
Upon motion of ______________________, seconded by ________________________, and on
the following roll call vote:
AYES:
NOES:
ABSENT:
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Resolution No. _____ (2016 Series) Page 2
R ______
The foregoing resolution was adopted this 15th day of November 15, 2016.
___________________________________
Mayor Jan Marx
ATTEST:
__________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
__________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
___________________________________
Carrie Gallagher
City Clerk
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MEMORANDUM OF AGREEMENT
BETWEEN
THE CITY OF SAN LUIS OBISPO
AND THE
SAN LUIS OBISPO
CITY EMPLOYEES' ASSOCIATION
JANUARY 1, 2015JULY 1, 2016
Through
JUNE 30, 20186
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TABLE OF CONTENTS
ARTICLE 1 - PARTIES TO AGREEMENT ............................................................. 1
ARTICLE 2 - RECOGNITION ..................................................................................... 2
ARTICLE 3 - TERM OF AGREEMENT ....................................................................... 3
ARTICLE 4 - RENEGOTIATION ................................................................................. 4
ARTICLE 5 - SALARY ................................................................................................ 5
ARTICLE 6 - OVERTIME ............................................................................................ 9
ARTICLE 7 - STANDBY ............................................................................................ 11
ARTICLE 8 - CALLBACK .......................................................................................... 12
ARTICLE 9 - WORK OUT-OF-CLASSIFICATION .................................................... 13
ARTICLE 10 - TEMPORARY ASSIGNMENT ........................................................... 14
ARTICLE 11 - BILINGUAL PAY ................................................................................ 15
ARTICLE 12 - INFORMATION TECHNOLOGY CERTIFICATION INCENTIVES ..... 16
ARTICLE 13 - MECHANIC TOOL ALLOWANCE ..................................................... 17
ARTICLE 14 - PAYDAY ............................................................................................ 18
ARTICLE 15 - RETIREMENT ................................................................................... 19
ARTICLE 16 - INSURANCE ..................................................................................... 22
ARTICLE 17 - LONG TERM DISABILITY INSURANCE ........................................... 30
ARTICLE 18 - HOLIDAYS ........................................................................................ 32
ARTICLE 19 - SICK LEAVE ...................................................................................... 34
ARTICLE 20 - BEREAVEMENT LEAVE ................................................................... 37
ARTICLE 21 - FAMILY LEAVE ................................................................................. 38
ARTICLE 22 - VACATION LEAVE ............................................................................ 40
ARTICLE 23 - WORKERS' COMPENSATION LEAVE ............................................. 42
ARTICLE 24 - WORK SCHEDULE ........................................................................... 43
ARTICLE 25 - PROBATION PERIOD ....................................................................... 44
ARTICLE 26 – PERFORMANCE EVALUATIONS .................................................... 45
ARTICLE 27 - AMERICANS WITH DISABILITIES ACT ........................................... 46
ARTICLE 28 - TRANSFER ....................................................................................... 47
ARTICLE 29 - LAYOFFS .......................................................................................... 48
ARTICLE 30 - MODIFIED DUTY ASSIGNMENT ...................................................... 53
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ARTICLE 31 - CLASS "A & B" PHYSICALS ............................................................. 54
ARTICLE 32 - UNIFORM AND UNIFORM ALLOWANCE ........................................ 55
ARTICLE 33 - SAFETY PROGRAM ......................................................................... 56
ARTICLE 34 - EMPLOYEE RIGHTS ........................................................................ 57
ARTICLE 35 - GRIEVANCE PROCEDURE .............................................................. 58
ARTICLE 36 - REPRESENTATIVE ROLE ................................................................ 60
ARTICLE 37 - COMMITTEE REPRESENTATION ................................................... 62
ARTICLE 38 - DUES DEDUCTION/AGENCY SHOP ............................................... 63
ARTICLE 39 - MANAGEMENT RIGHTS .................................................................. 65
ARTICLE 40 - PEACEFUL PERFORMANCE ........................................................... 66
ARTICLE 41 - FULL AGREEMENT .......................................................................... 67
ARTICLE 42 - SAVINGS CLAUSE ........................................................................... 68
ARTICLE 43 - AUTHORIZED AGENTS .................................................................... 69
ARTICLE 44 - SIGNATURES ................................................................................... 70
APPENDIX A - CLASSIFICATIONS ......................................................................... 71
APPENDIX B – SKILLS BASED PAY GUIDANCE DOCUMENT ............................. 73
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ARTICLE 1 - PARTIES TO AGREEMENT
This Agreement is made and entered into this 157th day of NovemberJuly, 20165, by and
between the City of San Luis Obispo, hereinafter referred to as the City, and the San Luis
Obispo City Employees' Association, hereinafter referred to as the Association.
Nothing in this Agreement between the parties shall invalidate nor be substituted for any
provisions in City Resolution No. 6620 or AB 646 codified in California Government Code
Sections 3505.4, 3505.5 and 3507.7 unless so stipulated to by provision(s) contained herein
and agreed to.
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ARTICLE 2 - RECOGNITION
Pursuant to Government Code Section 3500 et seq and City Resolution No. 6620, the City
hereby recognizes the San Luis Obispo City Employees' Association as the bargaining
representative for purposes of representing regular and probationary employees, occupying
the position classifications set forth in Appendix A, in the General Unit with respect to their
compensation, hours and other terms and conditions of employment for the duration of the
Agreement.
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ARTICLE 3 - TERM OF AGREEMENT
This Agreement shall become effective January 1, 2015July 1, 2016, except that those
provisions which have specific implementation dates shall be implemented on those dates
and shall remain in full force and effect until midnight June 30, 20186.
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ARTICLE 4 - RENEGOTIATION
If the Association desires to negotiate a successor Agreement, then the Association shall
serve upon the City its intent to begin negotiations no earlier than 120 days or later than 90
days prior to the expiration of the MOA., during March of 2016,. Negotiations shall begin
within, but no later than, thirty (30) days from the date of receipt of the notice. Parties may
by mutual agreement modify the date for commencement of negotiations.
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ARTICLE 5 - SALARY
SECTION A. RULES GOVERNING STEP CHANGES FOR NON-SKILLS BASED
PAY EMPLOYEES
The following rules shall govern step increases for employees:
(1) The first step is the minimum rate and shall normally be the hiring rate for the
class. In cases where it is difficult to secure qualified personnel, or if a person
of unusual qualifications is hired, the Human Resources Director may authorize
hiring at any step.
(2) The second step is an incentive adjustment to encourage an employee to
improve his/her work. An employee may be advanced to the second step
following the completion of twelve months satisfactory service upon
recommendation by his/her department head and the approval of the Human
Resources Director.
(3) The third step represents the middle value of the salary range and is the rate at
which a fully qualified, experienced and ordinarily conscientious employee may
expect to be paid after a reasonable period of satisfactory service. An
employee may be advanced to the third step after completion of twelve months
service at the second step, provided the advancement is recommended by the
department head and approved by the Human Resources Director.
(4) The fourth and fifth steps are to be awarded only if performance is deemed
competent or above as shown on the last performance evaluation. An
employee may be advanced to the fourth step after completion of one year of
service at the third step provided the advancement is recommended by the
department head and approved by the Human Resources Director. An
employee may be advanced to the fifth step after completion of one- year
service at the fourth step provided the advancement is recommended and
justified in writing by the department head and approved by the Human
Resources Director.
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(5) The above criteria for step increases apply except where other arrangements
are authorized by the City Manager.
(6) In applying the above rules, the next step shall be granted, other conditions
having been met, on the first day of the payroll period within which the
anniversary date occurs.
(7) Should the employee's salary not be increased, it shall be the privilege of the
department head and City Manager to reconsider such increase at any time
during the year.
(8) Each department head shall be authorized to reevaluate employees who reach
Step 5 in their pay range. An employee who is not performing up to standard
for the fifth step shall be notified in writing that the department head intends to
reduce him one step unless his job performance improves to an acceptable
level by the end of 60 days. Prior to the end of 60 days the department head
shall again reevaluate the employee and, as part of that reevaluation, shall
notify the employee if the pay reduction shall then become effective. The fifth
step may be reinstated at any time upon recommendation of the department
head. If the department head deems it necessary to again remove the fifth step
during the same fiscal year, he/she may make the change at any time with three
business days written notice.
(9) The guidelines for skills based pay classifications are set forth in Appendix B.
SECTION B. RULES GOVERNING SKILLS BASED PAY
The guidelines for skills based pay classifications are set forth in Appendix B.
C. "Y" RATING
An employee who is not performing up to established job standards for reasons
including but not limited to transfer, reclassification, and performance issues may be
"Y" rated, freezing his/her salary until such time as there is an improved job
performancestandards are met. The department head shall give 60 days written
notice to any employee he/she intends to "Y" rate, giving the employee an opportunity
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to correct any deficiencies. A "Y" rated employee would not receive either step
increases or salary increases granted by the City Council in a MOA resolution such as
across the board cost of living increases, market equity increases, or other increases
to salary. The "Y" rating procedure shall not result (then or later) in the employee being
frozen below the next lower step of the new range. For example, if an employee is at
step 4 when "frozen" his/her salary shall not ever be less than the current step 3 by
this action. The only limited exception to “Y” rating may be found in Appendix B, Skills
Based Pay Guidance document.
SECTION D.C COMPUTATION OF SALARY RANGE
Each salary range consists of five steps (1 through 5). Steps 1 through 4 equal 95%
of the next highest step, computed to the nearest one dollar.
Step 4 = 95% of Step 5
Step 3 = 95% of Step 4
Step 2 = 95% of Step 3
Step 1 = 95% of Step 2
Each across-the-board % salary increase shall raise step 5 of range 1 by that %. Step
5 of each successive salary range will be 2.63% above step 5 of the next lower range.
After all step 5's of salary ranges have been established, each step 5 shall be rounded
off to the nearest $1.00 and the remaining steps established in accordance with the
above formula.
SECTION D E. SALARY PROVISION FOR THE TERM OF AGREEMENT
The parties agree to a salary increase as set forth below to be effective on the first
day of the first full payroll period following the date prescribed for all unit memb ers.
2% January 1, 2015September 1, 2016
2% January 1, 2016 July 1, 2017
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SECTION E Compensation Study Equity Adjustments
1. The parties agree to an equity adjustment as set forth below to be effective on the
first day of the first full payroll period in July 2015 for the following positions:
Associate Planner 2.6%
Building Inspector I 5.3%
Building Inspector II 5.3%
Database Administrator 8.1%
GIS Specialist I 8.1%
GIS Specialist II 8.1%
Information Technology Assistant 5.3%
Laboratory Analyst SBP 6.0%
Network Administrator 8.1%
Permit Coordinator 2.7%
Plans Examiner 2.6%
Wastewater Collections Systems Operator SBP 6.0%
Water Distribution Systems Operator SBP 6.0%
Water Resources Reclamation Chief Main Tech 6.0%
Water Supply Operator SBP 6.0%
Water Treatment Plant Chief Operator 6.0%
Water Treatment Plant Maintenance Tech SBP 6.0%
Water Treatment Plant Operator SBP 6.0%
WRRF Chief Operator 6.0%
WRRF Maintenance Tech SBP 6.0%
WRRF Operators SBP 6.0%
2 The parties agree to an equity adjustment as set forth below to be effective on the
first day of the first full payroll period in June 2016 for the following positions:
Laboratory Analyst SBP 6.0%
Wastewater Collections Systems Operator SBP 6.0%
Water Distribution Systems Operator SBP 6.0%
Water Resources Reclamation Chief Main Tech 6.0%
Water Supply Operator SBP 6.0%
Water Treatment Plant Chief Operator 6.0%
Water Treatment Plant Maintenance Tech SBP 6.0%
Water Treatment Plant Operator SBP 6.0%
WRRF Chief Operator 6.0%
WRRF Maintenance Tech SBP 6.0%
WRRF Operators SBP 6.0%
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ARTICLE 6 - OVERTIME
A. DEFINITION
Overtime is defined as all hours preauthorized by management and worked by the
employee in excess of forty (40) hours worked in a work week.
All paid leave hours shall be counted as hours worked for purposes of calculating
overtime to include Vacation, Holiday, Sick Leave and CTO. All overtime shall be
authorized by the department head or designee prior to being compensated.
B. COMPENSATION
All oOvertime as defined in Section A of this Article shall be compensated paid in cash
at one and one half (1 1/2) times the employee's regular base rate of pay, plus
incentives as defined below in Section D, or in time off (CTO) at the rate of one and
one-half (1 1/2) hours for each hour of overtime worked. All overtime shall be
compensated to the nearest five (5) minutes worked.
Separate and apart from the City's contractual obligation to pay overtime in
accordance with Section A above, the City is obligated to calculate and pay, at a
minimum, FLSA overtime based on the federally defined regular rate of pay applicable
to members of SLOCEA's bargaining unit.
C. COMPENSATORY TIME OFF (CTO)
An employee eligible for overtime compensation as defined in Section B above may
elect compensation in the form of time off (CTO). An employee shall be compensated
in CTO only if the employee's department head or designee approved such
compensation. An employee may not be compensated in CTO for more than sixty
(60) hours of overtime worked in the calendar year. Accumulated CTO may be taken
through December 31st of each calendar year. Accumulated CTO not taken by
midnight December 31st shall be compensated in cash at straight time. Such
compensation shall be paid in January of the following year.
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D. PAY INCENTIVES TO BE INCLUDED IN THE BASE RATE FOR OVERTIME
Bilingual Pay
Safety Committee Pay
Microsoft Certified Engineer (MSCE) or VMware Certified Professional (VCP)
Certifications
Standby Pay
E. WORK WEEK FOR CALCULATION OF OVERTIME
For all bargaining unit members working a regular 5/40 work schedule or a 4/10
alternative work schedule, the work week for the purpose of calculating overtime as
defined in Sections A & B of this Article shall be seven consecutive days, beginning at
12:00 am Thursday and ending at 11:59 pm Wednesday.
For all bargaining unit members working a 9/80 alternative work schedule, the work
week for the purpose of calculating overtime as defined in Section A and B of this
Article shall be seven consecutive days, beginning exactly four hours into their eight-
hour shift on the day of the week which constitutes their alternative regular day off.
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ARTICLE 7 - STANDBY
A. Standby duty is defined as that circumstance which requires an employee so assigned
to:
Be ready to respond immediately to a call for service;
Be readily available at all hours by telephone or other agreed-upon
communication equipment; and
Refrain from activities which might impair his/her assigned duties upon call
(including alcohol consumption).
B. Effective the first full pay period following the adoption of this agreement by City
Council, eEmployees will receive thirty forty-five dollars ($435.00) for each week day,
and forty sixty-five dollars ($6540.00) for each weekend day, and forty dollars ($40.00)
for each holiday of such assignment.
C. For return to work as part of a standby assignment, as defined above, the City will
guarantee either two (2) hours of pay in cash at straight time or pay at time and one
half for time actually worked whichever is greater.
D. The parties agree that employees on standby, as defined above, are "waiting to be
engaged."
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ARTICLE 8 - CALLBACK
A. DEFINITION
Callback is defined as that circumstance which requires an employee to unexpectedly
return to work after the employee has left work at the end of the employee's workshift
or workweek;
Except that, an early call-in of up to two (2) hours prior to the scheduled start or a
workshift shall not be considered a callback.
B. COMPENSATION
For an unexpected return to work, as defined in A above, the City will guarantee either
four (4) hours pay in cash at straight time or pay at time and one-half for time actually
worked, whichever is greater.
If an employee who was called back and has completed his/her assignment and left
work is again called back to work, he/she will not receive another minimum if the return
is within the original minimum.
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ARTICLE 9 - WORK OUT-OF-CLASSIFICATION
A. OUT-OF-CLASS ASSIGNMENT
For the purposes of this article, an out-of-class assignment is the full-time performance
of all the significant duties of an available, funded position in one classification by an
individual in a position in another classification. An employee assigned in writing by
management to work out-of-class in a position that is assigned a higher pay range and
is vacant pending an examination or is vacant due to an extended sick leave, shall
receive five percent (5%), but in no case more than the next higher step of the higher
class, in addition to their regular base rate commencing on the eleventh consecutive
workday on the out-of-class assignment. Employees assigned as project managers
and thereby working out-of-classification shall receive compensation pursuant to this
section.
Work out-of-class compensation will be evaluated after six months. Out-of-class
compensation will be increased to the first step of the higher classification at least five
percent (5%) upon the recommendation of the supervisor and approval of the
department head.
B. SEASONAL SUPERVISION
If, in addition to his/her regularly assigned employees, any employee responsible for
five (5) or more temporary workers for a period exceeding 10 consecutive work days
shall receive additional pay of 5% commencing with the 11th day.
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ARTICLE 10 - TEMPORARY ASSIGNMENT
An appointing authority may temporarily assign an employee to a different position for a
specific period of time not to exceed 90 days, after which the employee returns to his/her
regular duties and position from which he/she was regularly assigned. Such action shall
have the prior approval of the Human Resources Director. An appointing authority may
assign an employee to a different position for a period of time not to exceed 90 days,
provided the employee has received 24 hours written notice which includes reasons for the
assignment. Employees who are subject to temporary assignment shall be compensated in
accordance to Article 9A.
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ARTICLE 11 - BILINGUAL PAY
Employees certified as bilingual in Spanish through a testing process and certified as being
required to regularly use their Spanish speaking skills shall receive a bilingual payment of
thirty-five ($35) dollars per pay period. Additional languages may be approved by the City
based upon demonstrated need. Regardless of certification and payment, all employees
shall use any language skills they possess to the best of their ability.
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ARTICLE 12 - INFORMATION TECHNOLOGY CERTIFICATION INCENTIVES
The following classifications are eligible to receive a $500 monthly stipend for a Microsoft
Certified Engineer (MSCE) or VMWARE Certified Professional Certification (VCP):
Control Systems Administrator
Network Administrator
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ARTICLE 13 - MECHANIC TOOL ALLOWANCE
The following classifications are eligible to receive a tool allowance of $1,000 per year for
tool replacement, tool purchase, and/or tool updates:
Mechanic Helper
Heavy Equipment Mechanic
The allowance will be included on the first full pay period in the employee’s first paycheck in
January each calendar year. Eligible employees hired after the annual tool allowance is
provided, will receive a prorated tool allowance, based on his/her start date.
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ARTICLE 142 - PAYDAY
Payroll will be disbursed on a bi-weekly schedule. Payday will be every other Thursday.
This disbursement schedule is predicated upon normal working conditions and is subject to
adjustment for cause beyond the City's control. The City will not compel electronic deposits.
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ARTICLE 153 - RETIREMENT
A. Employees hired before December 6, 2012
The City agrees to provide the Public Employees' Retirement System’s 2.7% at age
55 plan to all eligible employees including the amendments permitting conversion of
unused sick leave to additional retirement credit, the 1959 survivor's benefit (4th level),
one year final compensation, the Military Service Credit option, and the Pre-Retirement
Option 2 Death Benefit.
Effective the first full pay period in January 2014, employees covered by the 2.7% at
55 plan will pay the full eight percent member contribution to PERS.
The employee pays to PERS their contribution ; as allowed under Internal Revenue
Service Code Section 414 (h) (2) the contribution is made on a pre-tax basis.
B. “Classic Members” hired on or after December 6, 2012
For “Classic Members” hired on or after December 6, 2012, the City will provide the
PERS 2% at 60 retirement plan using the highest three year average as final
compensation. The second tier formula will include the following amendments:
conversion of unused sick leave to additional retirement credit, the 1959 survivor's
benefit (4th level), the Military Service Credit option, and the Pre-Retirement Option 2
Death Benefit. Employees hired under this plan will pay the full member contribution
required under the plan, presently seven percent (7%). CalPERS determines who is
a “classic member” within the meaning of the California Public Employees’ Pension
Reform Act (PEPRA).
The employee pays to PERS their contribution; as allowed under Internal Revenue
Service Code Section 414 (h) (2) the contribution is made on a pre-tax basis.
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C. New Members
For all employees who CalPERS determines are “new members” within the meaning
of the PEPRA, the City will provide the PERS 2% at 62 retirement plan using the
highest three year average as final compensation.
Effective upon their date of hire, new members will pay 50% of the total normal cost of
the member contribution, as determined by CalPERS.
The employee pays to PERS their contribution; as allowed under Internal Revenue
Service Code Section 414 (h) (2) the contribution is made on a pre-tax basis.
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ARTICLE 14 - RETIREE MEDICAL TRUST
The Retiree Medical Trust was dissolved effective December 31, 2013.
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ARTICLE 165 - INSURANCE AND REFUND
A. HEALTH FLEX ALLOWANCE
Employees electing medical coverage in the City’s plans shall receive a health flex
allowance, as defined by the Affordable Care Act (“ACA”), and shall purchase such
coverage through the City’s Cafeteria Plan. If the health flex allowance is l ess than
the cost of the medical plan, the employee shall have the opportunity to pay the
difference between the health flex allowance and the premium cost on a pre -tax
basis through the City’s Cafeteria Plan. If the premium cost for medical coverage is
less than the health flex allowance, the employee shall not receive any unused
health flex in the form of cash or purchase additional benefits under the Cafeteria
Plan. Less than full-time employees shall receive a prorated share of the City's
contribution. The 2016 and 2017 monthly health flex allowance amounts are:
Level of Coverage 2016 Rates 2017 Rates
Employee Only $ 517.00 $539.00
Employee Only "Grandfathered"
*with no cash back option $790.00 $790.00
Employee Plus One $1,023.00 $1,066.00
Family $1,383.00 $1,442.00
Employees hired prior to September 1, 2008 that are grandfathered in and elect
employee only medical coverage will receive the health flex allowance listed above for
employee only “grandfathered” coverage. If the premium cost for medical coverage is
less than the health flex allowance, the employee shall not receive any unused health
flex in the form of cash.
Effective December 2017 (for the January 2018 premium), the City’s total health flex
allowance for group medical coverage shall be modified by an amount equal to one-
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half of the average percentage increase for family coverage in the PERS health plans
available in San Luis Obispo County. For example: if three plans were available and
the year-to-year changes were +10%, +15%, and +20% respectively, the City’s
contribution would be increased by 7.5% (10% + 15% + 20% ÷ 3 = 15% x 1/2). The
employee only grandfathered amount will not adjust.
City agrees to continue its contribution to the health flex allowance for two (2) pay
periods in the event that an employee has exhausted all paid time off due to an
employee's catastrophic illness. That is, the employee shall receive regular City health
flex allowance for the first two pay periods following the pay period in which the
employee's accrued vacation and sick leave balances reach zero (0).
B. PERS HEALTH BENEFIT PROGRAM
The City has elected to participate in the PERS Health Benefit Program. The City
shall contribute an equal amount towards the cost of medical coverage under the
Public Employee’s Medical and Hospital Care Act (PEMHCA) for both active
employees and retirees. The City’s contribution toward coverage under PEMHCA
shall be the statutory minimum contribution amount established by CalPERS on an
annual basis. The City's contribution will come out of that amount the City currently
contributes to employees as part of the City’s Cafeteria Plan. The cost of the City's
participation in PERS will not require the City to expend additional funds toward
health insurance. In summary, this cost and any increases will be borne by the
employees.
Health Insurance Benefits for Domestic Partners
The City has adopted a resolution electing to provide health insurance benefits to
domestic partners (Section 22873 of the PEMHCA).
C. CONDITIONAL OPT OUT
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Employees who at initial enrollment or during the annual open enrollment period,
complete an affidavit and provide proof of other minimum essential coverage for
themselves and their qualified dependents (tax family) that is not a qualified health
plan coverage under an exchange/marketplace or an individual plan, will be allowed
to waive medical coverage for themselves and their qualified dependents (tax family).
The monthly conditional opt-out incentives are:
Opt Out $200
“Grandfathered” Opt Out $790 (hired before September 1, 2008)
The conditional opt-out incentive shall be paid in cash (taxable income) to the
employee. The employee must notify the City within 30 days of the loss of other
minimum essential coverage. The conditional opt-out payment shall no longer be
payable, if the employee and family members cease to be enrolled in other minimum
essential coverage. Employees receiving the conditional opt-out amount will also be
assessed $16.00 per month to be placed in the Retiree Health Insurance Account.
This account will be used to fund the City's contribution toward retiree premiums and
the City's costs for the Public Employee's Contingency Reserve Fund and the
Administrative Costs. However, there is no requirement that these funds be used
exclusively for this purpose nor any guarantee that they will be sufficient to fund
retiree health costs, although they will be used for negotiated employee benefits.
D. DENTAL AND VISION INSURANCE/DEPENDENT COVERAGE
Effective January 1, 2017, employee participation in the City's dental and vision plans
is optional. Employees who elect coverage shall pay the dental and/or eye premium
by payroll deductions on a pre-tax basis through the City’s Cafeteria Plan.
E. LIFE INSURANCE
Employees shall pay for life insurance coverage of Fifty Thousand Dollars ($50,000).
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F. MEDICAL PLAN REVIEW COMMITTEE
The Association shall appoint two voting representatives to serve on a Medical Plan
Review Committee. In addition, the Association may appoint one non-voting
representative to provide a wider range of viewpoint for discussion. The vote of each
voting representative shall be weighted according to the number of employees
represented by the Association.
1. DUTIES AND OBLIGATIONS OF THE MEDICAL PLAN REVIEW COMMITTEE
a. Review and suggest changes for the City's flexible benefits plan and the
insurance plans offered under the MOA;
b. Submit to the City and its employee associations recommendations on
proposed changes for the City's flexible benefits plan and the insurance
plans offered under the MOA;
c. Disseminate information and educate employees about the City's
flexible benefits plan and the insurance plans offered under the MOA;
d. Participate in other related assignments requested by the City and its
employee associations.
2. MISCELLANEOUS
a. The actions of the Medical Plan Review Committee shall not preclude
the Association and the City from meeting and conferring.
b. No recommendation of the Medical Plan Review Committee on matters
within the scope of bargaining shall take effect before
completion of meet and confer requirements between the City and
Association.
c. If changes to the City's flexible benefits plan or Cafeteria Plan, are
subject to meet and confer requirements, the City and the Association
agree to meet and confer in good faith.
d. In performing its duties, the Medical Plan Review Committee may
consult independent outside experts. The City shall pay any fees
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incurred for this consultation, provided that the City has approved the
consultation and fees in advance.
A. CONTRIBUTION
1. The City shall contribute the amounts as set forth below for Cafeteria Plan
benefits for each regular, full time employee covered by this agreement. Employees
shall be eligible for the City contributions set forth above based on number of
dependents they enroll in the PERS Medical Benefit Program. The Cafeteria Plan
amount is inclusive of mandatory dental and vision coverage. Less than full-time
employees shall receive a prorated share of the City's contribution.
Opt Out $ 200.00
Employee Only $ 492.00
Employee Plus One $ 973.00
Family $1,316.00
“Grandfathered” $ 790.00
Effective December 2015 (for the January 2016 premium) the City’s total Cafeteria
Plan contribution shall be modified by an amount equal to one-half of the average
percentage increase for family coverage in the PERS health plans available in San
Luis Obispo County. For example: if three plans were available and the year-to-year
changes were +10%, +15%, and +20% respectively, the City’s contribution would be
increased by 7.5% (10% + 15% + 20% ÷ 3 = 15% x 1/2).
2. Employees hired on September 1, 2008 or thereafter who elect not to be
covered and opt out of the City medical plan will be required to provide proof of medical
insurance elsewhere and receive a $200 per month cafeteria contribution.
3. Employees hired prior to September 1, 2008 who elected either employee
only medical coverage or who elect to opt out of the City medical plan with proof of
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medical insurance elsewhere shall be “grandfathered” in at the $790 per month
contribution amount.
B: INSURANCE COVERAGE
1. PERS Health Benefit Program
The City has elected to participate in the PERS Health Benefit Program with
the "unequal contribution option" at the PERS Minimum Contribution Rate,
currently $122.00 per month for active employees and retirees. The City's
contribution will come out of that amount the City currently contributes to
employees as part of the City’s Cafeteria Plan. The cost of the City's
participation in PERS will not require the City to expend additional funds toward
health insurance beyond what is already provided for. In summary, this cost
and any increases will be borne by the employees.
2. Health Insurance Coverage Optional Participation
Employees with proof of medical insurance elsewhere are not required to
participate in the PERS Health Benefit Program and may receive the unused
portion of the City's contribution (after dental and vision insurance premiums
are deducted) in cash in accordance with the City's Cafeteria Plan. Those
employees will also be assessed $16.00 per month to be placed in the Retiree
Health Insurance Account. This account will be used to fund the Retiree Health
Insurance Account. This account will be used to fund the City's contribution
toward retiree premiums and the City's costs for the Public Employee's
Contingency Reserve Fund and the Administrative Costs. However, there is
no requirement that these funds be used exclusively for this purpose nor any
guarantee that they will be sufficient to fund retiree health costs, although they
will be used for negotiated employee benefits.
3. Health Insurance Benefits for Domestic Partners
The City has adopted a resolution electing to provide health insurance
benefits to domestic partners (Section 22873 of the Public Employees’
Medical and Hospital Care Act [PEMCHA]).
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4. Dental and Vision Insurance/Dependent Coverage
Employees will be required to participate in the City's dental and vision plans at
the “employee only” rate. Should they elect to cover dependents in the City's
dental and vision plans, they may do so, even if they do not have dependent
coverage under the PERS medical plan.
C. LIFE INSURANCE
Employees shall pay for life insurance coverage of Fifty Thousand Dollars ($50,000).
The effective date of the increase will depend on approval from Standard Insurance
Company.
D. MEDICAL PLAN REVIEW COMMITTEE
The Association shall appoint two voting representatives to serve on a Medical Plan
Review Committee. In addition, the Association may appoint one non-voting
representative to provide a wider range of viewpoint for discussion. The vote of each
voting representative shall be weighted according to the number of employees
represented by the Association.
1. DUTIES AND OBLIGATIONS OF THE MEDICAL PLAN REVIEW COMMITTEE
a. Review and suggest changes for the City's flexible benefits plan and the
insurance plans offered under the MOA;
b. Submit to the City and its employee associations recommendations on
proposed changes for the City's flexible benefits plan and the insurance
plans offered under the MOA;
c. Disseminate information and educate employees about the City's
flexible benefits plan and the insurance plans offered under the MOA;
d. Participate in other related assignments requested by the City and its
employee associations.
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2. MISCELLANEOUS
a. The actions of the Medical Plan Review Committee shall not preclude
the Association and the City from meeting and conferring.
b. No recommendation of the Medical Plan Review Committee on matters
within the scope of bargaining shall take effect before
completion of meet and confer requirements between the City and
Association.
c. If changes to the City's flexible benefits plan or Cafeteria Plan, are
subject to meet and confer requirements, the City and the Association
agree to meet and confer in good faith.
d. In performing its duties, the Medical Plan Review Committee may
consult independent outside experts. The City shall pay any fees
incurred for this consultation, provided that the City has approved the
consultation and fees in advance.
E. City agrees to continue its contribution to the Cafeteria Plan for two (2) pay periods
in the event that an employee has exhausted all paid time off due to an employee's
catastrophic illness. That is, the employee shall receive regular City health
payment benefit for the first two pay periods following the pay period in which the
employee's accrued vacation and sick leave balances reach zero (0).
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ARTICLE 176 - LONG TERM DISABILITY INSURANCE
A. COVERAGE
All employees shall be covered by Long Term Disability Insurance (LTD).
B. COST OF LTD
The employee shall pay all costs of the program, which the City shall deduct from
employees' paychecks.
C. ACCUMULATION OF BENEFITS
Time-in-service and other City benefits will only accrue when an employee is on
City-paid time.
D. COORDINATION OF BENEFITS
1. LTD payments shall be coordinated with accumulated paid time so that take
home pay will not exceed regular take home pay. Paid time is defined as
vacation, sick leave, CTO, and holiday.
2. The coordination of payments will be administered by the City. The employee
must take his/her uncashed LTD benefit check to Finance.
a. Determination of the use of paid time for coordination of benefits shall
be made by the City. Employees on disability leave shall be required to
use all accumulated paid time prior to using unpaid time.
b. Employees who receive LTD benefits shall receive credit for a portion of
the paid leave used to cover their absence. To determine the credit, the
amount of their LTD benefit shall be divided by their base hourly rate
multiplied by 1.4. The credit shall be prorated if the employee has any
non-paid time during the pay period. To receive the credit, the employee
must sign his/her LTD benefit check over to the City.
EXAMPLE: Employee uses 80 hours of sick leave.
Employee receives $384 from LTD.
Employee's hourly rate is $9.67.
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1.4 x $9.67 = $13.54
$384 / $13.54 = 28.36 hours.
The employee receives a credit of 28.36 hours.
E. ACCRUAL OF BENEFITS WHILE ON LTD LEAVE
1. If an employee has no paid time at the beginning of a pay period, the employee
shall neither accrue vacation or sick leave, nor shall the employee receive
his/her regular City health payment benefit except as provided in #3 below. To
continue health insurance, the employee must pay the entire cost of his/her
health coverage for that pay period.
2. If an employee has at least sixteen hours of paid time at the beginning of a pay
period, the employee shall receive his/her regular vacation and sick leave
accruals.
3. If an employee has any paid time at the beginning of a pay period, the employee
shall receive his/her regular City health payment benefit for that pay period. For
continuance of medical insurance see Insurance and Refund, Article 165,
Section EA.
F. WITHDRAWAL FROM LTD
If this unit chooses to withdraw from LTD after the required two (2) years membership,
it must present a majority petition indicating such desire.
G. In the event SLOCEA obtains an alternative Long Term Disability provider, the City is
willing to meet and confer on coordination of benefits.
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ARTICLE 187 - HOLIDAYS
The following days of each year are designated as paid holidays:
January 1 - New Year's Day
Third Monday in January - Martin Luther King Jr. Birthday
Third Monday in February - Presidents’ Day
Last Monday in May - Memorial Day
July 4 - Independence Day
First Monday in September - Labor Day
November 11 - Veteran's Day
Fourth Thursday in November - Thanksgiving Day
Friday after Thanksgiving
December 25 - Christmas
One-half day before Christmas
One-half day before New Year's Day
Two Floating Holidays
When a holiday falls on a Saturday, the preceding Friday shall be observed. When a holiday
falls on a Sunday, the following Monday shall be observed. A holiday shall be defined as
eight (8) hours of paid time off for regular full-time employees.
When Christmas or New Year’s Holiday falls on a Tuesday or Thursday, the City reserves
the right to close non-essential City services and offices on Monday or Friday (the day
adjacent to the observed holiday). Essential City services are determined at the discretion
of the Department Head. Employees scheduled to work in non-essential functions on the
days adjacent to the paid holidays would be required to use appropriate personal leave or
take the days as non-pay. The City would notify employees of closure of non-essential City
services and offices no later than October 31st of the same year in order to provide
employees with ample time to plan accordingly.
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Floating holiday accrual: An individual employed on a floating holiday (FH) accrual date
shall be credited with eight (8) hours of additional vacation. Use, carry-over, accumulation,
etc. of such vacation shall be subject to the same rules and procedures that cover all
accrued vacation.
The two floating holidays will be accrued January 1 and July 1.
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ARTICLE 198 - SICK LEAVE
A. Sick leave shall be defined as absence from duty because of illness or off-the-job
injury, or exposure to contagious diseases as evidenced by certification from an
accepted medical authority.
B. Rules governing sick leave:
1. Each incumbent of a line-item position shall accrue sick leave with pay at the
rate of twelve (12) days or the prorated shift equivalent per year of continuous
service.
2. Sick leave may be used after the completion of the month of service in which it
was earned.
3. Sick leave shall begin with the first day of illness.
4. Department heads shall be responsible to the City Manager for the uses of sick
leave in their departments.
5. A department head shall require written proof of illness from an authorized
medical authority at the employee's expense for sick leave use in excess of five
(5) consecutive working days by personnel in his/her department. Such proof
may be required for periods less than five (5) consecutive working days where
there exists an indication of sick leave abuse.
6. Any employee who is absent because of sickness or other physical disability
shall notify his/her immediate supervisor or department head as soon as
possible but in any event during the first day of absence. Any employee who
fails to comply with this provision, without having a valid reason, will be placed
on leave of absence without pay during the unexcused absence and be subject
to disciplinary action.
7. Any employee absent for an extended illness or other physical disability may
be required by the Human Resources Director to have an examination by the
City's medical examiner, at City expense, prior to reinstatement to the City
service.
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8. An appointing authority, subject to approval of the Human Resources Director,
may require any employee to be medically examined where reasonable cause
exists to believe that an employee has a medical condition which impairs
his/her job effectiveness or may endanger the health, safety or welfare of the
employee, other employees, or the public. Employees who are judged to be
physically incapable of meeting normal requirements of their positions may be
placed in a classification of work for which they are suitable when a vacancy
exists, or may be separated for physical disability.
9. In the event that an employee's sick leave benefits become exhausted due to
illness or exposure to contagious disease, the employee shall revert to a status
of leave of absence without pay and be subject to the provisions of the
Personnel Rules unless eligible to participate in the City's Catastrophic Leave
Policy. For continuation of medical insurance see Insurance and Refund,
Article 165, Section AE.
10. The right to benefits under the sick leave plan shall continue only during the
period that the employee is employed by the City. This plan shall not give any
employee the right to be retained in the services of the City nor any right of
claim to sickness disability benefits after separation from the services of the
City. When an employee receives compensation under the Worker's
Compensation Act of California, such compensation received shall be
considered part of the salary to be paid to the employee eligible for such
payments as required by state law. The amount paid by the City shall be the
difference between the amount received by the employee from the City's
compensation insurance coverage and the eligible employee's regular rate of
pay.
11. Notwithstanding anything contained in this section, no employee shall be
entitled to receive any payment or other compensation from the City while
absent from duty by reason of injuries or disability received as a result of
engaging in employment other than employment by the City for monetary gain
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or other compensation other than business or activity connected with his/her
City employment.
12. Accumulation of sick leave days shall be unlimited.
13. Upon termination of employment by death or retirement, a percentage of the
dollar value of the employee's accumulated sick leave will be paid to the
employee, or the designated beneficiary or beneficiaries according to the
following schedule:
(a) Death - 30%
(b) Retirement and actual commencement of PERS benefits:
(1) After ten years of continuous employment - 10%
(2) After fifteen years of continuous employment - 15%
(3) After twenty years of continuous employment – 20%
(4) After twenty-five years of continuous employment – 25%
(5) After thirty years of continuous employment – 30%
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ARTICLE 2019 - BEREAVEMENT LEAVE
At each employee's option, sick leave may be used to be absent from duty due to the death
of an employee’s family a member as defined in Article 21, Section C of the employee's
immediate family, meaning spouse/domestic partner, child, brother, sister, parent,
parent-in-law, step-parent, step-brother, step-sister, grandparent, or any other relative living
in the same household, provided such leave as defined in this section shall not exceed five
(5) working days (40 hours) for each incident. The employee may be required to submit
proof of relative's death before being granted sick leave pay. False information concerning
the death or relationship shall be cause for discharge.
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ARTICLE 210 - FAMILY LEAVE
A. An employee may take up to six (6) days (48 hours) of sick leave per year if required
to be away from the job to personally care for a member of his/her family.
B. An employee may take up to seven (7) days (56 hours) of sick leave per year if the
family member is part of the employee's household and is hospitalized.
The employee shall submit written verification of such hospitalization.
C. For purposes of this article, family is defined as spouse/domestic partner, child,
brother, sister, parent, parent-in-law, step-parent, step-brother, step-sister,
grandparent, or any other relative as defined by Labor Code 233 and/or Assembly Bill
1522.
D. The amounts shown in A, B, and C above are annual maximums, not maximums per
qualifying family member.
E. In conjunction with existing leave benefits, employees with one year of City service
who have worked at least 1250 hours in the last year, may be eligible for up to 12
weeks of Family/Medical Leave within any 12 month period. Family/Medical Leave
can be used for:
1. A new child through birth, adoption or foster care (maternal or paternal
leave).
2. A seriously ill child, spouse or parent who requires hospitalization or
continuing treatment by a physician.
3. Placement of an employee's child for adoption or foster care.
4. A serious health condition which makes the employee unable to perform
the functions of his or her position.
This leave shall be in addition to leave available to employees under the existing four
month Pregnancy-Disability Leave provided by California law. Paid leave, if used for
family leave purposes or personal illness, will be subtracted from the 12 weeks allowed
by the Family/Medical Leave Program. Employees must use all available vacation,
compensatory time and administrative leave and, if appropriate, sick leave prior to
receiving unpaid Family/Medical Leave.
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Employees on Family/Medical Leave will continue to receive the City's contribution
toward the cost of health insurance premiums. However, employees who receive cash
back under the City's Flexible Benefit Plan will not receive that cash during the
Family/Medical Leave. Only City group health insurance premiums will be paid by the
City.
If an employee does not return to work following Family/Medical leave, the City may
collect from the employee the amount paid for health insurance by the City during the
leave. There are two exceptions to this rule:
1. The continuation of a serious health condition of the employee or a
covered family member prevents the return.
2. Circumstances beyond the employee's control.
Further details on Family/Medical Leaves, are available through the City's "Guide to
Family/Leave Program."
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ARTICLE 221 - VACATION LEAVE
A. Each incumbent of a 40 hour a week line-item position shall accrue vacation leave with
pay at the rate of 12 days (96 hours) per year of continuous service since the benefit
date for the first five years, 15 days (120 hours) per year upon completion of five years,
18 days (144 hours) per year upon completion of ten years, and 20 days (160 hours)
upon completion of twenty years.
B. An incumbent is not eligible to use accrued vacation leave until it has been accrued,
and approved as provided below.
C. A regular employee who leaves the City service shall receive payment for any unused
vacation leave.
D. It is the employee's responsibility to request and use vacation leave in a manner that
neither jeopardizes their vacation balance nor the efficiency of the work unit. Vacation
schedules must be reviewed by management prior to the scheduled vacation.
Vacation schedules will be based upon the needs of the City and then, insofar as
possible, upon the wishes of the employee. Management may not deny an
employee's vacation request if such denial will result in the loss of vacation accrual by
the employee, except that, management may approve a two-month extension of
maximum vacation accrual. In no event shall more than one such extension be
granted in any calendar year.
E. Any employee who is on approved vacation leave and becomes eligible for
sick leave, as defined in Section 2.36.420 of the Municipal Code, may have such time
credited as sick leave under the following conditions:
1. A physician's statement certifying that illness, injury or exposure to
contagious disease has occurred is presented to the supervisor upon
returning to work.
2. The vacation leave immediately ends and the employee reports to work
following the end of sick leave usage. (Ordinance No. 782 - 1978
Series)
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F. Vacation leave shall be accrued as earned through the last pay day in December, up
to a maximum of twice the annual rate.
G. All employees in this unit are eligible, once annually in December, to request payment
for up to forty (40) hours of unused vacation leave provided that an employee's overall
performance and attendance practices are satisfactory. Employees must have eighty
(80) hours of accrued vacation leave to be eligible. Upon request, vacation sellback
payments shall be made by separate check.
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ARTICLE 232 - WORKERS' COMPENSATION LEAVE
Any employee who is absent from duty because of on-the-job injury in accordance with state
workers' compensation law and is not eligible for disability payments under Labor Code
Section 4850 shall be paid the difference between his/her base salary and the amount
provided by workers' compensation during the first 90 business days of such temporary
disability absence. Eligibility for workers' compensation leave requires an open workers'
compensation claim.
For continuation of medical insurance see Insurance and Refund, Article 165, Section AE.
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ARTICLE 243 - WORK SCHEDULE
This article is intended to define the normal hours of work and shall not be construed as a
guarantee of hours of work per day, nor hours of work per week, nor of days of work per
week.
Employees shall be scheduled to work on regular work shifts having regular starting and
quitting times. Except for emergencies, employees' work shifts shall not be changed without
reasonable prior written notice to the employee and the Human Resources Director. At least
14 days’ notice will normally be given, but in no event will less than seven days’ notice be
given, for an ordered work shift change. Neither callback nor overtime constitutes a change
in work shift. All references to accrual of vacation, holiday or sick leave in the Agreement
shall be interpreted as one (1) day being equivalent to eight (8) hours.
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ARTICLE 254 - PROBATION PERIOD
All new appointments in line-item positions in the classified service shall be subject to a
probationary period of one year. Promotions or transfers to line-item positions within the
general unit in the classified service shall be subject to a probationary period of six months.
The probationary period may be extended or reinstated if further employee evaluation is
deemed necessary for up to six months upon the written recommendation of the department
head and the written approval of the Human Resources Director.
Employees not successfully passing a promotional or transfer probation or voluntarily
requesting to have the promotion rescinded during the first 90 calendar days of the
probationary period shall be returned to their previously held position without notice or
hearing. If the cause for not passing probation was sufficient grounds for dismissal, the
employee shall be subject to dismissal without reinstatement to the lower position. If no
vacancy exists, the name of the employee may be placed on a Reemployment List per
Article 297, Layoffs, Ssection B.
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ARTICLE 26 – PERFORMANCE EVALUATIONS
All regular full-time employees shall receive an annual written performance evaluation from
their supervisor within thirty (30) days of the employee’s anniversary date, absent
exceptional circumstances. All regular full-time probationary employees shall receive
quarterly written performance evaluations within (30) days following the due date from their
supervisor, absent exceptional circumstances.
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ARTICLE 275 - AMERICANS WITH DISABILITIES ACT
The City and Association acknowledge the passage of the Americans with Disabilities Act.
It is agreed that the City shall take all necessary actions to comply with the provisions of this
Act. If necessary, sections of this Memorandum of Agreement and/or the City Personnel
Rules may be suspended in order to achieve compliance.
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ARTICLE 286 - TRANSFER
A. TRANSFER PROCESS
Upon proper notice and concurrence by the City Manager, an employee may be
transferred by the appointing authority from one position to another in the same pay
range provided he/she possesses the minimum qualifications as determined by the
Human Resources Director.
If the transfer involves a change from one department to another, both department
heads must consent thereto unless the City Manager orders the transfer for purposes
of economy and efficiency.
The employee shall be given five (5) business days' written notice of the transfer
including the reason for the change.
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ARTICLE 297 - LAYOFFS
LAYOFF PROCEDURE
In accordance with Personnel Rule 2.36.280, the City Council of San Luis Obispo shall
determine when and in what position or classifications layoffs are to occur. The Human
Resources Director shall be responsible for the implementation of a layoff order of the City
Council in accordance with the procedures outlined below:
A. After determining which job classification within a department shall be laid off,
the order of layoffs shall be as follows:
1. Temporary and contract employees, in the order to be determined by the
appointing authority;
2. Probationary employees (promotional probation excluded), in the order
to be determined by the appointing authority;
For regular employees, layoffs shall be governed by job performance and
seniority in service within a particular department and job classification. For the
purpose of implementing this provision, job performance categories shall be
defined as follows:
Category 1:
Performance that is unsatisfactory, below standard, needs improvement,
unacceptable or does not meet minimum standards. Performance
defined by this category is evidenced by the employee's two most recent
performance evaluations with an overall rating that falls within the lowest
two categories of the performance appraisal report.
Category 2:
Performance that is competent, superior, meets expectations, meets
performance standards, exceeds performance standards and
expectations or is outstanding. Performance defined by this category is
evidenced by an employee's two most recent performance evaluations
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with an overall rating that falls within the top two or three performance
categories of the performance appraisal.
A regular employee being laid off shall be that employee with the least
seniority in the particular job classification concerned and in the
department involved who is in the lowest job performance category.
Employees in Category 1 with the lowest seniority will be laid off first,
followed by employees in Category 2. Should the two performance
evaluations contain overall ratings that are in the two different Categories
as defined above, the third most recent evaluation overall rating shall be
used to determine which performance category the City shall use in
determining order of layoffs.
a. In the event two or more employees in the same job classification
are in the same job performance category, the employee with the
least amount of service with the City shall be laid off first.
b. Transfer to another department in lieu of layoff is authorized upon
approval of the department needs, if there is a vacancy and the
employee meets the minimum job requirements.
c. Regular part time employees shall receive prorated seniority
credit.
B. Laid Off Employees on Reemployment List.
The names of employees who have been laid off shall be placed on the
appropriate Reemployment List for one year. The recall of employees will be in
reverse order of layoff, depending upon City requirements.
Reemployment lists shall be used for filling those classes requiring substantially
the same minimum qualifications, duties and responsibilities of the class from
which the layoff was made.
C. Appointment of Laid-Off Employees to Vacant Class.
An appointing authority may, with the approval of the department head and the
Human Resources Director and in agreement with the employee, appoint an
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employee who is to be laid off to a vacancy in a vacant class for which he or
she is qualified.
D. Employee reassignments (bumping procedure):
1. Employees who have been promoted during their service with the City
may bump back one classification in their career series, or to a position
within a classification they formerly held, if there is an employee in the
lower previously held classification with less seniority than the employee
who wants to bump. Seniority for the purpose of this section shall mean
time in the position in the lower classification plus time in other
classifications. For example, (1) an employee attempting to bump to
Accounting Assistant II from Accounting Assistant III would utilize their
combined time as a II and III in determining whether or not they had more
seniority than an individual in the II classification. (2) An employee
attempting to bump to a Parks Worker II from a Street Painter position
would utilize their combined time in each respective position to
determine seniority.
2. Reassignment rights may be exercised only once in connection with any
one layoff, and shall be exercised within seven (7) calendar days from
the date of the notice of the layoff, by written notice from the employee.
3. The bumping right shall be considered exercised by the displacement of
another employee with lesser total service or by the acceptance of a
vacant position in the class with the same or lower salary.
4. Full time and part time regular employees shall have bumping rights for
either full time regular or part time regular positions.
5. Notwithstanding the foregoing, if the City Manager determines that the
public interest will not be served by application of the above criteria, the
City Manager may depart therefrom on the basis of a clearly
demonstrable superiority in performance and/or qualifications.
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6. Employees on layoff shall be offered reemployment in the inverse order
of layoff, provided no intervening factors have occurred which essentially
change the ability of the employee to perform the offered employment.
E. Employment programs with special requirements will be administered in
accordance with appropriate Federal or State guidelines and directives.
F. The City will notify recognized employee organizations of the effective date of
any reduction in force concurrent with the notice to the affected employee(s)
pursuant to G, below.
G. Notice of Layoff to Employees.
An employee to be laid-off shall be notified in writing of the impending action at
least thirty (30) calendar days in advance of the effective date of the lay-off.
The notice shall include the following information:
1. Reason for lay-off.
2. Effective date of layoff.
3. Employee rights as provided in these rules.
H. Removal of Names from Reemployment Lists.
The Human Resources Director may remove an employee's name from a
reinstatement list if any of the following occur:
1. The individual indicates that he/she will be unable to return to
employment with the City during the life of the list; or
2. The individual cannot be reached after reasonable efforts have been
made to do so. The City shall utilize certified mail when contacting
individuals; or
3. The individual refuses two reemployment offers. Individuals shall have
ten (10) days to respond to the offer of reemployment and an additional
fourteen (14) days to return to work.
K. Employee Rights and Responsibilities.
In addition to rights identified herein, employees affected by these procedures
shall also have the following rights:
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1. Through prior arrangement with his/her immediate supervisor an
employee who has been notified of his/her impending layoff shall be
granted reasonable time off without loss of pay to participate in a
prescheduled interview or test for other employment.
2. An employee who has been laid off shall be paid in full for his/her
unused accrued vacation leave on the effective date of the layoff.
3. When an individual is reemployed he/she shall be entitled to:
a. Retain his/her seniority date.
b. Accrue vacation leave at the same rate at which it was accrued at
the time of the layoff.
c. Have any unused sick leave reinstated.
An individual reemployed into the job classification from which he/she was laid off shall be
assigned to the same salary range and step he/she held at the time of the layoff. An
individual reemployed into a job classification other than the classification from which
he/she was laid off shall be assigned to the salary range of the new classification at the
amount closest to the salary he/she earned at the time of the layoff. An individual
reemployed into the classification from which he/she was laid off while still a probationary
employee shall complete, upon return to the job, the remaining portion of his/her
probationary period, if any, in effect at the time of the layoff. Similarly, an individual who is
reemployed shall complete upon return to the job the same work time he/she would have
had to work at the time of the layoff to attain a higher vacation leave accrual rate or to
become eligible for a salary step increase, if such changes are possible.
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ARTICLE 3028 - MODIFIED DUTY ASSIGNMENT
If an employee's medical condition temporarily precludes the performance of his/her normal
duties and management determines modified work is available and necessary to be
performed, he or she may, with medical authorization, be temporarily assigned to such work
for a period not to exceed six months. No change in base pay will result unless the duties
to be performed are substantially greater or lesser than those normally performed by the
employee and the employee's current pay rate is not within the pay range for the temporarily
assigned work. In no event shall any employee's current pay rate be reduced more than
four (4) ranges at the same step.
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ARTICLE 3129 - CLASS "A & B" PHYSICALS
The City will pay for costs for physical exams not covered by City insurance policies required
for those employees required by the City to hold valid Class "A or B" California drivers
licenses.
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ARTICLE 320 - UNIFORM AND UNIFORM ALLOWANCE
A. All employees required to wear City uniforms shall be provided clean uniforms. A
uniform includes either one shirt and pants combination or one pair of coveralls.
B. Uniforms and work shoes shall only be used on City business.
C. Employees required to wear City uniforms shall only be permitted to wear other
clothing for medical reasons upon submission of a letter from the city doctor certifying
that the city uniform is injurious to their health. Decisions regarding this paragraph
shall be made by the Human Resources Director on a case-by-case basis.
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ARTICLE 331 - SAFETY PROGRAM
The City shall continue a compensation program for safety representatives on the basis that
each designated safety member shall be compensated at the rate of $10.00 per month. The
description of the duties of a safety committee member shall be designed by the Human
Resources Director or his/her designee. The intent of the safety representatives is to assist
the Human Resources Director and the overall safety program in reducing accidents by
reporting hazardous conditions.
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ARTICLE 342 - EMPLOYEE RIGHTS
Employees of the City shall have the right to form, join and participate in the activities of
employee organizations of their own choosing for the purpose of representation on all
matters of employer-employee relations including but not limited to, wages, hours and other
terms and conditions of employment. Employees of the City also shall have the right to
refuse to join or participate in the activities of employee organizations and shall have the
right to represent themselves individually in their employment relations with the City. No
employee shall be interfered with, intimidated, restrained, coerced or discriminated against
because of the exercise of these rights.
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ARTICLE 353 - GRIEVANCE PROCEDURE
A grievance is defined as an alleged violation, misinterpretation or misapplication of the
employer-employee resolution, the Personnel Rules and Regulations, any Memorandum of
Agreement, excluding disciplinary matters, or any existing written policy or procedure
relating to wages, hours or other terms and conditions of employment excluding disciplinary
matters.
Each grievance shall be handled in the following manner:
A. The employee who is dissatisfied with the response of the immediate supervisor shall
discuss the grievance with the supervisor's immediate superior. The employee shall
have the right to choose a representative to accompany him/her at each step of the
process. If the matter can be resolved at that level to the satisfaction of the employee,
the grievance shall be considered terminated.
B. If still dissatisfied, the employee may submit the grievance in writing to the
department head for consideration, stating the facts on which it was based, including
the provision of the rules, regulations, or agreement said to be violated, and the
proposed remedy. This action must take place within fifteen (15) business days of
the response of the supervisor's immediate superior but in no event later than thirty
(30) calendar days after the occurrence of the event giving rise to the grievance. The
department head shall promptly consider the grievance and render a decision in
writing within fifteen (15) business days of receiving the written grievance. If the
employee accepts the department head's decision, the grievance shall be considered
terminated.
C. If the employee is dissatisfied with the department head's decision, the employee
may immediately submit the grievance in writing to the Human Resources Director
within seven (7) business days of receiving the department head’s decision. The
Human Resources Director shall confer with the employee and the department head
and any other interested parties, and shall conduct such other investigations as may
be advisable.
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D. The results of findings of such conferences and investigations shall be submitted to
the City Manager in writing within fifteen (15) business days of receiving the
employee's written request. The City Manager will meet with the employee if the
employee so desires before rendering a decision with respect to the complaint. The
City Manager's decision and reason if denied shall be in writing and given to the
employee within twenty (20) business days of receiving the Human Resources
Director's results and findings. Such decision shall be final unless employee desires
the Personnel Board to review the decision. If such is the case, the employee will
have ten (10) business days following receipt of the City Manager's decision to submit
a written request to the Personnel Board through the Human Resources Director for
a review of the decision. The Personnel Board within thirty (30) business days shall
review the record and either (1) issue an advisory opinion to the City Manager; or (2)
conduct a hearing on the matter. If a hearing is held, an advisory opinion shall be
rendered by the Board within ten (10) business days of the close of such hearing. If
an opinion signed by at least three (3) members of the Personnel Board recommends
overruling or modifying the City Manager's decision, the City Manager shall comply
or appeal this recommendation to the City Council. Such appeal shall be filed with
the City Clerk within three (3) business days of the Board's action. If appealed, the
City Council shall review the case on the record and render a final decision within
thirty (30) business days of submittal.
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ARTICLE 364 - REPRESENTATIVE ROLE
A. Members of any recognized employee organization may, by a reasonable method,
select not more than seven (7) employee members of such organization to meet and
confer with the Municipal Employee Relations Officer and other management officials
(after written certification of such selection is provided by an authorized official of the
organization) on subjects within the scope of representation during regular duty or
work hours without loss of compensation or other benefits.
The employee organization shall, whenever practicable, submit the name(s) of each
employee representative to the Municipal Employee Relations Officer at least two working
days in advance of such meeting. Provided further:
(1) That no employee representative shall leave his or her duty or work station or
assignment without specific approval of the department head or other
authorized City management official. If employee representatives cannot be
released, date of meeting will be rescheduled in accordance with item 2 below.
(2) That any such meeting is subject to scheduling by City management consistent
with operating needs and work schedules. Nothing provided herein, however, shall limit or
restrict City management from scheduling such meetings before or after regular duty or work
hours.
B. Association members will donate a total of 300 hours per year (inclusive of any
carryover time) of vacation time off to an Association “time bank” under the following
guidelines:
(1) Prior to the first full pay period of July each calendar year, the Association Board
of Directors shall determine the number of hours remaining in the Association time bank.
The Association President shall give notice to Payroll and the number of hours shall be
subtracted from the maximum number of time bank hours of 300 hours. The difference
between the actual number of hours and the 300-hour maximum will be divided by the
number of represented Association employees. Each represented employee shall then
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contribute an equal number of vacation hours to be debited by the City to maintain the 300-
hour time bank.
a. Only Association officers, directors or bargaining team members may draw from
the time bank.
b. Requests to use time from the time bank must be made reasonably in advance of
the use. Approval is subject to the operational necessity of the departments and normal
time off approval processes.
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ARTICLE 375 - COMMITTEE REPRESENTATION
A. If the Human Resources Director establishes a committee to study possible changes
which will affect significant numbers of employees in the unit in subjects within the
scope of representation, and if the Human Resources Director includes unit members
on the committee, such committee members shall be designated by the Human
Resources Director after consultation with the Association.
This unit shall have the same number of committee members as each other unit has.
B. Two representatives of the bargaining unit designated by the Association and two
representatives of management designated by the City shall meet on an as-needed
basis to discuss issues of concern to the parties.
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ARTICLE 386 - DUES DEDUCTION/AGENCY SHOP
DUES DEDUCTION
The City shall deduct dues from City employees and remit said dues to the Association on
a bi-weekly basis for the duration of this Agreement. These dues shall not include
assessments. Bi-weekly dues deduction additions and/or deletions shall be recorded by the
City's Finance and Information Technology Director and a notification of all dues
transactions shall be sent bi-weekly to the Association Treasurer.
AGENCY SHOP
This Agency Shop provision went into effect following certification of the election results by
the State Mediation and Conciliation Services on October 11, 2005. Agency Shop as used
in this article means an organizational security agreement as defined in Government Code
Section 3502.5 and applicable law.
Each employee in this bargaining unit shall be required to choose one of the following
options:
1) become a member in good standing of the Association.
2) pay to the association an agency fee in an amount which does not exceed the
amount that may be lawfully collected under applicable constitutional, statutory
and case law. This amount shall be equal to or less than the monthly dues paid
by members of the Association during the term of this MOA. Such payments shall
be made by payroll deduction. The Association represents that the collection,
administration and use of agency fee funds shall be in conformance with the law.
3) Pursuant to Government Code Section 3502.5 (c), any employee who is a
member of a religious body whose traditional tenets or teachings include
objections to joining or supporting employee organizations shall not be required
to meet the above agency fee obligations, but shall pay by means of mandatory
payroll deduction an amount equal to the agency shop fee to a non-religious, non-
labor charitable organization exempt from taxation under Section 501 (c) 3 of the
Internal Revenue Code, as designated by the employee.
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To qualify for the religious exemption the employee must provide to the
Association, with a copy to the City, a written statement of objection, along with
verifiable evidence of membership as described above.
New employees must make the required choice within 30 days of employment in the unit.
The agency fee shall be automatically deducted for those employees who fail to comply with
the agency shop provision within the time limits prescribed.
The Association shall indemnify, defend and hold harmless the City and its officers,
employees and agents from and against any and all claims, proceedings, settlements and/or
liability regarding the legality of this Article or any action taken or not taken by or on behalf
of the City under this Article. The Association will further indemnify the City against any
unusual costs in implementing these provisions. The Association shall refund to the City
any amount paid to it in error upon presentation of supporting evidence.
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ARTICLE 397 - MANAGEMENT RIGHTS
The rights of the City include, but are not limited to, the exclusive right to determine the
mission of its constituent departments, commissions and boards; set standards of service;
determine the procedures and standards of selection for employment and promotion; direct
its employees; take disciplinary action; relieve its employees from duty because of lack of
work or for other legitimate reasons; maintain the efficiency of governmental operations;
determine the methods, means and personnel by which government operations are to be
conducted; determine the content of job classifications; take all necessary actions to carry
out its mission in emergencies; and exercise complete control and discretion over its
organization and the technology of performing its work.
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ARTICLE 4038 - PEACEFUL PERFORMANCE
If an employee participates in a strike or a concerted work stoppage, the City may apply
discipline up to and including discharge. However, nothing herein shall be so construed as
to affect the right of any employee to abandon or to resign his employment.
A. Employee organizations shall not hinder, delay, or interfere, coerce employees
of the City to hinder, delay, or interfere with the peaceful performance of City
services by strike, concerted work stoppage, cessation of work, slow-down,
sit-down, stay-away, or unlawful picketing.
B. In the event that there occurs any strike, concerted work stoppage, or any other
form of interference with or limitation of the peaceful performance of City
services prohibited by this article, the City, in addition to any other lawful
remedies of disciplinary actions, may by action of the Municipal Employee
Relations Officer cancel any or all payroll deductions, prohibit the use of bulletin
boards, prohibit the use of City facilities, and withdraw recognition of the
employee organization or organizations participating in such actions.
C. Employees shall not be locked out or prevented by management officials from
performing their assigned duties when such employees are willing and able to
perform such duties in the customary manner and at a reasonable level of
efficiency, provided there is work to perform.
Any decision made under the provisions of the Article may be appealed to the City Council
by filing a written Notice of Appeal with the City Clerk, accompanied by a complete statement
setting forth all of the facts upon which the appeal is based. Such Notice of Appeal must be
filed within ten (10) working days after the affected employee organization first received
notice of the decision upon which the complaint is based, or it will be considered closed and
not subject to any other appeal.
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ARTICLE 4139 - FULL AGREEMENT
It is understood this Agreement represents a complete and final understanding on all
negotiable issues between the City and the Association. The Agreement supersedes all
previous Memoranda of Understanding or Memoranda of Agreement between the City and
the Association except as specifically referred to in this Agreement. The parties, for the term
of this Agreement, voluntarily and unqualifiedly agree to waive the obligation to negotiate
with respect to any practice, subject or matter not specifically referred to or covered in this
Agreement even though such practice, subject or matter may not have been within the
knowledge of the parties at the time this Agreement was negotiated and signed. In the event
any new practice, subject or matter arises during the term of this Agreement and an action
is proposed by the City, the Association shall be afforded notice and shall have the right to
meet and confer upon request.
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ARTICLE 420 - SAVINGS CLAUSE
If any provision of this Agreement should be held invalid by operation of law or by any court
of competent jurisdiction, or if compliance with or enforcement of any provision should be
restrained by any tribunal, the remainder of this Agreement shall not be affected thereby,
and the parties shall enter into a meet and confer session for the sole purpose of arriving at
a mutually satisfactory replacement for such provision within a thirty (30) day work period.
If no agreement has been reached, the parties agree to invoke the provision of impasse
under Section 13 of City Resolution No. 6620.
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ARTICLE 431 - AUTHORIZED AGENTS
For the purpose of administering the terms and provisions of this Agreement:
A. The Association's principal authorized agent shall be the President (address:
PO BOX 15004, San Luis Obispo, California 93406: (805) 781-7196).
B. Management's principal authorized agent shall be the Human Resources
Director or his/her duly authorized representative (address: 990 Palm Street,
San Luis Obispo, CA 93401-3249; telephone: (805) 781-7250).
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ARTICLE 424 - SIGNATURES
Classifications covered by this Agreement and included within this unit are shown in
Appendix "A".
This Agreement becomes effective July 7, 2015November 15, 2016, as witnessed hereto
by the following parties:
CITY OF SAN LUIS OBISPO SAN LUIS OBISPO CITY EMPLOYEES’
ASSOCIATION
_______________________________ _______________________________
Richard Bolanos, City Consultant Dale E. Strobridge, SLOCEA Consultant
_______________________________ _______________________________
Monica Irons, Human Resources Director Ron Faria, SLOCEA President
Other City Negotiating Team Members Other SLOCEA Negotiating Team Members
David Athey Greg Zocher Anthony Whipple
Nickole Sutter Brian Lindsey
Casey Nance
Pam Ouellette
Randy Stevenson
Laurie Thomas Rebecca Cox
Ian Wrenn
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APPENDIX A - CLASSIFICATIONS
The classifications listed below are those classifications represented by the Association
and are presented alphabetically which does not illustrate job families nor functional
groupings as shown in previous MOA’s.
. Accounting Assistant I
. Accounting Assistant II
. Accounting Assistant III
. Administrative Assistant I
. Administrative Assistant II
. Administrative Assistant III
. Assistant Planner
Associate Planner
. Building Inspector I
. Building Inspector II
. Code Enforcement Officer I
. Code Enforcement Officer II
Code Enforcement Technician I
Code Enforcement Technician II
Control Systems Administrator
Control Systems Technician
Database Administrator
Deputy City Clerk
. Engineer I
. Engineer I – Transportation
. Engineer II
. Engineer II – Transportation
. Engineer III
. Engineer III – Transportation
. Engineering Inspector I
. Engineering Inspector II
. Engineering Inspector III
. Engineering Inspector IV
. Engineering Technician I
. Engineering Technician II
. Engineering Technician III
Environmental Compliance Inspector
Facilities Maintenance Technician SBP
. GIS Specialist I
. GIS Specialist II
Golf Maintenance Crew Coordinator
Heavy Equipment Mechanic
Information Technology Assistant
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Laboratory Analyst SBP
. Maintenance Worker I - Parks
. Maintenance Worker II - Parks
. Maintenance Worker III - Parks
Mechanic Helper
Neighborhood Services Specialist
Network Administrator
Parking Coordinator
Parking Enforcement Officer
Parking Meter Repair Worker
Parks Crew Coordinator
Parks Maintenance Specialist SBP Permit Coordinator
. Permit Technician I
. Permit Technician II
. Planning Technician
Plans Examiner
Ranger Maintenance Worker
Recreation Coordinator
Signal and Street Lighting Technician
Streets Crew Coordinator
Streets Maintenance Operator SBP
Supervising Administrative Assistant
Supervising Accounting Assistant
Sweeper Operator
Transit Assistant
Transit Coordinator
Transportation Assistant
. Transportation Planner-Engineer I
. Transportation Planner-Engineer II
. Transportation Planner-Engineer III
Underground Utilities Locator
Urban Forester SBP
Utilities Services Technician
Wastewater Collection System Operator SBP
Water Distribution System Operator SBP
Water Resource Recovery Facility Chief Maintenance Technician
Water Resource Recovery Facility Chief Operator
Water Resource Recovery Facility Maintenance Technician SBP
Water Resource Recovery Facility Operator SBP
Water Supply Operator SBP
W ater Treatment Plant Chief Operator
Water Treatment Plant Maintenance Technician SBP
Water Treatment Plant Operator SBP
. Denotes positions within a career series
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Skills Based Pay - Guidance Document
Skills Based Pay is a paylclassification system which establishes employee pay and position within a
broad pay scale based on the employee's demonstrated knowledge, skills, and abilities as compared to a
defined criterion for each position. This is a different paylclassification model than the traditional time-
in-grade system.
Benefits of the skills based pay program are:
1. Promotes teamwork and provides incentive for employees to be their best.
2. Allows natural leaders to flourish and individual strengths to surface.
3. Encourages cross-training of employees and sets mandatory skill levels within a classification
to ensure a flexible, highly skilled workforce.
4. Eliminates traditional hierarchy of multiple classifications and in lieu, provides a single broad
pay and classification range, reducing afüftcial barriers to career progression.
5. An employee's step within their range will be based on employee's value to the organization as
measured by demonstrated knowledge, skills, performance and abilities.
6. Employee progression through the steps in a range occurs at a rute commensurate with their
ability.
7. Expectations for personnel are reflected in the Skills Based Pay Criteria.
Employees demonstrating exceptional performance and development, who are able to meet the defined
criteria for progression, can progress at arate faster than one step per year. Conversely, employees unable
to demonstrate the required performance, knowledge, skills, and abilities required to progress to the next
step as defined in the criteria, will not progress.
Classifications Covered Under Program
Step System Skills Based Pay Department Date started SBP
Building Maintenance Worker I
- III &Technician
Facilities Maintenance
Technician
Public Works April9, 2015
Heavy Equipment Mechanic Fleet Maintenance
Technician
Public Works N/A
Parks Maintenance'Worker I -ilI
Parks Maintenance
Specialist
Public Works June 30,2016
Street Maintenance W'orker I-
III & Heavy Equipment
Operator II
Streets Maintenance
Operator
Public Works April9, 2015
TreeTrimmerl-II Urban Forester Public Works April9,20l5
LabAnalystl-II Laboratory Analyst Utilities January 22,2002
Approved City / SLOCEA: October 21, 2016 Page 1 of5
APPENDIX B – SKILLS BASED PAY GUIDANCE DOCUMENT
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Step System Skills Based Pay Department Date started SBP
Utility Worker I - III WWC W'astewater Collectron
System Operator
Utilities January 22,2002
Water Service Worker I - III Water Customer Servrce
Personnel
Utilities January 22,2002
Utility'Worker I - III'Water
Dist.
Water Distribution System
Operator
Utilities January 22,2002
Operator Trainee V/RF
Operatorl-ilV/RF
Water Resource Recovery
Facility Operator
Utilities January 22,2002
Water Service Operator I - III Water Supply Operator Utilities January 22,2002
Operatorl-IIIWTP Water Treatment Plant
Operator
Utilities January 22,2002
Maintenance Technician I - II WRRFAMTP Maintenance
Technician
Utilities January 22,2002
1. Step Criteria
The evaluation criteria for classifications are broken down into 9 separate steps. Employees must meet
all the criteria required of each step, and demonstrate proficiency of each required skill, while continuing
to meet all requirements of previous steps achieved.
Step 1 identifies the evaluation criteria expected of an entry level employee. Step 2 and3 reflect stron$er
and more closely related experience requirements, as well as increasing knowledge and abilities for the
classification. Steps 4 through 6 identify ongoing development and demonstration of skill sets up to the
point of development of a highly skilled and competent individual in the work classification who is able
to lead work and functioning a very independent manner.
Attaining step 6 is mandatory and employees must demonstrate ongoing and consistent progress toward
achieving this step in order to meet expectations. An employee at Step 6 is considered to have reached
full joumey level. By having staff function at a full journey level (Step 6), a department has the maximum
flexibility in the use of its personnel resources to respond effectively, with skilled journey level
employees bringing maximum utility to the organization.
The remaining steps 7 through 9 increasingly incorporate the knowledge, skills, performance and
abilities of a fully developed, advanced journey level employee, with excellent technical, interpersonal,
and professional skills, emphasizing the expectation that all employees be able to function
independently, lead teams on projects, and be actively involved in their profession. Attaining steps 7
through 9 is desirable, but not mandatory.
2. Step Placement
Employees are placed at the step in the criteria, in which they have demonstrated the knowledge, skills,
and abilities, required for that step and below. Step criteria will be available for employees to review at
least fourteen (14) days prior to an Employment Opportunity Program announcement is made or a
section or classification is invited to participate in SBP.
For employees working in a classification to be transitioned to the SBP program, each Supervisor will
review the criteria individually with staff members, and discuss their placement based on the criteria
Approved City / SLOCEA: October 2 I , 201 6 Page 2 of 574
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requirements. Supervisors will then make placement recommendations based on the criteria.
Recommendations will be réviewed by the Division Manager prior to final approval by the Department
Director and the Human Resources Director.
New Hires
Newly hired employees shall meet the minimum qualifications as specified in the job description and be
placed in the appropriate step of the criteria based on their knowledge, skills, and abilities ascertained
through the application and interview process. Placement of new employees above step four in the range
requires the approval of the Department Director and the Human Resources Director. Certain City
requirements, as identified in the program criteria, will be waived for hiring, but will be required to be
completed within the first 12 months of employment in order for the employee to remain at their hired
step. Employees failing to meet the requirements may be released from new hire probation, unless there
are extenuating circumstances.
Trønsfers to SBP through the Employment Opportuníty Program (EOP)
Employees transferring into SBP from another SBP or Non-SBP classification through their application
for an open position and selection by an appointing authority shall meet the minimum qualifications as
specified in the job description and shall be placed in the appropriate step of the criteria based on their
knowledge, skills, and abilities. If the employee's current salary exceeds that of the pay step that
corresponds to the skill step at which they have been placed in the SBP criteria, the employee will be
paid the lower salary step based on their SBP step placement. Transfer employees are subject to a
probationary period and reinstatement terms as provided in the SLOCEA MOA. Certain City
requirements, as identified in the program criteria, will be required to be completed within the first 12
months of transfer in order for the employee to remain at their transferred step.
Trønsitíon from Traditionøl Pøy Plan to SBP by Section or Cløssijícation/ReclassiJícation
When an entire Section or Classification transitions to SBP, the supervisor will evaluate the skills of
each employee and assign them to a skill step in the SBP criteria. If an employee's salary immediately
prior to transfer is lower than the salary corresponding to the skill step at which the employee is placed,
the employee's salary will be increased to the appropriate pay step. However, if any affected employee's
current salary exceeds that of the pay step corresponding to the skill step at which they have been placed
in the SBP criteria, the employee will be paid his/her current salary. S/tre may receive their existing
salary for up to two years until they are able to satisfy the appropriate criteriathatmeets or exceeds their
salary. Employees paid above the step criteria to which they are assigned shall be considered Y rated
(not performing up to established job standards due to transfer to SBP). However, these employees shall
be eligible to receive cost of living, equity, or other salary adjustments authorized by Council through
resolution for up to two years from date of transfer into SBP.
3. Training and Certifications
Supervisors will work closely with employees in identifying individual training needs, and providing
work experience and certification programs. Training is a class or activity while certification requires
written or hands-on testing. Supervisors are actively involved in employee training, certification, and
work rotation for certain tasks and processes among staff. The City will pay for required training and
certifications identified in the SBP criteria. Certifications for equipment will be either through available
formal outside programs or standardized internal testing. Employees may seek additional training in
order to facilitate skills development and progression through the SBP criteria. The City may cover costs
for optional training if it is pre-approved.
Approved City / SLOCEA: October 2l, 2016 Page 3 of 575
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Any equipment and software lists referenced in the SBP criteria, will be updated regularly to reflect
current equipment and software used. When new equipment and software are obtained for the program
which requires training and certification, the Supervisor will identify or develop a plan to achieve
certification and training. Employees will then be given the opportunity to complete a training and
certification program as scheduled by the Supervisor, to maintain their existing step placement or as part
of advancement, or, as in some classifications, to meet Federal and State mandated requirements.
4. Performance Evaluations and Step Adjustments
Employee evaluations with development plans will follow current Personnel Rules and Regulations. At
the tirne of review, Supervisors will discuss with the employee what areas of the SBP criteria have been
achieved during the previous year, what criteria need to be completed to achieve the next steps, and the
status of achieving or maintaining Step 6. This information will be documented in the development plan
of the evaluation along with any information on efforts needed to maintain step status.
Employee evaluations are completed quarterly for probationary employees, and at a minimum,
completed annually for non-probationary employees. Placement adjustments are recommended by the
supervisor and made at the time of the employee's evaluation. Adjustments may include more than one
step at each evaluation, depending upon completion of step criteria.
Employees may receive pay adjustments for meeting all criteria associated with the next step, outside of
the annual review process for those items of the SBP criteria specifically identified as eligible items in
the most recent evaluation development plan, for mid-year adjustment. No additional evaluation is
required; however, any such mid-year adjustment must have been clearly identified in the prior appraisal.
Employees are responsible to provide any documentation needed for the adjustment to their supervisor.
Employees failing to maintain performance and demonstrate competence through their current
placement within a step in a range will be subject to movement to a lower step in accordance with MOA
and Personnel Rules and Regulations.
All recommendations made by supervisors for employee step increases shall be subject to review and
approval by the department head and Human Resources. Employees wishing to appeal their placement
within a step in a range may appeal to the division manager and the department head.
5. Rules and Regulations
All Personnel Rules and Regulations, Memorandum of Agreement (MOA,) and other policies and
guidelines of the City and the department shall remain to govern the appropriate conduct of the employee
and the organization. Nothing in this program of skills based pay shall supersede the City's authority or
the employee's rights under the referenced documents.
6. ProgramParticipation
New classification(s) or section(s) can be identified to transition to Skills Based Pay, by either the City
or SLOCEA. Upon mutual agreement the classification(s) or section(s) will be considered to be under
a pilot program to evaluate effectiveness. Pilot programs are typically one year in duration, but can be
extended to two years at the recommendation of the employees in the affected classif,rcation(s) or
section(s) as communicated to the City by SLOCEA. At the end of the pilot program, SLOCEA will
notify the City that the affected classification(s) or section(s) will either continue in the Skills Based Pay
Program or terminate participation.
Approved City / SLOCEA: October 21, 2016 Page 4 of 5 76
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7. Program Review and Modification
The affected department(s) will assemble a review committee made up of at minimum, a representative
from Human Resources, a representative from each classification, a representative from the SLOCEA
Board, and a manager from the department(s), to review in detail all program components, including
changes made to criteria, appropriateness, equity of the evaluation criteria, issues with implementation,
including perceived inconsistencies, progress in employee development and availability of opportunities,
and noted benefits to the City and its employees.
The Committee will meet, at a minimum, every six months during the pilot phase of the program, and
annually thereafter, with a goal of timely resolution of issues and ongoing consistency. Recommended
changes to the Guidance Document will be subject to the meet and confer process prior to
implementation.
The step criteria for each classification will periodically require updating or modification in order to
adequately represent changing needs of the organization and the demands of the various positions.
Changes in the criteria may be recommended by the affected classification(s), the committee, or
management, and reviewed and approved by the Department Head or his/her designate(s) with
concurrence of the Human Resources Director.
¿
uman
Monica Irons
S
Ron Faria
Date
Approved City / SLOCEA: October 21, 2016 Page 5 of5
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blank.
Meeting Date: 11/15/2016
FROM: Carrie Gallagher, City Clerk
Prepared By: Heather Goodwin, Deputy City Clerk
SUBJECT: APPOINTMENT TO THE ARCHITECTURAL REVIEW COMMISSION
(ARC), MASS TRANSPORTATION COMMITTEE (MTC), AND PLANNING
COMMISSION (PC)
RECOMMENDATION
In accordance with the recommendation of the Council Liaison Subcommittees:
1. Confirm the appointment of Lydia Mourenza to the Architectural Review Commission to
complete an unexpired term through March 31, 2018; and
2. Confirm the appointment of David Figueroa to the Mass Transportation Committee
(alternate representative) to complete an unexpired term through March 31, 2018; and
3. Confirm the appointment of Kim Bisheff to the Planning Commission to complete an
unexpired term through March 31, 2020.
DISCUSSION
Architectural Review Commission (Subcommittee Members Rivoire and Ashbaugh)
Due to the resignation of Patty Andreen, effective September 20, 2016, there was an unscheduled
vacancy on the Architectural Review Commission. Ms. Andreen’s term would have expired on
March 31, 2018.
The Council Liaison Subcommittee recommends the appointment of Lydia Mourenza to the
Architectural Review Commission, effective November 15, 2016, to a term expiring on March
31, 2018.
Mass Transportation Committee (Subcommittee Members Christianson and Ashbaugh)
Due to the resignation of Heidi Harmon, effective August 31, 2016, there was an unscheduled
vacancy on the Mass Transportation Committee. Ms. Harmon served as an alternate
representative. Ms. Harmon’s term would have expired on March 31, 2018.
The Council Liaison Subcommittee recommends appointment of David Figueroa (alternate
representative), effective November 15, 2016, to a term expiring on March 31, 2018.
Planning Commission (Subcommittee Members Christianson and Ashbaugh)
Due to the resignation of William Riggs, effective July 21, 2016, there was an unscheduled
vacancy on the Planning Commission. Mr. Riggs’s term would have expired on March 31, 2020.
The Council Liaison Subcommittee recommends appointment of Kim Bisheff, effective
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November 15, 2016, to a term expiring on March 31, 2020.
RECRUITMENT
The following Advisory Body has a vacancy and interested individuals are encouraged to apply:
1. Tourism Business Improvement District (1)
AVAILABLE FOR REVIEW IN THE COUNCIL OFFICE
Hard copies of the ARC, MTC, and PC applications are available in the City Council reading file
and for public review in the Office of the City Clerk.
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Meeting Date: 11/15/2016
FROM: Michael Codron, Community Development Director
Garret Olson, Fire Chief
Prepared By: Anne Schneider, PE, Chief Building Official
Rodger Maggio, Fire Marshal
SUBJECT: ADOPTION OF AN ORDINANCE INTRODUCED BY THE CITY COUNCIL
ON NOVEMBER 1, 2016, TO ADOPT BY REFERENCE THE 2016
CALIFORNIA BUILDING AND FIRE CODES WITH LOCAL
AMENDMENTS
RECOMMENDATION
Adopt Ordinance No. 1603 (2016 Series) amending Chapters 15.02 and 15.04 of the Municipal
Code adopting by reference the 2016 editions of the 1) California Building, 2) Residential, 3)
Electrical, 4) Plumbing, 5) Mechanical, 6) Energy, 7) Existing Building, 8) Historical Building,
9) Green Building and 10) Fire Codes, 11) the 1997 editions of the Uniform Housing Code and
the Uniform Code for the Abatement of Dangerous Buildings, and the 12) 2016 edition of the
International Property Maintenance Code, with amendments.
DISCUSSION
On November 1, 2016, the City Council introduced Ordinance No. 1630 (2016 Series), which
adopts the 2016 California Building and Fire Codes with local amendments. The ordinance is
now ready for second reading and adoption.
The proposed ordinance first repeals existing chapters 15.02 and 15.04 of the municipal code and
then replaces them with new chapters. Chapter 15.02 adopts each part of the 2016 CA Building
Standards Code by reference to include the 1) CA Building Code, 2) CA Residential Code, 3)
CA Electrical Code, 4) CA Plumbing Code, 5) CA Mechanical Code, 6) CA Energy Code, 7) CA
Existing Building Code, 8) CA Historical Building Code, 9) CA Green Building Standards Code,
10) CA Fire Code, and the 11) Uniform Housing Code. It also adopts the 12) Uniform Code for
the Abatement of Dangerous Buildings and the 13) International Property Maintenance Code
which provide minimum maintenance provisions for existing buildings. A new Chapter 15.04 is
provided which re-adopts the City’s existing amendments and some new amendments proposed
by staff, including:
New Construction Code Local Amendments
1. Clarification that accessory structures are to be regulated by the CA Building Code if
over two stories or 3,000 sq. ft.
2. Enabling language to implement fees in the future for special permits and/or approvals
that currently have no cost recovery in anticipation of the comprehensive fee study
update that will evaluate the cost associated with the work effort.
3. Clarification of the work exempt from permit for minor accessory structures to limit the
exemption to single family residential property and limitation of the height to conform to
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the applicable zoning regulations. 8 Packet Pg. 38
4. Amended section to address abandoned applications after new building codes are
adopted.
5. Amended section to address specific criteria to declare a permit abandoned and limits on
permits abandoned after new building codes are adopted.
6. Amended section to revise time limitation on building permits for correction of code
violations.
7. Clarification of requirement to post orange job card visible from the street. 8.
Clarification and coordination with the Fire Code of the definition of Boarding House
8. Clarification that residential foundations are to be designed per the CBC as amended
New Fire Code Local Amendments
1. An amended section requires address numbers to have greater visibility if necessary.
2. An amended section requires improved identification of gas meters.
3. Minor modification to fire sprinkler standards to allow flexibility in applying sprinkler
coverage in sensitive electrical equipment areas.
4. An amended section requires additional zones in fire sprinkler system for maintenance.
5. An amended section requires a standpipe system in a parking structure.
CONCURRENCES
The proposed adoption of new and updated codes was reviewed for concurrence by the City’s
Development Review Team consisting of members of Community Development, Fire, Public
Works, Utilities, and Administration. The San Luis Obispo County Airport Land Use
Commission has issued a determination of consistency with their regulatory authority for the
ordinance.
ENVIRONMENTAL REVIEW
The project is exempt from environmental review per CEQA Guidelines under the General Rule
(Section 15061(b)(3)). The project involves updates and revisions to existing regulations. The
proposed code amendments are consistent with California Law, specifically the CA Health &
Safety Code Sections 17958.7 and 18941.5. It can be seen with certainty that the proposed
Municipal Code text amendments will have no significant effect on the environment.
FISCAL IMPACT
There are no significant fiscal impacts. The adoption of local amendments does not increase the
cost of enforcing the regulations mandated by the State.
ALTERNATIVES
The Council may elect to adopt the CA Building Standards Code without some or all of the
proposed local amendments. Any action other than adoption of the ordinance introduced on
November 1, 2016, will require the introduction of a new ordinance, with adoption to be
considered at the next available City Council meeting.
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Attachments:
a - Ordinance No. 1630 Adopting Building Codes
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O 1630
ORDINANCE NO. 1630 (2016 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AMENDING TITLE 15 OF THE MUNICIPAL
CODE TO ADOPT BY REFERENCE AND AMEND THE LATEST
EDITIONS OF THE CALIFORNIA BUILDING STANDARDS CODES AND
ADOPTING FINDINGS OF FACT TO SUPPORT THE AMENDMENTS
WHEREAS, the State of California adopts and updates the California Building Standards
Code on a triennial basis, which constitutes the building and fire code regulations applicable to all
occupancies throughout the State, and
WHEREAS, the State has published the 2016 Edition of the California Building Standards
Code, comprised of various model codes and State amendments, which will become effective on
January 1, 2017, and
WHEREAS, pursuant to the California Health and Safety Code, Section 17958.5, local
jurisdictions are permitted to amend the California Building Standards Code as reasonably
necessary based on local climatic, geological or topographical conditions, provided such
amendments are not less restrictive than the requirements found in the State codes, and
WHEREAS, the California Health and Safety Code, Sections 17958.7 and 18941.5,
requires the City Council to make express findings that each such amendments are reasonably
necessary; and
WHEREAS, such findings must be made available as a public record and a copy thereof,
with each such amendment, shall be filed with the California Building Standards Commission
and/or the Department of Housing and Community Development, and
WHEREAS, it is the desire and intent of the City Council of the City of San Luis Obispo
to provide citizens with the greatest degree of fire, life and structural safety in buildings in the
most cost effective manner by adopting that body of regulations referred to as the California
Building Standards Code with amendments specific to the City of San Luis Obispo;
NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Environmental Determination. The project is exempt from environmental
review per CEQA Guidelines under the General Rule (Section 15061(b)(3)). The project involves
updates and revisions to existing regulations. The proposed code amendments are consistent with
California Law, specifically the CA Health & Safety Code Sections 17958.7 and 18941.5. It can
be seen with certainty that the proposed Municipal Code text amendments will have no significant
effect on the environment.
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SECTION 2. The findings justifying previous changes and modifications to the adopted
construction and fire codes as contained in Ordinance No. 1033 (1985 Series), Ordinance No. 1105
(1987 Series), Ordinance No. 1169 (1990 Series), Ordinance No. 1170 (1990 Series), Ordinance
No. 1213 (1992 Series), Ordinance No. 1287 (1995 Series), Ordinance No. 1288 (1995 Series),
Ordinance No. 1336 (1998 Series), Ordinance No. 1353 (1999 Series), Ordinance No 1423 (2002
Series), Ordinance No. 1453 (2004 Series), Ordinance 1510 (2007 Series), Ordinance 1555 (2010
Series), and Ordinance 1595 (2013 Series) are hereby re-affirmed, but are otherwise hereby
superseded by this ordinance to the extent inconsistent herewith.
SECTION 3. The provisions of the State Building Standards Code are hereby modified,
changed and amended, as provided for in this ordinance, based upon the foregoing findings and
those set forth herein and that said Council takes said action because of the public interest in
protecting life and preserving public safety and property. The City Council hereby determines that
Sections 602.1.2, 705.11 903.2, 903.3.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6, 910.3.2.1, 1506.3.1,
1804.4.2, 1809.7.1, Table 1809.7, 1907.1-1907.5, 3109.7-3109.9 and Appendix Sections J101.1,
J101.3-J101.7, Table J101.6, J102, J103.1-J103.4, J104.2, J110.1 of the 2016 California Building
Code, Section R313.3.3.5, R322.1, R337.1.2 and R403 and R404 of the 2016 California
Residential Code, Section 314.4 and 715.2 of the 2016 California Plumbing Code, Article 230.70
(A)(1) of the 2016 California Electrical Code, and Sections 302.1, 307.1.1, 307.2, 307.4.1, 307.4.2,
308.1.6.3, 405.7, 503.1, 503.1.1, 503.1.2, 503.2, 503.2.5, 503.4.1, 503.5, 503.6, 507.2, 507.5.1,
603.1.4, 608.1, 901.4.2, 901.4.4, 903.2, 903.2.1, 903.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6,
910.3.2.1, 2306.2, 2306.2.3, 2306.2.4, 2306.2.4.1, 2306.2.6, 3304.5, 3310.1, 3312.1, 4901.1,
4905.3, 5601.1, 5704.2.7, 5704.2.7.5.8, 5704.2.8.3, 5704.2.8.11, 5704.2.9, 5704.2.13.1.4,
5706.2.4, 5706.2.5, 6104.2, and Appendix Sections B105.2, D103.1, D103.4, D103.6, D103.6.1,
D103.6.2, D104.1, D105.2, D106.1 and D107.1 of the 2016 California Fire Code are required to
be modified due to the findings contained herein to be more restrictive requirements than those set
forth in the California State Building Standards;
SECTION 4 - Findings. The City Council finds that each of the changes or modifications
to measures referred to therein are reasonably necessary because of local climatic, geological, or
topographical conditions in the area encompassed by the boundaries of the City of San Luis
Obispo, and the City Council further finds that the following findings support the local necessity
for the changes or modifications:
FINDING 1
That the City of San Luis Obispo is situated at the base of a watershed of the Santa Lucia Mountains
and that flooding of San Luis, Chorro, Stenner, Old Garden, and Brizzolara Creeks results in
conditions rendering fire department vehicular traffic unduly burdensome or impossible as
witnessed in major floods that occurred in 1952, 1961, 1969, 1973, 1978, 1982, and 1995.
Furthermore, flood conditions described above create the potential for overcoming the ability of
the fire department to aid or assist in fire control, evacuations, rescues and other emergency task
demands inherent in such situations. The resulting overburdening of fire department personnel
may cause a substantial or total lack of protection against fire for the buildings and structures
located in the City of San Luis Obispo. The afore-described conditions support the imposition of
fire protection requirements greater than those set forth in the California State Building Standards
Code and, in particular, support the imposition of more restrictive requirements than set forth in
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Sections 602.1.2, 705.11, 903.2, 903.3.1.1, 903.3.1.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6,
910.3.2.1, and 1506.3.1 of the 2016 California Building Code, Sections R313.3.3.5, R322.1 and
R337.1.2 of the 2016 California Residential Code, Article 230.70 (A)(1) of the 2016 California
Electrical Code, and Sections 302.1, 307.1.1, 307.2, 307.4.1, 307.4.2, 308.1.6.3, 405.7, 503.1,
503.1.1, 503.1.2, 503.2, 503.2.5, 503.4.1, 503.5, 503.6, 507.2, 507.5.1, 603.1.4, 608.1, 901.4.2,
901.4.4, 903.2, 903.2.1, 903.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6, 910.3.2.1, 2306.2, 2306.2.3,
2306.2.4, 2306.2.4.1, 2306.2.6, 3304.5, 3310.1, 3312.1, 4901.1, 4905.3, 5601.1, 5704.2.7,
5704.2.7.5.8, 5704.2.8.3, 5704.2.8.11, 5704.2.9, 5704.2.13.1.4, 5706.2.4, 5706.2.5, 6104.2, and
Appendix Sections B105.2, D103.1, D103.4, D103.6, D103.6.1, D103.6.2, D104.1, D105.2,
D106.1 and D107.1 of the 2016 California Fire Code.
FINDING 2
The aforementioned flood and rain events result in conditions wherein stormwater can inundate
the wastewater treatment system as witnessed in major floods that occurred in 1952, 1961, 1969,
1973, 1978, 1982, and 1995. Furthermore, rain events and flood conditions described above create
a condition referred to as Inflow and Infiltration (I/I) that allow rain and flood waters to flow and/or
seep into the wastewater system and overcome the ability of the wastewater collection system and
Water Reclamation Facility (WRF) to convey and treat sewage. The resulting overburdening of
the wastewater system can result in threats to public health, public and private property and water
quality and result in violations and fines from the State of California, the Environmental Protection
Agency (EPA) or others. The afore-described conditions support the imposition of code
requirements more restrictive than those set forth in Section 715.2 of the 2016 California Plumbing
Code.
FINDING 3
That the City of San Luis Obispo is situated near three major faults each capable of generating
earthquakes with a magnitude of 7.5. These are the San Andreas to the east of the City, the
Nacimiento-Rinconada that crosses Hwy 101 north of the City then parallels the City to the east,
and the Hosgri to the West. Other faults of importance are the Huasna and West Huasna to the
Southeast of the City, the San Simeon to the Northwest, and the Edna and Edna Extended faults
which enter the southern areas of the City. In as much as these faults are included as major
California earthquake faults, which are subject to becoming active at any time, the City of San
Luis Obispo is particularly vulnerable to devastation should such an earthquake occur. The
potential effects include isolating the City of San Luis Obispo from the North and South due to the
potential for collapsing of freeway overpasses or a slide on both the Cuesta and Ontario Grades
and the potential for horizontal or vertical movement of the Edna fault rendering surface travel
across the southern extremities of the city unduly burdensome or impossible. Additional potential
situations inherent in such an occurrence include loss of the City's two main water sources (the
Salinas and Whale Rock reservoirs), broken natural-gas mains causing structure and other fires,
leakage of hazardous materials, the need for rescues from collapsed structures, and the rendering
of first aid and other medical attention to large numbers of people. The protection of human life
and the preservation of property in the event of such an occurrence support the imposition of fire
protection requirements greater than those set forth in the California State Building Standards Code
and in particular support the imposition of more restrictive requirements than set forth in Sections
602.1.2, 705.11, 903.2, 903.3.1.1, 903.3.1.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6, 910.3.2.1, and
1506.3.1 of the 2013 California Building Code, Section R313.3.3.5 and R337.1.2 of the 2016
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California Residential Code, Article 230.70 (A)(1) of the 2016 California Electrical Code, and
Sections 302.1, 307.1.1, 307.2, 307.4.1, 307.4.2, 308.1.6.3, 405.7, 503.1, 503.1.1, 503.1.2, 503.2,
503.2.5, 503.4.1, 503.5, 503.6, 507.2, 507.5.1, 603.1.4, 608.1, 901.4.2, 901.4.4, 903.2, 903.2.1,
903.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6, 910.3.2.1, 2306.2, 2306.2.3, 2306.2.4, 2306.2.4.1,
2306.2.6, 3304.5, 3310.1, 3312.1, 4901.1, 4905.3, 5601.1, 5704.2.7, 5704.2.7.5.8, 5704.2.8.3,
5704.2.8.11, 5704.2.9, 5704.2.13.1.4, 5706.2.4, 5706.2.5, 6104.2, and Appendix Sections B105.2,
D103.1, D103.4, D103.6, D103.6.1, D103.6.2, D104.1, D105.2, D106.1 and D107.1 of the 2016
California Fire Code.
FINDING 4
That the central commercial area in the City of San Luis Obispo consists of mixed conditions that
create the potential for possible conflagration, including congested streets during the business day,
numerous older buildings without adequate internal fire-resistivity, and contemporary low-rise
buildings. Significant spread of fire in said area will actually exceed the fire suppression
capabilities of regional firefighting personnel. The continued development of the San Luis Obispo
commercial area and the current and potential development of high-rise buildings pose a
substantial threat of fire to human life, public safety, and the preservation of property and support
the imposition of fire protection requirements greater than those set forth in the California State
Building Standards Code, and in particular, support the imposition of more restrictive requirements
than set forth in Sections 602.1.2, 705.11, 903.2, 903.3.1.1, 903.3.1.1.1, 903.4, 903.4.3, 905.3.1,
907.6.6, 910.3.2.1, and 1506.3.1 of the 2016 California Building Code, Section R313.3.3.5, R322.1
and R337.1.2 of the 2016 California Residential Code, Article 230.70 (A)(1) of the 2013
California Electrical Code, and Sections 302.1, 307.1.1, 307.2, 307.4.1, 307.4.2, 308.1.6.3, 405.7,
503.1, 503.1.1, 503.1.2, 503.2, 503.2.5, 503.4.1, 503.5, 503.6, 507.2, 507.5.1, 603.1.4, 608.1,
901.4.2, 901.4.4, 903.2, 903.2.1, 903.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6, 910.3.2.1, 2306.2,
2306.2.3, 2306.2.4, 2306.2.4.1, 2306.2.6, 3304.5, 3310.1, 3312.1, 4901.1, 4905.3, 5601.1,
5704.2.7, 5704.2.7.5.8, 5704.2.8.3, 5704.2.8.11, 5704.2.9, 5704.2.13.1.4, 5706.2.4, 5706.2.5,
6104.2, and Appendix Sections B105.2, D103.1, D103.4, D103.6, D103.6.1, D103.6.2, D104.1,
D105.2, D106.1 and D107.1 of the 2016 California Fire Code.
FINDING 5
That the City of San Luis Obispo is bisected by a major freeway (Hwy 101), traversing in the
north/south direction and a major highway (Hwy 1) traversing in an east/west direction. The City
is also transected by a mainline railroad in the north/south direction. It is a frequent occurrence for
the aforementioned highways and railway to support the transportation of hazardous materials.
The potential for release or threatened release of a hazardous material along one of these routes is
highly probable given the volume of material transported daily. Incidents of this nature will
normally require all available emergency response personnel to prevent injury and loss of life, and
to prevent as far as practicable, property losses. Emergency personnel responding to said incidents
may be unduly impeded and delayed in accomplishing an emergency response as a result of this
situation, with the potential result of undue and unnecessary risk to the protection of life and public
safety, particularly in those buildings or structures without the protection of automatic fire
sprinklers. The above-described problems support the imposition of fire protection requirements
greater than those set forth in the California State Building Standards Code, and in particular
support the imposition of more restrictive requirements than set forth in Sections 602.1.2, 705.11,
903.2, 903.3.1.1, 903.3.1.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6, 910.3.2.1, and 1506.3.1 of the 2013
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California Building Code, Section R313.3.3.5 and R337.1.2 of the 2016 California Residential
Code, Article 230.70 (A)(1) of the 2016 California Electrical Code, and Sections 302.1, 307.1.1,
307.2, 307.4.1, 307.4.2, 308.1.6.3, 405.7, 503.1, 503.1.1, 503.1.2, 503.2, 503.2.5, 503.4.1, 503.5,
503.6, 507.2, 507.5.1, 603.1.4, 608.1, 901.4.2, 901.4.4, 903.2, 903.2.1, 903.1.1, 903.4, 903.4.3,
905.3.1, 907.6.6, 910.3.2.1, 2306.2, 2306.2.3, 2306.2.4, 2306.2.4.1, 2306.2.6, 3304.5, 3310.1,
3312.1, 4901.1, 4905.3, 5601.1, 5704.2.7, 5704.2.7.5.8, 5704.2.8.3, 5704.2.8.11, 5704.2.9,
5704.2.13.1.4, 5706.2.4, 5706.2.5, 6104.2, and Appendix Sections B105.2, D103.1, D103.4,
D103.6, D103.6.1, D103.6.2, D104.1, D105.2, D106.1 and D107.1 of the 2016 California Fire
Code.
FINDING 6
That seasonal climatic conditions during the late summer and fall create numerous serious
difficulties in the control and protection against fire situations in the City of San Luis Obispo. The
hot, dry weather in combination with Santa Lucia (offshore) winds frequently results in wildland
fires in the brush-covered slopes on the Santa Lucia Mountains, San Luis Mountain, and the Irish
Hills areas of the City of San Luis Obispo. The aforementioned areas completely surround the
City. When a fire occurs in said areas, such as occurred in 1985 when the Los Pilitas fire burned
six days and entered the City and damaged many structures, the entirety of local fire department
personnel is required to control, monitor, fight and protect against such fire situations in an effort
to protect life and preserve property and watershed land. The same climatic conditions may result
in the concurrent occurrence of one or more fires in the more populated areas of the City without
adequate fire department personnel to protect against and control such a situation. Therefore, the
above-described findings support the imposition of fire-protection requirements greater than those
set forth in the California State Building Standards Code, and in particular support the imposition
of more restrictive requirements than set forth in Sections 602.1.2, 705.11, 903.2, 903.3.1.1, 903.4,
903.4.3, 905.3.1, 907.6.6, 910.3.2.1, and 1506.3.1 of the 2016 California Building Code, Section
313.3.3.5 and R337.1.2 of the 2016 California Residential Code, Article 230.70 (A)(1) of the 2016
California Electrical Code, and Sections 302.1, 307.1.1, 307.2, 307.4.1, 307.4.2, 308.1.6.3, 405.7,
503.1, 503.1.1, 503.1.2, 503.2, 503.2.5, 503.4.1, 503.5, 503.6, 507.2, 507.5.1, 603.1.4, 608.1,
901.4.2, 901.4.4, 903.2, 903.2.1, 903.1.1, 903.4, 903.4.3, 905.3.1, 907.6.6, 910.3.2.1, 2306.2,
2306.2.3, 2306.2.4, 2306.2.4.1, 2306.2.6, 3304.5, 3310.1, 3312.1, 4901.1, 4905.3, 5601.1,
5704.2.7, 5704.2.7.5.8, 5704.2.8.3, 5704.2.8.11, 5704.2.9, 5704.2.13.1.4, 5706.2.4, 5706.2.5,
6104.2, and Appendix Sections B105.2, D103.1, D103.4, D103.6, D103.6.1, D103.6.2, D104.1,
D105.2, D106.1 and D107.1 of the 2016 California Fire Code.
FINDING 7
That for the most part, the soils in the City of San Luis Obispo are medium to highly expansive in
nature, and such soils may cause damage to foundations, structures and underground utilities if not
properly mitigated through known construction techniques. Furthermore, a significant part of the
City lies on hills and rolling topography subject to earth slid es and movements and present
problems to developments constructed in such areas due to surface water drainage and disposal.
The above-described conditions support the imposition of requirements more restrictive than those
set forth in the California State Building Standards Code and, in particular, support the imposition
of greater requirements than those set forth in Sections 1804.3.2, 1809.7.1, Table 1809.7, 1907.1-
1907.5, 3109.7-3109.9, and Appendix Sections J101.1, J101.3-J101.7, Table J101.6, J102, J103.1-
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J103.4, J104.2, J110.1 of the 2016 California Building Code, Section R403 and R404 of the 2016
California Residential Code and Section 314.4 and 715.2 of the 2016 California Plumbing Code.
FINDING 8
In regards to the adoption of the Uniform Housing Code, the Uniform Code for the Abatement of
Dangerous Buildings, the International Property Maintenance Code, and Chapter 1.24 of this code,
it is hereby determined and found that the alternate abatement procedures and requirements
contained in these codes are equivalent to those provided by the State Housing Law (CCR, Title
25). These codes provide minimum fire, life safety, and sanitary standards and administrative
procedures for the maintenance of existing buildings.
FINDING 9
In regard to the amendments to California Building Code Sections 103.1, 104.10.2, 104.12, 105.2,
105.3.2, 105.3.3, 105.5, 105.7, 109.4, 109.4.1, 112.4, 112.5, 113, 116.1, 202, California
Residential Code Section R109.1.2, California Mechanical Code Chapter I Division II and Table
104.5, California Plumbing Code Chapter I Division II and Table 104.5 and IPMC Section 101.1,
these provisions are administrative in nature and do not constitute “building standards” as defined
by law, and therefore a finding of local necessity is not required.
SECTION 5. Chapter 15.02 of the San Luis Obispo Municipal Code is hereby amended
in its entirety to read as follows:
SECTION 15.02.010 ADOPTION OF CODES
Thirteen documents, three (3) each of which are on file in City offices, identified by the
Seal of the City of San Luis Obispo, marked and designated as the California Code of
Regulations, Title 24, Parts 2, 2.5, 3, 4, 5, 6, 8, 9, 10, and 11 also known as the California
Building Standards Code to include the 2016 editions of the California Building Code (Part
2, Volumes 1 and 2), the California Residential Code (Part 2.5), and the California Fire
Code (Part 9) published by the International Code Council, the 2016 edition of the
California Electrical Code (Part 3) published by the National Fire Protection Association,
the 2016 editions of the California Mechanical Code (Part 4) and the California Plumbing
Code (Part 5) published by the International Association of Plumbing and Mechanical
Officials, the 2016 editions of California Energy Code (Part 6), the California Green
Building Standards Code (Part 11), the California Historical Building Code (Part 8), and
the California Existing Building Code (Part 10), the 2016 edition of International Property
Maintenance Code (IPMC) published by the International Code Council, and the 1997
editions of the Uniform Housing Code and the Uniform Code for the Abatement of
Dangerous Buildings published by the International Conference of Building Officials are
hereby adopted including chapters, sections and appendices not adopted by agencies of the
State of California. Furthermore, only the chapters, sections and appendices of the 2016
California Residential Code and the 2016 California Green Building Standards Code
adopted by the State of California are hereby adopted. These regulations collectively will
be known as the Building Construction and Fire Prevention Regulations of the City of San
Luis Obispo. The provisions of such are hereby referred to, adopted, and made a part
hereof as if fully set out in this Chapter except as modified hereinafter.
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SECTION 15.02.020 VIOLATION PENALTIES
Persons who shall violate a provision of the California Fire Code or shall fail to comply
with any of the requirements thereof or who shall erect, install, alter, repair or do work in
violation of the approved construction documents or directive of the fire code official, or
of a permit or certificate used under provisions of this code, shall be guilty of a
misdemeanor, punishable by a fine of not more than 1,000 dollars or by imprisonment not
exceeding one year, or both such fine and imprisonment. Each day that a violation
continues after due notice has been served shall be deemed a separate offense.
SECTION 6. Chapter 15.04 of the San Luis Obispo Municipal Code is hereby amended
in its entirety to read as follows:
SECTION 15.04 CONSTRUCTION AND FIRE PREVENTION REGULATIONS
SECTION 15.04.010 BUILDING OFFICIAL AND FIRE CODE OFFICIAL DESIGNATED
The Chief Building Official is hereby designated as the building official and code official
for the City of San Luis Obispo. The Fire Chief is hereby designated as the fire code
official for the City of San Luis Obispo. Where the “authority having jurisdiction” is used
in the adopted codes, it shall mean the building official or fire code official, as applicable.
SECTION 15.04.020 AMENDMENTS; CALIFORNIA BUILDING CODE
A. Delete Appendixes A, B, D, E, H, K and M.
B. Amend Chapter 1, Division II, Section 101.2 Exception to read as follows:
Exception: The provisions of the California Residential Code for One- and Two-family
Dwellings shall apply to the construction, alteration, movement, enlargement, replacement,
repair, equipment, use and occupancy, and location of detached one- and two-family
dwellings and townhouses not more than three stories above grade plane in height with a
separate means of egress and their accessory structures not more than two stories above
grade plane in height and 3000 sq. ft. in area.
C. Amend Chapter 1, Division II, Section 103.1 to read as follows:
103.1 Creation of enforcement agency. The Building and Safety Division is
hereby created and the official in charge thereof shall be known as the building official.
D. Add Chapter 1, Division II, Section 104.10.2 to read as follows
104.10.2 Alternate Means and Methods Fee. When a request for approval of an
Alternate Means and Methods is proposed under Section 104.10, an Alternate Means
and Methods fee shall be paid at the time of submitting the documents for review. Said
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fee shall be in accordance with the schedule as established by the applicable governing
authority.
E. Add Chapter 1, Division II, Section 104.12 to read as follows:
104.12 Airspace subdivisions. The building official shall have the authority to
apply the building ordinances of the City of San Luis Obispo and those building
regulations mandated by State law to be enforced by the local agency to buildings and
structures containing one or more airspace lots as defined in this code so as to treat the
entirety of such buildings or structures as if they were on or within a single lot,
provided:
1. That such buildings or structures or portions thereof would otherwise conform
to such ordinances and regulations, but for the creation of such airspace lots;
and
2. That a covenant agreement, in a form designed to run with the land and
satisfactory to the Community Development Director, be recorded with the
Office of County Recorder and a copy filed with the Community Development
Department by the owners binding themselves and future owners and assigns
to keep, preserve and maintain all portions of such buildings or structures in
accordance with and pursuant to such building ordinances and regulations.
F. Amend Chapter 1, Division II, Section 105.2, Building items 1, 2 and 5 to read as
follows:
Work exempt from permit.
Building:
1. One –story detached accessory structures associated with an R-3 occupancy
building used as tool and storage sheds, playhouses and similar uses, provided the
floor area is not greater than 120 square feet (11 m2). Maximum building height
shall be 12 ft. above grade to highest point of structure. Such structure must comply
with all provision of Title 17 of the Municipal Code.
2. Fences not over 6 feet high.
5. A water tank or a group of water tanks intended for storage of irrigation water
only supported directly on grade if the capacity does not exceed 600 gallons in total
on a parcel, the height does not exceed seven feet, and the ratio of height to width
does not exceed 2:1 (provided that water tanks with minor ratio deviances may be
allowed under this section in the discretion of the Chief Building Official, subject
to review of the deviation by the Chief Building Official and verification that such
minor deviations do not adversely impact structural stability), and it is not visible
from the public right-of way that abuts the front yard.
G. Amend Chapter 1, Division II, Section 105.3.2 to read as follows:
105.3.2 Time limitation of application. An application for a permit for any proposed
work shall be deemed to have been abandoned 180 days after the date of filing, unless
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such application has been pursued in good faith or a permit has been issued; except that
the building official is authorized to grant one or more extensions of time for additional
periods not exceeding 180 days. The extension shall be requested in writing and
justifiable cause demonstrated. In order to renew action on an application after
expiration, the applicant shall resubmit plans and pay a new plan review fee if
additional review by the City is necessary. An application for a permit that is abandoned
after adoption of new mandatory building codes by the State may not be extended and
must comply with the new regulations.
H. Add Chapter 1, Division II, Section 105.3.3 to read as follows:
105.3.3 Plan review fees. When submittal documents are required by Section 107.1,
a plan review fee shall be paid at the time of submitting the submittal documents for
plan review. Said plan review fee shall be in accordance with the schedule as
established by the applicable governing authority.
Separate plan review fees shall apply to permits for retaining walls and major drainage
structures in conjunction with grading. For excavation and fill on the same site, the
plan review fee for grading shall be based on the volume of ex cavation or fill,
whichever is greater.
The plan review fees specified in this section are separate fees from the permit fees
specified in Section 109.2 and are in addition to the permit fees.
Where submittal documents are incomplete or changed so as to require additional plan
review, or where the project involves deferred submittal items as defined in Section
107.3.4.1, an additional plan review fee may be charged at a rate established by the
applicable governing authority.
I. Amend Chapter 1, Division II, Section 105.5.to read as follows
105.5 Expiration. Every permit issued shall become invalid unless the work on the
site authorized by such permit is commenced within 180 days after its issuance, or if
the work authorized on the site by such permit is suspended or abandoned for a period
of 180 days after the time the work is commenced. Work shall be deemed abandoned
if an inspection required to be performed under the work authorized by the permit is
not approved within 180 days of the most recent prior approved inspection. The
building official is authorized to grant, in writing, one or more extensions of time, for
periods not more than 180 days each. The extension shall be requested in writing and
justifiable cause demonstrated. A permit that is abandoned after adoption of new
mandatory building codes by the State may not be extended and must be submitted for
review to comply with the new regulations.
Permits issued to correct code violations pursuant to a code enforcement case shall be
valid for a period of 90 days. Extensions to the permit may be granted at the discretion
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of the building official. Performance or approval of a required inspection will not
automatically extend the permit.
J. Amend Chapter 1, Division II, Section 105.7 to read as follows:
105.7 Placement and Posting of Permit. A copy of the issued job posting card
shall be displayed on the construction site within 20 feet of the curb and shall be
visible and accessible to the public from the public right of way until completion of
the project.
K. Amend Chapter 1, Division II, Section 109.4 to read as follows:
109.4 Work Commencing Before Permit Issuance. Any person who
commences any work on a building, structure, electrical, gas, mechanical or plumbing
system before obtaining the necessary permits shall be subject to a special investigation
fee. Special Investigation fees are equal to 100% of the normally established permit fee
and are in addition thereto, unless a lessor amount is determined to be appropriate by
the building official. The building official may waive all or a portion of the sp ecial
investigation fee in the following cases:
1. Where a property owner inherits unpermitted construction through the purchase of
a property and voluntarily seeks a permit following initial discovery or notification of
the violation.
2. When a property owner commences emergency repairs to protect life or property
without first obtaining a permit during an emergency situation such as a natural disaster
or severe weather conditions, provided that the property owner obtains a permit for
such repairs as soon as practicable thereafter and no enforcement action is required.
3. In other cases where the building official determines that unpermitted work did not
result from an intent to avoid compliance with building codes or permit requirements.
L. Add Chapter 1, Division II, Sections 109.4.1 to read as follows:
109.4.1 Code Enforcement Investigation Fee. When work requiring a permit is
discovered and through the investigation of the Code Enforcement Division a person
obtains the necessary permits to correct the work performed, a Code Enforcement Fee
will be required at a rate established by the applicable governing authority. This fee is
in addition to the Special Investigation Fee.
M. Add Chapter 1, Division II, Sections 111.3.1 to read as follows:
111.3.1 Temporary Certificate of Occupancy Fee. When an applicant wishes to
receive permission to occupy a structure and they have not completed the work
required under their permit and they request a temporary certificate of occupancy for
limited use of the building, a fee shall be required for preparation of the agreement
and certificate for the limited use of the building. Such fee shall be set at a rate
established by the applicable governing authority. Additional inspections required to
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verify compliance with the temporary occupancy shall be required to be paid in
advance at the current hourly inspection rate.
N. Add Chapter 1, Division II, Sections 112.4 and 112.5 to read as follows:
112.4 Underground utility services. All new electric, telephone, television, and
other communication service connections, for all new, altered, or enlarged buildings
shall be provided by underground wiring. Extension of electric or communication
distribution lines to serve such projects shall be by underground wiring.
Exceptions:
1. A building located in residential or conservation/open space zone
established by the jurisdiction's zoning regulations, provided that there are
existing buildings on the property that are served by overhead connection
lines.
2. Replacement or relocation of electric service equipment served by existing
overhead wiring.
3. Where determined by the building official to be impractical or infeasible
within the standards and practices of the utility or other companies
providing such services.
Where the utility or other company's distribution system is underground, the service
lines shall terminate at a connection point designated by the utility company. Where
the utility or other company's distribution is overhead, the service lines shall terminate
as a pole riser on a pole designated by the utility company.
112.5 Storage of solid waste containers. All new Group R, Division 3
occupancies shall provide a space adequate in size to store and screen all solid waste
(trash, recycling and green waste) containers when viewed from the public right-of-
way. The storage area shall have minimum dimensions of 3 feet (914 mm) by 8 feet
(2438 mm) or 6 feet (1829 mm) by 6 feet (1829 mm) and shall not conflict with required
parking spaces. If the storage area is located in the front yard setback established by
other ordinances, the storage area shall be screened by a fence, partition or other
enclosure in compliance with maximum height limitations. In no case shall a partition
or enclosure required by this section be less than 48 inches (1219 mm) above adjacent
grade.
O. Amend Chapter 1, Division II, Section 113 to read as follows:
113.1 General. In order to hear and decide appeals of orders, decisions or
determinations made by the building official, code official or fire code official relative
to the application and interpretations of the California Building Standards Code, the
Uniform Housing Code, the Uniform Code for the Abatement of Dangerous Buildings,
and the International Property Maintenance Code, there shall be and is hereby created
a Board of Appeals. Said Board shall also serve as the Housing Appeals Board and the
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Local Accessibility Appeals Board referenced in the California Building Standards
Code. The building official or fire code official shall be an ex officio member and shall
act as secretary to said board but shall have no vote upon any matter before the board .
The Board of Appeals shall be appointed by the applicable governing authority and
shall hold office at its pleasure. The board shall adopt rules of procedure for conducting
its business.
113.2 Limitations on authority. An application for appeal shall be based on a
claim that the true intent of this code or the rules legally adopted hereunder have been
incorrectly interpreted, the provisions of this code do not fully apply or an equally good
or better form or construction is proposed. The board shall have no authority to waive
requirements of this code. For appeals relating to accommodations for the disabled,
the authority of the board shall include the ability authorize reasonable alternatives to
disabled access requirements imposed by the California Building Standards Code.
113.3 Qualifications. The board of appeals shall consist of seven members, five
of which who are qualified by experience and training to pass on matters pertaining to
building construction and building service equipment, hazards of fire, explosions,
hazardous conditions or fire protection systems and are not employees of the
jurisdiction. For matters subject to the appeal process referenced in H & S Code
19957.5 paragraph (b) regarding accommodations for persons with physical
disabilities, the board of appeals shall include two additional members who shall be
persons with disabilities as defined in the California Building Code.
113.4 Fees. A fee titled “Appeal of Building Official Decision” or “Handicapped
Board of Appeals” shall be collected for appeal of a decision of the building official,
code official or fire code official to the appropriate board of appeals.
P. Amend Chapter 1, Division II, Section 116.1 of to read as follows:
116.1 Conditions. Structures or existing equipment that are or hereafter become
unsafe, unsanitary or deficient because of inadequate means of egress facilities,
inadequate light and ventilation, or which constitute a fire hazard, or are otherwise
dangerous to human life or public welfare, or that involve illegal or improper
occupancy or inadequate maintenance, shall be deemed an unsafe condition. Unsafe
structures shall be taken down and removed or made safe, as the building official deems
necessary and as provided for in this section and the Uniform Housing Code, the
Uniform Code for the Abatement of Dangerous Buildings, and the International
Property Maintenance Code, as adopted. A vacant structure that is not secured against
entry shall be deemed unsafe.
Q. Amend Section 202 by addition of the definitions for Boarding House, Airspace Lot
and Airspace Subdivision and Rainwater Harvesting System to read as follows:
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Boarding House. A building arranged or used for lodging for compensation, with or
without meals, and not occupied as a single-family unit. A boarding house may have
only one kitchen or facility for eating and cooking and such facility must be accessible
to all residents or guests. See also definition of Congregate Residence.
Lot, Airspace. A division of the space above or below a lot with finite width, length
and upper and lower elevation occupied or to be occupied by a use, building or portion
thereof, group of buildings or portions thereof, and accessory buildings or portions
thereof, or accessory uses. An Airspace lot shall be identified on a final map or a parcel
map in the office of the County Recorder with a separate and distinct number or letter.
An Airspace lot shall have access to appropriate public rights of way by means of one
or more easements or other entitlements to use in a form satisfactory to the Chief
Building Official and the City Engineer.
Rainwater Harvesting System. A storm drainage collection system that collects
rainwater from the roof area of a structure or structures as recommended by the
American Rainwater Catchment System Association (ARCSA) guidelines or an
equivalent standard as approved by the Building Official and the San Luis Obispo
County Environmental Health Department. See also definition of Rainwater Catchment
System.
Subdivision, Airspace. An airspace subdivision shall be as defined in Chapter 16 of
the San Luis Obispo Municipal Code.
R. Add Section 602.1.2 to read as follows:
602.1.2 Commercial fire zone. Construction of interior walls, floors, ceilings and
partitions as a part of additions or alterations to any existing building or structure
located within the commercial fire zone shown in Figure 6-A shall be constructed with
5/8" Type "X" gypsum wallboard or its equivalent regardless of all other lesser
minimum requirements to the contrary.
Exception: Buildings protected throughout by an approved automatic fire sprinkler
system.
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FIGURE 6-A – COMMERCIAL FIRE ZONE
S. Amend Section 705.11 by addition of item 7 to the Exceptions to read as follows:
7. The building is protected throughout by an approved automatic fire sprinkler system.
T. Delete Sections 903.2 through 903.2.10.1. Add new Sections 903.2 and 903.2.1
through 903.2.10.1 to read as follows:
903.2 Where required. An approved automatic fire sprinkler system shall be
installed:
1. Throughout new buildings.
Exceptions:
1. Buildings containing Groups A, B, E, F, H-4, M, S, and U
occupancies where floor area is not more than 1000 square feet (92.9
m2), unless located in the commercial fire zone shown in Figure 6-
A.
2. Buildings of non-combustible construction located in the
commercial fire zone shown in Figure 6-A containing Groups A, B,
E, F, H-4, M, S, and U occupancies where floor area is not more
than 1000 square feet (92.9 m2).
3. Buildings located in the commercial fire zone shown in Figure 6-A
containing Groups A, B, E, F, H-4, M, S, and U occupancies where
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floor area is not more than 1000 square feet (92.9 m2) and the
building is entirely surrounded by yards or public ways not less than
20 feet (6096 mm) in width.
2. Throughout an existing building whenever alterations or additions result in an
increase of more than 1000 square feet (92.9 m2) of floor area, including
mezzanines or additional stories, or whenever the cost of alterations to an
existing building having a floor area of more than 1000 square feet (92.9m 2)
exceeds 50 percent of the replacement cost of the building as determined by the
building official. The cost of alteration and increase in floor area shall include
all corresponding data from permits issued to the building for the previous five
years.
Exception: Group R, Division 3 and Group U occupancies.
3. In additions to existing buildings equipped with an automatic fire sprinkler
system.
4. Throughout an existing building where there is an occupancy classification
change for floor area exceeding 1000 square feet (92.9m2). The provisions of
Section 3406.1 shall not eliminate the requirement for an automatic fire
sprinkler system.
Exceptions:
1. An attached Group U occupancy changed to a Group R, Division 3
occupancy, provided the building was constructed before July 7,
1990 and there is no increase in floor area.
2. Occupancy classification changes to Groups F, M, S, and U from
an equivalent category as defined in previous editions of this code.
5. In buildings where cellulose nitrate film or pyroxylin plastics are manufactured,
stored or handled.
For the purpose of requiring the automatic fire sprinkler systems specified in this
chapter, the floor area within the surrounding exterior walls together with the floor area
within the horizontal projection of the roof shall be considered as one building.
903.2.1 through 903.2.10 not used. Text continues with Section 903.2.11.
U. Amend Sections 903.3.1.1 and 903.3.1.1.1 to read as follows:
903.3.1.1 NFPA 13 sprinkler systems. Where other provisions of this code require
that a building or portion thereof be equipped throughout with an automatic sprinkler
system in accordance with this section or where a building is considered as mixed
occupancy due to the presence of two or more uses that are classified into different
occupancy groups, sprinklers shall be installed throughout in accordance with NFPA 13
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as amended in Chapter 35 except as provided in Section 903.3.1.1.1. Sprinkler system
designs referenced in Sections 903.3.5.2 and 903.3.8 shall require special approval by
the fire code official.
903.3.1.1.1 Exempt locations. In other than Group I-2, I-2.1 and I-3 occupancies,
automatic sprinklers shall not be required in the following rooms or areas where such
rooms or areas are protected with an approved alternative automatic fire extinguishing
system in accordance with Section 904. Sprinklers shall not be omitted from any room
merely because it is damp, of fire-resistance-rated construction or contains electrical
equipment.
1. Any room where the application of water, or flame and water, constitutes a
serious life or fire hazard.
2. Any room or space where sprinklers are considered undesirable because of the
nature of the contents, when approved by the fire code official, provided such
rooms or areas are separated from the remainder of the building by fire barriers
consisting of not less than 1-hour fire-resistance-rated walls and 2-hour fire-
resistance–rated floor/ceiling assemblies.
3. Generator and transformer rooms separated from the remainder of the building
by walls and floor/ceiling or roof/ceiling assemblies having a fire-resistance
rating of not less than 2 hours.
V. Amend Section 903.4 to read as follows, with Exceptions to remain:
903.4 Sprinkler system monitoring and alarms. All valves controlling the water
supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures,
critical air pressures, and water-flow switches on all sprinkler systems shall be
electrically supervised by a central station service listed by Underwriters Laboratories
for receiving fire alarms in accordance with NFPA 72. The central station shall contact
and notify the police/fire dispatch center immediately on notification of an alarm and
prior to making contact with the protected premises.
W. Amend Section 903.4.3 and add Exception to read as follows:
903.4.3 Isolation control valves. Approved supervised indicating control valves shall
be provided at the point of connection to the riser on each floor in all buildings two or
more stories in height or in single-story buildings having a gross floor area of 10,000
square feet or more zoned into no more than 5,000 square- foot areas for the purpose
of maintaining system integrity for life safety and evacuation.
Exception: Isolation control valves may be omitted in buildings equipped with an
automatic fire extinguishing system installed in accordance with Section 903.3.1.3.
X. Amend Section 905.3.1 to read as follows, with Exceptions to remain:
905.3.1 Building Height. Class III standpipe systems shall be installed throughout
buildings where the floor level of the highest story is located more than 30 feet (9144
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mm) above the lowest level of the fire department vehicle access, or where the floor
level of the lowest story is located more than 30 feet (9144 mm) below the highest level
of fire department vehicle access and in any parking structure exceeding one level
above or one level below grade.
Y. Amend Section 907.6.6 to read as follows:
907.6.6 Monitoring. Fire alarm systems required by this chapter or by the California
Building Code or the California Fire Code shall be monitored by an approved central
station service listed by Underwriters Laboratory for receiving fire alarm s in
accordance with NFPA 72. The central station shall contact and notify the police/fire
dispatch center immediately on notification of an alarm and prior to making contact
with the protected premises.
Exception: Supervisory service is not required for:
1. Single and multiple station smoke alarms required by Section 907.2.11.
2. Group I-3 occupancies shall be monitored in accordance with Section
907.2.6.3.
3. Automatic sprinkler systems in one and two-family dwellings.
Z. Add Section 910.3.2.1 to read as follows:
910.3.2.1 Sprinklered buildings. Where installed in buildings equipped with an
approved automatic sprinkler system, smoke and heat vents shall be designed to operate
automatically by actuation of a heat responsive device rated at least 100 degrees above
the operating temperature of the sprinkler heads.
AA. Add Section 1506.3.1 to read as follows:
1506.3.1 Wood shake and shingle roof covering limitations. Wood shake or shingle
roof coverings shall not be installed on any building.
Exception: A wood shake or wood shingle system listed as a Class A-rated roof
covering.
BB. Add Section 1804.4.2 to read as follows:
1804.4.2 Drainage. Provisions shall be made for the control and drainage of surface
water around buildings. Drainage systems necessary shall be adequate to prevent water
from entering and accumulating under the building. Drainage water from
improvements and land contour changes shall not drain onto or across adjacent
properties except in recorded drainage easements or natural waterways.
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CC. Add Section 1809.7.1 to read as follows:
1809.7.1 Depth of isolated footings. Isolated footings and piers, exterior of perimeter
foundation, shall have a minimum depth of 24 inches (609.6 mm) below the lowest
adjacent natural undisturbed grade.
DD. Modify Table 1809.7 to read as follows:
TABLE 1809.7
FOOTINGS SUPPORTING WALLS OF LIGHT-FRAME CONSTRUCTION a b c d e h
NUMBER OF FLOORS
SUPPORTED BY THE
FOOTING f
WIDTH OF FOOTING
(inches)
THICKNESS OF
FOOTING
(inches)
DEPTH BELOW GRADE
(inches)
Perimeter Interior
1 12 6 21 12
2 15 8 24 18
3 18 8g 30 24
a Depth of footings shall be in accordance with Section 1809.4.
b The ground under the floor shall be permitted to be excavated to the elevation of the top of the footing.
c Interior stud bearing walls shall be permitted to be supported by isolated footings. The footing width and length shall
be twice the width shown in this table and the footings shall be spaced not more than 6 feet on center.
d See section 1905 for additional requirements for concrete footings of structures assigned to Seismic Design
Category C, D, E or F.
e For thickness of foundation walls see section 1807.1.6.
f Footings shall be permitted to support a roof in addition to the stipulated number of floors. Footings supporting roofs
only shall be as required for supporting one floor. Slabs supported on grade need not be considered a floor for
purposes of footing depths and widths.
g Plain concrete footings for Group R-3 occupancies shall be permitted to be 6 inches thick.
h A grade beam 12" in width shall be provided at garage openings. Depth shall be as specified in this table.
EE. Amend Section 1907 to read as follows:
1907.1 General. The thickness of concrete floor slabs supported directly on the
ground shall be not less than 4 inches (101.6 mm). Concrete floor slabs shall be
underlain with a minimum of 4 inches (101.6 mm) of clean granular material. A 6-mil
(0.006 inch; 0.15 mm) polyethylene vapor retarder with joints lapped not less than 6
inches (152 mm) shall be placed shall be placed between the base course or subgrade
and the concrete floor slab, or other approved equivalent methods or materials shall be
used to retard vapor transmission through the floor slab.
Exception: A vapor retarder is not required:
1. For detached structures accessory to occupancies in Group R-3, such as
garages, utility buildings or other unheated facilities.
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2. For unheated storage rooms having an area of less than 70 square feet (6.5
m2) and carports attached to occupancies in Group R-3.
3. For buildings or other occupancies where migration of moisture through the
slab from below will not be detrimental to the intended occupancy of the
building.
4. For driveways, walks, patios and other flatwork which will not be enclosed
at a later date.
5. Where approved based on local site conditions.
1907.2 Minimum reinforcing. Minimum reinforcing for slabs on grade shall be No.
3 bars at 24 inches (609.6 mm) on center each way placed at midpoint of slab thickness.
Slab reinforcement shall extend to within 2 inches (50.8 mm) of the exterior edge of
slabs.
1907.3 Slab to foundation connection. Tie bar reinforcing between slabs on grade
and foundation stem walls shall be No. 3 bars at 24 inches (609.6 mm) on center, placed
in foundation walls and bent at least 24 inches (609.6 mm) into the slabs and tied to the
slab reinforcing.
Exception: Floating slabs justified by an engineered design.
1907.4 Moisture content. Moisture content for expansive soils shall be 100 percent
of optimum to a depth of 18 inches (609.6 mm) below slab bottoms and shall be
maintained until slabs are poured. Soils under slabs shall be tested for moisture content
and slabs shall be poured within 24 hours of obtaining the required moisture content.
The area under raised floors need not be premoistened.
1907.5 Penetrations. Openings in slabs on grade for bathtub piping and traps,
planters or other similar uses shall be sealed with concrete not less than 2 inches (50.8
mm) in thickness.
Exception: Plastic tub boxes may be used in lieu of concrete if properly sealed
around all edges and pipe penetrations.
FF. Add Sections 3109.7 through 3109.9 to read as follows:
3109.7 Access to pool. Pools shall be accessible by means of ladders or steps.
There shall be not less than one such access for each 300 square feet (27.87 m2) of pool
area equally distributed around the perimeter.
3109.8 Lighting. Pools shall be equipped with artificial lighting adequate to
illuminate all underwater areas.
3109.9 Abandoned pools. A pool that is not used, is neglected, and is a hazard to
health and safety, shall be filled to the satisfaction of the bui lding official. Before
filling, holes shall be made in the bottom of the pool to insure proper drainage.
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Abandoned pools determined to be unsafe by the building official shall be abated in
accordance with the International Property Maintenance Code.
GG. Amend Appendix Section G102.2 to read as follows:
G102.2 Establishment of flood hazard areas. Flood hazard areas are established in
the current edition of the City of San Luis Obispo’s Flood Insurance Rate Maps. All
construction work within designated flood hazard areas shall comply with the
Floodplain Management Regulations contained in San Luis Obispo Municipal Code
Section 17.84.
For the enforcement provisions of this appendix for flood resistant construction under
the purview of the City Engineer, Building Official may mean City Engineer.
HH. Amend the title of Appendix Section G501 to read as
“BUILDINGS AND MANUFACTURED HOMES”
II. Amend Appendix Section G501.1 to read as follows:
G501.1 Elevation. All new and replacement buildings and/or manufactured homes
to be built, placed or substantially improved within a flood hazard area shall comply
with the Floodplain Management Regulations contained in San Luis Obispo Municipal
Code Section 17.84.
JJ. Amend Appendix Section G1001.3 to read as follows:
G1001.3 Elevation. Utility and miscellaneous Group U buildings and structures,
including substantial improvement of such buildings or structures, shall comply with
the Floodplain Management Regulations contained in San Luis Obispo Municipal Code
Section 17.84.
KK. Amend Appendix Section G1001.6 to read as follows:
G1001.6 Protection of mechanical and electrical systems. New or replacement
electrical equipment, heating, ventilating, air conditioning, and other service facilities
shall be either protected or elevated to at least 1 foot above base flood elevation in
conformance to San Luis Obispo Municipal Code Section 17.84. Sewer laterals shall
be protected with backwater valves where the finish floor of the structure is located less
than 1’ above the BFE at the next upstream sewer manhole.
LL. Amend Appendix Section J101.1 to read as follows:
J101.1 Scope. The provisions of this chapter apply to grading, excavation and
earthwork construction, including fills, embankments, and work within waterways.
Where conflicts occur between the technical requirements of this chapter and the
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geotechnical report, the geotechnical report shall govern. This appendix recognizes the
importance of the waterways of the city and the need to regulate all changes to these
waterways.
For the enforcement provisions of this appendix for grading in new subdivisions under
the purview of the City Engineer, building official shall mean city engineer.
MM. Add Appendix Sections J101.3 through J101.7 to read as follows:
J101.3 Hazardous conditions. Whenever the building official determines that any
existing excavation or embankment or fill on private property has become a hazard to
life and limb, or endangers property, or adversely affects the safety, use or stability of
a public way or drainage channel, the owner of the property upon which the excavation
or fill is located, or other person or agent in control of said property, upon receipt of
notice in writing from the building official, shall within the period specified therein
repair or eliminate such excavation or embankment so as to eliminate the hazard and
be in conformance with the requirements of this code.
J101.4 Dust control. All graded surfaces shall be wetted, protected or contained
in such manner as to prevent dust or spill upon any adjoining property or street.
J101.5 Emergency grading. The building official may authorize emergency
grading operations upon any site when necessary for the protection of the public health,
safety and welfare. Other city departments may take emergency action necessary to
protect public facilities.
J101.6 Special grading standards. The topography of a site proposed for
development shall remain substantially in its natural state. Mass recontouring shall not
be allowed. In all cases the average cross slope of a site shall be determined prior to
any grading operations or approval of any grading plan. Where a site does not slope
uniformly, the building official or city engineer shall determine average cross slope by
proportional weighting of the cross slopes of uniformly sloping subareas. The
percentage of the site, exclusive of building area, to remain in its natural state shall be
in accordance with Table J101.6.
All graded planes shall be rounded on all edges to blend with natural slopes. The
rounded edges shall have a radius equal to one-half the height of the cut or fill slope.
Exception: Grading specifically approved and/or conditioned in conjunction with a
tentative subdivision map, development proposal, or similar entitlement consistent with
General Plan policies and other hillside standards is not subject to the specific grading
limitations noted in this section.
J101.7 Approval for building construction. Prior to commencement of any
building construction, pursuant to a building permit for the graded site, a benchmark
shall be provided to verify that the building site is graded in conformance with the
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approved grading plan. No building construction shall be started until the building
official or city engineer has verified that the rough grading conforms to the approved
plan, including any interim or permanent erosion control measures deemed necessary.
NN. Amend Appendix Section J102 by addition of the following definitions:
AVERAGE CROSS SLOPE shall mean the ratio, expressed as a percentage, of the
vertical difference in elevation to the horizontal distance between two points on the
perimeter of the area, with the line connecting the two points being essentially
perpendicular to the contours between the two points. Different portions of any area
may have different average cross slopes.
WATERWAY shall mean a well-defined natural or manmade channel, creek, river,
lake or swale that conveys surface water, storm runoff, or other natural drainage either
year round or intermittently.
OO. Amend Appendix Section J103 to read as follows:
J103.1 Permits required. Except as exempted in Section J103.2, no grading shall
be performed without first having obtained a permit therefore from the building official.
A grading permit does not include the construction of retaining walls or other
structures. A grading permit shall be required for all work within any waterway,
including, but not limited to, earthwork, construction of drainage devices or erosion
control devices, removal of vegetation and modifications of banks and the bottom of
the waterway which may in the natural course of events lead to changes in flow
characteristics. A grading permit shall be required for all work that will create a
stockpile of any earth material, subject to the surety bond required by Section J103.4
to guarantee restoration of the site to a natural or other condition acceptable to the
building official.
J103.2 Exempted Work. A grading permit shall not be required for the following:
1. Grading in an isolated, self-contained area, provided there is no danger to the
public, and that such grading will not adversely affect adjoining properties.
2. Excavation for construction of a structure permitted under this code.
3. Cemetery graves.
4. Refuse disposal sites controlled by other regulations.
5. Excavations for wells, or trenches for utilities.
6. Mining, quarrying, excavating, processing, or stockpiling of rock, sand, gravel,
aggregate, or clay controlled by other regulations, provided such operations do
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not affect the lateral support of, or significantly increase stresses in, soil on
adjoining properties.
7. Exploratory excavations performed under the direction of a registered design
professional.
8. An excavation which does not exceed fifty cubic yards and (1) is less than 2
feet (610 mm) in depth or (2) does not create a cut slope greater than 5 feet
(1524 mm) in height and steeper than 1 unit vertical to 2 units horizontal.
9. A fill less than 1 foot (305 mm) in depth and placed on natural terrain with a
slope flatter than 1 unit vertical to 5 units horizontal, or less than 3 feet (914
mm) in depth, not intended to support structures, that does not exceed 50 cubic
yards (38.3 m3) on any one lot and does not obstruct a drainage course.
10. Routine streambed silt removal and vegetation control approved by the City
Engineer.
Exemption from the permit requirements of this appendix shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of
this code or any other laws or ordinances of this jurisdiction.
J103.3 Early grading. A grading permit shall not be issued prior to issuance of a
building permit for the project unless:
1. A tentative minor subdivision or tract map, use permit, architectural review
commission project approval or similar authorization has been granted; and
2. Related street and utility grades have been established; and
3. A surety bond in accordance with Section J103.4 is deposited to guarantee
restoration of the site to a natural or other condition acceptable to the building
official should the project not proceed to completion.
J103.4 Bonds. The building official may require bonds in such form and amounts
as may be deemed necessary to ensure that the work, if not completed in accordance
with the approved plans and specifications, will be corrected to eliminate hazardous
conditions or restore a graded site to the original condition. In lieu of a surety bond,
the applicant may file a cash bond or instrument of credit with the building official in
an amount equal to that which would be required in the surety bond.
The city engineer may require that bonds be posted to recover the full costs of any
damage to public right-of-way which may occur because of the peculiar nature or large
scope of the project, such as transportation of fill or heavy equipment on local streets
not designed to accommodate the traffic.
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PP. Amend Appendix Section J104.2 to read as follows:
J104.2 Site plan requirements. In addition to the provisions of Appendix Section
107, a grading plan shall show the existing grade and finished grade in contour intervals
of sufficient clarity to indicate the nature and extent of the work and show in detail that
it complies with the requirements of this code. The plans shall show the existing grade
on adjoining properties in sufficient detail to identify how grade changes will conform
to the requirements of this code. The plans shall show existing drainage conditions and
drainage devices and all proposed changes thereto. The plans shall include the location
and dimension of all trees on the site which are 3 inches (76.2 mm) in diameter or larger
at the trunk, measured at 4.5 feet (1.37 m) above ground level, trees to be removed and
trees to remain. A preservation plan shall be submitted for all trees to remain. The
plans shall indicate where excess material, rocks, or rubble will be disposed of.
QQ. Amend Appendix Section J110.1 to read as follows:
J110.1 General. All disturbed surfaces shall be prepared and maintained to control
erosion.
Exception: Erosion control measures need not be provided on cut slopes not
subject to erosion due to the erosion-resistant character of the materials.
Erosion control shall be installed as soon as practicable and prior to calling for final
inspection. Erosion control plantings shall be established in accordance with City
Engineering Standards and/or to the satisfaction of the Building Official.
RR. Add Appendix Table J101.6 as follows:
TABLE J101.6
GRADING TO REMAIN IN NATURAL STATE
Percent Average Cross Slope Percent of Site to Remain in Natural State
0-5 0
6-10 25
11-15 40
16-20 60
21-25 80
26-30 90
Above 30 100
SECTION 15.04.030 AMENDMENTS; CALIFORNIA RESIDENTIAL CODE
Adopt as approved by state agencies and amend the following sections:
A. Delete Chapter 1, Division II. Administration of the residential code shall be as set
forth in Chapter 1, Division II of the California Building Code.
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B. Amend Section R109.1.2 Exception to read as follows:
Exception: Back-filling of ground-source heat pump loop systems tested in
accordance with ASTM Standards prior to inspection shall be permitted.
C. Add Section R313.3.3.5 to read as follows:
R313.3.3.5 Sprinkler Activation Alarm. An alarm audible from all sleeping rooms
shall be provided.
D. Amend Section R322.1 to read as follows:
R322.1 General. Buildings and structures constructed in whole or in part in flood
hazard areas (including A or V Zones) identified in the current edition of the City of
San Luis Obispo’s Flood Insurance Rating Map shall be designed and constructed in
accordance with the provisions contained in this section and the flood plain
management regulations contained in San Luis Obispo Municipal Code Section 17.84,
whichever is more stringent. Buildings and structures located in whole or in part in
identified floodways shall be designed and constructed in accordance with ASCE 24.
E. Add Section R337.1.2 to read as follows:
R337.1.2 Establishment of limits. The City of San Luis Obispo is considered a
“Community at Risk” due to the threat of wildfire impacting the urban community. The
City shall continue to enhance the fire safety and construction codes for new buildings
in order to reduce the risk of urban fires that may result from wildfires. New buildings
citywide shall incorporate the following construction methods and materials: Ignition
resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one
“pilot head”); Ember resistant vent systems for attics and under floor areas, protected
eaves, and Class ‘A’ roof coverings as identified in the California Building Code
Chapter 7A.
F. Delete Sections R403 and R404 and add R403.1 to read as follows:
R403.1 Foundations. The design of foundations to support structures regulated under
the California Residential Code shall be per California Building Code Section 1809 or
1810.
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SECTION 15.04.040 AMENDMENTS; CALIFORNIA EXISTING BUILDING CODE
A. Amend Appendix Section A101 to read as follows:
SECTION A101
PURPOSE
The purpose of this chapter is to promote public safety and welfare by reducing the risk
of death or injury that may result from the effects of earthquakes on existing buildings
of unreinforced masonry wall construction.
The provisions of this chapter are intended as minimum standards for structural seismic
resistance established primarily to reduce the risk of life loss or injury. Compliance
with these standards will not necessarily prevent loss of life or injury or prevent
earthquake damage to rehabilitated buildings.
B. Amend Appendix Section A102.1 to read as follows:
A102.1 General. The provisions of this chapter shall apply to all existing buildings
having at least one unreinforced masonry wall. The elements regulated by this chapter
shall be determined in accordance with Table A1-A. Except as provided herein, other
structural provisions of the building code shall apply. This chapter does not apply to
the alteration of existing electrical, plumbing, mechanical or fire safety systems.
Exceptions:
1. Warehouses or similar structures not used for human habitation unless
housing emergency equipment or supplies.
2. A building having five living units or less.
C. Amend Appendix Section A103 to add the following definitions:
LEVEL A STRENGTHENING of an unreinforced masonry building is compliance
with the provisions of this chapter, limited to the removal of or bracing of parapets,
installation of anchors between walls and roof, and installation of anchors between
walls and floors.
LEVEL B STRENGTHENING of an unreinforced masonry building is compliance
with all provisions of this chapter.
D. Amend Appendix Section A109.2 to read as follows:
A109.2 Selection of Procedure. Buildings shall be analyzed by the General
Procedure of Section A110, which is based on Chapter 16 of the California Building
Code, or when applicable, buildings may be analyzed by the Special Procedure of
A111. Buildings with a substantially complete steel or concrete frame capable of
supporting gravity dead and live loads and that utilize unreinforced masonry walls as
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non-bearing infill between frame members shall be analyzed by a procedure approved
by the building official. Qualified historic structures may be analyzed per the
California Building Standards Code, Part 8, California Historical Building Code.
E. Add new Appendix Section A115 entitled "Administrative Provisions" to read as
follows:
SECTION A115
ADMINISTRATIVE PROVISIONS
A115.1 Compliance Requirements.
A115.1.1 Strengthening deadlines. The owner of a building within the scope of this
chapter shall structurally alter the building to conform to Level B Strengthening by July
1, 2010 or when one of the following occurs:
1. The value of additions, alterations, and/or maintenance repairs requiring a
building permit, cumulative from March 4, 1992, exceeds 50 percent of the
replacement cost of the building established by the building official per
Appendix Section 108.3 of the Building Code, which may include a certified
appraisal report. The cumulative value of alterations and maintenance repairs
need not include reroofing, Level A Strengthening, and installation of an
automatic fire sprinkler system.
Exception: Buildings containing more than one tenant space if the floor
area of altered tenant spaces, cumulative from March 4, 1992, does not
exceed 50 percent of the total floor area of the building.
2. The use of the building changes to a different division of the same occupancy
group or to a different occupancy group.
Exceptions:
1. Notwithstanding the provisions of Section 3408 of the Building
Code, buildings containing more than one occupancy classification
need not be strengthened if the total floor area for changes in use,
cumulative from March 4, 1992, does not exceed 50 percent of the
floor area of the building.
2. Occupancy classification changes to Groups F, M, S and U from an
equivalent category as defined in the previous editions of this code.
3. An occupancy classification change to a Group R-2 Occupancy with
not more than five dwelling units.
4. An occupancy classification change to a Group S Occupancy used
exclusively as a warehouse with no human habitation.
3. If Level A strengthening work is completed by July 1, 2007, completion of the
remaining work to satisfy Level B strengthening requirements may be delayed
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until July 1, 2012. If Level A work is not completed by July 1, 2007, the City
Council will set a Level B completion deadline for each building on the basis
of relative hazard, but not later than July 1, 2010.
Exception: The building official, on a case-by-case basis, may approve an
alternate strengthening plan deemed equivalent to Level A strengthening if:
1. A greater than 50 percent reduction in the unreinforced masonry
hazard for the building is accomplished by July 1, 2007; and,
2. A written agreement includes an acceptable work plan and timeline;
and,
3. The plan completes Level B strengthening by July 1, 2012.
A115.1.2 Permits. The owner of a building within the scope of this chapter shall
submit a complete application for a building permit to the building official to strengthen
the building to Level B requirements by July 1, 2005. The building permit shall be
obtained by January 1, 2006, and shall remain valid until required Level B
strengthening work is completed per Section A115.1.1.
Exception: For seismic strengthening or demolition projects that require approval
of a planning application by a City process, the planning application shall be
submitted to the Community Development Department by July 1, 2005. The
application for building or demolition permit shall be submitted following approval
of the planning application, and a building or demolition permit shall be obtained
by January 1, 2006.
A115.1.3 Posting of sign. The owner of a building within the scope of this chapter
shall post, at a conspicuous place near the primary entrances to the building, a sign
provided by the building official stating “This is an unreinforced masonry building.
Unreinforced masonry buildings may be unsafe in the event of a major earthquake”.
The sign shall be posted within 60 days of receipt by the building owner per installation
standards established by the building official.
A115.2 Notice and Order
A115.2.1 General. The building official shall, within 30 days of the determination
that a building is of unreinforced masonry construction issue a notice and order as
provided in this section to the owner of a building within the scope of this chapter.
A115.2.2 Service of notice and order. A notice or order issued pursuant to this
section shall be in writing and shall be served either personally or by certified or
registered mail upon the owner as shown on the last equalized assessment roll, and
upon the person, if any, in apparent charge or control of the building. The failure of
any such person to receive such notice or order shall not affect the validity of any
proceedings taken under this chapter or relieve any such person from any duty or
obligation imposed on him by the provisions of this chapter.
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A115.2.3 Content of notice and order. The notice shall specify that the building has
been determined by the building official to be within the scope of this chapter and,
therefore, is subject to the minimum seismic standards of this chapter. The order shall
direct the owner to obtain a building or demolition permit as required by this chapter
and cause the building to be structurally altered to conform to the provisions of this
chapter, or cause the building to be demolished. The notice or order shall be
accompanied by a copy of Section A115.1, which sets forth the owner's responsibilities.
A115.3 Appeal. The owner of the building may appeal the building official's initial
determination that the building is within the scope of this chapter to the Board of
Appeals established by Chapter 1, Division II, Section 113 of the California Building
Code, as adopted. Such appeal shall be filed with the Board within 60 days from the
service date of the order described in Section A115.2. Any appeal shall be decided by
the Board no later than 90 days after filing and the grounds thereof shall be stated
clearly and concisely. Appeals or requests for modifications from any other
determinations, orders or actions by the building official pursuant to this chapter shall
be made in accordance with the procedures established in Chapter 1, Division II,
Section 104.10 of the California Building Code.
A115.5 Recordation. At the time that the building official serves the
aforementioned notice, the building official shall also file and record with the office of
the county recorder a certificate stating that the subject building is within the scope of
this chapter and is a potentially earthquake hazardous building. The certificate shall
also state that the owner thereof will be ordered to structurally analyze the building to
determine compliance with this chapter.
If the building is either demolished, found not to be within the scope of this chapter, or
is structurally capable of resisting minimum seismic forces required by this chapter as
a result of structural alterations or an analysis, the building official shall file and record
with the office of the county recorder a form terminating the status of the subject
building as being classified within the scope of this chapter.
A115.6 Enforcement. If the owner in charge or control of the subject building fails
to comply with any order issued by the building official pursuant to this chapter within
the time limit set forth in Section A115.1, the building official shall verify that the
record owner of this building has been properly served. If the order has been served
on the record owner, then the following provisions apply:
1. The building official may order that the entire building be vacated and that the
building remain vacated until such order has been complied with. If compliance
with such order has not been accomplished within 90 days after the date the
building has been ordered vacated or such additional time as may have been
granted by the Board of Appeals, the building official may order its demolition
in accordance with the provisions of Sections 107, 108, and 109 of the
International Property Maintenance Code.
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2. Any person who violates any provision of this chapter is guilty of a misdemeanor,
and is subject to the penalty as provided for in Chapter 1.12 of the City of San
Luis Obispo Municipal Code. The City may also pursue alternative civil remedies
as set forth in Section 1.12.090 of the Municipal Code.
A115.7 Program monitoring and annual report. During January of each year,
the building official shall submit a report to the City Council outlining the progress to
date concerning reduction of the hazards presented by the unreinforced masonry
building inventory for the City. The report shall include:
1. The number of unreinforced masonry buildings strengthened, demolished, or
otherwise eliminated from the inventory;
2. The number of unreinforced masonry buildings remaining on the inventory,
including the status of orders issued pursuant to this Chapter that are not
resolved.
A115.8 Automatic Fire Sprinkler Systems. Buildings within the scope of this
chapter located in the commercial fire zone shown in Figure 9-A of the California Fire
Code, as amended, shall install an automatic fire sprinkler system in conjunction with
level B strengthening deadlines in accordance with Section 903.2.1 of the California
Fire Code, as amended in Municipal Code Section 15.04.100, unless a later installation
date is granted by both the building official and fire code official.
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SS. Add Appendix Chapter A2 to read as follows:
Appendix Chapter A2
DEMOLITION AND MOVING
OF BUILDINGS
SECTION 201
GENERAL
A201.1 Purpose. The purpose of this appendix is to establish minimum standards
and procedures for the demolition and relocation (moving) of buildings and structures
to safeguard life, property, health and public welfare. It is also intended to ensure that
moved buildings are structurally sound, sanitary, habitable, and that they will
harmonize with existing development in the area to which they are to be moved.
A201.2 Scope. This appendix sets forth rules and regulations to control demolition
and relocation operations, establishes the administrative procedures for review of an
application to demolish or move a building, and provides for the issuance of permits.
A201.3 Appeals. Any person aggrieved by a decision made under the terms of this
chapter may appeal such decision. For matters concerning the technical provisions of
this code, such appeal shall be subject to the provisions of the Chapter 1, Division II
Section 113 of the California Building Code; for all other matters, the appeal provisions
of Chapter 1.20 of the Municipal Code shall apply.
SECTION 202
DEFINITIONS
Section A202 General. For the purposes of this appendix, certain terms, words and
their derivatives shall be defined as specified in this section.
ARC means the Architectural Review Commission appointed by the City Council.
CHC means the Cultural Heritage Committee appointed by the City Council.
Demolition means the complete or partial removal of a structure.
Foundation means the structure, usually of concrete, resting on or in the ground,
including the footing, on which a building is erected.
Foundation wall means the walls of concrete or masonry that support a building.
Inventory of Historical Resources is the Master List of Historic Resources and the
Listing of Contributing Properties within Historical Preservation Districts approved by
the City Council.
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Municipal Code means the San Luis Obispo Municipal Code.
Potential Historic Resource means a building which may meet the Criteria for
Historic Listing found in the City of San Luis Obispo Historic Preservation Program,
but which has not been evaluated or listed as an historic resource.
Slab means a flat piece of material, usually of concrete, placed on the ground for use
as a building floor, patio, driveway, walk, ball court and/or similar uses.
Structure means any human made site feature, including signs, walls, fences,
buildings, monuments, or similar features.
Substructure means the foundation of a building or structure including the piers and
piles.
SECTION A203
PERMIT REQUIREMENTS
A203.1 Permit required. The demolition or relocation (moving) of any building
or structure shall not commence until a permit has been issued by the building official
in accordance with the provisions of this chapter and Chapter 1, Division II of the
California Building Code.
Exception: Temporary construction offices.
A permit to move a building shall be a building permit when the building is relocated
within the limits of the city. A permit to move a building shall be a demolition permit
when the building is relocated to a site outside of the city limits.
A203.2 Moving and Relocation of Buildings.
A203.2.1 Inspection of buildings to be moved. All buildings to be moved into or
within the city shall be inspected by the building official to determine compliance with
this code and suitability for moving prior to permit issuance.
A203.2.2 Transportation and building permits required. For moving projects, a
transportation permit shall be obtained from the public works director subsequent to
issuance of a moving permit. Building, plumbing, electrical, and mechanical permits
shall be required for all work necessary for the placement of a moved or relocated
building.
A203.3 Procedure for permit application processing. Prior to issuance of a
permit to demolish or relocate a building or structure, the permit application shall be
subject to the following:
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1. Demolition or relocation of historical resource. For any structure located on
a property listed on the Inventory of Historical Resources, an application for
Architectural Review shall be submitted and require approval prior to issuance
of a permit for building relocation or demolition. The application shall include
plans for replacement structures, at the discretion of the Community
Development Director.
2. Demolition or relocation of structure not designated historical. For any
structure that is not located on a property listed on the Inventory of Historical
Resources and that is over 50 years old, the Community Development Director
shall determine if the structure or structures proposed for demolition are a
potential historic resource. If the Community Development Director
determines that the structure or structures is/are a potentially historic
resource(s), the applicant shall submit an application for Architectural Review.
If the Community Development Director determines the structure or structures
not to be a potential historic resource, the applicant shall provide evidence that
for a period of not less than 90 days from date of permit application, the building
was advertised in a local newspaper on at least 3 separate occasions not less
than 15 days apart, as available to any interested person to be moved; and
submit historic documentation for the structure in accordance with criteria
established by the Community Development Director and the Cultural Heritage
Committee.
Exceptions for Structures Not Designated Historical:
1. A building or structure determined by the building official to be a dangerous
building as defined in the International Property Maintenance Code which
poses an imminent, serious threat to the health, safety or welfare of
community residents or people living or working on or near the site, and for
which historic documentation acceptable to the Community Development
Director has been submitted.
2. Accessory buildings, sheds, garages and similar structures, unless
determined to be a potential historic resource by the Community
Development Director.
A203.4 Guarantee. Prior to issuance of a permit to demolish or move a building
or structure, the applicant shall provide the city with a guarantee in such form and
amount as may be deemed necessary by the building official to assure completion of
demolition or moving, removal of all debris, cleanup of the site, repair of damage to
public improvements, erection of barricades when required and filling of depression
below adjacent grade. The amount of the guarantee for demolition shall be not less
than one thousand dollars or twenty percent of the value of the demolition contract
price, whichever is greater. The amount of the guarantee for moving a building or
structure shall be twenty percent of the total value of all work to be accomplished and
associated with moving of the building, but not less than five thousand dollars. Work
required to comply with this section may be completed by the city after the time limits
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stated have expired and shall be paid from the deposit. The deposit shall not be released
until such work is completed.
Exceptions:
1. No guarantee will be required when the demolition permit is issued at the
same time as a building permit for a redevelopment project.
2. When the structure to be moved is to be relocated outside the limits of the
city, the amount of the guarantee may be reduced when approved by the
building official, but in no case shall be less than one thousand dollars.
A203.5 Indemnity. Every person, firm or corporation to whom permission has
been granted under the terms of this chapter and other ordinances to utilize public
property for the demolition or moving of any building or structure shall at all times
assume responsibility for any damage to public property. Such permission shall be
further conditioned that any person, firm or corporation shall, as a consideration for the
use of public property, at all times release, hold harmless and indemnify the city and
all of its agents and employees from any and all responsibility, liability, loss or damage
resulting to any persons or property caused by or incidental to the demolition or moving
work. Written indemnification in a form acceptable to the city attorney shall be
provided.
A203.6 Damage to public property. As a condition of obtaining a permit to
demolish or move any building or structure, the permittee shall assume liability for any
damage to public property occasioned by such moving, demolition, or removal
operations. Applicants for demolition permits shall provide information and plans
when requested for protection of public property. Information and plans shall be
specific as to type of protection, structural adequacy and location. Approval to use or
occupy public property shall be obtained before proceeding with demolition work.
A203.7 Insurance. Prior to the issuance of a permit to demolish or move any
building or structure, the permit applicant shall deposit with the building official a
certificate of liability insurance naming the city as an additional insured party on the
insurance policy. Such insurance shall be valid at all times during demolition or
moving operations. The liability insurance coverage shall be in an amount of at least
five hundred thousand dollars per occurrence for injuries, including accidental death to
any one person, and subject to the same limit for each additional person, in an amount
at least one million dollars on account of any one accident: and property damage in an
amount at least five hundred thousand dollars.
Exception: Demolition of a wood frame building not greater than two stories or
twenty-five feet in height, measured to the top of the highest point of the roof,
provided the building is not less than twenty feet from public property lines or, if
less than twenty feet from public property lines, adequate protection is provided for
pedestrians and public property to the satisfaction of the building official.
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A203.8 Disconnecting service lines. Prior to the issuance of a permit to demolish
or relocate a building or structure, the permit applicant shall complete the following to
the satisfaction of the building official:
1. Electrical service. The power to all electric service lines shall be shut-off and
all such lines cut or disconnected outside the property line. Prior to the cutting
of such lines, the property owner or his agent shall notify and obtain the
approval of the electric service agency.
2. Other service. All gas, water, steam, storm, sanitary sewers, and other service
lines shall be shut-off and/or abandoned as required by the public works
director, utilities director, or other agency
SECTION A204
PUBLIC SAFETY REQUIREMENTS
A204.1 General. The demolition or moving of any building shall not commence
until structures required for protection of persons and property are in place. Such
structures and the demolition work shall conform to the applicable provisions of
Chapter 33 of the California Building Code. Prior to permit issuance, a schedule of
operations shall be submitted to the building official for review and approval, and shall
set forth a sequence of work on the building, the need to barricade public streets, details
of travel to and from the site for hauling operations, route of moving, estimated
completion date, and any other significant work which may require inspection or
coordination with city departments.
A204.2 Dust and debris. During demolition operations, all material removed shall
be wet sufficiently or otherwise handled to control the dust incidental to removal.
All adjacent streets, alleys and other public ways and places shall be kept free and clear
of all rubbish, refuse and loose material resulting from the moving, demolition or
demolition removal operations, except as allowed by temporary encroachment permits
approved by the public works director.
SECTION A205
REMOVAL OF MATERIALS
A205.1 General. All building rubble and debris shall be removed from the
demolition site to an approved point of disposal.
A205.2 Foundations. All foundations, concrete slabs and building substructures
shall be removed to the satisfaction of the building official.
Exception: Foundations, concrete slabs on grade and building substructures may
remain if the site is fenced to the satisfaction of the building official.
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A205.3 Completion. Upon completion of the removal of a building or structure by
either demolition or moving, the ground shall be left in a smooth condition free of
demolition debris. Holes in the ground, basements or cellars, shall be filled to existing
grade.
Exception: The filling of such excavation may not be required when a building
permit has been issued for a new building on the site and the construction thereof
is to start within sixty days after the completion of demolition or moving operations
and the permittee provides a temporary barricade protecting the excavation on all
sides to the satisfaction of the building official.
SECTION 15.04.050 AMENDMENTS; CALIFORNIA MECHANICAL CODE
A. Delete Chapter 1, Division II and Table 104.5. Administration of the mechanical code
shall be as set forth in Chapter 1, Division II of the California Building Code.
B. Delete Appendix Chapter E.
SECTION 15.04.060 AMENDMENTS; CALIFORNIA PLUMBING CODE
A. Delete Chapter 1, Division II, Table 104.5 and Appendix Chapters F and L.
Administration of the plumbing code shall be as set forth in Chapter 1, Division II of
the California Building Code.
B. Amend Section 314.4 to read as follows:
314.4 All excavations shall be completely backfilled as soon after inspection as
practicable. A layer of sand or fine gravel shall be placed in all sewer trenches to
provide a leveling and laying bed for pipe. Adequate precaution shall be taken to insure
proper compactness of backfill around piping without damage to such piping. Trenches
shall be backfilled in thin layers to twelve (12) inches (.3 m) above the top of the piping
with clean earth which shall not contain stones, boulders, cinderfill, frozen earth,
construction debris or other materials which would damage or break the piping or cause
corrosive action. Mechanical devices such as bulldozers, graders, etc., may then be
used to complete backfill to grade. Fill shall be properly compacted . Suitable
precautions shall be taken to insure permanent stability for pipe laid in filled or made
ground.
C. Amend Section 715.2 to read as follows:
715.2 Joining Methods and Materials. Joining methods and materials for building
sewers shall be as prescribed in this code and shall only have joints that are glued,
solvent cemented, heat fused or welded.
Exception: Strongback type couplings may be used when connecting new or replaced
pipe to existing materials.
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D. Add Section 1101.3.1 to read as follows:
1101.3.1 Rainwater Harvesting. Storm water drainage may be directed to an
approved rainwater harvesting system and used as an alternate source of water for non-
potable uses as approved by the Building Official and the San Luis Obispo County
Environmental Health Department. The installation and use of such a system or
systems must be designed to not interact with the potable water system, the building
sanitary sewer or drainage systems that flow to any creek. Rainwater harvesting
systems must be maintained in such manner as to not cause damage to neighboring
properties.
E. Amend Section 1601.3, Exceptions: to read as follows:
Exceptions:
(1) A permit is not required for exterior rainwater catchment systems used for outdoor
non-spray irrigation with a maximum storage capacity of 600 gallons where the
tank is supported directly upon grade, the ratio of height to diameter or width does
not exceed 2 to 1 (except as exempted by the Chief Building Official upon
confirmation of structural stability), and it does not require electrical power or a
makeup water supply connection, the height does not exceed seven feet, and it is
not visible from the public right-of-way that abuts the front yard.
(2) A permit is not required for exterior rainwater catchment systems used for spray
irrigation with a maximum storage capacity of 360 gallons
SECTION 15.04.070 AMENDMENTS; CALIFORNIA ELECTRICAL CODE
A. Administration of the electrical code shall be as set forth in Chapter 1, Division II of
the California Building Code.
B. Amend Article (A)(1) to read as follows:
(1) Readily Accessible Location. The service disconnecting means shall be installed
at a readily accessible location either outside the building or other structure, or inside
nearest the point of entrance of the service conductors. The disconnecting means shall
be accessible to emergency personnel, either directly or by a remote actuating device,
without requiring transit of the building interior. Dedicated electrical equipment rooms
located at the building perimeter and providing direct access to the outside shall satisfy
accessibility for emergency personnel.
SECTION 15.04.080 AMENDMENTS; INTERNATIONAL PROPERTY
MAINTENANCE CODE
A. Delete Chapter 1 with the exception of Section 101.1 which is amended to read as
follows:
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101.1 Administrative Provisions. The administrative provisions for the enforcement
of the International Property Maintenance Code shall be as set for the in the Uniform
Housing Code, The Uniform Code for the Abatement of Dangerous Buildings, and
other provisions of the San Luis Obispo Municipal Code.
SECTION 15.04.090 PERMITS REQUIRED FOR WELL CONSTRUCTION
A. No person shall construct, repair, modify, abandon or destroy any water well without
first obtaining a permit from the City. As used herein, "water well" shall mean an
artificial excavation constructed by any method for the purpose of extracting water
from, or injecting water into, the underground.
B. All work performed pursuant to each such permit shall be in conformance with all State
laws and standards including applicable portions of Department of Water Resources
Bulletin No. 74-81, all City ordinances, resolutions and policies relating thereto, and
such permit conditions as may be imposed by the City.
C. Any water well constructed, repaired, modified, destroyed, abandoned, or operated in
violation of this section or the permit requirements shall constitute a public nuisance
which may be abated by the City. A person who digs, drills, excavates, constructs, owns
or controls any well and abandons such well and a person who owns, occupies,
possesses or controls any premises on which an abandoned well exists shall cap or
otherwise securely cover, cap or protect the entrance to the well. The capping or
covering shall be so constructed and installed as will prevent any human being from
suffering any bodily injury or death, through accident or inadvertence, by reason of the
existence of the well.
15.04.100 AMENDMENTS; CALIFORNIA FIRE CODE
A. Delete Appendix Chapter A.
B. Amend Chapter 1, Division II, Section 101.1 to read as follows:
101.1 Title. These regulations shall be known as the Fire Code of the City of San
Luis Obispo, may be cited as such and will be referred to herein as “this code”.
C. Amend Chapter 1, Division II, Section 105.1.1 to read as follows:
105.1.1 Permits required. Permits required by this code shall be obtained from the
fire code official. A fee for each permit shall be paid prior to issuance of the permit, in
accordance with the schedule as established by the applicable governing authority.
Issued permits shall be kept on the premises designated therein at all times and shall be
readily available for inspection by the fire code official.
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D. Amend Chapter 1, Division II, Section 108 to read as follows:
108 Board of appeals established. In order to hear and decide appeals of orders,
decisions or determinations made by the fire code official relative to the application
and interpretation of this code, there shall be and is hereby created a board of appeals.
The board of appeals shall be established as set forth in Chapter 1, Division II Section
113 of the California Building Code, as amended in Section 15.04.020 of the San Luis
Obispo Municipal Code. The fire code official shall be an ex officio member of said
board but shall have no vote on any matter before the board. The board shall adopt
rules of procedure for conducting its business, and shall render all decisions and
findings in writing to the appellant with a duplicate copy to the fire code official.
E. Amend Chapter 1, Division II, Section 109.3 to read as follows:
109.4 Violation penalties. Persons who shall violate a provision of this code or shall
fail to comply with any of the requirements thereof or who shall erect, install, alter,
repair or do work in violation of the approved construction documents or directive of
the fire code official, or of a permit or certificate used under provisions of this code,
shall be guilty of a misdemeanor, punishable by a fine of not more than 1,000 dollars
or by imprisonment not exceeding one year, or both such fine and imprisonment. Each
day that a violation continues after due notice has been served shall be deemed a
separate offense.
F. Amend Chapter 1, Division II, Section 111.4 to read as follows:
111.4 Failure to comply. Any person who shall continue any work after having been
served with a stop work order, except such work as that person is directed to perform
to remove a violation or unsafe condition, shall be liable to a fine of not less than that
established by Municipal Code Section 1.12.040.
G. Amend Section 302.1 to add the following definition to read as follows:
SKY LANTERN. An Airborne lantern typically made of paper with a wood frame
containing a candle, fuel cell composed of waxy flammable material or other open
flame which serves as a heat source to heat the air inside the lantern to cause it to lift
into the air. Sky candles, fire balloons and airborne paper lanterns mean the same as
sky lanterns.
H. Amend Section 307.1.1 and 307.2 to read as follows:
307.1.1 Prohibited open burning. No waste matter, combustible material or refuse
shall be burned in the open air within the city. Agricultural, ceremonial or similar types
of fires may be approved when authorized by the fire code official.
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307.2 Permit required. A permit shall be obtained from the fire code official in
accordance with Section 105.6 prior to kindling a fire for recognized silvicultural or
range or wildlife management practices, prevention or control of disease or pests.
Application for such approval shall only be presented by and permits issued to the
owner of the land upon which the fire is to be kindled.
I. Amend Sections 307.4.1 and 307.4.2 to read as follows:
307.4.1 Bonfires. Bonfires shall be prohibited.
307.4.2 Recreational fires. Recreational fires shall be prohibited.
Exception: Recreational fires may be permitted in approved, non-combustible
commercially built containers, measuring no more than 3 feet in diameter and 2 feet
tall, raised at least 6 inches off the ground with non-combustible legs and having a
non-combustible spark arrester screen with holes no larger than ¼ inch. The ground
beneath this container shall be clear of combustible material for 10 feet in diameter,
and 10 feet away from combustible construction. The material being burned shall
be wood only, and shall not include pressure treated lumber. A pre-connected
garden hose shall be accessible.
J. Amend Section 308.1.6.3 to read as follows:
308.1.6.3 Sky lanterns. The ignition and launching of sky lanterns is prohibited.
Exceptions:
(1) Upon approval of the fire code official, sky lanterns may be used under the
following conditions:
(a) When necessary for religious or cultural ceremonies and adequate
safeguards have been taken in the discretion of the fire code official. Sky
lanterns must be tethered in a safe manner to prevent them from leaving the area
and must be constantly attended until extinguished.
K. Amend Section 405.7 to read as follows:
405.7 Initiation. Where a fire alarm system is provided, emergency evacuation
drills shall be initiated by activating the fire alarm system. Prior to initiating an alarm,
the person initiating the alarm shall contact the fire alarm monitoring company and
advise the company’s dispatcher of the fire drill. In cases where the fire alarm system
is not monitored by a central station, notification shall be provided to the fire
department dispatch center.
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L. Amend Section 503.1.1 and 503.1.2 to read as follows:
503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be
provided for every facility, building or portion of a building hereafter constructed or
moved into or within the jurisdiction. The fire apparatus access road shall comply with
the requirements of this section and shall extend to within 150 feet (45 720 mm) of all
portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or
facility.
Exceptions: The fire code official is authorized to increase the dimension of 150
feet (45720 mm) to 300 feet (91440 mm) where:
1. The building is equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Fire apparatus access roads cannot be installed because of topography,
waterways, nonnegotiable grades or other similar conditions, and an approved
alternative means of fire protection is provided.
3. There is not more than two Group R-3 or Group U Occupancies, provided, in
the opinion of the fire code official, fire-fighting or rescue operations would not
be impaired.
503.1.2 Additional access. The fire code official is authorized to require more than
one fire apparatus access/egress road based on the potential for impairment of a single
road by vehicle congestion, condition of terrain, climatic conditions or other factors
that could limit access/egress.
M. Amend Section 503.2.5 to read as follows:
503.2.5 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet (45
720 mm) in length shall be provided with an approved area for turning around fire
apparatus.
Exception: Where buildings along the dead-end road are protected by an approved
fire sprinkler system throughout, the distance may be increased to 300 feet (91 440
mm).
N. Amend Section 503.4.1 as follows:
503.4.1. Traffic calming devices. Traffic calming devices may be installed
provided they obtain acceptance of the design and approval of the construction by the
fire code official.
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O. Amend Section 505.1 to read as follows:
505.1 Address numbers. New and existing buildings shall have approved
address numbers, building numbers or approved building identification placed in a
position that is plainly legible and visible from the street or road fronting the property.
These numbers shall contrast with their background. Address numbers shall be Arabic
numerals or alphabetical letters. Numbers shall not be spelled out. Numbers shall be
a minimum of 5 inches (102 mm) high with a minimum stroke width of 0.5 inch (12.7
mm) or as otherwise determined necessary by the fire code official. Where required
by the fire code official, address identification shall be provided in additional approved
locations to facilitate emergency response. Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign
or means shall be used to identify the structure. Address identification shall be
maintained.
P. Amend Section 507.2 to read as follows:
507.2 Type of water supply. A water supply shall consist of reservoirs, pressure
tanks, elevated tanks, water mains or other fixed systems connected to the municipal
water system and capable of providing the required fire-flow.
Q. Amend Section 507.5.1 and delete Exceptions 1 to read as follows:
507.5.1 Where required. Where a portion of the facility or building hereafter
constructed or moved into or within the jurisdiction is more than 300 feet (91440 mm)
from a hydrant on a fire apparatus access road, as measured by an approved route
around the exterior of the facility or building, on-site fire hydrants and mains shall be
provided where required by the fire code official.
R. Add Section 507.5.4.1 to read as follows:
507.5.4.1 Authority to remove obstruction. The fire code official and his authorized
representatives shall have the power and authority to remove or cause to be removed,
without notice, any vehicle, or object parked or placed in violation of the California
Fire Code. The owner of any item so removed shall be responsible for all towing,
storage and other charges incurred.
S. Amend Section 603.1.4 to read as follows:
603.1.4 Fuel Oil. The grade of fuel oil used in a burner shall be that for which the
burner is approved and as stipulated by the burner manufacturer. Oil containing
gasoline shall not be used.
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T. Amend Section 603.9 to read as follows:
603.9 Gas meters. Above-ground gas meters, regulators and piping subject to
damage shall be protected by a barrier complying with Section 312 or otherwise
protected in an approved manner. Gas meters shall be permanently marked and
identified as to the building or system served.
U. Amend Section 608.1 to read as follows:
Section 608.1 Scope. Stationary storage battery systems having an electrolyte
capacity of more than 50 gallons (189 L) for flooded lead acid, nickel cadmium (Ni-
Cd) and valve-regulated lead acid (VRLA), or 1,000 pounds (454 kg) for lithium-ion
and lithium metal polymer, used for facility standby power, emergency power, or
uninterrupted power supplies or the indoor storage of electric carts, cars, fork-lifts and
similar equipment, shall comply with this section and Table 608.1.
V. Amend Section 901.4.2 and Section 901.4.4 to read as follows:
901.4.2 Non-required fire protection systems. Any fire protection system or
portion thereof not required by this code or the California Building Code may be
allowed, when approved by the fire code official, to be furnished for partial or complete
protection provided such installed system meets the requirements of this code and the
California Building Code.
901.4.4 Additional fire protection systems. In occupancies of a hazardous nature,
where special hazards exist in addition to the normal hazards of the occupancy, or
where the fire code official determines that access for fire apparatus is unduly difficult,
or the location is beyond the four-minute response time of the fire department, the fire
code official shall have the authority to require additional safeguards. Such safeguards
include, but shall not be limited to, the following: automatic fire detection systems, fire
alarm systems, automatic fire extinguishing systems, standpipe systems, or portable or
fixed extinguishers. Fire protection equipment required under this section shall be
installed in accordance with this code and applicable referenced standards.
W. Amend Section 901.6 to read as follows:
Section 901.6 Inspection, testing and maintenance. Fire detection, alarm and
extinguishing systems, mechanical smoke exhaust systems, and smoke and heat vents
shall be maintained in an operative condition at all times, and shall be replaced or
repaired where defective. Non-required fire protection systems and equipment shall be
inspected, tested and maintained or removed. No person shall cause a response of
emergency personnel due to failure of notifying police/fire dispatch of any drill, testing,
maintenance, installation of, repair or alteration to any fire protection system.
X. Amend Section 903.2, add Section 903.2.1 and 903.2.2 and delete Sections 903.2.1
through 903.2.10 to read as follows:
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903.2 General. An automatic fire-extinguishing system shall be installed in new
buildings as set forth in Section 903.2 of the California Building Code as amended by
Section 15.04.020 of the San Luis Obispo Municipal Code.
903.2.1 Existing buildings in commercial fire zone. Existing buildings located in
the commercial fire zone shown in Figure 9-A that are provided with an underground
fire sprinkler lateral, shall have an automatic fire sprinkler system installed and
operational within 24 months of the approval and acceptance of the lateral by the City.
Exceptions:
1. The installation of an automatic fire sprinkler system required by Section
903.2.1 in a building of unreinforced masonry construction not strengthened by
July 1, 2007 shall coincide with the strengthening dates established by
Resolution #9890 (2007). City Council established dates range from 2008 to
2010 based on the relative hazard of the building.
2. An automatic fire sprinkler system required by Section 903.2.1 in a building of
unreinforced masonry construction strengthened as required by Appendix
Chapter 1 of the 1997 Uniform Code for Building Conservation, as amended,
prior to July 1, 2007, shall be completed and operational by July 1, 2012.
3. An automatic fire sprinkler system required by Section 903.2.1 in a building of
unreinforced masonry construction strengthened as required by Appendix
Chapter 1 of the 1997 Uniform Code for Building Conservation, as amended,
prior to October 1, 2004, shall be completed and operational by January 1, 2017.
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FIGURE 9-A – COMMERCIAL FIRE ZONE
903.2.2 Notification. Whenever the fire code official determines that a building is
subject to the minimum requirements of Section 903.2.1, the building owner shall be
notified in writing that an automatic fire-sprinkler system shall be installed in the
building.
The notice shall specify in what manner the building fails to meet the minimum
requirements of Section 903.2.1. It shall direct that plans be submitted, that necessary
permits be obtained, and that installation be completed by the specified date. The fire
department shall serve the notice, either personally or by certified or registered mail,
upon the owner as shown on the last-equalized assessment roll and upon the person, if
any, in real or apparent charge or control of the building.
Section 903.2.3 through Section 903.2.10 not used. Text continues with Section
903.2.11.
Y. Amend Sections 903.3.1.1 and 903.3.1.1.1 to read as follows:
903.3.1.1 NFPA 13 sprinkler systems. Where other provisions of this code require
that a building or portion thereof be equipped throughout with an automatic sprinkler
system in accordance with this section and where a building is considered as mixed
occupancy due to the presence of two or more uses that are classified into different
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occupancy groups, sprinklers shall be installed throughout in accordance with NFPA 13
as amended in Chapter 80 except as provided in Section 903.3.1.1.1.
903.3.1.1.1 Exempt locations. In other than Group I-2, I-2.1 and I-3 occupancies,
automatic sprinklers shall not be required in the following rooms or areas where such
rooms or areas are protected with an approved alternative automatic fire extinguishing
system in accordance with Section 904. Sprinklers shall not be omitted from any room
merely because it is damp, of fire-resistance-rated construction or contains electrical
equipment.
1.-7. No change.
Z. Amend Section 903.4 to read as follows, with Exceptions to remain:
903.4 Sprinkler system monitoring and alarms. All valves controlling the water
supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures,
critical air pressures, and water-flow switches on all sprinkler systems shall be
electrically supervised by a central station service listed by Underwriters Laboratories
for receiving fire alarms in accordance with NFPA 72. The central station shall contact
and notify the police/fire dispatch center immediately on notification of an alarm and
prior to making contact with the protected premises.
AA. Amend Section 903.4.3 and add Exception to read as follows:
903.4.3 Isolation control valves. Approved supervised indicating control valves
shall be provided at the point of connection to the riser on each floor in all buildings
two or more stories in height or in single-story buildings having a gross floor area of
10,000 square feet or more zoned into no more than 5,000 square- foot areas for the
purpose of maintaining system integrity for life safety and evacuation.
Exception: Isolation control valves may be omitted in building equipped with an
automatic fire extinguishing system installed in accordance with Section 903.3.1.3.
BB. Amend Section 905.3.1 to read as follows:
905.3.1 Height. In other than Group R-3 and R-3.1 occupancies, Class III standpipe
systems shall be installed throughout at each floor where any of the following occur.
1. Buildings where the floor level of the highest story is located more than 30 feet
(9144 mm) above the lowest level of fire department vehicle access.
2. Buildings that are four or more stories in height.
3. Buildings where the floor level of the lowest story is located more than 30 feet
(9144 mm) below the highest level of fire department vehicle access.
4. Buildings that are two or more stories below the highest level of fire department
vehicle access.
5. In any parking structure exceeding one level above or one level below grade.
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CC. Amend Section 907.6.6 to read as follows:
907.6.6 Monitoring. Fire alarm systems required by this chapter or by the
California Building Code shall be monitored by an approved central station service
listed by Underwriters Laboratory for receiving fire alarms in accordance with NFPA
72 and this section. The central station shall contact and notify the police/fire dispatch
center immediately on notification of an alarm and prior to making contact with the
protected premises.
Exception: Monitoring by a central station service is not required for:
1. Single- and multiple station smoke alarms required by Section 907.2.11.
2. Group I-3 occupancies shall be monitored in accordance with Section 907.2.6.3.
3. Automatic sprinkler systems in one- and two-family dwellings.
DD. Add Section 910.3.2.1 to read as follows:
Section 910.3.2.1 Sprinklered buildings. Where installed in buildings equipped with
an approved automatic sprinkler system, smoke and heat vents shall be designed to
operate automatically by actuation of a heat responsive device rated at least 100 degrees
above the operating temperature of the sprinkler heads.
EE. Amend Section 2306.2 and delete 2306.2.6, to read as follows:
2306.2 Method of storage. Approved methods of storage for Class I, II and III liquid
fuels at motor fuel-dispensing facilities shall be in accordance with Sections 2306.2
through 2306.2.5.
FF. Amend Section 2306.2.3 (3) to read as follows:
3. Tanks containing fuels shall not exceed 8,000 gallons (30 274 L) in individual
capacity or 16,000 gallons (60 549 L) in aggregate capacity. Installations with
the maximum allowable aggregate capacity shall be separated from other such
installations by not less than 100 feet (30 480 mm).
GG. Amend Sections 2306.2.4 and 2306.2.4.1 to read as follows, and delete Section
2306.2.4.2:
2306.2.4 Above-ground tanks located in above-grade vaults or below-grade
vaults. Above-ground tanks used for storage of Class I, II, or III liquid motor fuels are
allowed to be installed in vaults located above grade or below grade in accordance with
Section 5704.2.8 and shall comply with Sections 2306.2.4.1 and 2306.2.4.2. Tanks in
above-grade vaults shall also comply with Table 2306.2.3 and the fuel shall not be
offered for resale.
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2306.2.4.1 Tank capacity limits. Tanks storing Class I, II or III liquids at an individual
site shall be limited to a maximum individual capacity of 8,000 gallons (30 274 L) and
an aggregate capacity of 16,000 gallons (60 549 L).
HH. Amend Section 2306.2.6 items 1 and 6 to read as follows:
1. The special enclosure shall be liquid tight and vapor tight. A leak detection-
monitoring system capable of detecting liquid and providing an audible and
visual alarm shall be installed and tested annually.
6. Tanks containing Class I, II, or III liquids inside a special enclosure shall not
exceed 2,000 gallons (7569 L) in individual capacity or 6,000 gallons (22706
L) in aggregate capacity.
II. Delete Section 3304.3 and amend Section 3304.5 to read as follows.
Section 3304.5 Fire watch. When required by the fire code official for
construction, alteration or building demolition that is hazardous in nature, qualified
personnel shall be provided to serve as on-site fire watch. Fire watch personnel shall
be provided with at least one approved means for notification of the fire department
and their sole duty shall be to perform constant patrols and watch for the occurrence of
fire.
JJ. Amend Section 3310.1 to read as follows:
Section 3310.1 Required access. Approved vehicle access for firefighting shall be
provided to all construction or demolition sites. Vehicle access shall be provided to
within 150 feet of all combustible material. Vehicle access shall be provided by either
temporary or permanent roads, capable of supporting vehicle loading under all weather
conditions. Vehicle access roads shall be maintained until permanent fire apparatus
access roads are available.
KK. Amend Section 3312.1 to read as follows:
Section 3312.1 When required. An approved water supply for fire protection,
either temporary or permanent, shall be made available prior to combustible material
arriving on the site.
LL. Amend Section 4901.1 to read as follows:
4901.1 Scope. The mitigation of conditions where a wildfire burning in vegetative
fuels may readily transmit fire to buildings and threaten to destroy life, overwhelm fire
suppression capabilities, or result in large property losses shall comply with this
chapter. In determining requirements for properties located within the wildland-urban
interface fire area, the fire code official may be guided by the requirements of the
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International Wildland-Urban Interface Code and National Fire Protection Association
Standards.
MM. Amend Section 4902.1, definition of Wildland-Urban Interface Fire Area to read as
follows:
Wildland-Urban Interface Fire Area: is a geographical area identified by the state as
a “Fire Hazard Severity Zone” in accordance with the Public Resources Code Sections
4201 through 4204 and Government Code Section 51175 through 51189, or other areas
designated by the enforcing agency to be at a significant risk from wildfires. Within
the City of San Luis Obispo this includes those areas designated as local very high fire
hazard severity zones.
NN. Amend Section 4905.3 to read as follows:
4905.3 Establishment of limits. The City of San Luis Obispo is considered a
“Community at Risk” due to the threat of wildfire impacting the urban community. The
City shall continue to enhance the fire safety and construction codes for new buildings
in order to reduce the risk of urban fires that may result from wildfires. New buildings
citywide shall incorporate the following construction methods and materials: Ignition
resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one
“pilot head”); Ember resistant vent systems for attics and under floor areas, protected
eaves, and Class ‘A’ roof coverings as identified in the California Building Code
Chapter 7A.
OO. Amend Section 5601.1 and add exceptions 11 and 12 to read as follows:
5601.1 Scope. The provisions of this chapter shall govern the possession,
manufacture, storage, handling, sale and use of explosives, explosive materials,
fireworks, rockets, emergency signaling devices and small arms ammunition.
Manufacture, possession, storage, sale, transportation, handling or use of explosive
materials and the manufacture of explosive material and/or all fireworks, including Safe
and Sane as designated by the Office of the State Fire Marshal, is prohibited within the
City.
Exceptions:
1. - 10 as written.
11. Use and handling of fireworks for display in accordance with Section 5601.1.3
exception (3) when authorized by the fire code official and in full compliance
with Title 19, Division I, Chapter 6.
12. The transportation, handling or use of explosive materials in conjunction with
a City permitted construction or demolition project, subject to approval of the
fire code authority and conforming to the requirements of the California Code
of Regulations, Title 19, Division 1, Chapter 10.
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PP. Amend Section 5704.2.7 and Delete the Exception to Section 5704.2.7.5.8 to read as
follows:
5704.2.7 Design, construction and general installation requirements for tanks.
All tanks shall be protected tanks as defined in Section 5702. The design, fabrication,
and construction of tanks shall comply with NFPA 30. Tanks shall be of double-walled
construction and listed by Underwriters Laboratories (UL). Each tank shall bear a
permanent nameplate or marking indicating the standard used as the basis of design.
5704.2.7.5.8 Over-fill prevention. An approved means or method in accordance with
Section 5704.2.9.7.6 shall be provided to prevent the over-fill of all Class I, II and IIIA
liquid storage tanks. Storage tanks in refineries, bulk plants or terminals regulated by
Sections 5706.4 or 5706.7 shall have over-fill protection in accordance with API 2350.
An approved means or method in accordance with Section 5704.2.9.7.6 shall be provided
to prevent the overfilling of Class IIIB liquid storage tanks connected to fuel-burning
equipment inside buildings
QQ. Amend 5704.2.8.3 to read as follows:
5704.2.8.3 Secondary containment. Vaults shall be liquid tight and there shall be no
backfill around the tank or within the vault. The vault floor shall drain to a sump. For
pre-manufactured vaults, liquid tightness shall be certified as part of the listing
provided by a nationally recognized testing laboratory. For field-erected vaults, liquid
tightness shall be certified in an approved manner.
RR. Add Section 5704.2.8.11.1 to read as follows:
5704.2.8.11.1 Monitoring and detection. Activation of vapor detection systems shall
also shut off dispenser pumps. Monitoring and detection systems shall be inspected
and tested annually.
SS. Amend Sections 5704.2.9 to read as follows:
5704.2.9 Above-ground tanks outside of buildings. Above-ground storage of
flammable and combustible liquids in tanks outside of buildings shall comply with
Section 5704.2 and Sections 5704.2.9.1 through 5704.2.9.7.9 and Section 2306.2.3,
condition 3.
TT. Amend Section 5704.2.13.1.4 to read as follows:
5704.2.13.1.4 Tanks abandoned in place. A tank owner/operator proposing to
abandon a tank in place shall submit a permit application to the fire department for
assessment of soil contamination around the tank and product, vent and vapor piping.
If contamination is confirmed, a work plan for additional assessment or remediation
shall be submitted to the fire department within 30 days. If a tank is approved for
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abandonment in place, the property owner will be required place a deed notice on the
property. The deed notice shall be notarized and recorded with the San Luis Obispo
County Clerk Recorder’s Office within 30 days of tank abandonment. Tanks
abandoned in place shall be as follows:
UU. Amend 5706.2.4 and the Exception to Section 5706.2.4 to read as follows:
5706.2.4 Permanent and temporary tanks. The capacity of permanent above-
ground tanks containing Class I, II or III liquids shall not exceed 1,100 gallons (4164L).
The capacity of temporary aboveground tanks containing class I, II, or III liquids shall
not exceed 8,000 gallons (30 274 L). Tanks shall be of the single-compartment design,
double-walled construction and shall be listed by Underwriters Laboratory (UL).
Exception: Permanent aboveground tanks of greater capacity which meet the
requirements of 5704.2, as amended, may be permitted when approved by the fire
code official.
VV. Amend Section 5706.2.5 to read as follows:
5706.2.5 Type of tank. Tanks shall be listed for use by Underwriters Laboratory
(UL), provided with top openings only, and overfill protection, and approved
hoses/nozzles. Tanks shall be of double-walled construction or be provided with
secondary containment. Elevated gravity discharge tanks shall be permitted only by
approval of the fire code official.
WW. Amend Section 6104.2 to read as follows:
6104.2 Maximum capacity within established limits. The installation of any
liquid petroleum gas tank over 500 gallons (1892 L) water capacity is prohibited unless
approved by the fire code official.
XX. Amend the Exception to Appendix Section B105.1 and the title of Table B105.1 (1)
to read as follows:
B105.2 One- and two-family dwellings. The minimum fire-flow and flow
duration for one- and two-family dwellings shall be as specified in Tables B105.1 (1)
and B105.1 (2).
Table B105.1(1)
REQUIRED FIRE-FLOW FOR ONE- AND TWO-FAMILY DWELLINGS
The remainder of the table is unchanged.
YY. Amend the Exception to Appendix Section B105.2 to read as follows:
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B105.2 Buildings other than one- and two-family dwellings. The minimum fire-
flow and flow duration for buildings other than one- and two-family dwellings shall be
as specified in Table B105.1 (2).
Exception: A reduction in required fire-flow of up to 50 percent, as approved by
the fire code official, may be allowed when the building is provided with an
approved automatic sprinkler system installed in accordance with Section 903.3.1.1
or 903.3.1.2. The resulting fire-flow shall not be less than 1,500 gallons per minute
(5678 L/min) for the prescribed duration as specified in Table B105.1(2).
ZZ. Amend Appendix Section D103.1 to read as follows:
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus road, the minimum road width shall be 26 feet (7925 mm). See Figure
D103.1.
Exceptions to Figure D103.1: Cul-de-sac diameter may be a minimum of 70 feet
as approved by the fire code official. Parking in cul-de-sacs of less than 96 feet in
diameter shall be approved by the fire code official.
AAA. Amend Appendix Section D103.4 , Table D103.4 and Figure D103.1 to read as
follows:
D103.4 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table D103.4,
as amended.
Exception: Where buildings along the dead-end road are protected by an approved
fire sprinkler system throughout, the distance may be increased to 300 feet (91 440
mm).
Table D103.4: The minimum fire apparatus turnaround cul-de-sac diameter shall
be 70 feet, curb to curb, when posted “No Parking”.
BBB. Amend Appendix Section D103.6 through D103.6.2 to read as follows:
D103.6 Signs. Where required by the fire code official, fire apparatus roads shall
be marked with permanent NO PARKING--FIRE LANE signs per city standards.
Signs shall be posted on one or both sides of the fire apparatus road as required by
Section D103.6.1 or D103.6.2.
D103.6.1 Roads less than 28 feet in width. Fire apparatus roads 20 to less than 28
feet wide shall be posted on both sides as a fire lane.
D103.6.2 Roads 28 or greater feet in width. Fire apparatus roads 28 to less than 36
feet wide shall be posted on one side of the road as a fire lane.
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CCC. Amend Appendix Section D104.1 to read as follows:
D104.1 Buildings exceeding three stories or 30 feet in height. Buildings or
facilities exceeding 30 feet (9144 mm) or three stories in height shall have adequate
means of fire department access for each structure as approved by the fire code official.
DDD. Amend the Exception to Appendix Section D104.2 to read as follows:
D104.2 Buildings exceeding 62,000 square feet in area. Buildings or facilities
having a gross building area of more than 62,000 square feet (5760 m2) shall be
provided with two separate and approved fire apparatus access roads.
Exception: Buildings located in the commercial fire zone as shown on Figure 9-
A of this code may be provided with fire apparatus access roads having a minimum
width of 20 feet when approved by the fire code official.
EEE. Amend Appendix Section D105.2 by adding an exception to read as follows:
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed width of 26 feet (7925 mm) in the immediate vicinity of any building or
portion of a building more than 30 feet (9144 mm) in height.
Exception: Buildings located in the commercial fire zone as shown on Figure 9-A
of this code may be provided with fire apparatus access roads having a minimum
width of 20 feet when approved by the fire code official.
FFF. Amend Section D106.1 to read as follows:
D106.1 Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped throughout
with two separate and approved fire apparatus access roads.
GGG. Delete Appendix Section D106.2.
HHH. Amend Appendix Section D107.1 and delete Exception 1 to read as follows:
D107.1 One- or two-family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30 shall
be provided with separate and approved fire access roads and shall meet the
requirements of D104.3. Where the number of dwelling units is less than 30, the fire
code official may require additional access in accordance with Section 503.1.2.
Exception: The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
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SECTION 7. The Chief Building Official and Fire Code Official are hereby authorized
and directed to transmit a copy of this ordinance to the California Building Standards Commission
as required by California Health and Safety Code Section 17958.7.
SECTION 8. If any provision of this Ordinance is for any reason held to be invalid by a
court of competent jurisdiction, the City of San Luis Obispo hereby declares that it would have
passed each and every remaining provision irrespective of such holding in order to accomplish the
intent of this ordinance.
SECTION 9. A summary of this ordinance, approved by the City Attorney, together with
the ayes and noes shall be published at least 5 days prior to its final passage in the Tribune, a
newspaper published and circulated in said City, and the same shall go into effect at the expiration
of 30 days after its final passage, but not before January 1, 2017. A copy of the full text of this
ordinance shall be on file in the Office of the City Clerk on and after the date following introduction
and passage to print and shall be available to any member of the public
INTRODUCED on the 1st day of November 2016, AND FINALLY ADOPTED by the
Council of the City of San Luis Obispo on the ____ day of 20__, on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor Jan Marx
ATTEST:
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
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______________________________
Carrie Gallagher
City Clerk
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Packet Pg. 222 Attachment: a - Ordinance No. 1630 Adopting Building Codes [Revision 1] (1507 : ADOPTION OF AN ORDINANCE INTRODUCED BY THE CITY
Meeting Date: 11/15/2016
FROM: Carrie Mattingly, Utilities Director
Prepared By: Aaron Floyd, Utilities Deputy Director-Water
Miguel Barcenas, Utilities Engineer
SUBJECT: WATER SUPERVISORY CONTROL AND DATA ACQUISITION SYSTEM
UPGRADE, SPECIFICATION NO. 91062
RECOMMENDATIONS
1. Approve plans and specifications for the Water Supervisory Control and Data Acquisition
(SCADA) System Upgrade, Specification No. 91062 and authorize staff to advertise for bids;
and
2. Authorize the City Manager to award the contract to the lowest responsibl e bidder in an
amount not to exceed $1,225,500.
DISCUSSION
Background
Supervisory Control and Data Acquisition (SCADA) systems include elements of computer
programing, radio communication networks, complex databases, and human-machine interface
(HMI) stations. With SCADA, an operator can efficiently manage a complex network of pipes,
valves, tanks, and pump stations from an HMI station based on real-time data collected from
remote locations of the water system. The data collected by SCADA includes flow rates,
pressures, and tank levels that give an operator the ability to make informed decisions during
operational transitions, emergency conditions, or scheduled shutdowns needed for maintenance,
which will result in better control of water quality, and an improved level of service.
In June of 2009, Council approved a capital project to upgrade the SCADA systems for Whale
Rock Reservoir and the Water Distribution System. Significant efforts by staff from various
departments collaborated with the design consultant to complete the feasibility studies needed for
radio communications, preliminary design, and completion of bidding documents. The
construction efforts completed to date at Whale Rock Reservoir and South Hills were needed to
prepare for the recommended solicitation process.
The project has been broken into two components. The special provisions (Attachment B)
contain 1) a bid list and 2) alternate bid sites. The bid list includes the minimum improvements
required to make the project operational. The inclusion of the alternate bid sites provides for
complete SCADA coverage of the water distribution system. While the Engineer’s Estimate
includes both the bid list and alternate bid sites, current construction volatility and constrained
project funding resulted in using this approach for project bidding. Therefore, the project will be
awarded to the lowest responsive and responsible bid received for the base bid list.
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ENVIRONMENTAL REVIEW
This project is categorically exempt from the California Environmental Quality Act pursuant to
CEQA Guidelines section 15302 (Replacement or Reconstruction of existing structures and
facilities).
CONCURRENCES
The Public Works Department has reviewed the plans and special provisions, and provided
comments that have been incorporated; Community Development concurs with the
environmental findings.
FISCAL IMPACT
The Water SCADA System Upgrade project was approved in the 2009-11 Financial Plan (page 3
Plan) in the amount of $1,850,000. Total project expenditures to-date are $54,000, with
$1,796,000 remaining.
The total project cost is estimated at $1,790,000.
Whale Rock Fund Water Distribution Total Project
Upgrades to South Hills Radio Tower
Construction 1 :
$185,000
$1,040,500
54,000
$1,225,500
Construction Contingencies: $37,000 $120,000 $157,000
Construction Management : $18,500 $103,000 $121,500
Miscellaneous Costs : $30,000 $262,000 $292,000
Total Project Costs $1,850,000
1 Engineer’s Estimate for construction.
ALTERNATIVES
Deny or defer approval to advertise. The City Council may choose to deny or defer the approval
to advertise this project. If Council elects to defer the project, Utilities would continue working to
maintain the water infrastructure under current operating conditions. Efforts already made to
prolong the life of the available SCADA includes repairs to radio networks in 2015, and updates
in 2016 to control logics at storage tanks. If the current stations with a SCADA system fail
requiring emergency replacement, emergency construction costs and impacts to the water
infrastructure would be significant.
Attachments:
a - Council Reading File-Water SCADA System Upgrade Plans
b - Council Reading File-Water SCADA System Upgrade Provisions and Specs
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Meeting Date: 11/15/2016
FROM: Monica Irons, Director of Human Resources
Prepared By: Greg Zocher, Human Resources Manager
SUBJECT: CORRECTION TO MEMORANDUM OF AGREEMENT BETWEEN THE
CITY OF SAN LUIS OBISPO AND THE SAN LUIS OBISPO FIREFIGHTERS
LOCAL 3523 (FIRE) FOR THE PERIOD OF 01/01/2016 – 12/31/2017
RECOMMENDATION
Approve inclusion of provision for Fire Vehicle Mechanic Tool Allowance, inadvertently left out
of the Memorandum of Agreement (MOA) between Fire and the City when previously adopted
by the City Council.
DISCUSSION
Background
In preparing the final exhibit for the resolution, staff discovered a provision for the Fire Vehicle
Mechanic to receive an annual tool allowance was inadvertently left out of the MOA that was
adopted by City Council on October 18, 2016. This provision was agreed to as part of the
tentative agreement that was ratified by Fire membership on September 26, 2016.
A tool allowance is fairly common for mechanics that supply many of their own expensive tools
to perform maintenance and diagnostic work. In order to correct the omission, staff is
requesting that Council approve inclusion of the following new Article into the Corrected MOA
with Fire:
“Article 24 – Fire Vehicle Tool Allowance: Effective January 2017, the Fire Vehicle
Mechanic classification is eligible to receive a tool allowance of $1,000 per year for tool
replacement, tool purchase, and/or tool updates. The allowance will be included in the
employee’s first full pay period in January each calendar year. Eligible employees hired
after the annual tool allowance is provided, will receive a prorated tool allowance, based
on his/her start date.”
FISCAL IMPACT
Council approved the MOA with Fire on October 18, 2016 which included this allowance as part
of the ongoing total compensation costs. There is no additional cost to correct the MOA.
ALTERNATIVES
Do not approve addition of Fire Vehicle Mechanic Tool Allowance into the MOA. This
alternative is not recommended as this item was agreed to with Fire and the cost associated wit h
the allowance was included as part of the resolution approved by Council on October 18, 2016.
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Attachments:
a - Corrected Fire Resolution 2016
b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft
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R ________
RESOLUTION NO. (2016 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, ADOPTING AND RATIFYING THE
CORRECTED MEMORANDUM OF AGREEMENT BETWEEN THE CITY
OF SAN LUIS OBISPO AND THE SAN LUIS OBISPO FIREFIGHTERS
LOCAL 3523 FOR THE PERIOD OF JANUARY 1, 2016 THROUGH
DECEMBER 31, 2017
WHEREAS, on October 18, 2016 the City Council adopted resolution #10750 ratifying the
Memorandum of Agreement between the City of San Luis Obispo and the San Luis Obispo
Firefighters Local 3523 (Fire); and
WHEREAS, in preparing the final document, staff discovered a provision for the Fire
Vehicle Mechanic to receive an annual tool allowance was inadvertently left out of the
Memorandum of Agreement;
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis Obispo
as follows:
SECTION 1. The corrected Memorandum of Agreement between the City of San Luis
Obispo and Fire, attached hereto as Exhibit “A” and incorporated herein by this reference, is hereby
adopted and ratified to include the Fire Vehicle Mechanic Tool Allowance. All other terms,
conditions and implementation dates remain as previously approved on October 18, 2016.
SECTION 2. The Director of Finance shall adjust the appropriate accounts to reflect the
compensation changes in the 2016-2017 Fiscal Year Budget and Five-year Forecast and other
budgetary documents as needed.
SECTION 3. The City Clerk shall furnish a copy of this resolution and a copy of the
executed Memorandum of Agreement approved by it to: Matt Polkow, San Luis Obispo
Firefighters Local 3523, and Monica Irons, Director of Human Resources.
Upon motion of ______________________, seconded by ________________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
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Packet Pg. 227 Attachment: a - Corrected Fire Resolution 2016 (1500 : Correction to FIRE MOA)
R _______ (2016 Series)
R _____
The foregoing resolution was adopted this 15th day of November, 2016.
___________________________________
Mayor Jan Marx
ATTEST:
__________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
__________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Carrie Gallagher
City Clerk
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Packet Pg. 228 Attachment: a - Corrected Fire Resolution 2016 (1500 : Correction to FIRE MOA)
MEMORANDUM OF AGREEMENT
BETWEEN
THE CITY OF SAN LUIS OBISPO
AND THE
INTERNATIONAL ASSOCIATION OF FIREFIGHTERS,
LOCAL 3523
JANUARY 1, 2016 – DECEMBER 31, 2017
Corrected 11/15/2016
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Packet Pg. 229 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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Article No. Title Page No.
1 Parties to Agreement ......................................................................... 1
2 Recognition ....................................................................................... 2
3 Dues Deduction ................................................................................. 3
4 Employee Rights ............................................................................... 4
5 Management Rights .......................................................................... 5
6 Representative Role .......................................................................... 6
7 Communication Process .................................................................... 8
8 Promotional Opportunities ................................................................ 9
9 Utilization of City Facilities .............................................................. 10
10 Grievance Procedure ......................................................................... 11
11 Salary ................................................................................................ 13
12 Paramedic Incentive Pay .................................................................... 15
13 Station 1 Captain Incentive Pay ......................................................... 16
14 Bilingual Pay ...................................................................................... 17
15 Hazardous Materials Incentive Pay ................................................... 18
16 Above Grade Skills Incentive ............................................................ 19
17 Urban Search and Rescue Incentive ................................................. 20
18 Overtime ........................................................................................... 21
19 Emergency Call Back ....................................................................... 23
20 Work Out of Grade ........................................................................... 24
21 Standby ............................................................................................. 25
22 Educational Incentive ........................................................................ 26
23 Uniform Allowance .......................................................................... 28
24 Fire Vehicle Mechanic Tool Allowance ........................................... 29
254 Insurance ........................................................................................... 3029
265 Vacation Leave ................................................................................. 332
276 Leave Of Absence ............................................................................. 365
287 Holidays ............................................................................................ 376
298 Bereavement Leave ........................................................................... 398
3029 Sick Leave ......................................................................................... 4039
310 Family Leave .................................................................................... 410
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Article No. Title Page No.
321 Workers’ Compensation Leave ......................................................... 43
332 Modified Work Assignment ............................................................. 443
343 Safety ................................................................................................ 454
354 Retirement ......................................................................................... 465
365 Hours ................................................................................................. 487
376 Health/Fitness ................................................................................... 498
387 Salary Survey Cities .......................................................................... 5049
398 Layoffs .............................................................................................. 510
4039 Work Actions .................................................................................... 554
410 Firefighter Recruitment ..................................................................... 565
421 Probationary Period .......................................................................... 576
432 Residency Requirement .................................................................... 587
443 Staffing .............................................................................................. 598
454 Seniority Bidding for Station Assignment ........................................ 6059
465 Disciplinary Procedure.........................................................................643
476 Full Agreement ................................................................................. 687
487 Savings Clause .................................................................................. 698
498 Renegotiations ................................................................................... 7069
5049 Authorized Agents ............................................................................ 710
510 Term of Agreement ........................................................................... 721
Appendix "A" – Classification .......................................................... 732
Appendix "B" - Work Schedule Illustration ..................................... 743
Appendix "C" - Employee Responsibilities
& Benefits - Sick Leave ........................................ 754
Appendix "D" – Salary Ranges ………………………………………787
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Packet Pg. 231 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 1
PARTIES TO AGREEMENT
This Agreement is made and entered into this October 18, 2016 by and between the City of San
Luis Obispo, hereinafter referred to as the City, and the International Association of Firefighters,
Local 3523, hereinafter referred to as Union or Local 3523.
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Packet Pg. 232 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 2
RECOGNITION
Pursuant to Government Code Section 3500 et seq. and City Resolution No. 6620 (1989 Series),
the City hereby recognizes the International Association of Firefighters, Local 3523 , as the
bargaining representative for purposes of representing regular and probationary employees,
occupying the position classifications set forth in Appendix A, in the Fire Unit with respect to
their compensation, hours and other terms and conditions of employment for the duration of this
Agreement.
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ARTICLE 3
DUES DEDUCTION
The City shall deduct dues from City employees and remit said dues to the Union on a monthly
basis for the duration of this Agreement, which dues shall not include assessments.
Monthly dues deduction additions and/or deletions shall be recorded by the City's Finance
Director and a notification of all dues transactions shall be sent monthly to the Union Treasurer.
The Union shall hold the City harmless from any and all claims, and will indemnify it against
such claims and any unusual costs.
The Union shall refund to the City any amount paid to the Union in error, upon presentation of
supporting evidence.
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ARTICLE 4
EMPLOYEE RIGHTS
Employees of the City shall have the right to form, join and participate in the activities of
employee organizations of their own choosing for the purpose of representation on all matters of
employer-employee relations including but not limited to, wages, hours and other terms and
conditions of employment. Employees of the City also shall have the right to refuse to join or
participate in the activities of employee organizations and shall have the right to represent
themselves individually in their employment relations with the City. No employee shall be
interfered with, intimidated, restrained, coerced or discriminated against because of the exercise
of these rights.
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ARTICLE 5
MANAGEMENT RIGHTS
The rights of the City include, but are not limited to, the exclusive right to determine the mission
of its constituent departments, commissions and boards; set standards of service; determine the
procedures and standards of selection for employment and promotion; direct its employees; take
disciplinary action; relieve its employees from duty because of lack of work or for other
legitimate reasons; maintain the efficiency of governmental operations; determine the methods,
means and personnel by which government operations are to be conducted; determine the
content of job classifications; take all necessary actions to carry out its mis sion in emergencies;
and exercise complete control and discretion over its organization and the technology for
performing its work.
This provision is not intended to, and does not restrict, the rights conferred upon the Union by
Government Code Section 3500, et seq.
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ARTICLE 6
REPRESENTATIVE ROLE
Members of any recognized employee organization may, by a reasonable method, select not
more than three employee members of such organization and one employee observer to meet and
confer with the Municipal Employee Relations Officer and other management officials (after
written certification of such selection is provided by an authorized official of the organization)
on subjects within the scope of representation during regular duty or work hours without loss of
compensation or other benefits. The employee organization shall, whenever practicable, submit
the name(s) of each employee representative to the Municipal Employee Relations Officer at
least two working days in advance of such meeting.
Provided further that no employee representative shall leave his or her duty or work station or
assignment without specific approval of the department head or other authorized City
management official. If employee representatives cannot be released for good reason, the date of
meeting will be rescheduled to a mutually acceptable day.
Union Time Bank
1. Union time bank hours are intended for use by eligible Local 3523 Executive Board
members to conduct official union business.
2. Union members will donate a total of 440 hours per year (inclusive of carryover time) of
vacation time, holiday time, and compensatory time off (CTO) to a union time bank.
3. The maximum number of hours donated by a union member to the time bank shall not
exceed 12 hours per year.
4. Any hours remaining in the time bank on June 30th of each year shall be carried over to
the next year. If no hours were used in the previous year and the maximum hours remain
in the time bank, no additional donations by members shall be authorized in the
upcoming year.
5. During the first full pay period in July each calendar year, Local 3523 President along
with the Executive Board and the Accounting Supervisor shall determine the number of
hours remaining in the Union time bank. That number shall be subtracted from the
maximum number of time bank hours of 440 hours. The difference between the actual
number of hours and the 440 hours maximum will be divided by the number of Local
3523 represented employees. Each 56 hour per week employee shall contribute an equal
number of leave hours and each 40 hour per week employee will donate 70% of the
amount donated by 56 hour per week employees to be debited by the City to maintain
440 hours in the time bank.
6. Donation of hours shall be non-revocable and not returned to the members.
7. Requests for time off that would use time from the bank must be authorized by the
Executive Board and is subject to final approval per department policies and procedures.
Approval for suppression personnel must be authorized in advance by a Battalion Chief
and approval for non-suppression personnel must be authorized in advance by the Fire
Marshal or designate.
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8. Vacancies created by approved requests that affect constant staffing, may be filled
through mandated overtime.
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Packet Pg. 238 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 7
COMMUNICATION PROCESS
Pursuant to City Resolution 6619 (1989 Series) the City agrees with the Union to improve
communications and provide for the following:
A. Monthly Conferences
There will be a monthly meeting between the department head and management
member(s) and a least two (2) union representatives to discuss problems or other subjects
of mutual interest. Minutes of the meeting will be maintained to reflect topics discussed,
actions to be taken, the party responsible for any action and the expected completion date.
B. Quarterly Meetings
Two to four representatives of the Union, the City Manager (or designee), department
head (or designee), and management representative(s) designated by the City will meet
quarterly if there are issues of concern to the parties. No issues will be brought to this
quarterly meeting without first having been discussed with the department head at a
scheduled monthly meeting.
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Packet Pg. 239 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 8
PROMOTIONAL OPPORTUNITIES
Announcements for promotional opportunities for members of the Union will list testing and
scoring processes that will be followed. Once defined, testing and scoring processes will not be
modified.
There will be no banding on promotional exams and, if a candidate is by-passed during the
selection process, that person will be given a written reason by the Fire Chief as to why s/he was
by-passed. The City agrees to an opener to discuss the promotional process if the Fire Chief
goes below the top three (3) candidates in making his selection on promotional exams two (2) or
more times during the term of this contract.
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ARTICLE 9
UTILIZATION OF CITY FACILITIES
1. Local 3523 shall be allowed to use Fire Department facilities for official Union activities.
The Union will notify the Chief or his/her representative of any upcoming meetings. The
Union will follow any sign-up procedures for room availability the Department has in
place. Scheduling of the facilities usage would be conducted so as not to conflict or
interfere with normal operation of departmental business. In lieu of any conflicts in
availability or a denial by the Chief, it will be presumed that the Union will have the OK
of the Chief to use the facility. Activities would include, but would not be limited to:
General Membership meetings, Board of Directors meetings, Negotiation Team
meetings, and various special committee meetings.
2. Facilities would include, but would not be limited to: conference room, training room,
and second floor common areas.
3. Local 3523 understands that e-mail sent over the City network is public record. With this
acknowledgement, the City gives the Union the right to use the computers and the e-mail
system. This right may be revoked at any time or for any reason. This revocation must
be done in writing and must be delivered in person to a San Luis Obispo Firefighters’
Board member.
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Packet Pg. 241 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 10
GRIEVANCE PROCEDURE
A. A grievance is an alleged violation, misinterpretation or misapplication of the Employer-
Employee Resolution, the Personnel Rules and Regulations, any m emorandum of
agreement with an employee association or any existing written policy or procedure
relating to wages, hours or other terms and conditions of employment excluding
disciplinary matters.
B. Any employee may file and process a grievance by providing the time, place and
circumstances of the action prompting the grievance. Employees may be accompanied
by a representative at each step of the process. If a specific action to be grieved affects
several employees, those employees may consolidate their grievance and be represented.
C. Each Grievance shall be handled in the following manner:
1. The employee who is dissatisfied with the response of the immediate supervisor
shall discuss the grievance with the supervisor's immediate superior. If the matter
can be resolved at that level to the satisfaction of the employee, the grievance
shall be considered terminated.
2. If still dissatisfied, the employee may immediately submit the grievance in writing
to the department head for consideration, stating the facts on which it was based,
including the provision of the rules, regulations or agreement said to be violated,
and the proposed remedy. This action must take place within fifteen business days
of the occurrence of the grievance. The department head shall promptly consider
the grievance and render a decision in writing within fifteen business days of
receiving the written grievance. If the employee accepts the department head's
decision, the grievance shall be considered terminated.
D. If the emplo yee is dissatisfied with the department head's decision, the employee may
immediately submit the grievance in writing to the human resources director within five
business days of receiving the department head's decision. The Human Resources
Director shall confer with the employee and the department head and any other interested
parties, and shall conduct such other investigations as may be advisable.
E. The results or findings of such conferences and investigations shall be submitted to the
City Manager in writing within fifteen business days of receiving the employee’s written
request. The City Manager will meet with the employee if the employee so desires
before rendering a decision with respect to the complaint. The City Manager’s decision
shall be in writing and given to the employee within fifteen business days of receiving the
Human Resources Director's results and findings. Such decision shall be final unless the
employee desires a review of the decision.
10.b
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F. If the employee desires a review of the decision the procedure is as follows:
1. Hearing Officer (for employees represented by SLOPOA or IAFF, Local 3523)
a. The employee will have five business days following receipt of the City
Manager’s decision to submit a written request to the Human Resources
Director for review of the decision. The Human Resources Director will
obtain a list of five potential hearing officers from the State Mediation and
Conciliation Service. Then following a random determination of which
party (city or appellant) begins, parties shall alternately strike one name
from the list until only one remains.
b. Within 30 business days, the hearing officer shall review the record and
conduct a hearing on the matter. Within ten business days the hearing
officer shall render a decision which shall be final.
c. Any dispute regarding the eligibility of an issue for the grievance process
may be appealed through the process ultimately to the hearing officer who
shall decide on the eligibility prior to ruling on the merits.
d. Any fees or expenses of the hearing officer shall be payable one-half by
the city and one-half by the Union. All other expenses shall be borne by
the party incurring the expense.
10.b
Packet Pg. 243 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 11
SALARY
Section A. Rules Governing Step Increases
The rules governing step increases for employees covered by this MOA are included in the
current Salary Resolution with the following modification: The Fire Chief shall be authorized to
reevaluate employees who reach the top step in their pay range. An employee who is not
performing up to standard for the top step shall be notified in writing that the department head
intends to reduce him/her one step unless his/her job performance improves significantly within
a 60-day period. Unless the employee's job performance improves to an acceptable level by the
end of 60 days, the pay reduction shall then become effective. The top step may be reinstated at
any time upon recommendation of the department head. If the Fire Chief deems it necessary to
again remove the top step during the same fiscal year, he/she may make the change at any time
with three business days written notice.
For the position of Firefighter, the salary range consists of six steps (1 through 6). Steps 2
through 5 equal 95% of the next highest step, computed to the nearest one dollar. Step 1 equals
90% of step 2.
Step 5 = 95% of Step 6
Step 4 = 95% of Step 5
Step 3 = 95% of Step 4
Step 2 = 95% of Step 3
Step 1 = 90% of Step 2
Each salary range for all other positions in the unit consists of five steps (1 through 5). Steps 1
through 4 equal 95% of the next highest step, computed to the nearest one dollar.
Step 4 = 95% of Step 5
Step 3 = 95% of Step 4
Step 2 = 95% of Step 3
Step 1 = 95% of Step 2
Each across-the-board percent salary increase shall raise the top step of the range by that percent.
The highest step of each successive salary range shall be 2.63% above the highest step of the
next lower range. After all highest steps of salary ranges have been established, each highest
step shall be rounded off to the nearest dollar and the remaining steps established in accordance
with the above formula. Employees who are eligible for advancement to the top two steps must
receive at least a "competent" rating on their most recent performance evaluation prior to or
coincident with their being eligible for advancement by time in grade. Competent is defined as
"Performance meets standards of a qualified employee."
Step progression for Firefighters will be subject to existing personnel standards, with the timing
for progression being one-year for each step.
10.b
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Section B. Salary Provisions for Term of Agreement
Salary increases will be effective the first day of the first full pay period following the dates
listed below:
Council Adoption of Agreement 2%
January 1, 2017 2%
Compensation Study Market Equity Adjustments will be effective the first day of the first full
pay period following the dates listed below:
July 1, 2016 3%
July 1, 2017 2%
The salary ranges for the term of this agreement are listed in Appendix D.
Section C. "Y" Rating
An employee who is not performing up to established job standards may be "Y" rated, freezing
her/his salary until such time as there is an improved job performance. The department head
shall give 60 days written notice to any employee s/he intends to "Y" rate, giving the employee
an opportunity to correct any deficiencies. A "Y" rating procedure shall not result (then or later)
in the employee being frozen below the next lower step of the new range.
Section D. Payday
Payroll will be disbursed on a bi-weekly schedule. Payday will be every other Thursday. This
disbursement schedule is predicated upon normal working conditions and is subject to
adjustment for cause beyond the City's control.
10.b
Packet Pg. 245 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 12
PARAMEDIC INCENTIVE PAY
Section A. Paramedic Incentive
The City shall pay a twelve percent (12%) pay incentive of the monthly top step Firefighter base
salary, prorated to a bi-weekly amount, to those Firefighters, Engineers, or Captains assigned to
EMT Paramedic duties by the Fire Chief.
Paramedics required to recertify shall be granted four (4) hours training time per month for six
(6) months prior to the recertification. Such hours shall be scheduled by the Department during
the normal working day.
The Paramedic incentive shall be considered the same as base pay when determining the starting
salary upon promotion to Captain.
Probationary Firefighters are not eligible to act as paramedics in the first six months of their
probationary period. After that point in their probationary period, they may be allowed to do so,
but only after a consultation with the Fire Chief or his/her designee, a Union Officer, and the
Paramedic Coordinator.
10.b
Packet Pg. 246 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 13
STATION I CAPTAIN INCENTIVE PAY
Fire Captains regularly assigned to Station I shall receive $57.69 bi-weekly pay incentive, to
compensate for the additional Station l workload. Mandatory assignments to Station I for
Captains shall not exceed two consecutive years.
10.b
Packet Pg. 247 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 14
BILINGUAL PAY
Employees, with the exception of Battalion Chiefs, certified as bilingual in Spanish through the
testing process shall receive a bilingual payment of $35 per pay period. Additional languages
may be approved by the City based upon demonstrated need.
10.b
Packet Pg. 248 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 15
HAZARDOUS MATERIALS INCENTIVE PAY
Safety employees, with the exception of Battalion Chiefs, certified as Hazardous Materials
Specialists or Technicians and assigned to the Haz Mat Team by the Fire Chief shall receive
incentive pay equal to four percent (4%) of the top step Firefighter base salary. The Department
will support a 6 person Haz Mat Team (2 per shift). Hazardous Materials Technicians will be
expected to certify as Hazardous Materials Specialists within 12 months of joining the team in
order to continue receiving the incentive pay.
10.b
Packet Pg. 249 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 16
ABOVE GRADE SKILLS INCENTIVE
A. Effective the first full pay period following Council adoption, the City shall pay four
percent (4%) pay incentive of base rate of pay to those Firefighters, Engineers, or
Captains who become qualified to serve and function at the next higher classification
above their current rank. Employees are eligible for this incentive upon
qualification/certification through the testing and task booking process as outlined in the
Department Training Manual and General Operations Manual sections 502-01, 502-02,
and 502 -03 (in progress). Also contained in these references are the requirements for
refresher training and skills maintenance to remain qualified/certified to serve in these
acting capacities. Biennial (occurring every two years) recertification is required to
maintain or reinstate an Above Grade Skills Incentive. This program is administered by
the Department Training Officer (the Deputy Fire Chief) or other employee selected by
the Fire Chief.
B. Individuals who are qualified/certified at more than one higher classification (e.g. an
employee of the Firefighter rank who is Acting Engineer and Acting Captain qualified)
shall only receive one Above Grade Skills incentive (four percent).
C. An individual receiving this incentive who declines to work in the classification for
which they are receiving the incentive, will have their incentive removed and be required
to recertify in order to receive the incentive again. The decision to remove the
incentive is reserved to the Chief and subject to appeal to the Chief by the affected
employee.
D. Relief Engineer certification is not eligible for the incentive.
E. Employees who are “actors” as of the date of adoption of this memorandum of agreement
by Council, will be considered eligible for this incentive. Recertification will be required
within twelve months of that date.
F. Employees who were temporarily promoted to Engineer without completing the revised
2014 task book will receive the incentive for up to six (6) months from date of MOA
adoption to provide ample time for certification completion. In the event the certification
is not obtained within this timeline, the incentive will be removed.
10.b
Packet Pg. 250 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 17
URBAN SEARCH AND RESCUE INCENTIVE
Effective the first full pay period following Council adoption, the City shall pay $75 bi-weekly
for three employees, at the rank of firefighter, engineer or captain, who are members of the SLO
County Urban Search and Rescue Team in good standing who attend monthly Team drills, and
maintain currency in all technical skill areas. In addition, these employees will act as
trainer/subject matter expert for technical rescue disciplines for recurring advanced technical
rescue training within the Fire Department.
10.b
Packet Pg. 251 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 18
OVERTIME
1. Firefighters, Fire Engineers and Fire Captains assigned to 24 hour shift duty shall receive
overtime pay at time-and-one-half computed at their base salary for those hours worked
in excess of regularly scheduled shifts.
2. Battalion Chiefs shall be considered exempt and not eligible for overtime payment or any
return-to-work minimum payments, except as described below or specifically authorized
by the Fire Chief due to extraordinary circumstances. Extraordinary shall be defined as
an actual emergency requiring a Battalion Chief to return to work. It does not include
administrative meetings, etc. In general, Battalion Chiefs are expected to work the hours
necessary to successfully carry out their duties and frequently must return to work or
attend meetings and events outside their normal working hours.
3. The City will complete an internal review as to whether Battalion Chiefs are exempt or
non-exempt under FLSA. This review will include any changes to the City’s FLSA
obligation as a result of the “Flores vs. City of San Gabriel” ruling regarding “cash back”
from the cafeteria contribution being added to the “regular rate of pay” for purposes of
calculating Federal overtime.
4. Firefighters, Fire Engineers and Fire Captains assigned to 24-hour shift duty are assigned
to work (one hundred ninety-two (192) hours in a twenty-four (24) day pay cycle.
Employees in these classifications who work more than one hundred eighty-two (182)
hours during a pay cycle, shall be paid time and one-half (1 1/2) for all hours worked in
excess of one hundred eighty-two (182) hours worked in the twenty-four day pay cycle.
Paid time off shall be counted as time worked when calculating this overtime pay.
5. All non-safety personnel shall receive overtime pay at time-and-one-half computed at
their base salary for all hours worked in excess of forty (40) hours per week including
holiday, sick leave and vacation unless they elect to receive compensatory time off at
time and one-half.
6. All overtime shall be authorized in writing by the Fire Chief prior to being compensated.
7 All overtime shall be paid to the nearest quarter hour worked where no minimum is
authorized.
8. Overtime Call Back (Firefighters, Fire Engineers and Fire Captains): Overtime call
back shall be as follows:
First Option – Rank for rank including a minimum of four paramedics
Second Option – Certified Acting Personnel
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Third Option – Mandatory staffing that ensures adequate paramedic and officer coverage
Prior to a mandatory call back for paramedic coverage, Captains with paramedic
certification will be offered the opportunity to work as a Paramedic.
9. Battalion Chiefs – Administrative Leave.
In recognition of these requirements and the 24-hour staffing requirements of Fire
Departments, Battalion Chiefs shall be afforded flexibility in managing their work load
and time and are eligible to take a maximum of 72 hours per calendar year of
Administrative Leave. Such leave may be taken at any time during the year, however, in
cases where a person is not actively employed in an exempt position with the City during
the full year such leave shall be prorated or if the yearly amount earned is changed during
the year the amounts shall be prorated. For purposes of computing monthly amounts, the
rate of 6.0 hours per month may be used. There shall be no carryover of such leave from
year to year or any payoff for unused leave except that during the month of December
employees may request up to 40 hours of unused administrative leave to be paid in cash
at the last pay period provided that total taken and paid does not exceed 72 hours during
the calendar year.
10. Battalion Chiefs – Shift Coverage
Shift Fire Battalion Chief absences will be covered by an off duty Fire Battalion Chief,
through the Call Back options listed below.
A Fire Battalion Chief working shift coverage in excess of 4 hours for another Fire
Battalion Chief will receive a stipend at the rate of 1.275% of base pay for each hour
worked. Fire Battalion Chiefs continue to be overtime exempt and will perform all other
additional work without additional compensation except as described above under
“Administrative Leave”.
11. Battalion Chiefs – Call Back
Shift coverage call back shall be as follows:
First Option – Rank for rank
Second Option – Certified actors.
Third Option – The Deputy Fire Chief or Fire Chief may temporarily act as
Battalion Chief in situations that would otherwise require mandatory overtime.
Fourth Option – Mandatory rank for rank.
10.b
Packet Pg. 253 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 19
EMERGENCY CALL BACK
1. Firefighters, Engineers and Captains who are unexpectedly called back to work after
completing their shift and having left the worksite shall be paid a 4 -hour minimum
guarantee at time and one half.
2. Non-safety personnel shall receive a minimum of 4 hours at time and one-half for
emergency call back or time and one-half for hours actually worked, whichever is larger.
3. Employees who are called back as defined above shall receive the minimum provided by
this article or pay for the work performed, whichever is larger.
4. Battalion Chiefs who are unexpectedly called back to work after completing their shift
shall be paid the shift coverage stipend (1.275%) for actual time worked but do not
receive a call back minimum.
10.b
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ARTICLE 20
WORK OUT OF GRADE
Non-Safety Employees temporarily assigned to work in a higher classification will receive one
step additional pay but in no case more than the top step for the higher classification under the
following conditions:
1. The assignment exceeds eight (8) consecutive work days in which case the step increase
becomes effective on the ninth (9th) work day.
2. The person being temporarily replaced is on extended sick or disability leave or the
position is vacant and an examination is pending.
3. Employees not eligible for the step increase (under 10 days) shall receive compensation
on the following basis:
Hours Worked Compensation Earned
0-5 hours, 59 minutes 0
6-11 hours, 59 minutes 1 hour, paid at ST
12-24 hours 2 hours, paid at ST
Battalion Chiefs temporarily assigned as the acting Fire Chief on their days off will be eligible
for compensatory time off on the following basis:
Hours Assigned CTO Earned
0-5 hours 59 minutes 0
6 hours – 11 hours 59 minutes 1 hour, paid at ST
12-24 hours 2 hours, paid at ST
10.b
Packet Pg. 255 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 21
STANDBY
A. Employees below the rank of Fire Marshal/Battalion Chief on standby shall be
compensated one hour's pay for each eight (8) hour incident with a minimum of two (2)
hours straight time pay for each assigned standby period.
B. Effective the first full pay period in January 2007 the Fire Vehicle Mechanic shall receive
thirty-five dollars ($35.00) for each week day and forty dollars ($40.00) for each weekend
day and holiday when assigned to standby. For return to work as part of a standby
assignment, the City will guarantee either two (2) hours of pay in cash at straight time or
pay at time and one half for time actually worked, whichever is greater.
Standby Periods: During Fire Season (typically June-October), whenever fleet is supported
by reserve units, or when any other need arises; as mutually agreed upon by the Fire Chief
or designee and Fire Vehicle Mechanic.
10.b
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ARTICLE 22
EDUCATIONAL INCENTIVE
The City agrees to an educational incentive pay plan with the following provisions:
A. Basic Benefits.
Educational incentive pay shall not start for one year after employment with the City of
San Luis Obispo, but credit will be given for approved education obtained prior to that
time. The basic benefit will consist of $46.16 bi-weekly for possession of an A.A., or
equivalent degree from an accredited community or junior college; and $92.31 bi-weekly
for a B.A. or equivalent degree from an accredited four year college or university. Total
incentive pay shall in no case exceed $92.31 bi-weekly.
B. Job Related Fields.
Degrees must be in fields which are directly job related and if not, at least 30 semester
units leading toward the appropriate degree with a grade of "C" or better must be
included.
C. Application and Approval.
Application for the incentive pay shall be made by the employee to the department head
at least 30 days before the date the payment of the incentive pay is to be effective.
Approval of the department head and the Human Resources Director shall be required.
D. Unsatisfactory Performance.
In the event an employee receiving the incentive pay is not performing up to the
established standards set for the job, the department head with the concurrence of the
City Manager, may suspend payment of the incentive pay until such time as the
employee's work performance comes up to the standard level, in the opinion of the
department head and concurred in by the City Manager.
E. Non-Applicability.
It is the City's intention not to pay the educational incentive for any degree which is
required for the position held by the employee. Educational incentives shall not be paid
for education received on City time. The education incentive shall be removed if the
employee is promoted to a position which does not entitle employee to such incentive.
10.b
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F. Tuition and Books.
Employees who have completed their initial probation period may participate in the
City’s Tuition Reimbursement Program at the current reimbursement rate.
10.b
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ARTICLE 23
UNIFORM ALLOWANCE
A. All members shall be required to wear an approved uniform to promote the department's
public image, except for the positions designated by the Fire Chief as only requiring
occasional usage. Such positions shall receive one-half of the regular allowance. Each
employee shall receive an annual allowance of $1,000 paid semi-annually to be spent on
the purchase and maintenance of department-approved uniforms. Said allowance shall be
paid directly to each eligible employee on the first full pay period of July and of January.
The Fire Chief or his/her designated representative shall conduct an inspection at least once
a year to ensure that each employee has the minimum number of uniforms and that all
uniforms meet department standards regarding safety and appearance. Employees whose
uniforms do not meet standards may be subject to disciplinary action.
B. A uniform allowance cash advance of one (1) year will be given to new employees for
purchase of their uniforms. If the employee severs employment with the City or is
terminated within one (1) year, the cash advance shall be deducted from the employee's last
paycheck.
C. Where the agreement refers to uniform standards, it shall mean the following: The Fire
Chief shall establish and maintain a set of standards for the maintenance, care and wearing
of employee uniforms. Such standards shall be on file in the Fire Chief's office, in each
fire station, and in the Human Resources Director's office.
D. Employees will be responsible to purchase and maintain health/fitness clothes, including
appropriate athletic footwear. Appropriate health/fitness clothing will be determined
through agreement between the Union and the Department.
E. Damaged Uniform Reimbursement
1. The City shall reimburse the cost in excess of ten ($10.00) dollars, for repairing or
replacing Department approved uniforms which are damaged within the course of
employment. No reimbursement shall be made if the damage was due to negligence
on the part of the employee. At the time of damage, the employee will submit a
report documenting where and how the uniform was damaged.
2. The Fire Chief shall determine the use and extent of wear of damaged items.
Replacement amounts shall be prorated. The Department will establish
administrative regulations consistent with this section.
F. The City will bear any additional costs resulting from City mandated changes in required
uniform items during the term of this agreement.
10.b
Packet Pg. 259 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
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ARTICLE 24
FIRE VEHICLE MECHANIC TOOL ALLOWANCE
Effective January 2017, the Fire Vehicle Mechanic classification is eligible to receive a tool
allowance of $1,000 per year for tool replacement, tool purchase, and/or tool updates. The
allowance will be included in the employee’s first full pay period in January each calendar year.
Eligible employees hired after the annual tool allowance is provided, will receive a prorated tool
allowance, based on his/her start date.
10.b
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ARTICLE 25
INSURANCE
A. Health Flex Allowance
1. Employees electing medical coverage in the City’s plans shall receive a health flex
allowance, as defined by the Affordable Care Act (“ACA”), and shall purchase such
coverage through the City’s Cafeteria Plan. If the health flex allowance is less than the
cost of the medical plan, the employee shall have the opportunity to pay the difference
between the health flex allowance and the premium cost on a pre-tax basis through the
City’s Cafeteria Plan. If the premium cost for medical coverage is less than the health
flex allowance, the employee shall not receive any unused health flex in the form of cash
or purchase additional benefits under the Cafeteria Plan. Less than full-time employees
shall receive a prorated share of the City’s contribution. Effective the first pay period of
the month following adoption of this agreement the monthly health flex allowance shall
be:
Employee Only $ 539.00
“Grandfathered” Employee Only $ 892.00 (with no cash back)
Employee Plus One $1,066.00
Family $1,442.00
Employees hired prior to adoption of this agreement that elect employee only medical
coverage will receive the health flex allowance listed above for employee only
“grandfathered” coverage. If the premium cost for medical coverage is less than the
health flex allowance, the employee shall not receive any unused health flex in the form
of cash.
Effective in December 2017 (for the January 2018 premium), the City’s total Cafeteria
Plan contribution shall be modified by an amount equal to one half of the average
percentage changes for family coverage in the PERS health plans available in San Luis
Obispo County. For example: if three plans are available and the year-to-year changes
were +10% + 15% + 20% respectively, the City’s contribution would be increased by
7.5% (10% + 15% + 20% ÷ 3 = 15% x ½). The employee only “grandfathered” amount
will not adjust.
B. PERS Health Benefit Program
The City has elected to participate in the PERS Health Benefit program. The City shall
contribute an equal amount towards the cost of medical coverage under the Public
Employee’s Medical and Hospital Care Act (PEMHCA) for both active employees and
retirees. The City’s contribution toward coverage under PEMHCA shall be the statutory
minimum contribution amount established by CalPERS on an annual basis. The City's
contribution will come out of that amount the City currently contributes to employees as
part of the Cafeteria Plan provided to employees in their various MOA's. The cost of the
10.b
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City's participation in PERS will not require the City to expend additional funds toward
health insurance beyond what is already provided for in the various bargaining
agreements. In summary, this cost and any increases will be borne by the employees.
C. Conditional Opt-Out
Employees who at initial enrollment or during the annual open enrollment period,
complete an affidavit and provide proof of other minimum essential coverage for
themselves and their qualified dependents (tax family) that is not qualified health plan
coverage under an exchange/marketplace or an individual plan, will be allowed to waive
medical coverage for themselves and their qualified dependents (tax family). The
monthly conditional opt-out incentives are:
Opt Out $200
“Grandfathered” Opt Out $892 (hired prior to adoption of this agreement)
The conditional opt-out incentive shall be paid in cash (taxable income) to the employee.
The employee must notify the City within 30 days of the loss of other minimum essential
coverage. The conditional opt-out payment shall no longer be payable, if the employee
and family members cease to be enrolled in other minimum essential coverage.
Employees receiving the conditional opt-out amount will also be assessed $16.00 per
month to be placed in the Retiree Health Insurance Account. This account will be used to
fund the City's contribution toward retiree premiums and the City's costs for the Public
Employees' Contingency Reserve Fund and the Administrative Costs. However, there is
no requirement that these funds be used exclusively for this purpose nor any guarantee
that they will be sufficient to fund retiree health costs, although they will be used for
negotiated employee benefits.
D. Dental and Vision Insurance/Dependent Coverage
Effective January 1, 2017 employee’s participation in the City's dental and vision plans is
optional. Employees who elect coverage shall pay the dental and/or eye premium by
payroll deductions on a pre-tax basis through the City’s Cafeteria Plan.
E. Long-Term Disability Insurance
Safety employees are covered for Long Term Disability Insurance through the Union’s
plan. All non-safety employees in this bargaining unit shall be covered under the City’s
Long Term Disability Insurance Program. Non-safety employees shall pay the LTD
premiums by payroll deduction on a pre-tax basis through the City’s cafeteria plan.
F. Life Insurance – Battalion Chiefs
Fire Battalion Chief’s shall have term life insurance coverage in the amount of Thirty-
Five Thousand Dollars ($35,000). Ten Thousand Dollars ($10,000) shall be paid by the
employee through the City’s Cafeteria Plan and Twenty-Five Thousand ($25,000) shall
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be paid by the City.
G. Representation on a Medical Plan Review Committee
The Union shall actively participate in the Medical Plan Review Committee. Such
committee shall review medical plans and may recommend alternative medical plans,
including those offered by PERS.
H. Reservation of Rights
During the term of this agreement, the City reserves the right to modify the terms of the
Cafeteria plan and the use of health flex allowance and the conditional out-out incentive
should there be future guidance under the ACA, Cafeteria Plan rules, or the City’s
obligations under the ACA or other laws. Any action taken in accordance with this
reservation of rights will be subject to the meet and confer process.
10.b
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ARTICLE 265
VACATION LEAVE
1. Each incumbent of a 40-hour a week line-item position shall accrue vacation leave with
pay at the rate of 12 days per year of continuous service since the benefit date for the first
five years; 15 days per year upon completion of five years; 18 days per year upon
completion of ten years; and 20 days per year upon completion of twenty years.
Employees scheduled for more than 40 hours per week shall receive the equivalent
number of vacation days prorated to the number of regularly scheduled work hours
(respectively, 134.4 hours per year for the first five years; 168 hours per year upon
completion of five years, 201.6 hours per year upon completion of ten years and 224.6
hours per year upon completion of twenty years).
2. An incumbent is not eligible to use accrued vacation leave until after the completion of
the sixth calendar month of service since the benefit date.
3. An employee who leaves the City service shall receive payment for any unused vacation
leave.
4. Department Heads shall be responsible for arranging a vacation schedule, first with the
needs of the City as the determining factor and, second, insofar as possible, with the
wishes of the employee.
5. There will be no accrual of vacation leave to non-shift employees in excess of two times
(2x) their annual accrual. Maximum accrual of vacation leave for shift employees, with
the exception of Battalion Chiefs, is twice the annual rate except as noted in Section 7,
Paragraph E. It is the responsibility of the Battalion Chiefs to manage vacation time
below the maximum accrual limit through the use of scheduled vacation time or vacation
sell back. Vacation Leave amounts for Battalion Chiefs over the two time annual accrual
limit at the last pay period of the calendar year will be forfeited.
6. All employees in this unit are eligible, once annually in December, to request p ayment
for up to 150 hours of unused vacation leave provided that an employee’s attendance
practices are satisfactory.
7. VACATION USE (Excluding Battalion Chiefs):
A. Vacation shall be selected by seniority based on shift assignment for shift
employees and by seniority for non-shift employees. The employee with the most
seniority shall select first, with the following choices made in descending order of
seniority.
B. First choice vacation shall be made during November/December each year. The
first choice shall be a minimum of four (4) shifts off within one (1) cycle.
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C. Should an employee be in danger of losing vacation accrual due to reaching the
twice annual vacation cap, for reasons other than those found in Section 6 (G) and
(H), the Fire Chief will review the circumstances which have prevented the
employee from taking vacation and will determine whether or not the employee
should be allowed to accrue beyond the cap or should be authorized to exercise
his/her one-time annual opportunity for vacation payout under Section 6 (K) of
this article.
Particular consideration will be given to those circumstances where vacation use
is denied because use would generate the need for mandatory overtime.
D. Employees have the right to two (2) employees off on vacation per shift; except
on New Year’s Day only one employee shall have the right to be off on vacation.
On Christmas, Christmas Eve, and Thanksgiving holidays no vacation will be
granted that results in a mandatory of personnel. Additional vacation slots may be
available if personnel are available to fill the shift without causing mandatory
overtime.
E. Employees have the right to unscheduled vacation as provided in the current
departmental Operations Manual (G.O. 204.01).
F. Time off by Battalion Chiefs is not included in the determination of the number of
employees on vacation per D above.
G. If an employee's first choice vacation is changed by direction of the department,
such change shall not cause an employee to lose vacation that may be accrued
above twice the annual rate maximum. In this case, the employee shall have the
choice of using the vacation at another time or receiving payment for the changed
vacation.
H. If an employee must cancel vacation for good reason, as defined by mana gement,
the vacation above twice the annual rate shall be paid as accrued.
I. Employees may cancel scheduled vacation for any reason with a minimum of 15
days advance written notice to the Fire Chief or his/her designated representative.
Maximum vacation accruals will not be waived for vacation canceled pursuant to
this section.
J. Any cancelled scheduled vacations will continue to be available for reselection by
other employees.
Departmental General Operations 204.07 shall be modified as follows:
If approval is granted for vacation cancellation by the Fire Chief, the Battalion
Chief on the shift affected will direct the appropriate Captain to make notification
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of the dates available to the platoon. Selection of available dates will be handled
as a second choice vacation pick, selection may consist of any or all days
remaining available. All selections made from the cancelled days will be
recognized as scheduled vacation. Filling the cancelled days will start with the
next person below on the seniority list (person below the person who is
canceling). Filling the cancelled days will continue until all the days have been
filled or all the personnel on that shift have been able to review and select the
remaining available vacation shifts.
8. VACATION USE – Battalion Chiefs
A. Coordination of the Battalion Chief’s first, second and third choice vacation
selection will be carried out by the Fire Chief. Battalion Chiefs will make their
written scheduled vacation requests during the November 1st to December 30th
period and will coordinate the availability of one Battalion Chief between
themselves. Battalion Chief scheduled vacation selections will not be based on
shift employees’ vacations. The Fire Chief will consider and approve the request.
B. Unscheduled vacations will be make in writing to the Fire Chief and will require
the availability of one Chief Officer and relief personnel which may include
voluntary overtime. All unscheduled vacations must be approved by the Fire
Chief. (Mandatory overtime is not allowed for unscheduled vacation.)
C. If an employees’ scheduled vacation is changed by direction of the department,
such change shall not cause an employee to lose vacation that may be accrued
above the twice annual rate maximum. In this case, the employee shall have the
choice of using the vacation at another time or receiving payment for the changed
vacation.
D. If an employee must cancel vacation for good reason, as defined by management,
the vacation above the twice annual maximum shall be paid as accrued.
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ARTICLE 276
LEAVE OF ABSENCE
Leave without pay for up to one week per year may be granted by the Department Head up to 40
hours per year for non-shift employees and 56 hours per year for shift employees. When
possible, such leave requests shall be in writing and approved in advance. All other leave of
absence requests shall be handled in accordance with Section 2.36.460 of the Personnel Rules
and Regulations.
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ARTICLE 287
HOLIDAYS
A. The following days of each year are designated as paid holidays:
January 1 - New Year's Day
Third Monday in January - Martin Luther King Day
Third Monday in February - President’s Day
Last Monday in May - Memorial Day
July 4 - Independence Day
First Monday in September - Labor Day
November 11 - Veteran's Day
Fourth Thursday in November - Thanksgiving Day
Friday after Thanksgiving
December 25 - Christmas
One-half day before Christmas
One-half day before New Year's
Two Floating (8 hour) Holidays (non-shift employees only)
When a holiday falls on a Saturday, the preceding Friday shall be observed.
When a holiday falls on a Sunday, the following Monday shall be observed.
B. Each employee on 24-hour shift duty shall earn 6.07 hours of holiday leave semi-
monthly, in lieu of fixed holidays.
Such employees shall receive payment at straight time hourly rate for a portion of their
earned holiday leave (2.6 hours) each bi-weekly payroll period through final pay date in
December 2016.
The remainder of the employee's annual holiday leave (78 hours) shall be advanced to the
employee effective the first payroll period in January of each year. Effective the first pay
date in January 2017 the bi-weekly payment for holiday leave will be discontinued and
employee’s annual holiday leave will increase from 78 hours to 145.6 hours. Such
holiday leave may be taken off by the employee as provided in the current departmental
Operations Manual (G.O. 204.03).
Each calendar quarter, an employee has the option of receiving payment for one-fourth
(1/4) of his/her advanced holiday leave. Any holiday leave remaining as of the last
payroll period in December of each year will be paid to the employee at the straight time
rate.
If an employee terminates for any reason, having taken off hours in excess of his/her
prorated share, the value of the overage will be deducted from the employee's final
paycheck.
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C. Floating (8 hour) holidays for non-shift employees shall be accrued on a semi-monthly
basis and added to the vacation accrual. Use, carry-over, accumulation, etc., of such
vacation shall be subject to the same rules and procedures that cover all accrued vacation.
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ARTICLE 298
BEREAVEMENT LEAVE
At each employee's option, absence from duty due to the death of a member of the empl oyee's
immediate family, meaning spouse/domestic partner, child, brother, sister, parent, parent-in-law,
step-parent, step-brother, step-sister, grandparent, or any other relative living in the same
household, provided such leave as defined in this section shall not exceed five (5) working days
or the shift equivalent (56 hrs.) from each incident. The employee may be required to submit
proof of relative's death before being granted sick leave pay. False information given concerning
the death of relationship shall be cause for discharge.
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ARTICLE 3029
SICK LEAVE
Sick leave is governed by Section 2.36.420 of the Municipal Code. (See Appendix C attached).
Upon termination of employment by death or retirement, a percentage of the dollar value of the
employee's accumulated sick leave will be paid to the employee, or the designated beneficiary or
beneficiaries, according to the following schedule:
(1) Death - 50% Such payment shall be made within seventy-two hours of notice to the City
of an employee's death.
(2) Retirement and actual commencement of PERS benefits:
(a) After ten years of continuous employment (for all employees except Battalion
Chiefs) - 10%
(b) After twenty years of continuous employment (for all employees except Battalion
Chiefs) - 15%
(c) After twenty years of continuous employment (Battalion Chiefs only) – 20%
(d) After twenty-five years of continuous employment (Battalion Chiefs only) – 25%
(e) After 30 years of continuous employment (Battalion Chiefs only) – 30%
(3) Job-related disability retirement and actual commencement of PERS benefits (for all
employees except Battalion Chiefs) - 75% with a maximum of 1000 hours payoff (75%
of 1333.3 accrued hours.)
(4) Job-related disability retirement and actual commencement of PERS benefits (for
Battalion Chiefs only) - 50% with a maximum of 750 hours payoff (50% of 1,500
accrued hours.) Any balance of sick leave that remains after payoff will be forfeited.
Sick leave cannot be used to postpone the effective date of an industrial disabili ty
retirement.
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ARTICLE 310
FAMILY LEAVE
A. An employee may use up to 48 hours (67.2 hours for shift employees) of sick leave per
calendar year if required to be away from the job to personally care fo a member of
his/her family.
B. An employee may take up to seven (7) days (56 hours) of sick leave per calendar year or
the shift equivalent (78.4 hours) if the family member is part of the employee's household
and is hospitalized. The employee shall submit written verification of such
hospitalization.
C. For purposes of this article, a family member is defined as spouse or registered domestic
partner, child, brother, sister, parent, parent-in-law, step-parent, step-brother, step-sister,
grandparent, or any other relative as defined by Labor Code Section 233 and/or Assembly
Bill 1522.
D. The amounts shown in A, B, and C above are annual maximums, not maximums per
qualifying family member.
E. In conjunction with existing leave benefits, unit employees with one year of City service
who have worked at least 1,250 hours in the last year may be eligible for up to 12 weeks
of Family/Medical Leave within any 12 month period. Family/Medical leave can be used
for:
a. A new child through birth adoption or foster care (maternal or paternal leave).
b. A seriously ill child, spouse or parent who requires hospitalization or continuing
treatment by a physician.
c. Placement of an employee's child for adoption or foster care.
d. A serious health condition which makes the employee unable to perform the
functions of his or her position.
This leave shall be in addition to leave available to employees under the existing four
month Pregnancy Disability Leave provided by California law. Paid leave, if used for
family leave purposes or personal illness, will be subtracted from the 12 weeks allowed
by the Family/Medical Leave Program. Employees must use all available vacation,
compensatory time and administrative leave and, if appropriate, sick leave prior to
receiving unpaid Family/Medical Leave.
Employees on Family/Medical Leave will continue to receive the City's contribution
toward the cost of health insurance premiums. Only City group health insurance
premiums will be paid by the City.
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If an employee does not return to work following Family/Medical Leave, the City may
collect the amount paid for health insurance by the City during the leave. There are two
exceptions to this rule.
1. The continuation of a serious health condition of the employee or a covered
family member prevents the return.
2. Circumstances beyond the employee's control. Further details on Family/Medical
Leave are available through the City's "Guide to Family/Medical Leave Program".
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ARTICLE 321
WORKERS' COMPENSATION LEAVE
Any employee who is absent from duty because of on-the-job injury in accordance with state
workers' compensation law and is not eligible for disability payments under Labor Code Section
4850, shall be paid the difference between his base salary and the amount provided by workers'
compensation law during the first 90 business days of such disability absence.
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ARTICLE 332
MODIFIED WORK ASSIGNMENT
A modified work assignment is generally administrative in nature and may require the individual
to sit at a desk, operate a computer, drive a vehicle, and engage in minimal walking. The
employee may receive work assignments in one or more of the Department’s program areas:
Administration, Training, Hazard Prevention, Technical Services, Disaster Preparedness,
Emergency Response, or Communications. The schedule is typically 40 hours a week with the
employee working under the supervision of the Fire Chief, Deputy Fire Chief, or a Battalion
Chief. Depending upon the employee’s limitations, abilities, and the needs of the Department,
s/he may be assigned to shift work. There are two methods for placing a person on modified
duty:
1) At the employee’s request during a recovery period (minimum of two weeks) due to an
off-duty injury or illness.
2) At the request of the City because of a Worker’s Compensation injury.
Off-Duty Injury - An employee notifies the Fire Chief that s/he would like to be placed on a 40-
hour modified duty administrative work assignment. The Fire Chief, or designee, would review
the temporary modified work restrictions provided by the employee’s doctor. The Department
typically has a variety of tasks that a person might be assigned to work on. In accordance with
past practice, as long as a legitimate modified work assignment is available (minimum of two
weeks), the Fire Chief will accommodate this request.
Worker’s Compensation Injury - An employee is on Worker’s Compensation injury leave is
provided temporary modified work restrictions and the Fire Chief knows of a possible modified
work assignment. The Fire Chief, or designee, would notify the employee of the modified work
assignment available. Employees on Worker’s compensation certified by a doctor for a
modified work assignment may lose benefits if they refuse available modified work assignment
based on Worker’s compensation law.
Once an employee is released to light-duty, a Personnel Action Form is initiated and all leave
balances (Holiday, Vacation, Sick Leave, etc.) are changed to reflect a 40 -hour work week. It
should be noted that any leave taken during this light-duty period is taken at the 40-hour work
week accrual rate and no FLSA is given.
The employee would transfer to a modified work assignment as soon as the employee has
completed his/her FLSA period (the FLSA period runs concurrent with the A shift’s schedule).
To ensure all FLSA provisions are met, the hours previously worked in the pay period will be
reviewed with the employee prior to setting up the work schedule. Once the employee has
received a doctor’s release to return back to full-duty and it has been approved by the Fire Chief,
the employee will return to their appropriate shift on their next scheduled work day, assuming
this return schedule does not trigger overtime in excess of regular FLSA overtime. If excess
overtime would be triggered, the employee will return to work on the earliest date that will not
trigger excess overtime.
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ARTICLE 343
SAFETY
The Union and the City agree to address Departmental and citywide safety concerns through the
City's Safety Committee and the Communication Process outlined in Article 7.
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ARTICLE 354
RETIREMENT
A. “Classic Members First Tier” sworn members hired before July 1, 2012 and non-sworn
members hired before December 6, 2012.
The City agrees to provide the Public Employees' Retirement System's 3% at age 50 plan
to all sworn personnel and the 2.7% at age 55 plan to all non-sworn personnel . The 3% at
age 50 plan includes the following amendments: Post Retirement Survivor Allowance,
conversion of unused sick leave to additional retirement credit, the 1959 Survivor's
Benefit, one-year final compensation, Military Service Credit, and Pre-Retirement
Optional Settlement 2 Death Benefit. The 2.7% at 55 plan includes the following
amendments: 1959 survivor's Benefit, conversion of unused sick leave to additional
retirement credit, one year final compensation, and Pre-Retirement Optional Settlement 2
Death Benefit.
B. Effective the first full pay period in July 2013, the City has discontinued paying the full
member contribution required under the plan, presently nine percent (9%) for sworn
personnel and eight percent (8%) for non-sworn personnel. The employee pays to PERS
their contribution; as allowed under Internal Revenue Service Code Section 414 (h) (2)
the contribution is made on a pre-tax basis.
C. “Classic Members Second Tier” sworn members hired on or after July 1, 2012 and non-
sworn members hired on or after December 6, 2012.
PERS determines who is a “classic member” within the meaning of the California Public
Employees’ Pension Reform Act (PEPRA). The City agrees to provide the PERS Safety
3% @ 55 plan to all sworn personnel and the 2% at age 60 plan to non-sworn personnel
using the highest three year average as final compensation. The second tier sworn
personnel formula will include the following amendments: Post Retirement Survivor
Allowance, conversion of unused sick leave to additional retirement credit, the 1959
Survivor’s Benefit, Military Service Credit, and Pre-Retirement Optional Settlement 2
Death Benefit. The second tier non-sworn personnel formula will include the following
amendments: 1959 survivor’s Benefit, conversion of unused sick leave to additional retire
credit, and Pre-Retirement Optional Settlement 2 Death Benefit. Employees hired under
this plan will pay the full member contribution required under the plan, presently nine
percent (9%) for sworn personnel and seven percent (7%) for non-sworn personnel. The
employee pays to PERS their contribution; as allowed under Internal Revenue Service
Code Section 414 (h) (2) the contribution is made on a pre-tax basis.
D. “New Members Third Tier”
For employees who PERS determines are “new members” within the meaning of the
California Public Employees’ Pension Reform Act (PEPRA), the City will provide the
PERS 2% at age 57 retirement plan for sworn personnel and 2% at age 62 retirement plan
for non-sworn personnel, using the highest three year average as final compensation.
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Effective on their date of hire, new members will pay 50% of the total normal cost of the
member contribution, as determined by PERS.
The employee pays to PERS their contribution; as allowed under Internal Revenue
Service Code Section 414 (h) (2) the contribution is made on a pre-tax basis.
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ARTICLE 365
HOURS
A. Employees assigned to a 24-hour shift schedule, shall work a shift schedule which, over a
period of one year, shall average approximately fifty-six (56) hours per week.
For purposes of illustration only, a copy of the shift schedule pattern is set forth in
Appendix B.
The Department shall give no less than 15 days notice prior to changing a shift
assignment for non-emergency reasons.
A work shift is defined as a work period of twenty-four (24) hours, commencing at 0800
hours and continuing until the next day, ending at 0800 hours (8 a.m. to the following 8
a.m.)
Within each work shift the work day will be from 0800 to 1700 hours. The work day will
be divided as follows:
0800 - 1200 Captain’s Priority
1200 - 1300 Lunch
1300 - 1700 Chief’s Priority/Captain’s Priority
The intent of Captain’s Priority is to create a productive schedule providing latitude for
necessary classes, rewards and individual’s priorities. Included in Captain’s Priority is
vehicle and station maintenance, fitness training and Captain’s projects 8-12 daily.
Holidays and weekends are also Captain’s Priority times. In the event a Chief’s priority
needs to be scheduled during Captain’s priority time, every effort will be taken to provide
an equal amount of Captain’s priority time on that shift or the earliest available shift.
B. Shift Exchange - The Fire Chief or his/her representative may authorize employees
covered by this Agreement to exchange shift assignments with other department
employees of equal rank or qualifications for the position. Anyone working more than 72
consecutive hours must contact the Battalion Chief for confirmation that reasonable rest
has been achieved.
C. Vacation Exchange – The Fire Chief or his/her representative may authorize employees
covered by this Agreement to exchange vacation leave with other department employees
of equal rank or qualifications for the position.
D. Early Relief - The Fire Chief or his/her representative may authorize employees covered
by this Agreement to relieve another department employee of equal rank or qualifications
for the position prior to the end of the scheduled shift.
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ARTICLE 376
HEALTH/FITNESS
The City, the Department and the Union are desirous of implementing measures to promote the
well being of employees and reduce the incidents of preventable accidents, illnesses, and
disabilities, and have, and shall continue to, work cooperatively to encourage and develop an
appropriate program to enhance physical fitness and health and to establish required physical
standards to be met by all employees. The parties have agreed to implement the physical fitness
program outlined in the "Health and Fitness Maintenance Program".
The Union recognizes that it is the policy of the City to hire non-smokers in the Fire Department.
The Union further recognizes there is a fire department policy concerning smoking in
departmental facilities and vehicles. The parties agree that smoking poses health risks to non-
smokers as well as smokers.
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ARTICLE 387
SALARY SURVEY CITIES
Cities to be used for review of salaries shall include:
Davis
Monterey
Napa
Petaluma
Pleasanton
Salinas
Santa Barbara
Santa Cruz
Santa Maria
It is agreed that, during the negotiations to produce a successor Agreement, either party may
propose changes to the above list of cities. A revised, mutually agreed upon list, may be used
during the negotiations to produce a successor Agreement.
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ARTICLE 398
LAYOFFS
In accordance with Personnel Rule 2.36.280, the City Council of San Luis Obispo shall
determine when layoffs are to occur. The human resources Director shall be responsible for the
implementation of a layoff order of the City Council in accordance with the proced ures outlined
below:
A. After determining a layoff is needed within the Union, the order of layoffs shall be as
follows:
1. Temporary and contract employees, in the order to be determined by the
appointing authority;
2. Probationary employees (promotional probation excluded), in the order to be
determined by the appointing authority;
3. For regular employees within the Union, layoffs shall be governed by seniority
and job performance. Seniority is established by time in service within the Union.
That is, the last employee hired into the bargaining unit shall be the first employee
laid-off. Job performance categories shall be defined as follows.
Category 1:
Performance that is unsatisfactory, below standard, needs improvement,
unacceptable or does not meet minimum standards.
Performance defined by this category is evidenced by an employee’s two most
recent performance evaluations with an overall rating that falls within the lowest
two categories of the performance appraisal report.
Category 2:
Performance that is competent, superior, meets expectations, meets performance
standards, exceeds performance standards and expectations, or is outstanding.
Performance defined by this category is evidenced by an employee’s two most
recent performance evaluations with an overall rating that falls within the top two
to three performance categories of the performance appraisal.
A regular employee being laid off shall be that employee with the least seniority
in the Union and who is in the lowest job performance category. Employees in
Category 1 with the lowest seniority will be laid off first, followed by employees
in Category 2. Should the two performance evaluations contain overall ratings
that are in the two different categories as defined above, the third most recent
evaluation overall rating shall be used to determine which performance category
the City shall use in determining order of layoffs.
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4. Transfer to another department in lieu of layoff is authorized, upon approval of
the department heads, if there is a vacancy and the employee meets the minimum
job requirements.
B. Laid-Off Employees on Re-employment List
1. The names of employees who have been laid-off shall be placed on the
appropriate Re-employment List. The recall of employees will be in reverse order
of layoff, depending upon City requirements.
2. Names of employees laid-off shall be placed on a re-employment list for a period
of two years. They will be offered re-employment only once before being
removed from the list for the job they held before being laid-off. Re-employment
lists shall be used for filling those classes requiring substantially the same
minimum qualifications, duties and responsibilities of the class from which the
layoff was made.
C. Appointment of Laid-Off Employees to Vacant Class
1. An appointing authority may, with the approval of the Department Head and the
human resources Director and in agreement with the employee, appoint an
employee who is to be laid-off to a vacancy in a vacant class for which he or she
is qualified. He/she will still remain on the re-employment list for the job from
which he/she was laid-off.
D. Employee Reassignments (bump back procedure) for IAFF Local 3523
1. Employees who have been promoted during their service with the City may bump
back in their career series to a position they formerly held, if there is an employee
in the lower classification with less seniority than the employee who wants to
bump back. Seniority for the purpose of this section shall mean time in service,
as a regular employee, within the Union. For example, an employee attempting to
bump back to Engineer from Captain would utilize his/her combined time within
the Union, firefighter, engineer or captain, in determining whether or not he/she
had more seniority than an individual in the Engineer classification. The intent is
to have the last person hired into the Union be the first person to be laid-off.
2. Reassignment rights may be exercised only once in connection with any one
layoff, and shall be exercised within 20 calendar days from the date of the notice
of the layoff, by written notice from the employee.
3. The bumping right shall be considered exercised by the displacement of another
employee with lesser total seniority or by the acceptance of a vacant pos ition in
the class with the same or lower salary.
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4. Employees who are reassigned (bump back) are to be placed on an open re-
employment list for the position they have vacated.
5. Employees on layoff shall be offered re-employment in the inverse order of
layoff, provided no intervening factors have occurred which essentially change
the ability of the employee to perform the offered employment.
E. The City will notify recognized employee organizations of the effective date of any
reduction in force concurrent with the notice to the affected employee(s) pursuant to F,
below.
F. Notice of layoff to Employees
1. An employee to be laid-off shall be notified in writing of the impending action at
least thirty (30) calendar days in advance of the effective date of the layoff. The
notice shall include the following information.
a. Reason for layoff.
b. Effective date of layoff.
c. Employee rights as provided in these rules.
G. Removal of Names From Re-employment Lists
1. The human resources Director may remove an employee’s name from a re-
employment list if any of the following occur:
a. The individual indicates that he/she will be unable to return to
employment with the City during the life of the list; or
b. The individual cannot be reached after reasonable efforts have been made
to do so. The City shall utilize certified mail when contacting individuals;
or
c. The individual refuses one re-employment offer at his/her previous job.
Individuals shall have ten (10) days to respond to the offer of re-
employment and an additional thirty (30) days to return to work.
H. Employee Rights and Responsibilities
1. In addition to others identified herein, employees affected by these procedures
shall have the following rights:
a. Through prior arrangement with his/her immediate supervisor an
employee who has been notified of his/her impending layoff shall be
granted reasonable time off without loss of pay to participate in a pre-
scheduled interview or test for other employment.
b. An employee who has been laid-off shall be paid in full for his/her unused
accrued vacation leave and holiday leave on the effective date of the
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layoff.
c. When an individual is reemployed he/she shall be entitled to:
(1) Retain his/her seniority date.
(2) Accrue vacation leave at the same rate at which it was accrued at
the time of the layoff.
(3) Have any unused sick leave reinstated.
(4) The same retirement package prior to layoff, assuming that the
employee has not withdrawn his/her PERS funds. If an employee
has withdrawn funds, he/she will be reinstated to the retirement
package which is currently in effect for all newly hired employees
unless the employee notifies PERS within 90 days that he/she
wishes to redeposit the withdrawn funds.
2. An individual reemployed into the job from which he/she was laid off shall be
assigned to the same salary range and step he/she held at the time of the layoff.
An individual reemployed into a job classification other than the classification
from which he/she was laid off shall be assigned to the salary range of the new
classification at the amount closest to the salary he/she earned at the time of the
layoff.
3. When an individual has been reemployed after a layoff by bumping back to a
lower job classification prior to being laid-off, he/she will be placed on a re-
employment list for the higher job classification held prior to bumping back.
4. A probationary employee who is reemployed shall be responsible for completing
his/her probationary time commitment. Similarly, an individual who is
reemployed shall complete, upon return to the job, the same work time he/she
would have had to work at the time of the layoff to attain a higher vacation leave
accrual rate or to become eligible for a salary step increase.
5. The intent of the layoff policy is to have the last hired the first laid off.
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ARTICLE 4039
WORK ACTIONS
Participation by an employee in a strike or a concerted work stoppage shall be deemed to pose an
imminent threat to public health or safety and is unlawful, furthermore, it shall terminate the
employment relation. Provided however that nothing herein shall be so construed as to affect the
right of any employee to abandon or to resign his employment.
(a) Employee organizations shall not hinder, delay, interfere with, nor coerce employees of
the City to hinder, delay, or interfere with, the peaceful performance of City services by
strike, concerted work stoppage, cessation of work, slow-down, sit-down, stay-away, or
unlawful picketing.
(b) In the event that there occurs any strike, concerted work stoppage, or any other form of
interference with or limitation of the peaceful performance of City services prohibited by
this Article, the City, in addition to any other lawful remedies or disciplinary actions,
may, by action of the Municipal Employee Relations Officer cancel any or all payroll
deductions, prohibit the use of bulletin boards, prohibit the use of City facilities, and
withdraw recognition of the employee organization or organizations participating in such
actions.
(c) Employee members of any employee organization shall not be locked out or prevented by
management officials from performing their assigned duties when such employees are
willing to perform such duties in the customary manner and at a reasonable level of
efficiency.
Any decision made under the provisions of this Section may be appealed to the City Council by
filing a written Notice of Appeal with the City Clerk, accompanied by a complete statement
setting forth all of the facts upon which the appeal is based. Such Notice of Appeal must be filed
within ten (10) working days after the affected employee organization first received notice of the
decision upon which the complaint is based, or it will be considered closed and not subject to any
other appeal.
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ARTICLE 410
FIREFIGHTER RECRUITMENT
1. The Chief, in consultation with the President of the Local 3523, will determine the type
of Firefighter recruitment to be conducted (e.g. entry level, lateral, paramedic, etc.) based
on the operational needs of the department. A current eligibility list will be maintained
and firefighters will go through the approved department academy, as set forth in General
Operations 501.03.
2. Firefighter Apprentices will be allowed to apply for entry-level firefighter positions
outside the limitation on the number of applications to be accepted. For a given
recruitment, if the number of applications received by the City for entry-level firefighter
positions is to be limited, the limit will not be less than 100.
3. For new entry-level firefighters, the State Fire Marshal's Firefighter I certification will be
required. For new entry-level firefighter paramedics, a minimum of Firefighter I
Academy certification is required. All other employment standards remain the same.
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ARTICLE 421
PROBATIONARY PERIOD
All appointments to classifications listed in Appendix “A”, including promotional appointments,
shall be subject to a probationary period of one year. The probationary period may be extended
if further employee evaluation is deemed necessary for up to six months upon the written
recommendation of the Fire Chief and the written approval of the Human Resources Director.
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ARTICLE 432
RESIDENCY REQUIREMENT
A. Departmental General Operations 206.04 shall be modified as follows:
All shift personnel must live within one hundred and twenty (120) miles travel distance
from the City limits to their permanent residence.
.
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ARTICLE 443
STAFFING
A. The number of authorized positions in the Fire Department represented by the Local 3523
is 3 Battalion Chiefs, 12 Fire Captains, 15 Fire Engineers, 12 Firefighters, 1 Fire Vehicle
Mechanic, 3 Fire Inspectors, 1 Hazardous Materials Coordinator. A minimum of 24
Paramedics within the ranks of Captain, Firefighter, and Engineer is authorized. One
Paramedic Captain (included as one of the 24 Paramedics) will be assigned per shift. If it
becomes necessary for the City to exercise its management right to change those staffing
levels, the City acknowledges its responsibility to meet and confer with the Union on the
impacts of any such changes.
B. Constant Staffing provides for a mandated minimum of fourteen (14) Firefighters on-
duty every day including the Battalion Chief. Nothing in this section precludes the Fire
Chief from hiring additional full time staff to meet Constant Staffing minimum
requirements. Mandated overtime will be used to maintain the fourteen (14) per day
minimum.
Adjustments to daily staffing: Events and/or community risk levels may require the Fire
Chief to increase the mandated minimum staffing level to be maintained.
C. There will be no reserve program implemented during the term of this agreement.
D. The present status of the Apprentice Program does not impact on the bargaining unit
integrity. The City recognizes its obligations to meet and confer on any future impacts of
the Apprentice Program on the bargaining unit.
E. In the absence of the Battalion Chief, the Fire Chief or Deputy Chief may act as Battalion
Chief as described in Emergency Operations Section 517.00 “Draw Down”.
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ARTICLE 454
SENIORITY BIDDING FOR STATION ASSIGNMENT
A. Intent:
Utilize seniority in rank as an empowerment tool for employees in the ranks of BC,
Captain, Engineer, and Firefighter to determine “bid staffing.”
B. Definitions:
Bid Staffing: The station and shift assignment awarded to an individual based on
his/her rank and assignments at the time of the bid.
The bid staffing process is defined below. Each member will remain in their
selected bid staffing assignment until they choose to utilize their bid for a vacant
position, agree to a mutual, or are distributed based on department need as
described below.
C. Bid Procedure
In the event of a new permanent Firefighter, Fire Engineer or Fire Captain vacancy and
upon determination by the Chief to fill the vacancy, the bid spot shall be declared vacant
and available for bid from members of the same rank.
Bid selection will be based on seniority in rank using the department’s master
seniority list.
Probationary firefighters will not be included in the bid process until the completion
of probation.
Each member will only be allowed to accept one bid per 180 day period (once every
six months).
After a bid has been closed, any remaining vacancies shall not be filled for 30 days.
Bid assignments requiring movement from one shift to another will begin the first
day of the first full F.L.S.A. period following selection.
An employee’s voluntary request to move from one shift to another to fill a vacant
bid spot may be granted with less than 15 days’ notice of the start of the FLSA
period.
D. Process:
1. Battalion Chiefs shall be the first to bid.
2. The President and Vice President of Local 3523 will have the opportunity for the
second and third bid selection during each term as president or vice president.
Once that bid has been used, future bids during the remaining term will be based
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on seniority in rank.
3. The remainder of the bid selection will follow department seniority with the most
senior member selecting first. The order of selection shall be by rank in the
following order: Captains, Engineers, and then Firefighters
Probationary firefighters will not be included in the station selection process until
they have completed their probationary period. Upon completion of firefighter
probation if their current assignment is vacant, that vacancy will go out to bid
selection for the entire department.
E. Mutual Bid
Upon request from two members of equal rank and specialty skill designation for a
mutual exchange of their bid assignments, the Battalion Chief, Company Officers, and a
union representative of the members making the request shall meet and evaluate the
request for approval or denial. If the request for the mutual is accepted those employees
involved will have used their one bid for the year. If the request for mutual exchange is
denied, the applicants can utilize the IRC for review of that decision.
To ensure equity throughout the entire bid process, mutual transfers are subject to the
following additional requirements:
1. The bid transfer must be effective for a minimum of 12 months.
2. If within that 12 month period either party involved separates or promotes, the
remaining party must comply with the following:
a. The original station occupied by the person vacating will be put up for bid, and the
remaining parties can bid for that position. If the mutual member is unsuccessful in
obtaining that bid, then that member returns to his/her previous assignment, and
recovers bid rights after the remainder of the 12 month period.
F. Distribution
Each crew will have a Paramedic assigned to it from the ranks of the Engineer or
Firefighter. Captains may fill into the paramedic pool if there are not enough Paramedics
within the Firefighter/Engineer rank. Each shift will have one of the three Paramedic
Coordinators. Paramedic Coordinators will be a minimum 2 year commitment and only
vacated voluntarily or as determined by the Fire Chief. The Captain taking the position
of Paramedic Coordinator would not be the primary paramedic on their selected crew
except for extenuating circumstances (e.g. a shortage of paramedics). Each shift will
have paramedics evenly distributed depending on the size of the paramedic pool
(example: pool of 24, 8 medics per shift). No bid staffed crews shall have three bid-
assigned paramedics if any other crew does not already have two bid-assigned
paramedics. Seniority will be used to determine which personnel are moved to and from
crews with paramedic staffing insufficiencies.
Hazardous Materials Team Members will be evenly distributed to ensure at least one
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Hazardous Materials Team Member is assigned to each shift. Seniority will be used to
determine which personnel are moved to and from shifts with Hazardous Material Team
Member staffing insufficiencies.
All corrections to completed bids will take place with the Battalion Chief and a shop
steward to make sure that paramedics, paramedic coordinators, and hazardous materials
team members are represented on all three shifts.
Individuals bidding for assignment as the Station 1 Captain shall be subject for interview
by the Shop Steward and the appropriate Battalion Chief prior to bid selections being
finalized.
Individuals working out of grade will work at the station at which the vacancy is
occurring. Selection of the individuals who will work out of grade is to remain consistent
with existing policies. Vacancies created by promotion or retirements are to be filled by
the newly promoted individuals once the bid has been completed.
Administration of the Fire Department recognizes and supports the premise that placing
employees at stations of their preference is typically beneficial. The Fire Department
Administration needs a degree of flexibility to accomplish the following goal:
1. Allow for mentoring
2. Conflict resolution
Station bid adjustments by Fire Department Administration shall be accompanied by
written justification as to the perceived need.
After initial placement, movement of personnel shall be for a maximum period of six
months. At the end of this six-month period, the effected personnel shall return to their
station of choice, unless otherwise articulated in writing citing reasons for moves for
more than six months or for permanent relocation.
Except in extraordinary circumstances no movement of personnel will be initiated during
the months of November and December.
When movement of personnel is initiated by the Department and is not due to any fault of
the individual(s), the Department will honor all approved time off requests based on prior
commitments by the moved employee.
G. Issue Resolution Committee:
Intent:
The intent of the Issue Resolution Committee is to resolve staffing issues at the lowest
possible level with structured collaboration.
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Committee membership:
The Issue Resolution Committee (IRC) will consist of two members from management.
The President of Local 3523 will appoint two members from the employee’s bargaining
unit. A fifth member will be chosen by the above four members. The Fire Chief or the
labor President can substitute the members from management and labor, respectively, for
cause.
Issue Resolution:
Local 3523, through their Board of Directors, or Fire Department Administration,
through the Fire Chief, can bring issues to the Committee. Ideally, the IRC will convene
within five business days of receipt of an issue of concern or a question of process.
Issues will be decided based on the information presented to the committee. Issues or
questions will be considered resolved by a vote of 4 out of 5 committee members.
The IRC will review the overall program as it relates to program and department goals
annually or as needed. When appropriate based on the subject matter, unresolved issues
will be addressed at the next contract negotiations.
The IRC will attempt to resolve issues of a personnel nature, i.e. station placement, or an
interpretation of the process, as they come up. If the committee cannot resolve an issue,
the Fire Chief will resolve the issue.
By mutual agreement of Local 3523 and Fire Department Administration, this program
can be discontinued at any time.
All committee members performing the duties of this committee while off duty will be
compensated (at straight time), hour for hour.
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ARTICLE 465
DISCIPLINARY PROCEDURE
A. PURPOSE
The efficient operation of the San Luis Obispo Fire Department (SLOFD) is dependent
on a well-disciplined, cohesive organization. The City and Association agree that occasions will
occur when an employee’s performance and/or behavior must be reviewed in order to ensure that
the mission of the department is not adversely impacted. The authority for disciplinary action is
outlined in the City of San Luis Obispo’s Personnel Rules and Regulations, 2.36.320. The
Personnel Rules and Regulations will take precedent if there is a conflict between those Rules
and Regulations and this Policy or if not addressed herein.
B. INVESTIGATIONS
It is the responsibility of the Fire Chief, all Chief Officers, and all Company Officers to
maintain discipline and carry out the directive of the department. Any incident or behavior which
does not conform to City and Fire Department policies/procedures shall be disciplined in the
most appropriate manner.
1. When the Fire Chief or any Chief/Company Officer either observes or is reasonably
made aware of an incident that may warrant punitive discipline, he/she must first
determine whether an investigation is necessary. Prior to conducting an investigation
of an incident, the Fire Chief or a Chief/Company Officer should consult with the
Human Resources Director, as appropriate. The investigation shall be conducted in a
fair, objective and impartial manner under the rules set forth in the “Weingarten
Rule”.
2. When any employee is under investigation and subjected to questioning by his or her
commanding officer or any other member of the department that could lead to
punitive action, the questioning shall be conducted under the following conditions.
For the purpose of this chapter, punitive action means an y action that may lead to
dismissal, demotion, suspension, reduction in salary, permanent written reprimand, or
transfer within the Department for purposes of punishment. Transfer within the
Department for the good of the Department or a notice to correct are excluded from
the definition of punitive.
Section B shall not apply to any questioning of an employee in the normal course of
duty, counseling, instruction, or informal verbal admonishment by, notice to correct,
or other routine or unplanned contact with, a supervisor or any other employee, nor
shall this section apply to an investigation concerned solely and directly with alleged
criminal activities.
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a. The questioning shall be conducted at a reasonable hour, preferably at a time
when the employee is on duty or during the normal waking hours for the
employee, unless the seriousness of the investigation requires otherwise. IF
the questioning does occur during off-duty time of the employee being
interrogated, the employee shall be compensated for any off-duty time in
accordance with regular department procedures.
b. An employee under investigation has the right to request the rank, name, and
command of the officer in charge of the questioning, the questioning officer,
and all other persons to be present during the questioning. All questions
directed to the employee under questioning shall be asked by and through no
more than two investigators at one time.
c. The questioning session shall be for a reasonable period taking into
consideration the gravity and complexity of the issue being investigated. The
person under questioning shall be allowed to attend to his or her own personal
physical necessities.
d. The employee under investigation shall not be subjected to offensive
language, or conduct, or threatened with punitive action, except that an
employee refusing to respond to questions or submit to questionings shall be
informed that failure to answer questions directly related to the investigation
or questioning may result in termination. No promise of reward shall be made
as an inducement to answering any question. The employer shall not cause the
employee under questioning to be subjected to visits by the press or news
media without his or her express consent nor shall his or her home address or
photograph be given to the press or news media without his or her express
consent.
e. The complete questioning of an employee under investigation may be
recorded. If the City records the questioning, the employees shall be provided
a copy of the tape upon request. The employee being interrogated shall have
the right to bring his or her own recording device and record the questioning.
If the employee exercises this right, the City shall be provided a copy of the
tape upon request.
f. Employees who have criminal charges pending regarding an incident under
investigation may assert their constitutional rights during the investigation.
Nevertheless, any employee refusing to cooperate in an investigation is
subject to disciplinary action including termination.
g. Employees shall be informed of their right to have a representative present
during questioning which may reasonably lead to punitive disciplinary action.
A reasonable time to obtain the representative shall be given to the employee.
The representative shall not be a person subject to the same investigation. The
representative shall not be required to disclose, nor be subject to any punitive
action for refusing to disclose, any information received from the employee
under investigation.
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h. In accordance with State Law, no employee shall be compelled to submit to a
lie detector test against his or her will. No disciplinary action or other
recrimination shall be taken against an employee refusing to submit to a lie
detector rest, nor shall any comment be entered anywhere in the investigator’s
notes or anywhere else that the employee refused to take, or did not take, a lie
detector test, nor shall any testimony or evidence be admissible at a
subsequent hearing, trial, or proceeding, judicial or administrative, to the
effect that the employee refused to take, or was subjected to, a lie detector
test. For the purpose of this section, “lie detector” means polygraph,
deceptograph, voice stress analyzer, psychological stress analyzer, or any
other similar device, whether mechanical or electrical, that is used, or the
results of which are used, for the purpose of rendering a diagnostic opinion
regarding the honesty or dishonesty of an individual.
i. No employee shall have his/her assigned locker searched except 1) in his/her
presence, or 2) with his/her consent, or 3) where he/she has been notified that
a search will be conducted and has failed to respond within a reasonable
timeframe, or notwithstanding the above, 4) when a valid search warrant has
been obtained.
C. POST INVESTIGATION/PRE-DISCIPLINE PROCEDURE
1. Upon the conclusion of an investigation, those conducting the investigation shall forward
the complete investigation to the Fire Chief who in consultation with the Human Resource
Director shall determine the level of discipline that is most appropriate. The following
constitutes the levels of progressive discipline:
Non-punitive Corrective Action
(a) Oral counseling;
(b) Oral reprimand with written documentation;
(c) Notice to Correct – 1 year in file;
(d) Transfer (within the Department) for the good of the Department (i.e. safety,
cohesion).
Punitive Discipline
(e) Official Reprimand – permanent;
(f) Suspension/Reduction in compensation;
(g) Transfer (within the Department) for purposes of punishment;
(h) Demotion;
(i) Termination.
Note: Deviations from progressive discipline may occur whenever the circumstances warrant
that one or more steps in the progressive disciplinary process be skipped. For example,
suspension or termination may occur as the first level of discipline in appropriate circumstances.
2. Disciplinary action will be handled as outlined in 2.36.330 of the Personnel Rules and
Regulations
3. Corrective action is final.
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D. POST-DISCIPLINE APPEAL RIGHTS
The Post-Discipline procedures will be in accordance with, Sections 2.36.340 and 2.36.350 of
the Personnel Rules and Regulations except, however, for employees represented by SLOFA,
Local 3523, Section 2.36.340, C shall be modified to provide that appeals of disciplinary
suspensions of two days or less shall have at the employee’s request the right of appeal to either
the City Manager or to the Personnel Board, provided the appeal to the Personnel Board is
supported in advance by the Executive Board of SLOFA, Local 3523. Appeals of discipline in
excess of two days shall be made to a hearing officer as set forth in section 2.36.340 B. Appeals
to the Personnel Board will be heard in accordance with Personnel Rules and Regulations
Section 2.36.350 – Disciplinary action – Hearings.
Note: If the provisions of Sections 2.36.340C in the future are modified to reduce the threshold
for suspensions to the City Manager or to alter the appeal process applicable to members of
SLOPOA, the same provisions will be extended to SLOFA, Local 3523.
E. PERSONNEL FILE
The employee must be given the opportunity to review and sign any document adverse to his/her
interests prior to its placement in his/her personnel file.
At reasonable times and at reasonable intervals, upon the request of an employee, during usual
business hours and with 24-hour notice, with no loss of compensation to the employee, permit
that employee to inspect their personnel files that are used to have been used to determine that
employee’s qualifications for employment.
If, after examination of the employee’s personnel file, the employee believes that any portion of
the material is inappropriately or mistakenly placed in the file, the employee may request, in
writing to the Human Resource Director, that the inaccurate or inappropriate portion be corrected
or deleted. Any request made pursuant to this subdivision shall include a statement by the
employee describing the corrections or deletions from the personnel file requested and the
reasons supporting those corrections or deletions. At the employee’s request, the Human
Resources Director shall hold an informal hearing to determine the final disposition of any
documents in dispute pursuant to this section. At the hearing, the employee and City appointing
authority may present evidence and argument in support of their respective positions. The
Human Resource Director’s decision as to the disposition of the request is final with no further
administrative appeal.
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ARTICLE 476
FULL AGREEMENT
It is understood this Agreement represents a complete and final understanding on all negotiable
issues between the City and the Union. This Agreement supersedes all previous Memoranda of
Understanding or Memoranda of Agreement between the City and the Union except as
specifically referred to in this Agreement. During the life of this Memorandum of Agree ment,
should either party desire to modify its terms or to meet and confer with respect to matters within
the scope of representation, such party shall request in writing to meet and confer on such
item(s), which item(s) shall be specified in writing. During the life of this Memorandum of
Agreement, either party may refuse such a request without explanation, and no unilateral action
may be taken on the matter within the scope of representation during the term of this agreement.
Should the City wish to take action on a matter which relates primarily to matters not within the
scope of representation, but impacts matters within the scope of representation, it shall provide
notice to the Union and afford the opportunity to meet and confer on the impact of its
decision(s). If a conflict arises between the MOA and General Operations or any other policy
and procedure, the MOA shall prevail.
Should the City propose to consolidate, merge, and/or contract out the Fire Service function, it
will give notice to the Union and meet and confer on any aspects of the proposal which fall
within the scope of representation.
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ARTICLE 487
SAVINGS CLAUSE
If any provision of this Agreement should be held invalid by operation of law or by any court of
competent jurisdiction, or if compliance with or enforcement of any provision should be
restrained by any tribunal, the remainder of this Agreement shall not be affected thereby, and the
parties shall enter into a meet and confer session for the sole purpose of arriving at a mut ually
satisfactory replacement for such provision within thirty (30) day work period. If no Agreement
has been reached, the parties agree to invoke the provision of impasse under City Resolution
6620.
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ARTICLE 498
RENEGOTIATIONS
Pursuant to Resolution No. 6287, (1989 Series): If either party wishes to make changes to this
agreement, that party shall serve upon the other its written request to negotiate as well as its
initial proposals for an amended Agreement. Such notice and proposals must be submitted to the
other party by September 1, 2017. If notice is properly and timely given, negotiations shall
commence no later than October 1, 2017.
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ARTICLE 5049
AUTHORIZED AGENTS
For the purpose of administering the terms and provisions of this Agreement:
A. Local 3523’s principal authorized agent shall be the President (address: 2160 Santa
Barbara Avenue, San Luis Obispo, California 93401; telephone: (805) 550-5020).
B. Management's principal authorized agent shall be the Human Resources Director or
his/her duly authorized representative (address: 990 Palm Street, San Luis Obispo,
California 93401; telephone: (805) 781-7250).
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ARTICLE 510
TERM OF AGREEMENT
This Agreement shall become effective as of January 1, 2016 and continue in full force and
effect until expiration at midnight, December 31, 2017.
SIGNATURES
1. Classifications covered by this Agreement and included within this unit are shown in
Appendix "A".
2. This Agreement does not apply to Temporary Employees or Part-time employees. This
Agreement was effectiveexecuted on October 18, 2016, by the following parties.
CITY OF SAN LUIS OBISPO INTERNATIONAL ASSOCIATION OF
FIREFIGHTERS, LOCAL 3523
_______________________________ ________________________________
Richard C. Bolanos, Chief Negotiator Tony Spitaleri, Chief Negotiator
_______________________________ _________________________________
Monica Irons, Human Resources Director Mike King, Local 3523 Representative
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APPENDIX A
CLASSIFICATION
CLASSIFICATION CODE SALARY RANGE
Firefighter 6040 612
Fire Engineer 6020 615
Fire Vehicle Mechanic 6030 616
Hazardous Materials Coordinator 6165 617
Fire Captain 6010 621
Fire Inspector I 6198 626
Fire Inspector II 6200 630
Fire Inspector III 6202 633
Fire Battalion Chief 5010 505
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APPENDIX B
WORK SCHEDULE ILLUSTRATION
The City affirmatively restates its intent to apply the 7(k) exemption under the Federal Labor
Standards Act (FLSA) to this work schedule. For purposes of illustration only, the shift schedule
pattern for employees working a fifty-six (56) hour work week consists of eight (8) twenty-four
(24) hour on-duty periods within a twenty-four (24) day cycle which is worked in accordance
with the following chart:
X = 24-hour on-duty period
O = 24-hour off-duty period
SCHEDULE: XXOOOOXXOOOOXXOOOOXXOOOO
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APPENDIX C
EMPLOYEE RESPONSIBILITIES AND BENEFITS - SICK LEAVE
Sick leave is governed by Section 2.36.420 of the Municipal Code and reads as follows:
2.36.420
Employee responsibilities and benefits - Sick leave.
A. Sick Leave Defined. "Sick leave" shall be defined as follows:
1.Absence from duty because of illness or off-the-job injury, or exposure to
contagious diseases as evidence by certification from an accepted medical
authority;
2.At each employee's option, absence from duty due to the death of a member of the
"employee's immediate family," meaning spouse, registered domestic partner,
child, brother, sister, parent, parent-in-law, step-parent, step-brother, step-sister,
or any other relative living in the same household, provided such leave as defined
in this subsection shall not exceed five working days (40 hours for non-shift
personnel, 56 hours for shift personnel) from each incident. The employee may
be required to submit proof of relative's death before being granted sick leave pay;
3.An employee whose memorandum of understanding incorporates a provision for
"family leave" may use sick leave not to exceed three days (24 hours for non-shift
personnel, 33.6 hours for shift personnel) per year if required to be away from
his/her job to personally care for a member of the employee's immediate family as
defined in this subsection.
B. Rules Governing Sick Leave.
1.Each incumbent of a line-item position shall accrue sick leave with pay at the rate
of twelve days (96 hours) or the shift equivalent (134.4 hours) per year of
continuous service since the benefit date.
2.Sick leave may be used after the completion of the month of service in which it
was earned.
3.Sick leave shall begin with the first day of illness.
4.Department heads shall be responsible to the City Manager for the uses of sick
leave in their departments.
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Packet Pg. 306 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
76
5.A department head shall require written proof of illness from an authorized
medical authority at the employee's expense for sick leave use in excess of five
consecutive working days by personnel in his/her department. Such proof may be
required for periods of less than five consecutive working days where there exists
indication of abuse.
6.Any employee who is absent because of sickness or other physical disability shall
notify his/her immediate supervisor or department head as soon as possible but in
any event during the first day of absence. Any employee who fails to comply
with this provision without having a valid reason will be placed on leave of
absence without pay during the unexcused absence and be subject to disciplinary
action in accordance with procedures established by this chapter.
7.Any employee absent for an extended illness or other physical disability may be
required by the Human Resources director to have an examination by the city's
medical examiner at city expense prior to reinstatement to the city service.
8.An appointing authority, subject to approval of the Human Resources director,
may require any employee to be medically examined where reasonable cause
exists to believe that an employee has a medical condition which impairs his/her
job effectiveness or may endanger the health, safety or welfare of the employee,
other employees or the public. Employees who are judged to be physically
incapable of meeting normal requirements of their positions may be placed in a
classification of work for which they are suitable when a vacancy exists, or may
be separated for physical disability.
9.In the event that an employee's sick leave benefits become exhausted due to
illness or exposure to contagious disease, the employee shall revert to a status of
leave of absence without pay and be subject to the provisions of Section 2.36.460.
10.The right to benefits under the sick leave plan shall continue only during the
period that the employee is employed by the city. This plan shall not give any
employee the right to be retained in the services of the city, or any right of claim
to sickness disability benefits after separation from the service of the city. When
an employee receives compensation under the Worker's Compensation Act of
California, such compensation received shall be considered part of the salary to be
paid to the employee eligible for such payments as required by state law. The
amount paid by the city shall be the difference between the amount received by
the employee from the city's compensation insurance coverage and the eligible
employee's regular rate of pay.
11.Notwithstanding anything contained in this section, no employee shall be entitled
to receive any payment or other compensation from the city while absent from
duty by reason of injuries or disability received as a result of engaging in
employment other than employment by the city for monetary gain or other
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Packet Pg. 307 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
77
compensation, or by reason of engaging in business or activity for monetary or
other compensation other than business or activity connected with his/her city
employment.
12.A public safety employee shall not receive sick leave payments while receiving
Worker's Compensation payments.
13.Accumulation of sick leave days shall be unlimited. (Prior code 2708.5)
10.b
Packet Pg. 308 Attachment: b - Exhibit A Fire MOU 2016 to 2017 Corrected Draft (1500 : Correction to FIRE MOA)
Salary Range Listing - January 1, 2016 - December 31, 2017
JULY 2016
Title Class Schedule Bargaining
Unit
Biweekly
Step 1
Biweekly
Step 2
Biweekly
Step 3
Biweekly
Step 4
Biweekly
Step 5
Biweekly
Step 6
FIRE BATTALION CHIEF 5010 505 FFA 4,009.00$ 4,220.00$ 4,442.00$ 4,676.00$ 4,922.00$ 5,181.00$
FIRE CAPTAIN 6010 621 FFA 3,128.00$ 3,293.00$ 3,466.00$ 3,648.00$ 3,840.00$ x
FIRE ENGINEER 6020 615 FFA 2,677.00$ 2,818.00$ 2,966.00$ 3,122.00$ 3,286.00$ x
FIRE INSPECTOR I 6198 626 FFA 2,250.00$ 2,368.00$ 2,493.00$ 2,624.00$ 2,762.00$ x
FIRE INSPECTOR II 6200 630 FFA 2,496.00$ 2,627.00$ 2,765.00$ 2,910.00$ 3,063.00$ x
FIRE INSPECTOR III 6202 633 FFA 2,697.00$ 2,839.00$ 2,988.00$ 3,145.00$ 3,310.00$ x
FIRE VEHICLE MECHANIC 6030 616 FFA 2,743.00$ 2,887.00$ 3,039.00$ 3,199.00$ 3,367.00$ x
FIREFIGHTER 6040 612 FFA 2,224.00$ 2,471.00$ 2,601.00$ 2,738.00$ 2,882.00$ 3,034.00$
HAZARDOUS MATERIALS COORD 6165 617 FFA 3,224.00$ 3,394.00$ 3,573.00$ 3,761.00$ 3,959.00$ x
UPON COUNCIL ADOPTION
Title Class Schedule Bargaining
Unit
Biweekly
Step 1
Biweekly
Step 2
Biweekly
Step 3
Biweekly
Step 4
Biweekly
Step 5
Biweekly
Step 6
FIRE BATTALION CHIEF 5010 505 FFA 4,090.00$ 4,305.00$ 4,532.00$ 4,770.00$ 5,021.00$ 5,285.00$
FIRE CAPTAIN 6010 621 FFA 3,190.00$ 3,358.00$ 3,535.00$ 3,721.00$ 3,917.00$ x
FIRE ENGINEER 6020 615 FFA 2,730.00$ 2,874.00$ 3,025.00$ 3,184.00$ 3,352.00$ x
FIRE INSPECTOR I 6198 626 FFA 2,294.00$ 2,415.00$ 2,542.00$ 2,676.00$ 2,817.00$ x
FIRE INSPECTOR II 6200 630 FFA 2,545.00$ 2,679.00$ 2,820.00$ 2,968.00$ 3,124.00$ x
FIRE INSPECTOR III 6202 633 FFA 2,750.00$ 2,895.00$ 3,047.00$ 3,207.00$ 3,376.00$ x
FIRE VEHICLE MECHANIC 6030 616 FFA 2,797.00$ 2,944.00$ 3,099.00$ 3,262.00$ 3,434.00$ x
FIREFIGHTER 6040 612 FFA 2,268.00$ 2,520.00$ 2,653.00$ 2,793.00$ 2,940.00$ 3,095.00$
HAZARDOUS MATERIALS COORD 6165 617 FFA 3,289.00$ 3,462.00$ 3,644.00$ 3,836.00$ 4,038.00$ x
JANUARY 2017
Title Class Schedule Bargaining
Unit
Biweekly
Step 1
Biweekly
Step 2
Biweekly
Step 3
Biweekly
Step 4
Biweekly
Step 5
Biweekly
Step 6
FIRE BATTALION CHIEF 5010 505 FFA 4,171.00$ 4,391.00$ 4,622.00$ 4,865.00$ 5,121.00$ 5,391.00$
FIRE CAPTAIN 6010 621 FFA 3,254.00$ 3,425.00$ 3,605.00$ 3,795.00$ 3,995.00$ x
FIRE ENGINEER 6020 615 FFA 2,785.00$ 2,932.00$ 3,086.00$ 3,248.00$ 3,419.00$ x
FIRE INSPECTOR I 6198 626 FFA 2,340.00$ 2,463.00$ 2,593.00$ 2,729.00$ 2,873.00$ x
FIRE INSPECTOR II 6200 630 FFA 2,595.00$ 2,732.00$ 2,876.00$ 3,027.00$ 3,186.00$ x
FIRE INSPECTOR III 6202 633 FFA 2,805.00$ 2,953.00$ 3,108.00$ 3,272.00$ 3,444.00$ x
FIRE VEHICLE MECHANIC 6030 616 FFA 2,854.00$ 3,004.00$ 3,162.00$ 3,328.00$ 3,503.00$ x
FIREFIGHTER 6040 612 FFA 2,315.00$ 2,572.00$ 2,707.00$ 2,849.00$ 2,999.00$ 3,157.00$
HAZARDOUS MATERIALS COORD 6165 617 FFA 3,354.00$ 3,531.00$ 3,717.00$ 3,913.00$ 4,119.00$ x
JULY 2017
Title Class Schedule Bargaining
Unit
Biweekly
Step 1
Biweekly
Step 2
Biweekly
Step 3
Biweekly
Step 4
Biweekly
Step 5
Biweekly
Step 6
FIRE BATTALION CHIEF 5010 505 FFA 4,255.00$ 4,479.00$ 4,715.00$ 4,963.00$ 5,224.00$ 5,499.00$
FIRE CAPTAIN 6010 621 FFA 3,318.00$ 3,493.00$ 3,677.00$ 3,871.00$ 4,075.00$ x
FIRE ENGINEER 6020 615 FFA 2,841.00$ 2,990.00$ 3,147.00$ 3,313.00$ 3,487.00$ x
FIRE INSPECTOR I 6198 626 FFA 2,387.00$ 2,513.00$ 2,645.00$ 2,784.00$ 2,930.00$ x
FIRE INSPECTOR II 6200 630 FFA 2,648.00$ 2,787.00$ 2,934.00$ 3,088.00$ 3,250.00$ x
FIRE INSPECTOR III 6202 633 FFA 2,861.00$ 3,012.00$ 3,170.00$ 3,337.00$ 3,513.00$ x
FIRE VEHICLE MECHANIC 6030 616 FFA 2,910.00$ 3,063.00$ 3,224.00$ 3,394.00$ 3,573.00$ x
FIREFIGHTER 6040 612 FFA 2,361.00$ 2,623.00$ 2,761.00$ 2,906.00$ 3,059.00$ 3,220.00$
HAZARDOUS MATERIALS COORD 6165 617 FFA 3,421.00$ 3,601.00$ 3,791.00$ 3,991.00$ 4,201.00$ x
Summary of Changes: 3% Market Equity Adjustment
Summary of Changes: 2% COLA
Summary of Changes: 2% COLA
Summary of Changes: 2% Market Equity Adjustment
Appendix D
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Page intentionally left
blank.
Meeting Date: 11/15/2016
FROM: Daryl Grigsby, Director of Public Works
Prepared By: Dan Van Beveren, Senior Civil Engineer
SUBJECT: SINSHEIMER PARK PLAYGROUND RENOVATION, SPECIFICATION NO.
90650
RECOMMENDATION
Award a contract to JJ Fisher, Inc. in the amount of $623,424 for the Sinsheimer Park Playground
Renovation project, Specification No. 90650A.
DISCUSSION
The Sinsheimer Park Playground Renovation project, Specification No. 90650A, includes the
replacement of playground equipment at Sinsheimer Park. On June 14, 2016, the City Council
approved the project for advertising, and authorized the City Manager to award a contract if the
lowest bid was less than the Engineer’s Estimate of $529,700 (Attachment A).
On July 26, 2016, bids were opened for the Sinsheimer Park Playground Renovation project,
Specification No. 90650. The lowest bid was submitted by Aghapy Group, Inc. in the amount of
$521,066, and a contract was awarded by the City Manager on August 3, 2016. Concerns
regarding this contractor’s ability to perform became apparent as the project’s construction was
about to begin at which point the City elected to terminate the contract and to rebid the project.
The project was re-advertised on October 8, 2016, with the same project scope approved by
Council and with a new Specification No. 90650A.
On October 20, 2016, bids were opened for the Sinsheimer Park Playground Renovation project,
Specification No. 90650A. The lowest responsible bid was submitted by JJ Fisher Construction,
Inc. in the amount of $623,424, which is higher than the engineers estimate of $529,700.
The higher than expected bid amount can be attributed to the ongoing increase in construction
activity, and the high demand for construction contractors at this time. This trend continues to be
observed within the construction industry resulting in increasing construction costs.
CONCURRENCES
The recommended action has the concurrence of the Parks & Recreation Department as well as
the office of the City Attorney.
This project was approved by the Parks and Recreation Commission at its April 1, 2015 meeting.
ENVIRONMENTAL REVIEW
The Community Development Department granted this project a Categorical Exemption
11
Packet Pg. 310
pursuant to Section 15302 of the CEQA Guidelines (Replacement or Reconstruction of Existing
Facilities), and filed a Notice of Exemption.
FISCAL IMPACT
The current balance available in the project account is $790,583. This amount is sufficient to
support the staff recommendation. The project account balance reflects a recent successful grant
application which added $282,650 of grant funding to the project budget.
The construction budget and costs are shown below:
Construction Costs:
Contract Amount: $623,424
Soils Compaction Testing/Materials Testing: $7,500
Restroom Modifications: $15,000
Contingencies: $100,000
Total: $745,924
ALTERNATIVES
Deny approval to award. The City Council could choose to deny or defer the approval to award
this project. Staff does not recommend this option. Construction, material and labor costs will
likely continue to rise and additional funds will be required.
Attachments:
a - 90650A Bid Results
b - Council Agenda Report Approving the Project
c - Contractor Agreement
11
Packet Pg. 311
Item #Item Description QuantityUnit of Measure Unit Price Item TotalUnit Price Item TotalUnit Price Item TotalUnit Price Item TotalUnit Price Item Total1 WATER POLLUTION CONTROL 1 LS$2,155.00 $2,155.00 $5,000.00 $5,000.00 $3,115.00 $3,115.00 $5,000.00 $5,000.00 $10,000.00 $10,000.00 2 CONSTRUCTION FENCING 1 LS$3,203.00 $3,203.00 $2,800.00 $2,800.00 $3,910.00 $3,910.00 $6,000.00 $6,000.00 $6,000.00 $6,000.00 3 PLAY EQUIPMENT HANDLING & STORAGE 1 LS$2,363.00 $2,363.00 $1,500.00 $1,500.00 $2,990.00 $2,990.00 $6,000.00 $6,000.00 $5,000.00 $5,000.00 4 DEMOLITION 1 LS$59,158.00 $59,158.00 $105,000.00 $105,000.00 $47,000.00 $47,000.00 $35,000.00 $35,000.00 $110,000.00 $110,000.00 5 SALVAGE LION HEAD FOUNTAIN 1 LS$1,144.00 $1,144.00 $950.00 $950.00 $656.00 $656.00 $500.00 $500.00 $1,100.00 $1,100.00 6 RELOCATE VOLLEYBALL POSTS 1 LS$2,266.00 $2,266.00 $1,350.00 $1,350.00 $2,115.00 $2,115.00 $3,500.00 $3,500.00 $2,800.00 $2,800.00 7 RELOCATE/RESET BBQ GRILL 3 EA$681.00 $2,043.00 $550.00 $1,650.00 $200.00 $600.00 $750.00 $2,250.00 $925.00 $2,775.00 8 CLEAR & GRUB 1 LS$9,172.00 $9,172.00 $7,500.00 $7,500.00 $14,000.00 $14,000.00 $9,000.00 $9,000.00 $15,000.00 $15,000.00 9 REMOVE PLAY SAND 1 LS$8,629.00 $8,629.00 $8,400.00 $8,400.00 $9,140.00 $9,140.00 $4,500.00 $4,500.00 $9,700.00 $9,700.00 10 EARTHWORK 1 LS$71,441.00 $71,441.00 $34,500.00 $34,500.00 $64,500.00 $64,500.00 $72,000.00 $72,000.00 $103,000.00 $103,000.00 11 IMPORT BORROW (FILL) 60 CY$58.45 $3,507.00 $36.00 $2,160.00 $58.00 $3,480.00 $125.00 $7,500.00 $30.00 $1,800.00 12 ROCK EXCAVATION 80 CY$112.00 $8,960.00 $70.00 $5,600.00 $125.00 $10,000.00 $70.00 $5,600.00 $17.00 $1,360.00 13 CONCRETE CONTAINMENT CURB 530 LF$38.50 $20,405.00 $47.00 $24,910.00 $46.10 $24,433.00 $75.00 $39,750.00 $84.00 $44,520.00 14 CONCRETE ACCESS RAMP 150 SQFT$26.50 $3,975.00 $32.00 $4,800.00 $34.30 $5,145.00 $55.00 $8,250.00 $26.00 $3,900.00 15 CONCRETE RETAINING CURB 180 LF$48.30 $8,694.00 $61.00 $10,980.00 $55.50 $9,990.00 $100.00 $18,000.00 $64.00 $11,520.00 16 CONCRETE HEADER 85 LF$45.80 $3,893.00 $55.00 $4,675.00 $48.50 $4,122.50 $85.00 $7,225.00 $35.00 $2,975.00 17 CONCRETE VOLLEYBALL CURB 125 LF$52.00 $6,500.00 $78.00 $9,750.00 $61.55 $7,693.75 $85.00 $10,625.00 $63.00 $7,875.00 18 CONCRETE FLATWORK/WALKWAYS ‐ 4" 4160 SQFT$8.30 $34,528.00 $10.50 $43,680.00 $10.00 $41,600.00 $25.00 $104,000.00 $11.00 $45,760.00 19 CONCRETE FLATWORK/VEHICULAR ‐ 5" 2520 SQFT$9.30 $23,436.00 $16.40 $41,328.00 $12.00 $30,240.00 $19.00 $47,880.00 $17.00 $42,840.00 20 CONCRETE WALL & FOUNDATION ‐ 30 LF$385.40 $11,562.00 $380.00 $11,400.00 $402.00 $12,060.00 $500.00 $15,000.00 $800.00 $24,000.00 21 CONCRETE STEPS WITH CHEEK WALL 110 SQFT$64.00 $7,040.00 $65.00 $7,150.00 $71.50 $7,865.00 $100.00 $11,000.00 $96.00 $10,560.00 22 STAIR WAY HANDRAILS ‐ PIPE METAL 1LS$1,140.00 $1,140.00 $4,050.00 $4,050.00 $2,840.00 $2,840.00 $7,000.00 $7,000.00 $11,000.00 $11,000.00 23 (F) CRUSHED GRAVEL ‐ PLAY AREA 155 CY$95.00 $14,725.00 $150.00 $23,250.00 $131.40 $20,367.00 $90.00 $13,950.00 $134.00 $20,770.00 24 SOLID PVC DRAIN 121 LF$50.00 $6,050.00 $30.00 $3,630.00 $49.75 $6,019.75 $40.00 $4,840.00 $37.00 $4,477.00 25 (S) INSTALL 2‐5 PLAY STRUCTURE (CITY 1LS$5,814.00 $5,814.00 $5,800.00 $5,800.00 $5,950.00 $5,950.00 $6,700.00 $6,700.00 $5,500.00 $5,500.00 26 (S) INSTALL ANIMAL/MAGIC BALL PLAY 1LS$342.00 $342.00 $330.00 $330.00 $350.00 $350.00 $400.00 $400.00 $325.00 $325.00 27 (S) INSTALL TOT SWING (CITY FURNISHED) 1 LS$1,083.00 $1,083.00 $1,050.00 $1,050.00 $1,110.00 $1,110.00 $1,200.00 $1,200.00 $1,050.00 $1,050.00 28 (S) INSTALL SKI SLIDE TOT EMBANKMENT 1LS$1,083.00 $1,083.00 $1,050.00 $1,050.00 $1,110.00 $1,110.00 $1,200.00 $1,200.00 $1,050.00 $1,050.00 29 (S) INSTALL 5‐12 PLAY STRUCTURE‐ MEGA 1LS$27,360.00 $27,360.00 $26,600.00 $26,600.00 $28,000.00 $28,000.00 $32,000.00 $32,000.00 $26,000.00 $26,000.00 30 (S) INSTALL FREE RIDER (CITY FURNISHED) 1 LS$1,026.00 $1,026.00 $1,000.00 $1,000.00 $1,050.00 $1,050.00 $1,200.00 $1,200.00 $970.00 $970.00 31 (S) INSTALL MANTIS ZIPLINE (CITY 1LS$3,648.00 $3,648.00 $3,550.00 $3,550.00 $3,730.00 $3,730.00 $4,200.00 $4,200.00 $3,500.00 $3,500.00 32 (S) INSTALL 14’ EMBANKMENT SLIDES (CITY 2EA$2,850.00 $5,700.00 $2,775.00 $5,550.00 $2,916.00 $5,832.00 $3,400.00 $6,800.00 $2,700.00 $5,400.00 33 ENGINEERED WOOD FIBER (EWF) 8410 SQFT$3.00 $25,230.00 $2.50 $21,025.00 $2.80 $23,548.00 $3.00 $25,230.00 $2.30 $19,343.00 34 WEAR MATS 8 EA$57.00 $456.00 $210.00 $1,680.00 $247.00 $1,976.00 $300.00 $2,400.00 $200.00 $1,600.00 35 (S) POURED‐IN‐PLACE RUBBER SURFACING 565 SQFT$36.50 $20,622.50 $37.00 $20,905.00 $38.30 $21,639.50 $40.00 $22,600.00 $27.00 $15,255.00 36 (S) POURED‐IN‐PLACE RUBBER SURFACING 930 SQFT$39.50 $36,735.00 $37.00 $34,410.00 $37.30 $34,689.00 $44.00 $40,920.00 $37.00 $34,410.00 37 (S) SYNTHETIC GRASS 1155 SQFT$12.00 $13,860.00 $12.00 $13,860.00 $13.40 $15,477.00 $12.00 $13,860.00 $15.00 $17,325.00 38 (S) INSTALL LOOP BIKE RACK CLIMBING 12 EA$268.00 $3,216.00 $250.00 $3,000.00 $275.00 $3,300.00 $320.00 $3,840.00 $260.00 $3,120.00 39 BENCH 6 EA$1,870.00 $11,220.00 $1,750.00 $10,500.00 $1,680.00 $10,080.00 $550.00 $3,300.00 $1,900.00 $11,400.00 40 TRASH RECEPTACLE 6 EA$1,516.00 $9,096.00 $1,450.00 $8,700.00 $1,550.00 $9,300.00 $500.00 $3,000.00 $1,700.00 $10,200.00 41 ADA PICNIC TABLE 5 EA$2,908.00 $14,540.00 $2,650.00 $13,250.00 $3,120.00 $15,600.00 $800.00 $4,000.00 $3,300.00 $16,500.00 42 PICNIC TABLE (NON‐ADA) 1 EA$3,760.00 $3,760.00 $3,250.00 $3,250.00 $3,440.00 $3,440.00 $800.00 $800.00 $3,300.00 $3,300.00 43 (S) IRRIGATION 1 LS$35,553.00 $35,553.00 $33,700.00 $33,700.00 $36,400.00 $36,400.00 $20,000.00 $20,000.00 $37,100.00 $37,100.00 44 (S)TREES ‐ 36" BOX 13 EA$1,277.00 $16,601.00 $1,190.00 $15,470.00 $1,306.00 $16,978.00 $1,600.00 $20,800.00 $810.00 $10,530.00 45 (S) SHRUBS ‐ 5 GALLON 158 EA$46.75 $7,386.50 $43.00 $6,794.00 $48.00 $7,584.00 $55.00 $8,690.00 $27.00 $4,266.00 46 (S) SHRUBS – 1 GALLON 17 EA$35.50 $603.50 $32.00 $544.00 $36.00 $612.00 $20.00 $340.00 $11.00 $187.00 47 (S) SOD 1 LS$26,220.00 $26,220.00 $25,530.00 $25,530.00 $26,850.00 $26,850.00 $14,000.00 $14,000.00 $19,000.00 $19,000.00 48 (S) EROSION CONTROL SEED MIX 1 LS$1,824.00 $1,824.00 $1,775.00 $1,775.00 $1,870.00 $1,870.00 $700.00 $700.00 $3,800.00 $3,800.00 49 MULCH ‐ PLANTED AREAS 6760 SQFT$2.30 $15,548.00 $2.25 $15,210.00 $2.35 $15,886.00 $0.75 $5,070.00 $1.00 $6,760.00 50 MULCH – REDWOOD AREA (CITY 4450 SQFT$1.15 $5,117.50 $1.00 $4,450.00 $1.20 $5,340.00 $0.60 $2,670.00 $0.50 $2,225.00 51 LANDSCAPE BOULDERS ‐ SIZE A4EA$527.00 $2,108.00 $525.00 $2,100.00 $1,060.00 $4,240.00 $550.00 $2,200.00 $250.00 $1,000.00 52 LANDSCAPE BOULDERS ‐ SIZE B9EA$538.00 $4,842.00 $475.00 $4,275.00 $1,730.00 $15,570.00 $570.00 $5,130.00 $340.00 $3,060.00 53 90 DAY MAINTENANCE 3 MTH$2,280.00 $6,840.00 $2,200.00 $6,600.00 $2,300.00 $6,900.00 $700.00 $2,100.00 $1,000.00 $3,000.00 $623,424.00 $657,971.00 $658,293.50 $699,720.00 $765,908.00 Total Bid AmountSINSHEIMER PARK PLAYGROUND RENOVATION, Specification No. 90650ABid Opening: 10/20/16* marks an allowanceJJ Fisher Construction inc. Sansone Company Inc S Chaves Construction Raminha Construction R. Burke Corp11.a
Packet Pg. 312 Attachment: a - 90650A Bid Results (1508 : Sinsheimer Park Playground Renovation)
Meeting Date: 6/14/2016
FROM: Daryl Grigsby, Director of Public Works
Prepared By: Dan Van Beveren, Senior Civil Engineer
SUBJECT: SINSHEIMER PARK PLAYGROUND; SPECIFICATION NO. 90650
RECOMMENDATIONS
1. As recommended by the Parks and Recreation Commission, approve plans and specifications
for the Sinsheimer Park Playground Project (Project), Specification No. 90650; and
2. Authorize staff to advertise for construction bids and authorize the City Manager to award a
contract if the lowest responsible bid is less than the Engineer’s Estimate of $529,700; and
3. Authorize the transfer of funds from the following accounts to the project’s construction
phase account:
a. $184,923 from the Play Equipment Replacement Master Account (91103)
b. $322,023 from the Playground Equipment 13-14 Account (91246)
c. $161,672 from the Santa Rosa Skate Park Account (90752)
d. $62,889 from the Completed Projects General Fund Account
4. Approve a California Multiple Award Schedule (CMAS) agreement purchase with Miracle
Recreation Equipment Company in an amount not-to-exceed $165,000 for the purchase of
play equipment for the Sinsheimer Park Playground project and authorize the Finance
Director to execute a purchase order following the bid opening; and
5. Approve a purchase with Columbia Cascade Company in an amount not to exceed $25,000
for the purchase of two embankment slides.
DISCUSSION
Background
Sinsheimer Park is a popular community park, providing facilities which attract users from
throughout the city and county. The majority of the park, as we know it today, was developed in
the 1970’s and 80’s. The playground sits at the heart of the park, and is surrounded by the
baseball stadium, softball fields, tennis and volley ball courts, group barbeque areas, and is
bordered by Sinsheimer Elementary School to the east. The existing play equipment was
installed in 1993, and needs to be brought up to current California playground regulations.
Additionally, the pathway that serves the split level play areas is steeply graded, damaged, and
irregular due to age and tree root intrusion. The irrigation system is non-functioning and
landscaping has all but vanished. In general, the play area and surrounding turf and landscaped
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areas are due for renovation.
Playground renovation plans and specifications (available for review in the Council Reading
File) have been prepared, and the project is ready for bid solicitation. As in past playground
projects, it is recommended that the play equipment be purchased by the City and provided to the
Contractor for installation on the project. This enables the City to take advantage of cooperative
purchasing discounts and also speed up construction, since the contractor will not have to wait
for materials to arrive.
Design and Public Engagement Process
The Project’s public design process included two community workshops and three Parks and
Recreation Commission meetings. Attachment B, Parks and Recreation staff report dated April
1, 2015, provides a more complete description of the playground renovation including play area
conceptual renderings and summary of the public engagement undertaken for this project.
Over 50 members of the public participated in a hands on exercise to identify park amenity
priorities on-site contemporaneous to a SLO Blues Game. Additionally children’s input was
received during a “kids only” session.
What came out of this public engagement is a proposed playground that provides a variety of
experiences in response to what kids want and will actually use. The topography of the site
offers some exciting opportunities for increased play using elements not present in the City’s
current playground inventory. The hill slides are anticipated to be widely popular and are
designed to increase creative play. Due to the elevation change being utilized in the park it will
also offer increased playground experience for those in wheelchairs – who will be able to roll to
a slide and come down.
In summary, the Project includes a complete playground area renovation and expansion
including new multi-level play equipment, protective surfacing, accessible walkways, picnic
tables, benches, new irrigation, trees and drought tolerant plant material. The new accessible
walkways will allow access to the upper play area as well as the second level of the play “tower”
structure and the hillside embankment slides.
Additional Scope of Work
Additional work items which were not part of the original scope are included in the playground
project, because they are necessary for Building Code compliance:
1. Pathway Reconstruction. Replacement and relocation of the root-damaged walkway
through the redwoods and re-grading and replacing the steep walkway to the upper level
play area with an accessible path. This work is necessary to comply with current
accessibility requirements for public spaces in the California Building Code, and will be
included in the playground replacement contract work. The estimated improvement costs
are $97,000.
2. Irrigation Redesign. Redesign and modification of the existing irrigation system to
accommodate the new play area and walkways and, bring the irrigation system into
compliance with local and state water saving mandates to optimize water usage. This
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work will be included in the playground replacement contract work. The estimated
irrigation costs are $28,000.
3. Restroom Upgrades to be Accessibility Compliance. The baseball stadium restrooms,
which serve the playground, will likewise require modifications to bring them into
compliance with California Building Code accessibility requirements. The restroom work
was not included in the playground project original scope of work. The Building Code
was modified after the playground was initially funded, and now requires the restroom
upgrades. Among other minor modifications, this restroom work will include adding an
accessible men’s urinal, lowering three toilets and relocating flush handles. The restroom
modifications will be performed under a separate contract with an estimated cost of
15,000.
These additional work items, together with the general increase in construction costs in the past
year, are reasons for the additional funds needed for the project as discussed in the Fiscal Impact
section.
Play Equipment Purchase
During the spring of 2012, play equipment manufacturers were selected via a Request for
Qualification (RFQ) process to provide equipment for use in City playground projects. On May
9, 2012, the City Manager approved on-call contracts, good for five years, with the following
manufacturers for the purchase of play equipment:
1. GameTime
2. Landscape Structures, Inc.
3. Miracle Recreation Equipment Company.
One criterion for selection was that the manufacturers participate in cooperative purchasing
programs such as the California Multiple Award Schedule (CMAS) and/or US Communities.
This requirement enables the City to purchase equipment and supplies at discounted prices. The
City has purchased play equipment via these programs since 2006 and staff recommends
continuing with this approach.
During the design phase for this project, play equipment designs were solicited from all three
manufacturers based on feedback from the first community workshop. Two designs that best
responded to the design intent were presented at the Parks and Recreation Commission meeting
on February 4, 2015, where they selected a preferred design. This design was presented at a 2nd
community workshop where participants were given an opportunity to refine the equipment by
selecting their preferred components. The final design was approved by the Parks and Recreation
Commission at its April 1, 2015 meeting and includes equipment from Miracle Recreation
Equipment Company, one of the approved play equipment vendors. Staff recommends
purchasing the play equipment (except for the embankment slides) through a CMAS agreement
and processing the purchase order for the procurement after bids are opened when award for
construction is imminent.
In addition to the play equipment purchase from Miracle, the project design also includes two
straight 14’ plastic embankment slides. After soliciting prices from each of the three on-call
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vendors, staff discovered that none of the three offer slides that meet the project requirements for
these embankment slides. A search of other play equipment vendors who offer embankment
slides resulted in only one company - Columbia Cascade Company of Oregon – that provides a
straight plastic 14’ embankment slide. Recommendation #5 in this report is for the purchase of
the two embankments slides from Columbia Cascade Company.
CONCURRENCES
The project was approved by the Parks and Recreation Commission at its April 1, 2015 meeting
Minutes of the meeting are included as part of Attachment B).
Sinsheimer Park is situated on property owned by San Luis Coastal Unified School District
District). Under the terms of the long term joint use agreement between the City and the District,
improvements to the park require input from the District’s Assistant Superintendent Ryan Pinkerton
who has provided the same.
ENVIRONMENTAL REVIEW
The Community Development Department granted this project a Categorical Exemption
pursuant to Section 15302 of the CEQA Guidelines (Replacement or Reconstruction of Existing
Facilities). A Notice of Exemption was filed through the Community Development Department.
FISCAL IMPACT
The 2013-15 Financial Plan, Capital Improvement Plan, Pages 3-395 to 3-399, Playground
Equipment Replacement identifies $310,000 of local revenue sales tax funds (then Measure Y) to
support the design, construction and construction management phases for the renovation of the
Sinsheimer Park Playground and also identifies the use of the remaining balances of the Play
Equipment Replacement master account and the Sinsheimer Equipment Replacement project
account. A total of $601,770 of playground budget is currently available to support this project.
The proposed budget and estimated project costs for the Sinsheimer Playground Renovation
project are shown below.
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Available Playground Budget:
Sinsheimer Playground (90650) construction phase balance $77,693
2009-11 Play Equip. Replacement (91103) account remaining balance $184,923
2013-15 Playground Equip. (91246) master account remaining balance (Meas Y)$322,023
584,639
Estimated Construction Costs:
Construction Estimate $529,700
Play Equip. Purchase - Miracle Recreation $165,000
Play Equip. Purchase - Columbia Cascade $25,000
Soils Compaction/Materials Testing $7,500
Construction Administration $15,000
Restroom modifications $15,000
Contingencies $52,000
Total Estimated Construcion $809,200
Shortage ($224,561)
Recommended Transfers
Transfer from completed Santa Rosa Skate Park Project (90752) (Meas Y)$161,672
Transfer from the General Fund Completed Projects Account (99899)$62,889
Total Transfers $224,561
As shown above, the estimated project costs total $809,200 which exceeds the available
playground budgets for the Sinsheimer Playground project. An additional $224,561 is required to
fully fund this project. These additional costs could be covered through the transfer of available
funds from the completed Santa Rosa Skate Park project which has an available General Fund
Measure Y balance of $161,672 and the transfer of $62,889 from the General Fund Completed
Projects account which has an available balance of $75,564.
If approved, a Budget Amendment Request will be prepared to transfer all remaining playground
master account funds, remaining Santa Rosa Park Play Equipment funds and recommended
transfers as reflected above to the Sinsheimer Playground project construction account.
Construction management and inspection will be handled by in-house staff.
Staff recommends approval to award a CMAS purchase agreement to Miracle Recreation in an
amount not-to-exceed the proposed budget of $165,000 and a sole source purchase to Columbia
Cascade Company in an amount not to exceed $25,000 for the purchases of play equipment for
Sinsheimer Playground Renovation project. Staff will execute the purchase orders following
construction contract award.
A contract for the restroom work will be approved under a separate action by the proper
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awarding authority with the appropriately licensed contractor once the scope of work and costs
are refined.
Potential Grant Opportunity
At the time of writing this report, staff has applied for a Housing Related Parks Program grant
opportunity offered through the state Department of Housing and Community Development for
this project. Early estimates indicate this grant could be as much as $287,000 due to the
proximity of Sinsheimer Park near qualifying housing tracts. Notification regarding the
distribution of these grant funds is expected to be released in June 2016. In the event the City is
awarded this grant for Sinsheimer Playground, any excess project funds will be returned to the
Playground Equipment Master Account and made available to other playground or park
maintenance Capital Improvement Plan projects.
Attachments:
13.a a - Location Map
13.b b - PRC 4-15-2015 Sinsheimer Playground Staff Report & Minutes
13.c c - Council Reading File - 90650 Plans
13.d d - Council Reading File - 90650 Special Provisions
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SinsheimerPark
PlaygroundRenovation
ProjectLocation
SINSHEIMERPARKPLAYGROUNDRENOVATION
SPECIFICATIONNO.90650
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CityofSanLuisObispo, Title, Subtitle
3
Public Comment
Don Wiggan, resident of Paul Lane, said heborders Rachel Court where new trailhead is proposed.
His property is not fenced and visually exposed to the new trail placementbetween their residence
and a 12 ft. retaining wall. He asked the Commission consider the trail relocation on the other side
near a fenced residence. Staff Hill acknowledgedthe privacy issues and an impact to the residence.
Staff Hill said he would be willing to approach otherproperties owners to explore a realignment to
give some protection to the property owners. Staff Hill continued that he would discuss this
potential realignment of Rachel Court trailhead with thedevelopers and to Council on May 16, 2015.
MOTION: (Regier/Updegrove) Recommend to City Council adoption of the Terrace Hill
Conservation and Open Space.
Approved: 7 yes: 0 no: 0absent
7. REVIEW PLAYGROUND REPLACEMENT LAYOUTS FOR SINSHEIMER PARK
Bridget Fraser, Lief McKay)
Director Stanwyck introduced Senior Civil Engineer, Bridget Fraser, and Consultant, Leif McKay
RRM), for the presentation of the revised conceptual design of the SinsheimerPark Playground
Replacement project. Consultant McKay provided the Commission with a brief recap of the process
and project goals. In summary, the playground design utilizes existing slopes, provides signature
features, improves accessibility and offers a variety of new play experiences. Individual elements
were recommended through both student and community feedback. The project schedule is
estimated to have a final design in the Spring and construction to begin in the Fall. Completion of
the playground is estimated for late2015/early 2016.
Commission Comments
Commissioner Single asked about opportunities for disabled access to enjoying the playground park.
Consultant McKay responded that the design address the physical disabled access with fully
accessiblepaths, bridge feature, slides and ground level activities. This design provides a variety of
elements to accommodate a range of experiences.
Commissioners thanked the Consultant RRM for incorporating stakeholderfeedbackand additional
inventive ADA compliance, above and beyond the minimal requirements, into the playground
design.
Commissioner Parolini asked about additional project funding should contingencies be needed. Staff
Fraser felt confident with current budget estimates.
MOTION: (Single/Baker) Recommend to City Council to approvethe Sinsheimer Park Playground
conceptual design.
Approved: 7 yes: 0 no: 0absent
8. DIRECTOR’S REPORT
Director Stanwyck presented a summary of budget items to present to City Council on April 21,
2015 Strategic Budget Direction. Budget requests for Open Space and Maintenance are in support of
the Major City Goal. A Golf Course reorganization is within existing resources and focusses on two
programming elements of golf course maintenance and operations/programming. Capital
Improvement Projects for Public Art Funding, Laguna Lake ADA Accessible Trail and Tennis Court
lighting at SinsheimerPark have also been submitted for Council consideration.
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Packet Pg. 320 Attachment: b - Council Agenda Report Approving the Project (1508 : Sinsheimer Park Playground Renovation)
City of San Luis Obispo
Parks and Recreation Commission
Agenda Report
Date: April 1, 2015
Subject: Sinsheimer Park Playground Renovation
Prepared by: Shelly Stanwyck, Parks and Recreation Director
Bridget Fraser, Sr. Civil Engineer, Public Works Department
RECOMMENDATION
Approve the proposed improvements to the Sinsheimer Park playground and forward the
recommendation to the City Council.
DISCUSSION
Background
Sinsheimer Park is a highly used community park which provides for many uses and a range of
facilities which attract users from throughout the city and county. The park includes the pool
complex, baseball stadium, softball fields, tennis courts, group barbeque areas, volley ball courts
and a playground. The park is also situated adjacent to Sinsheimer Elementary School making
the play area a convenient after-school destination for school age kids.
The play equipment at Sinsheimer Park was originally installed in 1991 and retrofitted in 1998.
The California State Playground Safety Regulations require public agencies to bring playgrounds
and play equipment installed before 1999 into compliance with current playground related
standards set forth by the American Society for Testing and Materials (ASTM) and the
guidelines set forth by the United States Consumer Product Safety Commission (CPCS). In
addition, the Parks and Recreation Department has a policy of scheduling play equipment
replacement on a 15 year cycle which is considered the equipment’s useful life. The existing
equipment is currently 17 – 24 years old and is overdue for replacement.
Utilizing savings from prior play equipment projects has allowed this project to elevate from a
simple play equipment replacement project to a complete playground renovation with
expectations of Sinsheimer Playground becoming a destination park. Additional budget has been
directed to larger and/or additional play equipment, an expanded play area as well as site
improvements including additional trees and landscaping, benches, and correcting accessibility
issues with the existing steeply graded pathways as well as addressing the pathways damaged by
tree roots.
Design Development Process Recap
On June 30, 2014, a Community Playground Design workshop was held at the entrance to the
Sinsheimer Stadium prior to a Blues Baseball game where over 50 participants (from the
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Parks and Recreation Commission
April 1, 2015
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Playground.docx
neighborhood and those attending the ball game) provided feedback on preferred play equipment
and design themes with emerging trends as follows:
Utilize the terrain (hillside) in the design
Include an iconic structure (tower)
Providing accessibility is important
Provide shade
Provide challenging equipment for all ages
Climbing and sliding features are popular
Provide appropriate equipment/areas for different age groups
Site Concepts were developed and various play equipment layouts obtained from several
manufacturers based on this feedback. Two equipment layouts that best responded to the design
intent were presented to the Parks and Recreation Commission (PRC) on February 4, 2015. A
majority of the Commissioners preferred the equipment submitted by Miracle Recreation
Equipment.
On February 18, 2015, a second community meeting was held at Sinsheimer Elementary School.
Notices were mailed to residents surrounding the park (1,500+) and flyers given to school
officials to post around the school. Approximately 20 kids and a handful of adults attended the
afternoon meeting. Participants were presented with the playground layout and equipment
selections based on the input from the first community meeting and the February PRC meeting.
Participants were also given an opportunity to help refine equipment layout by selecting their
preferred colors and picking their preferred components on a few of the standalone play
components. Neighbors who were not able to attend the afternoon meeting provided feedback to
staff via email.
Final Design Concept
The final design for the Sinsheimer playground provides a variety of play experiences that are
currently unavailable in San Luis Obispo. The adjacency of play equipment allows for ‘circuit’
play - children can move from feature to feature from different directions, and with varied levels
of challenging elements, this design will grow with the children who use it.
The upper and lower pads of the existing playground have been modified in shape and position
in order to allow for a three-tier tower element on the upper pad to connect to the lower pad.
Access to this upper pad is accessible via a new pedestrian path that bisects the tot lot and lower
play pad and then loops around behind the upper pad. A play bridge connects this path to the
middle tier of the tower element, where there is a tube slide to the lower pad. Two more tube
slides from the upper tier connect to the upper and lower pads, respectively. This new pedestrian
path then ends at a double hill slide with a 14’ drop in elevation, and is flanked by climbing
features for access from the bottom of the slope. Adjacent to the hill slide is a tumbling/sliding
hill with synthetic turf surfacing. The lower pad also features a zip line element and a snowboard
freestyle feature, both of which received overwhelming support at our public meetings. The 2-5
year play area also features a hill slide, but with a 3’ drop in elevation, and is accompanied by a
small “tower” play structure with a spiral slide and swings.
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April 1, 2015
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Also included in this design is increased shade via new trees, landscaping in and around the
playground and seating opportunities throughout.
The concept plan and exhibits prepared for the 2/18/2015 community meeting are shown in
Attachment 1. A final revised concept plan is shown in Attachment 2.
FISCAL IMPACT
There is currently $555,000 available budget for this project. The preliminary cost estimate for
equipment and installation is $510,000-525,000 not including any contingency. Project is funded
with Measure Y General Funds.
FURTHER ACTION
Upon approval by the Parks and Recreation Commission and after subsequent architectural
review by the Community Development Department, construction documents will be prepared
for installation and presented to the City Council for approval to proceed with construction.
ATTACHMENTS
1. Play area concept plan and exhibits as presented to community on 2/18/2015
2. Final play area concept plan
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Packet Pg. 325 Attachment: b - Council Agenda Report Approving the Project (1508 : Sinsheimer Park Playground
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Packet Pg. 326 Attachment: b - Council Agenda Report Approving the Project (1508 : Sinsheimer Park Playground
AGREEMENT
THIS AGREEMENT, made on this day of , 2016, by and between the City of San Luis
Obispo, a municipal corporation and charter city, San Luis Obispo County, California (hereinafter called the
Owner) and JJ FISHER CONSTRUCTION INC. (hereinafter called the Contractor).
WITNESSETH:
That the Owner and the Contractor for the consideration stated herein agree as follows:
ARTICLE 1, SCOPE OF WORK: The Contractor shall perform everything required to be performed, shall
provide and furnish all of the labor, materials, necessary tools, expendable equipment, and all utility and
transportation services required to complete all the work of construction of
SINSHEIMER PARK PLAYGROUND RENOVATION, Specification No. 90650A
in strict compliance with the plans and specifications therefor, including any and all Addenda, adopted by the
Owner, in strict compliance with the Contract Documents hereinafter enumerated.
It is agreed that said labor, materials, tools, equipment, and services shall be furnished and said work performed
and completed under the direction and supervision and subject to the approval of the Owner or its authorized
representatives.
ARTICLE II, CONTRACT PRICE: The Owner shall pay the Contractor as full consideration for the faithful
performance of this Contract, subject to any additions or deductions as provided in the Contract Documents,
the contract prices as follows:
Item Item Unit of Estimated Item Price Total
No. SS(1) Description Measure Quantity (in figures) (in figures)
Miscellaneous
1 13 Water Pollution Control LS 1 $2,155.00 $2,155.00
2 7 Construction Fencing LS 1 $3,203.00 $3,203.00
3 77 Play Equipment Handling &
Storage LS 1 $2,363.00 $2,363.00
Demolition
4 15 Demolition LS 1 $59,158.00 $59,158.00
5 15 Salvage Lion Head Fountain LS 1 $1,144.00 $1,144.00
6 15 Relocate Volleyball Posts LS 1 $2,266.00 $2,266.00
7 15 Relocate/Reset BBQ Grill EA 3 $681.00 $2,043.00
8 16 Clear & Grub LS 1 $9,172.00 $9,172.00
Earthwork
9 19 Remove Play Sand LS 1 $8,629.00 $8,629.00
10 19 Earthwork LS 1 $71,441.00 $71,441.00
11 19 Import Borrow (Fill) CY 60 $58.45 $3,507.00
12 19 Rock Excavation CY 80 $112.00 $8,960.00
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Packet Pg. 327 Attachment: c - Contractor Agreement (1508 : Sinsheimer Park Playground Renovation)
Concrete Work
13 73 Concrete Containment Curb LF 530 $38.50 $20,405.00
14 73 Concrete Access Ramp SQFT 150 $26.50 $3,975.00
15 73 Concrete Retaining Curb LF 180 $48.30 $8,694.00
16 73 Concrete Header LF 85 $45.80 $3,893.00
17 73 Concrete Volleyball Curb LF 125 $52.00 $6,500.00
18 73 Concrete Flatwork/Walkways -
4" reinforced SQFT 4,160 $8.30 $34,528.00
19 73 Concrete Flatwork/Vehicular - 5"
reinforced SQFT 2,520 $9.30 $23,436.00
20 51 Concrete Wall & Foundation -
Elevated Playground Entry LF 30 $385.40 $11,562.00
21 73 Concrete Steps with Cheek Wall SQFT 110 $64.00 $7,040.00
Metal
22 83 Stair Way Handrails - pipe metal
galvanized LS 1 $1,140.00 $1,140.00
Drainage
23 68 (F) Crushed Gravel - Play Area CY 155 $95.00 $14,725.00
24 68 Solid PVC Drain LF 121 $50.00 $6,050.00
Playground Features
25 77-5 (S) Install 2-5 Play Structure
(City Furnished) LS 1 $5,814.00 $5,814.00
26 77-5 (S) Install Animal/Magic Ball
Play Panels (City Furnished) LS 1 $342.00 $342.00
27 77-5 (S) Install Tot Swing
(City Furnished) LS 1 $1,083.00 $1,083.00
28 77-5
(S) Install Ski Slide Tot
Embankment Slide
(City Furnished)
LS 1 $1,083.00 $1,083.00
29 77-5
(S) Install 5-12 Play Structure-
Mega Tower & Attached Play
Components (City Furnished)
LS 1 $27,360.00 $27,360.00
30 77-5 (S) Install Free Rider
(City Furnished) LS 1 $1,026.00 $1,026.00
31 77-5 (S) Install Mantis Zipline
(City Furnished) LS 1 $3,648.00 $3,648.00
32 77-5 (S) Install 14’ Embankment
Slides (City Furnished) EA 2 $2,850.00 $5,700.00
33 77-5 Engineered Wood Fiber (EWF) SQFT 8,410 $3.00 $25,230.00
34 77-5 Wear Mats EA 8 $57.00 $456.00
35 77-5 (S) Poured-in-Place Rubber
Surfacing (4’ fall height min) SQFT 565 $36.50 $20,622.50
36 77-5 (S) Poured-in-Place Rubber
Surfacing (8’ fall height min) SQFT 930 $39.50 $36,735.00
37 77-5 (S) Synthetic Grass SQFT 1,155 $12.00 $13,860.00
11.c
Packet Pg. 328 Attachment: c - Contractor Agreement (1508 : Sinsheimer Park Playground Renovation)
38 77-5 (S) Install Loop Bike Rack
Climbing Events
EA 12 $268.00 $3,216.00
Site Furnishings
39 77-5 Bench EA 6 $1,870.00 $11,220.00
40 77-5 Trash Receptacle EA 6 $1,516.00 $9,096.00
41 77-5 ADA Picnic Table EA 5 $2,908.00 $14,540.00
42 77-5 Picnic Table (non-ADA) EA 1 $3,760.00 $3,760.00
Landscaping
43 20 (S) Irrigation LS 1 $35,553.00 $35,553.00
44 20 (S)Trees - 36" Box EA 13 $1,277.00 $16,601.00
45 20 (S) Shrubs - 5 Gallon EA 158 $46.75 $7,386.50
46 20 (S) Shrubs – 1 Gallon EA 17 $35.50 $603.50
47 20 (S) Sod LS 1 $26,220.00 $26,220.00
48 21 (S) Erosion Control Seed Mix LS 1 $1,824.00 $1,824.00
49 20 Mulch - Planted Areas SQFT 6,760 $2.30 $15,548.00
50 20 Mulch – Redwood Area (City
Furnished) SQFT 4,450 $1.15 $5,117.50
51 20 Landscape Boulders - Size A EA 4 $527.00 $2,108.00
52 20 Landscape Boulders - Size B EA 9 $538.00 $4,842.00
53 20 90 Day Maintenance MONTH 3 $2,280.00 $6,840.00
BID TOTAL: $623,424.00
Payments are to be made to the Contractor in compliance with and subject to the provisions embodied in the
documents made a part of this Contract.
Should any dispute arise respecting the true value of any work omitted, or of any extra work which the
Contractor may be required to do, or respecting the size of any payment to the Contractor, during the
performance of this Contract, said dispute shall be decided by the Owner and its decision shall be final, and
conclusive.
ARTICLE III, COMPONENT PARTS OF THIS CONTRACT: The Contract consists of the following
documents, all of which are as fully a part thereof as if herein set out in full, and if not attached, as if hereto
attached:
1. Notice to Bidders and information for bidders.
3. Standard Specifications, Engineering Standards, Special Provisions, and any Addenda.
4. Plans.
5. Caltrans Standard Specifications and Standard Plans 2010
6. Accepted Bid.
7. List of Subcontractors.
8. Public Contract Code Sections 10285.1 Statement.
9. Public Contract Code Section 10162 Questionnaire.
10. Public Contract Code Section 10232 Statement.
11. Labor Code Section 1725.5 Statements.
12. Bidder Acknowledgements.
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Packet Pg. 329 Attachment: c - Contractor Agreement (1508 : Sinsheimer Park Playground Renovation)
13. Qualifications.
14. Attach Bidders Bond to Accompany Bid.
15. Non-collusion Declaration.
16. Agreement and Bonds.
17. Insurance Requirements and Forms.
ARTICLE IV INDEMNIFICATION: Hold Harmless and Indemnification. The Contractor agrees to defend,
indemnify, protect and hold the City and its agents, officers and employees harmless from and against any
and all claims asserted or liability established for damages or injuries to any person or property, including
injury to the Contractor's employees, agents or officers that arise from or are connected with or are caused or
claimed to be caused by the acts or omissions of the Contractor, and its agents, officers or employees, in
performing the work or services herein, and all expenses of investigating and defending against same;
provided, however, that the Contractor's duty to indemnify and hold harmless shall not include any claims or
liability arising from the established sole negligence or willful misconduct of the City, its agents, officers or
employees. In the event of conflict with any other indemnification or hold harmless provisions of this
Agreement, the provision that provides the most protection to the City shall apply.
ARTICLE V. It is further expressly agreed by and between the parties hereto that should there be any conflict
between the terms of this instrument and the bid of said Contractor, then this instrument shall control and
nothing herein shall be considered as an acceptance of the said terms of said bid conflicting herewith.
IN WITNESS WHEREOF, the parties to these presents have hereunto set their hands this year and date first
above written.
ATTEST: CITY OF SAN LUIS OBISPO
__________________________ By:_________________________
City Clerk Jan Howell Marx, City Mayor
APPROVED AS TO FORM: CONTRACTOR:
JJ Fisher Construction Inc.
By: __________________________
J. Christine Dietrick Jayson J. Fisher
City Attorney Its: CEO
Rev. 12-28-09
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Page intentionally left
blank.
Meeting Date: 11/15/2016
FROM: Michael Codron, Community Development Director
Prepared By: Rachel Cohen, Associate Planner
SUBJECT: REVIEW OF AN APPEAL (FILED BY RAY RIGHETTI) OF THE
ARCHITECTURAL REVIEW COMMISSION’S DECISION TO APPROVE
THE REHABILITATION AND ADAPTIVE REUSE OF THE SUNNY ACRES
BUILDING FOR 13 RESIDENTIAL UNITS, A COMMUNITY ROOM AND
OFFICE AS PART OF AN AFFORDABLE HOUSING RESIDENTIAL CARE
FACILITY, THE CONSTRUCTION OF THREE NEW RESIDENTIAL
STRUCTURES THAT CONTAIN AN ADDITIONAL 21 UNITS (AS PART OF
THE RESIDENTIAL CARE FACILITY), AND A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT.
RECOMMENDATION
Adopt a resolution (Attachment A) denying the appeal and upholding the Architectural Review
Commission’s approval of the rehabilitation and adaptive reuse of the Sunny Acres building for
13 residential units, a community room and office as part of an affordable housing residential
care facility, the construction of three new residential structures that contain an additional 21
units (as part of the residential care facility) and a Mitigated Negative Declaration of
Environmental Impact.
PROJECT INFORMATION
Site Data:
Applicant Transitions Mental Health
Association (THMA) & HASLO
Representative Joel Snyder, TenOver Architects
Zoning R-1 (Low Density Residential), R-2-
SF (Medium Density Residential),
and C/OS-40 (Conservation/Open
Space)
General Plan Medium High Density Residential
and Open Space
Site Area 57,500 square feet (1.32 acres)
Environmental
Status
Mitigated Negative Declaration
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Site Information/Setting:
Site Size 57,500 square feet (1.32 acres)
Present Use & Development Sunny Acres Building (vacant); The site is open and contains various oak
trees, pepper trees and several shrubs
Zoning Designation R-1 (Low Density Residential), R-2-SF (Medium Density Residential), and
C/OS-40 (Conservation/Open Space)
Topography ~13% slope
Current Access From Bishop Street
Surrounding Use/Zoning North: R-1 (Low Density Residential) – single family residences
East: C/OS (Conservation/Open Space)
West: R-1 (Low Density Residential) – vacant land
South: R-2 (Medium Density Residential), PF (Public Facilities) – vacant
land and Child Development Resource Center and San Luis Obispo County
Probation Department
Project Description
The project proposes the rehabilitation and adaptive reuse of Sunny Acres building as part of a
33-unit affordable housing residential care facility (Attachment E, Project Plans). Bishop Street
Studios will operate as a multi-unit residential care facility for clients of Transitions-Mental
Health Association (TMHA). Case management is provided to all residents and will be an
ongoing requirement for residency. Bishop Street Studios will be staffed by a resident manager
who will live on-site and provide 24-hour assistance to the individuals who will occupy the
facility (Attachment I, Project Description).
The project includes:
1. Rehabilitation of the existing Sunny Acres building and adaptive reuse for 13 units (8
studios and 5 one-bedroom units ranging in size between 308 to 505 square feet), a 700-
square foot community room and a 212-square foot office;
2. Construction of three new two-story structures (Building A, B & C):
a. Building A (2,571 square feet)
i. Six one-bedroom units, ranging in size between 507 to 537 square feet
ii. Height: approximately 18 feet, 4 inches above natural grade (A.N.G.)
b. Building B (2,571 square feet)
i. Five one-bedroom units, ranging in size between 507 to 537 square feet
ii. Height: approximately 23 feet above A.N.G.
c. Building C (5,483 square feet)
i. Ten one-bedroom units, ranging in size between 507 and 537 square feet
ii. Height: approximately 21 feet above A.N.G.
3. 16 parking spaces and 26 bicycle parking spaces (10 short-term and 16 long-term);
4. A 720-square foot central plaza and outdoor seating area between Buildings A and B;
5. Proposed landscaping includes the removal of one oak tree, nine pepper trees, and several
shrubs/bushes onsite and planting 23 trees and a variety of shrubs, grasses, and vines
(Attachment E, Project Plans, Pages 6-7);
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6. Proposed materials on the new residential buildings include brick, Hardie cement-fiber
siding, stucco, shielded exterior lighting fixtures, and metal canopies.
DISCUSSION
Background
On September 19, 2016 the Architectural Review Commission (ARC) and the Cultural Heritage
Committee held a joint meeting to review the proposed project at 1600 Bishop Street. The
proposed project involves a structure that is currently not listed as a historic resource, but has
been identified as having historic significance. The CHC was asked to provide feedb ack and
comments relative to the treatment of the structure to inform and assist the ARC in making a
decision on the project. The ARC considered the CHC’s feedback and determined the project
was consistent with the Secretary of the Interior Standards, Historic Preservation Program
Guidelines, Community Design Guidelines and applicable City policies and standards. The ARC
unanimously approved the project and the Mitigated Negative Declaration (MND) of
Environmental Review.
Appeal
On September 29, 2016, Ray Righetti filed an appeal of the ARC’s decision to approve the
project. The appeal expresses concern that the proposed affordable residential housing care
facility will not provide adequate supervision and oversight for individuals with mental illness.
The appeal states that it is “unclear that the proposed level of supervision and staffing of this
facility as presented in the architectural review can be determined to adequately oversee the
mental and physical needs of the residents, or is able to control facility activities in a manner that
maintains current neighborhood quality of living standards.”
Figure 1: Bird's eye view of the proposed project
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Staff Analysis
Residential Care Use
Transitions Mental Health Association (THMA) is a local non-profit dedicated to eliminating
stigma and promoting recovery and wellness for people with mental illness through work,
housing, community and family support services. The proposed project, Bishop Street Studios, is
a multiple unit residential care facility for clients of TMHA that provides programs, support and
services to persons experiencing mental illness in San Luis Obispo County. Bishop Street
Studios will be staffed by a resident manager who will live on-site and provide assistance to the
unrelated individuals who will occupy the rental units. The manager will provide oversight of the
facility as well as nonmedical care and regular support for residents (Attachment I, Project
Description).
Residential care facilities are allowed in all residential zones and the conservation/open space
zone. Additionally, the Land Use Element Policy 8.6 identifies the site as part of the General
Hospital Special Planning Area. This special planning area is envisioned to include a range of
residential uses and the ability to support residential care, transitional care use, and other
residential uses consistent with the adjacent areas. Residential care as defined in the Municipal
Code (M.C.) is a single dwelling unit or multiple-unit facility licensed or supervised by any
Federal, State, or local health/welfare agency that provides 24-hour nonmedical care of
unrelated persons who are handicapped and in need of personal services, supervision, or
assistance essential for sustaining the activities of daily living or for the protection of the
individual in a family-like environment. As proposed, the project is allowed by right in the R-1,
R-2 and C/OS zones.
The Role of the ARC
The Community Design Guidelines (CDG) state that the ARC has four responsibilities:
1. Review proposed development for compliance with CDG, applicable City regulations,
the General Plan and, where appropriate, the California Environmental Quality Act
(CEQA);
2. Update the design guidelines, when necessary;
3. During regular meetings, advise developers, designers and the City on how to apply the
guidelines; and
4. Develop design guidelines for specific areas within the city, and specific design issues.
The ARC does not evaluate a use that is allowed per the Municipal Code. The fact that
residential care is an allowed use is the reason that no use permit was required and the
discretionary review was limited to architectural review. The basis of the appeal raises no issues
which are within the purview of the ARC and furthermore, the issues raised are policy issues by
which the City has determined that the proposed uses are “by right”, thus requiring no use permit
and therefore cannot render discretion on the appellant’s issues. Moreover, California’s Planning
and Zoning Law prohibits discrimination in local governments’ zoning and land use decisions
based on, among other things, lawful occupation, familial status, disability, source of income or
occupancy by low to middle income persons.
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CONCURRENCES
The project has been reviewed by Police, Building, Fire, Public Works, and Utilities staff. Their
conditions have been incorporated into the resolution and these departments support the project
if incorporated conditions of approval are adopted.
ENVIRONMENTAL REVIEW
An Initial Study has been completed for the proposed project in accordance with the California
Environmental Quality Act and a Mitigated Negative Declaration (MND) is recommended for
adoption (Attachment G). The MND finds that with incorporation of mitigation measures (also
incorporated in recommended conditions of approval) potential impacts to air quality, biological
resources, cultural resources, hazards & hazardous materials, hydrology/water quality, and
utilities/service systems will be less than significant.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, whic h
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
project is consistent with the General Plan, it has a neutral fiscal impact. There is no fiscal
impact associated with the approval of this project.
ALTERNATIVE
Uphold the appeal, thereby denying the project. The Council can deny the project, based on
findings of inconsistency with the General Plan, Zoning Regulations, and applicable City
regulations. This is not recommended because state law prohibits discrimination in local zoning
and land use decisions based on lawful occupation, familial status, disability, source of income
or occupancy by low to middle income persons.
Attachments:
a - Resolution
b - ARC Resolution (approval) - September 19 2016
c - Appeal letter
d - Vicinity Map
e - Project Plans
f - Historic Significance Evaluation by Bertrando & Bertrando
g - Mitigated Negative Declaration
h - ARC Staff Report - September 19 2016
i - Project Description
j - ARC & CHC Draft Meeting Minutes (9-19-2016)
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R ______
RESOLUTION NO. _________ (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, DENYING THE APPEAL OF THE
ARCHITECTURAL REVIEW COMMISSION’S APPROVAL OF THE
REHABILITATION AND ADAPTIVE REUSE OF THE SUNNY ACRES
BUILDING FOR 13 RESIDENTIAL UNITS, A COMMUNITY ROOM AND
OFFICE AS PART OF AN AFFORDABLE HOUSING RESIDENTIAL
CARE FACILITY, THE CONSTRUCTION OF THREE NEW
RESIDENTIAL STRUCTURES THAT CONTAIN AN ADDITIONAL 21
UNITS (AS PART OF THE RESIDENTIAL CARE FACILITY), AND A
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT AS REPRESENTED IN THE CITY COUNCIL AGENDA
REPORT AND ATTACHMENTS DATED NOVEMBER 15, 2016 (1600
BISHOP STREET, ARCH-3336-2016/EID-3562-2016)
WHEREAS, the Architectural Review Commission and Cultural Heritage Committee of
the City of San Luis Obispo conducted a joint public hearing in the Council Chamber of City Hall,
990 Palm Street, San Luis Obispo, California, on September 19, 2016 for the purpose of
considering architectural review application ARCH-3336-2016/EID-3562-2016 for the
rehabilitation and adaptive reuse of the Sunny Acres building for 13 residential units, a community
room and office as part of an affordable housing residential care facility, the construction of three
new residential structures that contain an additional 21 units (as part of the residential care facility)
and a Mitigated Negative Declaration of Environmental Impact; and
WHEREAS, Ray Righetti, the appellant, filed an appeal of the Architectural Review
Commission’s action on September 29, 2016; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
Section 1. Findings. Based upon all the evidence, the City Council makes the following
findings in support of the project approval for the rehabilitation and adaptive reuse of the Sunny
Acres building for 13 residential units, a community room and office as part of an affordable
housing residential care facility and the construction of three new residential structures that contain
an additional 21 units (as part of the residential care facility):
1. That 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 will be compatible with site
constraints and the scale and character of the site and the surrounding neighborhood.
12.a
Packet Pg. 336 Attachment: a - Resolution [Revision 2] (1497 : Bishop Street Studios Appeal)
Resolution No. _________ (2016) Page 2
R ______
2. As conditioned, the proposed modifications to the Sunny Acres building and site which
includes rehabilitation and adaptive reuse is consistent with the Historic Preservation
Guidelines and Secretary of Interior Standards, since character defining features will be
retained, repaired, or replaced in kind.
3. The proposed construction of the three new residential structures is consistent with
Secretary of Interior Standards for new construction on historic properties since the new
construction is differentiated to and compatible with the scale, size, massing and
architectural features of the Sunny Acres building.
4. The project is consistent with the Conservation & Open Space Element Policies 3.3.1, 3.3.4
and 3.6.8 because it proposes to preserve, rehabilitate and promotes adaptive reuse of a
historic building.
5. The proposed project is consistent with Land Use Element Policy 8.6 (General Hospital
Special Planning area) because the project provides an affordable housing residential care
facility.
6. That the project is consistent with the Housing Element Policies 3.7 because the project is
a creative strategy for rehabilitating and reusing an existing institutional structure for
special needs housing.
7. The project is consistent with Housing Element Policies 8.1, 8.8, and 8.11 - 8.12 because
it encourages the dispersal of housing development for disabled persons, the elderly,
veterans, the homeless (or those at risk of becoming homeless), or those seeking congregate
care that is located near public transit and services and accommodates units for persons
with disabilities and promotes “visitability” in new residential units, with first-floor
accessibility.
8. The project design maintains consistency with the City’s Community Design Guidelines
by providing architectural design that complements the character, height and scale of the
Sunny Acres building and the surrounding neighborhood.
9. The project is consistent with the City’s Community Design Guidelines because the
proposed project incorporates similar or complementary window and door spacing,
exterior materials, and roof pitch to the existing Sunny Acres building and the surrounding
neighborhood.
Section 2. Environmental Review. The City Council hereby adopts the proposed Mitigated
Negative Declaration of Environmental Impact which finds that with incorporation of mitigation
measures, environmental impacts will be less than significant.
Air Quality
Mitigation Measure AQ 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 d isturbed is exempt
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Packet Pg. 337 Attachment: a - Resolution [Revision 2] (1497 : Bishop Street Studios Appeal)
Resolution No. _________ (2016) Page 3
R ______
from the Asbestos Air Toxics Control Measure (ATCM) regulations. An exemption request must
be filed with the San Luis Obispo County Air Pollution Control District (APCD), as applicable. 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 AQ 2: Any scheduled demolition activities or 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.
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 AQ 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.
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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.
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.
l. All PM10 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.
Mitigation Measure AQ 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.
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Mitigation Measure AQ 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:
1. 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,
2. 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 AQ 6: Prior to issuance of construction permits, construction and
architectural plans shall note the requirement to use low VOC architectural coatings (71 grams/liter
or less). The applicant or contractor shall submit documentation of compliance to the City
Community Development Department prior to final inspection.
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Monitoring Plan, AQ 6: All mitigation measures shall be shown on grading and building
plans. The applicant shall provide documentation of compliance with APCD requirements to
City staff prior to issuance of any grading or building permits.
Biological Resources
Mitigation Measure BIO 1: Prior to commencement of construction, to avoid conflicts with
nesting birds, construction activities shall not be allowed during the nesting bird season (March to
September), unless a City-approved and applicant funded qualified biologist has su rveyed the
impact zone and determined that no nesting bird activities would be adversely impacted. If any
evidence of nesting activities is found, the biologist will determine if any construction activities
can occur during the nesting period and to what extent. The results of the surveys will be passed
immediately to the City with possible recommendations for variable buffer zones, as needed,
around individual nests.
Monitoring Plan, BIO 1: All mitigation measures shall be shown on grading and building
plans and shall be clearly visible to contractors and City inspectors. Migratory bird mitigation
shall be reviewed by the City’s Natural Resources Manager. City staff will periodically inspect
the site for continued compliance with the above mitigation measures.
Mitigation Measure BIO 2: The applicant shall limit tree removal to no more than one coast live
oak tree and nine pepper trees. Prior to construction permit issuance, construction plans shall
clearly delineate all trees within 50 feet of the proposed project, and shall show which trees are to
be removed or impacted, and which trees are to remain unharmed. Prior to any ground disturbing
activities, adequate protection measures (e.g., sturdy fencing) per the approved construction plans,
shall be installed to protect those trees identified to remain unharmed as well as to minimize
impacts for those trees identified as being impacted.
Monitoring Plan, BIO 2: All mitigation measures shall be shown on grading and building
plans and shall be clearly visible to contractors and City inspectors. Protection measures shall
be installed prior to grading and construction. City staff will periodically inspect the site for
continued compliance with the above mitigation measures.
Cultural Resources
Mitigation Measure CR 1: In the event archeological resources and/or human remains are
unearthed or discovered during any construction activities, the following standards apply:
a. Construction activities shall cease, and the City Community Development Department
shall be notified so that the extent and location of discovered materials may be recorded by
a qualified archaeologist, and disposition of artifacts may be accomplished in accordance
with state and federal law.
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b. If human remains are unearthed, the applicant shall notify the City Community
Development Department and shall comply with State Health and Safety Code Section
7050.5, which requires that no further disturbance shall occur until the County of San Luis
Obispo Coroner has made a determination of origin and disposition pursuant to Public
Resources Code Section 5097.98. The County Coroner must be notified of the find
immediately. If the human remains are determined to be Native American, the County
Coroner will notify the Native American Heritage Commission within 24 hours, which will
determine and notify a Most Likely Descendant (MLD). The MLD shall complete the
inspection of the site within 48 hours of notification and may recommend scientific
removal and nondestructive analysis of human remains and items associated with Native
American burials.
Monitoring Plan, CR 1: All mitigation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. City staff will periodically inspect the
site for continued compliance with the above mitigation measure.
Hazards and Hazardous Materials
Mitigation Measure HM 1: Prior to initiation of grading and construction, the applicant shall
prepare and submit a Spill Prevention Control and Countermeasure Plan to the City Community
Development Department. The plan shall identify hazardous materials to be used on and off-site,
and shall identify procedures for storage, distribution, and spill response. Equipment refueling
shall be done in non-sensitive areas and such that spills can be easily and quickly contained and
cleaned up without entering any existing stormwater drainage system or creek. The plan shall
include procedures in the event of accidents or spills, identification of and contact information for
immediate response personnel, and means to limit public access and exposure. Any necessary
remedial work shall be done immediately to avoid surface or ground water contamination. The
plan shall be implemented by the construction contractor, and verified by the City Public Works
and Community Development Departments.
Monitoring Plan, HM 1: The Spill Prevention Control and Countermeasure Plan shall be
submitted to the City Community Development Department prior to grading and construction.
A copy of the Plan shall be available onsite during grading and construction, and shall be
implemented as necessary. City staff will periodically inspect the site for continued compliance
with the above mitigation measures.
Hydrology and Water Quality
Mitigation Measure HWQ 1: The Drainage Plan and Storm Water Control Plan (Rick
Engineering 2016) prepared for the proposed project includes design features and recommended
Best Management Practices and Low Impact Development measures for water quality control and
stormwater management and quality via the proposed bio-filtration treatment, non-grouted pavers
systems with underdrains, and use of landscape areas for water treatment and retention. These
measures shall become required components of project development and the project proponent
shall be required to implement these design features and recommendations as set forth and
approved by the City Public Works Department and Regional Water Quality Control Board.
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Monitoring Plan, HWQ 1: All mitigation measures shall be shown on grading and building
plans. Community Development Planning and Public Works staff shall review the Stormwater
Control Plan as part of the Building Permit application package prior to issuance of grading or
construction permits. City staff will periodically inspect the site for continued compliance with
the above mitigation measure.
Utilities and Service Systems
Mitigation Measure UTIL 1: To meet the City’s fire flow requirements and minimum water
pressure for domestic purposes, the project will install off-site improvements to the water
distribution system including upsizing the existing 12-inch cast iron water main in Flora Street
from the driveway at the County Probation Office to Bishop Tank to a 16-inch ductile iron water
main.
Monitoring Plan, UTIL 1: Off-site improvements to the water distributions system shall be
shown on building plans and reviewed by Utilities staff as part of the Building Permit
application package prior to issuance of grading and construction permits. City staff will
periodically inspect the site for continued compliance with the above mitigation measure.
Section 3. Action. The City Council does hereby deny the appeal of the Architectural
Review Commission’s action to approve the proposed project hereby granting final approval of
the application ARCH-3336-2016/EID-3562-2016 for the rehabilitation and adaptive reuse of the
Sunny Acres building for 13 residential units, a community room and office as part of an affordable
housing residential care facility and the construction of three new residential structures that contain
an additional 21 units (as part of the residential care facility) at 1600 Bishop Street subject to the
following conditions:
Planning
1. 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 it s 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.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. 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.
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3. Any measures taken to remove paint and graffiti on the building exterior shall be conducted
in accordance with Secretary of Interior Standards. Only the gentlest methods of paint
removal and cleaning shall be used. High-pressure water blasting; sand or other hardened
material blasting; or chemical paint strippers that damage to brick shall not be used.
4. The clay roof tiles may be removed to repair the roof and shall be replaced once the repair
work is complete. Broken tiles shall be replaced with in-kind clay tiles that match the
existing tiles. Submitted building plans shall include clear notes and callouts reflecting
areas where exterior repairs or modifications will occur and include any relevant measures
demonstrating consistency with Secretary of Interior Standards.
5. Replacement windows shall not introduce incompatible materials or configurations which
would be incompatible with the architectural style and fenestration of the Sunny Acres
building. The replacement windows shall include three dimensional muntins and be
compatible and complementary with the existing windows in terms of color and finish so
the historic architectural character of the building is not detrimentally affected, subject to
the approval of the Community Development Director.
6. 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 brick
used on the new structures shall have varied, non-monochromatic coloring consistent with
the existing Sunny Acres building.
7. The project shall soften the hard sides of buildings B & C adjacent to the stairs by including
design elements (such as landscaping, public art, etc.) that breaks up the large expanses of
blank walls, to the satisfaction of the Community Development Director.
8. The applicant shall photo document the current interior and exterior condition of the Sunny
Acres building, to the satisfaction of the Community Development Director.
9. The locations of all exterior lighting, including lighting on the structure, 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
17.23 of the Zoning Regulations.
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10. 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
provide adequate screening. A line-of-sight diagram may be required to confirm that
proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
11. 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.
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 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.
Engineering Division – Public Works/Community Development
13. The improvement plan and building plan submittals shall show and label all existing and
proposed public or private easements for reference. Any required on -site or off-site
easements shall be recorded prior to permit issuance as necessary.
14. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, bay width, maneuverability, slopes, drainage, and
materials. Alternate paving materials are recommended for water quantity and/or quality
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. Alternate paving material shall be
approved to the satisfaction of the Planning Division.
15. The building plan submittal shall show all parking spaces that are adjacent to a post,
column, or wall shall be one additional foot in width per City Engineering Standard 2220.
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16. The building plan submittal shall show all required short-term and long-term bicycle
parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in
the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any
project specific conditions to the satisfaction of the Community Development Department.
Include details and detail references on the plans for the proposed bicycle parking facilities
and/or racks. The building plans shall provide a detailed site plan of any racks. Show all
dimensions and clearances to obstructions per city standard.
17. The building plan submittal shall clarify where and how mail will be delivered. T he plan
shall show the location and details for a mail box unit (MBU) to the satisfaction of the Post
Master and City of San Luis Obispo.
18. 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.
Services to the new structures shall be underground. All work in the public right -of-way
shall be shown or noted.
19. The limits of public and private improvements shall be approved to the satisfaction of the
City of San Luis Obispo. The applicant and/or engineer of record shall schedule a meeting
with the Utilities Department and Engineering Development Review Division of the
Community Development Department prior to completing working drawings or submitting
plans for permit review.
20. A separate public improvement plan will be required for the proposed public main
installations, alterations, and/or upgrades. A separate application, plan submittal, plan
review, and inspection fees will be required for the review and inspection of public
improvements. A separate encroachment permit will be required.
21. Final construction details, line and grade of all proposed public and private utility
improvements shall be approved to the satisfaction of the Utilities Engineer and Public
Works Department. All public improvements shall be designed and constructed in
accordance with the City Engineering Standards in effect at the time of development.
22. The building plan submittal shall include a complete grading, drainage and erosion control
plan. The grading plan shall show existing structures and grades located within 15’ of the
property lines and/or building pad in accordance with the grading ordinance. The plan
shall include all existing and proposed grades, finish floor elevations, and spot elevations
to depict the site drainage. The plan shall include all existing and proposed drainage
devices and systems. The plan shall consider historic offsite drainage tributary to this
property that may need to be conveyed along with the improved on-site drainage.
23. This development shall comply with the Waterway Management Plan. Provide a final
hydrologic and hydraulic analysis report at the time of application for discretionary
approvals in accordance with the Waterway Management Plan Volume III, Drainage
Design Manual.
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24. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for
redeveloped sites. Include a complete Post Construction Stormwater Control Plan
Template as available on the City’s Website.
25. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
26. 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. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also
requires a permit. 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).
27. The building plan submittal shall include a copy of the Storm Water Pollution Prevention
Plan (SWPPP) for reference. Incorporate any e rosion 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.
28. 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. The City Arborist supports the proposed removal of pepper trees and bushes
with the compensatory plantings shown on the landscape plan. Any additional Tree
removals may require approval by the City Arborist and/or Tree Committee.
29. The building plan submittal shall show all existing oak trees to remain including the 24”
oak tree. The parking lot layout shall be altered to accommodate retaining the 24” oak tree
to the satisfaction of the City Arborist. The proposed terminal end fire hydrant and hydrant
service lateral may need to be relocated as part of the oak tree preservation strategy. The
final details shall be approved to the satisfaction of the City Arborist, Planning Division,
and Fire Marshal.
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30. Tree protection measures shall be implemented to the satisfaction of the City Arborist for
the clusters of oak trees to remain. 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.
Utilities Department
31. To meet the City’s fire flow requirements and minimum water pressure for domestic
purposes, the project will install off-site improvements to the water distribution system
including upsizing the existing 12-inch cast iron water main in Flora Street from the
driveway at the County Probation Office to Bishop Tank to a 16-inch ductile iron water
main. Required water main improvements shall be completed and operational to the
satisfaction of the Utilities Director, prior to occupancy of any of the residential units.
32. Potable water infrastructure improvements shall include re-located fire hydrants, private
water booster station, new looped public water mains, sewer lateral, replacement of
existing water main to Bishop Tank, abandonment of existing parallel water services to the
satisfaction of the Utilities Director.
Code Requirements
Fire Department
33. All access Roadway shall be posted “No Parking-Fire Lane”
Utilities Department
34. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program. Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
35. During the declared drought emergency (Resolution 10628 (2015), the project’s estimated
total water use (ETWU) to support new ornamental landscaping shall not exceed 50 percent
of maximum applied water allowance (MAWA). Information shall be submitted during the
Building Permit Review Process for review and approval by the Utilities Department prior
to issuance of a Building Permit to support required water demand of the project’s proposed
landscaping.
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Upon motion of _____________________, seconded by ______________________ and
on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ____ day of ________________ 2016.
____________________________________
Mayor Jan Marx
ATTEST:
_________________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
_________________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
____________________________________
Carrie Gallagher
City Clerk
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Packet Pg. 363 Attachment: b - ARC Resolution (approval) - September 19 2016 (1497 : Bishop Street Studios Appeal)
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RECEIVED
SEP 2 9 2016
SLO CITY CLERK
[ APPEAL TO THE CITY COUNCIL J
SECTION 1. APPELLANT INFORMAnON
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SECTION 2. SUBJECT OF APPEAL
1. In accordance with the procedures setforth in Title 1, Chapter 1.20 of the San Luis Obispo
Municipal Code (copy attached), I hereby appeal the decision of the:
1/-12~ I Ct/C
(Name of Officer, Committee or Commission decision being appealed)
2. The date the decision being appealed was rendered: _ .... 9 ...... / ..... l ..... 9..,.b_~_6 ______ _
3. The application or project was entitled: 'gl~l/ol> ~T/26GT ~rub10~
4. I d:,,w-1 tile matter with the fol1owfng City staff mem~ ~/;./ :,_, 1 ~12/:(t{.
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5. Has ttiis matter been the subject of a previous appeal? If so~ when was it heard and by Whom:
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SECTION 3. REASON FOR APPEAL
Explain specifically ~ actionls you are appealing and WhY you believe ttie Council should consider
your appeal. Include what evjdence you have that supports your appeal. You may attach additional
pages, if necessary. This form continues on the other side.
Page 1 of3
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Packet Pg. 364 Attachment: c - Appeal letter (1497 : Bishop Street Studios Appeal)
Reason for Appeal continued
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This ltam la herabycalendantd for _________________ _
cc: City Attomey
City Manager
Department Head
Advisory Body Chairperson
Advisory Body Liaison
City Clerk (ortglnal)
07/18 update Page2of3
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Packet Pg. 365 Attachment: c - Appeal letter (1497 : Bishop Street Studios Appeal)
Bishop Street Studios Appeal
The nature of the service provided in the architectural review, page 1, "affordable residential
housing care facility" is not consistent with the disclosure in the last attachment, page 129, that
identifies the residents as suffering from mental illness.
It is the perception of this resident that the general term "mental illness" is very broad and can
define illness that can manifest itself in forms from very slight functional or behavioral issues, to
illness that predispose individuals to be injurious to themselves and/ or society around them.
The specific types or degree of "mental illness" afflictions suffered by proposed TMHA project
residents have not been sufficiently disclosed or characterized to the community or the
neighborhood residents. Accordingly, it is unclear that the proposed level of supervision and
staffing of this facility as presented in the architectural review can be determined to adequately
oversee the mental and physical needs of the residents, or is able to control facility activities in
a manner that maintains current neighborhood quality of living standards.
TMHA has not disclosed to the community what controls are in place to ensure that the
surrounding community will remain reasonably unaffected by the lifestyle and behavioral
challenges that accompany the proposed residents and their visitors.
As a transitional care facility, assuming that the residents are mentally competent to respond to
education and behavioral modeling, does the facility conduct frequent and on-going reviews
and screening of the residents/clients/ patients to ensure:
1. That they demonstrate a continuing commitment to meet certain educational and
behavioral objectives aimed at achieving self-sufficiency.
2. That they demonstrate compliance with appropriate lifestyle and behavioral standards
(abstinence from use of illegal drugs, abstinence from intoxicated behavior, abstinence
from other illegal activities that were part of their previous lifestyle).
3. That they work towards accomplishment of non-transitional, more permanent
community acceptable lifestyle.
4. That the facility monitor and control visitation to the residences to minimize the
presence of unacceptable influences and collateral effects. Since it is quite possible that
the prospective residents have a history of unacceptable behavior that may have led to
criminal history, preventing such influences is key to completing their recovery.
5. What, if any, performance standards are in place, and what goals must be demonstrably
achieved to allow continued operation of the proposed project, and who monitors I
oversees the continued operation of the project?
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Packet Pg. 366 Attachment: c - Appeal letter (1497 : Bishop Street Studios Appeal)
These concerns represent a shared consensus among a number of residents of the Wilding/
Skylark neighborhood. The consensus is that this proposed project represents forms and levels
of risk to the that are both inappropriate and unacceptable to the existing neighborhood given
the nature of the project and the level of unanswered issues.
Further, over the last two years, the neighbors have attempted to discuss alternative locations
for the project and alternative uses for the Sunny Acres building and adjoining property with
TMHA. We have consistently supported the goals of TMHA and the need for housing for TMHA
clients/ patients and have attempted to work with TMHA to find alternative locations that met
the goals of the proposed project and fulfilled the residential needs, cost constraints and other
needs of the proposed client residents.
Each of those offers to help TMHA meet their goals was repulsed. All of our attempts to create
a better option for providing housing of TMHA clients and a better community use for the
Sunny Acres location have been rejected.
As tax payers which ultimately pay for the services rendered by TMHA, we are concerned that
the cost of the proposed project creates a very inefficient use of TMHA and other organization's
funding. By not considering alternative locations, TMHA has not demonstrated its fiduciary
responsibility to effectively and efficiently spend the funding provided to it.
Therefore, for these and other reasons, we ask that approval for the use of the Sunny Acres
building and surrounding property, the Bishop Studio project, be rejected, and that TMHA be
directed to sufficiently address 1) the areas of safety for the existing neighborhoods, 2) the
appropriateness ofthe project for ensuring the success ofthe rehabilitation of the proposed
residents and 3) to explore and justify, with the neighborhood members representing concern,
alternative locations and cost options.
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Packet Pg. 367 Attachment: c - Appeal letter (1497 : Bishop Street Studios Appeal)
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VICINITY MAP USE-3336-20161600 Bishop Street ¯
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Packet Pg. 368 Attachment: d - Vicinity Map (1497 : Bishop Street Studios Appeal)
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comBishop street studiosCity of San Luis obispo architectural review committeePROJECT CONTACTSCLIENT:TRANSITIONS MENTAL HEALTH ASSOCIATION P.O. BOX 15408, SAN LUIS OBISPO, CA 93401805.540.6500CONTACT: CLAIRE CLARK, cclark@t-mha.orgCLIENT:HOUSING AUTHORITY OF SAN LUIS OBISPO 487 LEFF ST., SAN LUIS OBISPO, CA 93401805.543.4478CONTACT: MICHAEL BURKE, mburke@haslo.orgARCHITECT: TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: JOEL SNYDER, joels@tenoverstudio.comCIVIL ENGINEER: RICK ENGINEERING711 TANK FARM RD., SUITE 110, SAN LUIS OBISPO, CA 93401805.544.0707CONTACT: CRISTI FRY, cfry@rickengineering.comINDEXCOVERPROJECT INFORMATION 3CONTEXTUAL SITE PLAN 4ARCHITECTURAL SITE PLAN 5EXISTING TREE / DEMO PLAN 6PLANTING PLAN 7PLANT TYPES 8WATER USE CALCULATIONS 9SITE LIGHTING 10EXISTING BUILDING FLOOR PLANS 11-12NEW BUILDING FLOOR PLANS 13-14SECTIONS 15EXISTING BUILDING ELEVATIONS 16-17NEW BUILDING ELEVATIONS 18-20MODEL IMAGES 21-29GRADING AND DRAINAGE PLAN 30CONCEPTUAL UTILITY PLAN & ACCESS ROAD 31VICINITY MAPPROJECT LOCATION12.e
Packet Pg. 369 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 369
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 3PROJECT INFORMATION PARKING CALCULATIONSPARKING REQUIRED:CARETAKER = (2) PER UNIT: 1 UNIT x 2 2 SPACESRESIDENTIAL CARE = (1) PER (4) BEDS: 34 UNITS / 4 = 8.5 9 SPACESTOTAL PARKING REQUIRED: 11 SPACESPARKING PROVIDED:STANDARD 9’ X 18’ 10 SPACESCOMPACT 8’ X 17’-6” 7 SPACESTOTAL PARKING PROVIDED: 17 SPACESBICYCLE PARKING REQUIRED (R-2):17 SPACES X 5% 1 SPACESHORT-TERM TOTAL REQUIRED (100% X 1 SPACE) 1 SPACELONG-TERM TOTAL REQUIRED N/ABICYCLE PARKING PROVIDED:SHORT-TERM: 10 SPACESLONG-TERM: 16 SPACESUNITSEXISTING BUILDING:LOWER FLOOR STUDIOS: 4 UNITS ONE BEDROOMS: 2 UNITSUPPER FLOOR: STUDIOS: 4 UNITS ONE BEDROOMS: 3 UNITS EXISTING BUILDING TOTAL: 13 UNITSPROPOSED BUILDINGS:BLDG A LOWER LEVEL ONE BEDROOMS: 3 UNITSBLDG A UPPER LEVEL ONE BEDROOMS: 3 UNITS BUILDING A TOTAL: 6 UNITSBLDG B LOWER LEVEL ONE BEDROOMS: 3 UNITSBLDG B UPPER LEVEL ONE BEDROOMS: 2 UNITS BUILDING B TOTAL: 5 UNITSBLDG C LOWER LEVEL ONE BEDROOMS: 5 UNITSBLDG C UPPER LEVEL ONE BEDROOMS: 5 UNITS BUILDING C TOTAL: 10 UNITSTOTAL STUDIOS: 8 UNITSTOTAL ONE BEDROOMS: 26 UNITSTOTAL UNITS 34 UNITSTAX CREDIT UNIT REQUIREMENTS504 / UFAS UNITS REQUIRED 5% MOBILITY IMPAIRED 34 X 5% = 1.7 2 UNITS 2% SENSORY IMPAIRED 34 X 2% = 0.68 1 UNITACCESSIBLE UNITS REQUIRED 10% MOBILITY IMPAIRED 34 X 10% = 3.4 4 UNITS 5% SENSORY IMPAIRED 34 X 5% = 1.7 2 UNITMOBILITY UNITS PROVIDED 4 UNITSSENSORY UNITS PROVIDED 3 UNITSHISTORICAL PRESERVATION / RESTORATION CHANGES TO EXISTING FEATURES •All existing features of the building are to remain. Only (3) windows on the rear elevations of the building are proposed to be turned into doors. The openings do not need to be widened so the architectural detailing can remain intact. The windows to be converted to doors are indicated on the plans and elevations.ROOF •Most of the existing roof is a flat type hot mop of built-up asphalt roof surrounded by parapets. As the flat roofing itself is not visible, it is proposed to be replaced by a modern TPO or roll out weldable vinyl product to ensure durability and longevity. •The parapets are topped by a decorative Spanish clay tile detail as shown in the plans. Where tiles are damaged or missing, the tiles will be replaced with as similar as possible match. •The main center roof element is also Spanish clay tile. The structure supporting the tile has been compromised from lack of maintenance and many tiles have been broken or fallen through the roof structure. The remaining salvageable tiles will be removed and stored while the roof structure is repaired or replaced. The tiles will be re-installed and interspersed with as many similar replacement tiles as required. EXTERIOR FACADES •Other than lack of maintenance and repair that has caused significant damage to the building, the main structure itself is in good condition. Exterior brick walls are sound as are all existing foundations. As such, no significant repairs are proposed at this time. •Existing brick will be safely cleaned where it has been painted from vandalism. •All brick will be re-tuck pointed. •All exterior windows and doors must be replaced. There is only one existing door on site that shows evidence of door profile which infers that it is likely all doors had (3) panels. All exterior doors are proposed to be replaced with new wood doors with (3) raised panels per leaf. •With the exception of the windows at the community areas, it appears that most of the windows were originally double hung wood windows with (6) glass panels per operable sections. New fiberglass single or double hung windows are proposed with (6) glass panels per operable sections. The community area windows appear to be double hung wood windows with no divided panels and will be replaced with fiberglass windows in like kind.Interiors •Due to lack of maintenance (missing windows, leaking roofs, vandalism, etc.) Over time, the wood ceiling / roof and floor / ceiling structural elements have been compromised. Where elements are generally in good repair, spot replacement can be made with like for like lumber. Other larger areas of disrepair may require complete replacement. In general, any replacements will likely be of material similar in size and dimension. •It is anticipated that some lateral reinforcement of the brick will be required. At this time, we expect that a re-bar grid will be applied to a section of the interior wall at each building wing. Shot-Crete will be applied over the re-bar. Foundation modifications and other types of reinforcement are anticipated. None of these treatments will be visible once construction is complete. •Originally, all internal structural elements were covered with interior finishes. It is proposed that all new and existing interior structural elements will be covered with interior finishes similar to original.PROJECT DESCRIPTIONBishop Street Studios is an affordable housing development consisting of (33) very-low-income single occupancy studio and one bedroom units for Transitions Mental Health Association clients plus (1) one bedroom unit for a resident manager for a total of (34) units. The project includes the preservation / restoration and reuse of the existing building, the long vacant Sunny Acres Children’s Home, into (13) units plus the construction of (21) additional units in (3) proposed buildings. Site improvements will include the construction of a parking lot with (16) parking spaces and (1) accessible parking space, site pedestrian access, a trash enclosure, a central plaza, and landscape upgrades. In an effort to maximize energy conservation, this project is renovating and preserving an existing historical structure and infilling around it to meet their required project density. In addition, this project is aiming for Green Point Gold rating for sustainability construction practices. Photovoltaics are a project desire to help mitigate electrical and water heating costs, but have not been proposed at this time due to budgetary constraints. Pending funding source finalization, photovoltaics may be included at a future date.SITEADDRESS: 1600 BISHOP STREETLOT SIZE: 57,500 SF (1.32 ACRES)CURRENT TOTAL LOT COVERAGE: 5,505 SF (9.6%)PROPOSED TOTAL LOT COVERAGE: 12,145 SF (21.1%)ZONING: R-1, R-2-SF, C/0S-40HEIGHT LIMIT: 35’ MAX. ABOVE A.N.G. EXISTING BUILDING: +/- 31’-6” ABOVE ADJACENT GRADE BUILDING A (+/- 459.6’ A.N.G.) +/- 18’-4” ABOVE A.N.G. BUILDING B (+/- 454.2’ A.N.G.) +/- 23’-0” ABOVE A.N.G. BUILDING C (+/- 455.1’ A.N.G.) +/- 21’-0” ABOVE A.N.G.BUILDINGS (OCCUPANCY R-2.1)EXISTING BUILDING (CONSTRUCTION TYPE III-A):LOWER FLOOR: 4,070 SFUPPER FLOOR: 5,110 SF TOTAL: 9,180 SFPROPOSED BUILDINGS (CONSTRUCTION TYPE V-B):BLDG A LOWER LEVEL: 1,830 SFBLDG A UPPER LEVEL: 1,600 SF TOTAL: 3,430 SFBLDG A DECKS: 170 SFBLDG B LOWER LEVEL: 1,840 SFBLDG B UPPER LEVEL: 1,830 SF TOTAL: 3,670 SFBLDG B DECKS: 120 SF BLDG C LOWER LEVEL: 2,970 SFBLDG C UPPER LEVEL: 2,630 SF TOTAL: 5,600 SFBLDG C DECKS: 250 SFTOTAL PROPOSED BUILDINGS: 12,415 SFTOTAL DECKS: 540 SF12.e
Packet Pg. 370 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 370
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 4 CONTEXTUAL SITE PLAN N.T.S.12.e
Packet Pg. 371 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 371
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 5 ARCHITECTURAL SITE PLAN SCALE 1” = 30’-0”EXISTING BUILDING9,180 SF13 UNITSENTRYPROPOSEDBUILDING A2,571 SF6 UNITSPROPOSED FIRE TURN-AROUND;PROVIDE TRAFFIC GRADEPERVIOUS PAVERS, REFER TOCIVIL AND LANDSCAPE PLANSPROPOSEDPARKING17 STALLSPLAZALEVELCITY OF SLO ZONE BOUNDARYAND URBAN RESERVE LINEPROPOSED PAVED ROAD,REFER TO CIVIL PLANSSITE RETAINING WALL,REFER TO CIVIL SHEETSR-2-SFR-1EXISTING 10' POWEREASEMENT, REFERTO CIVIL PLANSR-1 ZONEC/OS-40ZONEPROPOSEDBUILDING B2,571 SF5 UNITSEXISTING TREES, REFERTO LANDSCAPE PLANSPROPOSED 22' ACCESSAND UTILITY EASEMENT,REFER TO CIVIL PLANSEXISTING TREES, REFERTO LANDSCAPE PLANS±19'-10"SETBACK±15'-0"SETBACK±31'-0"
SETBACKEXISTING TOPO HIGHPOINT ±482.89'EXISTING TOPO LOWPOINT ±443.44'PROPOSED 5'-0" SITE WALL,REFER TO CIVIL PLANSPROPOSED ACCESSIBLE WALKMAX. 5% SLOPE IN THE DIRECTIONOF TRAFFIC AND 2% CROSS SLOPE,REFER TO CIVIL PLANSPROPOSED FIRE HYDRANT,REFER TO CIVIL PLANSLOCATION OF EXISTINGDIRT ACCESS ROADPROPOSED SWALE,REFER TO CIVIL PLANSLOCATION OF EXISTINGACCESS DIRT ROADPROPOSED ACCESSIBLESAFE AREA OF DISPERSALMIN. 20' FROM BUILDINGSCITY OF SLO ZONE BOUNDARYAND URBAN RESERVE LINEPROPOSED LOCATIONOF UNDERGROUNDPROPANE TANKLOCATION OF EXISTINGDIRT ACCESS ROADEXISTING TREES, REFERTO LANDSCAPE PLANSEXISTING FIRE HYDRANTTO BE RELOCATED,REFER TO CIVIL PLANSPROPOSED VEGITATEDSWALE, REFER TO CIVILAND LANDSCAPE PLANS12'-0"49'-4"21'-2"
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DPROPOSED ACCESSIBLEWALK MAX. 5% SLOPE INTHE DIRECTION OF TRAFFICAND 2% CROSS SLOPE,REFER TO CIVIL PLANSPROPOSED ACCESSIBLE RAMPMAX. 8% SLOPE IN THE DIRECTIONOF TRAFFIC AND 2% CROSSSLOPE, REFER TO CIVIL PLANSWATER BOOSTER STATION,REFER TO CIVIL SHEETS17'-6"
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(2) PROPOSED U BICYCLERACK FOR (4) SHORT-TERMBICYCLE PARKING; TOTAL OF(10) SHORT-TERM SPACES(1) PROPOSED U BICYCLE RACK FOR(2) SHORT-TERM BICYCLE PARKING;TOTAL OF (10) SHORT-TERM SPACESLOCATION OF (16) PROPOSEDLONG-TERM BICYCLE RACKS, REFERTO BUILDING B UPPER FLOOR PLAN±23'-0" ABOVEAVERAGENATURAL GRADE±26'-0"SETBACK12.e
Packet Pg. 372 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 372
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 6 EXISTING TREE / DEMOLITION PLAN SCALE 1” = 30’-0”12.e
Packet Pg. 373 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 373
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 7 PLANTING PLAN SCALE 1” = 30’-0”12.e
Packet Pg. 374 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 374
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 8 PLANT TYPESOlea europaea Leucadendron meridianum ‘More Silver’Phormium cookianum ‘Bronze Baby’Phormium tenax ‘Atropurpureum’Rosmarinus officinalis ‘Prostratus’Calamagrostis foliosaCarex comans ‘Bronze’ Muhlenbergia capillaris ‘Autumn Blush’ Muhlenbergia rigensParthenocissus tricuspidata ‘Veitchii’Ceanothus x ‘Mountain Haze’Arbutus unedo12.e
Packet Pg. 375 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 375
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 9 WATER USE CALCULATIONSMaximum Applied Water Allowance Calculations for New and Rehabilitated Landscapes Enter value in Pale Blue CellsTan Cells Show ResultsMessages and WarningsClick on the blue cell on right to Pick City Name San Luis Obispo Name of CityETo of City from Appendix A 43.80ETo(inches/year)Enter total landscape including SLA11,907.00LA (ft2)Enter Special Landscape Area 0.00SLA (ft2)Results:MAWA = (ETo) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]177,866.77 Gallons23,777.41 Cubic Feet237.77 HCF0.55 Acre-feet0.18 Millions of GallonsMAWA calculation incorporating Effective Precipitation (Optional)ETo of City from Appendix A 43.80ETo (inches/year)Landscape Area 11,907.00LA (ft2)Special Landscape Area 0.00SLA (ft2)0.00 Total annual precipitationEnter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation)Results:MAWA=(ETo- Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons- Cubic Feet- HCF- Acre-feet- Millions of GallonsEstimated Total Water UseEquation:ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA]Enter values in Pale Blue CellsTan Cells Show ResultsMessages and WarningsEnter Irrigation Efficiency (equal to or greater than 0.71) 0.91Irrigation Efficiency Default Value 0.71Plant Water Use Type Plant FactorLow 0 - 0.3Medium 0.4 - 0.6High 0.7 - 1.0SLA 1.00HydrozonePlant Water Use Type (s) (low, medium, high)Plant Factor (PF)HydrozoneArea (HA) (ft2) PF x HA (ft2)1 Low 0.20 640 1282 Low 0.20 1,172 2343 Low 0.20 750 1504 Low 0.20 174 355 Medium 0.40 267 1076 Low 0.20 131 267 Low 0.20 916 1838 Low 0.20 753 1519 Low 0.20 1,120 22410 Low 0.20 1,263 25311 Low 0.20 1,028 20612 Low 0.20 1,445 28913 Low 0.20 2,248 45002,435SLA100Sum 11,907ResultsMAWA = 177,867 ETWU= 72,669 GallonsETWU complies with MAWA9,715 Cubic Feet97 HCF0.22 Acre-feet0.07 Millions of Gallons12.e
Packet Pg. 376 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 376
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 10 SITE LIGHTINGNew buildings - wall mounted Hinkley - Kube 1766SK-LED in Satin BlackPath lighting - bollardLucifer - BOL in Matte BlackSite walls - recessed wall mounted Lucifer - ISL-ALED in Matte Black12.e
Packet Pg. 377 Attachment: e - Project Plans (1497 : Bishop Street Studios Appeal)Packet Pg. 377
BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 11 EXISTING BUILDING UPPER FLOOR PLAN SCALE: 3/32” = 1’-0”12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 12 EXISTING BUILDING LOWER FLOOR PLAN SCALE: 3/32” = 1’-0”12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 13 BUILDING A FLOOR PLANS SCALE: 3/32” = 1’-0” BUILDING B FLOOR PLANS SCALE: 3/32” = 1’-0”12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 14 BUILDING C FLOOR PLANS SCALE: 3/32” = 1’-0”12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 15 SITE SECTION SCALE: 1/16” = 1’-0”UNIT TYPE A SECTIONSCALE: 3/32” = 1’-0”UNIT TYPE B SECTIONSCALE: 3/32” = 1’-0”12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 16 EXISTING BUILDING ELEVATIONS SCALE: 1” = 10’-0”KEYNOTES1. EXISTING HISTORICAL BRICK TO REMAIN; RE-TUCK POINT ALL BRICK2. EXISTING DECORATIVE BRICK CORNICE TO REMAIN; PATCH AND REPAIR AS REQUIRED3. EXISTING DECORATIVE CLAY ROOF TILE TO BE REUSED; MISSING OR DAMAGED TILES TO BE REPLACED TO MATCH EXISTING4. EXISTING DOORS TO BE REPLACED WITH SOLID CORE WOOD DOORS WITH (3) PANELS TO MATCH EXISTING; EXISTING BRICK TRIM TO REMAIN, PATCH AND REPAIR AS REQUIRED FOR NEW DOOR INSTALLATION5. EXISTING BRICK CHIMNEY TO REMAIN6. EXISTING MAIN ENTRY DOOR TO BE REPLACED WITH SOLID CORE WOOD DOORS WITH (3) PANELS TO MATCH EXISTING; EXISTING BRICK TRIM TO REMAIN, PATCH AND REPAIR AS REQUIRED FOR NEW DOOR INSTALLATION7. EXISTING WINDOWS TO BE REPLACED WITH SOLID CORE WOOD DOORS WITH (3) PANELS TO MATCH EXISTING; EXISTING OPENING WIDTH AND BRICK TRIM TO REMAIN, PATCH AND REPAIR AS REQUIRED FOR NEW DOOR INSTALLATION8. EXISTING SINGLE OR DOUBLE HUNG WOOD AND METAL WINDOWS WITH (6) GLASS PANELS PER PANE TO BE REPLACED WITH NEW FIBERGLASS SINGLE HUNG WINDOWS WITH (6) GLASS PANELS PER PANE9. EXISTING SINGLE OR DOUBLE HUNG WOOD AND METAL WINDOWS AT COMMUNITY SPACES TO BE REPLACED WITH NEW FIBERGLASS SINGLE HUNG WINDOWS 10. EXISTING HOT MOP OT BUILD-UP ASPHALT FLAT ROOF MATERIAL TO BE REPLACED WITH TPO OR ROLL OUT WELDABLE VINYLWEST ELEVATIONNORTH ELEVATION12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 17 EXISTING BUILDING ELEVATIONS SCALE: 1” = 10’-0”KEYNOTES1. EXISTING HISTORICAL BRICK TO REMAIN; RE-TUCK POINT ALL BRICK2. EXISTING DECORATIVE BRICK CORNICE TO REMAIN; PATCH AND REPAIR AS REQUIRED3. EXISTING DECORATIVE CLAY ROOF TILE TO BE REUSED; MISSING OR DAMAGED TILES TO BE REPLACED TO MATCH EXISTING4. EXISTING DOORS TO BE REPLACED WITH SOLID CORE WOOD DOORS WITH (3) PANELS TO MATCH EXISTING; EXISTING BRICK TRIM TO REMAIN, PATCH AND REPAIR AS REQUIRED FOR NEW DOOR INSTALLATION5. EXISTING BRICK CHIMNEY TO REMAIN6. EXISTING MAIN ENTRY DOOR TO BE REPLACED WITH SOLID CORE WOOD DOORS WITH (3) PANELS TO MATCH EXISTING; EXISTING BRICK TRIM TO REMAIN, PATCH AND REPAIR AS REQUIRED FOR NEW DOOR INSTALLATION7. EXISTING WINDOWS TO BE REPLACED WITH SOLID CORE WOOD DOORS WITH (3) PANELS TO MATCH EXISTING; EXISTING OPENING WIDTH AND BRICK TRIM TO REMAIN, PATCH AND REPAIR AS REQUIRED FOR NEW DOOR INSTALLATION8. EXISTING SINGLE OR DOUBLE HUNG WOOD AND METAL WINDOWS WITH (6) GLASS PANELS PER PANE TO BE REPLACED WITH NEW FIBERGLASS SINGLE HUNG WINDOWS WITH (6) GLASS PANELS PER PANE9. EXISTING SINGLE OR DOUBLE HUNG WOOD AND METAL WINDOWS AT COMMUNITY SPACES TO BE REPLACED WITH NEW FIBERGLASS SINGLE HUNG WINDOWS 10. EXISTING HOT MOP OT BUILD-UP ASPHALT FLAT ROOF MATERIAL TO BE REPLACED WITH TPO OR ROLL OUT WELDABLE VINYLEAST ELEVATIONSOUTH ELEVATION12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 18 BUILDING A ELEVATIONS SCALE: 1” = 10’-0”KEYNOTES1. BRICK TO MATCH EXISTING2. DECORATIVE BRICK CORNICE TO MATCH EXISTING3. METAL CANOPY4. HORIZONTAL SIDING5. WINDOWS AND DOORS6. EXTERIOR LIGHT7. PAINTED STUCCO8. COPING9. BRICK TRIM TO MATCH EXISTING10. STUCCO TRIMWEST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONEAST ELEVATION12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 19 BUILDING B ELEVATIONS SCALE: 1” = 10’-0”KEYNOTES1. BRICK TO MATCH EXISTING2. DECORATIVE BRICK CORNICE TO MATCH EXISTING3. METAL CANOPY4. HORIZONTAL SIDING5. WINDOWS AND DOORS6. EXTERIOR LIGHT7. PAINTED STUCCO8. COPING9. BRICK TRIM TO MATCH EXISTING10. STUCCO TRIMWEST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONEAST ELEVATION12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 20 BUILDING C ELEVATIONS SCALE: 1” = 10’-0”KEYNOTES1. BRICK TO MATCH EXISTING2. DECORATIVE BRICK CORNICE TO MATCH EXISTING3. METAL CANOPY4. HORIZONTAL SIDING5. WINDOWS AND DOORS6. EXTERIOR LIGHT7. METAL RAILING8. PAINTED STUCCO9. COPING10. BRICK TRIM TO MATCH EXISTING11. STUCCO TRIMWEST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONEAST ELEVATION12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 21 VIEW FROM DRIVEWAY12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 22 VIEW TOWARD EXISTING Building12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 23 VIEW FROM EXISTING BUILDING12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 24 VIEW OF PATIO12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 25 VIEW FROM WEST12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 26 VIEW AT LOWER LEVEL12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 27 VIEW FROM Driveway12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 28 VIEW FROM EXISTING BUILDING12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 09/19/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com PAGE 29 VIEW AT LOWER Level12.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 07/20/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.com 2 - ALL CANOPIES, TRIM & CAP AT STUCCO SW 6991 BLACK MAGIC7 - STUCCO: LA HABRA 20/30 FLOAT X-830 CLAY6 - HARDIE SIDING SW 6069 FRENCH ROASTFRONT VIEW 3 - BRICK VENEER TO MATCH EXISTING BUILDINGEXTERIOR LIGHTSHINKLEY - KUBE1766SK - LED IN SATIN BLACK5 - HARDIEPLANK HORIZONTAL LAP SIDINGPROPOSED BUILDING MATERIAL BOARD4 - WINDOW TRIM AT BRICK SIDING TO MATCH EXISTING BUIDING1 - PERFORATED METAL CANOPY212427224SIM.21512652212.e
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BISHOP STREET STUDIOSSAN LUIS OBISPO, CADATE: 07/20/2016805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comPRIMARY GABLE DETAILSECONDARY EAVE DETAILBRICK DETAILEXISTING BUILDINGCOMMUNITY EXISTING CONDITIONTYPICAL EXISTING CONDITIONTYPICAL PROPOSED CONDITION COMMUNITY PROPOSED CONDITIONEXISTING BUILDING MATERIAL BOARD12.e
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ACCESS AND UTILTIES PLANCONCEPTUAL12.e
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CONCEPTUALGRADING AND DRAINAGE PLAN12.e
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Bertrando & Bertrando
Research Consultants
267 Foothill Boulevard.
San Luis Obispo, CA 93405
Office Phone Numbers:
805 543-7831
805 544-1308
805 541-8306 FAX
E-mail: bertrando@thegrid.net
betsyb@thegrid.net
Historical Significance
Evaluation
for
Sunny Acres
San Luis Obispo County, CA
Prepared at the request of:
Caryn Stumpenhaus, Property Manager
Department of General Services
San Luis Obispo County
Prepared by:
Betsy Bertrando, Researcher
Bertrando & Bertrando Research Consultants
October 1998
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ABSTRACT
In 1998, Betsy Bertrando of Bertrando & Bertrando
Research Consultants, at the request of Caryn Stumpenhans of
San J,,uis Obispo County General Services, conducted a
significance evaluation for the property containing a building
known as Sunny Acres, prior to the proposed demolition of the
building. The results of the research and evaluation found that
Sunny Acres is eligible for listing on the State Historic Register
and has been evaluated by the City of San Luis Obispo
Cultural Heritage Committee as a significant local resource.
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INTRODUCTION
On May 11, 1998, the San Luis Obispo County General Services Department completed a
formal agreement with Bertrando & Bertrando Research Consultants. The work carried out for
this study was conducted by Betsy Bertrando. Betsy Bertrando has over twenty years experience
with the historical resources of the Central Coast and has completed numerous projects within
the City and County of San Luis Obispo. The work took place during the summer of 1998. The
project location is depicted on the San Luis Obispo 7.5 USGS quadrangle topographic map and
is located at 2176 Johnson Avenue. The building is located on a parcel owned by the County of
San Luis Obispo and is surrounded on three sides by the City of San Luis Obispo.
BACKGROUND
Historical Backiiound
Written history in San Luis Obispo begins with the visit of Captain Gaspar de Portola in
September 1769. The Spaniards had begun their journey in San Diego and on their way to
finding Monterey Bay stopped near the location where the Mission San Luis Obispo de Tolosa
would be established three years later. Fr. Crespi named the area La Canada de la Natividad de
Nuestra Senora (Engelhardt 1933).
During the mission period the land that included the project area was part of the fields
and free range that supported the mission population. In 1822, when Spain lost California to
Mexico, the mission system as practiced by Spain began its decline. Secularization, which began
in 1834, caused lands previously owned by the missions to be awarded to Mexican citizens, in
part to encourage Mexico's presence in Alta California. A large percentage of the land grants
were awarded to retired soldiers that had served the missions (Avina 1932).
In 1842, the land grant that encompassed the project area called "La Vena or La Vina"
was granted to Francisco Estevan Quintana by Governor Micheltorena. F .E. Quintana came to
San Luis Obispo from New Mexico and became a highly respected member of the community.
"During his long life he was actively engaged in the business of stock
raising, both in New Mexico and California; and being a careful and skillful
business man, amassed afortune. "(Angel 1883)
During this same period, a land grant was awarded to Maria Concepci6n Boronda by
Governor Alvarado in 1842 (Robinson 1957). M~ch of that rancho, "Potrero de San Luis
Obispo " was located on what is now Cal Poly Land. Maria Boronda traded her rancho to
Quintana in 1854 for his land and estate now known as "la Loma de la Nopalera", (formerly the
"La Vena"). The title for the original land grant was never petitioned or filed with the United
States Government, therefore it never became a part of the land grant record. Boronda had two
husbands, Oliver Deleissigues who was drowned at sea and later Judge Jose Maria Munoz
(Sanchez 1998). The property later included the land that contains Sunny Acres (Vol A pg 733).
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In 1876, the map of what was called the Deleissigues Tract (A-095) was surveyed by H.C. Ward
and filed with the City of San Luis Obispo. This tract included the SU1U1y Acres area as well.
A part of the Deleissigues Tract is the large parcel of land that is formed from the north
comer of Bishop and Johnson Avenue and continues up slope for several hundred yards. This
has been an area of public care since 1880 when the county hospital was constructed. Originally
planned and built to be at some distance from the town of San Luis Obispo, the land is now
county land that is surrounded on three sides by the City of San Luis Obispo. A description of
the county hospital from the week of 1889 found in the local newspaper follows:
"Situated in the south east part of this city, is the county hospital, with fine
grounds, driveways, gardens, fruit-trees, etc., and there our reporter made an
excursion this morning. At the door one is met by Jesse Lewis, Superintendent,
who ushers you in with every grace. A nice spacious office and waiting room is
near the entrance, and here is the library with medical and miscellaneous books,
and models of ships and other works of the patients while opposite this is the
medical room where we found Dr. W W Hays, who kindly took us through the
institution. Here every kind of drugs can be obtained, and all kinds of surgical
instruments, straight jackets, splints and every thing in fact that is needed in the
line of medicine or surgery. Going upstairs we find four handsome rooms which
are for the accommodation of the patients who are able to pay for them, and they
are furnished very nicely and with large fire places and every thing needed for
comfort. On returning from these fine rooms we next came to a fine large bath
room with hot and cold faucets. Going down stairs again we are shown into a
fine large dining room. This is for the convenience of the Superintendent's family
and the boarding patients. Crossing through an entry or hall, we came next into
the dining room for the ordinary patients, where two large tables stand in the
middle of the room with a large China closet at one end. Adjoining this is the
kitchen, where we found a colored cook and waiter, and if they had swallow-
tailed coats on, they would have been taken for employees in the Palace Hotel of
San Francisco. Crossing on a spacious veranda we arrived at the door of the
dormitory where we find 17 men, 5 of whom are confined in bed. Here we noticed
one poor sufferer who had fallen off a load of hay and had his leg broken at the
hip and who had just received a new splinting and a new coat of plaster of paris.
As the unfortunate would not keep still they were compelled to strap him to a bed
in order to keep him quiet. Looking at this sad picture caused the reporter to
collapse, when Dr. Hays gave us a good dose of medicine to steady our nerves.
After seeing the pest house and the dead house, vineyard, poultry etc., and after
thanking the Doctor and Mr. Lewis we left with the feeling that when one does get
sick that there is a good comfortable place to go where kindness and a cure will
be given. " (Tognazzini 1889)
Continuing with the concept of public care, in 1893, it was deemed necessary that a
"proper pest house" be arranged to receive small pox cases. There was a "pest house" in use in
1888 but it was deemed unsuitable. It was usual for the hospital to fly a yellow flag when there
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was a quarantined patient.
The citizens of San Luis Obispo had wanted the public care facilities located at some
distance from town. It was not far enough for the town, however, when it related to the
following circumstances that were reported by the Board of Health in May 1895:
" .... a nuisance existed near the county hospital. All the sewage of the
hospital empties into an open gulch near by and then flows through a big portion
of the city. "
This was an even more common complaint prior to the rainy. Public care among some in the
community was not to be seen or heard . As the needs grew for solving care problems the area
around the County Hospital grew as well and eventually included buildings and structures for the
following county needs:
General Hospital
TB Sanitariwn/Probation Department
Womens Jail
Building for the Insane
Ward/Record Room
Ward Cottage
Social Hall
Sunny Acres -Children's Home/Detention Hall
Dead House
Pest House
Support structures have included the following:
Laundry
Storage
Large Garages
Pre 1905
Henhouses
Reading Room
Separate Room Structures
Sheds and Barns
Water tanks
A vineyard, fruit trees and kitchen garden supplemented food needs for the complex. The
building record for the date of construction of some of the buildings can be traced through old
copies of the local newspaper. This is also true of annual reports of patients cared for and
improvements to the facility.
"Private" hospitals were always located in town. In 1917 there were at least two private
hospitals; Stover's Sanitarium and Pacific Hospital owned by Ester Biaggini. In the 1920s these
were followed by the Mountain View Hospital and the "old" French Hospital on Marsh Street.
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The current building housing the Probation Department was formally the La Loma
Tuberculosis Sanitarium. This building remains as the closest public care facility to Sunny
Acres. At the bottom of the hill General Hospital continues in the same area with different layers
of building activity as part of the current structure. A long record of public care underlies the
entire area.
Sunny Acres
On September 22nd, 1930, bids were requested by the San Luis Obispo County Board of
Supervisors for the construction of a Children's Home and Health Farm Building to be located
on the County General Hospital Site. The members of the San Luis Obispo County Federation of
Women's clubs, announced that they were sponsoring the contest for a name for the new
detention home. An entry form for the contest was printed in the Daily Tele2ram for January 12,
1931. The form requested that the new detention home for unfortunate children not be called
"Children's Home" or "Detention Home" or "Orphan's Asylum". Names for the building started
being printed in the January l S1h issue along with the announcement of a $10 merchandise
coupon for the winner of the name that is selected. The prize was offered by Mr. Lannon of the
Riley/Lannon Company, the forerunner of the long time popular downtown department store -
Riley's -located where Copeland's is today.
Name suggestions continued to be listed with a great response throughout the county on
the 191h and 21st of January. Finally on the 27 1h, out of 540 names submitted, seven club women
choose the name Sunny Acres that was sent in by Mrs. Mary Whitlock of Morro Bay. The article
continued;
"The new home for children, located on a beautiful spot near the general
hospital, is now under construction and is expected to be ready for occupancy
within the next few weeks. Mrs. Gertrude Graham was named matron of the
home, and assumed her position the first of the year.
More than 20 little girls and boys make their home at the institution. "
Prior to Sunny Acres, care for orphans and runaways, was haphazard at best. Babies
were given to the care of kindly mothers in town and often older youngsters were made to work
for their "supper" under their appointed guardians in the late 1800s. The situation changed
slightly later when a small house was used for orphan care. On Thursday, April 16, 1931, the
Telegram headlined the opening of Sunny Acres with "Sunny Acres Real Home for Kiddies".
" 'Sunny Acres' became a real home Thursday when 16 youngsters took
possession of their new quarter provided by the county for its juvenile charges.
Mrs. Gertrude Truesdale Graham, matron of the new children's home
took charge of the moving activities, assisted by Jess Wynn and members of the
county juvenile committee.
'This is gonna be heaven, ' one little chap smiled as he left the crowded
and dilapidated quarters of the old detention home and saw the spacious new
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building on Johnson Avenue which is to be his new home.
County residents built the Children 's Home and then called it 'Sunny
Acres' in a naming contest held after completion of the new modern and fire-
proof building.
Instead of a tiny yard, the children now have spacious grounds in which to
play while the new home provides ample quarters for segregation of the boys and
girls."
In 1947 alterations and additions were made to the Childrens Home at Sunny Acres. The
alterations and additions were not explained in the Supervisors minutes but nevertheless were
deemed "inadequate to care for the increased number of persons to be cared for at said
institution" (Minutes C-16).
During the early 1950s, the school schedule at Sunny Acres ran from 8 to 8:30 am to 3:30
in the afternoon. This was followed by a recreation program (the current basketball court was in
place at that time). The program was run by the County Office of Education. At that time the
youngsters were from 6 to 18 years of age . Younger charges were placed in foster homes .
Usually there were 12 to 15 children, 2 cooks, 2 live in matrons, and a daily welfare and
probation office visit. At night there were at least two staff members present. The charges at
Sunny Acres were a combination of dependant wards of the state and criminal behavior
problems. The facility was not a lock down situation nor was it fenced. According to the special
education teacher at the time, Bruce Miller, "it was a friendly and open place." This did not
continue however, as later "mean and vicious kids started entering the system" (Miller pers.
comm.).
In April 1958, the following notice appeared in the San Luis Obispo Register;
"A/our and a half page indictment of the juvenile hall operations and
building, written by the supervisor and made public this week is enough to jar the
most complacent citizen in this county. The report contains references to the
building that emphasizes its unsuitability; and reeks of sex problems because boys
and girls cannot be kept separated. "
The article continues with a familiar ring;
"The report describes the building as completely inadequate and it is.
The big question being asked by the county board of supervisors, each of whom
quietly received a copy of the report for their private perusal a week ago is, 'how
in heck are we going to pay for it? And are we supposed to be the ones who
assume the responsibility for carrying the ball?'"
At that time Juvenile Hall was under the jurisdiction of the Juvenile Court system. A new
Juvenile Hall was a Bond Proposal, Proposition A, on the Primary Election Ballot for June 7 ,
1960. The proposed new Juvenile Hall was planned to allow "innocent dependent children to be
separated from youth off enders, and where youth offenders can be separated from seasoned
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criminals."
A fact sheet was produced to answer the question of need for the new facility. It stated
that juveniles were housed at three separate locations; 1) Sunnyacres, where both boys and girls,
delinquents and dependents, are housed in quarters which cannot be locked by order of the state
fire marshal and state fire law; 2) the county jail, for some boys; and 3) the old psychopathic
ward of the county hospital for some girls . The proposed new facility was broadly supported by
public agencies. During this effort it was assumed that the juvenile facility would be constructed
in the same centralized area as the county hospital, public health center, county schools office,
and other important individual service and welfare agencies of the county. This would be done
with the aim of continuing the tradition for the large parcel off Johnson A venue. It was also
suggested at that time that Sunnyacres will not be demolished but would be utilized by other
county departments. It was also during this period that Sunny Acres began being recorded as:
Sunnyacres.
By 1966, voters had rejected two bond issues for a new juvenile hall. An article in the
February 51
\ 1966 Telegram-Tribwie describes Sunny Acres as follows:
" ... For most people, it's pretty easy to forget Sunnyacres is there at all.
This, though its weathered brick building and wire fenced yard stand prominently
on a hill overlooking San Luis Obispo.
Sunnyacres, you see, is the euphemistic name for the county's juvenile
hall.
Its residents are as young as 10, as old as 17. Some are in trouble with
the law; some are only in trouble with life. Today there are fewer than 10, but the
population sometimes goes as high as 18.
One teen-ager, hopefully awaiting placement with foster parents, looks up
from schoolwork to tell you Sunnyacres sure is better than his real home.
This couldn't be saying much. This teen-ager -not a lawbreaker -
spends more than half the time locked in a Spartan room with no pictures -only
a bed, dresser, toilet facilities.
The building looks clean and well kept. The boys and girls are well fed.
But Sunnyacres was built 40 years ago. Today it is almost totally
inadequate for modern methods of juvenile rehabilitation. The staff is underpaid,
short-handed: One dedicated teacher, Frank McE/rath, must handle students from
seven to 17.
The school classroom lacks modern equipment. Sport facilities are few.
The books upstairs are old. The head matron, Mrs. Faye Hazen, doesn't have
much lo work with except a concern for kids.
The lawbreaker and the heartbreaker, both get the lockup -there 's no
place else and no way else now.
Sunnyacres has suffered from an acute shortage of money over the years.
Not to mention lack of concern by the public.
Nobody is "imprisoned" there. The law says you are "detained." There
still are locks on the doors, bars on the windows, a stout steel fence.
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and
Superior Court Judge Tim 0 'Reilly, the juvenile judge, doesn't like to send
anybody there if he can help ii.
His policy: send kids home -in his custody -whenever possible. Or send
on as soon as possible those going to youth camps or the Youth Authority.
0 'Reilly says he's determined that a new juvenile hall complex -perhaps
with the county probation department nearby -be built at Camp San Luis Obispo
on federal property.
A switch vote by County Supervisor Milton Willeford on August, 1978, finally seemed to
decide the location for the new facility -the parking lot south of General Hospital. That decision
was appealed by a group of Johnson A venue homeowners when they presented a petition with
2000 signatures opposing the proposed location. They didn't want a juvenile hall built in their
neighborhood. The city had grown up around Sunny Acres and again the community felt it
necessary to place the new juvenile detention center facility at some distance away from the city.
For much of its history, Sunny Acres was called the San Luis Obispo Children's Home.
It only later became the County Juvenile Detention Center. The facility was vacated in 1974 and
not long afterward the new juvenile detention center was constructed near the County Sheriffs
Station off of Highway 1, just northwest of San Luis Obispo. Since that time the history of the
Sunny Acres has been one of vandalism and deterioration. The brick facade is still standing high
on the hill overlooking the City of San Luis Obispo, however the result of neglect, fires and
criminal break-ins over so many years has severely defaced the interior.
Correspondence History
After the closing of Sunny Acres, a structural evaluation report was issued. The results of
that report prompted the County to make the first request for demolition of the building in 1979.
Since the 1980s, much of the building's history has been in the form of correspondence
between the city, county, and interested persons in the community. On May 5th 1986, a letter
was sent to the County Administrative Officer from C.R. Chelquist, Administrative Captain of
the City of San Luis Obispo Police Department expressing concern over the illegal use of the
building including the discovery of "an alter that was clearly intended to be part of a Satanic
ritual" (Chelquist 1986). Chelquist requested confirmation of a solution by demolition or reuse
so that the police and other agencies will no longer incur the costs involved with policing the
building.
In responding to the action of the Board of Supervisors approval of the sale and
demolition of Sunny Acres on August 51\ 1986, Michael Multari of the San Luis Obispo
Community Development Department sent a letter to Duane Leib of County General Services
requested that the county present the demolition permit to the San Luis Obispo Architectural
Review Commission (ARC) for review prior to issuance of the permit. The Commission would
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decide if the building is "esthetically, architecturally, or historically significant" and if so it is
typically required to "provide historical documentation, plans and/or photos for archival use prior
to demolition" (Multari 1986).
A letter from the law firm of Ernst and Mattison in September 1986 to the Board of
Supervisors carried a plea for the adaptive reuse of the building based on the buildings
"fundamental beauty" .. and "too ... historical a structure to be destroyed without every effort being
made towards its salvation" (Ernst, Mattison 1986). The seeds of a community organization
were sown.
Later in the same month George Rosenberger of County General Services received a
letter from Sandy Merriam, Chairman of the San Luis Obispo Cultural Heritage Committee
stating that as the result of their review, "While we are sorry to see the building go, we did not
find it of enough historical or architectural character to designate it as a priority building to be
conserved" (Merriam 1986).
A letter dated October 1, 1986 to San Luis Obispo County Department of General
Services from the Board of Directors of the California Central Coast Chapter of the American
Institute of Architects regarding the proposed demolition of Sunny Acres offers services of that
organization to "provide general expertise in the area of building diagnostics, security
methodologies, or ideas for adaptive re-use of the building" and "If, in fact, the Sunny Acres
building could serve some useful future function in the community, it represents an architectural
resource which should not be discarded" (CCCCAIA 1986).
During this period attempts by the County were made to advertise the building for sale or
demolition. No bids were received initially. In late October, finally one bid was received for
$100 which was rejected.
Paul A. Lanspery, City Administrive Officer wrote a letter to William Briam, County
Administrative Officer on October 13, 1986, relating to the concerns of the Police Department
and the request for the demolition permit to be reviewed by the City's Architectural Review
Commission (ARC) that ended with; "In the event that ARC review is not pursued, the City
would endorse a strategy of adequately securing the building now and addressing the issue of
rehabilitation or demolition as part of the long-term development of the site." (Lanspery 1986)
By the end of 1986, discussion was occurring with the public as well. In the Telegram-
Tribune, both an editorial and a guest columnist, Robert Vessely, fervently appealed to the Board
of Supervisors to find a new use for the old building. Throughout most of 1989, Vessely was
active in his campaign to save the building with letters and meetings wih City and County
agencies.
A request was made to Mark Hall-Patton, Director of the San Luis Obispo County
Museum, from David Blakely, Supervisor District 5, for a determination of the significance of
Sunny Acres . The request was referred to the County Historical Society Board of Directors and a
letter dated July 61\ 1989 containing the following resolution was sent to Supervisor Blakely:
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"Be it resolved, that the Executive Committee of the Board of Directors of
the San Luis Obispo County Historical Society does not find the Sunny Acres
building to be of sufficient historic merit to be designated an historic building,
and therefore takes no position relative to its preservation. " (Hall-Patton 1989)
Just prior to the San Luis Obispo City Council meeting where the Sunny Acres question
was on the agenda, a fire broke out in the building. In November 1989, the work to remove the
asbestos from the building had not yet been started causing the firemen to use extra uniforms and
equipment to fight the fire. The fire department requested the county to formally ask the
supervisors to demolish the building (Parker 1989).
An environmental study for an asbestos survey resulted in a report from the ENVIRO
Group. The 1989 effort resulted in the eventual removal of the asbestos from Sunny Acres.
An investigation took place at Sunny Acres by Fred H. Schott & Associates, Inc., Civil
and Structural Engineer, at the request of the County Department of General Services to
determine whether the masonry walls were reinforced or not. The report dated February 5, 1990
states that the brick masonry walls are generally of excellent quality and condition, but in his
opinion the walls are unreinforced. This resulted in a flurry of correspondence from both city
and county agencies. A distillation of the correspondence was prepared as a City Council
Agenda Report dated February 20, 1990. At the meeting, City Council declined the County's
offer for a lease agreement.
The adaptive reuse forces behind Sunny Acres were gaining steam and now
correspondence included the Housing Authority as part of their plan. Part of that group of
concerned citizens were Donald Grant, and Robert Vessely. The plan was growing to include all
the land behind General Hospital as well as Sunny Acres to satisfy various needs and interests in
the community. The Concept Plan for Sunny Acres was an ambitious report produced by
Crawford Multari & Starr to allow for a museum, Botanic Garden and Senior Housing. In 1990,
a New Times article reiterated the conflict between the city and the county and between San Luis
Obispo Major Ron Dunin and 5th District Supervisor David Blakely. Interest was being shown
by the city in restoration of the building while lack of funding was being expressed by the county
(Wilmer 1990). A nonprofit organization was formed and donations solicited for a "Sunny Acres
Museum -The Earth and Social Science Center."
The County paid for a contractor to remove the asbestos at Sunny Acres in 1993 .
In the San Luis Obispo City Council Agenda Report dated March 15, 1994, a listing of
seven historic properties was unanimously recommended by the Cultural Heritage Committee to
be added to the City's Master List of historic properties. Sunny Acres was on that list. The City
Council approved all the properties with the exception of Sunny Acres at the request of the
County.
Robert E. Hendrix wrote to the City again in 1994 offering the City the building, this was
followed by a meeting of City and County staff.
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On July 141\ 1996, the third fire occurred at Sunny Acres.
On August 13, 1996 Robert E. Hendrix, County Administrator wrote to John Dunn, the
City Administrator, reiterating the offer from the Board of Supervisors to offer Sunny Acres to
the City for $1 a year and stating that if the City is not interested in leasing the building the
county will prepare an Request For Proposal for private interests to respond for the property. If
there is no action within a reasonable time, Hendrix was directed to demolish the facility. There
was no response from the City regarding his latest offer.
From 1994 through 1997, 33 incident reports were recorded by the City Police
Department. Most were in response to calls from concerned neighbors and related to trespassing
and teenage mischief.
The Department of General Services issued a request for demolition again. This report is
a result of that process.
Architecture
Sunny Acres was designed by the William Mooser Company, Architects from San
Francisco. The firm was established in 1852 by Swiss immigrants and was responsible for many
of the public buildings and residences constructed in California (Fourie 1993). The design, in the
style of Lombard or Milanese Romanesque architecture, is the only example of this style in the
county. Sunny Acres was designed soon after the success the Company had in the design of the
Court House as well as the Hall of Records, jail buildings and General Hospital in Santa Barbara
(Finney 1929). The extensive Santa Barbara activity followed the earthquake of 1925 that
destroyed many buildings in Santa Barbara (Mooser 1929). Mooser had previously designed
court houses for five counties as well as a number of county hospitals (including our own). By
1929, three generations of William Mooser's had been designing buildings throughout
California.
METHODS
A visit to the site was conducted on April 16, 1998 with George Rosenberger of the
County General Services Department. Preliminary photograph documentation and note taking
was done by this reviewer, who was assisted by Luther and Ethan Bertrando. Rosenberger has a
good deal of information regarding Sunny Acres and was most helpful in sharing his knowledge.
On June 22, 1998, a search of the Sunny Acres files located at the office of Bob Vessely was
conducted. His research and background for the 1989 proposal for Sunny Acres as a Natural
History Museum was extensive. An index and many copies of correspondence with the city and
county, newspaper accounts and historical articles were made for this report from his files.
Bruce Miller, an instructor at Sunny Acres, gave background on the day-to-day
operations during that time period. Unfortunately, efforts made to locate records at the County
Education Office for the earlier history was unproductive as the record's whereabouts were
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unknown.
The archives of Bertrando & Bertrando were used for history texts and Sanborn Maps.
The files at the San Luis Obispo City/County Library for Sunny Acres as well as the newspapers
on microfilm were addressed. Additional newspaper microfilm study was conducted at the Cal
Poly Library.
A special effort was made to understand the letter from the Historical Society Board of
Directors that determined Sunny Acres was of insufficient merit to be designated an historical
building. The results of that issue can be found in Appendix E.
RESULTS
Field lnvesti&ation
The visit to the site encountered evidence of vandalism everywhere. The fence was
ineffective, windows were boarded, and evidence of repeated break-ins was clearly visible. The
tile roof had been broken for entry from above in several places. Two or three fires had occurred
inside the building. One fire had destroyed the floor between the basement and "day room" on
the upper floor. Another fire had started in the area of the boiler room in the basement and
continued in the room above. Rubble and graffiti was encountered everywhere. Some of the
rubble, however, was caused from the removal of the asbestos. With the exception of some
shelving and benches in room B 1, much of the original equipment and enhancements have been
"removed". This includes almost all evidence of what was the kitchen and pantry area, the
fireplace mantels, oak shelving, baseboard and two very large amber glass and wrought iron
chandeliers from the back to back day room and dining room.
With the exception of the tile roof mentioned above, the exterior brick facade has held up
quite well and shows little damage
Archival Research
The north comer of Johnson Avenue and Bishop, and extending up the slope, has been
the location of public care services for San Luis Obispo County since the 1880s. This area is rich
in the history of the changing attitudes and procedures given to public care. In the beginning, the
"public" hospital was located away from the citizens of the City of San Luis Obispo as indigent
care was not a popular neighbor. The grounds also later contained the county "pest" house
where patients with communicable diseases such as small pox could be taken to remove them
from the general population. Located in this area was also the building for the insane which was
probably later used as the women's jail.
Many attempts were made to gather information for the time period from mid 1930s to
1950 with no significant results. If records exist they are not available, nor are their whereabouts
known by the departments responsible for their history. Only files stored at Camp San Luis
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Obispo were not reviewed. If there was pertinent information stored at that site, this reviewer
could not locate any indexes to check on that possibility.
Couesponcience
One of the criteria used to validate the demolition of Sunny Acres has been the letter from
the San Luis Obispo County Historical Society Board and Museum dated July 6, 1989
(Appendix E). This remains the only valid response received by the County that gave an
insignificant evaluation for the property, and it was of particular importance to this investigation.
In the letter, the Historical Society Executive Committee adopted the following resolution:
"Be it resolved, that the Executive Committee of the Board of Directors of
the San Luis Obispo County Historical Society does not find the Sunny Acres
building to be of sufficient historic merit to be designated an historic building,
and therefore takes no position relative to its preservation. " (Hall-Patton 1989)
The letter is signed by Mark Hall-Patton, Director of the Museum at that time. As part of
this historical evaluation and investigation process, a letter dated May 20, 1998, was addressed to
Bruce Miller, President of the San Luis Obispo County Historical Society asking the following:
"To be able to understand the reasons for this decision, it is necessary
that I review the minutes for the meeting that pertain to the Sunny Acres
discussion. The make up of the Executive Board and their qualifications for
making the Environmental Quality Act (CEQA) determination would be most
helpful as well. " (Bertrando 1998)
On June 4, 1998, a call was received from Virginia Kennedy in response to the above
letter as Bruce Miller was out of town. She stated she was not allowed in the museum office
(recent turmoil within the Society precluded her effort), but she would contact Dan Krieger for
an answer. Krieger was a part of the Board at that time. The following day Virginia Kennedy
called and said she had received a FAX from Krieger in answer to her query. Kreiger explained
that the criteria from the city (sic county) and Bob Vessely (who had also requested the
evaluation from the board) for the resulting determination was as follows: " ... they were asked if
it was historic because of its association with a famous person" ... the rational for the answer was
" .... juvenile records were closed and there was therefor no evidence of a famous person
associated with Sunny Acres .... ". (Kennedy pers. comm.)
According to Wendy Waldron, who was a member of the Cultural Heritage Committee
with Krieger for several years, Krieger later changed his vote and agreed with the rest of the
Cultural Heritage Committee that indeed Sunny Acres was historic.
A phone conversation took place on June 5, 1998, with Mark Hall-Patton, who for the
last few years has resided in Las Vegas, Nevada, and had originally signed the letter in question.
During the conversation Hall-Patton stated that the Board was not qualified to make the
significance determination and he had been directed to write the letter. Hall-Patton recalled that
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the building had an impressive exterior and site location, but he couldn't visualize a reuse for the
building that would fit the surroundings. A letter in support for the Heritage Shared Grant
Application enthusiastically supporting the feasibility study for adaptive reuse for Sunny Acres
was written on June 15, 1998, and received by this reviewer from Hall-Patton (Appendix E).
The thoughtful letter further defines his earlier position and his current funding concerns.
SIGNIFICANCE CRITERIA AND EVALUATION
The California Environmental Quality Act (CEQA) was adopted and approved to set
forth some basic policies for environmental protection. Historic and prehistoric resources are
specifically addressed in Appendix K of CEQA' s definition of environmental resources. Section
21001 of CEQA provides that the state should "take all action necessary to provide the people
with clean air and water ....... and historic environmental qualities ........ and preserve examples of
the major periods of California history. Of primary concern is the definition of significance
which is addressed as follows:
A. Is associated with an event or person of
1. Recognized significance in California or American History, or
2. Recognized scientific importance to prehistory (PRC 21083 .2(g)).
B. Can provide information which is both of demonstrable public interest and useful in
addressing scientifically consequential and reasonable or archaeologicall research
question;
C. Has a special or particular quality such as oldest, best example, largest, or largest, or last
surviving example of its kind;
D. Is at least 100 years old and possesses substantial stratigraphic integrity;
or,
E. Involves important research questions that historical research has shown can be answered
only with archaeological methods.
In recent additions to CEQA further definitions are also described. Because Section
15064.5 Deterrnininii the Siiinificance of Impacts to Historical Resources and Unique
Archaeoloiiical Resources. is so new, a portion bas been listed below:
(2) Historical resources may include, but are not limited to, any object, building,
structure, site, area, place, record, or manuscript which is historically or archaeologically
significant or is significant in the architectural, engineering, scientific, economic, agricultural,
educational, social, political, military, or cultural annals of California.
(5) b. A project with an effect that may cause a substantial adverse change in the
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significance of an historical resource is a project that may have a significant effect on the
environment.
In another new Section 15126.4, Consideration and Discussion of Miti~ation Measures Proposed
to Minimize Si~nificant Effects:
(2) In some circumstances, the effects of demolition of an historical resource are not
mitigated to a point where clearly no significant effect on the environment would occur when
documentation of an historical building is prepared by way of historic narrative, photographs, or
architectural drawings.
A recent court case in Oak.land filed February 2, 1997, League For Protection of
Oak.land's Architectural and Historic Resources v. City of Oak.land -reversed a previous
judgement, "based upon our conclusion that under the governing definitions and the facts
presented the Montgomery Ward Building is an historical resource, which may not be approved
for demolition without the preparation of an EIR." Under Section IV. The Mitiiation Measures.
"Documentation of the historical features of the building and exhibition of a plaque do not
reasonably begin to alleviate the impacts of its destruction." (Appendix F)
The Historical Preservation Proiram Guidelines were adopted by San Luis Obispo City
Council resolution No. 6158 and became effective February 3, 1987. The criteria for evaluating
buildings is included within the guidelines. Below are the major headings followed by the
approved criteria that applies to Sunny Acres.
~ -Current rarity although the structure reflects a once popular style.
Sunny Acres represents an example of an architectural style no longer seen
in San Luis Obispo. It is the only example of an architectural style described as
Lombard or Milanese Romanesque. This style was popular in the l 920's,
particularly in regards to academic buildings. The building has maintained its
integrity in the exterior brick facade.
Desiin -Overall attractiveness with aesthetic appeal because of its uniqueness, .... details
and craftsmanship.
The brick building has an aesthetic appeal because of details such as the
gable end stepped, arched corbels of brick and radiating brick arches above the
windows.
Architect -A known architect who made significant contributions to the state or region.
The William Mooser Company was a family firm based in San Francisco.
It was responsible for many important public buildings in California.
Environmental Desi in Continuity -Symbolic importance of a structure to the community
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and the degree to which it serves as a conspicuous and pivotal landmark
It is an important and conspicuous landmark above Johnson A venue
whose similarity of use with its neighboring structures, although not in an
aesthetic style, defines a geographical area that contains the history of public care
in the County of San Luis Obispo.
Histozy -Person Describes a person, group, organization, or institution that has been
connected with the structure ...... for at least 40 years.
An institution has been connected to the structure for over 40 years. In
this instance it relates to child care for the entire period of use (1931 to 1974 ).
History -Event Associated with a social, political, economic, governmental, educational
or other institutional event that has been important to the community.
A first-of-its-kind institutional event for the county as a planned children's home.
History -Context Associated with and also a prime illustration of predominant patterns
of political, social, economic, cultural, medical, educational, governmental, military,
industrial, or religious history.
Sunny Acres reflects the changing social attitudes of the populace in a
structure that occupies its original site.
Sunny Acres easily fits into all or parts of the above categories. Interest shown by the
Cultural Heritage Committee and the community supports the historic importance of the resource
as well. As part of the Resolution of the Council of the City of San Luis Obispo that defines
historical preservation goals (No. 6157), Sunny Acres is at the least a Priority #4: Potentially
eligible for the National Register. This position would be strengthened if included as part of a
public care historic district north from the intersection of Johnson A venue and Bishop.
The City Guidelines above are essentially the same as Section 4852 of California
Assembly Bill 2881. The Section is entitled Types of Historical Resources and Criteria for
Listimi in the California Re2ister of Historical Resources.
RECOMMENDATIONS
The County has three options in regards to Sunny Acres:
l. Continued Vacancy; this use has resulted in neglect and negative impacts to the
structure through vandalism, weather damage and discontinued regular
maintenance.
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2. Demolition; this would result in the removal of the Sunny Acres building and
development of a new land use for the area. Based on CEQA guidelines and the
recent Oakland court case, this option would most likely necessitate a complete
Environmental Impact Report which would not guarantee any proposed future use
of the project area.
3. Structural Rehabilitation/Restoration; this option would allow use of the
existing significant structure in some new capacity. It would maintain the historic
character of the structure while allowing it to provide a service or services to the
community.
Based on these options, the conclusion of this report finds that Structural Rehabilitation/
Restoration is recommended over the other options as it would open the area to community use,
eliminate an area with a history of vandalism and neglect, and maintain a significant historic
structure to be enjoyed by future generations of the area. A secondary recommendation is for the
City and County of San Luis Obispo as well as the community to work together for an
appropriate solution.
CONCLUSION
There seems to be a consensus that Sunny Acres is important to the general community,
as well as historians and architects. This reviewer also found the building to be potentially
significant. The final significance determination is normally made by the State Office of Historic
Preservation. In addition, there may be good reason to include the other buildings found in the
surrounding area of Sunny Acres that represent the history of public care for the County of San
Luis Obispo and create an historic district to commemorate that commitment.
This part of the county has historically served the people of the county for 120 years
beginning with the building of the County Hospital. As a part of the public care complex, Sunny
Acres is potentially significant for the architect and style of architecture. It is stands unique in its
history of providing care for juveniles as the first county orphanage and later detention center and
juvenile hall.
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REFERENCES CITED
Biblio~raphy
Angel, Myron
1883 History of San Luis Obispo County. Thompson and West, Oakland. Facsimile
reprint published 1979 by Valley Publishers, Fresno, CA.
Avina, Rose Hollenbaugh
1932 Spanish and Mexican Land Grants in California. Thesis for the University of
California. Reprinted in 1973 by R and E Research Associates, San Francisco,
CA.
City of San Luis Obispo
1987 The Historical Preservation Pro~ram Guidelines. Produced by the Community
Development Department. ·
Engelhardt, Fr. Zephyrin, O.F.M.
1933 Mission San Luis Obispo in the Valley of the Bears. Mission Santa Barbara,
Santa Barbara, CA.
Finney, M. Mac Lean
1929 The Court House Beautiful in The Architect and En~ineer, Vol XCVIII.
F ourie, Denise
1993 Sunny Acres for the City of San Luis Obispo Historic Resources Inventozy
Mooser, William A.I.A.
1929 Building of Court House within Architects Estimate in The Architect and
Em~ineer.
Parker, Dan
1989 Fire heavily dama~es old juyenile hall in the SLO County Telegram-Tribune,
Saturday, November 25.
Robinson, W.W.
1957 The Stozy of San Luis Obispo County. Title Insurance and Trust, Los Angeles,
CA.
Sanchez, Gil
1998 Condition Assessment and Preliminazy Rehabilitation Study -Rodriquez Adobe.
Butr6n Adobe. La Loma Adobe. Produced for Friends of Las Casas de Adobe,
San Luis Obispo, CA.
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Wilmer, Tom
1990 Clouds Oyer Sunny Acres in New Times, January 18.
Records Reviewed
Supervisors Minutes on file at the County Clerk/Recorders Office
Microfilm C-16
1854 Deeds Vol A Pg 78 -Boronda to Quintana, deed in Spanish
1876 Map of the Deleissi~ues Tract. Surveyed by H.C. Ward.
1877 Deeds Vol A Pg 733 -United States to Jose Maria Munoz
Correspondence
1986 C.R. Chelquist to William Briam
1986 Ernst and Mattison to Board of Supervisors
1986 Andrew G. Merriam to George Rosenberger
1986 CCCCAIA Board of Directors to County Supervisors and Department of General
Services
1986 Paul A. Lanspery to William Briam
Interviews
Bruce Miller, former Special Education teacher at Sunny Acres-early 1950s
Robert Vessely, Structural Engineer
Mark Hall-Patton, former Director of the County Historical Museum
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12.f
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APPENDIX D: Site Record
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Packet Pg. 423 Attachment: f - Historic Significance Evaluation by Bertrando & Bertrando (1497 : Bishop Street Studios Appeal)
State of CalKomla • The Resources 1-Genct
DEPARTMENT OF.PARKS AND RECREATION
OFACE OF HISTORIC PRESERVATION
·.~
).
HISTORIC RESOURCES INVENTORY
IDENTlFlCATION AND LOCATION
1 Historic name: Sunny Acres
2. Common ot current name.: Sunny.Acres
3. Number & street 2176 Johnson Cro~or.
City. San Luis Obispo Vicinity only: 2lp:. 93401
4. lITM zone: A e . c
5. Quad map No. Parcel No. 003..S01.ooo4-01 Other.
DESCRIPTION
6. Property category: If district, number of documented resources
County: San Lule Obl•po
D
7 . Briefly describe the present physical appearance ol the property, Including condition, boundaries, related featurH, surroundings,
and ~I appropriate) archlteC1ural style.
Sunny Acres is a large, two·story, brick structure p romi nently situated on a hilltop over1ooking San Luis Obispo and behind the County
General Hospital (which was built by the same arch itect, Wi lli am Mooser). The building is basically rectangular In plan, with a gabled
!1on1 entrance and a kitchen projecting from the rea.1. Th e eaves ot the gable are decorated w ith dentil1. Some wi ndows are topped with
semi-circular quoins. Other notable details are the copper gutters and downspouts, and large two·1ld1d flrtplac..
The architectural style has been described as Lombard or Milanese Romanesque, which was popular In California In the 1920's, The style
was widely used for academic buildings, with examples on the UCLA and USC campuses. The Sunny Acres building Is the only example
of this type of architecture In San Lula Obispo County.
There is ongoing discussion as to the structural Integrity ot the brick building. Recent engineering studies have connrmed that the
building is unrelntorced but extremely well built. Vandalism to the Interior and the root pose the major threat to the Integrity of this vacant
structure.
""
8. Planning llgency:
City of San Lui• Obl1po
9. O#net' & MSdr.-.
County of San Luis Obispo
County Government Center
San Luis Obispo, CA 93408
10 . Type of ownership:
11 . Present use :
Vacant
12 . Zoning :
C/OS-40
13 . Threats :
Send a copy of this form to: State Oftice ot Historic Preservation, P.O. Box 942896, Sacramento, CA 94296-0001
Complete these itemi' for historic preservation compliance projects under Section 106 (38 CFR 800). All Items must be completed for
historical resources survey Information. · OPR 523 (Rev. 6/90)
12.f
Packet Pg. 424 Attachment: f - Historic Significance Evaluation by Bertrando & Bertrando (1497 : Bishop Street Studios Appeal)
.1 ··~~ -
HISTORICAL N=ORMATION
0 1"4. Construction dat9(s): 1931 Original location: 2178 Johnson
15. Alterdonl & dat.: 1~7; 1959 ~nterlor remodeling)
18. Architect Wiiiiam Mooaer, Jr. Builder. Unknown
17. Hstoflo ~(with number from llat):
SIGNIFICANCE ANO EVAl..1.JATION
18. Conmxt fol ev-Juatlon: .Theme Atchltecture; Government Jilu.:.
' Period! Property type:
•19 , Briefly dltcu11 the property'• Importance within the context. Use historical and architectural analyai1 as appropriate.
Compare with similar propertlea.
Sunny Acres was built by the County of SLO In i930/31 as a 'children's home' to hous.e orphant and other ward• of th•
court. The building was designed by William Mooser Company, Architects, of San Franelseo. Minor Interior remodeling took
place in i947 and 1959 . Over the years-at leas\ by \he mid-i9SO's-its use changed lo that of County Juvenile detention
facility. It was used as such until it was abandoned by the County in 1974. Thus, lhia Institutional building is a
reminder of lmponant, yet difficult, social service functions of local government.
The ~rlglnal architectural firm, William Mooser Co .,' was a firm of substantial longevity that practiced throughout California.
Established in 1852, it was operated by three generations of the Mooser family until closing in 1969. Notable examples of
their work Include the Santa Barbara County Counhouse; the tower building In Ghirardelll Square and the Maritime Museum,
both in San Francisco; the Beringer House in St. Helena; and numerous residences and government buildings up and down
the state.
During the time Sunny Acres was designed, the firm was operated by William Mooser, Jr., an engineer, and his son, Willlam
Mooser Ill, a graduate of the prestigious Ecole des Beaux Arts in Paris. The firm also designed the nearby county General
Hospital In 1928. The style of Sunny Acres Is Lombard or Milanese Romanesque, a style of which there are no other
example• In SLO County. ·
Thus, the significance of the building lies ln its unusual architectural style for the area, the reputation of
and Ill long·ttrm use as a aoclal aervlces faclllty.
20. Sourcee:
SLO City flltt; SLO County flle1
CHC fllea: Bob Vtaaely
Telegram-Tribune 4/1~/3/31; 9/21-26/30
SLO City Olrectorles-1931, 1933, 1938, 1939, 1942
SLO County Museum Atchivea
SLO City-County Ubrary mea
21. Appllcable National Register criteria:
22. Other recognition:
State Landmark No. ~f applllcsble)
23. Evaluator.
Cate 'of evaluation
24. Survey type:
25. Survey name:
•26. Year fonn prepared: July 1993
By (name): Denise Fourie
Organization: Cultural Heritage Committee
c!
Address: 83 La>~ntrada Ave.
City & Zip: ~n Luis Obispo, 93405
Phone: (805) 544.9343
the architect,
I "·!--..
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Packet Pg. 425 Attachment: f - Historic Significance Evaluation by Bertrando & Bertrando (1497 : Bishop Street Studios Appeal)
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
ARCH-3336-2016/EID-3562-2016
August 24, 2016
1.Project Title:
Bishop Street Studios
2.Lead Agency Name and Address:
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
3.Contact Person and Phone Number:
Rachel Cohen, Associate Planner
805-781-7574
4.Project Location:
1600 Bishop Street (APN 003-601-006)
5.Project Sponsor’s Name and Address:
Transitions Mental Health Association
P.O. Box 15408
San Luis Obispo, CA 93401
Project Representative Name and Address:
Ten Over Studio
539 Marsh Street
San Luis Obispo, CA 93401
6.General Plan Designation:
Special Focus Area 5: General Hospital Site: The General Hospital site includes County-owned
property including the old hospital building (which is planned to remain as an office / treatment
facility) and lands behind the facility. Lands behind the hospital building that are inside the City’s
Urban Reserve line will be designated as Public (for existing public facility) and a range of
residential uses (Low Density and Medium Density Residential) and will include the ability to
1
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Packet Pg. 426 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
support residential care, transitional care use, and other residential uses consistent with the adjacent
areas. The remaining site outside the City’s Urban Reserve line will remain as Open Space. The
City shall seek to secure permanent protection of the open space outside of the urban reserve line
as part of any development proposal. The undeveloped portion of this site on the southwest side
of Johnson Avenue will remain designated for Public uses.
7.Zoning:
R-1 (Low Density Residential), R-2-SF (Medium Density Residential), and C/OS-40
(Conservation/Open Space)
8.Description of the Project:
The proposed project consists of a 1.32-acre site located at 1600 Bishop Street, approximately 580
feet northwest of the existing terminus of Bishop Street, east of Johnson Avenue, in the City of
San Luis Obispo, California (refer to Attachment 1, Site Vicinity/Location). The project site is
accessed by an existing, unimproved road, which extends from the existing parking area for the
San Luis Obispo County Probation offices to the project site. The former Sunny Acres Children’s
Home/County Juvenile Detention Center occupies the site; this facility was vacated in 1974. The
applicant proposes an affordable housing residential care facility consisting of 34 units including
33 very-low-income single occupancy studio and one bedroom units and 1 one-bedroom unit for
a resident manager, as described below (refer to Attachment 2, Project Plan Set).
Existing Building (9,180 square feet)
The project includes the rehabilitation, and adaptive reuse of the vacated Sunny Acres Children’s
Home/County Juvenile Detention Center to include 13 very-low-income studio and one-bedroom
units. Four studios and two one-bedroom units are proposed on the lower floor, and four studios
and three one-bedroom units are proposed on the upper floor. Each unit would range in size
between 308 to 505 square feet, and would include bedroom, bathroom, kitchen, living, and closet
space. Two patios are proposed on the lower level, located on the northern and southern sides of
the building. In addition to the residential units, the lower floor would include an entryway, hall,
and storage area. The building would include an approximately 700-square foot community room,
212-square foot office, entry area, and hall on the upper floor. Stairs and an elevator would provide
access between the lower and upper floors.
Proposed Building A (2,571 square feet)
Proposed Building A would include six one-bedroom residential units, ranging in size between
507 to 537 square feet each. The maximum height of the two-story building would be
approximately 23 feet, 6 inches (as measured from the lower floor footprint elevation). Three lower
level units and three upper level units are proposed, and each unit would include a bedroom,
bathroom, kitchen, living area, and storage/closet. The three upper units would include an attached
60-square foot deck; one of the unit decks would be enclosed and includes an attached 35-square
foot storage area. External stairs would provide access between the lower and upper floors.
Proposed Building B (2,571 square feet)
Proposed Building B would include five one-bedroom units, ranging in size between 507 and 537
square feet, and one approximately 310-square foot laundry, mail, and storage area. The maximum
height of the two-story building would be approximately 23 feet, 6 inches (as measured from the
2
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Packet Pg. 427 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
lower floor footprint elevation). Three lower level units and two upper level units are proposed,
and each unit would include a bedroom, bathroom, kitchen, living area, and storage/closet. The
two upper level units would include an attached 60-square foot deck. External stairs would provide
access between the lower and upper floors.
Proposed Building C (5,483 square feet)
Proposed Building C would include 10 one-bedroom units, ranging in size between 507 and 537
square feet each. The maximum height of the two-story building would be 23 feet, 6 inches (as
measured from the lower floor footprint elevation). Five lower level units and five upper level
units are proposed, and each unit would include a bedroom, bathroom, kitchen, living area, and
storage/closet. The five upper level units would include an attached 60-square foot deck; one of
the unit decks would be enclosed and includes an attached 35-square foot storage area. External
stairs would provide access between the lower and upper floors.
Additional site improvements and project details:
•Proposed materials include brick, Hardie cement-fiber siding, stucco, shielded exterior
lighting fixtures, and metal canopies
•Access improvements include a paved, approximately 500-foot long, 20-foot wide access
road within the location of the existing unpaved access road, and fire department turnout
east of the Existing Building
•Project includes a 17-space paved parking lot (including one accessible parking space)
located between the Existing Building and Proposed Buildings A and B, an adjacent 5-foot
tall retaining wall, and site pedestrian access
•An approximately 720-square foot central plaza and table seating area constructed with
non-grouted pavers would be located between Proposed Buildings A and B
•Rain garden planters, bio-treatment areas, vegetated or cobble swale, and cobble
dissipators are proposed throughout the site
•Site and infrastructure improvements include signage, a trash enclosure, re-located fire
hydrants, private water booster station, new looped public water mains, sewer lateral,
replacement of existing water main to Bishop Tank, abandonment of existing parallel water
services, and removal of utility poles and overhead lines and construction of underground
electric, telephone, and community antenna television utility lines
•Proposed landscaping includes the removal of one oak tree, nine pepper trees, and several
shrubs/bushes onsite and planting 23 trees (strawberry tree, Wilson olive and coast live
oak), and a variety of shrubs, grasses, and vines
The project would result in the disturbance of over one acre, including onsite grading and
development, on and off-site road improvements, and on and off-site utility trenching, placement,
and removal of existing poles and overhead lines. The project will aim for Green Point Gold rating
for sustainable construction practices. Onsite solar photovoltaics are not currently included in the
project plans; however, these may be accommodated in the future.
9.Setting and Surrounding Land Uses:
The project site is occupied by the former Sunny Acres Children’s Home/County Juvenile
Detention Center, which was vacated in 1974. Based on a Historic Evaluation for the site, the
3
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Packet Pg. 428 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
structure is considered eligible for listing as a historic resource on the National Register (Bertrando
& Bertrando 1998). The building is not currently included on the City’s Master List of Historic
Resources. An unpaved access road extends from the northeastern terminus of Bishop Street and
loops through the site. The topography is gently to moderately sloping, and existing vegetation
includes grasses, oak trees, pepper trees, and bushes/shrubs.
Existing uses surrounding the site area are as follows:
West: Vacant land, portion within biological open space easement, single-family residences,
zoned R-1 (Low-Density Residential).
North: Single family residences, zoned R-1 (Low-Density Residential) and CO/S-40
(Conservation/Open Space); County land designated Public Facilities and Open Space northeast
of the City limits.
East: Vacant land, zoned CO/S-40 (Conservation/Open Space); County land designated Public
Facilities and Rural Lands east of the City limits.
South: Vacant land, Child Development Resource Center, San Luis Obispo County Probation
Department, City Bishop water pump station, San Luis Obispo County Health Agency (to the
southwest), City Bishop water tank (to the southeast), zoned R-2-SF (Medium Density Residential,
Special Focus), PF (Public Facility), and PF-SF (Public Facility, Special Focus); County land
designated Public Facilities and Rural Lands southeast of the City limits.
10.Project Entitlements Requested:
Architectural review and approval by the Architectural Review Commission (ARC).
11.Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.): Regional Water Quality Control Board (RWQCB) Stormwater
Pollution Prevention Plan (SWPPP); Air Pollution Control District (APCD) portable equipment
permits, as applicable.
4
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Packet Pg. 429 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.
Aesthetics Greenhouse Gas Emissions Population / Housing
Agriculture Resources X Hazards & Hazardous
Materials
Public Services
X Air Quality X Hydrology / Water Quality Recreation
X Biological Resources Land Use / Planning Transportation / Traffic
X Cultural Resources Mineral Resources X Utilities / Service Systems
Geology / Soils Noise X Mandatory Findings of
Significance
FISH AND GAME FEES
The Department of Fish and Wildlife has reviewed the CEQA document and written no effect determination
request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see
attached determination).
X
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish
and Wildlife fees pursuant to Section 711.4 of the California Fish and Wildlife Code. This initial study has
been circulated to the California Department of Fish and Wildlife for review and comment.
STATE CLEARINGHOUSE
X
This environmental document must be submitted to the State Clearinghouse for review by one or more State
agencies (e.g. Cal Trans, California Department of Fish and Wildlife, Department of Housing and
Community Development). The public review period shall not be less than 30 days (CEQA Guidelines
15073(a)) unless otherwise approved by the State Clearinghouse pursuant to CEQA Guidelines 15205(d),
15206, and Appendix K; the shortened public review period shall be no less than 20 days.
5
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Packet Pg. 430 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
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Packet Pg. 431 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
EVALUATION OF ENVIRONMENTAL IMPACTS:
1.A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects like
the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be explained where
it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors
to pollutants, based on a project-specific screening analysis).
2.All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well
as project-level, indirect as well as direct, and construction as well as operational impacts.
3.Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant.
"Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there
are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4.“Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact."
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than
significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross-
referenced).
5.Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief
discussion should identify the following:
a)Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
c)Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe
the mitigation measures which were incorporated or refined from the earlier document and the extent to which they
addressed site-specific conditions for the project.
6.Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts
(e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where
appropriate, include a reference to the page or pages where the statement is substantiated.
7.Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted
should be cited in the discussion.
8.The explanation of each issue should identify:
a)The significance criteria or threshold, if any, used to evaluate each question; and
b)The mitigation measure identified, if any, to reduce the impact to less than significance
7
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Packet Pg. 432 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
1.AESTHETICS. Would the project:
a)Have a substantial adverse effect on a scenic vista?1,5,
17,31
--X--
b)Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, open space, and historic
buildings within a local or state scenic highway?
5,17,
31
--X--
c)Substantially degrade the existing visual character or quality of
the site and its surroundings?
1,5,
10,12,
17, 31
--X--
d)Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
10,12,
17,31
--X--
Evaluation
The City is located eight miles from the Pacific Ocean and lies at the convergence of two main drainages: the Los Osos Valley
which drains westerly into Morro Bay via Los Osos Creek, and San Luis Valley which drains to the south-southwest into the
Pacific Ocean at Avila Beach via the San Luis Obispo Creek. The topography of the city and its surroundings is generally
defined by several low hills and ridges such as Bishop Peak and Cerro San Luis. These peaks are also known as Morros and
provide scenic focal points for much of the City. The Santa Lucia Mountains and Irish Hills are the visual limits of the area and
are considered the scenic backdrop for much of the City. The surrounding hills have created a hard urban edge where
development has remained in the lower elevations.
The project is located east of Johnson Avenue on a site that exhibits a more rural character than other areas of the City, due to
the site’s proximity to undeveloped open space and hillsides. The visual character of the project site and adjacent land is defined
by the existing Sunny Acres Children’s Home, vacant land immediately proximate to the site, surrounding mature vegetation
including individual and clustered oak and pepper trees, grasses, and bushes/shrubs. The topography of the site is gently to
moderately sloping. The visual character of the area varies from dense, urban development to the north, south, and west along
Johnson Avenue, including residential neighborhoods and County facility buildings. The visual character of the areas east of
the site is rural, vacant, and highly scenic. The hillsides extending to the east present a highly scenic backdrop to the City’s
eastern edge.
As shown on Conservation and Open Space Element Figure 11 Scenic Roadways and Vistas, the project site is located within
a scenic vista cone of view along a segment of Johnson Avenue; this segment near Bishop Street is designated as having high
scenic value. This scenic vista is characterized by the hillsides rising to the east of the City, above the line of residential and
facility development east of Johnson Avenue. Due to the presence of existing development and mature vegetation and trees
along the eastern side Johnson Avenue, all of which is located at a progressively higher elevation than the roadway, and mature
vegetation and trees to remain west and southwest of the project site, the existing structure is not visible from Johnson Avenue.
The structure is not a visible element within the identified scenic vista.
The project site is visible from public open space and recreational areas within the City that are at a higher elevation than the
site, including: Terrace Hill, approximately 0.4 mile to the west; potentially the Reservoir Canyon Trail at the top of the
ridgeline approximately 0.7 mile to the west; the peak of South Hills, approximately 1.4 miles to the southwest; and Cerro San
Luis, approximately two miles to the northwest. The scenic views from these public open space and recreational areas include
urban development within the City, proximate development within the County and on the California Polytechnic State
University (Cal Poly) campus, open space and agricultural lands along Los Osos Valley Road and State Route 1 (SR-1), and
surrounding Morros and ridgelines.
a) The existing building to remain has a structural elevation of 503 above mean sea level (msl), and as noted above, this structure
is not visible from Johnson Avenue or Bishop Street (except from the existing eastern terminus of Bishop Street near the County
Probation building). Proposed Buildings A, B, and C would be located to the west of the existing building; the maximum height
of these structures would be 479.4, 478.7, and 477.5 feet above msl, respectively. As the existing structure is not visible from
major public roadways due to the presence of existing development and mature vegetation and trees between the project site
and Johnson Avenue, and the height of the proposed structures would not surpass the height of the existing structure, it can
reasonably be concluded that the development would not be visible within the scenic vista along Johnson Avenue.
8
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Packet Pg. 433 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Although the Conservation and Open Space Element does not specifically identify scenic vistas from the Morros, hilltops, and
ridgelines both within and surrounding the City, the public views from trails and overlooks within these open space areas can
be described as scenic vistas. While the project may be visible from these locations, development would occur between the
existing structure and existing urban development along Johnson Avenue, and would not encroach into the scenic hillsides to
the east. The development would appear as in-fill, and would not significantly impact the overall scenic vista from these open
space areas. Therefore, based on the location of the project, and proposed configuration and location proposed new structures,
implementation of the project would not result in a significant impact on a scenic vista.
b)The site is not located near any state-designated scenic highways, nor is it visible from any highways or on/off ramps.
Therefore, no impact will occur.
c)The City of San Luis Obispo regulates aesthetics of buildings and public spaces through implementation of adopted policies
and programs. The City’s General Plan Land Use and Circulation Element (LUCE) Update, Conservation and Open Space
Element, as well as the implementing statutes of the Municipal Code/Zoning Code and Community Design Guidelines are the
core of this mechanism.
The applicant proposes development of a 34-unit, very low-income, affordable housing residential care facility on the site of
the existing Sunny Acres Children’s Home (discussion of impacts on the structure are discussed in Section 8 Cultural Resources
below). The project site exhibits a fairly open lot configuration dominated by the existing structure, which would be preserved,
rehabilitated, and adaptively reused to accommodate housing units. The new construction is designed to maintain views towards
the existing building, and locates new development to the west of the structure, in areas zoned for low-density and medium-
density residential development. The new construction is proposed to be built into the hillside in order to minimize its massing
on the hillside. The proposed structure, massing, and materials to be used for construction of the three new residential buildings
would be compatible with the existing structure, and would incorporate brick, curved lintels, and other features that would
promote compatibility with the character of the site. Proposed landscaping would include a mix of species similar to native and
ornamental trees and vegetation in the surrounding area, which would complement the buildings and provide a visual transition
from the more urban landscaping within the City to native vegetation present on the hillsides and valleys to the north and east.
Based on the location of the project, proximate urban development, and visual compatibility with the existing structure, the
project would not result in a significant impact on visual character.
In addition, the project proposal will be reviewed by the Architectural Review Commission (ARC) for conformance with the
City of San Luis Obispo Community Design Guidelines, General Plan, and Zoning Code, which will further address
compatibility of the proposed development on the site and in relation to its surroundings. The ARC may provide direction to
the applicant to further ensure compatibility with City policies and codes.
d) The project is located in a developed area with light sources from neighboring commercial and residential uses. The proposed
project would result in a general increase in residential density and development within the subject site. The project is required
to conform to the City’s Night Sky Preservation Ordinance (Zoning Regulations Chapter 17.23) and General Plan Policy 9.2.3,
which sets operational standards and requirements for lighting installations, including requiring all light sources to be shielded
and downward facing. As such, impacts resulting from creating new sources of light will be less than significant.
Conclusion: The project will have a less than significant impact on aesthetics.
2.AGRICULTURE RESOURCES. Would the project:
a)Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
pursuant to the Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-agricultural use?
1, 19,
31 --X--
b)Conflict with existing zoning for agricultural use or a
Williamson Act contract?
1, 12,
31 --X--
c)Involve other changes in the existing environment which, due to
their location or nature, could result in conversion of Farmland
to non-agricultural use?
18
--X--
9
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Packet Pg. 434 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Evaluation
The city is located in the heart of San Luis Obispo County and the Central Coast Region, both of which are important key
agricultural centers within the State of California. The region’s agricultural industry is an important part of the local economy.
It provides employment and income directly for those in agriculture, and it helps drive growth in the tourism industry, which
in turn generates further economic activity and consumer spending.
Based on review of the Important Farmland Map for San Luis Obispo County, the project site is designed as “Other Land”.
Other Land is defined as: “land not included in any other mapping category. Common examples include low density rural
developments, brush, timber, wetland, and riparian areas not suitable for livestock grazing, confined livestock, poultry, or
aquaculture facilities, strip mines borrow pits, and water bodies smaller than 40 acres. Vacant and nonagricultural land
surrounded on all sides by urban development and greater than 40 acres is mapped as other land” (California Department of
Conservation 2015).
a)The project site is not designated as Prime or Unique Farmland or Farmland of Statewide Importance on the maps prepared
pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency. Therefore, the proposed
project would not result in conversion of these agricultural resources to nonagricultural use.
b)The project site is not located on farmland, nor is it under a Williamson Act contract. The Project site is designated for
residential care uses in the General Plan and is zoned R-1, R-2 and C/OS-40 (Low-Density and Medium-Density Residential
and Conservation/Open Space). The project site is surrounded by developed properties and open space. Therefore, the proposed
project would not conflict with existing zoning for agricultural use or a Williamson Act contract.
c)Redevelopment of the site will not contribute to conversion of farmland. No impacts to existing on site or off site agricultural
resources are anticipated with development of the project site.
Conclusion: No impacts to agricultural resources are anticipated.
3.AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or
air pollution control district may be relied upon to make the following determinations. Would the project:
a)Conflict with or obstruct implementation of the applicable air
quality plan?
9, 21,
13, 31 --X--
b)Violate any air quality standard or contribute substantially to an
existing or projected air quality violation?
9, 20,
21,
13, 31
--X--
c)Result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard
(including releasing emissions which exceed quantitative
thresholds for ozone precursors)?
9, 20,
21,
13, 31
--X--
d)Expose sensitive receptors to substantial pollutant
concentrations?
9, 21,
13, 31
--X--
e)Create objectionable odors affecting a substantial number of
people?
9, 21,
13, 31 --X--
Evaluation
Air quality in the San Luis Obispo region of the County is characteristically different than other regions of the County (i.e.,
the Upper Salinas River Valley and the East County Plain), although the physical features that divide them provide only limited
barriers to transport pollutants between regions. The County is designated nonattainment for the one‐hour California Ambient
Air Quality Standards (CAAQS) for ozone and the CAAQS for respirable particulate matter (PM10). The County is designated
attainment for national ambient air quality standards (NAAQS). Measurements of ambient air quality from the monitoring
station at 3220 South Higuera Street are representative of local air quality conditions.
10
12.g
Packet Pg. 435 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a)The San Luis Obispo Air Pollution Control District (SLOAPCD) adopted the 2001 Clean Air Plan (CAP) in 2002. The 2001
CAP is a comprehensive planning document intended to provide guidance to the SLOAPCD and other local agencies, including
the City, on how to attain and maintain the state standards for ozone and PM10. The CAP presents a detailed description of the
sources and pollutants which impact the jurisdiction, future air quality impacts to be expected under current growth trends, and
an appropriate control strategy for reducing ozone precursor emissions, thereby improving air quality. The proposed project is
consistent with the general level of development anticipated and projected in the CAP. The project is consistent with the CAP’s
land use planning strategies, including locating a residential care development within an urban area proximate to an existing
roadway, near transit services and shopping areas. Therefore, potential impacts would be less than significant.
b), c), d) Both the US Environmental Protection Agency (EPA) and the California Air Resources Board (CARB) have
established ambient air quality standards for common pollutants. These ambient air quality standards are levels of contaminants
representing safe levels that avoid specific adverse health effects associated with each pollutant. The ambient air quality
standards cover what are called “criteria” pollutants because the health and other effects of each pollutant are described in
criteria documents. Areas that meet ambient air quality standards are classified as attainment areas, while areas that do not meet
these standards are classified as nonattainment areas. As mentioned above, San Luis Obispo is currently designated as
nonattainment for the state and federal ambient air quality standards for ground-level ozone and PM2.5 as well as the state
standards for PM10.
CEQA Appendix G states the significance criteria established by the applicable air quality management or air pollution control
district may be relied upon to make significance determinations. Assessment of potential air quality impacts that may result
from the proposed project was conducted using the April 2012 CEQA Air Quality Handbook, which is provided by the APCD
for the purpose of assisting lead agencies in assessing the potential air quality impacts from residential, commercial and
industrial development. Under CEQA, the APCD is a responsible agency for reviewing and commenting on projects that have
the potential to cause adverse impacts to air quality.
Construction Significance Criteria:
Construction activities would generate fugitive dust particles (PM10), ozone precursors (ROG+NOx), and diesel exhaust (DPM)
that could result in a temporary increase in criteria pollutants and could also contribute to the existing non-attainment status for
ozone and PM10. Reactive organic gasses (ROG) would be released during drying of architectural coatings. Site preparation
and grading would involve the greatest amount of heavy equipment and the most substantial generation of fugitive dust.
Potential construction emissions were estimated using CalEEMod. Based on limited information about grading and
construction, defaults were applied. Table 1 Construction Emissions (Unmitigated) shows the estimated construction-related
emissions. Based on the air quality modeling, the construction of the project would generate emissions exceeding quarterly
Tier 1 thresholds, primarily due to architectural coatings, and mitigation is necessary. As shown in Table 2 Construction
Emissions (Mitigated for ROG), use of low-volatile organic compound (VOC) architectural coatings in the interior of the
proposed buildings would reduce ROG emissions to below APCD thresholds.
Table 1. Construction Emissions (Unmitigated)
ROG and NOx
(lbs/day)
PM10
(lbs/day)
DPM
(lbs/day)1
ROG and NOx
(tons/quarter)
PM10
(tons/quarter)
DPM
(tons/quarter)1
Project Emissions 88.98 5.88 3.11 2.75 0.18 .096
Daily Threshold 137 n/a 7.0 --- --- ---
Mitigation Required No n/a No --- --- ---
Tier 1 Threshold (t/q) --- --- --- 2.5 2.5 0.13
Mitigation Required --- --- --- Yes No No
1.The DPM estimations were derived from the “PM10 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst
case scenario because it includes other PM10 exhaust other than DPM.
11
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Packet Pg. 436 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Table 2. Construction Emissions (Mitigated for ROG)
ROG and NOx
(lbs/day)
ROG and NOx
(tons/quarter)
Project Emissions 1 42.54 1.32
Daily Threshold 137 ---
Mitigation Required No ---
Tier 1 Threshold (t/q) --- 2.5
Mitigation Required --- Yes
1. Mitigation includes use of low VOC paint in the interior of the buildings (71 g/L)
Construction activities can generate fugitive dust, which could be a nuisance to local residents and businesses in close proximity
to the proposed construction site. Sensitive receptors potentially affected by fugitive dust, diesel particulates, and construction
equipment emissions are located approximately 80 feet to the northwest. Based on the proximity of these sensitive receptors,
diesel idling restrictions would apply to the project during construction. Construction equipment itself can be the source of air
quality emission impacts, and may be subject to California Air Resources Board or APCD permitting requirements. This
includes portable equipment, 50 horsepower (hp) or greater or other equipment listed in the APCD’s 2012 CEQA Handbook,
Technical Appendices, page 4-4.
Naturally occurring asbestos (NOA) has been identified by the state Air Resources Board (ARB) as a toxic air contaminant.
Serpentine and ultramafic rocks are very common throughout California and may contain naturally occurring asbestos. The
APCD has identified that NOA may be present throughout the City of San Luis Obispo (APCD 2012 CEQA Handbook,
Technical Appendix 4.4). The proposed project would result in grading and therefore may encounter NOA. Under the State Air
Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations,
prior to any construction or grading activities at the site, the applicant must comply with all applicable requirements outlined
in the Asbestos ATCM, which include a geologic investigation to determine if NOA is present, and if applicable, preparation
of an Asbestos Dust Mitigation Plan and/or an Asbestos Health and Safety Program. Therefore, impacts related to NOA are
considered to be significant but mitigable.
The project will include grading and interior demolition, which has the potential to disturb asbestos that is often found in older
structures as well as underground utility pipes and pipelines (i.e. transite pipes or insulation on pipes). Demolition can have
potential negative air quality impacts, including issues surrounding proper handling, demolition, and disposal of asbestos
containing material (ACM). As such, the project may be subject to various regulatory jurisdictions, including the requirements
stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M – asbestos NESHAP). Impacts
related to the proposed demolition of existing structures on the subject site are considered to be significant but mitigable.
Operational Screening Criteria for Project Impacts:
Table 1-1 of the CEQA Air Quality Handbook indicates that the construction of an apartment building (low rise) with less than
109 dwelling units would not exceed the threshold of significance for the APCD Greenhouse Gas (GHG) Annual Bright Line
threshold (MT CO2e). The threshold of significance for reactive organic gases (ROG) and oxides of nitrogen (NOx) is 25
pounds per day; this threshold would not be exceeded by the proposed project (maximum size resulting in a potentially
significant impact is stated at 94 dwelling units). Air emission modeling using CaleeMod confirms that the project would not
generate emissions exceeding APCD operational thresholds of significance. The total daily operational emissions would be:
4.54 pounds/day of ROG+NOx; 0.10 pounds/day of DPM; 1.31 pounds/day of PM10; and 13.4 pounds per day of carbon
monoxide (CO). Therefore, operational phase air quality impacts are considered less than significant.
e)The project includes the development of an affordable housing residential care facility, as anticipated by the R-1, R-2 and
C/OS-40 (Low-Density and Medium-Density Residential and Conservation/Open Space) zoning and Land Use Element
Program 8.6, and therefore would not include any land uses which would have the potential to produce objectionable odors in
12
12.g
Packet Pg. 437 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
the area. There are no uses in the area that generate objectionable odors that may affect future residents, employees, or visitors.
Therefore, potential impacts would be less than significant.
Mitigation Measure AQ 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 Air Toxics Control Measure (ATCM)
regulations. An exemption request must be filed with the San Luis Obispo County Air Pollution Control District (APCD), as
applicable. 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.
Mitigation Measure AQ 2: Any scheduled demolition activities or 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.
Mitigation Measure AQ 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 to order increased watering, 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 shall 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.
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 where feasible. Roads shall be pre-wetted prior to sweeping when feasible.
l.All PM10 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.
Mitigation Measure AQ 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.
13
12.g
Packet Pg. 438 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Mitigation Measure AQ 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:
1.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,
2.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.
Mitigation Measure AQ 6: Prior to issuance of construction permits, construction and architectural plans shall note the
requirement to use low VOC architectural coatings (71 grams/liter or less). The applicant or contractor shall submit
documentation of compliance to the City Community Development Department prior to final inspection.
Conclusion: With recommended construction mitigation measures, the project will have a less than significant impact on air
quality.
4.BIOLOGICAL RESOURCES. Would the project:
a)Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife Service?
5,17,
18,28,
29, 31 --X--
b)Have a substantial adverse effect, on any riparian habitat or
other sensitive natural community identified in local or regional
plans, policies, or regulations, or by the California Department
of Fish and Wildlife or U.S. Fish and Wildlife Service?
5,17,
18,28,
31 --X--
c)Have a substantial adverse effect on federally protected
wetlands as defined in Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological interruption, or
other means?
5,17,
18,28,
31 --X--
d)Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
5,17,
18,28,
29, 31 --X--
14
12.g
Packet Pg. 439 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
e)Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
5,17,
18, 31 --X--
f)Conflict with the provisions of an adopted habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
5,17,
18, 31 --X--
Evaluation
The urbanized area of the City of San Luis Obispo lies at the convergence of two main geologic features: the Los Osos Valley
which drains westerly into Morro Bay via Los Osos Creek, and the San Luis Valley which drains to the south‐ southwest into
the Pacific Ocean at Avila Beach via San Luis Obispo Creek. San Luis Obispo, Stenner, Prefumo, and Brizzolara Creeks, and
numerous tributary channels pass through the city, providing important riparian habitat and migration corridors connecting
urbanized areas to less‐developed habitats in the larger area surrounding the City.
Much of area outside the city limits consist of open rangeland grazed year round, along with agricultural lands dominated by
annual crop rotations and vineyards. A variety of natural habitats and associated plant communities are present within the City,
and support a diverse array of native plants and resident, migratory, and locally nomadic wildlife species, some of which are
considered as rare, threatened, or endangered species. This City of San Luis Obispo also maintains a list of “Species of Local
Concern”. Protective measures are therefore identified in the Conservation and Open Space for rare, threatened, endangered,
or species of local concern. However, the largest concentrations of natural and native habitats are located in the larger and less
developed areas outside the city limits. The following discussion, as outlined in the LUCE Update EIR, provides a general
overview of the habitat type found on the project site:
Urban/Developed Habitats: Based on a project site visit and observations of the property, the site exhibits the characteristics
associated with the “Urban/Developed” habitat commonly found concentrated within and adjacent to the developed portions
of the City, and in discrete areas adjacent to Highway 1 and Broad Street/Highway 227. These areas typically provide low
potential to support native plant or animal species occurrences. Within the City limits, occurrences of sensitive natural habitats
are present in low‐lying areas (riparian and wetland areas), and on undeveloped hills and steep slopes above the Urban Reserve
or development limit lines (coastal scrub, chaparral, woodlands, and grasslands). Wildlife occurrences within urban/developed
areas would consist primarily of urban‐ adapted avian species such as house sparrow (Passer domesticus) and Eurasian collared
dove (Streptopelia decaocto) utilizing the abundant tree canopy and concentrated food sources, common animal species adapted
to human presence such as raccoon (Procyon lotor), opossum (Didelphis virginiana), and striped skunk (Mephitis mephitis),
and aquatic, semi‐aquatic, and terrestrial species resident in or utilizing riparian areas. Based on the site’s proximity to
undeveloped open space, additional wildlife uses may include foraging by birds and mammals, nesting/roosting activities by
birds and bats, and travel/migration by mammals such as coyote (Canis latrans), gray fox (Urocyon cinereoargentus), raccoon,
opossum, mule deer (Odocoileus hemionus), and badger (Taxidea taxus).
(a-d) Based on City staff evaluation of the site, including site visits conducted on July 6, 2016 and August 2, 2016, the project
site is dominated by non-native annual grassland, with very low potential to support special-status plant species or those of
local concern. The site contains fairly mature landscaping including trees and shrubs, including several oak trees adjacent to
the existing Sunny Acres Children’s Home. The mature landscaping present at the project site provides the tree and shrub
habitats that have the potential to support wildlife habitat limited primarily to urban-adapted avian and common wildlife species
discussed above.
In November 2015, City staff conducted a California Department of Fish and Wildlife (CDFW) California Natural Diversity
Database (CNDDB) inquiry, which revealed that the Western mastiff bat had been recorded in the proximity of the site. A
report produced by Gregory Smith (2015), biologist, determined that the existing structure does not provide openings consistent
with the described requirements for the Western mastiff bat. The report states “with the lack of records for the species in San
Luis Obispo County, the negative findings of numerous surveys at Hearst Castle, and the lack of suitable roost sites on the
Bishop Street address (Children’s Home), it would be improbable that this species is present in the project site.”
The site does not support riparian or wetland areas. Implementation of the project will include compliance with the stormwater
management and erosion and sedimentation control ordinances and policies, which would mitigate for any potential indirect
impacts to surface and jurisdictional waters located outside of the project area.
15
12.g
Packet Pg. 440 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Therefore, based on the habitat present onsite, City staff observations, and proposed development footprint, potential impacts
to special-status species and species of local concern and their habitat would be less than significant with the mitigation
measures described below.
d)The project includes the removal of one 24 inch oak tree and nine pepper trees, which have the potential to support nesting
habitat for birds. Grassland habitat presents the potential for ground nesting birds. The removal of trees and construction activity
proximate to nests may result in abandonment of eggs and potential avian harm or mortality, resulting in a potentially significant
impact. This impact would be mitigated to less than significant by implementation of mitigation identified below, which
requires either avoidance of tree removal and construction within the nesting bird season, or pre-construction surveys and
avoidance measures to ensure nests, eggs, and nesting birds are not harmed.
(e) No heritage trees or significant native vegetation exist on the portion of the site to be developed. A mature native tree and
several non-native landscaping trees and shrubs would be removed as part of the proposed project development. This includes
a 24 inch oak tree, pepper trees and bushes. The project would require grading and development proximate to six oak trees.
Grading and development within the root zones of these trees, including soil compaction and changes to existing drainage
patterns, may impact the health of these trees, resulting in a potentially significant impact. Mitigation is identified below, which
would require protection fencing installed at the drip-line of these trees to prevent inadvertent harm to the root zones, canopy,
and overlying soils of these trees. Based on implementation of this mitigation, potential impacts would be mitigated to less than
significant.
The landscape plan indicates a robust planting scheme that includes planting 23 evergreen shade trees including oak trees, and
drought tolerant shrubs and grasses. The applicant would plant eight 15-gallon coast live oak trees onsite, which would mitigate
for the loss of the one mature coast live oak tree and any potential impacts to the oak trees to remain onsite. Please refer to the
project Landscape Plan for a detailed list of proposed landscaping scheme and planting palate.
f)The project site is not part of a local, regional, or state habitat conservation plan; therefore, no impact would occur.
Mitigation Measure BIO 1: Prior to commencement of construction, to avoid conflicts with nesting birds, construction
activities shall not be allowed during the nesting bird season (March to September), unless a City-approved and applicant
funded qualified biologist has surveyed the impact zone and determined that no nesting bird activities would be adversely
impacted. If any evidence of nesting activities is found, the biologist will determine if any construction activities can occur
during the nesting period and to what extent. The results of the surveys will be passed immediately to the City with possible
recommendations for variable buffer zones, as needed, around individual nests.
Mitigation Measure BIO-2: The applicant shall limit tree removal to no more than one 24 inch coast live oak tree and nine
pepper trees and plant at least 23 evergreen shade trees site, eight of which shall be 15-gallon coast live oak trees. Prior to
construction permit issuance, construction plans shall clearly delineate all trees within 50 feet of the proposed project, and shall
show which trees are to be removed or impacted, and which trees are to remain unharmed. Prior to any ground disturbing
activities, adequate protection measures (e.g., sturdy fencing) per the approved construction plans, shall be installed to protect
those trees identified to remain unharmed as well as to minimize impacts for those trees identified as being impacted.
Conclusion: With the recommended mitigation measures, the project will have a less than significant impact on biological
resources.
5.CULTURAL RESOURCES. Would the project:
a)Cause a substantial adverse change in the significance of a
historic resource as defined in §15064.5.
5, 23,
24,26,
31,36
--X--
b)Cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5)
23,24,
26,31,
37
--X--
c)Directly or indirectly destroy a unique paleontological resource
or site or unique geologic feature?
5,
31,37 --X--
16
12.g
Packet Pg. 441 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
d)Disturb any human remains, including those interred outside of
formal cemeteries?
5, 24,
31 --X--
Evaluation
Pre-Historic Setting: As outlined in the City’s LUCE Update EIR, archaeological evidence demonstrates that Native American
groups (including the Chumash) have occupied the Central Coast for at least 10,000 years, and that Native American use of the
central coast region may have begun during the late Pleistocene, as early as 9000 B.C., demonstrating that historical resources
began their accumulation on the central coast during the prehistoric era. The City of San Luis Obispo is located within the area
historically occupied by the Obispeño Chumash, the northernmost of the Chumash people of California. The Obispeño
Chumash occupied much of San Luis Obispo County, including the Arroyo Grande area, and from the Santa Maria River north
to approximately Point Estero. The earliest evidence of human occupation in the region comes from archaeological sites along
the coast. Based on the results of an Archaeological Inventory (CRMS 2006), no archaeological resources were documented
within or proximate to the project site.
Paleontological Setting. The Pleistocene history of the region is marked by glacially controlled sea level fluctuations and
tectonic uplift during which the shoreline advanced and retreated as much as 30 miles across the continental shelf. Sea level
advance cut a system of marine terraces, 12 of which are exposed in the Point San Luis area 8‐9 miles southwest of the city.
These terraces range in age from 83,000 to 49,000 years, and reach elevations of 79 feet above modern sea level. The formations
that compose these terraces are the most paleontologically productive in the region.
The only fossil resources likely to occur in the vicinity are of Quaternary (Pleistocene) age. The Quaternary is the most recent
of the three Periods of the Cenozoic Era in the geologic time scale. It follows the Tertiary Period, spanning from about 2,588,000
years ago to the present. The Quaternary includes two geologic epochs: the older Pleistocene‐‐sometimes known as the "Ice
Ages"‐‐ and the younger Holocene, which began approximately 10,000 years before present (ybp). The Pleistocene epoch
began approximately 1,800,000 ybp. On the basis of vertebrate fauna from the nonmarine, late Cenozoic deposits in the San
Francisco Bay region, two major divisions of Pleistocene‐age fossils are recognized in California: the older Irvingtonian and
the younger Rancholabrean. The Rancholabrean fauna includes bison and other large mammals such as mammoths, mastodons,
camels, horses, and ground sloths, as well as other species alive today.
There are three vertebrate localities documented along the coast within 9 miles of the city. These localities occur in Pleistocene
fluvial deposits overlying marine terraces, and include assemblages of the Rancholabrean mammals Equus sp. and E.
occidentalis (horse); Camelops sp. and C. hesternus (camel); Bison antiquus and B. latifrons (bison), and Mammut americanum
(mammoth). Other, more distal localities in San Luis Obispo County are noted as well. The geologic formation underlying the
project site is Franciscan Complex Melange (KJfm), Mesozoic age (Cretaceous to Jurassic), which has the potential to produce
fossils.
Historic Resource Setting: The area of San Luis Obispo became colonialized by the Spanish Incursion initially in 1542, with
the first official settlement on Chumash Territory occurring in 1772, when the Mission San Luis Obispo de Tolosa was
established. By the 1870’s (after the earliest arrivals of Chinese immigrants in 1869), a Chinatown district had been established
in the downtown area near Palm and Morro Street. By 1875, 2,500 residents were documented in a 4-square mile area around
what is now the City of San Luis Obispo. By 1901, the City was served by the Pacific Coast Railway and mainline Southern
Pacific, and in 1903 the California Polytechnic State University was established. The last era of growth generally lasted from
1945 to the present. Many of the residential subdivisions in the Foothill and Laguna Lake area were developed between 1945
and 1970 and the city’s population increased by 53% during this time.
The subject property at 1600 Bishop Street is referred to as the Sunny Acres Children’s Home. A historic evaluation of the
Sunny Acres Children’s Home was conducted by Bertrando & Bertrando Research Consultants (October 1998, Attachment 3).
a)The Bertando & Bertrando evaluation (October 1998, Attachment 3) states that Sunny Acres is an example of Lombard or
Milanese Romanesque style architecture designed by the William Mooser Company, a well -known San Francisco architectural
firm. This style was popular in the l920's, particularly in regards to academic buildings. The structure has been subjected to
years of vandalism; however, the exterior of the building remains generally intact. The building has maintained its integrity in
the exterior brick façade and in the architectural details such as the gable end stepped, arched corbels of brick and radiating
brick arches above the windows. The structure occupies its original site, and its exterior character maintains enough of its
historic character to be recognized as a historic resource. It is an important and conspicuous landmark above Johnson Avenue
whose similarity of use with its neighboring structures, although not in its aesthetic style, defines a geographical area that
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Less Than
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Less Than
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Impact
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contains the history of public care in the County of San Luis Obispo. The evaluation concludes that the structure meets the
eligibility criteria of the California Register of Historical Resources, and meets local criteria for designation as a historic
resource. Therefore, the Sunny Acres Children’s Home meets the criteria for consideration as a historical resource pursuant to
CEQA.
The project is proposing an adaptive reuse and rehabilitation of the Sunny Acres Children’s Home as part of a 34 unit, very-
low-income affordable housing residential care facility. The project proposal includes adaptive reuse of the existing structure
for 13 residential units, a 700-square foot community room, and a 212-square foot office and the construction of 3 new
residential structures below the Sunny Acres Home. The project will be reviewed and conditioned by the City of San Luis
Obispo Cultural Heritage Committee for compliance with the Historic Preservation Program Guidelines and the Secretary of
the Interior’s (SOI) Standards for the Treatment of Historic Properties.
Rehabilitation and Adaptive Reuse
The overall visual character of the Children’s Home and prominent architectural elements will remain intact; this includes the
building shape, exterior brick walls, principal entry to the building, gable ends, arched brick corbels, radiating brick arches
above the windows and doors, and clay-tiled roof/parapet. The brick exterior will be repaired as needed and all paint and graffiti
will be removed per SOI standards (Chemical or physical treatments will be undertaken using the gentlest means possible.
Treatment that cause damage to historic materials will not be used). The clay tiles will be removed to repair the roof and put
back in place. Broken tiles will be replaced with in-kind clay tiles that match the existing tiles. All of the existing windows
have been damaged beyond repair and the project proposes to replace the windows with new fiberglass single hung windows.
This is consistent with the SOI standard that states where the severity of deterioration requires replacement of a distinctive
feature, the new feature will match the old in design, color, texture, and where possible, materials. With incorporation of SOI
standards for the proposed rehabilitation and adaptive reuse will not result in adverse impacts to historical resources.
New Development
The setting surrounding of the Sunny Acres Children’s Home has experienced considerable urbanization with the development
of nearby County Government buildings to the south and west and single-family residences to the north of the site. The proposed
new structures for the site will be located downslope of the Sunny Acres Children’s Home and designed to assume a secondary
position to the Children’s Home. The buildings are clearly differentiated from the Home by their use of materials (such a
stucco), modern design, and overall lower building height. The new structures share similar architectural features, such as the
use of a brick exterior façade and radiating brick arches or brick trim above the windows and doors. The new buildings will
not overwhelm the Children’s Home and will not obscure views of the primary elevations of the structure. The distinctiveness
of the Sunny Acres Children’s Home would remain intact and the project would not result in a significant impact to historic
resources.
b, d) The property does not contain any known prehistoric or historic archaeological resources identified on City maintained
resource maps, but is considered an archaeologically and historically sensitive area. A cultural resources inventory prepared
for the project included a Phase I archaeological survey of the subject property to determine the presence or likelihood of
archaeological historical resources. The surface survey resulted in no evidence of prehistoric or historic archaeological
materials (CRMS 2006). In order to reduce potential impacts to unknown cultural resources, which could be impacted during
ground disturbance activities, mitigation is identified below, which requires that construction activities cease in the area of the
finding until the resource can be assessed. In the unlikely event that the project results in the discovery of human remains,
standard protocol and notifications shall occur, as identified below. Therefore, potential impacts to archaeological resources
would be less than significant with mitigation incorporated.
c)The geologic formation underlying the project site is Franciscan Complex Melange (KJfm), Mesozoic age (Cretaceous to
Jurassic), which has the potential to produce fossils. Based on the limited area of disturbance, and past grading and development
that has occurred in the areas proposed for grading, the potential for significant paleontological discovery is low. Therefore,
potential impacts to paleontological resources would be less than significant.
Mitigation Measure CR 1: In the event archeological resources and/or human remains are unearthed or discovered during any
construction activities, the following standards apply:
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a.Construction activities shall cease, and the City Community Development Department shall be notified so that the extent
and location of discovered materials may be recorded by a qualified archaeologist, and disposition of artifacts may be
accomplished in accordance with state and federal law.
b.If human remains are unearthed, the applicant shall notify the City Community Development Department and shall comply
with State Health and Safety Code Section 7050.5, which requires that no further disturbance shall occur until the County
of San Luis Obispo Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section
5097.98. The County Coroner must be notified of the find immediately. If the human remains are determined to be Native
American, the County Coroner will notify the Native American Heritage Commission within 24 hours, which will
determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours
of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated
with Native American burials.
Conclusion: Based on the analysis presented above, the project will have a less than significant impact on cultural resources.
6.GEOLOGY AND SOILS. Would the project:
a)Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury or death involving:
I. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
4,9,
12,14,
28,31,
37
--X--
II.Strong seismic ground shaking?4,9,
12,14,
28,31,
37
--X--
III.Seismic-related ground failure, including liquefaction?4,9,
12,14,
28,31,
37
--X--
IV.Landslides?4,9,
12,14,
28,31
--X--
b)Result in substantial soil erosion or the loss of topsoil?4,9,
12,14,
28,31,
34,37
--X--
c)Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and potentially
result in on or off site landslide, lateral spreading, subsidence,
liquefaction or collapse?
4,9,
12,14,
28,31,
34,37
--X--
d)Be located on expansive soil, as defined in Table 1802.3.2
[Table 1806.2) of the California Building Code (2007) [2010],
creating substantial risks to life or property?
4,9,
12,14,
28,31,
34,37
--X--
e)Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal systems where sewers
are not available for the disposal of waste water?
28
--X--
Evaluation
As discussed in the recent City LUCE Update EIR, San Luis Obispo lies within the southern Coast Range Geomorphic
Province. This province lies between the Central Valley of California and the Pacific Ocean and extends from Oregon to
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Incorporated
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Impact
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northern Santa Barbara County. The Coast Range province is structurally complex, and is comprised of sub‐parallel northwest‐
southeast trending faults, folds, and mountain ranges.
Rock types in the San Luis Obispo area are mainly comprised of volcanic, metavolcanics, and a mixture of serpentinite and
greywacke sandstone. These rocks are highly fractured and are part of the Mesozoic aged Franciscan Formation. Intrusive and
extrusive volcanic deposits of Tertiary age and marine sedimentary deposits of the Miocene aged Monterey Formation are also
found in the area. The most distinctive geomorphological feature of the San Luis Obispo area is the series of Tertiary aged
volcanic plugs (remnants of volcanoes) which extend from the City of San Luis Obispo northwesterly to Morro Bay. Hollister
Peak, Bishop Peak, Cerro San Luis Obispo, Islay Hill, and Morro Rock are all comprised of these volcanic plugs.
A Geotechnical Feasibility Study was conducted for the project site (Earth Systems Pacific 2007). The results of that evaluation
are incorporated into the discussion below.
Faulting and Seismic Activity: The predominant northwest‐southeast trending structures of the Coast Range Province are
related to the San Andreas Fault Transform Boundary. Other faults in the San Luis Obispo area that are considered active or
potentially active include the San Juan Fault, the East and West Huasna Faults, the Nacimiento Fault Zone, the Oceano Fault,
the Oceanic Fault, Cambria Fault, the Edna Fault, the Hosgri Fault, and the Los Osos Fault. The East and West Huasna Faults,
the Nacimiento Fault Zone, the Cambria Fault, and the Edna Fault have not yet been officially classified by the California
Division of Mines and Geology.
The Alquist‐Priolo Earthquake Fault Zone (formerly known as a Special Studies Zone) is an area within 500 feet from a known
active fault trace that has been designated by the State Geologist. Per the Alquist‐Priolo legislation, no structure for human
occupancy is permitted on the trace of an active fault. The portion of the fault zone closest to the city is located near the southern
flank of the Los Osos Valley, northwest of Laguna Lake, but lies just outside of the city limits. The Los Osos Fault is located
approximately three miles to the southwest of the project site. The Cambria Fault, which is not considered active, is located
approximately one mile from the project site.
Seismically Induced Ground Acceleration: Seismically induced ground acceleration is the shaking motion that is produced by
an earthquake. Probabilistic modeling is done to predict future ground accelerations, taking into consideration design basis
earthquake ground motion, applicable to residential or commercial, or upper‐bound earthquake ground motion, applied to
public use facilities like schools or hospitals.
Landslides: Landslides occur when the underlying support can no longer maintain the load of material above it, causing a slope
failure. Ground shaking and landslide hazards are mapped by the City and are shown in the General Plan. Much of the
development in San Luis Obispo is in valleys, where there is low potential for slope instability. However, the city contains
extensive hillsides. Several are underlain by the rocks of the Franciscan group, which is a source of significant slope instability.
The actual risk of slope instability is identified by investigation of specific sites, including subsurface sampling, by qualified
professionals. The building code requires site‐specific investigations and design proposals by qualified professionals in areas
that are susceptible to slope instability and landslides.
Evidence of slope failures was documented in the steeper slopes northeast of the project site; however, no evidence of slumps
landslide activity, or slope failure was noted within the area proposed for development.
Liquefaction: Liquefaction is defined as the transformation of a granular material from a solid state to a liquefied state as a
consequence of increased pore water pressure. As a result, structures built on this material can sink into the alluvium, buried
structures may rise to the surface or materials on sloped surfaces may run downhill. Other effects of liquefaction include lateral
spread, flow failures, ground oscillations, and loss of bearing strength. Liquefaction is intrinsically linked with the depth of
groundwater below the site and the types of sediments underlying an area.
The soils in the San Luis Obispo area that are most susceptible to ground shaking, and which contain shallow ground water,
are the ones most likely to have a potential for settlement and for liquefaction. The actual risk of settlement or liquefaction is
identified by investigation of specific sites, including subsurface sampling, by qualified professionals. Previous investigations
have found that the risk of settlement for new construction can be reduced to an acceptable level through careful site preparation
and proper foundation design, and that the actual risk of liquefaction is low.
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Issues, Discussion and Supporting Information Sources
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Sources Potentially
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Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
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Impact
No
Impact
Differential Settlement: Differential settlement is the downward movement of the land surface resulting from the compression
of void space in underlying soils. This compression can occur naturally with the accumulation of sediments over porous alluvial
soils within river valleys. Settlement can also result from human activities including improperly placed artificial fill, and
structures built on soils or bedrock materials with differential settlement rates. This phenomenon can alter local drainage
patterns and result in structural damage. Portions of the City have been identified as possibly being underlain by soft organic
soils, resulting in a high potential for settlement (General Plan Safety Element).
Subsidence: Ground subsidence occurs where underlying geologic materials (typically loosely consolidated surficial silt, sand,
and gravel) undergo a change from looser to tighter compaction. As a result, the ground surface subsides (lowers). Where
compaction increases (either naturally, or due to construction), the geologic materials become more dense. As a result, the
ground surface overlying the compacting subsurface materials subsides as the underlying geologic materials settle. Ground
subsidence can occur under several different conditions, including:
•Ground‐water withdrawal (water is removed from pore space as the water table drops, causing the ground surface to
settle)
•Tectonic subsidence (ground surface is warped or dropped lower due to geologic factors such as faulting or folding);
and
•Earthquake‐induced shaking causes sediment liquefaction, which in turn can lead to ground‐surface subsidence.
Expansive Soils: Expansive soils are soils that are generally clayey, swell when wetted and shrink when dried. Wetting can
occur in a number of ways (i.e., absorption from the air, rainfall, groundwater fluctuations, lawn watering, broken water or
sewer lines, etc.). Soil expansion can cause subtle damage that can reduce structural integrity. Portions of the city are known
to exhibit the soil types (refer to General Plan Safety Element) identified as having a moderate to high potential for expansion.
The underlying soils have a moderate to high expansion potential.
a)Although there are no fault lines on the project site or within close proximity, the site is located in an area of “High Seismic
Hazards,” specifically Seismic Zone D, which means that future buildings constructed on the site will most likely be subjected
to excessive ground shaking in the event of an earthquake. Structures must be designed in compliance with seismic design
criteria established in the California Building Code for Seismic Zone D. To minimize this potential impact, the California
Building Code and City Codes require new structures be built to resist such shaking or to remain standing in an earthquake.
The Safety Element of the General Plan indicates that the project site has a moderate landslide potential. Development will be
required to comply with all City Codes, including Building Codes, which require proper documentation of soil characteristics
for designing structurally sound buildings to ensure new structures are built to resist such shaking or to remain standing in an
earthquake. The underlying soil map units include: 130 Diablo and Cibo clays, 9 to 15 percent slopes and 164 Los Osos-Diablo
complex, 15 to 30 percent slopes. Soil types with dominating clay composition typically have a low liquefaction risk; and due
to the presence of shallow bedrock, the potential for liquefaction to affect the site is considered negligible. Based on the
geotechnical evaluation of the project site, seismically induced settlement is considered to be very low. The potential for
seismically induced slope failure is present in the steeper hillsides to the northeast. Based on the gently to moderately sloping
topography of the project site, and lack of evidence of slope failure or slope breaks within or proximate to the proposed
development area, this risk is not considered significant. Incorporation of required California Building Code, City Codes, and
development in accordance with the General Plan Safety Element will reduce impacts related to seismic and geologic hazards
to less than significant levels.
b) The erosion hazard of the underlying soils is moderate. The most significant source of potential erosion of on-site soils would
be during initial site ground disturbance/construction and from stormwater runoff. The applicant has provided a Stormwater
Control Plan (Rick Engineering 2016), which would be implemented during construction of the project. Erosion control
measures that would be required for the project during construction may include, but not be limited to: scheduling ground
disturbance to avoid the rain events (if feasible), use of hydroseeding, planting, and mulch to stabilize soils, dust control to
stabilize stockpiles, unpaved roads, and graded areas, protection of storm drain inlets, use of sediment traps, construction of a
stabilized page of aggregate and filter fabric at the construction access entrance, street sweeping, and use of silt fencing,
sand/gravel bags, and fiber rolls. All construction projects in the city require the installation, maintenance, routine inspection
(i.e. weekly, before predicted rain events, after rain events and during prolonged rain events) and the repair or replacement, as
needed, of best management practices (BMPs) throughout the course of the construction project in order to protect local water
quality. Most BMPs (i.e. concrete / tool washouts and street sweeping) are required year long and others are specifically
required during the rainy season (i.e. October 15th through April 15th) or prior to a predicted rain event, even if that rain event
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Issues, Discussion and Supporting Information Sources
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Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
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Impact
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Impact
is predicted during the summer months. Enforcement of stormwater regulations occurs all year long. Failure to develop a plan
and/or failure to implement the plan in accordance with the Central Coast RWQCB’s erosion and sediment control requirements
would result in the issuance of a “Notice to Comply.” For sites with exposed soil, a Project Stop Work Notice may be issued
at this time unless erosion and siltation control measures are actively being installed. After October 15th, a Project Stop Work
Notice would be issued for all work except the installation of erosion control measures, and the RWQCB would be notified.
Therefore, based on compliance with existing state and local regulations, potential impacts as a result of erosion and down-
gradient sedimentation would be less than significant, and no additional mitigation measures are necessary.
During operation of the project, proposed landscaping planting, rain garden planters, bio-treatment areas, vegetated or cobble
swales proposed throughout the site will help ensure the natural retention of stormwater and help address potential erosion.
Erosion impacts are considered less than significant.
c)As noted above, the project site is located in an area with moderate landslide potential. Based on field observations by City
staff, and the results of the geotechnical investigation, there is no evidence of soil slump or slope failure within the area proposed
for development. Based on the underlying soils and shallow bedrock, the potential for liquefaction is negligible. There is no
known occurrence of lateral spreading or subsidence in the project area. Incorporation of required California Building Code,
City Codes, and development in accordance with the General Plan Safety Element will reduce impacts related to soils and
geologic hazards to less than significant levels.
d)The underlying soils have high shrink-swell characteristics, and moderate to high expansion potential. Incorporation of
required California Building Code, City Codes, and development in accordance with the General Plan Safety Element will
reduce impacts related to expansive soils to less than significant levels.
e)The proposed project will be required to connect to the City’s sewer system. Septic tanks or alternative wastewater systems
are not proposed and will not be used on the site; therefore, no impact would occur.
Conclusion: With proposed development in accordance with applicable CBC and local Building Code requirements, and
implementation of the project Stormwater Control Plan and Conceptual Landscape Plan, impacts are considered less than
significant.
7.GREENHOUSE GAS EMISSIONS. Would the project:
a)Generate greenhouse gas emissions, either directly or indirectly,
that may have a significant impact on the environment?
1,13,
20,21,
31
X
b)Conflict with an applicable plan, policy or regulation adopted for
the purpose of reducing the emissions of greenhouse gases.
1,13,
20,21,
31
X
Evaluation
As outlined in the recent City LUCE Update EIR, prominent GHG emissions contributing to the greenhouse effect are carbon
dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur
hexafluoride (SF6). Anthropogenic (human‐caused) GHG emissions in excess of natural ambient concentrations are responsible
for intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth’s climate, known as global
climate change or global warming. Global sources of GHG emissions include fossil fuel combustion in both stationary and
mobile sources, fugitive emissions from landfills, wastewater treatment, agricultural sources, deforestation, high global
warming potential (GWP) gases from industrial and chemical sources, and other activities.
The major sources GHG emissions in the City are transportation‐related emissions from cars and trucks, followed by energy
consumption in buildings. These local sources constitute the majority of GHG emissions from community‐wide activities in
the city, and combine with regional, statewide, national, and global GHG emissions that result in the cumulative effect of global
warming, which is causing global climate change. A minimum level of climate change is expected to occur despite local,
statewide, or other global efforts to mitigate GHG emissions. The increase in average global temperatures will result in a
number of locally‐important adverse effects, including sea‐level rise, changes to precipitation patterns, and increased frequency
of extreme weather events such as heat waves, drought, and severe storms.
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Issues
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with
Mitigation
Incorporated
Less Than
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Impact
No
Impact
Statewide legislation, rules and regulations that apply to GHG emissions associated with the Project Setting include the Global
Warming Solutions Act of 2006 (Assembly Bill [AB] 32), the Sustainable Communities and Climate Protection Act of 2008
(Senate Bill [SB] 375), Advanced Clean Cars Rule, Low Carbon Fuel Standard, Renewable Portfolio Standard, California
Building Codes, and recent amendments to the California Environmental Quality Act (CEQA) pursuant to SB 97 with respect
to analysis of GHG emissions and climate change impacts.
Plans, policies and guidelines have also been adopted at the regional and local level that address GHG emissions and climate
change effects in the City. The San Luis Obispo County Air Pollution Control District (APCD) adopted a CEQA Review
Handbook, as well as guidance on GHG emission thresholds and supporting evidence, that may be applied by lead agencies
within San Luis Obispo County. The City also adopted a Climate Action Plan (CAP) that includes a GHG emissions inventory,
identifies GHG emission reduction targets, and includes specific measures and implementing actions to both reduce
community‐wide GHG emissions. The CAP also includes measures and actions to help the city build resiliency and adapt to
the effects of climate change.
a, b) The proposed project will result in development located near to transit, services and employment centers. City policies
recognize that compact development allows for more efficient use of existing infrastructure and Citywide efforts to reduce
greenhouse gas emissions. The City’s CAP also recognizes that energy efficient design will result in significant energy savings,
which result in emissions reductions.
The emissions from project-related vehicle exhaust comprise the vast majority of the total project CO2 emissions; see Air
Quality discussion is Section 3 (above) for discussion. The remaining project CO2 emissions are primarily from building heating
systems and increased regional power plant electricity generation due to the project’s electrical demands.
Based on the results of CalEEMod emissions modeling, the proposed project would not exceed the identified “Bright Line
Threshold” of 1,150 metric tons CO2e (refer to Table 3 below).
Table 3. GHG Emissions
Annual Emissions (metric
tons CO2e)
Construction Emissions 246.36
Amortized (50 years) 4.93
Operational Emissions 309.77
Total 314.7
Bright-line Threshold 1,150.00
Mitigation Required No
Based on the project’s consistency with the 2012 CAP and results of air emission modeling, the project would not result in
cumulatively considerable generation of GHG, and impacts would be less than significant.
Conclusion: Based on the analysis above, the project would not result in significant GHG impacts.
8.HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a)Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
4, 31
--X--
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Impact
b)Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
4, 31
--X--
c)Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
12
--X--
d)Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section
65962.5 and, as a result, would it create a significant hazard to
the public or the environment?
30, 31
--X--
e)For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project result in a safety
hazard for people residing or working in the project area?
1, 4
--X--
f)For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working
in the project area?
1, 4
--X--
g)Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
4, 17
--X--
h)Expose people or structures to a significant risk of loss, injury,
or death involving wildland fires, including where wildlands are
adjacent to urbanized areas or where residences are intermixed
with wildlands?
4, 17,
31 --X--
Evaluation
As outlined in the recent City LUCE Update EIR, the analysis of hazards and hazardous material impacts relates to hazards
regarding safety risks posed by airport flight patterns, impeding of adopted emergency response/evacuation plans, and wildland
fires where wildlands are adjacent to urbanized areas; and hazardous materials or substances regarding routine transport or
disposal of substances, explosion or release of substances, and emissions or handling of substances within one‐quarter mile of
an existing or planned school. The following is a brief outline of the primary identified hazards:
Fire Hazards: Fires have the potential to cause significant losses to life, property, and the environment. Urban fire hazards
result from the materials that make up the built environment, the size and organization of structures, and spacing of buildings.
Additional factors that can accelerate fire hazards are availability of emergency access, available water volume and pressure
for fire suppression, and response time for fire fighters. Fire hazard severity in rural areas, including areas on the edge between
urban and rural land (commonly called the wildland interface), are highly influenced by the slope of the landscape and site
vegetation and climate. This risk is somewhat amplified by the native, Mediterranean vegetation common to the rural setting
in which the City is located that has evolved to rely on wildfires for its ecological sustainability. Where wildland fires may be
a threat, plant fuels are often managed by replacement planting, grazing, plowing, or mechanical clearing.
Hazardous Materials: Hazardous materials are defined as substances with physical and chemical properties of ignitability,
corrosively, reactivity, or toxicity, which may pose a threat to human health or the environment. This includes, for example,
chemical materials such as petroleum products, solvents, pesticides, herbicides, paints, metals, asbestos, and other regulated
chemical materials. Additionally, hazards include known historical spills, leaks, illegal dumping, or other methods of release
of hazardous materials to soil, sediment, groundwater, or surface water. If a historical release exists, then there is a risk
associated with disturbing the historical release area. The potential for risks associated with hazardous materials are varied
regionally. The primary risk concerns identified by the city, as stipulated in the City’s General Plan Safety Element, include
radiation hazards and the transportation of hazardous materials in and around the city. Most of these incidents are related to the
increasing frequency of transport of chemicals over roadways, railways or through industrial accidents. Highway 101 and a rail
corridor are major transportation corridors through the San Luis Obispo area.
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Packet Pg. 449 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Airport Hazards: The San Luis Obispo County Airport provides commuter, charter, and private aviation service to the area.
The primary hazard associated with land uses near the airport is the risk of aircraft incidents on approach and take‐off. Aircraft
flight operations are determined largely by the physical layout of the airport and rules of the Federal Aviation Administration.
The County manages activities on the airport property through the Airport Land Use Commission (ALUC). As the means of
fulfilling these basic obligations, the ALUC, must prepare and adopt Airport Land Use Plans for each airport within their
jurisdiction. The policies in the ALUP are intended to minimize the public’s exposure to excessive noise and safety hazards
while providing for the orderly expansion of airports (Public Utility Code Section 21670(a)(2). The ALUC has developed an
Airport Land Use Plan (ALUP) for the San Luis Obispo County Regional Airport that was first adopted in 1973, was updated
in May 2005 and is currently being updated. The ALUP has identified safety zones with associated land use density and
intensity restrictions. The ALUP defines these as:
•Runway Protection Zones – Areas immediately adjacent to the ends of each active runway, within which the level of
aviation safety risk is very high and in which, consequently, structures are prohibited and human activities are
restricted to those which require only very low levels of occupancy.
•Safety Areas S‐1 a through c– The area within the vicinity of which aircraft operate frequently or in conditions of
reduced visibility at altitudes less than 500 feet above ground level (AGL).
•Safety Area S‐2 – The area within the vicinity of which aircraft operate frequently or in conditions of reduced visibility
at altitudes between 501 and 1000 feet above ground level (AGL). Because aircraft in Area S‐2 are at greater altitude
and are less densely concentrated than in other portions of the Airport Planning Area, the overall level of aviation
safety risk is considered to be lower than that in Area S‐1 or the Runway Protection Zones.
a)The proposed project would not create a significant hazard to the public or to the environment through the routine transport,
use, or disposal of hazardous materials. Construction of the proposed project would be required to comply with applicable
building, health, fire, and safety codes. Hazardous materials would be used in varying amounts during construction and
occupancy of the project. Construction and maintenance activities would use hazardous materials such as fuels (gasoline and
diesel), oils, and lubricants; paints and paint thinners; glues; cleaners (which could include solvents and corrosives in addition
to soaps and detergents); and possibly pesticides and herbicides. The amount of materials used would be small, so the project
would not create a significant hazard to the public or to the environment through the routine transport, use, or disposal of
hazardous materials, as such uses would have to comply with applicable federal, state, and local regulations, including but not
limited to Titles 8 and 22 of the CCR, the Uniform Fire Code, and Chapter 6.95 of the California Health and Safety Code.
With respect to operation of the project, residential units do not generate significant amounts of hazardous materials, and only
a minimal amount of routine “household” chemicals would be stored on-site. These materials would not create a significant
hazard to the public or to the environment. Therefore, potential impacts would be less than significant.
b,c) The proposed project is approximately 1/4 of a mile north east of San Luis Obispo Christian School and approximately
700 feet from the Child Development Resource Center of the Central Coast. As discussed above (refer to response to a), the
proposed project would not result in the routine transport, use, disposal, handling, or emission of any hazardous materials that
would create a significant hazard to the public or to the environment. Implementation of Title 49, Parts 171–180, of the Code
of Federal Regulations and stipulations in the General Plan Safety Element would reduce any impacts associated with the
potential for accidental release during construction or occupancy of the proposed project or by transporters picking up or
delivering hazardous materials to the project site. These regulations establish standards by which hazardous materials would
be transported, within and adjacent to the proposed project. Where transport of these materials occurs on roads, the California
Highway Patrol is the responsible agency for enforcement of regulations. If potentially hazardous materials, including cleaning
supplies, oils, paint, and fuels are stored onsite for continued maintenance of the residential units, the applicant would be
required to prepare a Hazardous Materials Business Plan, which would approved by the County Department of Public Health.
This plan would document the safe and legal storage and use of standard materials, including paints, oils, fuels, cleaning
materials, and other compounds onsite.
The project also includes interior demolition of an existing structure on the property (the Sunny Acres Children’s Home),
which, given the age of the structures, could contain asbestos and lead. Asbestos, a naturally occurring fibrous material, was
used as a fireproofing and insulating agent in building construction before being banned by the US Environmental Protection
Agency (EPA) in the 1970s. Because it was widely used prior to discovery of its negative health effects, asbestos can be found
in a variety of building materials and components including sprayed-on acoustic ceiling materials, thermal insulation, wall and
25
12.g
Packet Pg. 450 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
ceiling texture, floor tiles, and pipe insulation. Asbestos is classified into two main categories: friable and non-friable. Friable
asbestos can release asbestos fibers easily when disturbed and is considered Regulated Asbestos-Containing Material (RACM).
Friable (easily crumbled) materials are particularly hazardous because inhalation of airborne fibers is the primary mode of
asbestos entry into the body, which potentially causes lung cancer and asbestosis. Non-friable asbestos will release fibers less
readily than RACM and is referred to as Category I or Category II, non-friable. Non-friable asbestos and encapsulated friable
asbestos do not pose substantial health risks. The California Occupational Safety and Health Administration (Cal/OSHA)
considers asbestos-containing building materials (ACBM) to be hazardous when a sample contains more than 0.1 percent
asbestos by weight; Cal/OSHA requires it to be handled by a licensed, qualified contractor.
Lead can be found in paint, water pipes, plumbing solder, and in soils around buildings and structures with lead-based paint.
In 1978, the federal government required the reduction of lead in house paint to less than 0.06 percent (600 parts per million
[ppm]). However, some paints manufactured after 1978 for industrial uses or marine uses legally contain more than 0.06 percent
lead. Exposure to lead can result in bioaccumulation of lead in the blood, soft tissues, and bones. Children are particularly
susceptible to potential lead-related health problems because lead is easily absorbed into developing systems and organs.
Prior to any building demolition, CCR Title 8 Section 5208 requires that a state-certified risk assessor conduct a risk assessment
and/or paint inspection of all structures constructed prior to 1978 for the presence of asbestos. If such hazards are determined
to exist on site, the risk assessor would prepare a site-specific hazard control plan detailing ACBM removal methods and
specific instructions for providing protective clothing and gear for abatement personnel. If necessary, the project sponsor would
be required to retain a state-certified ACBM removal contractor (independent of the risk assessor) to conduct the appropriate
abatement measures as required by the plan. Wastes from abatement and demolition activities would be disposed of at a
landfill(s) licensed to accept such waste. Once all abatement measures have been implemented, the risk assessor would conduct
a clearance examination and provide written documentation to the City that testing and abatement have been completed in
accordance with all federal, state, and local laws and regulations.
Several regulations and guidelines pertain to abatement of and protection from exposure to lead-based paint. These include
Construction Safety Order 1532.1 from Title 8 of the CCR and lead-based paint exposure guidelines provided by the US
Department of Housing and Urban Development (HUD). In California, lead-based paint abatement must be performed and
monitored by contractors with appropriate certification from the California Department of Health Services. Compliance with
existing regulation would ensure impacts related to hazardous materials exposure would be less than significant.
Construction of the proposed project would require the use of fuels and materials, if spilled, could result in a hazard to the
public. In addition to compliance with state and local water quality regulations (refer to Sections 6 and 9 of this Initial Study),
the applicant would implement mitigation requiring the development and implementation of a Spill Prevention Control and
Countermeasure Plan, which would include regular inspection of equipment and materials, and feasible measures to quickly
contain and clean up an accidental spill or leak. Any remaining materials onsite prior to construction would be removed and
transported to an approved facility. The project would be subject to existing regulations regarding the legal storage and use of
potentially hazardous materials used in construction and maintenance of the residential units. Therefore, based on compliance
with existing regulations, and implementation of identified mitigation, potential impacts related to the accidental release of
hazardous materials would be less than significant.
d)The project site is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5
as: Sunny Acres Community School, Site ID 40830002, DTSC Site Type: School Investigation, DTSC Status: No Action
Required (DTSC 2016). A Phase I Environmental Site Assessment was conducted for the site in 2003, in association with a
previous demolition and redevelopment proposal by the San Luis Obispo County Office of Education. Based on the results of
that investigation, the California Department of Toxic Substances Control (DTSC) determined that “neither a release of
hazardous material nor the presence of a naturally occurring hazardous material, which would pose a threat to human health or
the environment under any land use, was indicated at the site, with the exception of the ACBM. SLOCOE should arrange for
asbestos abatement by a licensed contractor during the demolition/renovation activities in accordance with the existing local,
city and state regulations. DTSC concurs with the conclusion of the Phase I that no further environmental investigation is
required and hereby approves the Phase I. As with any real property, if a previously unidentified contamination is discovered
during school construction, the SLOCOE must stop construction at the area of concern, notify DTSC and take any actions
required by DTSC” (DTSC 2004).
26
12.g
Packet Pg. 451 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
While the current proposal is not subject to the same regulations as SLOCOE, the potential for materials containing asbestos
and lead requires the applicant to comply with existing regulations specific to the management and disposal of these potentially
hazardous materials. As no further action is required, aside for compliance with existing regulations, this impact is considered
less than significant.
e, f) The project site is not located within an airport land use plan area or within 2 miles of a public use airport or airstrip.
There are no private airstrips in the vicinity of the project site that would result in a safety hazard for people residing or working
in the project area.
g)The project would be subject to the requirements contained in the City’s emergency response and evacuation plans. The
project does not include any features that would impede emergency response or evacuation. Therefore, impacts related to
impaired implementation or physical interference with an adopted emergency response or evacuation plan are considered less
than significant.
h)The project site is located in the City of San Luis Obispo, within a high fire hazard severity zone (see General Plan Safety
Element Figure 5 Fire Hazard Severity Zone). The site is located at the urban/wildland interface, which presents a greater risk
of exposure to wildfire, and a greater risk of ignition sources on the site resulting in a wildfire. The proposed project would be
constructed consistent with the California Building Code and Fire Code, and would be reviewed and inspected for compliance
by the City Fire Department prior to occupation. The project is required to comply with California Building Code Chapter 7A
(Materials and Construction Methods for Exterior Wildfire Exposure), which requires the use of ignition-resistant materials
and non-combustible construction. An existing fire hydrant onsite would be relocated during construction, and would be located
adjacent to the existing and proposed buildings. The site design includes access suitable for emergency responders, including
a fire truck turnout. Therefore, based on compliance with the California Building Code/Fire Code, potential impacts related to
fire would be less than significant.
Mitigation Measure HM 1: Prior to initiation of grading and construction, the applicant shall prepare and submit a Spill
Prevention Control and Countermeasure Plan to the City Community Development Department. The plan shall identify
hazardous materials to be used on and off-site, and shall identify procedures for storage, distribution, and spill response.
Equipment refueling shall be done in non-sensitive areas and such that spills can be easily and quickly contained and cleaned
up without entering any existing stormwater drainage system or creek. The plan shall include procedures in the event of
accidents or spills, identification of and contact information for immediate response personnel, and means to limit public access
and exposure. Any necessary remedial work shall be done immediately to avoid surface or ground water contamination. The
plan shall be implemented by the construction contractor, and verified by the City Public Works and Community Development
Departments.
Conclusion: Based on compliance with existing regulations, potential hazards and hazardous materials impacts are considered
less than significant.
9.HYDROLOGY AND WATER QUALITY. Would the project:
a)Violate any water quality standards or waste discharge
requirements?
5,
15,16,
27, 31
--X--
b)Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would
be a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g. the production rate of pre-existing
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)?
5,
15,16,
27,
31, 35 --X--
c)Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream
or river, in a manner which would result in substantial erosion
or siltation on or off site?
5,
15,16,
27, 31 --X--
27
12.g
Packet Pg. 452 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
d)Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream
or river, or substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on or off site?
5,
15,16,
27, 31 --X--
e)Create or contribute runoff water which would exceed the
capacity of existing or planned storm water drainage systems or
provide substantial additional sources of polluted runoff?
5,15,1
6, 27,
31
--X--
f)Otherwise substantially degrade water quality?5, 27,
31 --X--
g)Place housing within a 100-year flood hazard area as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
4,5,
15,27,
31,38
--X--
h)Place within a 100-year flood hazard area structures which
would impede or redirect flood flows?
4,5,
15,27,
31,38
--X--
i)Expose people or structures to significant risk of loss, injury or
death involving flooding, including flooding as a result of the
failure of a levee or dam?
4,5,
15,27,
31,38
--X--
j)Inundation by seiche, tsunami, or mudflow?4, 31 --X--
Evaluation
Water Supply. The applicant proposes to use City water as the domestic water source. Groundwater, the Whale Rock Reservoir,
the Salinas Reservoir, and the Nacimiento Reservoir contribute water to the City’s supply. The water is treated at the City water
treatment plant prior to distribution. Total annual water use in the City was 5,541 acre feet in 2012. The 2014 LUCE estimated
that water demand will increase to 7,815 acre feet per year upon build-out. The estimated water supply is 9,980 acre feet,
including the City’s primary water supply (7,815 acre feet), reliability reserve (1,214 acre feet), and secondary water supply
(951 acre feet). Based on the City’s Urban Water Management Plan and 2014 LUCE Final EIR, the City does not anticipate a
need for supplemental water supplies through the year 2035 and build-out of the LUCE.
In October 2006, the City completed construction of a Water Reuse Project, which included eight miles of distribution pipelines
and improvements to the City’s Water Reclamation Facility. In 2013, 176.82 acre feet of recycled water was used for landscape
irrigation for several City parks, the Laguna Lake Golf Course, a middle school, landscaping along U.S. 101, and other
landscape medians. The project site is located within the Water Reuse Master Plan Area, and the distribution system extends
to the site.
The Land Use and Circulation Element (LUCE) estimated that upon build-out of the City, including the project site, city-wide
water demand would increase to 7,815 afy. The City’s 2015 Urban Water Management Plan incorporates mandated water
conservation targets in response to the severe drought conditions. The City’s 2015 interim target gallons per capita per day
(GPCD) was 120, and the actual 2015 GPCD was 92; as noted in the Draft Plan, the City met and surpassed 2015 interim water
use reduction targets.
The City’s water supply includes the Salinas and Whale Rock reservoirs (6,940 afy, safe annual yield), Nacimiento reservoir
(5,482 afy), and recycled water, which exceeds projected demand. Regarding future and continued water supply, conceptually,
the City will use its contractual water supply from Nacimiento Reservoir first, with Whale Rock and Salinas used as needed to
meet the City’s overall potable water demand. In 2016, this contractual water supply was increased from 3,380 acre-feet to
5,482 acre-feet annually, with the additional 2,102 acre-feet as a secondary water supply for use during water shortages. The
City assumes it will continue to use these water supplies in this coordinated manner, to supply a projected 7,493 afy of water
by 2035, including 5,482 afy of contractual water, 1,611 afy of supplier-produced surface water, and 400 afy of recycled water.
The Plan includes an assessment of water supply reliability, and considers single and multiple dry water years, and includes a
Water Shortage Contingency Plan including actions required during a short-term water supply emergency, including drought.
Under a multiple dry year scenario, which assumes compliance with water conservation mandates (which was successfully
accomplished in 2015), demand ranging between 6,314 afy (year 2020) and 5,329 afy (year 2035) would not exceed supply
28
12.g
Packet Pg. 453 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(12,622 afy). Assuming water demand during a normal (non-drought) year, the estimated demand (7,779 afy in 2035) would
not exceed normal year supply (12,772 afy). This indicates the City’s water resources are reliable during extended drought
periods, and the City is confident in the reliability of its multi-source water supply portfolio. In addition, while it is not a
requirement that Urban Water Management Plans address climate change, the City is concerned about the potential long-term
effects of climate change on its water supply. While the City has secured an adequate water supply to serve the projected build-
out of the City, and uses conservative water projection methods, the City continues to focus on securing supplemental water
sources and promoting conservation to strengthen its multi-source water supply to withstand potential long-term effects of
climate change.
Hydrology. As discussed in the City’s LUCE Update EIR, the project site is located within the San Luis Obispo Creek
Hydrologic Subarea of the Estero Bay Hydrologic Unit, an area that corresponds to the coastal draining watersheds west of the
Coastal Range. The Estero Bay Hydrologic Unit stretches roughly 80 miles between the Santa Maria River and the Monterey
County line and includes numerous individual stream systems. Within the Estero Bay Hydrologic Unit, the San Luis Obispo
Creek watershed drains approximately 84 square miles. The City of San Luis Obispo is generally located within a low‐lying
valley centered on San Luis Obispo Creek. San Luis Obispo Creek is one of four major drainage features that create flood
hazards in the city, with the others being Stenner Creek, Prefumo Creek, and Old Garden Creek. In addition, many minor
waterways drain into these creeks, and these can also present flood hazards. Because of the high surrounding hills and
mountains in the area, the drainage sheds of these creeks are relatively small, but the steep slopes and high gradient can lead to
intense, fast moving flood events in the city.
According to the RWQCB, water quality in the San Luis Obispo Creek drainage system is generally considered to be good.
However, the water quality fluctuates along with seasonal changes in flow rates. In summer months, when the flows decrease
and dilution is reduced, water quality decreases. According to the RWQCB Total Maximum Daily Load (TMDL) Project for
San Luis Obispo Creek, the creek has been reported to exceed nutrient and pathogen levels.
Groundwater within the San Luis Obispo Valley Sub‐basin flows toward the south‐southwest, following the general gradient
of surface topography. Groundwater within the San Luis Obispo area is considered suitable for agricultural water supply,
municipal and domestic supply, and industrial use.
In order to evaluate the specific nature of the hydrology and water quality issues for the subject property, the project proponents
have submitted a Preliminary Drainage Study (Rick Engineering 2016) and Storm Water Control Plan (Rick Engineering 2016).
The intent of these reports are to address the drainage stormwater requirements set forth by the City and the Regional Water
Quality Control Board’s Post-Construction Stormwater Management Requirements for Development Projects in the Central
Coast Region.
a, f) Implementation of the project would include grading and development within a gently to moderately sloping area.
Disturbance of soils and use of equipment may result in the discharge of sediment, hydrocarbons, and other pollutants into the
City storm system, and potentially the unnamed drainage to the northeast. Operation of the project would include use of parking
areas; accidental leaks or spill may result in the transport of oils and fuels into stormwater and down-gradient surface waters.
Discharge of any pollutants (e.g. herbicides, pesticides, janitorial cleaning products, and toxic substances such as motor oil,
gasoline, and anti-freeze) or heated water (e.g. from steam cleaning sidewalks) into a storm water system or directly into surface
waters is illegal and subject to enforcement action by the RWQCB. The proposed project is subject to several existing
regulations and programs, including the City’s Storm Water Management Program, the 2014 LUCE, and Drainage Design
Manual (DDM) of the Waterway Management Plan and Post Construction Requirements for storm water control. Best
Management Practices (BMPs) and Pollution Prevention Methods (PPMs) are required to be incorporated into grading and
construction plans for the short and long-term management and protection of water quality. Additional discussion of drainage
and stormwater runoff requirements is provided in the response to impacts c, d, and e below. Based on compliance with existing
regulations, and incorporation of identified mitigation measures to protect water quality, the project would not violate any water
quality standards or waste discharge requirements, and potential impacts would be less than significant.
b)Implementation of the proposed project is anticipated to require approximately 6.8 acre feet of water per year (afy). Based
on review of the Urban Water Management Plan (2016) and review by the City Utilities Department, existing water supply is
available to serve the project, and use of municipal water for the project would not deplete groundwater resources.
29
12.g
Packet Pg. 454 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
c,d,e) Under existing conditions, drainage generally sheet flows from northeast to southwest across the site. Immediately upland
of the Sunny Acres Children’s Home, there is an existing sump area and fence line that splits the upland drainage and directs
it around the building to both the northwest and southeast. The northeasterly upland drainage returns to sheet flow across the
paved area northwest of the abandoned building and heads towards a seasonal drainage course adjacent to Fixlini Street,
approximately 400 feet west of the site. Overflow from the sump area is directed along the south side of the existing driveway
that tees off the main driveway to access the rear of the abandoned building. Further to the southeast, the main paved driveway
is sloped back towards the hillside and it intercepts a portion of the upland drainage and conveys it southeasterly to an existing
drainage basin near the County Probation building.
Implementation of the project would result in a total of 31,693 square feet of impervious area (net increase of 11,483 square
feet of impervious area). Due to its size and location, the project is subject to the Drainage Design Manual (DDM) of the
Waterway Management Plan (WWMP) and Post Construction Requirements for storm water control. The proposed project will
include the construction of residential units and associated hardscape and landscape. Based on the Preliminary Drainage Report
provided by the applicant, the project would meet DDM requirements as summarized below.
Discharge at Natural Locations. The proposed site layout follows the existing topography as much as possible and the outflow
from the separate areas of the project is directed in their historical directions.
Onsite Conveyance Design. Proposed onsite storm drain system will be sized to convey the 10-year storm event.
Offsite Runoff Analyses, Design, and Mitigation. An offsite runoff tributary to the site is intercepted by an earthen berm east
of the project site. The runoff would be split and conveyed around the site to outlet to cobble dissipaters on the north side and
allowed to sheet flow to the west. Runoff from the project site will be treated before exiting the site, in conformance with Post
Construction Requirements.
Erosion Control and Storm Water Quality Management. The project would comply with the Storm Water Control Plan (Rick
Engineering 2016), as approved by the RWQCB. Low impact development (LID) measures include the following: roof drains
for the proposed buildings will be disconnected from the storm drain system; non-grouted pavers with underdrains are proposed
to minimize runoff and provide storm water treatment; and bio-retention facilities will be incorporated into landscape design
to provide runoff reduction and treatment.
This project is located in the designated Storm Water Management Area 9, results in more than 2,500 sf of net impervious area,
and would disturb over 22,500 square feet of area. Thus, this development is subject to the Central Coast RWQCB Post
Construction Stormwater Management Requirements, adopted on March 6, 2014. The project includes bio-filtration treatment
and non-grouted pavers systems with underdrains to comply with runoff retention requirements, and landscape areas will be
used for water treatment and retention. Post-development peak flows, discharged from the site, shall not exceed pre-project
peak flows for the 2- through 10-year storm events. Proposed onsite subsurface drainage facilities are designed to handle a
storm of 25-year intensity. All surface flow facilities are sized to handle a storm of 100-year intensity (Rick Engineering 2016).
Based on the analysis discussed above, and implementation of the BMPs identified in the project Drainage Plan and Storm
Water Control Plan, water quality impacts will be reduced to the extent feasible. With the required incorporation of these
measures, and adherence to the stormwater facilities operations and maintenance recommendations provided in the Drainage
Plan and Stormwater Control Plan, impacts will be reduced to less than significant levels.
g), h) Based on review of Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map No. 06079C1069G
(effective on11/16/2012), the project site is not located within a 100-year flood zone. The project would not impede or redirect
flood waters. Therefore, potential impacts would be less than significant.
i), j) The proposed development is outside the zone of impacts from seiche or tsunami, and the existing upslope projects do not
generate significant storm water runoff such to create a potential for inundation by mudflow. Therefore, potential impacts
would be less than significant.
Mitigation Measure HWQ-1: The Drainage Plan and Storm Water Control Plan (Rick Engineering 2016) on file in the
Community Development Department prepared for the proposed project includes design features and recommended Best
30
12.g
Packet Pg. 455 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Management Practices and Low Impact Development measures for water quality control and stormwater management and
quality via the proposed bio-filtration treatment, non-grouted pavers systems with underdrains, and use of landscape areas for
water treatment and retention. These measures shall become required components of project development and the project
proponent shall be required to implement these design features and recommendations as set forth and approved by the City
Public Works Department and Regional Water Quality Control Board.
Conclusion: With the implementation of the project Drainage Plan and Stormwater Control Plan designs and
recommendations, impacts are considered less than significant.
10.LAND USE AND PLANNING. Would the project:
a)Physically divide an established community?1, 10,
31 --X--
b)Conflict with any applicable land use plan, policy, or regulation
of an agency with jurisdiction over the project (including, but not
limited to the general plan, specific plan, local coastal program,
or zoning ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
1, 9,
25, 31
--X--
c)Conflict with any applicable habitat conservation plan or natural
community conservation plan?--X--
Evaluation
a)The proposed development project is consistent with the development anticipated for the project site under the General Plan
and zoning designation. The development of this site was anticipated in the General Plan, and the proposed residential care use
is consistent with the vision for this area (designated as Special Focus Area 5: General Hospital Site). The project would not
include any features that would physically divide an established community. Impacts are considered less than significant.
b)The project site is currently occupied by the Sunny Acres facility, which was vacated in 1974. Surrounding uses include a
residential neighborhood to the north/northwest, County facilities to the west, southwest, and southeast, and undeveloped open
space to the east. The proposed project is subject to the City General Plan and Zoning Code, Land Use and Circulation Element
(LUCE), San Luis Obispo Creek Waterway Management Program, Community Design Guidelines, and Historic Preservation
Ordinance and Guidelines. These documents include standards to protect aesthetic quality and scenic viewsheds, biological
resources, cultural resources, hydrological resources, and public health and safety. Specific requirements or policies identified
in these documents are discussed in specific resource sections. Based on project design and compliance with existing
regulations, the project would not be inconsistent with policies adopted for the purpose of avoiding or mitigating environmental
effects.
c)The project site is not located in an area subject to a habitat conservation plan or community conservation plan; therefore,
no impact would occur.
Conclusion: Impacts are considered less than significant.
11.MINERAL RESOURCES. Would the project:
a)Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of the
state?
5, 31
--X--
b)Result in the loss of availability of a locally-important mineral
resource recovery site delineated on a local general plan,
specific plan or other land use plan?
5, 31
--X--
Evaluation
a, b) No known mineral resources are present at the project site. Implementation of the proposed project would not result in
the loss of availability of a known mineral resource. The project site is not designated by the general plan, specific plan, or
other land use plans as a locally important mineral recovery site.
31
12.g
Packet Pg. 456 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Conclusion: No impact
12.NOISE. Would the project result in:
a)Exposure of persons to or generation of noise levels in excess of
standards established in the local general plan or noise
ordinance, or applicable standards of other agencies?
3, 9,
10,
12,31
--X--
b)Exposure of persons to or generation of excessive groundborne
vibration or groundborne noise levels?
3, 9,
10,
12,31
--X--
c)A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project?
3, 9,
10,
12,31
--X--
d)A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project?
3, 9,
10,
12,31
--X--
e)For a project located within an airport land use plan, or where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people
residing or working in the project area to excessive noise levels?
f)For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels?
1, 3,
9, 10,
12, 31 --X--
31
--X--
Evaluation
As analyzed in the City’s LUCE Update EIR, a number of noise‐sensitive land uses are present within the City, including
various types of residential, schools, hospitals and care facilities, parks and recreation areas, hotels and transient lodging, and
place of worship and libraries. Based on ambient noise level measurements throughout the City, major sources of noise include
traffic noise on major roadways, passing trains, and aircraft overflights.
a)Residences are designated as noise sensitive by the Noise Element. The Noise Element indicates that noise levels of 60 dB
are acceptable for outdoor activity areas and 45 dB for indoor areas. Exterior noise levels will be less than 60 dB when
attenuation afforded by building features and elevation is taken into account. As shown on Noise Element Figure 5 build-out
Noise Contours Northern Section of San Luis Obispo, the project site is not located in an area subject to transportation-related
noise exceeding 60 decibels at General Plan Build-out; therefore, potential impacts would be less than significant.
Implementation of the project would generate approximately 327 average daily trips (based on a conservative trip generation
rate of 9.6 daily trips per residential unit). As documented in the LUCE EIR, average daily trips along Johnson Avenue between
San Luis Drive and Laurel Lane average 15,695 trips per day; therefore, the project’s contribution to transportation-related
noise in the area would not be significant enough to result in a noticeable change in noise levels. Activity on the project site
would generate noise related to human activity. Based on the level of trip generation, and human activity similar to existing
activity in the area, implementation of the project would not generate noise that would result in a significant impact to nearby
residential areas. Therefore, potential impacts would be less than significant.
b)Long-term operational activities associated with the proposed project would be residential care uses, which would not
involve the use of any equipment or processes that would result in potentially significant levels of ground vibration. Increases
in groundborne vibration levels attributable to the proposed project would be primarily associated with short-term construction-
related activities. Construction activities would likely require the use of various types of heavy equipment, such as forklifts,
concrete mixers, and haul trucks. Because construction activities are restricted to the days, hours, and sound levels allowed by
City ordinance (Chapter 9.12 of the Municipal Code), impacts associated with groundborne vibration and noise would be less
than significant.
c)As discussed above, long-term operation of the project involves residential care use, which is consistent with existing uses
in the project vicinity. Residential care uses would not result in substantial changes to the existing noise environment. Operation
32
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Packet Pg. 457 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
of the project would be consistent with the existing uses in the vicinity of the project site and would not result in substantial
changes to the existing noise environment. Other noise sensitive uses in the vicinity include other neighboring residential
developments. These uses will be shielded from noise generated by residential care uses by distance and by the structures
themselves.
d)Noise generated by the project would occur during short-term construction of the proposed affordable housing residential
care facility. Noise levels during construction would be higher than existing noise levels, but only for the duration of
construction. Although there would be intermittent construction noise in the project area during the construction period, noise
impacts would be less than significant because the construction would be short term and restricted to the hours and noise levels
allowed by City ordinance.
e, f) The project site is not located within an airport land use plan area or within 2 miles of a public use airport or private airstrip.
Implementation of the proposed project would not expose individuals to excessive noise levels associated with aircraft
operations.
Conclusion: Less than significant impact.
13.POPULATION AND HOUSING. Would the project:
a)Induce substantial population growth in an area, either directly
(for example, by proposing new homes and businesses) or
indirectly (for example, through extension of roads or other
infrastructure)?
1, 31 --X--
b)Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere?
c)Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
1, 31 --X--
1, 31 --X--
Evaluation:
a)The proposed project includes construction of a very-low-income affordable housing residential care facility, which would
have the potential to add to the population of the City. However, it is important to note that Land Use Element policy 1.10.2
(Residential Growth Rate) indicates that the City shall manage its housing supply so that it does not exceed a growth rate of
one percent per year, on average, excluding dwellings affordable to residents with extremely low, very low or low incomes as
defined by the State Department of Housing and Community Development for the City and County of San Luis Obispo and
reflected in the City’s Housing Element. The project site is zoned R-1 (Low Density Residential), R-2-SF (Medium Density
Residential), and C/OS-40 (Conservation/Open Space). The existing Sunny Acres facility would remain within the C/OS-40
zone, and proposed residential buildings A, B, and C would primarily be located within the R-1 zone, with a portion of Building
C within the R-2-SF zone. The proposed project includes development consistent with the anticipated use of the site and in
accordance with the housing needs identified for the City under anticipated community development under the recently updated
Land Use Element.
New employment generated by the proposed project would not be considered substantial. The project would not include any
proposed infrastructure that would be considered a removal of an impediment to growth; the infrastructure would serve the
development similar to other developments that require connection to the City’s water supply, sewer system, and other utilities.
The proposed project would not involve any other components that would induce further growth not already anticipated under
the General Plan envisioned under the current site zoning designation. Impacts are considered less than significant.
b), c) The existing Sunny Acres Facility has not been in operation since 1974. The project includes the rehabilitation, and
adaptive reuse of this structure to provide housing units, and would not result in the displacement of any housing or people.
Therefore, no impact would occur.
Conclusion: Population and housing impacts would be less than significant.
14.PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities, the construction of which could cause significant
33
12.g
Packet Pg. 458 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
environmental impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
a)Fire protection?1, 4,
9,31
--X--
b)Police protection?1, 4,
9,31
--X--
c)Schools?1, 4,
9,31
--X--
d)Parks?1, 4,
9,31
--X--
e)Roads and other transportation infrastructure?1, 4,
9,31 --X--
f)Other public facilities?1, 4,
9,31
--X--
Evaluation
Fire Protection: The San Luis Obispo Fire Department (SLOFD) provides fire and emergency services to the City of San Luis
Obispo. The Fire Department is organized into five divisions: Emergency Operations, Fire Prevention and Life Safety, Training
and Equipment, Administrative, and Support Services. In addition to providing fire and emergency services to the city, SLOFD
maintains an Emergency Services Contract with Cal Poly. Under the current contract, SLOFD provides fire and emergency
services to the university in return for a set annual fee.
Police Protection: The San Luis Obispo Police Department (SLOPD) provides police protection services within the city limits.
SLOPD is responsible for responding to calls for service, investigating crimes and arresting offenders, enforcing traffic and
other laws, and promoting community safety through crime prevention and school‐safety patrols. The Police Department
consists of two bureaus, Administration and Operations, each of which has four divisions. The Police Department operates out
of one main facility located at 1042 Walnut Street and a small additional office at 1016 Walnut Street.
Public Schools: The San Luis Coastal Unified School District (SLCUSD) serves an area between the coast and the Los Padres
National Forest, and from Morro Bay to the north and Arroyo Grande to the south. In total, the District operates ten elementary
schools, two middle schools, two high schools, one continuation high school, and an adult education facility. In addition to the
K‐12 educational program, the SLCUSD offers a variety of additional educational programs, including: cooperative preschool,
preschool early education, and parent participation. Within the San Luis Obispo LUCE Planning Subarea, the District operates
six elementary schools, one middle school, one high school, and one continuation high school.
a)The proposed project site is served by the City of San Luis Obispo Fire Department. Implementation of the proposed project
would increase the intensity of use of the site and would marginally increase the demand for fire protection services over
existing conditions. The project would be similar to the land uses on surrounding properties, and the site is already served by
the City for fire protection. Although the project would have the potential to alter the number of housing units or population in
the City, the development of the site is consistent with the anticipated land use for the site and proposed development would
be consistent with the residential zoning for the site and consistent with the neighboring residential uses. As stated in the recent
City LUCE Update EIR, adherence to the Safety Element Policy 3.0 (Adequate Fire Services) will reduce impacts related to
increased fire protection needs.
b) The project site is served by the City of San Luis Obispo Police Department for police protection services. Redevelopment
of the site would not result in the need for increased patrols or additional units such that new police facilities would need to be
constructed. There would be no physical impacts related to the construction of new police facilities, and impacts related to
police protection would be less than significant.
c)Consistent with SB 50, the proposed project will be required to pay developer fees to the SLOCUSD. These fees would be
directed toward maintaining adequate service levels, which include incremental increases in school capacities. Implementation
34
12.g
Packet Pg. 459 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
of this state fee system would ensure that any significant impacts to schools which could result from the proposed project would
be offset by development fees, and in effect, reduce potential impacts to a less than significant level.
d)Because the proposed project would result in a minor increase in the number of people utilizing park facilities relative to the
City’s existing population, and significant deterioration or accelerated deterioration at parks and recreation-oriented public
facilities from possible increased usage is not expected. The proposed project would have a less than significant impact on
parks.
e)As noted above, because the proposed use is similar to surrounding uses and would result in a relatively minor increase in
users relative to the City’s existing population, significant deterioration or accelerated deterioration of transportation
infrastructure and other public facilities from possible increased usage is not expected. The proposed project would have a less
than significant impact on transportation infrastructure and public facilities.
f)No other facilities; therefore, no impacts would occur.
Conclusion: Impacts are considered less than significant.
15.RECREATION.
a)Would the project increase the use of existing neighborhood or
regional parks or other recreational facilities such that
substantial physical deterioration of the facility would occur or
be accelerated?
1, 10,
31,37 --X--
b)Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might
have an adverse physical effect on the environment?
--X--
Evaluation:
As discussed in the recent City LUCE Update EIR, there are 26 parks in the city, consisting of eight community parks, 10
neighborhood parks, and eight mini parks. There are also six joint use facilities, and several recreation centers and special
facilities (e.g., Damon Garcia Sports Fields and the SLO Swim Center). There is currently approximately 151.65 acres of
parkland in the City, of which 33.53 acres are neighborhood parks. In addition to developed parks, the City owns or manages
over 6,970 acres of open space within and adjacent to San Luis Obispo, some of which provide trails that accommodate hiking
and mountain biking.
a) The project will add incrementally to the demand for parks and other recreational facilities. However, no significant
recreational impacts are expected to occur with redevelopment of the site. Park Land In-Lieu fees will be required to be paid
to the City to help finance additional park space, maintenance or equipment in the vicinity, per existing City policy. Collection
of these fees helps offset the impacts of new projects on the City’s recreational facilities. Impacts are considered less than
significant.
b)The project does not include any recreational facilities; therefore, no impacts would occur.
Conclusion: Less than significant impact
16.TRANSPORTATION/TRAFFIC. Would the project:
a)Conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the performance of
the circulation system, taking into account all modes of
transportation including mass transit and non-motorized travel
and relevant components of the circulation system, including but
not limited to intersections, streets, highways and freeways,
pedestrian and bicycle paths, and mass transit?
2,12,
21,31
--X--
35
12.g
Packet Pg. 460 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b)Conflict with an applicable congestion management program,
including, but not limited to level of service standards and travel
demand measures, or other standards established by the county
congestion management agency for designated roads or
highways?
1, 2,
4, 31
--X--
c)Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks?
12, 31
--X--
d)Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
(e.g. farm equipment)?
2, 21,
28, 31
--X--
e)Result in inadequate emergency access?4, 31 --X--
f)Conflict with adopted policies, plans, or programs regarding
public transit, bicycle, or pedestrian facilities, or otherwise
decrease the performance or safety of such facilities?
2,31 --X--
Evaluation
As discussed in the recent City LUCE Update EIR, the City is accessed primarily by roadways including US 101, SR-1 and
SR-227. Routes of regional significance providing access include Los Osos Valley Road, Foothill Road, Broad Street,
O’Connor Way, Prefumo Canyon Road, South Higuera Street and Orcutt Road. The local roadway system is characterized by
a regular street grid in the downtown area and neighborhood street patterns in other parts of the City.
Although federal transportation regulations mandate the use of a federal classification system, local jurisdictions, such as City
of San Luis Obispo, also develop classification systems to define their own roadways. A total of 75 roadway segments in the
local, county, and state roadway system were studied under the LUCE Update EIR using the City’s AADT LOS thresholds.
The City of San Luis Obispo considers roadways operating at LOS D or better to be acceptable, excepting segments downtown
where LOS is allowed to drop to E. The only segment noted to be deficient under existing conditions is Broad Street south of
Buckley Road, which is under State of California and County jurisdiction.
a,b) Regional access to the project site is provided by Johnson Avenue and Bishop Street. Implementation of the project would
generate approximately 327 average daily trips (based on a conservative trip generation rate of 9.6 daily trips per residential
unit). As documented in the LUCE EIR, average daily trips along Johnson Avenue between San Luis Drive and Laurel Lane
average 15,695 trips per day, and Johnson Avenue operates at an acceptable level of service (LOS B). Under cumulative (build-
out) conditions, Johnson Avenue is expected to handle 21,500 average daily trips, and would continue to operate at LOS B.
The project’s contribution to trips along Johnson Avenue would not result in an unacceptable LOS; therefore, potential impacts
would be less than significant.
c)The project is not located in the vicinity of any public or private airports and will not result in any changes to air traffic
patterns, nor does it conflict with any safety plans of the Airport Land Use Plan.
d)The project would not modify existing intersections or roadways, with the exception the proposed access road improvements
extending from the current terminus of Bishop Street. The project access road would be consistent with City code requirements
for ingress/egress to safely and adequately serve the project. Because the project is a similar use to those in the immediate
vicinity, the project would not introduce any incompatible uses.
e)The project has been reviewed by the City Fire Marshal to ensure adequate emergency access, including an emergency
vehicle turn-out, have been provided. As proposed, the project would not alter the existing travel flow of vehicles, bicyclists,
or pedestrians or substantially increase traffic on local streets. Therefore, the proposed project would not have a negative effect
on emergency access.
f)The project is consistent with policies supporting alternative transportation due to the site’s location within the City’s urban
center, and its proximity to shopping, parks, transit, and services. Johnson Avenue is served by SLO Transit, the City bus
agency. San Luis Obispo City bus lines are located within walking distance (Johnson Avenue) that allows public transportation
36
12.g
Packet Pg. 461 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
services to the Downtown and Cal Poly campus. City standards require provision of on-site bicycle storage. The proposed
project includes 16 long term bicycle parking spaces and 10 short term bicycle parking spaces, consistent with City policy.
Conclusion: Transportation/circulation impacts are considered less than significant.
17.UTILITIES AND SERVICE SYSTEMS. Would the project:
a)Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
7,16,
31
--X--
b)Require or result in the construction or expansion of new water
or wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
7,16,
27,31,
32, 33
--X--
c)Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
7,16,
27, 31
--X--
d)Have sufficient water supplies available to serve the project
from existing entitlements and resources, or are new and
expanded entitlements needed?
7,16,
31,35
--X--
e)Result in a determination by the wastewater treatment provider
which serves or may serve the project that it has adequate
capacity to serve the project’s projected demand in addition to
the provider’s existing commitments?
5,
7,16,
31,
32, 33
--X--
f)Be served by a landfill with sufficient permitted capacity to
accommodate the project’s solid waste disposal needs?
5, 8,
31
--X--
g)Comply with federal, state, and local statutes and regulations
related to solid waste?
5, 8,
31
--X--
Evaluation
Water: As discussed in the City’s LUCE Update EIR, the City of San Luis Obispo Utilities Department provides potable and
recycled water to the community and is responsible for water supply, treatment, distribution, and resource planning. The City
is the sole water provider within the city limits and most of the City’s water is supplied from multiple surface water sources.
However, the City also uses groundwater to supplement surface water supplies and recycled water is used to supplement
irrigation demand. With the update of the City’s Water and Wastewater Element and Urban Water Management Plan in June
2016, the City Council reaffirmed the policy for a multi‐source water supply (refer to Section 9 Hydrology and Water Quality
for additional information).
Wastewa ter: The wastewater system for the City includes facilities for wastewater collection and treatment. The City’s
collection system serves residential, commercial, and industrial customers. Sewer service is provided only to properties within
the city limits, with the exception of a few residential properties located just outside of the city limits, Cal Poly San Luis Obispo,
and the County of San Luis Obispo Airport. There are approximately 14,400 service connections.
The City’s Water Resource Recovery Facility (WRRF) processes wastewater in accordance with the standards set by the State’s
RWQCB. The WRRF removes solids, reduces the amount of nutrients, and eliminates bacteria in the treated wastewater, which
is then discharged to San Luis Obispo Creek. The WRRF is designed for an average dry weather flow capacity of 5.1 million
gallons per day (MGD) and a peak wet weather flow capacity of 22 MGD. In 2015, average flows to the WRRF were
approximately 3.5 MGD.
Solid Waste: The City’s Utilities Department is responsible for administering an exclusive franchise agreement with San Luis
Garbage Company to collect and dispose solid waste generated by residential, commercial, and industrial customers in San
Luis Obispo. This agreement also includes curbside recycling, and green waste service. There are three solid waste disposal
facilities within San Luis Obispo County. Most solid waste collected in the city is disposed of at the Cold Canyon Landfill.
Cold Canyon Landfill is currently (2012) permitted to receive up to 1,620 tons of solid waste per day, with an estimated
37
12.g
Packet Pg. 462 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
remaining capacity of 1,830,000 cubic yards (16.8 percent remaining capacity). In 2010, the Cold Canyon Landfill operator
estimated the landfill is expected to reach capacity in 2018.
a), c) The proposed project would result in an incremental increase in demand on City infrastructure, including wastewater and
storm water facilities. Development of the site is required to be served by City sewer service. The project includes drainage
and stormwater management infrastructure, which is assessed for potential impacts in this Initial Study. This project has been
reviewed by the City’s Utilities Department and no major resource/infrastructure deficiencies have been identified.
b) The proposed project would result in an incremental increase in demand on City infrastructure, including water infrastructure.
Development of the site is required to be served by City water service. The project includes a looped water system to ensure
adequate flow and quality. This project has been reviewed by the City’s Utilities Department and no major resource deficiencies
related to water supply have been identified. In order to meet the City’s fire flow requirements and minimum water pressure
for domestic purposes, the City has identified mitigation requiring the applicant to install off-site improvements to the water
distribution systems, including upsizing the existing 12-inch cast iron water main in Flora Street from the driveway at the
County Probation Office to Bishop Tank to a 16-inch ductile iron water main. This action would occur within an existing,
disturbed and developed roadway and utility trench, and would not result in significant impacts not already identified for the
project; identified mitigation would apply, including but not limited to protection of trees, air pollutant mitigation, protection
of water quality, and erosion and sedimentation control measures. Therefore, this impact is considered less than significant
with incorporation of identified mitigation.
d)The proposed project would result in an incremental increase in demand on water supplies, as anticipated under the recent
General Plan Update. As analyzed in the LUCE Update EIR, the City has sufficient water supplies for build-out of the City’s
General Plan. Since the proposed project is consistent with the General Plan, water use and demand associated with the project
is anticipated and included with Land Use Element buildout projections. This project has been reviewed by the City’s Utilities
Department and no resource/infrastructure deficiencies have been identified.
e)The City completed a Sanitary Sewer Flow Monitoring and Inflow/Infiltration Study in 2012 and the Wastewater Collection
System Infrastructure Renewal Strategy (WCSIRS) in January 2016. The WCSIRS included preparation of a hydraulic model
of the wastewater collection system. According to the WCSIRS, the wastewater collection system has adequate capacity to
serve the project.
f), g) The proposed project will be served by San Luis Garbage Company, which maintains standards for access and access to
ensure that collection is feasible, both of which will be reviewed by the Architectural Review Commission. The location and
size of trash enclosures proposed for the project have been reviewed by the City and have been determined that they are
sufficient in size to handle the demands of the proposed project.
The Integrated Waste Management Act of 1989 (AB 939) requires each city and county in California to reduce the flow of
materials to landfills by 50% (from 1989 levels) by 2000. The proposed project is required to reduce the waste stream generated
by development consistent with the City’s Conservation and Open Space Element policies to coordinate waste reduction and
recycling efforts (COSE 5.5.3), and Development Standards for Solid Waste Services (available at
http://www.slocity.org/utilities/download/binstandards08.pdf). A solid waste reduction plan for recycling discarded
construction materials is a submittal requirement with the building permit application. The incremental additional waste stream
generated by this project is not anticipated to create significant impacts to solid waste disposal.
Mitigation Measure UTIL-1: To meet the City’s fire flow requirements and minimum water pressure for domestic purposes,
the project will install off-site improvements to the water distribution system including upsizing the existing 12-inch cast iron
water main in Flora Street from the driveway at the County Probation Office to Bishop Tank to a 16-inch ductile iron water
main.
Conclusion: Impacts are considered to be less than significant.
18. MANDATORY FINDINGS OF SIGNIFICANCE.
a)Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or --X--
38
12.g
Packet Pg. 463 Attachment: g - Mitigated Negative Declaration (1497 : Bishop Street Studios Appeal)
Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of a
rare or endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
The project is a residential care facility in an urbanized area of the city. Without mitigation, the project could have the potential
to have adverse impacts on all of the issue areas checked in the Table on Page 3. As discussed above, potential impacts to
aesthetics, air quality, biological and cultural resources, geology and soils and hydrology and water quality will be less than
significant with incorporation of recommended mitigation measures.
b)Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are considerable
when viewed in connection with the effects of the past projects,
the effects of other current projects, and the effects of probable
future projects)?
--X--
The impacts of the proposed project are individually limited and not considered “cumulatively considerable.” Although
incremental changes in certain issue areas can be expected as a result of the proposed project, all environmental impacts that
could occur as a result of the proposed project would be reduced to a less than significant level through compliance with existing
regulations discussed in this Initial Study and/or implementation of the mitigation measures recommended in this Initial Study
for the following resource areas: aesthetics, air quality, biological and cultural resources, geology and soils and hydrology and
water quality.
c)Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
--X--
Implementation of the proposed project would result in no environmental effects that would cause substantial direct or indirect
adverse effects on human beings with incorporation of the mitigation measures recommended in this Initial Study.
19.EARLIER ANALYSES.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have
been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should
identify the following items:
a)Earlier analysis used. Identify earlier analyses and state where they are available for review.
City of San Luis Obispo Land Use and Circulation Element (LUCE) Update EIR, available for review at the City Community
Development Department (919 Palm Street, San Luis Obispo, CA 93401), or at the following web site:
http://www.slocity.org/government/department-directory/community-development/planning-zoning/general-plan
b)Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately
analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
Applicable excerpts, analysis and conclusions from the LUCE Update EIR have been added to each impact issue area
discussion. Where project specific impacts and mitigation measures have been identified that are not addressed in the LUCE
Update EIR, original analysis has been provided and mitigation has been recommended to reduce impact levels as needed.
c)Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation
measures which were incorporated or refined from the earlier document and the extent to which they address site-specific
conditions of the project.
N/A
20.SOURCE REFERENCES.
1.City of SLO General Plan Land Use Element, December 2014
2.City of SLO General Plan Circulation Element, December 2014
3.City of SLO General Plan Noise Element, May 1996
4.City of SLO General Plan Safety Element, March 2012
5.City of SLO General Plan Conservation & Open Space Element, April 2006
6.City of SLO General Plan Housing Element, January 2015
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Issues, Discussion and Supporting Information Sources
A RCH -3336-2016
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
7.City of SLO Water and Wastewater Element, July 2010
8.City of SLO Source Reduction and Recycling Element, on file in the Utilities Department
9.City of San Luis Obispo Municipal Code
10.City of San Luis Obispo Community Design Guidelines, June 2010
11.City of San Luis Obispo, Land Use Inventory Database
12.City of San Luis Obispo Zoning Regulations March 2015
13.City of SLO Climate Action Plan, August 2012
14.2013 California Building Code
15.City of SLO Waterways Management Plan
16.Water Resources Status Report, July 2012, on file with in the Utilities Department
17.Site Visit
18.City of San Luis Obispo Staff Knowledge
19.Website of the Farmland Mapping and Monitoring Program of the California Resources Agency:
http://www.consrv.ca.gov/dlrp/FMMP/
20.CEQA Air Quality Handbook, Air Pollution Control District, April 2012
21.Institute of Transportation Engineers, Trip Generation Manual, 9th Edition, on file in the Community Development
Department
22.City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Community Development
Department
23.City of San Luis Obispo, Historic Site Map
24.City of San Luis Obispo Burial Sensitivity Map
25.Ordinance No.1130 (1989 Series)
26.Archaeological Inventory Survey. CRMS. December 13, 2006
27.Preliminary Drainage Study and Updated Calculations / Storm Water Control Plan. Rick Engineering. 2016
28.Project Plans
29.Western Mastiff Bat December 1, 2015
30.Website of the California Environmental Protection Agency, Cortese List:
http://calepa.ca.gov/sitecleanup/corteselist/default.htm
31.San Luis Obispo Land Use and Circulation Element Update EIR. June 13, 2014.
32.2012 Sanitary Sewer Flow Monitoring and Inflow/Infiltration Study
33.2016 Wastewater Collection System Infrastructure Renewal Strategy
34.Natural Resources Conservation Service, Websoils. Accessed August 7, 2016.
35.2015 Draft Urban Water Management Plan. May 2016
36.Historic Significance Evaluation for Sunny Acres. Bertrando & Bertrando. October 1998.
37.Geotechnical Feasibility Study. Earth Systems Pacific. January 23, 2007.
38.Federal Emergency Management Agency. Map No. 06079C1069G, effective on 11/16/2012.
Note All of the above reference sources that are not attached as appendices to this Initial Study are available upon
request in the Community Development Department, City of San Luis Obispo
Attachments:
1.Site Vicinity/Project Location Map (Figure 1)
2.Project Plans
3.Historic Evaluation Report by Bertrando & Bertrando (October 1998)
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Incorporated
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Impact
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REQUIRED MITIGATION AND MONITORING PROGRAMS
Air Quality
Mitigation Measure AQ 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 Air Toxics Control Measure (ATCM) regulations. An exemption request must be filed with the
San Luis Obispo County Air Pollution Control District (APCD), as applicable. 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 AQ 2: Any scheduled demolition activities or 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.
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 AQ 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.
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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.
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.
l. All PM10 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.
Mitigation Measure AQ 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
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Issues
Less Than
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Incorporated
Less Than
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Impact
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Impact
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 AQ 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:
1. 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,
2. 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 AQ 6: Prior to issuance of construction permits, construction and architectural plans
shall note the requirement to use low VOC architectural coatings (71 grams/liter or less). The applicant or
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Issues
Less Than
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with
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Less Than
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Impact
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Impact
contractor shall submit documentation of compliance to the City Community Development Department
prior to final inspection.
Monitoring Plan, AQ 6: All mitigation measures shall be shown on grading and building plans. The
applicant shall provide documentation of compliance with APCD requirements to City staff prior to
issuance of any grading or building permits.
Biological Resources
Mitigation Measure BIO 1: Prior to commencement of construction, to avoid conflicts with nesting
birds, construction activities shall not be allowed during the nesting bird season (March to September),
unless a City-approved and applicant funded qualified biologist has surveyed the impact zone and
determined that no nesting bird activities would be adversely impacted. If any evidence of nesting
activities is found, the biologist will determine if any construction activities can occur during the nesting
period and to what extent. The results of the surveys will be passed immediately to the City with possible
recommendations for variable buffer zones, as needed, around individual nests.
Monitoring Plan, BIO 1: All mitigation measures shall be shown on grading and building plans and
shall be clearly visible to contractors and City inspectors. Migratory bird mitigation shall be reviewed
by the City’s Natural Resources Manager. City staff will periodically inspect the site for continued
compliance with the above mitigation measures.
Mitigation Measure BIO 2: The applicant shall limit tree removal to no more than one coast live oak
tree and nine pepper trees. Prior to construction permit issuance, construction plans shall clearly delineate
all trees within 50 feet of the proposed project, and shall show which trees are to be removed or impacted,
and which trees are to remain unharmed. Prior to any ground disturbing activities, adequate protection
measures (e.g., sturdy fencing) per the approved construction plans, shall be installed to protect those trees
identified to remain unharmed as well as to minimize impacts for those trees identified as being impacted.
Monitoring Plan, BIO 2: All mitigation measures shall be shown on grading and building plans and
shall be clearly visible to contractors and City inspectors. Protection measures shall be installed prior
to grading and construction. City staff will periodically inspect the site for continued compliance with
the above mitigation measures.
Cultural Resources
Mitigation Measure CR 1: In the event archeological resources and/or human remains are unearthed or
discovered during any construction activities, the following standards apply:
a.Construction activities shall cease, and the City Community Development Department shall be
notified so that the extent and location of discovered materials may be recorded by a qualified
archaeologist, and disposition of artifacts may be accomplished in accordance with state and
federal law.
b.If human remains are unearthed, the applicant shall notify the City Community Development
Department and shall comply with State Health and Safety Code Section 7050.5, which requires
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Issues
Less Than
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Impact
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Impact
that no further disturbance shall occur until the County of San Luis Obispo Coroner has made a
determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The
County Coroner must be notified of the find immediately. If the human remains are determined to
be Native American, the County Coroner will notify the Native American Heritage Commission
within 24 hours, which will determine and notify a Most Likely Descendant (MLD). The MLD
shall complete the inspection of the site within 48 hours of notification and may recommend
scientific removal and nondestructive analysis of human remains and items associated with Native
American burials.
Monitoring Plan, CR 1: All mitigation measures shall be shown on grading and building plans and be
clearly visible to contractors and City inspectors. City staff will periodically inspect the site for
continued compliance with the above mitigation measure.
Hazards and Hazardous Materials
Mitigation Measure HM 1: Prior to initiation of grading and construction, the applicant shall prepare
and submit a Spill Prevention Control and Countermeasure Plan to the City Community Development
Department. The plan shall identify hazardous materials to be used on and off-site, and shall identify
procedures for storage, distribution, and spill response. Equipment refueling shall be done in non-sensitive
areas and such that spills can be easily and quickly contained and cleaned up without entering any existing
stormwater drainage system or creek. The plan shall include procedures in the event of accidents or spills,
identification of and contact information for immediate response personnel, and means to limit public
access and exposure. Any necessary remedial work shall be done immediately to avoid surface or ground
water contamination. The plan shall be implemented by the construction contractor, and verified by the
City Public Works and Community Development Departments.
Monitoring Plan, HM 1: The Spill Prevention Control and Countermeasure Plan shall be submitted to
the City Community Development Department prior to grading and construction. A copy of the Plan
shall be available onsite during grading and construction, and shall be implemented as necessary. City
staff will periodically inspect the site for continued compliance with the above mitigation measures.
Hydrology and Water Quality
Mitigation Measure HWQ 1: The Drainage Plan and Storm Water Control Plan (Rick Engineering
2016) prepared for the proposed project includes design features and recommended Best Management
Practices and Low Impact Development measures for water quality control and stormwater management
and quality via the proposed bio-filtration treatment, non-grouted pavers systems with underdrains, and
use of landscape areas for water treatment and retention. These measures shall become required
components of project development and the project proponent shall be required to implement these design
features and recommendations as set forth and approved by the City Public Works Department and
Regional Water Quality Control Board.
Monitoring Plan, HWQ 1: All mitigation measures shall be shown on grading and building plans.
Community Development Planning and Public Works staff shall review the Stormwater Control Plan
as part of the Building Permit application package prior to issuance of grading or construction permits.
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Issues
Less Than
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Less Than
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Impact
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Impact
City staff will periodically inspect the site for continued compliance with the above mitigation
measure.
Utilities and Service Systems
Mitigation Measure UTIL 1: To meet the City’s fire flow requirements and minimum water pressure for
domestic purposes, the project will install off-site improvements to the water distribution system including
upsizing the existing 12-inch cast iron water main in Flora Street from the driveway at the County
Probation Office to Bishop Tank to a 16-inch ductile iron water main.
Monitoring Plan, UTIL 1: Off-site improvements to the water distributions system shall be shown on
building plans and reviewed by Utilities staff as part of the Building Permit application package prior
to issuance of grading and construction permits. City staff will periodically inspect the site for
continued compliance with the above mitigation measure.
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CULTURAL HERITAGE COMMITTEE & ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of the rehabilitation and adaptive reuse of the Sunny Acres building for 13 residential
units, a community room and office as part of an affordable housing residential care facility. The project
also includes the construction of three new residential structures that contain an addi tional 21 units.
Environmental review includes a Mitigated Negative Declaration of Environmental Impact.
PROJECT ADDRESS: 1600 Bishop Street BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: ARCH-3336-2016/ VIA: Brian Leveille, Senior Planner
EID-3562-2016
FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) approving the proposed project
based on findings, and subject to conditions and adopt the Mitigated Negative Declaration.
SITE DATA
Applicant Transitions Mental Health
Association (THMA) & HASLO
Representative Joel Snyder, TenOver Architects
Submittal Date 6/10/2016
Complete Date 7/6/2016
Zoning R-1 (Low Density Residential), R-2-
SF (Medium Density Residential),
and C/OS-40 (Conservation/Open
Space)
General Plan Medium High Density Residential
and Open Space
Site Area 57,500 square feet (1.32 acres)
Environmental
Status
Mitigated Negative Declaration
SUMMARY
The applicant is proposing an adaptive reuse and rehabilitation of the of the Sunny Acres building as
part of an affordable housing residential care facility with 13 residential units, a community room and
office. The project also includes the construction of three new residential structures that contain an
additional 21 units. In total, the project includes 34 units with 33 very-low-income single occupancy
Meeting Date: September 19, 2016
Item Number: 1
ARC/CHC 1 - 1
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studio and one-bedroom units and 1 one-bedroom unit for a 24-hour on-site resident manager
(Attachment 3, Project plans).
1.0 JOINT REVIEW
The proposed project involves a structure that is currently not listed as a historic resource, but has
been identified as having historic significance. The CHC is being asked to provide feedback and
comments relative to the treatment of the structure to inform and assist the ARC in making a decision
on the project.
The CHC’s role is to review the project and the Cultural Resources section of the Mitigated Negative
Declaration’s for consistency with Secretary of the Interior Standards and Historic Preservation
Program Guidelines and provide comments to the ARC for their consideration.
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City policies and standards, consider the Cultural Heritage Committee’s
comments regarding the project, and review and take action on the attached Mitigated Negative
Declaration (MND).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting:
Site Size 57,500 square feet (1.32 acres)
Present Use & Development Sunny Acres Building (vacant); The site is open and contains various oak
trees, pepper trees and several shrubs
Zoning Designation R-1 (Low Density Residential), R-2-SF (Medium Density Residential), and
C/OS-40 (Conservation/Open Space)
Topography ~13% slope
Current Access From Bishop Street
Surrounding Use/Zoning North: R-1 (Low Density Residential) – single family residences
East: C/OS (Conservation/Open Space)
West: R-1 (Low Density Residential) – vacant land
South: R-2 (Medium Density Residential), PF (Public Facilities) – vacant land
and Child Development Resource Center and San Luis Obispo County
Probation Department
2.2 Site History
The Sunny Acres building is not currently included on the City’s List of Historic Resources. A
historic significance evaluation report prepared by Bertrando & Bertrando describes the building
as being significant for its Architecture and concludes the structure meets the eligibility criteria
of the California Register of Historic Resources . The Sunny Acres building was also found
eligible for historic listing under the City’s criteria for historic resources (Attachment 4, pages 15-
16). According to the Bertrando Report, Sunny Acres was designed by the William Mooser
Company Architects from San Francisco, who were responsible for the design of many important
residences and government buildings throughout California such as the Santa Barbara County
Court House, the tower building in Ghirardelli Square and the Maritime Museum both located in
San Francisco and the Beringer in St. Helena. The firm also designed the County General
Hospital. The Sunny Acres building is a Lombard or Milanese Romanesque style architecture
which was popular in the 1920s and widely used for academic buildings at the UCLA and USC
ARC/CHC 1 - 2
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campuses. The Bertrando evaluation states this style of architecture is the only example in the
County.
Sunny Acres was constructed in 1931 as a “Children's Home and Health Farm Building” And
remained open from 1931 to 1974 where it was used as an orphanage and then transitioned into a
home for dependent wards of the state with criminal behavior problems. Since the building’s
closure in 1974, the structure has been subjected to years of vandalism and fire, largely to the
interior of the building. The interior has been spray painted, interior walls and floors are in various
levels of degradation from weather, fire and human intervention and windows have been heavily
damaged. Although the interior is in poor shape, the exterior of the building remains intact. The
building has maintained its integrity in the exterior brick façade and in the architectural details
such as the gable ends, arched corbels of brick and radiating brick arches above the windows.
2.3 Project Description
The project proposes the rehabilitation and adaptive reuse of Sunny Acres building as part of a
33-unit affordable housing residential care facility. Bishop Street Studios will operate as a multi-
unit residential care facility for clients of Transitions-Mental Health Association (TMHA). Case
management is provided to all residents and will be an ongoing requirement for residency. Bishop
Street Studios will be staffed by a resident manager who will live on-site and provide 24-hour
assistance to the individuals who will occupy the facility (Attachment 6, Project Description).
The project includes:
Rehabilitation of the existing Sunny Acres building and adaptive reuse for 13 units (8
studios and 5 one-bedroom units ranging in size between 308 to 505 square feet), a 700-
square foot community room and a 212-square foot office;
Construction of three new two-story structures (Building A, B & C):
o Building A (2,571 square feet)
Six one-bedroom units, ranging in size between 507 to 537 square feet
Height: approximately 18 feet, 4 inches above natural grade (A.N.G.)
o Building B (2,571 square feet)
Five one-bedroom units, ranging in size between 507 to 537 square feet
Height: approximately 23 feet above A.N.G.
o Building C (5,483 square feet)
Ten one-bedroom units, ranging in size between 507 and 537 square feet
Height: approximately 21 feet above A.N.G.
Figure 1: Sunny Acres building and some of its character defining elements
ARC/CHC 1 - 3
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17 parking spaces and 26 bicycle parking spaces (10 short-term and 16 long-term);
A 720-square foot central plaza and outdoor seating area between Buildings A and B;
Proposed landscaping includes the removal of one oak tree, nine pepper trees, and several
shrubs/bushes onsite and planting 23 trees and a variety of shrubs, grasses, and vines
(Attachment 3, Project Plans, Pages 6-7);
Proposed materials on the new residential buildings include brick, Hardie cement-fiber
siding, stucco, shielded exterior lighting fixtures, and metal canopies.
2.4 Project Statistics
The three new proposed structures are located on the portion of the site that is zoned with two
different designations: R-1 (Low Density Residential) and R-2-SF (Medium Density Residential).
The proposed construction complies with the development standards of these zones with
minimum setbacks of 15 feet where 5 feet is normally required and a maximum height of 23 feet
from average natural grade where a maximum of 25 feet is allowed (Attachment 3, Project
Plans, Pages 5 & 15). The project also includes 17 vehicle parking spaces (11 are required) and
26 bicycle parking spaces (4 are required).
3.0 PROJECT ANALYSIS
Project plans were reviewed in terms of their consistency with the City’s General Plan, Zoning
Regulations, Secretary of the Interior (SOI) Standards, Historic Preservation Program Guidelines, and
the Community Design Guidelines (CDG) for Infill Development.
3.1 Consistency with the General Plan
The proposed project is consistent with several General Plan policies as described below. In
addition, on July 11, 2012, the Planning Commission determined that the surplus and sale of the
Sunny Acres building and surrounding property for a residential care facility use was in
conformance with the General Plan (Resolution No. PC-5576-12).
Land Use Element: The proposed project is located within the General Hospital Special Planning
area of the Land Use Element (LUE) which states that lands behind the hospital building that are
inside the City’s Urban Reserve line will be designated as Public (for existing public facility) and
a range of residential uses (Low Density and Medium Density Residential) and will include the
Figure 2: Bird's eye view of the proposed project
ARC/CHC 1 - 4
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ability to support residential care, transitional care use, and other residential uses consistent with
the adjacent areas (LUE Policy 8.6). As proposed, the affordable housing residential care facility
is consistent with this special planning area.
Housing Element: The project implements Housing Element Goal 8 (encourage the creation and
maintenance of housing for those with special housing needs) and is consistent with a number of
Housing Element policies for affordable and special needs housing. The project is a creative
strategy for rehabilitating and reusing an existing institutional structure for housing (HE Policy
3.7). The project is consistent with Housing Element Policies 8.1, 8.8, 8.11, and 8.12 because it
provides housing development encouraged in the Housing Element that meets a variety of special
needs including disabled persons, the elderly, veterans, the homeless (or those at risk of becoming
homeless), or those seeking congregate care that is located near public transit and services. The
project accommodates units for persons with disabilities and promotes “visitability” in new
residential units, with first-floor accessibility (HE Policy 8.10).
Conservation/Open Space Element: One of the goals of the C/OS Element is the long-term
protection of cultural resources and promote adaptive reuse of historic buildings. As discussed in
more detail in Section 3.2 below, the project proposes to preserve, rehabilitate and adaptively
reuse a significant historic resource consistent with City standards and the SOI standards (C/OS
policy 3.3.1 and 3.3.4 and 3.6.8.).
3.2 CHC Discussion
Cultural Resource Rehabilitation
The proposed project is best characterized as “rehabilitation” under the Secretary of Interior Standards
for the Treatment of Historic Properties (SOI standards) since the project proposes a compatible use
for the property and proposes retention and repair of key elements of the building. As conditioned
and discussed below, the project complies with the SOI standards and the City’s Historic Preservation
Program Guidelines.
3.2.1: Retention of Character-Defining Features1: As noted in Section 2.2 above, the structure
is not historically listed; however, it is eligible for local and California listing based on
Architectural Criteria. The building is identified as a Lombard or Milanese Romanesque style
architecture (Attachment 4, Historic Significance Evaluation). Characteristics of this style include
round arches over the windows and entryways, asymmetrical façades, and brick or stone facades.
The Bertrando report notes that the Sunny Acres structure has the following details: radiating
brick arches above the windows and doors, gable end stepped, and arched brick corbels
(Attachment 4, Historic Significance Evaluation). The exterior of the structure is in good
condition and the project proposes minor repairs to the brick façade (end point repair, grout, etc.),
roof repair and the removal of paint. The project will retain all of the key character defining
features described above, and will preserve the features which convey its historical and
architectural values. To ensure the rehabilitation work is carried out consistent with SOI standards
1 Historic Preservation Program Guidelines Section 3.4.3: Retention of Character-Defining Features: Alterations of
historically-listed buildings shall retain character-defining features. New features on primary and secondary building
facades, or features visible from a public area, should be completed in a manner that preserves the original architectural
character, form, scale, and appearance of the building.
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for rehabilitation staff is recommending the following conditions of approval:
Condition No. 3: Any measures taken to remove paint and graffiti on the building exterior
shall be conducted in accordance with Secretary of Interior Standards. Only the gentlest
methods of paint removal and cleaning shall be used. High-pressure water blasting; sand
or other hardened material blasting; or chemical paint strippers that damage the brick shall
not be used.
Condition No. 4: The clay roof tiles may be removed to repair the roof and shall be
replaced once the repair work is complete. Broken tiles shall be replaced with in-kind clay
tiles that match the existing tiles. Submitted building plans shall include clear notes and
callouts reflecting areas where exterior repairs or modifications will occur and include any
relevant measures demonstrating consistency with Secretary of Interior Standards.
The existing windows are in poor condition and as a part of the rehabilitation the project proposes
to replace the windows with new fiberglass single hung windows. The replacement windows will
have divided lights which reflect the current windows configuration with the exception of the
seven windows located at the second floor at the center of the building. Often windows are a
character defining feature of a building. In this particular structure, the defining feature is the
brick detail of the window openings, which will not be modified. The prominent character
defining features of the building fenestration include the window openings with arches and brick
sill patterning. The Windows themselves are inset and of secondary importance in defining the
architectural character of the building.
In consideration of the feasibility of rehabilitating the structure for the proposed residential uses,
he character of the building will not be diminished as long as window changes do not introduce
materials or colors which are clearly incompatible (e.g. white vinyl). Staff recommends Condition
No. 5 which states the replacement windows shall not introduce incompatible materials or
configurations which would be incompatible with the architectural style and fenestration of the
Sunny Acres building. The replacement windows shall be compatible and complementary with
the existing windows so the historic architectural character of the building is not detrimentally
affected.
3.2.2: Exterior Building Changes2: The proposed project does not introduce new or conflicting
architectural elements to the exterior of the Sunny Acres building. Features of the building (as
described in Section 3.2.1 above) will be retained and exterior modifications only consist of repair,
and where necessary replacement with materials similar in size, shape, quality, and appearance
(in kind) to the existing exterior features. The project proposes to remove an existing front
stairway that leads to the front door of the building and build a new staircase that is slightly to
north of the existing location. The existing stairs do not appear to be an integral part of the building
as they do not connect to the building or any walkway that is connected to the building.
Additionally, the stairs do not appear to incorporate the same materials or details of the Sunny
2 Historic Preservation Program Guidelines Section 3.4.4 : Exterior building changes. Exterior changes to historically-
listed buildings or resources should not introduce new or conflicting architectural elements and should be architecturally
compatible with the original and/or prevailing architectural character of the building, its setting and architectural context.
Additions to historic buildings shall comply with the Secretary of the Interior’s Standards to complement and be consistent
with the original style of the structure. Building materials used to replicate character -defining features shall be consistent
with the original materials in terms of size, shape, quality and appearance. However, original materials are not required.
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Acres building and are not an important feature in terms of how
the structure conveys its historical significance.
The new buildings are clearly differentiated and deferential to
the Sunny Acres building by their location, lower overall height,
and use of colors and materials. The three new, two-story
residential structures on the site are designed to assume a
secondary position to the Sunny Acres building by setting the
structures into the hillside (see Figure 4 below). This design
reduces the overall height to one-story nearest to the Sunny
Acres building. The new structures complement the existing
building’s architecture through its similar rectilinear form and
the use of brick siding and brick trim detail around some of the
windows and doors, and also includes contemporary
architectural elements such as the horizontal siding, use of
stucco and metal awnings (Attachment 3, Project Plans).
3.2.3 Environmental Review: Cultural Resources
The Initial Study cultural resources evaluation (Attachment 5, Draft Initial Study, Section 5)
found that with incorporation of mitigation measures (also incorporated in recommended
conditions of approval) the project would have a less than significant impact on cultural resources
since it would be consistent with the Secretary of Interior Standards for the Treatment of Historic
Properties3. The Initial Study evaluation found less than significant impacts to archaeological
resources with incorporation of monitoring requirements as mitigation measures which are
incorporated into project conditions of approval.
3.2.4 Evaluation Summary
The proposed project is consistent with the City’s Historic Preservation Program Guidelines and
the SOI standards for rehabilitation. The project will retain the character defining features of the
Sunny Acres building. The project will rehabilitate the structure into a building that once again is
available for use and the project is consistent with General Plan policies as an adaptive re-use
project, which rehabilitates and provides for the long-term preservation of a historically important
building which is currently in poor condition and threatened.
3.3 ARC Discussion
Consistency with Community Design Guidelines
3.3.1 Scale, siting, detailing and overall character: The CDG state that infill development be
compatible in scale, siting, detailing and overall character with the adjacent buildings and those
3 CEQA Guidelines Section 15064.5(b)(3): Generally, a project that follows the Secretary of the Interi or’s Standards for
the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic
Buildings or the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Histor ic
Buildings (1995), Weeks and Grimmer, shall be considered as mitigated to a level of less than a significant impact on the
historical resource.
Figure 3: Existing stairway
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in the immediate neighborhood.4 The project is proposing to construct 3 new, two-story residential
structures adjacent to the existing 2-story, approximately 23-foot tall Sunny Acres building. The
maximum height of the new structures range from 18.3 feet to 23 feet from average natural grade.
The new structures have a similar rectilinear form to the existing building. Figure 4 shows a
section of Building A and the Sunny Acres building and how they relate together in height, scale
and form. The massing and scale of the new structures is consistent with the closest neighboring
structures in the neighborhood, which include single story institutional buildings, and one and
two-story single-family residences.
3.3.2 Building Design5 and Exterior Colors6 & Materials7: As discussed in Section 3.2.2 above
the new structures are designed to complement and incorporate the elements of the Sunny Acres
building’s architectural features. Consistent with CDG Section 5.3.E the proposed use of brick
provides a continuity with the existing structure and the new structures and the use of horizontal
siding and stucco are consistent with materials used in the adjacent residential neighborhood and
public facilities. The color scheme includes earth tones and dark brown accents which
complement the Sunny Acres brick exterior and minimize the visual impact of the new buildings.
ARC Discussion Item: The new construction is proposing to use a rougher finished stucco. The
ARC should discuss if the use of this type of stucco is appropriate for the project.
4 Community Design Guidelines Chapter 5, Section 5.3.A(1): Be compatible in scale, siting, detailing, and overall
character with adjacent buildings and those in the immediate neighborhood. This is crucial when a new or remodeled
house is proposed to be larger than others in the neighborhood. When new homes are developed adjacent to older ones,
the height and bulk of the new construction can have a negative impact on adjacent, smaller scale buildings.
5 Community Design Guidelines Chapter 5, Section 5.3.B : Building design. An infill residential structure should
incorporate the traditional architectural characteristics of existing houses in the neighborhood, including window and door
spacing, exterior materials, roof style and pitch, ornamentation and other details.
6 Community Design Guidelines Chapter 5, Section 5.3.F: Exterior colors. Color schemes for infill residential structures
should consider the colors of existing houses in the neighborhood, to maintain compatibility.
7 Community Design Guidelines Chapter 5, Section 5.3.E: Exterior finish materials. The thoughtful selection of building
materials can enhance desired neighborhood qualities such as compatibility, continuity, and harmony. The design of infill
residential structures should incorporate an appropriate mixture of the predominant materials found in the neighborhood.
Common materials in San Luis Obispo are smooth, troweled, or sand-finished stucco, wood, horizontal clapboard siding,
shingles, brick, and stone.
Figure 4: A section of the existing Sunny Acres building and Building A (new) showing the proposed height of
the new structure with the height of the existing structure.
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3.3.3 Outdoor living areas: The project is consistent with CDG Section 5.3.D. which encourages
the use of various different types of outdoor living areas. In particular, the proposed project
includes the development of an outdoor plaza/courtyard for the residents and staff of the facility.
Balconies and outdoor paths are also incorporated into the plan allowing for additional outdoor
living space for the development (Attachment 3, Project Plans, Page 7).
3.3.4 Tree Removals
The project is proposing to remove one oak tree (along the north edge of the parking lot) and nine
pepper trees and planting 23 new trees (Attachment 3, Project Plans, Pages 6-7). The City Arborist
has reviewed the plans and supports the removal of the nine pepper trees and is recommendin g
that the oak tree be retained. Staff has included Condition No. 27 which requires that the oak tree
be retained and protected to the satisfaction of the City Arborist.
4.0 ENVIRONMENTAL REVIEW
An Initial Study has been completed for the proposed project in accordance with the California
Environmental Quality Act and a Mitigated Negative Declaration (MND) is recommended for
adoption (Attachment 5). The MND finds that with incorporation of mitigation measures (also
incorporated in recommended conditions of approval) potential impacts to air quality, biological
resources, cultural resources, hazards & hazardous materials, hydrology/water quality, and
utilities/service systems will be less than significant.
5.0 WATER AVAILABILITY
Since the adoption of the 2014 General Plan Land Use Element (LUE), the City acquired an additional
annual allocation of 2,102 acre feet of water from Nacimiento Reservoir, bringing the total annual
available to 5,482 acre feet per year. This brings the City’s total annual availability to 12,109 acre
feet, previously 10,007. In addition to this, the City is currently expanding its groundwater program,
while concurrently designing the upgrade to the Water Resource Recovery Facility to allow highly
treated wastewater to become a potable water source.
The 2015 Urban Water Management Plan projected that the City’s total annual residential and non -
residential water demand will be 7,496 acre feet at buildout (year 2035 with a population of 57,200)
as evaluated under the 2014 LUE. This estimation uses 117 gallons per capita day consumption
(gpcd), though the current usage is only 90 gpcd. As a baseline comparison, the total City annual
water demand in 2015 was approximately 4,772 acre feet; 40% of the available water supply.
The available annual water supply (12,109 acre feet) far exceeds the LUE projected annual buildout
demand (7,496 acre feet). Since the proposed project is consistent with the General Plan, water use
and demand associated with the development is anticipated and included with LUE buildout
projections.
6.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as conditions
of approval and code requirements, where appropriate.
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7.0 ALTERNATIVES & RECOMMENDATION
7.1. Continue the project with direction to the applicant and staff on pertinent issues.
7.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, Community Design Guidelines or other City standards.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
4. Historic Significance Evaluation by Bertrando & Bertrando
5. Draft Initial Study (without attachments as they are separately included as a part of this Staff
Report)
6. Project Description
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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RESOLUTION NO. ARC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE PROPOSED REHABILITATION AND ADAPTIVE
REUSE OF THE SUNNY ACRES BUILDING FOR 13 RESIDENTIAL UNITS, A
COMMUNITY ROOM AND OFFICE AS PART OF AN AFFORDABLE HOUSING
RESIDENTIAL CARE FACILITY AND THE CONSTRUCTION OF THREE NEW
RESIDENTIAL STRUCTURES THAT CONTAIN AN ADDITIONAL 21 UNITS AND
ADOPTION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED SEPTEMBER 19, 2016
1600 BISHOP STREET (ARCH-3336-2016/EID-3562-2016)
WHEREAS, the Architectural Review Commission and Cultural Heritage Committee of
the City of San Luis Obispo conducted a joint public hearing in the Council Chambers of City
Hall, 990 Palm Street, San Luis Obispo, California, on September 19, 2016, pursuant to a
proceeding instituted under application #ARCH 3336-2016/EID-3562-2016, Transitions Mental
Health Association (TMHA) and HASLO, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, input of the Cultural
Heritage Committee, interested parties, and evaluation and recommendations by staff, presented
at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-3336-2016), based on the following findings:
1. That 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 will be compatible with site
constraints and the scale and character of the site and the surrounding neighborhood.
2. As conditioned, the proposed modifications to the Sunny Acres building and site which
includes rehabilitation and adaptive reuse is consistent with the Historic Preservation
Guidelines and Secretary of Interior Standards, since character defining features will be
retained, repaired, or replaced in kind.
3. The proposed construction of the three new residential structures is consistent with Secretary
of Interior Standards for new construction on historic properties since the new construction
is subordinate to and compatible with the scale, size, massing and architectural features of the
ATTACHMENT 1
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Sunny Acres building.
4. The project is consistent with the Conservation & Open Space Element Policies 3.3.1, 3.3.4
and 3.6.8 because it proposes to preserve, rehabilitate and promotes adaptive reuse of a
historic building.
5. The proposed project is consistent with Land Use Element Policy 8.6 (General Hospital
Special Planning area) because the project provides an affordable housing residential care
facility.
6. That the project is consistent with the Housing Element Policies 3.7 because the project is a
creative strategy for rehabilitating and reusing an existing institutional structure for special
needs housing.
7. The project is consistent with Housing Element Policies 8.1, 8.8, and 8.11 - 8.12 because it
encourages the dispersal of housing development for disabled persons, the elderly, veterans,
the homeless (or those at risk of becoming homeless), or those seeking congregate care that
is located near public transit and services and accommodates units for persons with
disabilities and promotes “visitability” in new residential units, with first-floor accessibility.
8. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural design that complements the character, height and scale of the Sunny
Acres building and the surrounding neighborhood.
9. The project is consistent with the City’s Community Design Guidelines because the proposed
project incorporates similar or complementary window and door spacing, exterior materials,
and roof pitch to the existing Sunny Acres building and the surrounding neighborhood.
SECTION 2. Environmental Review. The Architectural Review Commission hereby
adopts the proposed Mitigated Negative Declaration of Environmental Impact which finds that
with incorporation of mitigation measures, environmental impacts will be less than significant.
Air Quality
Mitigation Measure AQ 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 Air Toxics Control Measure (ATCM) regulations. An exemption request must
be filed with the San Luis Obispo County Air Pollution Control District (APCD), as applicable. 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
ATTACHMENT 1
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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 AQ 2: Any scheduled demolition activities or 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.
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 AQ 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.
ATTACHMENT 1
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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.
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.
l. All PM10 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.
Mitigation Measure AQ 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.
Mitigation Measure AQ 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
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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:
1. 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,
2. 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 AQ 6: Prior to issuance of construction permits, construction and
architectural plans shall note the requirement to use low VOC architectural coatings (71 grams/liter
or less). The applicant or contractor shall submit documentation of compliance to the City
Community Development Department prior to final inspection.
Monitoring Plan, AQ 6: All mitigation measures shall be shown on grading and building plans.
The applicant shall provide documentation of compliance with APCD requirements to City
staff prior to issuance of any grading or building permits.
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Biological Resources
Mitigation Measure BIO 1: Prior to commencement of construction, to avoid conflicts with
nesting birds, construction activities shall not be allowed during the nesting bird season (March to
September), unless a City-approved and applicant funded qualified biologist has surveyed the
impact zone and determined that no nesting bird activities would be adversely impacted. If any
evidence of nesting activities is found, the biologist will determine if any construction activities
can occur during the nesting period and to what extent. The results of the surveys will be passed
immediately to the City with possible recommendations for variable buffer zones, as needed,
around individual nests.
Monitoring Plan, BIO 1: All mitigation measures shall be shown on grading and building plans
and shall be clearly visible to contractors and City inspectors. Migratory bird mitigation shall
be reviewed by the City’s Natural Resources Manager. City staff will periodically inspect the
site for continued compliance with the above mitigation measures.
Mitigation Measure BIO 2: The applicant shall limit tree removal to no more than one coast live
oak tree and nine pepper trees. Prior to construction permit issuance, construction plans shall
clearly delineate all trees within 50 feet of the proposed project, and shall show which trees are to
be removed or impacted, and which trees are to remain unharmed. Prior to any ground disturbing
activities, adequate protection measures (e.g., sturdy fencing) per the approved construction plans,
shall be installed to protect those trees identified to remain unharmed as well as to minimize
impacts for those trees identified as being impacted.
Monitoring Plan, BIO 2: All mitigation measures shall be shown on grading and building plans
and shall be clearly visible to contractors and City inspectors. Protection measures shall be
installed prior to grading and construction. City staff will periodically inspect the site for
continued compliance with the above mitigation measures.
Cultural Resources
Mitigation Measure CR 1: In the event archeological resources and/or human remains are
unearthed or discovered during any construction activities, the following standards apply:
a. Construction activities shall cease, and the City Community Development Department
shall be notified so that the extent and location of discovered materials may be recorded by
a qualified archaeologist, and disposition of artifacts may be accomplished in accordance
with state and federal law.
b. If human remains are unearthed, the applicant shall notify the City Community
Development Department and shall comply with State Health and Safety Code Section
7050.5, which requires that no further disturbance shall occur until the County of San Luis
Obispo Coroner has made a determination of origin and disposition pursuant to Public
Resources Code Section 5097.98. The County Coroner must be notified of the find
immediately. If the human remains are determined to be Native American, the County
Coroner will notify the Native American Heritage Commission within 24 hours, which will
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determine and notify a Most Likely Descendant (MLD). The MLD shall complete the
inspection of the site within 48 hours of notification and may recommend scientific
removal and nondestructive analysis of human remains and items associated with Native
American burials.
Monitoring Plan, CR 1: All mitigation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. City staff will periodically inspect the
site for continued compliance with the above mitigation measure.
Hazards and Hazardous Materials
Mitigation Measure HM 1: Prior to initiation of grading and construction, the applicant shall
prepare and submit a Spill Prevention Control and Countermeasure Plan to the City Community
Development Department. The plan shall identify hazardous materials to be used on and off-site,
and shall identify procedures for storage, distribution, and spill response. Equipment refueling
shall be done in non-sensitive areas and such that spills can be easily and quickly contained and
cleaned up without entering any existing stormwater drainage system or creek. The plan shall
include procedures in the event of accidents or spills, identification of and contact information for
immediate response personnel, and means to limit public access and exposure. Any necessary
remedial work shall be done immediately to avoid surface or ground water contamination. The
plan shall be implemented by the construction contractor, and verified by the City Public Works
and Community Development Departments.
Monitoring Plan, HM 1: The Spill Prevention Control and Countermeasure Plan shall be
submitted to the City Community Development Department prior to grading and construction.
A copy of the Plan shall be available onsite during grading and construction, and shall be
implemented as necessary. City staff will periodically inspect the site for continued compliance
with the above mitigation measures.
Hydrology and Water Quality
Mitigation Measure HWQ 1: The Drainage Plan and Storm Water Control Plan (Rick
Engineering 2016) prepared for the proposed project includes design features and recommended
Best Management Practices and Low Impact Development measures for water quality control and
stormwater management and quality via the proposed bio-filtration treatment, non-grouted pavers
systems with underdrains, and use of landscape areas for water treatment and retention. These
measures shall become required components of project development and the project proponent
shall be required to implement these design features and recommendations as set forth and
approved by the City Public Works Department and Regional Water Quality Control Board.
Monitoring Plan, HWQ 1: All mitigation measures shall be shown on grading and building
plans. Community Development Planning and Public Works staff shall review the Stormwater
Control Plan as part of the Building Permit application package prior to issuance of grading or
construction permits. City staff will periodically inspect the site for continued compliance with
the above mitigation measure.
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Resolution No. ARC-XXXX-16
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Utilities and Service Systems
Mitigation Measure UTIL 1: To meet the City’s fire flow requirements and minimum water
pressure for domestic purposes, the project will install off-site improvements to the water
distribution system including upsizing the existing 12-inch cast iron water main in Flora Street
from the driveway at the County Probation Office to Bishop Tank to a 16-inch ductile iron water
main.
Monitoring Plan, UTIL 1: Off-site improvements to the water distributions system shall be
shown on building plans and reviewed by Utilities staff as part of the Building Permit
application package prior to issuance of grading and construction permits. City staff will
periodically inspect the site for continued compliance with the above mitigation measure.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. 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.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. 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.
3. Any measures taken to remove paint and graffiti on the building exterior shall be conducted
in accordance with Secretary of Interior Standards. Only the gentlest methods of paint
removal and cleaning shall be used. High-pressure water blasting; sand or other hardened
material blasting; or chemical paint strippers that damage to brick shall not be used.
4. The clay roof tiles may be removed to repair the roof and shall be replaced once the repair
work is complete. Broken tiles shall be replaced with in-kind clay tiles that match the existing
tiles. Submitted building plans shall include clear notes and callouts reflecting areas whe re
exterior repairs or modifications will occur and include any relevant measures demonstrating
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consistency with Secretary of Interior Standards.
5. Replacement windows shall not introduce incompatible materials or configurations which
would be incompatible with the architectural style and fenestration of the Sunny Acres
building. The replacement windows shall be compatible and complementary with the existing
windows so the historic architectural character of the building is not detrimentally affected.
6. 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.
7. The locations of all exterior lighting, including lighting on the structure, 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 17.23 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 provide adequate
screening. A line-of-sight diagram may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
9. 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.
10. 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.
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Resolution No. ARC-XXXX-16
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Engineering Division – Public Works/Community Development
11. The improvement plan and building plan submittals shall show and label all existing and
proposed public or private easements for reference. Any required on-site or off-site easements
shall be recorded prior to permit issuance as necessary.
12. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, bay width, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for water quantity and/or quality 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. Alternate paving material shall be approved to the
satisfaction of the Planning Division.
13. The building plan submittal shall show all parking spaces that are adjacent to a post, column,
or wall shall be one additional foot in width per City Engineering Standard 2220.
14. The building plan submittal shall show all required short-term and long-term bicycle parking
per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013
Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific
conditions to the satisfaction of the Community Development Department. Include details
and detail references on the plans for the proposed bicycle parking facilities and/or racks.
The building plans shall provide a detailed site plan of any racks. Show all dimensions and
clearances to obstructions per city standard.
15. The building plan submittal shall clarify where and how mail will be delivered. The plan
shall show the location and details for a mail box unit (MBU) to the satisfaction of the Post
Master and City of San Luis Obispo.
16. 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.
Services to the new structures shall be underground. All work in the public right-of-way shall
be shown or noted.
17. The limits of public and private improvements shall be approved to the satisfaction of the
City of San Luis Obispo. The applicant and/or engineer of record shall schedule a meeting
with the Utilities Department and Engineering Development Review Division of the
Community Development Department prior to completing working drawings or submitting
plans for permit review.
18. A separate public improvement plan will be required for the proposed public main
installations, alterations, and/or upgrades. A separate application, plan submittal, plan review,
and inspection fees will be required for the review and inspection of public improvements. A
separate encroachment permit will be required.
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19. Final construction details, line and grade of all proposed public and private utility
improvements shall be approved to the satisfaction of the Utilities Engineer and Public Works
Department. All public improvements shall be designed and constructed in accordance with
the City Engineering Standards in effect at the time of development.
20. The building plan submittal shall include a complete grading, drainage and erosion control
plan. The grading plan shall show existing structures and grades located within 15’ of the
property lines and/or building pad in accordance with the grading ordinance. The plan shall
include all existing and proposed grades, finish floor elevations, and spot elevations to depict
the site drainage. The plan shall include all existing and proposed drainage devices and
systems. The plan shall consider historic offsite drainage tributary to this property that may
need to be conveyed along with the improved on-site drainage.
21. This development shall comply with the Waterway Management Plan. Provide a final
hydrologic and hydraulic analysis report at the time of application for discretionary approvals
in accordance with the Waterway Management Plan Volume III, Drainage Design Manual.
22. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
23. An operations and maintenance manual will be required for the post construction stormwater
improvements. The manual shall be provided at the time of building permit application and
shall be accepted by the City prior to building permit issuance. A private stormwater
conveyance agreement will be required and shall be recorded prior to final inspection
approvals.
24. 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. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also requires
a permit. 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).
25. 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.
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26. 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. The City
Arborist supports the proposed removal of pepper trees and bushes with the compensatory
plantings shown on the landscape plan. Any additional Tree removals may require approval
by the City Arborist and/or Tree Committee.
27. The building plan submittal shall show all existing oak trees to remain including the 24” oak
tree. The parking lot layout shall be altered to accommodate retaining the 24” oak tree to the
satisfaction of the City Arborist. The proposed terminal end fire hydrant and hydrant service
lateral may need to be relocated as part of the oak tree preservation strategy. The final details
shall be approved to the satisfaction of the City Arborist, Planning Division, and Fire Marshal.
28. Tree protection measures shall be implemented to the satisfaction of the City Arborist for the
clusters of oak trees to remain. 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 gradin g
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.
Utilities Department
29. To meet the City’s fire flow requirements and minimum water pressure for domestic purposes,
the project will install off-site improvements to the water distribution system including
upsizing the existing 12-inch cast iron water main in Flora Street from the driveway at the
County Probation Office to Bishop Tank to a 16-inch ductile iron water main. Required water
main improvements shall be completed and operational to the satisfaction of the Utilities
Director, prior to occupancy of any of the residential units.
30. Potable water infrastructure improvements shall include re-located fire hydrants, private water
booster station, new looped public water mains, sewer lateral, replacement of existing water
main to Bishop Tank, abandonment of existing parallel water services to the satisfaction of
the Utilities Director.
Code Requirements
Fire
31. All access Roadway shall be posted “No Parking-Fire Lane”
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Utilities Department
32. Potable city water shall not be used for major construction activities, such as grading and dust
control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program. Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
33. During the declared drought emergency (Resolution 10628 (2015), the project’s estimated
total water use (ETWU) to support new ornamental landscaping shall not exceed 50 percent
of maximum applied water allowance (MAWA). Information shall be submitted during the
Building Permit Review Process for review and approval by the Utilities Department prior to
issuance of a Building Permit to support required water demand of the project’s proposed
landscaping.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 19th day of September, 2016.
_____________________________
Tyler Corey, Secretary
Architectural Review Commission
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Bishop Street Studios
Project Description
Bishop Street Studios will operate as a multiple unit residential care facility for clients of
Transitions-Mental Health Association (TMHA), a non-profit organization and local mental
health and human services agency that provides programs, support and services to persons
experiencing mental illness in San Luis Obispo County. Much of this work is done in concert with
San Luis Obispo County Behavioral Health Services.
Residents will have a diagnosed mental illness and an open case with San Luis Obispo County
Behavioral Health Services (SLO BHS). Many of the case management and support services will
be on-site and conducted in coordination with medication and psychiatric services provided at the
adjacent SLO BHS.
Bishop Street Studios will be staffed by a resident manager who will live on-site and provide
assistance to the unrelated individuals who will occupy the rental units. The manager will provide
oversight of the facility as well as nonmedical care and r egular support for residents. This
assistance along with case management (provided primarily by TMHA staff) is essential for
sustaining the activities of daily living for the individuals residing at Bishop Street.
The case management provided to all residents will be an ongoing requirement for residency, and
shows the ongoing commitment TMHA has to each resident’s wellness and recovery. The recovery
process includes attention to the routine activities of life: meal preparation, laundry, employment,
budgeting and social interaction. Bishop Street Studios is a supportive housing project that offers
opportunities for growth in these areas in a stable setting.
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Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, September 19, 2016
Special Joint Meeting of the
Architectural Review Commission
&
Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
September 19th, 2016 at 5:07 p.m. in the Council Chambers, located at 990 Palm Street, San Luis
Obispo, California, by ARC Chair Greg Wynn.
ROLL CALL
Present: (ARC) Commissioners Patricia Andreen (5:09), Amy Nemcik, Allen Root, Angela
Soll, Vice- Chair Suzan Ehdaie, and Chair Greg Wynn; (CHC) Committee Members Sandy Baer,
James Papp, Leah Walthert, and Vice-Chair Thom Brajkovich
Absent: (CHC) Committee Members Craig Kincaid, Shannon Larrabee, and Chair Jaime Hill
Staff: Principal Planner Tyler Corey, Senior Planner Brian Leveille, Assistant City Attorney Jon
Ansolabehere, Associate Planner Rachel Cohen, Recreation and Public Art Manager Melissa
Mudgett, and Recording Secretary Brad T. Opstad
PUBLIC COMMENT ON NON-AGENDA ITEMS
None.
PUBLIC HEARINGS
1. 1600 Bishop Street. ARCH-3336-2016: Review of the rehabilitation and adaptive reuse of the
Sunny Acres building for 13 residential units, a community room and office as part of an
affordable housing residential care facility. The project also includes the construction of three
new residential structures that contain an additional 21 units. Environmental review includes a
Mitigated Negative Declaration of Environmental Impact; R-1, R-2-SF & C/OS zones;
Transitions Mental Health Association (TMHA) & Housing Authority of the City of San Luis
Obispo (HASLO), applicant.
Principal Planner Corey presented an overview of the evening’s proceedings, given the unique
circumstances of the joint Advisory Body Hearing. Chair Wynn provided an overview of the
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Advisory Bodies’ respective purviews.
Planner Cohen provided the staff report on the rehabilitation and adaptive reuse project with
PowerPoint slides of the General Plan Elements and the discussion and analysis of the Community
Design Guidelines.
Planner Cohen passed a color and materials board among Commissioners and Committee
Members.
COMMITTEE DISCUSSION
Chair Wynn invited CHC Members to participate first in questions and commentary.
In response to CHC Vice-Chair Brajkovich’s inquiry, Senior Planner Leveille stipulated that the
Historical Preservation Ordinance does not make this project subject to Committee Review, but
because the building has been found to be potentially eligible for Master Listing, the Community
Development Director has requested that CHC provide input.
Committee Member Papp inquired about the ownership of the property surrounding the structure.
APPLICANT PRESENTATION
Jill Bolster-White, Executive Director of Transitions-Mental Health Association (TMHA) spoke
about her commitment to TMHA’s mission of family support, community education, employment
and housing; provided a PowerPoint presentation, noting the Association’s successes, the project
site’s location, and their partnership with HASLO on the philanthropic endeavor.
Scott Smith, Executive Director of HASLO, spoke on the organization’s support of the Bishop
Street Studios project as its co-developer, highlighting the long waiting list for permanent
affordable housing, and the unique challenges presented to those with disabilities in terms of
housing discrimination.
Joel Snyder, Architect, Ten Over Studio, reflected on the General Plan’s reinforcement for
project’s continued use as a transitional care medical facility; discussed project’s existing
condition, its proposed scale, visual impact, and neighborhood compatibility; showed a video of
the project’s proposed rendering.
Committee Member Papp inquired about relocation of the entry staircase; CHC Vice-Chair
Brajkovich inquired about the non-reinforced masonry mitigation’s effect on the existing building;
Commissioner Andreen inquired about the landscape selections; Commissioner Root inquired
about the potential creation of a photo archive of the existing building’s current interior graffiti.
Chair Wynn inquired about rough vs. smooth stucco; glazing of the arched-top opening windows;
the intent for window material per Condition #5; and about accessibility of an on-site manager’s
unit.
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Chair Wynn and Vice-Chair Ehdaie both made inquiries about pedestrian access and circulation.
PUBLIC COMMENT
David Booker, San Luis Obispo, spoke as HASLO Commissioner; encouraged support to proceed
with Bishop Street Studios.
Elie Axelroth, San Luis Obispo, spoke about the need for specific types of basic amenities for
citizen’s with mental health issues and stated that TMHA regularly provides in their role as vital
asset to community.
Jerry Rioux, San Luis Obispo, SLO County Housing Trust Fund, stated that he supports the
approval of the Bishop Street Studios project.
Pam Zweifel, San Luis Obispo, spoke as Vice-President of National Alliance on Mental Illness of
SLO County; informed that entirety of membership supports the very special and innovative
proposal.
Dave Romero, San Luis Obispo, indicated that this location is an ideal site for the project.
Erica Flores Battodano, San Luis Obispo, expressed support of the Bishop Street Studios’ re-
purposing project.
Edith Kahn, San Luis Obispo, spoke as neighbor of Bishop Street Studios and retired Director of
Access Support Network; commented favorably about the TMHA’s past domicile preservation
efforts.
Wendy Brown, San Luis Obispo, spoke about the underserved population and TMHA’s stellar
neighbor outreach program.
Patty & Pete Pepper, San Luis Obispo, shared the rostrum; spoke favorably about the facilitation
of the TMHA, adding that the project is a valuable to an underserved population in the community.
J.T. Haas, San Luis Obispo, spoke as a longtime volunteer with the TMHA and current President
of its Board in advocacy of its latest sustainable housing conversion project; cited TMHA’s
Mission Statement.
Michael Draze, San Luis Obispo, provided a brief background of the original building and his
personal involvement with the first historic survey of it and its subsequent salvaging efforts.
Chuck Crotser, San Luis Obispo, discussed the proposed use of the property and his support of the
project and discussed the windows as its character-defining architectural element.
Deb Linden, San Luis Obispo, TMHA; urged approval of Bishop Street Studios as an enriching
and transformative upgrade to an “attractive nuisance” in a blighted area.
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Frank Ricceri, San Luis Obispo, TMHA, spoke about the existing building’s brick façade.
Cindy Johnson, San Luis Obispo, TMHA, expressed support to the goals of the project for the
City’s mentally ill population.
C.M. Florence, San Luis Obispo, urged the Commission to uphold Staff’s recommendation;
documented own personal history with the project’s properties.
Bob Vessely, San Luis Obispo, discussed the County’s 1986 plan to demolish the original Sunny
Acres building which prompted lobbying efforts; shared support to the Applicant’s adaptive reuse
proposal.
Peter Kardel, San Luis Obispo, spoke on the first-rate job TMHA did restoring the property
proximal to his business on Nipomo Street.
Darryl Elliott, San Luis Obispo, National Alliance for Mental Illness of SLO County and TMHA,
spoke about the major component of recovery being environment and housing.
Steve Delmartini, San Luis Obispo, spoke as an advocate for City housing and supporter of the
infill housing project, as it relates with the number of City goals and policies that this development
meets.
Joel Diringer, San Luis Obispo, spoke as a longtime Johnson Avenue neighbor; shared a story
about the building’s bricks being offered up for sale during a time of potential demolition and how
exciting that a necessary Use for a building has been found.
Marti Reed, San Luis Obispo, spoke as a Commissioner of the Housing Authority, indicating favor
for the project.
Biz Steinberg, San Luis Obispo, Community Action Partnership of SLO County; stressed that the
City Council has valued affordable housing as one of its primary goals and that this site has been
a center of collaborative community goodwill for many years.
Anne Wyatt, San Luis Obispo, expressed support to the proposed project and noted that Flora
Street is part of Bicycle Master Plan as a bike route.
Brad Rudd, San Luis Obispo, spoke as a licensed mental health professional sharing exuberance
for the noble purpose of a repurposing project.
Mila Vujovich LaBarre, San Luis Obispo, spoke as a candidate for the City Council and applauded
team efforts of the Housing Authority and TMHA.
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COMMISSION DELIBERATION AND DISCUSSION
Vice-Chair Brajkovich commented that the windows to be replaced should be true divided light
windows.
Committee Member Papp commented on and inquired about the architect’s intention of whether
three-dimensional or snap-in; suggested replacing the word “subordinate” with the word
“differentiated” in Finding #3 to further clarify the Secretary of Interior Standards.
Committee Member Walthert spoke about the existing building and suggested alternate forms for
brick elements of the lower buildings.
Chair Wynn instituted a five-minute recess; the Cultural Heritage Commission vacated the dais.
Vice-Chair Ehdaie inquired about the pedestrian circulation, bike connectivity, and any intentions
for future access points per the site plan.
Chair Wynn monitored the ARC discussion on the CHC’s list of talking points and potential
development of Conditions per the window treatment, the differentiation and coordination between
existing and new buildings, and creating an archival exhibit to preserve the historical aesthetic of
the structure.
ACTION: UPON MOTION BY CHAIR WYNN, SECONDED BY COMMISSIONER SOLL,
the Architectural Review Commission adopted the Draft Resolution which approves the project
and the Mitigated Negative Declaration, based on findings and subject to the following amended
conditions; on the following 6:0:0:0 vote:
AYES: Wynn, Soll, Andreen, Nemcik, Root, Ehdaie
NOES: None
ABSTAIN: None
ABSENT: None
A.) Finding #1: exchange the word “subordinate” with “differentiated” to now read: The
proposed construction of the three new residential structures is consistent with Secretary
of Interior Standards for new construction on historic properties since the new construction
is subordinate differentiated to and compatible with the scale, size, massing and
architectural features of the Sunny Acres building.
B.) Condition #5 to be modified with added underlined language: Replacement windows shall
not introduce incompatible materials or configurations which would be incompatible with
the architectural style and fenestration of the Sunny Acres building. The replacement
windows shall include three dimensional muntins and be compatible and complementary
with the existing windows in terms of color and finish so the historic architectural character
of the building is not detrimentally affected, subject to the approval of the Community
Development Director.
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C.) Condition #6 to be modified with added underlined language: 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 brick used on the new
structures shall have varied, non-monochromatic coloring consistent with the existing
Sunny Acres building.
D.) New Condition #7: The project shall soften the hard sides of buildings B & C adjacent to
the stairs by including design elements (such as landscaping, public art, etc.) that breaks
up the large expanses of blank walls, to the satisfaction of the Community Development
Director.
E.) New Condition #8: The applicant shall photo document the current interior and exterior
condition of the Sunny Acres building, to the approval of the Community Development
Director.
Chair Wynn instituted a five-minute recess.
BUSINESS ITEMS
2. Citywide. ARCH-3824-2016: Review of public art designs and locations proposed for the
2016 Utility Box Art project to paint city-owned utility boxes; Public Right-of-Way; City of
San Luis Obispo Parks and Recreation Department, applicant.
Manager Mudgett presented a background on the Downtown Beautification Project pilot program,
and its ultimate expansion as an ongoing program, in addition to providing PowerPoint slides of
the proposed designs and their respective locations.
PUBLIC COMMENT
None.
COMMISSION DELIBERATION AND DISCUSSION
Commissioner Nemcik inquired about the method in which three-dimensional and folded designs
would be applied to the protruding battery back-up units.
Commissioner Soll shared that it had been a great experience to have participated on the Box Art
Selection Jury; Commissioner Andreen commented favorably on the project’s variety.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER
ANDREEN, the Architectural Review Commission approved the artwork designs and traffic
signal locations for the 2016 Utility Box Art project as consistent with the adopted Guidelines for
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DRAFT Minutes – ARC & CHC Special Joint Meetng for September 19, 2016 Page 7
Public Art; on the following 6:0:0:0 vote
AYES: Root, Andreen, Ehdaie, Nemcik, Soll, Wynn
NOES: None
ABSTAIN: None
ABSENT: None
COMMENT & DISCUSSION
Principal Planner Corey provided the Agenda Forecast:
October 3rd: Poly Performance expansion project @ 870 Industrial; Discovery SLO exterior
alterations@ 1144 Chorro; Mixed-use project @ 1042 Olive; Leadership SLO’s Demonstration
Garden
October 17th: SouthTown 18 and Lofts @ Nipomo Hearing in tandem; General Plan Program
2.13 implementation for Neighborhood Compatibility Workshop; Advisory Body goal time
Chair Wynn discussed City Council Subcommittee interviews for vacant Advisory Body seats
occurring on Thursday, September 22nd; sought volunteer to substitute for him on panel; Vice-
Chair Ehdaie volunteered.
Chair Wynn requested certain correspondence received in packets be sent digitally.
Commissioner Andreen announced her vacating of the Architecture Review Commission seat in
order to relocate to Riverside.
ADJOURNMENT
The meeting was adjourned at 8:25 p.m.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2016
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blank.
Meeting Date: 11/15/2016
FROM: Michael Codron, Community Development Director
Prepared By: Kyle Bell, Associate Planner
SUBJECT: REVIEW OF AN APPEAL OF THE ARCHITECTURE REVIEW
COMMISSION’S DECISION TO APPROVE A REMODEL OF AN EXISTING
COMMERCIAL STRUCTURE, LOCATED AT 1144 CHORRO STREET,
WHICH INCLUDES A REQUEST FOR A MARQUEE SIGN AND OTHER
EXCEPTIONS FROM THE SIGN REGULATIONS (ARCH-3773-2016).
RECOMMENDATION
Adopt a Resolution that denies the appeal of the Architecture Review Commission’s approval of
the remodel of an existing commercial structure which includes a request for a marquee sign and
other exceptions from the Sign Regulations, thereby granting final approval to the project based
on findings of consistency with the General Plan, Sign Regulations, Community Design
Guidelines and applicable City standards; subject to conditions as set forth in Attachment A.
SITE DATA
Applicant Jeremy Pemberton, Discovery
San Luis Obispo
Appeal Date October 13, 2016
Zoning C-D-H (Downtown Historic
District)
General Plan General Retail
Site Area ~16,710 square feet
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (Existing Facilities)
of the CEQA Guidelines.
DISCUSSION
The applicant, Jeremy Pemberton, has proposed to modify plans for the previously approved
exterior remodel of the existing commercial structure located at 1144 Chorro Street, including a
request for a marquee sign. The ARC unanimously approved the project on October 3, 2016
which received an appeal, filed by Camille Small, on October 13, 2016, as discussed in the
analysis below.
Background
On June 22, 2015, the CHC unanimously found the project consistent with the Historic
Preservation Guidelines for construction in a Historic District subject to findings and conditions
of CHC Resolution No. 1008-15 (Attachment F, CHC Resolution & Meeting Minutes).
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On July 20, 2015, the ARC unanimously approved the project and found it consistent with the
Community Design Guidelines and CHC Resolution for construction in the Downtown Commercial
District, with direction to the applicant to come back to the ARC on a future date with a sign
package that includes a marquee sign, subject to findings and conditions of ARC Resolution No.
1014-15 (Attachment G, ARC Resolution & Meeting Minutes).
On September 1, 2016, the applicant submitted modifications to the previously approved design that
included a sign package with exceptions, per ARC direction (Attachment E, Project Plans).
On October 3, 2016, the ARC unanimously approved the project and found it consistent with the
Sign Regulations and Community Design Guidelines, subject to findings and conditions of ARC
Resolution No. 1021-16 (Attachment C, ARC Staff Report & Meeting Minutes).
On October 13, 2016, Camille Small, the appellant, filed an appeal of the ARC’s decision to
approve the project, specifically concerning the Marquee sign (Attachment D, Small Appeal Letter)
Project Information/Description
The applicant has requested a new marquee sign and a sign package including several exceptions
from the Sign Regulations. The sign package includes exceptions for the number of signs
allowed per tenant space, two raised letter signs that are not a sign type identified in the Sign
Regulations, and the number of signs on one building elevation. A summary of the sign package
is provided below:
1. Signs: sign package includes five signs, see Section 2.3 Project Statistics
Back-lit logo cut out of metal panels
Raised metal channel letters and logo with blue neon lighting
Raised metal letters attached to metal awning on both street elevations
Marquee sign with LED ambient lighting surround and neon decorative lighting
Sign Type Proposed Area 1 Ordinance 2 Illumination style
Metal Logo sign 55.5 square feet 100 Back-lit
Raised Logo sign 26.25 (Eliminated)3 ARC determination Blue neon
Raised Letter sign “Discovery” 87.75 (66)3 ARC determination Blue neon
Awning sign 1 7.5 25 Back-lit
Awning sign 2 23 25 Back-lit
Cumulative sign area 200 (152)3 200
Marquee 4 152 ARC determination Neon & LED Ambient
Notes: 1. Applicant’s project plans submitted 9/1/2016
2. Sign Regulations
3. Modified by the ARC Resolution 1021-16
4. The ARC excluded the marquee from the cumulative area and number of signage allowed
ARCHITECTURAL REVIEW COMMISSION ACTION
At the June 20, 2015 public hearing, the ARC unanimously approved the project and directed the
applicant to provide a sign package to be returned to the ARC with direction to take advantage of
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marquee areas to create a unique identity, and stated, “in support of being bold with a sign
package design a good design can justify a larger sign presence.”
On October 3, 2016, the ARC held a public hearing to review the architectural modifications to
the previously approved building design, that also included proposed signage of the commercial
building, located at 1144 Chorro Street. Staff evaluated the project and identified conditions and
discussion items for the ARC to consider in order to ensure the project is in substantial
compliance with the Community Design Guidelines and Sign Regulations.
ARC Discussion Item 1: The ARC should discuss whether the proposed Marquee sign is
appropriate with the Downtown Commercial District and other architectural elements of the
building façade, and establish the appropriate size, projection clearance, and illumination of the
sign.
The ARC found that the marquee sign in this location is appropriate because it identifies a
separate concert venue, one that sells tickets and is located on a downtown side street . The ARC
provided direction to amend the Resolution to address the design and horizontal clearance of the
marquee to be substantially integrated with the building recessed entry (Attachment A, Condition
No. 6). The ARC also amended the Resolution to require that all exterior lighting be designed as
dimmable and consistent with the Night Sky Preservation Ordinance (Condition No. 8).
ARC Discussion Item 2: The ARC should discuss whether the proposed Raised Letter sign is
appropriate with other architectural elements of the building façade, and establish the
appropriate number and size of the Raised Letter sign.
The ARC provided direction to eliminate the raised logo sign above the entrance to the
restaurant, and provided an option for the applicant to replace the sign with two pedestrian scale
signs at the main restaurant entry (Condition No. 5). The ARC also provided a condition to
reduce the maximum area for the raised letter sign by 25%, to approximately 66 square feet
(Condition No. 7).
The ARC did not provide any direction or changes to the architectural modifications of the
commercial structure and unanimously approved the project, subject to the modified conditions.
APPEAL SUMMARY
On October 13, 2016, Camille Small, the appellant, filed an appeal of the ARC decision to
approve the project. The appeal form and supplemental letter express concerns that the proposed
signs are not consistent with downtown buildings. The supplemental letter recommends limiting
the maximum square footage to 200 square feet with the removal of the marquee sign, raised
letter sign, and logo signs. The letter states that the multiple sign exceptions constitute a grant of
special privilege toward the tenant and property owner.
Appeal Analysis
The following details the ARC’s decision to approve the proposed project and provides staff’s
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response to the reasons for the appeal.
Marquee Sign: The appeal letter states that the marquee sign is not essential and is inconsistent
with downtown buildings which may result in establishing a precedent that could be replicated.
The Sign Regulations state that the ARC is responsible for determining the allowable sign area,
appropriate locations, and designs of any proposed marquee sign.
The ARC determined that the marquee sign is appropriate at this location and provided direction
to the applicant to further integrate the marquee into the design of the building. The approval of
the marquee sign does not constitute a grant of special privilege because the marquee is specific
to the concert venue, one that sells tickets and is located on a downtown side street which is
typical of other theater-like uses. The Sign Regulations do not preclude the ability for a similar
use to request a marquee sign, subject to review by the ARC for consistency with the
neighborhood based on the design and location of the marquee.
Raised Letter & Logo Signs: The appeal letter addresses a concern regarding the content of the
proposed logo signs as the letter states “Cocktail glasses do not represent a family friendly
downtown element.” The Sign Regulations Section 15.40.110 state that content will not be used
as a basis for determining whether or not a proposed sign may be permitted. The Sign
Regulations also state that any sign which does not comply with the design guidelines included
in Section 15.40.470, will be forwarded to the ARC for consideration. The proposed raised letter
and logo signs are not a sign type that is identified by the design guidelines established by the
Sign Regulations.
The ARC agreed with the staff recommendation to eliminate the raised logo sign in order to
reduce the cumulative effect of numerous signs close to each other. The ARC found that the
raised letter sign was appropriate at this location and restricted the size of the sign to be reduced
by 25% in total area.
Number/Area of Signs: The appeal letter states that the sign package should be limited to 200 sq.
ft. and modified to eliminate all proposed signage and replaced with a “conventional 170 sq. ft.
wall sign.” The Sign Regulations Section 15.40.460 allow up to four signs per tenant space
within the Downtown Commercial District with a maximum cumulative sign area of 200 sq. ft.
As a compromise for eliminating the raised logo sign and restricting the size of the raised letter
sign, the ARC provided an option for the applicant to replace the raised logo sign with two small
pedestrian scale signs along the entrance to the restaurant. This resulted in a maximum number
of six signs (including the two pedestrian level signs) for the tenant space with a cumulative area
of less than 200 sq. ft., excluding the marquee sign. Marquee signs are not a sign type identified
under the Sign Regulations. The ARC excluded the marquee sign from contributing to the
cumulative area and number of signage allowed for the tenant space.
CONCURRENCES
The project modifications and proposed signs have been reviewed by Building, Fire, Public
Works, Transportation, and Utilities staff. Their comments have been incorporated into the
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resolution as conditions or code requirements, as appropriate.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 11, Accessory Structures; Section 15311 of the
CEQA Guidelines, because the project consists of the construction of on premise signs on an
existing structure which will not have a significant effect on the environment.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
project is consistent with the General Plan, it has a neutral fiscal impact.
ALTERNATIVES
1. Uphold the Appeal, thereby denying the project. The Council may uphold the appeal and
deny the application, based on findings of inconsistency with the General Plan, Community
Design Guidelines, Sign Regulations, and applicable City regulations (see Attachment B for
Resolution to uphold the appeal).
2. Continue the project and provide direction to the applicant to revise the project for
consistency with the Community Design Guidelines, Sign Regulations, or applicable City
regulations.
Attachments:
a - Resolution A
b - Resolution B
c - ARC Staff Report & Draft Meeting Minutes
d - Appeal Letter
e - Project Plans
f - CHC Resolution & Meeting Minutes
g - ARC Resolution & Meeting Minutes
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R _______
RESOLUTION NO. _______ (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, DENYING THE APPEAL OF THE
ARCHITECTURE REVIEW COMMISSION’S DECISION TO APPROVE
A REMODEL OF AN EXISTING COMMERCIAL STRUCTURE,
LOCATED AT 1144 CHORRO STREET, WHICH INCLUDES A
REQUEST FOR A MARQUEE SIGN AND OTHER EXCEPTIONS FROM
THE SIGN REGULATIONS, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE CITY
COUNCIL AGENDA REPORT AND ATTACHMENTS DATED
NOVEMBER 15, 2016 (1144 CHORRO, ARCH-3773-2016)
WHEREAS, the Cultural Heritage Committee 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 June 22, 2015, and unanimously found the project consistent with Historic
Preservation Guidelines, subject to findings and conditions of CHC Resolution No. 1008-15
pursuant to a proceeding instituted under ARCH-1376-2015, Discovery San Luis Obispo,
applicant; and
WHEREAS, the Architectural Review 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 July 20, 2015, unanimously approved the project, subject to findings and
conditions of ARC Resolution No. 1014-15 pursuant to a proceeding instituted under ARCH-
1376-2015, Discovery San Luis Obispo, 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
September 15, 2015 pursuant to a proceeding instituted under two appeals of the Planning
Commission’s action on July 22, 2015, the City Council unanimously denied both appeals and
granted final approval of the project (USE-1127-2015), subject to findings and conditions of City
Council Resolution No. 10669-15; 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 October 3, 2016, unanimously approved the exterior modifications and
sign package with exceptions, subject to findings and conditions of ARC Resolution No. 1021-16
pursuant to a proceeding instituted under ARCH-3773-2016, Discovery San Luis Obispo,
applicant; and
WHEREAS, on October 13, 2016, Camille Small, the appellant, filed an appeal of the
Architectural Review Commission’s action on October 3, 2016; 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
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Resolution No. _______________ (2016 Series) Page 2
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November 15, 2016, pursuant to a proceeding instituted under APPL-4006-2016, Camille Small,
appellant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing, and
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
Section 1. Findings. Based upon all the evidence, the City Council makes the following
findings to deny the appeal of the Architectural Review Commissions decision, thereby granting
final approval to the project:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity because the project will be compatible with site constraints and the
scale and character of the neighborhood.
2. Consistent with the City’s Community Design Guidelines, the project incorporates
articulation, massing, and a mix of color/finish materials that are compatible with the
neighborhood and complementary to other development in the downtown core which is
consistent with the previous project approval (ARC Resolution No. 1014-15).
3. The proposed project is consistent with the Land Use Element policy for the downtown,
due to the continuous storefront along the sidewalk that includes recessed entries, dining
areas, and includes windows, signs, and architectural details which can be appreciated by
people on the sidewalks (LUE policy 4.20).
4. The proposed project is an adaptive re-use of the existing building that further increases the
existing buildings compliance with the Downtown Design Guidelines by adding recessed
entryways and recessed outdoor dining areas.
5. The proposed marquee sign is consistent with the intent and purpose of the Sign
Regulations and will not result in visual clutter or constitute a grant of special privilege
toward the property or those in the vicinity, because the sign is of a superior design specific
to the concert venue which is typical of other theater like uses and is architecturally
compatible with affected structures and the character of surrounding development. The
marquee sign in this location is appropriate because it identifies a separate concert venue,
one that sells tickets and is located on a downtown side street.
6. As conditioned, the projection of the marquee sign to extend six feet and six inches over
the width of the public sidewalk is appropriate to provide visibility of the marquee sign as
seen from Higuera Street and Marsh Street.
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Resolution No. _______________ (2016 Series) Page 3
R ______
7. As conditioned, elimination of the raised logo sign above the entrance is consistent with the
intent of the Sign Regulations Section 15.40.110 to regulate the size, type and location of
signs to prevent the cumulative effect of numerous signs close to each other that can result
to be a detrimental impact which cannot be addressed in any way other than by limiting the
number and size of signs.
8. As conditioned, the sign exception to allow six signs where tenant spaces within the
Downtown Commercial District are normally limited to four signs (excluding the marquee
sign), is appropriate because the sign package will not result in visual clutter, and is
consistent with the intent of the Sign Regulations because the signage is designed to
achieve balanced composition and harmony with the building’s architecture that provides
equality and equity among sign owners in the neighborhood.
Section 2. Environmental Review. The project is categorically exempt under Class 11,
Accessory Structures; Section 15311 of the CEQA Guidelines, because the project consists of the
construction of on premise signs on an existing structure which will not have a significant effect
on the environment.
Section 3. Action. The City Council does hereby deny the appeal of the Architectural
Review Commission’s action to approve the proposed project, hereby granting final approval of
the application ARCH-3773-2016 for a remodel of an existing commercial structure located at
1144 Chorro Street, which includes a request for a marquee sign and other exceptions from the
sign regulations, subject to the following conditions:
Planning Department
1. The Owner/Applicant shall defend, indemnify, and hold harmless the City or its agents,
officers, or employees from any claim, action, or proceeding against the City or its agents,
officers, or employees, to attack, set aside, void, or annul, in whole or in part, the City's
approval of this project. In the event that the City fails to promptly notify the Owner/
Applicant of any such claim, action, or proceeding, or that the City fails to cooperate fully
in the defense of said claim, this condition shall thereafter be of no further force or effect.
2. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the ARC and the City Council. 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 included in this resolution as Sheet No. 2, and
shall also include all findings and conditions of CHC Resolution 1008-15, ARC Resolution
1014-15 & City Council Resolution No. 10669 (2015 Series). Reference should 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.
3. Plans submitted for a sign permit shall substantially conform to the locations and sizes
shown on the sign package elevations. The Community Development Director shall have
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Resolution No. _______________ (2016 Series) Page 4
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the authority to approve minor changes to the sign package that (1) result in a superior
design and appearance, and/or (2) address a construction design issue that is not substantive
to the Architectural Review approval.
4. Plans submitted for a building permit shall eliminate the Raised Logo sign over the
entrance of the business along the Chorro Street elevation, and may be replaced with two
pedestrian scale signs at the main entry, to the satisfaction of the Community Development
Director.
5. Tenant signage shall be limited to a maximum of six signs for all types of signs,
including pedestrian scale logo signs, sandwich-board signs or larger window signs
(excluding the Marquee sign).
6. Plans submitted for a building permit shall limit the projection of the Marquee sign to be no
more than six feet and six inches over the width of the public sidewalk; the underside of the
Marquee sign shall be solid and substantially integrated with the building to the ceiling of
the recessed entry, to the satisfaction of the Community Development Director and Chief
Building Official.
7. The Raised Letter sign (Discovery) shall be reduced in size to 75% of what has been
proposed with the submitted project plans dated August 31, 2016, approximately 66 square
feet.
8. Plans submitted for a sign permit shall call out the colors and materials of signage and shall
clearly indicate which portions of the signs do/do not illuminate. All proposed exterior
illumination including signage and the transom window panels shall be designed to be
dimmable with appropriate colors consistent with Chapter 17.23 of the Zoning Regulations
(Night Sky Preservation), to the satisfaction of the Community Development Director. The
portion of the marquee sign that is the marquee shall not be internally illuminated or
resemble an illumination style such as a cabinet sign which is prohibited downtown.
9. The proposed signage shall be designed so that illumination does not exceed ten foot -
candles measured at a distance of ten-feet from the sign, compliant with the City’s Sign
Regulations.
10. The proposed signage shall not be illuminated after the close of business.
Engineering Division – Community Development Department
11. The final building plan submittal shall include complete flood proofing details in
accordance with the revised building façade.
Transportation Division – Public Works Department
12. All sidewalk areas must maintain minimum clear passage width to the satisfaction of the
Public Works Director.
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Resolution No. _______________ (2016 Series) Page 5
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Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 15th day of November 2016.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Carrie Gallagher
City Clerk
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RESOLUTION NO. _______ (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, UPHOLDING THE APPEAL OF THE
ARCHITECTURE REVIEW COMMISSION’S DECISION TO APPROVE
A REMODEL OF AN EXISTING COMMERCIAL STRUCTURE,
LOCATED AT 1144 CHORRO STREET, WHICH INCLUDES A
REQUEST FOR A MARQUEE SIGN AND OTHER EXCEPTIONS FROM
THE SIGN REGULATIONS AS REPRESENTED IN THE CITY
COUNCIL AGENDA REPORT AND ATTACHMENTS DATED
NOVEMBER 15, 2016 (1144 CHORRO, ARCH-3773-2016)
WHEREAS, the Cultural Heritage Committee 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 June 22, 2015, and unanimously found the project consistent with Historic
Preservation Guidelines, subject to findings and conditions of CHC Resolution No. 1008-15
pursuant to a proceeding instituted under ARCH-1376-2015, Discovery San Luis Obispo,
applicant; and
WHEREAS, the Architectural Review 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 July 20, 2015, unanimously approved the project, subject to findings and
conditions of ARC Resolution No. 1014-15 pursuant to a proceeding instituted under ARCH-
1376-2015, Discovery San Luis Obispo, 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
September 15, 2015 pursuant to a proceeding instituted under two appeals of the Planning
Commission’s action on July 22, 2015, the City Council, unanimously denied both appeals and
granted final approval of the project (USE-1127-2015), subject to findings and conditions of City
Council Resolution No. 10669-15; 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 October 3, 2016, unanimously approved the exterior modifications and
sign package with exceptions, subject to findings and conditions of ARC Resolution No. 1021-16
pursuant to a proceeding instituted under ARCH-3773-2016, Discovery San Luis Obispo,
applicant; and
WHEREAS, on October 13, 2016, Camille Small, the appellant, filed an appeal of the
Architectural Review Commission’s action on October 3, 2016; 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 15, 2016, pursuant to a proceeding instituted under APPL-4006-2016, Camille Small,
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Resolution No. _______________ (2016 Series) Page 2
R ______
appellant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing, and
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
Section 1. Findings. Based upon all the evidence, the City Council makes the following
findings to uphold the appeal, hereby denying the project:
1. The project is inconsistent with the City’s Community Design Guidelines, because the
articulation, massing, and a mix of color/finish materials that are incompatible with the
neighborhood and adjacent development in the downtown core.
2. The projection of the marquee sign to extend six feet and six inches over the width of the
public sidewalk is inconsistent with the Sign Regulations for horizontal clearances.
3. The request for an exception is inappropriate because there are no exceptional or unusual
circumstances applying to the property which do not apply generally to properties in the
vicinity with the same zoning.
4. The marquee sign is inconsistent with the intent and purpose of the Sign Regulations which
constitutes a grant of special privilege or entitlement inconsistent with limitations applied
to other properties in the vicinity with the same zoning. The marquee sign is architecturally
incompatible with affected structures and the character of surrounding development.
5. The sign exceptions result in visual clutter that has a detrimental impact by the cumulative
effect of numerous signs close to each other which cannot be addressed in any way other
than by limiting the number and size of signs.
Section 2. Environmental Review. The proposed project is statutorily exempt from
environmental review pursuant to CEQA Guidelines section 15270 (Projects which are
disapproved).
Section 3. Action. Based on the above findings and evidence submitted in support
thereof, the City Council does hereby uphold the appeal denying the application ARCH-3773-
2016.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
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Resolution No. _______________ (2016 Series) Page 3
R ______
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 15th day of November 2016.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Carrie Gallagher
City Clerk
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of modifications to a previously approved remodel of an existing commercial
structure (ARCH-1376-2015) which includes a request for a marquee sign and other exceptions from
the Sign Regulations, with a categorical exemption from environmental review.
PROJECT ADDRESS: 1144 Chorro Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: MOD/ARCH-3773-2016 VIA: Tyler Corey, Principal Planner
FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Jeremy Pemberton
Discovery San Luis Obispo
Complete Date September 15, 2016
Zoning C-D-H (Downtown Historic
District)
General Plan General Retail
Site Area ~16,710 square feet
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (Existing
Facilities) of the CEQA
Guidelines.
SUMMARY
The applicant, Discovery San Luis Obispo, is proposing to modify the previously approved exterior
remodel of an existing commercial structure located at 1144 Chorro Street. The applicant has also
proposed a new marquee sign and a sign package including several exceptions from the Sign
Regulations. The sign package includes exceptions for the number of signs allowed per tenant space,
two raised letter signs that are not a sign type identified in the Sign Regulations, and the number of
signs on one building elevation.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Zoning Regulations, Sign
Regulations, Community Design Guidelines (CDG) and applicable City policies and standards.
Meeting Date: October 3, 2016
Item Number: 2
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2.0 PROJECT INFORMATION
2.1 Project Background
On June 22, 2015 the CHC unanimously found the project consistent with the Historic
Preservation Guidelines for construction in a Historic District subject to findings and conditions
of CHC Resolution No. 1008-15 (Attachment 3, CHC Resolution & Meeting Minutes).
On July 20, 2015 the ARC unanimously approved the project and found it consistent with the
Community Design Guidelines for construction in the Downtown Commercial District subject to
findings and conditions of ARC Resolution No. 1014-15 (Attachment 4, ARC Resolution & Meeting
Minutes).
2.2 Project Description
A summary of the significant project features are included below (Attachment 2, Project Plans):
1. Design Modifications: exterior modifications include but not limited to;
New metal panel rain screen and metal awning with angled tie-rod supports
New sliding/stacking door panels
New board-form concrete entryway features
Steel patio railing with a brick base
Translucent panels (Frosted Acrylic) and new stucco elements
2. Signs: sign package includes five signs, see Section 2.3 Project Statistics
Back-lit logo cut out of metal panels
Raised metal channel letters and logo with blue neon lighting
Raised metal letters attached to metal awning on both street elevations
Marquee sign with LED ambient lighting surround and neon decorative lighting
2.3 Project Statistics
Sign Type Proposed Area 1 Ordinance 2 Illumination style
Metal Logo sign 55.5 square feet 100 Back-lit
Raised Logo sign 26.25 ARC determination Blue neon
Raised Letter sign “Discovery” 87.75 ARC determination Blue neon
Awning sign 1 7.5 25 Back-lit
Awning sign 2 23 25 Back-lit
Total sign area 200 200
Marquee sign 152 ARC determination Neon & LED Ambient
Notes: 1. Applicant’s project plans submitted 9/1/2016
2. Sign Regulations
3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Sign
Regulations, and Community Design Guidelines (CDG). Staff has evaluated the project and identified
several conditions and discussion items for the ARC to consider in order to ensure the project is in
substantial compliance with the CDG and Sign Regulations, as discussed in this analysis.
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3.1 Consistency with the Community Design Guidelines
The primary goal of the downtown design guidelines is to preserve and enhance the attractiveness
of the downtown to residents and visitors that encourages people to spend time, slow their pace,
and engage one another. The design of buildings will continue to play a crucial role in maintaining
this character and vitality. The CDG state that downtown storefront remodels should provide
storefront windows, entries, transoms, awnings, and other architectural features that complement
existing structures without copying their architectural style.
Building Design Modifications: The Downtown Historic District has a variety of architectural
styles but most structures appear to be constructed with high quality materials and attention to
detail. The contemporary design of the proposed modifications does not detract from defining
features of adjacent historic buildings or from other historic resources within the Downtown
Historic District, because the modifications have a limited scope, which do not change the
massing or overall architectural form of the structure. The character of the structure is also not
significantly altered with the proposed exterior modifications generally limited to what is required
for the updates to accommodate the outdoor seating areas and entry features. The contemporary
modifications will not pose an aesthetically jarring transition since the portions of the building
receiving the modern updates are adequately separated from nearby historic buildings.
Modifications from the previously approved plans on the west and south façades are shown and
described in the attached project plans (Attachment 2). The proposed colors and materials listed
on pages 12 and 13 of the project plans are consistent with building materials of the existing
building and buildings throughout Downtown. The proposed project remains compatible with
development projects in the downtown, and the project design further increases the existing
building compliance with the Downtown Design Guidelines by adding transom windows,
awnings, decorative/recessed entryways and recessed outdoor dining areas (Figure 1).
3.2 Consistency with the Sign Regulations
The Sign Regulations are intended to protect and enhance the character of the community against
visual blight and the proliferation of signs, which can seriously detract from the pleasure of
observing the natural scenic beauty of San Luis Obispo. Signs have an important design
component and must be architecturally compatible with the character of surrounding
development. It is the intent of these regulations to regulate the time, place and manner under
which signs are permitted, and not the content of signage. Content shall not be used as a basis for
determining whether or not a proposed sign may be permitted.
Figure 1: Previously approved perspective (left) Proposed modified perspective (right)
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Number of Signs: The Sign Regulations Section 15.40.460 (Sign Standards by District) state that
the maximum number of signs per tenant space is limited to four within the Downtown
Commercial District. The applicant has proposed a total of six signs (including Marquee sign)
requiring an exception. Exceptions to the Sign Regulations are subject to Section 15.40.610
(Findings for Approval of an Exception) and granting an exception must be based on at least one
of the required findings1.
Staff unable to make the findings necessary to approve
three “wall signs” on one elevation and recommends
elimination of the Raised Logo sign to reduce the amount
of sign clutter on one building elevation (Figure 2). Sign
Regulations Section 15.40.110 state that the cumulative
effect of numerous signs close to each other has a
detrimental impact which cannot be addressed in any way
other than by limiting the number and size of signs.
Condition No. 4 has been included in the Draft Resolution
to eliminate the proposed Raised Logo sign over the
entrance of the business.
Marquee Sign: The Sign Regulations define a Marquee as: a building element that is part of a
permeant entryway and traditionally associated with theaters. A marquee sometimes includes a
projecting vertical sign which may extend above the cornice line of a building. The design and
allowable sign area for a marquee are determined by the ARC during the review of a proposed
building and/or marquee.
The proposed Marquee sign has been designed
consistent with other Marquee signs in the
Downtown District such as the Fremont
Theatre sign located at 1035 Monterey Street.
The sign includes a vertical element that
extends above the cornice line of the building
that has been framed by neon decorative
lighting and an LED ambient lighting surround
(Figure 3). No interior illumination is proposed
for the portion of the sign that is the marquee.
The Marquee sign is specific to the concert
venue which is typical of other theater like
uses. The Sign Regulations limit the maximum
horizontal clearance of a projecting sign to
two-thirds the width of the sidewalk or six feet
1 Sign Regulations Section 15.40.610: Findings for Approval of an Exception: C: The exception is consistent with the
intent and purpose of the sign regulations (see Section 15.40.110) and will not constitute a grant of special
privilege or entitlement inconsistent with limitations applied to other properties in the vicinity with t he same
zoning. D: The sign exception is for superior design will not result in visual clutter and is consistent with the intent
and purpose of theses Sign Regulations.
Figure 3: Marquee sign
Figure 2: Raised Logo sign
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whichever is less2. The Marquee sign projects into the public right-of-way six and a half feet
which exceeds the maximum allowed for an eight-foot sidewalk five feet and four inches (5’4”),
an exception is required to allow the proposed Marquee sign to project further than the minimum
horizontal clearance, subject to Section 15.40.610.
Staff recommends limiting the projection of the Marquee sign to be consistent with the threshold
of the Sign Regulations for horizontal clearances. Condition No. 6 has been included which limits
the projection of the Marquee sign to no more than two-thirds the width of the public sidewalk
(5’4”), to the satisfaction of the Community Development Director. This would reduce the
projection of the sign from 6’6” to 5’4”.
Discussion Item 1: The ARC should discuss whether the proposed Marquee sign is
appropriate with the Downtown Commercial District and other architectural elements of the
building façade, and establish the appropriate size, projection clearance, and illumination of
the sign.
Raised Letter & Logo Signs: The Sign Regulations Section 15.40.480 states that any sign which
does not comply with the design guidelines included in Section 15.40.470, will be forwarded to
the ARC for consideration. The proposed Raised Letter and Logo signs are not a sign type that is
identified by the design guidelines established by the Sign Regulations (Figure 4). The applicant
is proposing to review the Raised Letter and Logo signs under the same requirements and
standards as wall signs. An exception would have been required to provide three wall signs on
one building face where the maximum number of wall signs is two per tenant space (excluding
the marquee sign). Since staff has recommended the elimination of the Raised Logo sign to avoid
visual clutter through Condition No. 4, this exception is no longer necessary.
Discussion Item 2: The ARC should discuss whether the proposed Raised Letter signs is
appropriate with other architectural elements of the building façade, and establish the
appropriate number and size of the Raised Letter sign.
Sign Exception: The sign exception to allow
five signs for a single tenant space where four
signs are normally allowed within the
Downtown Commercial District, is appropriate
because, as conditioned, the sign package will
not result in visual clutter or constitute a grant
of special privilege toward the property. The
exception is consistent with the required
findings of approval for an exception, because
the fifth sign is the Marquee sign which is of a
superior design that is architecturally
compatible with affected structures and the
character of surrounding development.
2 Sign Regulations Section 15.40.440: Clearance: The minimum horizontal clearance between a sign and the curb line
shall be 2 feet: the maximum projection over a public sidewalk shall be two-thirds (2/3) the width of the sidewalk or
6 feet, whichever is less.
Figure 4: Raised Letter & Logo signs
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4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project site
occurs on a property of no more than five acres substantially surrounded by urban uses that has no
value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property. The approval of the project would not result in any significant effects relating to;
traffic because the project does not propose any parking on the site and utilizes existing
parking structures and multimodal transportation within the downtown;
noise levels do not exceed thresholds established in the City’s Noise Ordinance;
air quality does not exceed thresholds established by APCD Standards;
water quality because the site is an adaptive reuse of a commercial building and the site
can be adequately served by all required utilities and public services.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as conditions
of approval and code requirements, where appropriate.
6.0 ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Sign Regulations,
Community Design Guidelines, or applicable City policies and standards.
7.0 ATTACHMENTS
1. Draft Resolution
2. Reduced Project Plans
3. CHC Resolution 1008-15 & Meeting Minutes
4. ARC Resolution 1014-15 & Meeting Minutes
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, October 3, 2016
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
October 3rd, 2016 at 5:02 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Greg Wynn.
ROLL CALL
Present: Commissioners Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and
Chair Greg Wynn
Absent: None
Staff: Community Development Deputy Director Doug Davidson, Associate Planner Rebecca
Gershow, Assistant Planner Kyle Bell, Planning Technician Kyle Van Leeuwen, and Recording
Secretary Brad T. Opstad
Chair Wynn noted the two remaining Commission seat vacancies and informed that a
recommendation had been forwarded to City Council for deliberation on at least one of the
replacements.
PUBLIC COMMENT ON NON-AGENDA ITEMS
Donald Hedrick, San Luis Obispo, discussed degradation of a tourist-destination starting with a
lack of sensitivity by developers to the City’s historic value.
PRESENTATIONS
P1. Leadership SLO Water Wise Demonstration Garden
Presentation of a drought-tolerant demonstration garden designed and installed on Morro Street
by volunteers from Leadership SLO Class 24.
City Associate Planner Gershow represented Leadership SLO Class #24 from 2015 in presenting
the Demonstration Garden legacy project across from the Utilities Department on Morro Street.
Chair Wynn provided suggestions for informational signage for the project.
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PUBLIC HEARINGS
1. 870 Industrial Way. ARCH-3144-2016: Review of a new two story industrial building that
includes 30,275 square-feet of industrial/warehousing space and a 10% parking reduction to
accommodate the expansion of the existing business, with a categorical exemption from
environmental review; M-S zone; Dave Schlossberg, applicant.
Associate Planner Bell presented the staff report, previewing the two-story industrial building
expansion and provided PowerPoint presentation with project description, contextual map, and
design renderings.
Commissioner Root inquired about the performance history of the bicycle parking spaces provided
for projects, which proposes them toward parking reduction requests.
Chair Wynn referenced Condition #24 and inquired about the proposed use of existing private
water well; inquired about the noise generation from within the facility as it pertains to a roll-up
door on an installation room as opened toward neighboring residences.
Commissioner Soll requested viewing of the landscape plan in ensuring that the requisite number
of trees would be planted in the parking area.
APPLICANT PRESENTATION
Thom Jess, Arris Studio Architects, and Dave Schlossberg, owner of Poly Performance, Inc.,
discussed the vacant portion of the current business site devoted to its proposed expansion.
Commissioner Root inquired whether there would be any mechanized communication system,
such as a conveyor, between the operation’s two buildings.
In response to Chair Wynn’s inquiry, Director Davidson suggested that the conflict over whether
or not an elevator was a Condition of Approval would be best handled by adding the words “or as
approved by the Chief Building Official” to Code Requirement #2.
PUBLIC COMMENT
Donald Hedrick, San Luis Obispo, spoke as a resident neighboring project site; indicated that the
Commercial-Industrial Zone in development has created a streetscape in which there is insufficient
lighting; spoke in favor of the project.
COMMISSION DELIBERATION AND DISCUSSION
In response to Chair Wynn’s inquiry, Associate Planner Bell pointed out that the examples existed
of access to private wells being used for landscape watering specifically; indicated that reclaimed
water would have been required, had it been more immediately available to the site.
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Chair Wynn and Commissioners Root, Soll & Nemcik spoke in the support of encouraging
Applicant to consider further articulation to the long, flat walls. Owner Schlossberg discussed
having employed high, unadorned windows for allowing increased natural light.
ACTION: UPON MOTION BY VICE-CHAIR EHDAIE, SECONDED BY COMMISSIONER
NEMCIK, the Architectural Review Commission adopted the Draft Resolution which approves
the project, with the following amendments:
A.) Code Requirement #2 to read: “Elevator access shall be provided to the second floor
offices in accordance with CBC 11-B-206.2.3 or as approved by the Chief Building
Official.”
B.) Condition #8 to read: “Plans submitted for a building permit shall include window details
indicating the type of materials for the window frames and mullions, their dimensions,
and colors. The Applicant is encouraged to provide additional articulation along the
elevations of the building. Plans shall include the materials and dimensions of all lintels,
sills, surrounds recesses and other related window features.”
on the following 5:0:0:0 vote:
AYES: Ehdaie, Nemcik, Root, Soll, Wynn
NOES: None
ABSTAIN: None
ABSENT: None
2. 1144 Chorro Street. ARCH-3773-2016: Review of modifications to a previously approved
remodel of an existing commercial structure (ARCH-1376-2015) which includes a request for
a marquee sign and other exceptions from the Sign Regulations, with a categorical exemption
from environmental review; C-D-H zone; Discovery San Luis Obispo, applicant.
Associate Planner Bell provided staff report on the proposed modifications to the commercial
storefront; displayed PowerPoint slides which included background of the project review process
by both the Cultural Heritage Committee and the Architectural Review Commission; presented
two (2) Discussion Items pertaining to the proposed sign package modifications.
Chair Wynn suggested referring to the multiple signs in proposal by numbers to mitigate confusion
in discussion.
APPLICANT PRESENTATION
Jeremy Pemberton, Managing Partner of Discovery, and Scott Martin, RRM Design Group,
discussed the operational design of the of the project and the inclusion of the functional marquee
sign in the proposal.
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PUBLIC COMMENT
David Brodie, San Luis Obispo, discussed how providing exceptions for the marquee signage can
only lead to unwelcome precedents being set; informed that Save Our Downtown supports Staff’s
recommendation to reduce number of signs in conformance with Sign Regulations.
Camille Small, San Luis Obispo, advocated for the citizenry to be able to hold on to that “degree
of special” that SLO possesses; voiced that she considers it audacious to compare proposed
marquee sign to that of the iconic Fremont Theatre.
COMMISSION DELIBERATION AND DISCUSSION
Commissioner Nemcik commented favorably on the laser cutout of corten metal panel and less
favorably on the backlit faux-marquee element.
Commissioner Root suggested making the bowling ball & music notes logo more discrete;
commented on scale of raised letters of word “Discovery” and suggested its reduction by 30%.
Commissioner Soll commented that proposed signage does create a modicum of clutter when
considered cumulatively.
Vice-Chair Ehdaie inquired whether marquee sign was allowed under Community Design
Guidelines or Land Use Ordinance.
Chair Wynn voiced disagreement with Public Comment that approving marquee sign would
grant special privilege to Applicant; commented that extension of the marquee’s underside could
create an integrated solidity which would aesthetically enhance the streetscape; proposed
Conditioning the LED lighting of the illuminated backdrop of faux-marquee to be dimmable.
Applicant Representative Martin displayed a PowerPoint slide of another of the Applicant’s
Discovery venues with an alternatively-scaled “Discovery” sign.
The Commissioners voiced varying opinions on the appropriate dimensions for the marquee’s
projection.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER
SOLL, the Architectural Review Commission adopted the Draft Resolution which approves the
project, with the following amendments:
A.) Finding #5 to read: “The proposed marquee sign is consistent with the intent and purpose
of the Sign Regulations and will not result in visual clutter or constitute a grant of special
privilege toward the property or those in the vicinity, because the sign is of a superior
design specific to the concert venue which is typical of other theater-like uses and is
architecturally compatible with affected structures and the character of surrounding
development. The marquee sign in this location is appropriate because it identifies a
separate concert venue, one that sells tickets and is located on a downtown side street.”
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B.) Condition #4 to read: “Plans submitted for a building permit shall eliminate the Raised
Logo sign over the entrance of the business along the Chorro Street elevation , and may be
replaced with two pedestrian scale signs at the main entry, to the satisfaction of the
Community Development Director.
C.) Condition #5 to read: “Tenant signage shall be limited to a maximum of six signs for all
types of signs, including pedestrian scale logo signs, sandwich-board signs or larger
window signs (excluding the Marquee sign).”
D.) Condition #6 to read: Plans submitted for a building permit shall limit the projection of the
Marquee sign to be no more than six feet and six inches over the width of the public
sidewalk; the underside of the Marquee sign shall be solid and substantially integrated
with the building to the ceiling of the recessed entry, to the satisfaction of the Community
Development Director and Chief Building Official.
E.) Newly crafted Condition #7 to read: “The Raised Letter sign (Discovery) shall be reduced
in size to 75% of what has been proposed with the submitted project plans dated August
31, 2016, approximately 66 square feet.”
F.) Condition #8, formerly Condition #7, to read: “Plans submitted for a sign permit shall call
out the colors and materials of signage and shall clearly indicate which portions of the signs
do/do not illuminate. All proposed exterior illumination including signage and the transom
window panels shall be designed to be dimmable with appropriate colors consistent with
Chapter 17.23 of the Zoning Regulations (Night Sky Preservation), to the satisfaction of
the Community Development Director. The portion of the marquee sign that is the marquee
shall not be internally illuminated or resemble an illumination style such as a cabinet sign
which is prohibited downtown.
G.) With newly crafted and inserted Conditions, Condition #9 is the former Condition #8, and
so forth.
on the following 5:0:0:0 vote:
AYES: Root, Soll, Nemcik, Ehdaie, Wynn
NOES: None
ABSTAIN: None
ABSENT: None
Chair Wynn instituted five-minute recess.
3. 1042 Olive Street. ARCH-2946-2016: Architectural review of a new four story mixed-use
building including ground floor commercial/retail space, and 17 extended stay hotel rooms,
including a request for a mixed use and shared parking reduction of 25%, with a categori cal
exemption from environmental review; C-T zone; Garcia Family Trust, applicant.
Director Davidson introduced Technician Van Leeuwen who provided Staff Report on the
proposed development on the vacant site.
Commissioner Nemcik inquired about the relocation of the trash enclosure.
In response to Vice-Chair Ehdaie’s inquiry, Director Davidson clarified that the parking statistics,
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in which the provisioned number of spaces exceed what is allowed, build in a flexibility for future
Uses that might require more parking.
Chair Wynn inquired about the potential offset for vertical-height tree growth outside of the
parking area.
APPLICANT PRESENTATION
George Garcia, project architect, provided clarification on the trash enclosure being located in an
area to better accommodate trash company loaders; discussed background of design process and
displayed PowerPoint renderings of the project.
Commissioner Root inquired about the intended user market for the extended-stay concept.
Commissioner Soll inquired about the street trees on the site.
Vice-Chair Ehdaie inquired about the building access for overnight occupants; inquired about the
vertical living wall elements for controlled landscaping and their maintenance.
Chair Wynn inquired about the easement between the site and the neighboring Taco Bell parcel;
inquired about how to not value-engineer the green living wall, integral to the articulation, out of
the project.
PUBLIC COMMENT
David Brodie, San Luis Obispo, indicated that Staff is misrepresenting the project as a hotel; shared
concern that design does not fit in the prevailing context of existing neighborhood.
Camille Small, San Luis Obispo, cited general principles of the “explicit” Community Guidelines
and indicated this building is inconsistent with the scale of the existing neighborhood context.
Gita Patel, San Luis Obispo, spoke as proprietor of neighboring Ramada Olive Tree Inn; shared
concerns that the project downgrades the existing businesses.
Matt Sansome, spoke in enthusiastic support about further development promoting growth in the
manner in which this project is being proposed with its modern elements.
COMMISSION DELIBERATION AND DISCUSSION
Commissioner Root noted that the project is not requesting any exceptions; favored both the
expanded Use of the front-planted area and further building articulation in order to enliven its
facades.
Commissioner Soll voiced support for paying stricter attention to Community Guidelines;
indicated there is a lack of transition between project and its existing surroundings.
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Commissioner Nemcik concurred with Commissioner Soll and indicated that, while architecturally
elegant, the scale and massing are too oversized for the area’s context.
Vice-Chair Ehdaie voiced that the design might not befit the current area, but did allow that future
developments might point to this project as being an anchor toward inspiration.
Chair Wynn indicated that the scale of, and degree of articulation on, the project are both
appropriate according to Community Guidelines; voiced own struggle with what project should
specifically emulate in surrounding neighborhood; indicated this project could commence a trend
and become a landmark to which future proposals aspire; requested some consensus and direction
from Commission.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY CHAIR WYNN,
the Architectural Review Commission adopted the Draft Resolution which approves the project,
with the following amendments:
A.) Condition #5 to read: “The applicant shall submit building plans that include a trash
enclosure that shall have a minimum street yard setback of 25 feet along Olive Street be
designed and finished with high quality materials to match the architecture of the project
buildings; which shall be fully screened from upper stories with a trellis or other horizontal
cover; the design of the enclosure is subject to the Community Design Guidelines, to the
satisfaction of the Community Development Director.
B.) Condition #6 to read: “Plans submitted for a building permit shall call out the colors and
materials of all proposed building surfaces and other improvements. Materials shall be
consistent with the color and material board submitted with Architectural Review
application. The ARC recommends that the applicant modify the proposed color palate to
include additional and/or more muted colors”
C.) Condition #7 added to read “The ARC recommends that the applicant explore the
possibility of incorporating a public art installation to the proposed development.”
D.) Condition #13 added to read “The final landscaping plan shall incorporate additional
landscaping, including tree types that provide full canopies near the street frontage
parking spaces and a landscaped island in the front parking area to break up the line of
parking.”
E.) Vice-Chair Ehdaie and Commissioners Nemcik & Soll provided recommendations for
new, additional Conditions pertaining to 1.) Increased transitional landscaping in 5-to-7-
foot area in front of property; 2.) Encouragement of Public Art inception over paying in-
lieu fees; 3.) Possibility of canopied trees installed within parking islands; and 4.)
Encouragement for re-visiting color palette scheme to satisfaction of CDD; both motion-
maker Root and seconding Wynn concurred.
on the following 3:2:0:0 vote:
AYES: Root, Wynn, Ehdaie
NOES: Nemcik, Soll
ABSTAIN: None
ABSENT: None
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Packet Pg. 529 Attachment: c - ARC Staff Report & Draft Meeting Minutes [Revision 1] (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 8
COMMENT & DISCUSSION
Director Davidson provided the Agenda Forecast:
October 17th: Southtown 18 response to ARC direction; 2017-19 City Budget process goal-
setting.
November: Broad Street Collection, south of Crossroads @ Broad & Orcutt (3229 Broad Street);
399 Foothill mixed-use project; French Hospital Master Plan modification
Director Davidson informed that City Council would announce former Commissioner Ken Curtis’
replacement on or about October 18th; informed that December 19th is potential date for a last-of-
year ARC convening; speculated on further open dates for future meetings during holiday season
and first-of-new-year.
Commissioner Nemcik inquired about the possible reasons for projects requested by ARC to be
viewed in tandem, Southtown 18 & The Lofts @ Nipomo, would not be occurring; Director
Davidson informed of Cultural Heritage Committee’s having returned the latter back to Applicant
for complete revisions.
Informal discussion ensued on the Ikahn project at Taft & Kentucky Streets and State Assembly
Bill 1069 dealing with second dwellings on properties which has implications on City Ordinance.
ADJOURNMENT
The meeting was adjourned at 8:11 p.m.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2016
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Packet Pg. 535 Attachment: d - Appeal Letter (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
T1DATE: August 31, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPO1144 Chorro St.Title SheetSHEET INDEXT1 Title SheetA1 Approved Site PlanA2 Proposed Site PlanA3 Approved Ground Floor PlanA4 Proposed Ground Floor PlanA5 PerspectivesA6 ElevationsA7 ElevationsA8 ElevationsA9 Proposed Chorro Street SignsA10 Proposed Marsh Street SignsA11 Proposed Marquee SignA12 DetailsA13 Colors and MaterialsPROJECT DIRECTORYZONE CD-HGENERAL PLAN DISTRICT COMMERCIAL DOWNTOWNHILLSIDE DESIGN DISTRICT NOHIGH FIRE AREA NODEMO REVIEW STUDY AREA NOFLOOD ZONE AO 2’# OF STORIES 2PARCEL SIZE 16,710 SFLOT COVERAGE 15,222 SFCONSTRUCTION TYPE III BUSE RESTAURANT, BOWLING ALLEY, NIGHTCLUBOCCUPANCY A-2/A-3NUMBER OF STORIES 2BUILDING HEIGHT 24’-9”BASEMENT AREA 2,657 SFGROUND FLOOR AREA 15,254 SFSECOND FLOOR AREA 8,977 SFTOTAL GROSS AREA 26,888 SFPROJECT STATISTICSVICINITY MAPOWNER: Discovery San Luis Obispo 1144 Chorro St. San Luis Obispo, CA 93401 Contact: Jeremy Pemberton Phone: (805)-252-1394 Email: jeremy@discoverymgmtgroup.comARCHITECT: RRM Design Group 3765 S.Higuera Street, Suite102 San Luis Obispo, CA 93401 Contact: Pat Blote Phone: (805)-543-1794 Email: plblote@rrmdesign.comPROJECT ADDRESS: 1144 Chorro St. San Luis Obispo, CA 93401APN NUMBERS: 002-427-012 PROJECT DESCRIPTION: $PRGLÀFDWLRQWRWKHDSSURYHGDUFKLWHFWXUDOUHYLHZ $5&+ WKDWLQFOXGHVDVLJQSDFNDJHSURSRVDORIVIZLWKDUHTXHVWIRUDQH[FHSWLRQLQRQHDGGLWLRQDOQXPEHURIVLJQVWKDQDOORZHGMarsh St.Higuera St.Chorro St. Garden St.13.e
Packet Pg. 536 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 536
A1DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOApproved Site Plan 0816 32 48SCALE: 1”=16’ µ[µ6KHHW XXCHORRO STREETMARSH STREETHIGUERA STREETSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
PGESD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
TELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGGGGGGGGGGGGGGGGGGGGGGGGGGSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W WTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTEL
ELEV.207.14ELEV.207.48ELEV.205.96ELEV.204.04W WX61144 CHORRO ST.(E) 2-STORY COMMERCIAL BUILDINGAPN #002-427-012(E) COMMERCIAL BUILDINGNOT IN SCOPE(E) COMMERCIAL BUILDINGNOT IN SCOPE(E) COMMERCIAL BUILDINGNOT IN SCOPE(E) COMMERCIAL BUILDINGNOT IN SCOPE(E) COMMERCIAL BUILDINGNOT IN SCOPE(E) DRIVEWAYPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE(E) COMMERCIAL BUILDINGNOT IN SCOPE(E) SERVICE ALLEY(E) SIDEWALK(N) SIDEWALKDN424389310'-0"3422213234725'-1 1/2"433369'-10"N53*06'13"E119.28'MN36*53'00"W140.18'MN36*52'36"W140.13'MN53*07'29"E119.30'M3311121213'-10"20'-8"14'-8 1/2"124141516TYP171819192060'-1"34'-11 1/2"18'-11 1/2"16'-0"21(N)CURB & GUTTERMISSION STYLE SIDEWALK(N) CURB & SIDEWALK(E) CURBTO REMAIN(N) CURB & GUTTERMISSION STYLE SIDEWALK(E) CURBTO REMAIN13(E) CURB TO REMAIN9'-1"6'-0"6'-3 1/2"2323242413.e
Packet Pg. 537 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 537
A2DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOProposed Site Plan0510 20 30SCALE: 1”=10’ µ[µ6KHHW iWATERVAULTCHORROSTREETMARSHSTREETSIGSIGPGEPGEWMWMSDSDSD$$$7<3
3* (7<3 PGEPGEWM
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Packet Pg. 538 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 538
A3DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOApproved Ground Floor PlanSCALE: 1/8”=1’-0” µ[µ6KHHW 0 4 81624KEG COOLERDRY STORAGEOFFICELOCKERSCHEF'S COUNTERWARE WASHINGWAITER STATION COUNTER CHEF'S COUNTERFREEZERCOOLERJAN.BEVERAGE STATIONRPREP.FRCHORRO STREETMARSH STREETUPELEVLELEUPDNUPDUMBDUMBWAITERTERWA1UP234567DN(E) DRIVEWAYTO REMAIN181098313125666661122231514181915179'-10"OUTDOOR DINING---ENTRY---BAR---OUTDOOROUTDOOROUTDOORLOUNGE---MENSRESTROOMORR---WOMENSRESTROOM---CASHIER---KITCHEN---BOX OFFICEFICBOX OFF---EXIT ACCESS CORRIDOREXIT ACCESS CORRIDOR---(E) SERVICE ALLEYBOWLING LANES---2020CONCERT VENUE---1A4.012A4.01COATCOATCHECKK---ELEC.ROOM---259'-6"STAGE---EXITEXITEXITTEXITEXIT11OFFICEOFFICE---LOUNGE---CONCERTMAIN BAR---77781517EXITEXITEXITTEXITCONCERTSUPPORT BAR---LOUNGEU---KEG STORAGE +OOLIQUOR STORAGEKEG COOLERKEG COOLERTTTTTTTTTTOOOOOOOOTTTTTOTTOOOTOOOOTTTTTTTTTOTOOOOOOOOOTOTOTOG---6'-0"8'-4"242122+18" AFF+36" AFFFF205.63'FF205.63'CONC205.63'CONC205.54'(N) CONCO()204.46'FF204.48'(E) CONC()204.91'FFF204.92'FF205.01'(N) CONC()205.01'(N) CONC()204.16'3'-0"5'-0"11114'-0"4'-0"313233RAMP8% DOWNRAMP8% DOWNRAMP8% DOWNSLOPE4% DOWNFF = 0'-0"FF = 1'-5"FF = 1'-2"FF = 0'-0"FF = 1'-2"SLOPE1.5% DOWNFF = 0'-0"FF = 0'-0"INDOORLOUNGE---261613.e
Packet Pg. 539 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 539
A4DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOProposed Ground Floor PlanSCALE: 1/8”=1’-0” µ[µ6KHHW 0 4 81624DNDNDNDNDNDNDNUPDNUPDNDNUPUPUPCONCERTHALL115TICKETBOX-OFFICE113PRODUCTIONOFFICE116CONCERTLOBBY191WALK INREF145MECH180FOYER192WOMENS138MENS137MAINDINING120KITCHEN140LOUNGEPATIO121DININGPATIO122ELEV092DUMBWAITER093WHEELCHAIRLIFT091CONCERTHALL BAR135CORRIDOR091CORRIDOR193CORRIDOR193MAIN BAR130WALK INREF146MAINENTRY190FLOODGATESTORAGE181CASHIER151BOWLINGLOUNGE170BOWLINGLANES150COLDSTORAGE125MAINSTAGE110SERVERSTATION123HOSTSTAND124CORRIDOR196MERCHANDISE114ATM152FIRESPRINKLERRISERROOM18260" x 72"60" x 60"60" x 60"48" x 72"48" x 72"Covered Bike Parking. 0HWDO3DQHO7RZHUWRSURYLGHaccess through openings on HDFKVLGHDVVKRZQLQSODQ2SHUDEOH:LQGRZV5HIHUWRMarsh St. Elevation.13.e
Packet Pg. 540 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 540
A5DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOPerspectivesProposed Chorro Street PerspectiveApproved Chorro Street Perspective13.e
Packet Pg. 541 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 541
A6DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOElevations0’-0” G.F.10’-8” F.F.20’-0” T.O.P.21’-6” T.O.P.25’-1” T.O.P.SCALE: 1/8”=1’-0” µ[µ6KHHW 0 4 8162425’-1” T.O.P.P.L.P.L.Proposed Chorro Street ElevationApproved Chorro Street ElevationApproved Chorro Street Elevation17860'-0"F.F.20'-00"T.O. PARAPET21'-66"T.O. PARAPET12111299(N) BRICK TO MATCH (E)IN STACKED BOND PATTERN(E) BRICK9'-2"9'-2"19224MARSHSTREET711116164331142526(N)SOFFIT27Palm to be removed. Subject to the required formal application for tree removal.13.e
Packet Pg. 542 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 542
A7DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPO0 4 81624SCALE: 1/8”=1’-0” µ[µ6KHHW Elevations2SHUDEOH:LQGRZV Cement Stucco to Match Chorro Elevation. See Color and Materials Board Page A110’-0” G.F.10’-8” F.F.20’-0” T.O.P.21’-6” T.O.P.25’-1” T.O.P.P.L.P.L.Proposed Marsh Street ElevationApproved Marsh Street Elevation(E) SERVICEALLEYCHORROSTREET380'-0"F.F.20'-0"T.O. PARAPET21'-6"T.O. PARAPET9'-3"1111109121228293029292929303030161482725’-1” T.O.P.13.e
Packet Pg. 543 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 543
A8DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOElevationsFaded Painting Public Art Restore Location of Painting(Placeholder Location for Future) Speakeasy Entrance([LVWLQJ'RRU(QWUDQFH5DLVHGXSWRPDWFKH[LVWLQJJUDGH0 4 81624SCALE: 1/8”=1’-0” µ[µ6KHHW ([LVWLQJ$OOH\3KRWRV0’-0” G.F.10’-8” F.F.20’-0” T.O.P.21’-6” T.O.P.25’-1” T.O.P.Proposed Alley Elevation25’-1” T.O.P.13.e
Packet Pg. 544 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 544
A9DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOProposed Chorro Street Signs024 8 12SCALE: 1/4”=1’-0” µ[µ6KHHW $OORZDEOH6LJQ6WDWLVWLFVZoning CD6LJQ7\SH$OORZHG $OO7RWDO1XPEHU$OORZHG 7HQDQW6SDFH0D[&XPXODWLYH$UHD 6)7HQDQWProposed Sign StatisticsCut-out Metal Logo Sign 1 = 55.5 S.F.Raised Logo Signs 1 = 26.25 S.F.Raised Letter Signs 3 = 118.25 S.F. Cumulative Area of Signs: 200 S.F. = 200 S.F. OKNumber of Signs: ! 1HHG([FHSWLRQAdditional Sign Feature Exception: See A11Marque Sign 1 = 152 S.F.Sign 4: Raised Letters $UHD ·µ[·µ 6)19’- 6” 4’- 6” 012 4 6SCALE: 1/2”=1’-0” µ[µ6KHHW Sign 5: Raised Letters $UHD ·µ[µ 6)11’-2” 8”024 8 12024 8 12Sign 3 : Raised Logo $UHD ·µ[·µ 6)Sign 1 : Cut Metal Logo $UHD ·µ[ · 6)SCALE: 1/4”=1’-0” µ[µ6KHHW SCALE: 1/4”=1’-0” µ[µ6KHHW 3’-6” 5’-6” 7’-6”9’-11”Diagrammatic Section (Typical)Typical Letter and Logo LED illumination.Diagrammatic Section (Discovery Sign)1HRQ/HWWHULOOXPLQDWLRQ5DFHZD\VVKDOOKDYHPLQLPDOYLVXDOLPSDFWÀQDOURXWLQJDQGORFDWLRQVKDOOEHUHYLHZHGGXULQJEXLOGLQJSHUPLWLETTERLED Light Source(Letters shall be back lit)Typical Letter/Logo Section 5DLVHG0HWDO/HWWHUVZLWKDbolted connection)Metal Channel LettersSection (Bolted Connection)Blue Neon Tube Lighting inside Metal Channel Letter.13.e
Packet Pg. 545 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 545
A10DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOProposed Marsh Street Signs024 8 12SCALE: 1/4”=1’-0” µ[µ6KHHW $OORZDEOH6LJQ6WDWLVWLFVZoning CD6LJQ7\SH$OORZHG $OO7RWDO1XPEHU$OORZHG 7HQDQW6SDFH0D[&XPXODWLYH$UHD 6)7HQDQWProposed Sign StatisticsCut-out Metal Logo Sign 1 = 55.5 S.F.Raised Logo Signs 1 = 26.25 S.F.Raised Letter Signs 3 = 118.25 S.F. Cumulative Area of Signs: 200 S.F. = 200 S.F. OKNumber of Signs: ! 1HHG([FHSWLRQAdditional Sign Feature Exception: See A11Marque Sign 1 = 152 S.F.Sign 6: Raised Letters $UHD ·µ[µ 6)34’ 6”8”13.e
Packet Pg. 546 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 546
A11DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOProposed Marquee on Chorro St.024 8 12024 8 12SCALE: 1/4”=1’-0” µ[µ6KHHW SCALE: 1/4”=1’-0” µ[µ6KHHW Marquee Section 6’-0”6’-6”6’-0” 12’-6” 8”12’-6” Marquee /HWWHULQJ$UHD ·[··[··[µ 6)LED Ambient LightingNeon Decorative Lighting6’-666666’-66’-66’-66’ 66’-66’-6’-66’ 66’-66’6’-66’-66’ 6666’-66’66’-6’-66’666’-666’ 66’-66’-66’-66’-’66’66666’66-6-666-6-6-6--6-66666666666666666666666666666666666666666666666666666666”””””””””””””””””13.e
Packet Pg. 547 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 547
A12DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPODetailsDoor Track SystemBack-lit LettersCut Metal PanelBack-Lit Logo Cut out of Metal Panels·[·0HWDO3DQHOVSteel RailingBrick Base&&KDQQHO6WHHO$ZQLQJAngled Tie-Rod SupportsBoard Form Concrete TilesSliding Storefront DoorsMetal Finish0HWDO$ZQLQJ(Not To Scale)Multiple Sliding/Stacking Door Panels (Not To Scale)0HWDO3DQHO5DLQVFUHHQZLWK/RJR5HOLHI(Not To Scale)Metal Panel and Brick Base Patio Rail (Not To Scale)13.e
Packet Pg. 548 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 548
A13DATE: August 5, 2016#0512-01-C016DISCOVERY - SAN LUIS OBISPOColor and MaterialsStorefrontBronze Anodized FinishTileBoard FormMetalPaintedTricorn BlackSW 6258External Wall Light FixtureGoose-neckBronze Anodized FinishCement StuccoPainted6ZLQJ%URZQSW 6046Cut Metal Panel %LJ6N\&DIH/RFDO([DPSOH Metal PanelTranslucent PanelsFrosted AcrylicMetal Awnings %LJ6N\&DIH/RFDO([DPSOH Brick Veneer ([LVWLQJ13.e
Packet Pg. 549 Attachment: e - Project Plans (1495 : 1144 Chorro (APPL-4006-2016) Appeal)Packet Pg. 549
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Packet Pg. 550 Attachment: f - CHC Resolution & Meeting Minutes (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
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Packet Pg. 551 Attachment: f - CHC Resolution & Meeting Minutes (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
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Packet Pg. 552 Attachment: f - CHC Resolution & Meeting Minutes (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
DRAFT
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE
MINUTES
June 22, 2015
ROLL CALL:
Present: Committee Members Sandy Baer, Craig Kincaid, James Papp, Vice-Chair
Thom Brajkovich, 2 Positions Vacant
Absent: Chair Jaime Hill
Staff: Senior Planner Brian Leveille, Assistant Planner Kyle Bell, and Recording
Secretary Erica Inderlied
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: Minutes of May 26, 2015, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
DISCUSSION: Design Review Workshop – Feedback & Discussion
Senior Planner Leveille summarized the activities that took place at the joint Design
Review Workshop held for the Architectural Review Commission and Cultural Heritage
Committee on June 10-11, 2015.
Committee Member Baer commented that some of the presentation materials seemed
poorly planned or reproduced; noted that the inclusion of community members and
Council members added significantly to the value of the experience.
Committee Member Papp commented that the inclusion of CEQA and Secretary of
Interior Standards training would have been helpful. Papp noted his recent attendance
at an Architectural Review Commission meeting; stated that the presence of CHC
members at that meeting was well-received and effective.
The Committee discussed ways in which the Committee’s recommendations may be
more fully or usefully communicated to higher Advisory Bodies and the Council.
Vice-Chair Brajkovich commented that the workshop was valuable; stated that
increased advertisement of future workshops would be helpful for the public.
PUBLIC HEARING ITEMS:
1. 1144 Chorro Street. ARCH-1376-2015; Review of exterior building modifications
in the Historic Downtown District, with a categorical exemption from
environmental review; C-D-H zone; Discovery San Luis Obispo, applicant.
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Packet Pg. 553 Attachment: f - CHC Resolution & Meeting Minutes (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
Kyle Bell, Assistant Planner, presented the staff report, recommending that the
Committee find the project consistent with the Historic Preservation Guidelines and
recommend that the Architectural Review Commission approve the project design
based on findings and subject to conditions which he outlined.
In response to Committee Member Papp, Senior Planner Leveille clarified that the
Committee’s purview includes recommendations regarding the use of specific materials,
when based on consistency with historical guidelines.
Mark Rawson, property owner representative, summarized the project to date; noted
that finding an appropriate use for the site has taken some time; clarified that the
amount of sidewalk dining encroachment varies depending on the width of available
sidewalk.
Jeremy Pemberton, applicant representative, summarized the various components of
the use proposed for the site and its target clientele; noted commitment to thorough
renovation and use and preservation of high-quality materials.
PUBLIC COMMENTS: There were no comments from the public.
COMMITTEE COMMENTS:
Committee Member Baer commented that the aesthetic appears somewhat dark
overall; noted that windows that extend to the ground, and the lack of upper-story
windows, appears to conflict with design guidelines. Member Baer spoke in support of
the inclusion of brick and zinc elements; noted that the effect of wood elements imparts
a dark look, and that the aesthetic appears incongruous with many surrounding
buildings.
Committee Member Papp spoke in support of the project as a sensitive treatment of the
building, removing stucco to expose brick and installing awnings along Marsh Street;
commented that the potential for façade improvements is quite limited by the existing
building construction, which is an example of a mid-century modern building, although
not a good one.
In response to inquiry from Committee Member Papp, Mr. Rawson clarified that the
plaques commemorating Riley’s Department Store employees would remain in place.
Senior Planner Leveille clarified that staff’s recommendation of the proposed
architectural styling was intended to avoid conjectural elements, and was made in
consideration of the scope of the project which includes a tenant improvement to
accommodate the change in use.
Vice-Chair Brajkovich spoke in support of the proposal as an adaptive re-use project;
commented that concerns about historic guidelines regarding the treatment of upper
fenestration, articulated roofing, etc., do not need to be an issue given the architecture
of the building.
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Packet Pg. 554 Attachment: f - CHC Resolution & Meeting Minutes (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
There were no further comments from the Committee.
On motion by Committee Member Kincaid, seconded by Committee Member Papp, to
find the project compatible with the Downtown Historic District and consistent with the
Historic Preservation Guidelines and recommend that the Architectural Review
Commission approve the project subject to recommended conditions of approval in the
draft resolution and including the following condition:
Directional Item #3. The plaques commemorating Riley store employees shall be
retained and the project shall include the use of authentic brick.
AYES: Committee Members Baer, Brajkovich, Kincaid, and Papp
NOES: None
RECUSED: None
ABSENT: Committee Member Hill
The motion passed on a 4:0 vote.
2. 1053 Islay Street. ARCH-1170-2015; Review of remodel and addition behind a
residence that is a Contributing List Resource in the Old Town Historic District;
R-3-H zone; Lesa Jones, applicant. (Continued to a Date Certain – July 27,
2015)
Senior Planner Leveille noted that staff recommended continuation of consideration of
this application to the July 27, 2015, meeting of the Committee.
This item was continued by general consent of the Committee.
The motion passed on a 4:0 vote.
3. Staff
a. Agenda Forecast
Senior Planner Leveille gave a forecast of upcoming agenda items,
including a joint meeting of the Architectural Review Commission and
Cultural Heritage Committee scheduled for July 13, 2015, to review a
mixed-use project adjacent to the Jack House.
The Committee discussed the need to verify there will not be potential
conflicts of interest for the joint meeting that may arise from members’
involvement with the Jack House.
4. Committee
In response to inquiry from Committee Member Papp, Senior Planner Leveille
clarified that the Committee may make recommendations regarding issues such
as building height, if the recommendation can be made within the scope of the
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Packet Pg. 555 Attachment: f - CHC Resolution & Meeting Minutes (1495 : 1144 Chorro (APPL-4006-2016) Appeal)
Committee’s purview of the Historic Preservation Ordinance; and, he clarified
that the CHC’s scope was more limited with the recent action on the project at
1921 Santa Barbara Avenue because of a previous action of the CHC on the
project; and that it was an unusual project from a process standpoint.
ADJOURNMENT: The meeting was adjourned at 6:42 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
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SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
July 20, 2015
ROLL CALL:
Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root,
Angela Soll, Vice -Chair Suzan Ehdaie, and Chairperson Greg Wynn
Absent: None
Staff: Senior Planner Brian Leveille, Senior Planner Jaime Hill, and Recording
Secretary Erica Inderlied
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES: The minutes of July 6, 2015, were approved as amended.
PUBLIC COMMENTS ON NON - AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARINGS:
1, 12424 Los Osos Valley Road. ARCH - 1064 -2015; Review of the rebranding of an
existing ARCO gas station site to a Chevron gas station, including replacement of
the existing canopy and signage and minor building fagade modifications, with a
categorical exemption from environmental review; C -T & LOVR zones; Bruce
Sayahan, applicant.
Jaime Hill, Senior Planner, presented the staff report, recommending that the
Commission adopt a resolution approving the proposed replacement canopy and
signage and minor building fagade modifications, based on findings and subject to
conditions which she outlined.
In response to inquiry from Commr. Curtis, staff confirmed that the subject portion of
Los Osos Valley Road is a designated scenic corridor in the City's General Plan.
JR Beard, applicant representative, summarized the history of the project; noted the
rationale for increasing the canopy height and the need for a design package meeting
the requirements of the Chevron Corporation; added that staff's recommendation that
the canopy have a gabled, or hipped, roof would further add to the height of the
structure.
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PUBLIC COMMENTS:
James Lopes, SLO, spoke in support of staff's recommendation; noted concern about
the requirement for a gable roof and the potential for glare from site lighting; noted that
most other gas stations in the area utilize monument signs rather than pole signs.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Andreen spoke in support of eliminating the requirement for a gabled canopy
roof, and the use of neutral colors on the canopy.
Commr. Curtis spoke in support of staff's recommendations; commented that the project
is located in a scenic gateway to the City; spoke in support of the use of a monument
sign rather than a pole sign, reducing the height of the canopy to less than nineteen
feet, and eliminating the requirement for a gabled canopy roof. Curtis spoke in support
of modifying the colors of the building to match corporate colors, rather than making the
colors of the canopy neutral.
Commr. Soil spoke in support of a flat roof, neutral colors and lowered height for the
canopy, and the use of a monument sign rather than a pole sign.
Commr. Root spoke in support of a flat canopy roof and use of a monument sign
instead of a pole sign; noted opposition to the building and canopy having different color
schemes.
Commr. Nemcik spoke in support a flat roof for the canopy, the use of neutral colors for
the canopy, and reducing the canopy height to the height of the building.
Vice -Chair Ehdaie noted support of a flat canopy roof; spoke in support staff's
recommendation otherwise.
Chair Wynn spoke in support of allowing a flat canopy roof, lowering the canopy to
fifteen feet, utilizing a monument sign instead of pole sign, and matching the building
and canopy color schemes; requested that project conditions be modified to require
submittal of a photometric plan for new and existing lighting, for evaluation by staff for
compliance with codes.
There were no further comments from the Commission..
On motion by Vice -Chair Ehdaie, seconded by Commr. Soil to adopt a resolution
approving the proposed replacement canopy and signage and minor building fagade
modifications, based on findings and subject to conditions contained in the staff report,
with the following revisions:
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A. Finding 6. shall_ be added to read "(To allow a monument sign: LOVR is a
scenic corridor, and a monument sign, if practicable, will be used in lieu of a
Ion sin to maintain the high visual gualities of the area.
B. Condition 3. shall be modified to read, "The applicant shall work with City
engineering staff on a monument sign design and location that will not interfere
with required intersection sight lines while complying with other regulatory
measures, to the satisfaction of the Community Development Director. If a
monument is found to not be practicable, then the pylon sign shall include _a
maximum of 72- square feet and two (2- sided) sign faces. The "Seattle's Best"
and "Extra Mile" signs shall be removed from the pylon ".
C. Condition 4. shall be modified to read, "The canopy and structure shall utilize a
harmonious neutral color aalette ."
D. Condition 5. The canopy roof shall be limited to 15 -foot clearance with the
minimum fascia depth-,practicable.
E. Condition 6. shall be added to read: "All LED light features along the fascia
shall be eliminated and canopy lighting limited to that necessary to meet state
and federal standards. Site photometrics_ shall be submitted with Building
Permit applications demonstrating site compliance (existing and proposed new)
with City Night Sky Standards, and confirmed on -site prior to finalization.
AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
2. 1144 Chorro Street. ARCH- 1376 -2015; Review of exterior building modifications
to accommodate a new bowling alley, nightclub use, and restaurant in the Historic
Downtown Commercial zone, with a categorical exemption from environmental
review; C -D -H zone; Discovery San Luis Obispo, applicant.
Senior Planner Leveille introduced the item, summarizing the Cultural Heritage
Committee's review and recommendations made on June 22, 2015.
Kyle Bell, Assistant Planner, presented the staff report, recommending that the
Commission adopt a resolution which approves the project, based on findings and
subject to conditions which he outlined.
Mark Rawson, applicant representative, summarized the history of the project;
explained the structural rationale for narrow windows and poster frames along the
Marsh Street frontage.
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Jeremy Pemberton, applicant representative, Morro Bay, summarized the vision for the
project and the variety of anticipated clientele; commented on the difficulty of
remodeling the existing structure into something compliant and aesthetically pleasing.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Chair Wynn requested that the sign package be returned to the Architectural Review
Commission for review; recommended that the applicants be bold in the treatment of
the marquee signage areas, reconsider extending the horizontal awning farther along
Marsh Street, and limit the glossiness of exterior colors.
Vice -Chair Ehdaie and Commr. Nemcik spoke in support of the project.
Commr. Root spoke in support of taking advantage of marquee areas to create a unique
identity; spoke in support of the project.
Commr. Soll spoke in support of the project, and of reducing the glossiness of exterior
colors and materials.
Commr. Andreen spoke in support of being bold with sign package design and noted
good design can justify a larger sign presence.
Commr. Curtis spoke in support of avoiding faux historical features and using "sleek,"
mid - century modern styling; noted concern regarding the negative impact of the "pop -
out" areas along the Chorro Street elevation, in particular, the potential to limit marquee
options.
Commr. Andreen left the meeting at 7:13 p.m.
There were no further comments from the Commission.
On motion by Commr. Curtis, seconded by Commr. Root, to adopt a resolution
approving the project, based on findings and subject to conditions contained in the staff
report, with the following revisions:
A. A condition shall be added directing that signage proposals and facade
revisions specifically the marquee, be returned to the Architectural Review
Commission for review.
B. Condition 8. shall be revised to eliminate inapplicable language relating to the
placement and treatment of backflow_preyenters or eliminated entirely.,
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AYES: Commrs. Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn
NOES: None
RECUSED: None
ABSENT: Commr. Andreen
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast
Senior Planner Leveille provided a forecast of upcoming agenda items.
4. Commission:
Commr. Root noted lack of familiarity regarding the code enforcement process and
how it relates to provisions of Architectural Review Commission approvals that are
altered without permission following construction.
Commr. Nemcik inquired as to the mechanisms behind the needed update to the
Community Design Guidelines.
ADJOURNMENT: The meeting adjourned at 7:30 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
Approved by the Architectural Review Commission on August 3, 2015.
Lau e Thomas
Administrative Assistant III
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blank.
Meeting Date: 11/15/2016
FROM: Daryl Grigsby, Director of Public Works
Carrie Mattingly, Director of Utilities
Shelly Stanwyck, Director of Parks and Recreation
Prepared By: Matt Horn, Deputy Director of Public Works and City Engineer
SUBJECT: INTRODUCTION OF AN ORDINANCE OF THE CITY OF SAN LUIS
OBISPO AMENDING SECTION 13.07.030 OF THE SAN LUIS OBISPO
MUNICIPAL CODE REGARDING RESTRICTIONS ON OUTDOOR
IRRIGATION OF PUBLIC FACILITY TURF WITH POTABLE WATER
RECOMMENDATION
Introduce an Ordinance to Amend Chapter 13.07 of the Municipal Code to allow for the daily
watering of designated City turf facilities during their annual renovations and three times per
week thereafter to sustain and provide safe public access to the same facilities.
DISCUSSION
Background
Due to the prolonged drought, and in compliance with State Law, the City enacted an ordinance
in June 2015 to reduce the use of potable water in our community. Well over a year into the
ordinance adoption, the drought continues and public and private properties continue to be
impacted with the loss of turf, vegetation, and trees. As a result of compliance with this
ordinance, the reductions in water usage in San Luis Obispo continue to meet and exceed the
State mandated reductions. Due to the reduced number of days that City parks and turf facilities
may be watered and the limited hours that water may be applied to the City’s heavy clay soils
water use in City parks has exceeded 12% mandate. From January 2016 through August 2016
there was a 37% reduction in water use.
An Aside: Recycled Water Usage at City Facilities
It should be noted that City facilities which have access to recycled water are not subject to this
irrigation reduction and have been maintained and renovated to a semi-sustainable level. The
two most notable facilities in this category are Damon Garcia Sports Fields and Laguna Lake
Golf Course. Even the facilities utilizing ample recycled water are struggling due to the drought.
Recycled water contains a higher mineral content than potable water and the absence of rain does
not allow the accumulated minerals to be flushed from the soils. Fields at Damon-Garcia, just
two and a half months into its season, show unprecedented wear, bald spots, and uneven
conditions. Portions of this facility will be closed to users (reducing the number of available
fields) as soon as the peak youth soccer season concludes in December.
Impacts of Drought Ordinance
Many members of the community have removed turf from their yards and as a result are using
the City’s turf areas (parks and facilities) in increasing numbers. Unfortunately, 15 months into
the twice a week water restrictions, staff has found that the heavily used facilities (which provide
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the greatest access to recreational activities for our users) are beginning to fail and will not be
sustainable without renovation and three times a week watering. Watering only two days per
week, even with the normal weather conditions San Luis Obispo has during the turf growing
season, is unsustainable for the growth of the turf. The bare areas in the turf continue to increase
in size due to the daily use of the fields at each location. The irrigation for the bare areas has to
be reduced to keep water from causing a muddy condition which accelerates the growth in size
of these bare dirt areas. When the City was originally mandated to reduce irrigation, the
restrictions were to three days per week maximum. At that time, staff found this restriction to be
manageable (if heavily used facilities were annually renovated). The application of irrigation was
within the soil’s percolation capabilities of most sites without water runoff being a problem.
Parks Maintenance Best Practice: Cycle and Soak
As a result of the current ordinance the effectiveness of the water application is critical. Parks
Maintenance staff are using what is called “cycle and soak”. The primary objective of any
irrigation system is to replace back to the soil what has been lost through evapotranspiration
since the last irrigation cycle. The longer time between cycles, the more water has to be replaced.
Park Maintenance uses a sophisticated program that measures the evapotranspiration (ET) and
automatically calculates the amount of water needed to be applied to replace the water lost since
the last irrigation cycle. This is done automatically and uploaded to all of the larger sites that
have the “Calsense” irrigation control system (37 sites). The “Calsense” irrigation control
system is considered to be the state of the art in irrigation control systems and was installed in
early 2014 at an approximate cost of $175,000.
The watering “window” for public parks and facilities is when they are closed 10:00 p.m. to
6:00 a.m. Knowing the soil percolation rates for each site is critical. Water stations are run at a
maximum “cycle” time (until runoff almost occurs) then the water stations are shut off allowing
the irrigation water to percolate into the ground or “soak”. The calculations for cycle and soak
are done automatically by the central irrigation control system and repeat ed as many times as
possible within the prescribed water window. Each station has a minimum run time requirement
to replace what has been lost through ET, but those minimum run time requirements can rarely
be reached due to water runoff, soil percolation, watering window and watering frequency
constraints.
Water usage During Turf Renovation
The City’s heavily used fields must be renovated annually when the turf is still in a good
condition and watered daily during the renovation. Most facilities were not properly renovated
last season due to irrigation restrictions. This second year of water restrictions finds many
facilities in such poor condition that without renovation they will be closed to public access for
safety reasons. Those safety issues include uneven hard packed surfaces which could result in
limb and head injuries. The cycle time for turf irrigation valves during renovation periods are
greatly reduced such that water must be applied more frequently and daily so that the seeds for
new turf can be successfully germinated. The first seven to 10-days post reseeding for turf
renovation are the most critical time period for water application. The City’s irrigation systems
in its parks facilities are sophisticated and allow for prioritized and focused watering for
renovation of turf.
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The total water usage in the parks system for 2013 was 40,706 units of water (each unit of water
equates to 748 gallons). The total water usage in the parks system for 2015 was 30,200 units of
water. Comparing these two water years indicates the parks system reduced water usage by
26%. This proposed watering revision is estimated to increase water usage in the parks system
by 9%, but still meet and exceed the water reduction requirement of 12%. The estimated
reduction after revisions to water practice is estimated at 17%.
Amendment Sought to Preserve Safe Public Access to 8 Turf Facilities
At this time, staff is seeking an amendment to the existing drought ordinance so that the public
may still have safe access to a limited number of turf facilities and so that the same do not have
be closed and reconstructed in the future. The proposed amendment represents a balancing act
of the need to conserve water resources with providing the public safe access to a limited
number (defined below) turf facilities.
Proposed Facilities Eligible for Renovation
Below are the eight facilities which are proposed to be allowed to be allowed to be annually
renovated and subsequently sustained with three days a week watering thereafter in order to
preserve them. These facilities receive the largest number of drop in uses throughout the year
from Sunday pick up soccer games to birthday party softball to catch between parent and child.
They are subject to all kinds of uses by high volumes of people. In addition to drop in play, they
are all scheduled for permitted uses/play throughout the year as described below.
Facility Permitted Uses
Emerson Field SLO Rugby Club, Junior Giants, City Contract Classes, Ultimate Frisbee,
Eagles Soccer Club, Workout groups; Drop-in Play
Meadow Park Field Mission Prep Softball, Eagles Soccer Club, SLO Soccer Club, Friday
Night Lights, City Contract Classes, Drop-in Play
Mission Plaza Turf Host 40-50 Events per Year ranging from 100-2,500 attendees per event.
Concerts, Festivals, Fundraisers, Weddings
Santa Rosa Park Center Field City Contract Classes, Eagles Soccer Club, SLO Soccer Club, Friday
Night Lights, Special Olympics, Drop-in Play
Santa Rosa Softball Field City Softball, Eagles Soccer Club, SLO Soccer Club, Friday Night Lights,
Special Event Fundraisers
Sinsheimer Stadium SLO Blues, SLO High School, SLO Men’s Baseball, SLO Triathlon, Cal
Poly Baseball, Central Coast Baseball, SLO Youth Baseball, Baseball
Tournaments & Camps
Stockton Field SLO Youth Baseball, SLO Tigers Baseball; Baseball Tournaments,
Fundraisers & Camps
Throop Field SLO Youth Baseball, SLO Tigers Baseball; Junior Giants, Baseball
Tournaments & Camps
Ordinance Revision Proposed
The following language is proposed to be added to Section 13.07.030 of the City’s Municipal
Code governing restrictions on outdoor irrigation of ornamental landscapes or turf with potable
water.
D. The following public facilities may be allowed to be renovated on an annual as needed
basis: Emerson Field, Meadow Park Field, Mission Plaza Turf, Santa Rosa Center Field, Santa
Rosa Softball Field, Sinsheimer Stadium, Stockton Field, and Throop Field. Annual renovation
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shall include an initial germination period during which daily watering at these eight
facilities is allowed for a period of up to six weeks at each site. Following renovation
these eight facilities will be allowed to be watered up to three days a week with potable
water in order to sustain them.
ENVIRONMENTAL DETERMINATION
The Ordinance is categorically exempt from environmental review pursuant to CEQA Guidelines
Section 15301(h) (Existing Facilities – maintenance of existing landscape).
FISCAL IMPACT
Assuming the drought continues, the fiscal impact of not amending the ordinance governing
outdoor irrigation of turf will result ultimately in the closure of eight facilities and long term
need to reconstruct them. This would require a series of new Capital Improvement Plan projects
to rebuild these turf facilities. The alternative of allowing annual renovation and one more day
of watering represents a slight increase in the Parks Maintenance irrigation costs but one may be
absorbed within the Parks Maintenance budget.
CONCURRENCES
This report has been brought forward by the Parks and Recreation, Public Works, and Utilities
Departments in an interdepartmental effort to preserve the public’s safe access to City turf
facilities. The Community Development Department has reviewed the proposed amendment and
concurs with recommendation and finds that they do not have an environmental impact. At its
November 2, 2015 meeting, the Parks and Recreation Commission unanimously expressed
support for this change and has provided via its Chair, Jeff Whitner, a letter reflecting the
Commission’s support for this change.
ALTERNATIVES
1. Use A Water Truck to Deliver Water to Renovation Areas. The use of a water truck has
been evaluated as an alternative to the current restrictions on the use of potable water. This
solution has a number of conditions involved that have been identified as making it costly and
overly burdensome. Those conditions are as follows:
a. Rental truck needed. The current water truck the City owns is used daily by the Urban Forest
Division and therefore not an option. Additionally, the current truck is only able to supply one
complete irrigation cycle without refilling.
b. Rental Truck Cost. The cost of renting a water truck to be used for watering the renovated turf
areas is substantial. The monthly cost to rent a 4000-gallon water truck is about approximately
$4,000. The renovation season for ten targeted facilities is approximately five months long
would cost $20,000.
c. Existing Infrastructure Alterations. Each location that the water truck would be used would
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have to be altered to connect to the truck’s tank. This would require plumbing a connection,
downstream of the backflow preventer. Additional valves must also be installed to allow the
irrigation system to operate automatically when the truck is not connected (during the night as
normal). Finally, driving the water truck within the park to irrigation locations would damage the
park. The loaded water truck weight would likely exceed 40,000 pounds. The park pathways
cannot support that weight.
d. Staffing. This option would require a person to be dedicated for this task. Reallocations of
staff resources in this way would be a burden on Park Maintenance Staff and affect their ability
to perform daily jobs duties. This activity is estimated to require two hours per site including
travel time and refilling the water tank. Assuming a 12 -week renovation period with 10 turf
renovation sites, would require approximately 1,680 staff hours.
2. Water Differently. Staff has considered every option for the application of our precious
water resources and is following the best practices to apply it in the most efficient and effective
manner.
Attachments:
a - Amended Drought Ordinance
b - Turf Renovation Areas
c - PRC Commission Letter of Support
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O _____
ORDINANCE NO. (2016 Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AMENDING SECTION 13.07.030 OF THE SAN
LUIS OBISPO MUNICIPAL CODE REGARDING RESTRICTIONS ON
OUTDOOR IRRIGATION OF PUBLIC FACILITY TURF WITH
POTABLE WATER
WHEREAS, drought conditions have continued through 2016 making it critically
necessary to continue to manage water consumption during the ongoing drought to ensure that
adequate water supplies are available in the long term in order to protect the public health, safety
and welfare; and
WHEREAS, in order to preserve eight public facilities utilized for public recreation the
City is proposing to allow an exemption for each of them such that they may be annually renovated
and watered three times a week to sustain these facilities. The facilities are limited to: Emerson
Field, Meadow Park Field, Mission Plaza Turf, Santa Rosa Center Field, Santa Rosa Softball Field,
Sinsheimer Stadium, Stockton Field, and Throop Field.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Environmental Determination. The City Council hereby finds that the
Ordinance is categorically exempt from environmental review pursuant to CEQA Guidelines
Section 15301(h) (Existing Facilities – maintenance of existing landscape).
SECTION 2. Action. Section 13.07.030 (Council water conservation powers) of Chapter
13.07 the City of San Luis Obispo’s Municipal Code is hereby amended to add the following
language:
D. The following public facilities may be allowed to be renovated on an annual as needed
basis: Emerson Field, Meadow Park Field, Mission Plaza Turf, Santa Rosa Center Field, Santa
Rosa Softball Field, Sinsheimer Stadium, Stockton Field, and Throop Field. Annual renovation
shall include an initial germination period during which daily watering at these eight facilities is
allowed for a period of up to six weeks. Following renovation, these eight facilities will be allowed
to be watered up to three days a week in order to sustain them.
SECTION 3. Severability. If any subdivision, paragraph, sentence, clause, or phrase of
this ordinance is, for any reason, held to be invalid or unenforceable by a court of competent
jurisdiction, such invalidity or unenforceability shall not affect the validity or enforcement of t he
remaining portions of this ordinance, or any other provisions of the city’s rules and regulations. It
is the city’s express intent that each remaining portion would have been adopted irrespective of
the fact that any one or more subdivisions, paragraphs, sentences, clauses, or phrases be declared
invalid or unenforceable.
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Ordinance No. ----- (2016 Series) Page 2
O _____
SECTION 4. A summary of this ordinance, together with the names of Council members
voting for and against, shall be published at least five (5) days prior to its final passage, in The
Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at
the expiration of thirty (30) days after its final passage.
INTRODUCED on the ____ day of ____________ 2016, AND FINALLY ADOPTED
by the Council of the City of San Luis Obispo on the ____ day of 2016, on the following roll call
vote:
AYES:
NOES:
ABSENT:
Mayor Jan Marx
ATTEST:
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
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Emerson Park 1.2 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
20161026
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Packet Pg. 576 Attachment: b - Turf Renovation Areas [Revision 1] (1496 : Ordinance Introduction to Amend Drought Ordinance to Allow for Field Renovation)
Meadow Park 1.6 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
20161026
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Mission Plaza 0.3 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
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Santa Rosa Park 0.6 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
20161026
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Santa Rosa Park Ballfield 1.9 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
20161026
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Packet Pg. 580 Attachment: b - Turf Renovation Areas [Revision 1] (1496 : Ordinance Introduction to Amend Drought Ordinance to Allow for Field Renovation)
Sinsheimer Stadium 2.5 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
20161026
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Packet Pg. 581 Attachment: b - Turf Renovation Areas [Revision 1] (1496 : Ordinance Introduction to Amend Drought Ordinance to Allow for Field Renovation)
Stockton Field 1.0 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
20161026
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Packet Pg. 582 Attachment: b - Turf Renovation Areas [Revision 1] (1496 : Ordinance Introduction to Amend Drought Ordinance to Allow for Field Renovation)
Throop Park Ballfield 1.2 Acres
Turf Renovation ProjectLocation:Size:
O 0 100 200Feet
20161026
14.b
Packet Pg. 583 Attachment: b - Turf Renovation Areas [Revision 1] (1496 : Ordinance Introduction to Amend Drought Ordinance to Allow for Field Renovation)
14.c
Packet Pg. 584 Attachment: c - PRC Commission Letter of Support (1496 : Ordinance Introduction to Amend Drought Ordinance to Allow for Field Renovation)
Meeting Date: 11/15/2016
FROM: Katie Lichtig, City Manager,
Prepared By: Xenia Bradford, Interim Finance Director
SUBJECT: SETTING THE STAGE: BACKGROUND MATERIALS FOR 2017-19 GOAL-
SETTING AND FINANCIAL PLAN PROCESS
RECOMMENDATION
Review and discuss the accompanying background information in preparation for the 2017-19
goal-setting and Financial Plan process:
1. Status of 2015-17 Goals and Objectives
2. Status of General Plan Implementation Programs
3. Status of Current Capital Improvement Plan Projects
4. Long-Term Capital Improvement Plan
DISCUSSION
The City’s goal-setting and Financial Plan process for the next two-year period, 2017-2019, is
now underway. On January 10, 2017, the Council will hold a Community Forum followed by
the Council Goal-Setting Workshop on January 28, 2017. As background for the upcoming
budget sessions, Council and the public will be provided with a series of reports which will
include updates on the status of projects and goals currently underway or approved in prior
Council actions. These reports are provided as part of this item. Additionally, at the December
13, 2016 City Council meeting another report will define the overall fiscal context in which the
Financial Plan will be prepared. The fundamental purpose of the Financial Plan is to allocat e
financial resources to support city services and capital projects to accomplish adopted goals over
a two-year period. This process does not begin from scratch, but rather builds upon the City’s
service levels, adopted long-term plans and policies as well as the current fiscal context and
outlook.
The initial Economic Outlook for 2017-2021 will be presented to the City Council on December
13, 2016. The Economic Outlook will highlight economic trends for the five -year period and
provide with an estimate for the General Fund major revenues and funds available for allocation
to inform the Council Goal Setting process. An economic forecasting firm, Beacon Economics,
is developing an updated revenue forecast for the City. The firm last provided a revenue foreca st
for the City two years ago. The results of their analysis as well as a high -level review of General
Fund expenditures, debt service and anticipated Capital expenditures will be available and
presented at the December 13, 2016 meeting as part of the Economic Outlook. The General
Fund Five-Year Forecast will then be presented to the Council on February 21, 2017. The
General Fund Five-Year Forecast will be based on audited 2015-16 financial results for the
General Fund also presented on February 21, 2017 with the Mid-Year Report. This is a slight
change in the process (a higher level of projections in December and a more detailed fiscal
forecast at Mid-Year) because it is believed that more up-to-date data will lead to a more useful
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fiscal forecast.
When complete, the General Fund Five-Year Forecast will provide background on the General
Fund’s capacity to deliver current service levels, maintain existing infrastructure and facilities,
preserve the City’s long-term fiscal health by aligning revenues and costs, and maintain fund
reserve balances per adopted policy over the next five years. The General Fund Five-Year
Forecast is a tool that helps the City develop a reliable financial plan focused on long-term
financial health.
STATUS OF 2015-17 GOALS AND OBJECTIVES
Attachment A, Status of the City’s Major Goals for 2015-17, details progress as of first quarter
of 2016 on all major city goals as well as other important Council objectives. Most of the goals
and objectives are well underway and progress is continuous. As of the date, the following
progress has been made on the Major City Goals: Open Space Preservation 70% complete;
Multi-Modal Transportation 50% complete; Housing 70% complete. Other Important Objectives
progress made is as follows: Neighborhood Wellness 70% complete; Laguna Lake Restoration
50% complete, Fiscal Sustainability and Responsibility 50% complete; Downtown 60%
complete.
The report begins with a quick report card on the status of the goals and objectives. The report
card then is followed by a short summary of notable changes from the original action plan and
then detailed reports on each goal and objective.
STATUS OF GENERAL PLAN IMPLEMENTATION PROGRAMS
Attachment B provides a summary of the status of all General Plan Impleme ntation Programs as
well as implementation programs for key “area” plans including: Downtown, Mid-Higuera and
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the Railroad Historic District. This report also covers action items and the status of efforts in the
Airport Area, Margarita Area and Orcutt Area Specific Plans.
As discussed in greater detail in the report, of the 409 individual implementation programs in the
General Plan, 89% (365) of them are completed or have been integrated into the City’s ongoing
operations. This is a five percent increase of implemented programs since the last Financial Plan
reporting.
Given the ambitious nature of the General Plan and its twenty-year time horizon, staff believes
that this represents significant progress in achieving General Plan goals.
The incomplete programs (11% of the total) are classified as follows:
1. 4% (16) as being relatively easy to achieve from a resource perspective.
2. 5% (21) as being of moderate difficulty.
3. 2% (7) as being difficult to achieve.
STATUS OF CURRENT CAPITAL IMPROVEMENT PLAN PROJECTS
The purpose of the report contained in Attachment C is to provide the Council with a summary of
the status of the City’s Capital Improvement Plan (CIP) projects. As discussed in greater detail in
the report, staff is making substantial progress in achieving CIP goals.
As discussed in greater detail below, the City is making excellent progress in achieving its current
CIP goals. Of the 108 major projects that have been financially active during the 2015-17 Financial
Plan period:
1. 28% (30) are completed.
2. 81% (78) are “in process”. In process includes projects under construction, acquisition,
fleet carryover, and on-going projects.
3. Of the 78 projects that are in process, 96% of them are on schedule. Of the four percent
that are not on-schedule staff is diligently working to get them back on track.
LONG-TERM CAPITAL IMPROVEMENT PLAN
The Long-Term Capital Improvement Plan (Attachment D) provides a glimpse into the future
improvement needs of the City as envisioned by the General Plan. Many of our current
infrastructure assets are not adequate to handle the needs of the future. Many streets must be
built or widened, intersections improved, bicycle facilities added, water lines and sewer lines
extended into new areas, and new parks must be built. The Long-Term CIP can serve as a guide
for required future investments to support the General Plan as well as other Council approved
policies, plans, and goals in place today. At the time of General Plan build out, the projects
included in the Long-Term CIP would ideally be built and available for use by the community.
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With this understanding, the Long-Term CIP is one of the pieces of information for the Council
to consider in setting goals and priorities for 2017-19. In this context, these projects provide an
important starting place in assessing which ones might be a high priority to consider in the next
two years. The list is conceptual, and in most cases, the items on the list have not undergone
detailed analysis, nor the rigor of the public review proc ess. Many of the projects include outside
funding sources such as private development and grants from the regional, state and federal
level. These projects represent City staff’s best assessment of costs and scope based on what is
known today, but may undergo changes in scope or importance as new challenges and issues
emerge over time.
As noted above, this list of Long-Term CIP projects are those identified to address future needs
as identified in critical city planning documents. The Circulation Element, Bicycle
Transportation Plan, Fire Master Plan, Wastewater Master Plan, and other documents outline
these important infrastructure needs. Ongoing city maintenance needs that are accomplished
through capital projects are not included in this list. Therefore, the annual costs of roadway
paving, storm drain replacement, park equipment and facility replacement, sidewalk, bicycle
facility and traffic system maintenance, are not included in the Long-Range CIP list.
FISCAL IMPACT
There is no direct fiscal impact as a result of reviewing the status reports accompanying this
Council Agenda Report.
SUMMARY
In preparation of the goal-setting process for the 2017-19 Financial Plan, it is important to
understand the status of current goals, objectives, CIP projects, and implementation plans. The
attached status reports help define for Council and the community the achievements, needs and
context in which the 2017-19 Financial Plan will be prepared. The next step in the process is to
review the City General Fund’s financial situation which will happen at the December 13, 2016
City Council meeting when the Economic Outlook will be presented.
Attachments:
a - Major City Goals Update
b - Status of General Plan Implementation Programs
c - CIP Status Report 2017-19
d - Long Term CIP Update
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2016-17 SUPPLEMENT REPORT: UPDATE OF MCG & OIO
MCG & OIO UPDATE
PAGE 1
The overall goal of the City’s Financial Plan is to link
goals and objectives with the resources required to meet
and complete them. This section of the 2016-17
Supplement Report provides a progress report on the
City’s adopted Major City Goals (Goals) and Other
Important Objectives (Objectives). This update is
presented in a table based format with narrative adjacent
to each of the 2015-17 Financial Plan Goal’s and
Objective’s Action Plan Tasks. In 12-months’ time
significant progress has been made on the City’s Major
Goals and Other Important Objectives highlights of the
past six months are emphasized below.
2015-17 MCG ACTION HIGHLIGHTS TO DATE
Open Space Preservation 70% Complete
The series of Natural Resources Roundtable meetings were completed in July 2016 and will to help formulate a vision for the future
that will be articulated in a written plan presented for Council and community consideration in winter 2016-17. Ranger service staff
have been working diligently on implementing the City’s now adopted Open Space Maintenance Plan. As a result, the numbers of
mutt mitt and trash cans, bell boxes, trail signs, and kiosks have all increased. Additionally, 3.7 miles of approved trails have been
constructed providing improved access to Cerro San Luis, the Irish Hills, Stenner Springs and Reservoir Canyon. A significant fire
fuel reduction effort at Bishop Peak was completed during the month of September with that included over 1,100 hours of convict
labor to augment Ranger staff. Finally, three separate land conservation opportunities continue to progress with the Waddell Ranch
Open Space Acquisition project anticipated to close of escrow in early 2017.
A notable change is that the Calle Joaquin Agricultural Reserve mitigation program being actively underway and now scheduled to
complete by year end with a compost blanket being installed to assist in weed control in addition to drainage enhancements through a
bioswale.
Multi-Modal Transportation 50% Complete
Summer saw the completion of several new green bike lanes installed along with 10 new sidewalk ramps. The Rail Road Safety Trail
extension from Laurel to Orcutt is now at the 90% design stage. The City received an international award from the Institute of
Major City Goals (MCG)
•Open Space Preservation
•Multi-Modal Transportation
•Housing
Other Important Objectives
(OIO)
•Neighborhood Wellness
•Laguna Lake Restoration
•Fiscal Sustainability and
Responsibility
•Downtown
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Transportation Engineers for the 2014 LUCE Update and Multimodal activities. With the return of students and the start of
elementary school in fall, the Halloween Safety program for 2016 has been completed and the City’s annual Bike Rodeo produced. In
September, 2016, the Council adopted the Short Range Transit Plan and service changes consistent with the plan will be implemented
in summer 2017.
A few notable changes to completion dates related to this action plan include the winter presentation to the Planning Commission of
the environmental review associated with the Bob Jones Octagon Barn trail design. Also, the Higuera and Marsh Street lighted cross
walk replacement is on schedule for an earlier than originally forecast replacement as it is now associated with the Marsh Street
project and both will complete this winter.
Housing 70% Complete
Since June 2016 over $300,000 in affordable housing in-lieu fees have been collected. Staff is seeing an increase in the number of
projects choosing to develop inclusionary housing instead of paying a fee. As of this fall the City is monitoring two affordable units in
Moylan Terrace. This will expand to a full monitoring of all units in winter to ensure compliance. The legal documents have been
updated and are used on new units entering the City’s program. Staff held an October 18th public workshop with People’s Self Help
Housing and local employers regarding funding programs directed at work force housing. The ground breaking for 40 Prado the new
homeless shelter was held on November 2, 2016.
Staff anticipates providing council with a memo articulating affordable housing opportunities on City owned properties in winter.
2015-17 OTHER IMPORTANT OBJECTIVES (Objectives) ACTION HIGHLIGHTS TO DATE
Neighborhood Wellness 70% Complete
This Objective has seen continued progress on a wide variety of tasks. The Neighborhood Match Grant program has seen the
completion of the Islay Park Trail clean up and start of the San Luis Seasonal Social Gatherings grant. Applications are currently
being accepted for the next round of grants anticipated to be awarded in February 2017. On December 13th Council will consider
amendments to the Safety Enhancement Zone to cover Saint Patrick’s Day. Significant outreach was provided to parents and students
over the summer when the Fire and Police Chiefs gave over 18 presentations to over 4,000 incoming Cal Poly students and their
parents or caregivers.
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Laguna Lake Restoration 50%
A major milestone was completed on September 20, 2016 with Council’s approval of a suite of recommendations pertaining to the
preferred project alternative, including dredging technology, dredging project size, dewatering, sediment disposal, and sediment
management strategies. Next steps include detailed project financing strategy, public outreach, project permitting and environmental
review, and 95% plans, specifications, and engineering for the preferred project.
Fiscal Sustainability and Responsibility 50%
Work with the Revenue Enhancement Oversight Commission (REOC) is ongoing with reports provided at year-end 2016. The
Government Finance Officers Association (GFOA) completed its analysis of the Finance and IT Department results of which was
presented to the City Council on April 19, 2016. Based on the GFOA assessment and staff recommendations, Council approved the
Efficiency & Effectiveness Initiative with the 2016-17 Supplemental Budget allocating resources to redesign business processes and
implement an Enterprise Resource Planning system. A total of $2 million was allocated to pay down unfunded liabilities for CalPERS
and OPEB above required contributions with 2015-17 Financial Plan and Supplemental Budget. Council approved moving to an
excess insurance program for liability coverage effective July 2016 which, based on claim experience, should result in a cost
reduction. In addition, this program aligns with the City’s objective to reduce workers’ compensation and liability premiums by 30%
in three years. The comprehensive analysis of City costs and fees is tentatively scheduled for a late winter 2017 presentation to
Council. A draft public dashboard for performance measures was launched in in May 2016. Performance measures are being
developed for the 2017-19 Financial Plan. The measures will be pertinent to inform key budgetary decisions for the 2017-2019
Financial Plan.
Downtown 60%
A joint study session of the Council and the Planning Commission resulted in feedback on the both the Downtown Concept Plan and
Mission Plaza Master Plan. Chinatown and Garden Street Terraces continue construction. Monterey street has seen the opening of
H&M, Williams Sonoma, Lululemon and more. Significant infrastructure maintenance work continues in the Downtown on a regular
basis from street including the frequent steam cleaning of Bubble Gum Alley.
CONCLUSION
The next review of the 2015-17 Major City Goals and Other Important Objectives will occur at the 2016-17 Budget Supplement.
Individual items requiring policy direction and/or Council approval will continue to be brought to Council for consideration and
direction.
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Open Space Preservation: 2015-17 Action Plan (70% complete)
Objective: Protect and maintain open space.
# Task Completi
on Date Revised Status
1
Pursue voluntary land conservation opportunities in the Cuesta
Canyon area of the City’s Greenbelt by working cooperatively with
the property owners to acquire and protect portions of The Miossi
Brothers La Cuesta Ranch and the Ahearn Family Ranch. An
opportunity also exists to expand the Irish Hills Natural Reserve by
collaborating with non-profit land trust partners.
Ongoing
Staff is presently pursuing three separate land
conservation opportunities, as identified in the task.
The Waddell Ranch addition to the Irish Hills
Natural Reserve is anticipated in early 2017. The
other identified acquisitions are pending and
continued discussions with property owners are in
progress.
2
Facilitate open space dedications anticipated as components of land
use entitlements to protect the Chevron Tank Farm open space and
portions of the South Hills and Righetti Hill.
Ongoing
Staff has reached preliminary agreement on the
terms of the conservation easement for the open
space component of the Chevron Tank Farm
property. The Righetti Hill dedication is required by
conditions of approval for Tract 3063. The 71 acre
parcel dedication associated with Tract 2428 to
expand the South Hills Natural Reserve is expected
to be received by the end of 2016 .
3
Undertake and complete the Natural Resources Manager’s
Roundtable: The 20th Anniversary Proceedings of the San Luis Obispo
Greenbelt and pursue any follow up items that arise from this process.
01/17
The Natural Resources Roundtable completed
monthly meetings in June 2016. The next step is the
long-term vision plan described in Task 4, below.
4
Prepare a long-term vision plan, Saving Special Places III: Towards a
Sustainable Greenbelt, pertaining to long-term strategic open space
acquisition priorities, maintenance and enhancement projects, staffing
and equipment, and funding strategies in order to provide for the long -
term protection and stewardship of natural resource conservation
values and passive recreational amenities appurtenant to City open
space properties in existence now and that are planned in the future.
07/17
Completion of the draft vision plan is anticipated for
winter 2016-17 with public outreach and advisory
body input and review anticipated in late winter /
spring 2017, with City Council review anticipated in
June 2017.
5
Update Conservation Guidelines for Open Space Lands within the
City of San Luis Obispo to address minor inconsistencies with other
policy documents.
07/17 This update effort is expected in spring of 2017, and
may also include potential revisions / updates to
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Open Space Preservation: 2015-17 Action Plan (70% complete)
Objective: Protect and maintain open space.
# Task Completi
on Date Revised Status
Open Space Regulations per Council direction
regarding Open Space Hours of Use.
6 Ongoing annual monitoring of all City-owned open space properties,
open space easements, and conservation easements. Ongoing
Rangers inspect/patrol trailheads and trails daily.
Conservation easements are visited annually.
Workdays are held weekly.
7 Present to the City Council a Maintenance Plan for the City’s Open
Space for adoption. 12/15 Complete Adopted December 2015. Annual report anticipated
Winter 2017
8
Consistent with adopted conservation and open space plans, complete
Trailhead Enhancements at signature open space properties including
installation of trash cans, mutt mitt stations, trail head signage,
informational kiosks, trail way finding signage, and where possible
improved parking for cars and bikes, as well as improved public
transportation access.
06/17
The following installations have occurred during this
reporting period: 11 mutt mitts stations with
integrated trash cans, 7 bell boxes, 15 Trail signs
with 20+ trail marking upgrades. 8 Small – Large
Kiosk and construction begun with 7 to install this
winter.
9 Complete priority projects previously identified in conservation and
open space plans including: 06/17 See below.
1
0 Bishop Peak emergency vehicle access and trailhead improvements; 06/17
Two public meetings were completed in September
2016. A study session will be held with City
Council in January 2017 to obtain direction.
1
1 Johnson Ranch trailhead parking and safety improvements; 06/17 Project scoping, environmental review, and design
started.
1
2
Reservoir Canyon trailhead parking enhancements, trail signs, and
new loop trail; 06/17
The Reservoir Canyon Loop Trail is completed
adding approximately 2.4 miles of new trail.
Signage and trail markers have been installed.
Kiosks are under construction and will be installed
with added parking that will be completed in winter.
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Open Space Preservation: 2015-17 Action Plan (70% complete)
Objective: Protect and maintain open space.
# Task Completi
on Date Revised Status
1
3
Cerro San Luis trail re-routing and erosion control, and completion of
the “M” trail; 06/17
Trail re-routing and erosion control efforts
completed. The completion of the “M” trail is
underway with Ranger staff and volunteers working
on this technically challenging trail project during
weekly Wednesday Workdays and other times.
1
4
Terrace Hill sign and kiosk improvements, trail closure/erosion
control, and new fencing. 06/17
Terrace Hill kiosk, fencing, and other trailhead
amenities are complete. Sign panels are anticipated
for mid-2017.
1
5
Continue to construct additional trails at Froom Ranch consistent with
the approved Irish Hills Conservation Plan completing BLM license
area, expanding existing network, and working on a new and improve
access point to the trail network.
06/17 Complete
Trails complete. Morro View to Froom Canyon trail
to be constructed upon acquisition of the Waddell
Ranch, anticipated following this property’s addition
to the Irish Hills Natural Reserve Conservation Plan,
during 2017-19.
1
6
Initiate implementation of the Laguna Lake Natural Reserve
Conservation Plan (see Other Important Council Objective). Fall 2018
Project is currently at the 75% design phase. City
Council reviewed project scope and funding
alternatives in September 2016. Design and project
permitting anticipated to be complete in Fall of
2018.
1
7
Continue to address daily maintenance project needs in the City’s
Open Space to address wear and tear, natural events, vandalism and
other activities which create repair needs in the open space.
Ongoing
Ongoing. Efforts continue with focus on fire fuel
reduction and winterization efforts to reduce flood
damage in the creeks and clean up trash associated
with illegal encampments.
1
8
Complete prioritized deferred maintenance projects identified in Open
Space Maintenance Plan. Ongoing 80-90% Trailhead “remodels” complete with Spring
2017 signage completion anticipated.
1
9 Continue patrol of the City’s open space areas and creek corridors. Ongoing Rangers are out daily enforcing rules in open space
while monitoring maintenance needs.
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Open Space Preservation: 2015-17 Action Plan (70% complete)
Objective: Protect and maintain open space.
# Task Completi
on Date Revised Status
Approximately 275 citations have been issued for
illegal activities in the open space since the
inception of active patrol. Smoking, dogs off leash
and hiking when open space is closed are the most
frequent citations issued. With this however has
come increased compliance and times when on a
given busy Saturday 30 dogs have been encountered
ALL on leash in the open space. Additionally,
multiple times per week creek areas are checked on
and illegal and abandoned encampments cleaned
out.
2
0
Continue to coordinate 70 trail work days (4,000 hours) a year
utilizing volunteers including continuing the partnership with the
Central Coast Concerned Mountain Bikers on various open space
improvements and maintenance.
Ongoing
From June 30 to November 15 2016, 3.7+ miles of
trail was constructed in the following locations:
Cerro San Luis, Irish Hills, Stenner Springs and
Reservoir Canyon
2
1
Continue Ranger Led Hikes in the City’s open space on a monthly
basis and upon request. Ongoing
The past six months included hikes at: Stenner
Springs, Reservoir Canyon, Johnson Ranch, Islay
Hill, Cerro San Luis and Bishop Peak
2
2
Continue Ranger Service environmental education program and Junior
Ranger Camp to increase open space knowledge and user safety.
Increase educational efforts to Cal Poly and Cuesta students with
particular focus on safety, appropriate use of open space, appropriate
time for use, and all City open space trail opportunities.
06/17
Summer 2016 camps were a great success. Natural
Resources, Ranger Service and ECOSLO presented
to Cal Poly WOW leaders open space etiquette and
the diversity of open space locations throughout the
City. 1,300 contacts were made with students
during WOW week in the City’s open space.
2
3
Increase staffing resources in the Ranger Service Program to provide
increased open space improvements, maintenance, and patrol. 08/15 Complete
Complete. Ranger service is fully staffed: one
supervising ranger, two full time benefited rangers,
four limited benefit rangers and one city worker 5
serving as a ranger. An average of 210 hours a week
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Open Space Preservation: 2015-17 Action Plan (70% complete)
Objective: Protect and maintain open space.
# Task Completi
on Date Revised Status
(all 7 days) of ranger time in the Open Space
performing various duties.
2
4
Include QR codes for donation links in signage, Develop a marketing
and promotion plan for donations to the Community Foundation City
of San Luis Obispo Open Space Fund for Maintenance.
06/17
QR codes were used with the City’s public outreach
for the draft open space maintenance plan and will
continue to be used for added outreach and
education.
2
5
Ongoing community outreach and education in partnership with
ECOSLO through the SLO Stewards newsletter. Quarterly SLO Stewards newsletters have been completed per
schedule.
2
6
Improve creek and flood protection within the City’s natural
waterways through Zone 9 projects and coordination and oversight of
the Stormwater Management Program.
10/15,
10/16
All of the annual maintenance locations are
complete for winter 2015-16. ”Winterization” is
presently underway for 2016-17.
2
7
Ongoing monitoring, remedial action, and enhancement, as needed, of
existing mitigation sites. Ongoing Ongoing. Occurs on a routine basis in various
locations.
2
8 Ongoing invasive species treatment and control. Ongoing
Ongoing. Integrated Vegetation Management Plan
for invasive species control was adopted as technical
appendix to the Open Space Maintenance Plan. The
Land Conservancy of San Luis Obispo County is
under contract as of September 1, 2016 to attend to
high priority invasive species in various open space
locations.
2
9
Complete wetland meadow and riparian planting / invasive species
control at Calle Joaquin Agricultural Reserve using awarded
Environmental Enhancement and Mitigation Program grant funds.
01/16 6/16
Final installation activity is underway in October
and November 2016 including a “compost blanket”
to foster seed germination and weed control, as well
as the installation of a bioswale to assist with
drainage from the farm fields.
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Open Space Preservation: 2015-17 Action Plan (70% complete)
Objective: Protect and maintain open space.
# Task Completi
on Date Revised Status
3
0
Complete project design and specifications for the Fox Hollow
reservoir rainwater storage project to enhance summer stream flow in
San Luis Obispo Creek.
06/17
Preliminary design concepts have been developed
with assistance from the California Conservation
Corps.
3
1
Irish Hills Natural Reserve eucalyptus thinning, mowing, oak grove
understory management. Ongoing Complete Work was completed in summer 2016.
3
2 Bowden Ranch Open Space eucalyptus thinning. Ongoing Thinning scheduled for summer 2017.
3
3 Terrace Hill Open Space mowing and /or grazing. Ongoing Complete Summer mowing of Terrace Hill Open Space
complete.
3
4 Islay Hill Open Space grazing. Ongoing Complete Spring 2016 marked the beginning of seasonal
grazing at Islay Hill Open Space.
3
5
Cerro San Luis Natural Reserve / Lemon Grove eucalyptus thinning
and grazing. Ongoing This activity is scheduled for Summer 2017.
3
6 Johnson Ranch Open Space grazing. Ongoing Complete The summer grazing season at Johnson Ranch Open
Space is complete.
3
7
Bishop Peak Natural Reserve grazing, Felsman Loop Fuel Break
maintenance, removal of dead pines near Highland Drive. Ongoing
A major fuel reduction project was completed near
the top of Highland in September 2017. Over 1,100
hours of convict crews were managed by Ranger
Services. 15 truckloads and 21 trailer loads of wood
were removed. Over 25 hours of wood chipping
occurred.
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Multimodal Transportation: 2015-17 Action Plan (50% complete)
Objective: Prioritize implementation of the Bicycle Transportation Plan and improve & maintain bicycle, pedestrian, & transit
facilities.
# Task Completi
on Date Revised Status
1 Continue Transportation Safety & Operations Programs. Ongoing
2015 Annual Traffic Safety Report presented to
Council on October 18, 2016. Operations Report
underway with anticipation for production in first
quarter 2017.
2 Continue Bicycle Facilities Improvement Activities. Ongoing
Highland/Chorro bicycle improvement completed.
New green bike lanes installed as part of 2016
pavement project including improvements at Marsh
and California. Kick off meeting for the Safe Route
to School project for Pacheco and Bishop
elementary were held. In Partnership Public Works,
Parks and Recreation and Police hosted the annual
City Bicycle Rodeo was held on September 17th.
3 Complete 2015-17 BTP Implementation CIP. 06/17
Revised design of Rail Road Safety Trail (RRST)
Taft to Pepper underway. Active Transportation
Manager has now been hired. Broad Street Bicycle
Blvd initial public workshop held. RRST Orcutt
Road to Laurel connection design 90% complete.
4
Complete environmental review and design of Prado Rd. Bridge at
San Luis Creek Widening & Grade Separated Bike/Pedestrian
crossing.
06/17
Environmental Work & Design Ongoing. Continued
working with Caltrans for potential grant funding
assistance.
5 Develop Safe Routes to School & BTP implementation plan for the
Foothill: Pacheco / Bishop Peak Elementary School Area. 06/17
Initial public community workshop held in June
2016. Staff working on technical studies and project
identification, Second community meeting
anticipated for early 2017.
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6 Complete environmental review and design of Bob Jones Trail
Octagon Connection. 06/16 9/16 Environmental review scheduled to be presented to
Planning Commission in winter 2016.
7 Complete environmental review and design of Bob Jones Trail
Prefumo Creek Connection. 06/17 Active Transportation manager preparing RFP for
design services for circulation in winter 2016.
8 Complete Higuera & Marsh Lighted Crosswalk Replacement. 06/17 12/16
Construction scheduled for November 2016. Project
is now combined with the replacement of the Marsh
Street mid-block crosswalk at the same time.
9 Complete Highland & Chorro Bike Improvements. 04/16 Complete
d Project Completed.
1
0 Complete 2015-17 Pedestrian & Bicycle Pathway Maintenance. 06/17
Maintenance and drainage repairs of Railroad Safety
Trail (south of Jennifer St. Bridge) is complete.
Design is complete for path improvements at Islay
Park, with construction scheduled for Winter 2016-
17.
1
1 Complete 2015-17 Downtown Tree & Sidewalk Replacements. 06/17
Three locations have been repaired in the downtown
through Job Order Contract. Additional locations are
currently being scoped for repair.
1
2 Complete 2015-17 Mission Plaza Railing Upgrades. 06/17 Fall 2016
The railing replacement project is scheduled to bid
in late November with construction slated to start in
early 2017, after the holidays.
1
3 Complete 2015-17 Street Reconstruction & Resurfacing. Ongoing The summer 2016 project is complete which
included maintenance work in Area 8 and 1.
1
4 Complete 2015-17 Sidewalk Ramp Construction. 06/17 The 2016-17 project is complete which replaced 10
ramps.
1
5 Begin Construction on Marsh Street Bridge Replacement. 06/16 6/17
Marsh Bridge design and environmental document is
close to completion. Property acquisition,
permitting, and the finalization of NEPA
documentation will mean the project will begin
construction in 2017 at the earliest but final
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construction date could be affected based upon final
requirements.
1
6
Begin project development work on Prado Road Broad to Higuera
Class I Path. 08/15 Ongoing
Meetings with property owners ongoing. The date
has been revised to ‘ongoing’ as the project cannot
advance without property owner agreement.
1
7 Begin project development work on Phillips Lane Bike Bridge. 08/15 Complete
A site review meeting is complete. Technical studies
and preliminary plan development are underway.
Grant funding in the amount of $3.2 million has
been obtained. Project is now expanded to include
construction of the bridge over UPRR at Phillips.
Productive meetings have been held with UPRR and
Caltrans on this project.
1
8 Develop a detailed BTP prioritization and implementation plan 08/15
Phase 1
complete
d
Phase 2 –
6/2017
Active Transportation Manager position is now
filled and coordinating BAC activities. Phase 1
minor project prioritizations complete and is being
maintained. Phase II (major capital projects)
prioritization to be worked on in first quarter 2017.
1
9
Conduct AB1600 Study & Update Infrastructure Fee Program
Develop RFP & Work Program (April 2016)
Consultant Selection & Work Effort (June 2016)
Public Outreach & Hearings (September 2016)
Final Adoption (December 2016)
12/16
Revised
to 06/17
based on
Council
approved
work
program
Contract for traffic modeling work awarded and
work has begun. Financial consulting hired and
developing RFP for study and impact..
2
0
Update Multimodal Development Standards, Policies, & Programs
Update Zoning Code & Subdivision Regulations (June 2017)
Update Transportation Impact Study Guidelines (July 2015)
Develop Access Mgmt. Policy / Program (June 2017)
06/17
Multimodal Transportation Impact Study Guidelines
completed. Access management policies to be
incorporated in zoning and engineering standards
update in 2017. Policy and code updates are
underway. City received international award from
the Institute of Transportation Engineers for 2014
LUCE Update and Multimodal activities.
2
1
Continue Bicycle Education Activities & Develop and expand active
transportation Education & Advocacy Programs. Ongoing Halloween Safety program completed for 2016.
Bicycle Rodeo held in September 2016. City now an
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affiliate Member of the National Association of City
Transportation Officials (NACTO).
2
2 Implement new Transit Marketing Plan Ongoing
Short Range Transit Plan update adopted by Council
in September 2016. Marketing plan update being
worked on. Phase 1 service changes scheduled for
implementation in summer 2017.
2
3 Complete Short Range Transit Plan with RTA 06/16 Adopted by Council in September 2016.
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Housing: 2015-17 Action Plan (70% complete)
Objective: Implement the Housing Element, facilitating workforce, affordable, supportive and transitional housing options,
including support for needed infrastructure within the City’s fair share.
# Task Completi
on Date Revised Status
1 Monitor the City’s Inclusionary Housing stock for compliance with
affordable housing agreements and standards. 06/17
Staff is currently monitoring two affordable units in
Moylan Terrace which were found to be in violation
of the City’s Equity Share Progra m. Initial task
preparation has begun for the full monitoring
program of all units which will begin in Winter
2016.
2 Continue to implement Housing Element programs and housing
production goals. Ongoing Housing element programs and housing production
goals continue to be a top priority for staff.
3
Continue the City’s participation with the Workforce Housing
Coalition, San Luis Obispo County Housing Trust Fund and HSOC to
identify, evaluate, and implement strategies to increase the production
of housing.
Ongoing
Staff continues to participate with a variety of local
organizations to encourage and support the
production of housing through various financial
mechanisms and development opportunities.
4
Increase coordination and representation of City interests in
discussions with the County, non-profit organizations and developers
to increase the production of housing. City staff will continue to
coordinate and support the City’s advocacy efforts consistent with the
adopted legislative platform, Major City Goal, and Housing Element.
Ongoing
Coordinate of City efforts continues with the County
and local non-profits in terms of increasing housing
production and advocacy efforts.
5 Continue, and increase where feasible, financial support for Housing
Programs. Ongoing
Staff continues to increase financial support for
housing programs through: CDBG awards,
Affordable Housing Fund loans and support to the
Housing Trust Fund, as well as supporting projects
applying for low income housing tax credits. In
September 2016, the Housing Authority’s 46 unit
‘Iron Works’ project received a tax credit award and
plans to start construction in late 2016. Council also
recently allocated $300,000 in Affordable Housing
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Housing: 2015-17 Action Plan (70% complete)
Objective: Implement the Housing Element, facilitating workforce, affordable, supportive and transitional housing options,
including support for needed infrastructure within the City’s fair share.
# Task Completi
on Date Revised Status
Funds for the City to purchase one moderate-income
home which was found to be out of compliance of
the Equity Share Program. By late 2016, the City
will resell the unit to a qualified moderate-income
household.
6 Continue to implement the Inclusionary Housing Program. Ongoing
Since June 30, 2016, staff has entered into
affordable housing agreements for over 100 units
with developers to ensure they provide the necessary
affordable units to meet their Inclusionary Housing
requirement. 60 of those affordable units will be
located in multiple subdivisions within the Orcutt
Area Specific Plan. Over $300,000 in affordable
housing in-lieu fees have been collected since June
30, 2016.
7 Implement the City’s BEGIN first-time homebuyer program by
providing down payment assistance loans to qualifying households. 10/16
Complete
As of June 30,2016 all remaining BEGIN funds have
been distributed through five down payment
assistance loans totaling $260,664. The funds were
loaned to three homebuyers in Moylan Terrace (one
very-low, and two moderate income households),
one moderate income household in the Avivo
Townhome development, and one moderate income
household who purchased a unit at 3090 Rockview.
There are currently no BEGIN funds remaining for
down payment assistance loans.
8 Update the City’s long-term affordable housing agreement, deed and
note templates consistent with industry standard best practices. 06/16 Complete
New long-term affordable housing documents were
completed in July 2016 and are now being used on
any new units entering the program.
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Housing: 2015-17 Action Plan (70% complete)
Objective: Implement the Housing Element, facilitating workforce, affordable, supportive and transitional housing options,
including support for needed infrastructure within the City’s fair share.
# Task Completi
on Date Revised Status
9
Work with Cal Poly to address the link between enrollment and the
expansion of campus housing to reduce pressure on the City’s housing
supply (HE Program 10.5).
Ongoing This remains a top priority.
1
0
Work with the Housing Authority to develop affordable hou sing in the
Margarita Area Specific Plan. Ongoing
On September 12, 2016, the Architectural Review
Commission approved HASLO’s 36-unit affordable
housing project. HASLO is currently preparing to
apply for low income housing tax credits and a wide
range of funding (including City AHF, CDBG and
HOME funds). The second lot to be dedicated to
HASLO within MASP is located within the Toscano
development. The developer is currently
constructing Phase 1 and will be dedicating the lot in
Phase 2, 27 units are expected on that lot.
1
1
Inventory City owned properties suitable for housing and present a
proposal to Council on possible opportunities to pursue, if any. 06/16 12/16 A draft Council Memo is currently undergoing final
review for dissemination in early Decembers. r.
1
2
Council consideration of City owned properties and direction as to
whether to partner with an affordable housing developer. 10/16 12/16
At this time, no properties have been identified as
suitable for an affordable housing project; staff will
provide further information to Council in the form of
a memo in December 2016.
1
3
Develop a workforce level of affordability, including incentives, to
increase housing options for those making between 121-160% of the
Area Median Income (HE Program 2.16).
06/17
Initial background research has been completed.
This task will be completed concurrently with the
zoning regulations update scheduled to begin Winter
2016.
1
4
Consider scaling development impact fees for residential development
based on size, number of bedrooms and room counts (HE Program
6.31).
12/16 06/17
This task will be tied into overall zoning regulations
update and the Citywide Fee Study which is
currently underway.
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Housing: 2015-17 Action Plan (70% complete)
Objective: Implement the Housing Element, facilitating workforce, affordable, supportive and transitional housing options,
including support for needed infrastructure within the City’s fair share.
# Task Completi
on Date Revised Status
1
5
Consider incentivizing dwelling units to a minimum size of 150
square feet, consistent with the California Building Code, by reduced
impact fees and property development standards (HE Program 9.12 ).
06/17
This task will be tied into the overall zoning
regulations update and the Citywide Fee Study
which is currently underway.
1
6
Evaluate and consider adopting subdivision and ordinance changes to
support small lot subdivisions and ownership bungalow court
development (HE Program 6.30).
08/16 12/16
This task is near completion. Staff is currently
reviewing a draft of the Subdivision Regulations.
Alternative small lot subdivision options are being
included in this process.
1
7
Eliminate or adjust the one acre minimum lot area for PD overlay
zoning (HE Program 6.30). 06/17
Initial research has been completed.
Recommendation on PD overlay minimum lot size
will be included in the zoning regulations update.
1
8
Continue to develop incentives to encourage additional housing in the
Downtown Core (C-D Zone), including alternatives to calculating
residential density, to encourage the development of smaller
efficiency units (HE Programs 6.12, 6.13 & 6.27 & LUCE 4.0.28).
06/17 This task will be tied into the overall zoning
regulations update.
1
9
Support employer/employee and employer/developer financing
programs and partnerships to increase housing opportunities
specifically targeted towards the local workforce.
Ongoing
A workshop was held on October 18th to begin
conversations between People’s Self Help Housing
and local employers regarding funding programs.
2
0
Continue to prioritize the use of CDBG funds for affordable housing
and homeless services. Ongoing
2017 CDBG Applications closed on October 21st.
Staff is currently reviewing those applications and
will take preliminary recommendations to the
Human Resources Commission in December.
2
1
Continue to use the AHF to support the HTF’s operating expenses to
provide below-market financing and technical assistance to affordable
housing developers.
Ongoing
On October 20, 2015, Council allocated $60,000
from the Affordable Housing Fund to support the
Housing Trust Fund as previously approved by the
2015-17 Financial Plan. The funding agreement has
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Housing: 2015-17 Action Plan (70% complete)
Objective: Implement the Housing Element, facilitating workforce, affordable, supportive and transitional housing options,
including support for needed infrastructure within the City’s fair share.
# Task Completi
on Date Revised Status
been executed and funding is distributed through
HTF invoices on an annual basis.
2
2
Work with developers to include affordable housing units in projects
and to complete housing projects in process. Ongoing
Many residential projects currently underway are
choosing to develop their inclusionary housing
requirements instead of paying the in-lieu fee. Staff
has prepared affordable housing agreements for over
150 units across the City since July 2015.
2
3
Continue to look for new opportunities to use Affordable Housing
Fund and grant monies to leverage other funds for affordable housing
projects.
Ongoing
Since June 30, 2016, Council has allocated $300,000
to purchase and resell an affordable unit within
Moylan Terrace which was in default under the
City’s Equity Share program. Staff is also currently
meeting with three project developers to discuss
AHF loans which will likely be presented to Council
in early 2017.
2
4
Continue to research and apply for Federal, State and private
foundation housing loans and grants. Ongoing
In July 2016, the State department of Housing and
Community Development announced the City of
San Luis Obispo was awarded a Housing Related
Parks grant in the amount of $282,650. T he grant
will be used on park improvements at Sinsheimer
Park. Grant documents are currently being executed
and bidding on Sinsheimer Park is underway.
2
5 Provide expedited building permit application review for the HSC. 08/15 10/16 A ground breaking celebration for 40 Prado occurred
on November 2, 2016.
2
6
Provide timely building inspections and ongoing support throughout
the HSC’s construction process. Ongoing Staff is providing support throughout the
construction process.
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Housing: 2015-17 Action Plan (70% complete)
Objective: Implement the Housing Element, facilitating workforce, affordable, supportive and transitional housing options,
including support for needed infrastructure within the City’s fair share.
# Task Completi
on Date Revised Status
2
7
Develop a funding agreement between the City and CAPSLO for the
HSC that outlines funding amounts, services and expectations for
ongoing facility operations.
03/17 A funding agreement will be negotiated in 2017.
2
8
Continue to support, jointly with other agencies, housing programs,
such as Housing First and Rapid Rehousing, for the homeless (HE
Program 8.13).
Ongoing
City staff continues to support programs for the
homeless including Housing First, Rapid Rehousing,
50Now, and the Mayors Challenge to End Veteran
Homelessness. Staff actively participates in local
County efforts and sits on the Homeless Services
Coordinating Committee.
2
9
Fund and use the Infrastructure Investment Fund to facilitate housing
projects that are in alignment with the General Plan and City goals. Ongoing
Once enough funding has been collected, staff will
look for opportunities to use the fund to support
affordable housing projects.
3
0
Develop a Request for Proposals for the Infrastructure Fee Update
work plan. 04/16
Complete Task Complete.
3
1 Select a consultant for the Infrastructure/Impact Fee Update 06/16
11/16
The City is currently inviting bids/ requesting
proposals. It is anticipated that a consultant will be
selected by the end of November 2016.
3
2
Complete the work effort for the Infrastructure Fee Update (costs,
nexus, financing options, right-sizing). 04-07/16
02/17
City Council provided direction on the development
of a public infrastructure financing framework and
draft policies. This direction will support the efforts
of the consultant selected to complete the study.
3
3 Conduct public outreach for Infrastructure Fee Update. 08-09/16 4/17 This task will be part of the scope of work for the
selected consultant.
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Housing: 2015-17 Action Plan (70% complete)
Objective: Implement the Housing Element, facilitating workforce, affordable, supportive and transitional housing options,
including support for needed infrastructure within the City’s fair share.
# Task Completi
on Date Revised Status
3
4 Advisory body and Council consideration of infrastructure options. 10-11/16 5/17 Task not yet initiated, will be dependent on the
schedule proposed by the selected consultant.
3
5 Council adoption of Public Facilities Fee Program. 12/16 06/17
City Council held a Study Session on August 16,
2016 to provide direction on the development of a
public infrastructure financing framework and draft
policies. Council, and authorized a RFP for a Capital
Facilities Impact Fee Program Nexus Study. The
City is currently inviting bids/ requesting proposals.
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Neighborhood Wellness: 2015-17 Action Plan 70% complete)
Objective: Improve neighborhood wellness, work with residents, Cuesta, and Cal Poly; increase public safety, code compliance,
and collaborative solutions.
# Task Completi
on Date Revised Status
1 Neighborhood Wellness/Community Civility Effort
Recommendations Ongoing
. The Police Department will be going to Council on
December 6, 2016 to amend the Safety
Enhancement Zone during the St. Patrick’s Day
period. On January 17, 2016 Police will be going to
Council to introduce the Party Registration program.
2 Neighborhood Match Grant Program initiation 10/15 Complete
One recipient has completed their project (Islay Park
Trail Clean Up; $1,883 grant). The second recipient
has completed the first phase of their project (Cerro
San Luis Seasonal Social Gatherings; $3,437 grant).
Applications are currently being accepted for the
second year of the program and should be awarded
in February 2017.
3 Establish and Implement Collaborative Communication Plan 12/15 Complete Plan complete implementation ongoing.
4 Begin Implementation of key measures from Community Civility
Committee Ongoing Complete
d
Over summer of 2016, Fire Chief Olson, Police
Chief Cantrell and Cal Poly Chief Hughes spoke at
18 events, to over 4,000 parents and caregivers of
incoming Freshman for Cal Poly. They discussed
social decision making, alcohol, drug use, noise and
other topics of concern to public
safety. Additionally, Christine Wallace and Jeff
Gater provided similar talks to the incoming
Freshman about neighborhood wellness concerns,
personal responsibility and safety.
5 “Adopt a Block” Pilot Program – SCLC 03/16 3/17
The “Adopt a Block” program was presented to the
new SCLC leadership in October 2016 for
consideration.
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Neighborhood Wellness: 2015-17 Action Plan 70% complete)
Objective: Improve neighborhood wellness, work with residents, Cuesta, and Cal Poly; increase public safety, code compliance,
and collaborative solutions.
# Task Completi
on Date Revised Status
6 Administrative Citation Appeals Process 3/16 Complete
Board members appointed by Council March 15,
2016. New appeals forms and notifications,
including online appeals materials, administrative
guidelines and training materials have been
finalized. Hearing officers for expedited hearing
alternative selected by City Attorney, trained and
completed first several rounds of appeals hearings.
7 Public Safety MOU – Cal Poly University Police and SLOPD 09/15 Complete
The MOU has proven to be successful with Cal Poly
PD and the police department collaborating efforts
in identifying and issuing citations for adverse
behaviors occurring in the neighborhoods
surrounding Cal Poly.
8 Code Compliance Performance Measures Ongoing 2/17
City staff has just implemented the use of tablets in
the field for building inspectors, code enforcement
officers, and code enforcement technicians. This is a
major step in our ability to collect and report on data
related to performance measures for code
enforcement.
9 Hire staff to implement rental housing inspection (contingent on
program adoption) 02/16 Complete The two Code Enforcement Technician IIs have
been hired and started work on May 5, 2016.
1
0
Begin inspections - prioritize properties with code enforcement
violations 8/16 Ongoing
Inspections of former code case rentals was
completed in the middle of August, 2016. Work is
in progress with inspections of properties with prior
code enforcement violations completed
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Neighborhood Wellness: 2015-17 Action Plan 70% complete)
Objective: Improve neighborhood wellness, work with residents, Cuesta, and Cal Poly; increase public safety, code compliance,
and collaborative solutions.
# Task Completi
on Date Revised Status
1
1 On-going inspections and follow up for rental housing violations Ongoing 7/16 Inspections are underway with between 6-8
inspections performed per day per inspector.
1
2 Neighborhood pro-active enforcement Ongoing
In the last 6 months 32% of the cases opened were
for visible storage, and 21% for waste containers. In
summer and fall of 2016 police personnel have
conducted extensive outreach to include mailers,
flyers, social media, print media, community
forums, door hangers, personal contacts with
problem locations, walk and talks, to name a few.
The department has been educated and staffed
appropriately to respond to neighborhood issues and
address adverse behaviors. The Utilities Department
coordinated efforts with various other City
departments, the Garbage Company, Cal Poly, and
the community to conduct clean-up week during Cal
Poly move out. This year the City did not have any
couch fires during clean-up week and 152 tons of
material were removed by the Garbage Company
during this coordinated effort.
1
3 Continue Sidewalk Repairs Ongoing
Maintenance crew sidewalk repairs are complete in
Pavement Area 8 and Area 1. Various Job Order
Contract sidewalk repairs are underway throughout
the City.
1
4
Continue Storm drain Cleaning, Silt Removal & Storm drain
Replacements Ongoing The 2016 storm drain replacement project is
complete.
1
5 Complete Neighborhood Street Repair & Sealing 10/16 Roadway sealing and repair work is complete in
Pavement Area 8 and Area 1.
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Neighborhood Wellness: 2015-17 Action Plan 70% complete)
Objective: Improve neighborhood wellness, work with residents, Cuesta, and Cal Poly; increase public safety, code compliance,
and collaborative solutions.
# Task Completi
on Date Revised Status
1
6
Communicate Good Neighbor Expectations to Cal Poly students and
parents
Summer
2016
The Police Chief, Fire Chief, Deputy Fire Chief, and
Neighborhood Outreach Manager led approximately
30 sessions of dialogue with the incoming class of
students and their supporters (typically parents)
regarding many aspects of social decision making,
neighborhood wellness, and the consequences or
misconduct as part of a mandatory session of the
SLO Days orientation, reaching thousands of
attendees. This very frank and professional
conversation covered topics such as alcohol, noise,
unruly gatherings, and real life examples of
successes and failures in SLO.
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Laguna Lake Restoration: 2015-17 Action Plan (50% complete)
Objective: Initiate implementation of the Laguna Lake Natural Reserve Conservation Plan.
# Task Completi
on Date Revised Status
1
Install new, updated signage at trailheads and along trails
Complete site-specific design (06/16)
Complete requisition signs and attendant materials (09/16)
Installation of updated signs at trailheads and along trails
(12/16)
12/16 6/17 Design work in progress.
2
Install accessible paths
Complete Site-specific design and project specifications
(12/16)
Issue Request for Proposals (RFP) and Contractor selection
(02/17)
Installation of accessible path along lake front (06/17)
06/17 04/18
Public Works Engineering staff is designing this
facility in-house and the drawings are at the 75%
level. Construction is expected in the Spring of
2017.
3
Install sediment basins
Issue RFP for Design / Engineering consultant (07/15)
Complete Site-specific designs and project specifications
(03/16)
Complete Project permitting and environmental document
(06/17)
06/17 The project is at 95% designs following Council’s
action on September 20, 2016..
4
Begin a dredging project
Issue RFP for Design / Engineering consultant (07/15)
Site-specific designs and project specifications completed
(03/16)
Soil samples and water quality tests (03/16)
Evaluate disposal site options and secure land tenure
agreements, if necessary (05/16)
Final project design selection with City Council (06/16)
Project permitting and environmental document completed
(06/17)
06/17 9/17 The project is at 95% following Council’s action on
September 20, 2016.
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Laguna Lake Restoration: 2015-17 Action Plan (50% complete)
Objective: Initiate implementation of the Laguna Lake Natural Reserve Conservation Plan.
# Task Completi
on Date Revised Status
5
Evaluate Project Financing Options and Mechanisms
Issue RFP for economic / municipal finance and public
opinion research consultant(s) (07/15)
Evaluate financing options and feasibility (02/16)
Conduct study session with City Council on financing
options and feasibility (03/16)
Conduct focused public workshops and community outreach
(04/16)
Final selection of preferred financing option(s) by City
Council and resolution of intention as appropriate and legally
required. (06/16)
Public Hearing with City Council to create financing
mechanism and adopt resolution of formation as appropriate
and legally required. (09/16)
Conduct registered voter election by mail, if needed. (3/17)
Proceed with any and all action necessary to fund sediment
basin and dredging project implementation in 2017-19.
(06/17)
02/17 09/17
Staff anticipates returning to Council with a detailed
financing strategy in early 2017.
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Fiscal Sustainability and Responsibility: 2015-17 Action Plan (30% complete)
Objective: Implement the City’s Fiscal Responsibility Philosophy with a focus on the reduction of unfunded liabilities.
# Task Completi
on Date Revised Status
1
Establish a performance management and reporting team to identify a
set of performance criteria for public reporting based on information
the public wants to know and available information already being
maintained and reported internally.
6/16 Complete
This project has been delayed by other priority
projects. A draft performance dashboard, however,
will become available to the public in winter 2016.
2
Gather public opinion to establish a baseline for City performance and
to determine what information the public is interested in seeing in a
new set of online dashboards.
05/16 5/17
Public engagement will continue through the
beginning of 2017 to solicit feedback on the
performance measures included in the draft
dashboard.
3 Implement a system for ongoing tracking, management, and reporting
of performance and service metrics. 01/17 6/17 Feedback on the draft performance dashboard will
be incorporated into a final product by 6/17.
4
Work with the Citizen’s Revenue Enhancement Oversight
Commission (REOC) to accomplish enhanced reporting on the use of
Measure G revenue.
Ongoing
REOC has begun work on the 2015-16 Annual
Community Report and will hold the Annual Citizen
Oversight Meeting in January 2017.
5
Continue to implement and track operational efficiencies including
alternative service delivery, best management practices, and cost
containment measures that preserve the effectiveness of City services
and operations.
05/17 6/17
In April 2016, Government Fiscal Officers
Association conducted an assessment of the City’s
Finance Function. Based on the assessment, staff
recommended Efficiency and Effectiveness
Initiative adopted by Council in June 2016. Staff
begun implementation of Motion project to
implement an Enterprise Resource Planning system
(ERP). and redesign business processes The project
duration is estimated at three years. Staff will
continue these efforts based on Council adopted
Financial Responsibility Philosophy.
6 Identify and include updated performance measures in the 2017 -2019
Financial Plan. 06/17 6/17 This project is underway for the 2017-19 Financial
Plan.
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MCG & OIO UPDATE
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Fiscal Sustainability and Responsibility: 2015-17 Action Plan (30% complete)
Objective: Implement the City’s Fiscal Responsibility Philosophy with a focus on the reduction of unfunded liabilities.
# Task Completi
on Date Revised Status
7
Addressing the City’s long term costs: Develop a budget policy for
incorporation in the 2015-17 Financial Plan that reflects policy
direction regarding the use of one-time resources.
06/15 Complete A policy was adopted with the 2015-2017 financial
plan.
8
Identify and work with a risk management expert to conduct an audit
of liability and workers’ compensation claims history and cost trends
to ensure appropriate risk management and cost effective coverage.
Explore options within CJPIA to control costs as well as other
programs offered by other providers, if applicable.
06/16
Complete
d
Given the move from primary (first dollar)
insurance coverage for liability claims to an Excess
Insurance Program (EIP) the City does not believe
an audit is necessary. This EIP program is expected
to result in cost savings given the City’s positive
liability claims experience. CJPIA plans to develop
a similar excess insurance model for their workers’
compensation program and staff will work with
CJPIA to evaluate the potential benefits for the
City’s workers’ compensation program. In addition,
the City continues to make changes identified in a
Risk Management Evaluation provided at no
additional cost through CJPIA and will continue to
actively participate in this valuable program that
provides best practices in risk reduction and
management.
9
Establish objectives to contain or reduce liability and/or workers
compensation claims and work with departments to achieve
reductions.
06/16 Ongoing
Claim reviews on liability and workers’
compensation programs are conducted quarterly
with the focus on cost containment/reduction. The
City’s safety committee continues to be instrumental
in educating staff and promoting a culture of safety.
A consultant is working with staff on updating key
safety policies and programs. CJPIA provided
critical safety training programs at no additional cost
to the City. In addition, a Safety and Technical
Training Engineer was hired in the Utilities
Department which will allow a more focused and
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MCG & OIO UPDATE
PAGE 29
Fiscal Sustainability and Responsibility: 2015-17 Action Plan (30% complete)
Objective: Implement the City’s Fiscal Responsibility Philosophy with a focus on the reduction of unfunded liabilities.
# Task Completi
on Date Revised Status
proactive approach to the City’s risk management
program.
1
0
Propose and implement payment to a long-term cost item from year-
end fund balance at mid-year as based on policy adopted by the City
Council in the 2015-17 Financial Plan.
06/16,06/1
7
2014-15-year end unassigned fund balance was
appropriated with the 2016-17 Supplemental
Budget. $750,000 was allocated to pay down
CalPERS unfunded liability and $250,000 was
allocated to pay down OPEB unfunded liability.
$1.9 million was allocated toward implementation of
an Enterprise Resource Planning system, investing
in the information technology infrastructure,
efficiency and effectiveness.
1
1
Review progress regarding liability and/or workers compensation
claim reduction 02/17 Ongoing
Quarterly liability and worker’s compensation
claims reviews with key stakeholders are underway
to ensure active case management and to close
claims more quickly when appropriate.
1
2 Continue investment in infrastructure maintenance Ongoing
The City adopted a policy as part of the 2015-2017
Financial Plan to prioritize paying unfunded
liabilities and deferred maintenance projects with
one time revenues. 2016-17 Supplemental Budget
allocated $1.625 million toward CIP projects and
$2.8 million for Efficiency and Effectiveness
Initiative ERP implementation.
1
3
Continue developing, implementing and reporting on operational
efficiencies Ongoing
Performance measures for each department are
being developed for the 2017-2019 Financial Plan.
Operational efficiencies will be evaluated with
development of the financial plan.
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PAGE 30
Fiscal Sustainability and Responsibility: 2015-17 Action Plan (30% complete)
Objective: Implement the City’s Fiscal Responsibility Philosophy with a focus on the reduction of unfunded liabilities.
# Task Completi
on Date Revised Status
1
4
Complete a comprehensive analysis of City costs and fees every five
years 08/15 Spring
2017
As a result of transitions in staff, the Finance
Director, and other managers involved in this project
the date has been adjusted to Spring 2017.
1
5
Adjust existing fees per Council policy and in accordance with User
Cost Recovery Goals Annually
This will occur with the consideration of the Spring
2017 in preparation for the 2017-2019 Financial
Plan.
1
6
Review and adjust enterprise fees and rate structures as required to
ensure they remain appropriate and equitable. Ongoing
The Utilities Department is conducting a capacity
and connection fee study that is expected to replace
the current development impact fee. It is also
embarking on a review of its recycled water rates to
appropriately charge for this water source. Both
efforts should be completed for implementation with
the 2017-19 Financial Plan. Provided current
revenue trends; the drought surcharge is likely to
remain in effect for the foreseeable future until a
new norm can be determined and rates adjusted
appropriately.
1
7
Monitor receipts of local revenues (such as business licenses, utility
user taxes, franchise fees) and initiate effective collection strategies to
ensure that revenues and taxes are paid by those who are obligated to
pay them.
Ongoing
Staff has reinstituted reporting TOT on a monthly
basis and is following up with any unpaid UUT and
business license fees.
1
8
Implement a business license compliance program using outside
consultants to identify unlicensed businesses within the community. 05/16 08/16
Contract has been executed with HdL companies.
Implementation is in progress and the program is
being developed with the consulting services from
HdL.
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PAGE 31
Downtown: 2015-17 Action Plan (60% complete)
Objective: Adopt a Downtown Concept Plan, develop a plan for expansion of Mission Plaza, and improve safety, infrastructure,
and maintenance in the Downtown.
# Task Completi
on Date Revised Status
1
Vision and Economic Vitality
Develop RFP for Downtown Concept Plan update in
coordination with the update of the City’s zoning ordinance.
(08/15)
Interview and select consultants (09/15)
Complete community visioning, interviews, charrette(s),
review of Mission Plaza Assessment project (12/15)
Present draft concepts and study findings to City committees
and commissions for input (09/16)
Present draft concepts and study findings to Council review
and approval (Revised to 10/16)
Present final Concept Plan and final Mission Plaza Study to
Council (Revised to 04/17)
Coordinate with the Downtown Association to develop a
building inventory and occupancy reporting methodology
(Ongoing)
Collaborate with the Downtown to develop options for
downtown residential parking (10/17)
Complete Design for Downtown Renewal (Construction
proposed for 2017-18) (06/17)
Facilitate completion of Chinatown and Garden Street
Terraces private developments (Ongoing)
06/17
A Joint City Council/ Planning Commission Study
Session was held on October 4, 2016 to present the
draft concepts for the Downtown Concept Plan
update.
Public Workshops, to solicit feedback on the draft
concepts for the Downtown Concept Plan update,
will be held in November 2016.
Draft concepts presented to City Council in October
2016. City Council feedback is currently being
developed into preferred alternative concept plan.
Monterey Street stores are now open in the
Chinatown Project including H&M, Lululemon, and
William Sonoma and more forthcoming. The
Garden Street Terraces projects is progressing
rapidly
2
Safety
Provide one police officer for the downtown and additional
personnel as available
Provide Community Action Team (CAT) to combine
enforcement, intervention & education
Coordinate with outreach groups for the homeless
Complete
d
In May of 2016 Council approved the continuance
of the “Make Change Count” meter campaign from
a pilot program to a permanent program.
Three cameras have been purchased and placed in
the Downtown core and are activated for use.
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MCG & OIO UPDATE
PAGE 32
Downtown: 2015-17 Action Plan (60% complete)
Objective: Adopt a Downtown Concept Plan, develop a plan for expansion of Mission Plaza, and improve safety, infrastructure,
and maintenance in the Downtown.
# Task Completi
on Date Revised Status
Coordinate with other law enforcement agencies
Expand use of safety cameras (06/16)
Staffing has allowed the placement of two bicycle
officers Downtown covering dayshift, seven days a
week. The CAT team continues to provide outreach,
intervention and education involving the homeless
population downtown.
3
Infrastructure and Maintenance
Complete Sidewalk Repairs & Tree Replacements (06/16)
Complete Sidewalk Repairs & Tree Replacements (06/17)
Replace Higuera Lighted Crosswalk (06/17)
Upgrade Mission Plaza Railing (06/16)
Upgrade Mission Plaza Railing (06/17)
Start Construction of Marsh Street Bridge (06/16)
Complete Design for Mission Plaza Restroom – Construction
proposed for 2017-18 (06/17)
Implement Parking Program organizational change (01/16)
Initiate Environmental Study for the Palm / Nipomo Parking
Structure (01/17)
Develop and implement annual report outlined in the Public
Works Strategic plan, to report annually on Downtown
Support (06/16)
Continue Downtown Street Sweeping (Ongoing)
Continue Downtown Sidewalk & Bubblegum Alley Steam
Cleaning (Ongoing)
Continue Downtown Trash Pickup & Graffiti Removal
(Ongoing)
Continue Newsrack Enforcement & Permitting Program
(Ongoing)
06/17
Sidewalk repairs are currently on-going.
Marsh Bridge design and environmental document is
close to completion. Property acquisition,
permitting, and the finalization of NEPA
documentation will mean the project will begin
construction in 2017 at the earliest.
The Palm Nipomo Parking Structure Environmental
impact report underway. New pedestrian signal
heads installed at Broad/Marsh and other pedestrian
improvements installed as part of GST project.
Ongoing work efforts the Downtown include the
following regular activities: Street Sweeping,
Sidewalk & Bubblegum Alley Steam Cleaning,
Trash Pickup & Graffiti Removal, and
implementation of the Newsrack Enforcement &
Permitting Program.
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Status Report on
General Plan Implementation Programs
November 2016
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Status of General Plan Implementation Programs
TABLE OF CONTENTS
Introduction
Overview 1
Status of General Plan and Area Plan Implementation Programs 1
Report Organization 2
Findings 3
Status of General Plan Implementation Programs by Element
Land Use Element 8
Circulation Element 15
Housing Element 21
Noise Element 27
Conservation and Open Space Element 28
Safety Element 31
Parks and Recreation Element 33
Water and Wastewater Element 34
Status of Area Plan Implementation Programs
Orcutt Area Specific Plan 37
Mid-Higuera Area 42
Railroad District 44
Airport Area Specific Plan 47
Margarita Area Specific Plan 49
Climate Action Plan 55
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INTRODUCTION
- 1 -
OVERVIEW
The purpose of this report is to provide a concise yet comprehensive summary of the status of all
General Plan implementation programs as well as implementation programs for key “area” plans:
Downtown, Mid-Higuera Area, and Railroad District Area. This report also covers action items
and the status of efforts in the Airport Area, Margarita Area and Orcutt Area Specific Plans.
STATUS OF GENERAL PLAN IMPLEMENTATION PROGRAMS
The following schedules provide a concise
yet comprehensive summary of the status of
all General Plan implementation programs.
As discussed in greater detail below, of the
409 individual implementation programs in
the General Plan, 89% (365) of them are
completed or have been integrated into the
City’s ongoing operations. This is a nearly
seven percent increase of implemented
programs since the last Financial Plan
reporting.
Given the ambitious nature of our General
Plan and its twenty-year time horizon, we
believe that this represents significant
progress in achieving General Plan goals.
The incomplete programs (11% of the total) are classified as follows:
4% (16) as being relatively easy to achieve from a resource perspective.
5% (21) as being of moderate difficulty.
2% (7) as being difficult to achieve.
Report Focus: Why Report on the Status of Programs? The City’s General Plan is composed of
a “building block” hierarchy of goals, objectives, policies and programs. Goals and objectives are
direction-setters. They describe desirable conditions and preferred outcomes as they are applied to
specific situations. Goals are generally not quantifiable, time-dependent or suggestive of specific
actions for their achievement. Objectives generally state an intermediate step toward attaining a
goal. Policies are typically more specific statements that guide decision-making.
Programs are actions that implement goals, objectives and policies. As such, monitoring our
progress in implementing General Plan programs is an excellent way of monitoring our progress
in achieving General Plan goals and objectives. And for this reason, it is the focus of this report.
Status of General Plan Implementation
Programs
Complete or Ongoing 89%High Difficulty 2%
Medium Difficulty 5%Low Difficulty 4%
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INTRODUCTION
- 2 -
Report Organization
General Plan Elements. The report first organizes each of the implementation programs into one
of our eight General Plan elements:
Land Use (LU)
Housing (H)
Circulation (C)
Conservation and Open Space (COSE)
Noise (N)
Safety (S)
Parks and Recreation (PR)
Water and Wastewater (WW)
Implementation Program Summary. A short “one-line” narrative is provided for each
implementation program, referencing the specific General Plan Program number. (Each program
is assigned a “line number” solely for easy internal reference within the report itself.)
Lead Department. The lead responsible for implementing the program is presented. (In many
cases, several departments work closely together in implementing the program; this simply
indicates which department has the lead role in coordinating program implementation.)
Administration (ADM)
Community Development (CD)
Finance & Information Technology (FIT)
Fire (FD)
Parks and Recreation (P&R)
Police (PD)
Public Works (PW)
Utilities (UT)
Implementation Status. All programs are organized into one of two major “status” categories:
If it’s complete (or will be complete by June 2017) or has been integrated into City operations
as an ongoing program, this is noted with a “C” (complete) or an “O” (ongoing) in the first
status column of the summary.
If it won’t be completed (or become an ongoing program) by June 2017, then we have rated
how difficult it will be to complete on an “order of magnitude” (qualitative) basis using the
following coding:
Low (L): Minimal staff effort and no consultant assistance will be needed to complete the
analytical work and coordinate stakeholder-public outreach. While this is a qualitative
assessment by the lead department, this generally means that less than 80 hours of staff work
and no additional budget resources will be needed to implement the program.
Medium (M): Significant staff effort, some consultant assistance or supplemental funding for
operations or capital projects will be needed to complete the analytical work and coordinate
stakeholder-public outreach or implement the program. Again, while this is a qualitative
assessment by the lead department, this generally means between 80 to 500 hours of staff work
and/or up to $25,000 for added budget resources will be needed to implement the program.
High (H): Major staff effort, consultant assistance or supplemental funding for operations or
capital projects will be needed to complete the analytical work, coordinate stakeholder-public
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 3 -
outreach or implement the program. Generally, this means that more than 500 hours of staff
work and/or more than $25,000 for added budget resources will be needed to implement the
program.
Area Plans. “Area plans” like the Railroad District Plan are not General Plan Elements.
However, each of the area plans adopted by the Council that have “implementation programs” –
Mid-Higuera Street Enhancement Plan, Railroad District Plan, Airport Area Specific Plan,
Margarita Area Specific Plan and Orcutt Area Specific Plan – are closely linked to the General
Plan implementation. Accordingly, the status of “area plan” implementation programs is also
provided in this report. They are organized in the same manner as the status report on General
Plan program implementation. The Downtown Concept Plan is a graphical document with
supporting guidance, and it is currently undergoing an update, that has an anticipated completion
date of June 2017. The current plan is summarized in narrative format on page 5.
Findings
General Plan Programs
Status Summary. As noted above, 89% of the City’s General Plan implementation programs
have been completed or integrated into the City’s day-to-day operations. The Council recently
adopted updates to the Land Use, Circulation, Housing, Water and Wastewater Elements, the
tables and information in this report capture the modified and added programs for those elements.
The Climate Action Plan contains another set of programs or strategies that require
implementation. This strategy document overlaps programs in almost every other element of the
General Plan, and therefore may represent some duplication in implementation, however it is
included as a summary of strategies for which implementation is vitally important in order to meet
Greenhouse Gas (GHG) emissions reductions goals.
The following is a more detailed summary of the status of existing General Plan implementation
programs by element:
Summary: Status of General Plan Implementation Programs
General Plan Element
Complete or
Ongoing
Difficulty to Complete
Total Low Medium High
No. Pct. No
.
Pct. No. Pct. No. Pct.
Land Use 55 75% 3 4% 11 15% 4 6% 73
Housing 74 95% 4 5% 0 0% 0 0% 78
Circulation 67 97% 1 1.5% 1 1.5% 0 0% 69
Conservation & Open Space 61 90% 0 0% 6 9% 1 1% 68
Noise 5 64% 1 12% 1 12% 1 12% 8
Safety 34 97% 1 3% 0 0% 0 0% 35
Parks and Recreation 37 92.5% 2 5% 0 0% 1 2.5% 40
Water and Wastewater 32 84% 4 11% 2 5% 0 0% 38
TOTAL 365 89% 16 4% 21 5% 7 2% 409
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 4 -
As reflected above, there are very few “low effort” programs remaining.
Resource Requirements. Based on our qualitative assessment of the resources need to complete
the implementation of the remaining programs, the following is a “high-level” assessment of the
staff resources and added budget resources that will ultimately be needed to complete these
programs at some point:
HIGH -LEVEL Resource Assessment
Remaining
Programs
Difficulty
FTE's* and/or Consultant Costs
min max min max
Low 16 0 0.62 $ - $ -
Medium 21 0.81 5.05 $ - $525,000 +
High 7 1.68 1.68 + $175,000 $175,000 +
Total 44 2.49 7.35 + $175,000 $427,000 +
*Annual Full-time Equivalent (FTE)
Value of Remaining Action Items. These summaries show which programs remain undone and
the “order of magnitude” resources that would be needed to complete them. However, they do not
address their relative value to the community compared with the effort that would be required to
complete them. For example, it might be tempting to direct our resources to finishing-up the “low
or medium difficulty” programs to get them off our plate. However, this should be weighed against
the value likely to be derived. In this case, we might have a greater impact in improving the
community’s quality of life if we focused the same level of resources towards accomplishing a
fewer number of “high value” (but relatively higher effort) programs. On the other hand, we would
want to avoid undertaking high-effort but lower-value programs.
The following is a paradigm or model for assessing these “value versus effort” trade-offs, which
can be summarized as follows in the context of allocating resources towards completing General
Plan programs:
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
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In this model, the first priorities should be selected from Quadrant A: “low effort but high value.”
(These are the proverbial “low hanging fruit.”) After this, Quadrants B and C are a “toss-up.”
However, in all cases, we would want to minimize efforts towards programs that might fall into
Quadrant D, unless the community or decision makers think that there is greater value than the
weight assigned by City staff.
Ultimately, assessing the value of individual programs and directing resources towards completing
them is the Council’s decision (and in the final analysis, this is what the City’s goal -setting and
budget process is all about). However, staff can prepare an “order of magnitude” assessment of
those programs we believe would have the most near-term benefits relatively quickly if the Council
believes that this would be helpful background information in the goal-setting process.
Area Plans
Railroad District Plan Programs
Four of the forty-one Railroad District Plan implementation programs have been completed or
integrated into ongoing programs. Of the remaining thirty-seven programs that are not yet
complete, we have classified two of them as “medium” difficulty and thirty as “high.” Several of
the programs that call for bike paths along the railroad right-of-way may need to be adjusted to
reflect the inability to achieve easements from the Union Pacific Railroad.
Mid-Higuera Area Enhancement Plan Programs
While work has been done toward implementation, none of the twenty-four programs set forth in
this long term plan have been completed. We have classified two of the twenty-four programs that
are not yet complete as “medium” difficulty and twenty-two of them as “high.” The LUCE calls
for update of this plan.
Quadrant A Quadrant B
Low Effort, High Value Low Effort, Low Value
Quadrant C Quadrant D
High Effort, High Value High Effort, Low Value
High LowEFFORTLowHigh
VALUE
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
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Downtown Concept Plan
The General Plan provides policies and programs for all areas of the City including a specific
section in the Land Use Element regarding the Downtown. The Downtown Concept Plan is a
graphical map with principles that has long been used to guide decisions regarding development
in the Downtown. This document is referenced in the Land Use Element (4.0) as an illustration of
how Downtown development may occur but was never envisioned as a static document, rather
more of a vision concept. Some of the concepts are being pursued with review and approval of
private development. Others require City resources and action, and some concepts may change. -
The Downtown Concept Plan is in the process of being updated as called for in the Land Use and
Circulation Elements update.
Airport Area Specific Plan Programs
Of the twenty-nine programs set forth in this plan, one has been completed and nineteen have been
integrated into ongoing programs. We have classified two of the remaining nine programs that are
not yet complete as “medium” and six as “high.” This Specific Plan was amended in September
2014 after many years of agency collaboration to address the Chevron Remediation and
Redevelopment proposal and some of these programs have been updated as part of the process.
The preparation work needed to begin remediation activities is currently underway on the south
side of the property. There is renewed interest to annex unincorporated properties in the City now
that the recovery of the economy is fully underway and some water and wastewater challenges are
on the horizon.
Margarita Area Specific Plan
The Margarita Area Specific Plan was adopted in October 2004 and accommodates 868 dwelling
units and about 900,000 square feet of business park development. Three subdivisions have been
approved for a total of approximately 300 residential lots, and several commercial developments
have been approved. Within the approved subdivisions, 166 dwelling units have been completed
in the Serra Meadows subdivision, building permits have been issued and the first phase of the
Toscano subdivision single family dwelling units are under construction. Many of the programs
listed in the plan are dependent upon actual construction taking place since they will be
implemented with development; however, two of the 87 programs have been completed: the
dedication of the South Street Hills and the construction of the Damon-Garcia Sports Field
complex. Changes to the fee program were undertaken to clarify parkland fee structure and to re-
assign a portion of parkland payment responsibility to the community at large to reflect the
community-wide benefit of the Damon-Garcia Sports fields.
Orcutt Area Specific Plan
The Orcutt Area Specific Plan was approved in 2010 and accommodates nearly 1,000 new
residential units and some 15,000 square feet of commercial retail space. The area was annexed to
the City in November 2011. None of the 93 programs identified has yet to be completed because
the programs specify conditions that will be accomplished by development occurring in the area.
The programs are listed as “ongoing’ because the programs will apply to and be implemented by
development in the area. Currently, subdivision and development proposals have been submitted
and are in process as follows:
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 7 -
Wingate (Taylor) – 142 total units (45 SFR), 33 row houses, 52 senior apartments (+12
lofts) and a one-acre park: Tentative Tract Map approved
Jones – 65 total units (9 SFR, 9 MU, 43 condominium units, open space along creeks): In
process
Righetti Ranch – 304 total units (272 SFR, 32 townhomes, 14 + acre neighborhood park,
and 52 + acres of open space on Righetti Hill): Specific Plan update required. In process,
public improvement plans have been submitted
West Creek - 179 total units (74 SFR, 105 apartments): In process
OASP programs will be implemented as part of these and future developments in the area.
Avila Ranch Specific Plan
The planning application for the Avila Ranch Specific Plan is currently under review and a Draft
Environmental Impact Report is anticipated to be released for public review prior to the end of
calendar year 2016. The proposed project would accommodate 720 new residential units, 15,000
square feet of commercial uses, and approximately 52 acres of open space.
San Luis Ranch Specific Plan
The planning application for the San Luis Ranch Specific Plan is currently under review and a
Draft Environmental Impact Report is anticipated to be released for public review in early 2017.
The proposed project would accommodate 500 new residential units, a minimum of 50,000 square
feet each of commercial, office and hotel/visitor servicing uses, a minimum of 5.8 acres of parks,
and approximately 40 acres of open space/agriculture.
T:\Budget Folders\2017-19 Financial Plan\November 15th Setting the Table\Status of General Plan Implementation
Programs_2015-17 update.docx
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
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Status of General Plan Implementation
Programs
STATUS AS OF October 2016
Complete Difficulty to
Complete Lead
Prog
# Program Summary Or
Ongoing Low Med High Dept
.
LAND USE ELEMENT
1 Growth Management
1.14.
1
The City will monitor reports from the County
“resource management system” and advocate for
adherence to that system.
O
L
CD/
UT
1.14.
2
The City shall advocate and help arrange quarterly
coordination meetings among planning directors of
local jurisdictions to discuss regional issues.
O
L
CD/
ADM
1.14.
3.
The City will participate with the County in
reviewing and providing input on County projects
and general plan amendments that have potential
to impact the City or be inconsistent with City
policies.
O
L
CD
1.14.
4
The City shall seek County Board of Supervisors
approval amending the County Land Use Element
to make it consistent with this element. The City
will work with the County during updates of the
County's plan for the San Luis Obispo planning
area.
L
CD/
ADM
1.14.
5
The City shall maintain a memorandum with the
County, pledging that neither agency approve a
substantial amendment to its plan for San Luis
Obispo's planning area without considering the
recommendation of the other agency
C
CD
1.14.
6
The City shall prepare and maintain a Planning
Area Map in the General Plan. The City will
establish and maintain County concurrence for the
map, which applies to the City’s Planning Area
outside the urban reserve.
O
L
CD
1.14.
7
The City shall maintain a development fee
program that covers costs associated with City
services and facilities. Periodic review of the fees
collected will ensure they are adequate to cover
City costs.
O
H
CD
2.1 Conservation and Development of Residential
Neighborhoods
2.10.
1.
The City shall review, revise if deemed necessary,
and actively enforce noise, parking, and property-
development and property-maintenance
standards.
O
L
CD
2.10.
2.
The City shall implement, and regularly review and
update property-maintenance regulations focused
on proper enclosure of trash, appearance of yards
O
L
CD
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and buildings from the street, and storage of
vehicles.
2.11.
1
The City shall evaluate student housing
preferences and consider revising development
standards to better meet them in multifamily
housing near campus.
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2.11.
2.
The City shall review, and revise, if deemed
desirable, its standards for multifamily housing so
that apartments will provide usable open space
and storage similar to the requirements for
condominiums.
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2.12. The City shall adopt special development
standards to guide addition of dwellings within
Downtown residential areas to implement
Policy 2.8.
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2.13. The City will consider new regulations, for Low-
Density and Medium -Density Residential areas, to
require special review for (1) incompatibly large
houses, (2) replacement or infill homes in existing
neighborhoods, and (3) accessory buildings with
plumbing facilities allowing easy conversion to
illegal second dwellings.
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2.14. The City shall implement Neighborhood Wellness
Action Plans to help residents preserve and
enhance their neighborhoods.
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2.15. The City will evaluate alternatives to the current
maximum number of dwelling units per acre
(based on bedroom count) and height, parking,
and setback standards, to regulate residential
building intensity, and bulk and mass. Floor area
limits will be considered.
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2.16. The City shall evaluate the potential to use
portions of City-owned parking lots and structures
for residents’ parking.
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2.17. The City shall require new housing projects in the
Downtown area to provide residents with
information and services to off-set vehicle needs,
such as providing transit passes, providing space
for hourly car rental services, and providing on-site
bicycle storage facilities.
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2.18. The City shall evaluate the potential for
development fees to fund new parking spaces in
an additional parking structure for residents of new
housing projects in the Downtown core.
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3 Commercial & Industrial Development
3.9. The City shall amend its Zoning Regulations to
implement the changes included in the 2014
General Plan update program.
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3.10. Zoning Regulations and Community Design
Guidelines will include measures such as location
and shielding of mechanical equipment; location of
truck loading, trash collection areas, and
loudspeakers; noise attenuation measures along
property lines to prevent unacceptable noise
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exposure for residential areas or other noise-
sensitive uses.
3.11. The City shall investigate ways to encourage more
cohesion between the existing shopping centers
on Madonna Road.
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3.12. The City shall amend the Community Design
Guidelines to address transitions between
neighborhood commercial development and
adjacent residential neighborhoods.
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3.13. The City shall review zoning regulations to
consider allowing visitor-service uses in office
zones adjacent to community commercial zones in
the Downtown and adjacent to Monterey Street
between Johnson and Santa Rosa.
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3.14. The City will investigate emerging technologies
and trends to evaluate whether updates to zoning
regulations are needed.
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3.15. The City shall implement appropriate strategies for
business retention and expansion with a focus on
those providing head-of-household jobs.
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ADM
3.16. The City shall provide zoning incentives and
investigate a program coordinating commercial
and industrial development for the provision of
child care and elder care for workers.
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4 Downtown
4.24.
The City shall update the Downtown Concept Plan
by 2016 and shall regularly update the plan as
required to address significant changes in or
affecting the Downtown area including the
opportunity for meaningful public input.
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4.25. The City shall consider features of "A Conceptual
Physical Plan for the City’s Center" (Downtown
Concept Plan) in the approval of projects in the
Downtown, recognizing that the plan is a concept
and is intended to be flexible.
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4.26. The City shall undertake a study of visual
resources within the Downtown core area to
identify potential locations for new public-owned
open places with access to views of important
scenic resources. The City will consider
acquisition of one or more of these open places as
resources permit.
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4.27. The City shall explore the full or partial closure and
re-design of Broad Street between Palm and
Monterey Streets, and Monterey Street between
the two connections with Broad Street to
effectively extend, either permanently or for
special events.
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4.28. The City shall modify zoning regulations to allow
efficiency units and variable density in the
Downtown Core.
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4.29. The City shall work with the Downtown businesses
and residents, the BID, and Chamber of
Commerce to manage impacts from downtown
drinking establishments, and if necessary, enact
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additional regulations to ensure that the late night
environment in and near Downtown is safe and
pleasant.
4.30. The City shall develop a master plan for San Luis
Obispo Creek in the Downtown area.
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4.31. The City shall prepare an inventory of uses in the
Downtown Core. Particular attention shall be
given to identifying uses at the street level as
these uses directly impact the pedestrian
experience and vibrancy of the Downtown. This
information shall be used to target business
support and attraction.
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4.32. The City shall incorporate into its zoning
regulations specific criteria for evaluating use
permits for bars/taverns, night clubs and late night
drinking establishments.
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4.33. The City will modify its Community Design
Guidelines to enhance Safety and Crime
Prevention through Environmental Design.
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4.34. The City, working with the Downtown Association,
businesses, landlords, and residents will consider
emergency callboxes at strategic locations in the
Downtown.
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4.35. The City working with the Downtown Association,
Downtown businesses and residents shall develop
a program to encourage lighted storefronts and
street frontages throughout the night.
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4.36. All specific plans shall identify design features
utilized to enhance public safety.
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4.37. The City shall conduct a nighttime safety audit of
key areas of the City to see where deficiencies in
environmental design may exist and should be
improved. Key Areas should be defined as areas
experiencing higher crime than City average by
SLOPD.
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5 Public & Cultural Facilities
5.3. The City shall continue to work to develop a plan
for meeting additional space needs in the
Downtown. The City shall work with the County to
coordinate site selection, building design,
circulation and utility services, parking, trip
reduction, and funding.
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5.4. The City, Cal Poly, and the Foundation for the
Performing Arts will jointly manage the performing
arts center on the Cal Poly campus.
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5.5. The City shall undertake a study of its surplus
facilities for possible reuse by cultural and non-
profit groups.
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ADM
5.6. The City shall consider incentives to support
establishment of social service facilities in the city.
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ADM
6 Resource Protection
6.2.1. The City shall prepare and maintain geographic
information systems-based maps of the city, the
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urban reserve, and the planning area to guide in
land use designations and decision-making.
6.2.2 The City shall seek to protect resource areas
deemed worthy of permanent protection by fee
acquisition, easement, or other means.
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6.5.1. Subdivision approval in hillside planning areas
shall include designation of "sensitive sites," which
shall be subject to architectural review.
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6.5.2. The City shall create and maintain a GIS layer to
accurately document development limit lines as
they are applied in the General Plan.
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6.5.3. Consistent with the Community Design guidelines,
all hillside areas are considered sensitive sites,
and architectural review is required for new
development. The Community Development
Director will screen all proposals to identify any
which do not need architectural review.
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6.7.1. The City shall ensure new development complies
with the City’s flood plain ordinance, setbacks,
specific plans, and design standards to minimize
flood damage and flood plain encroachment.
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6.7.2 The City shall administer the National Flood
Insurance Program standards.
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6.7.3 The City shall notify owners of creeks and
adjacent properties in advance of work, and use
care in any needed removal of vegetation.
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6.7.4 The City shall evaluate the feasibility of
establishing a financing district or districts to
address flood concerns in affected areas.
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7 Airport Area
7.13. The City shall continue to work with the County
and regional airlines to assure that regional airline
services are continued and expanded to
adequately serve the needs of the population in
the service area of the airport.
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7.14. The City will annex the Airport area denoted in the
Airport Area Specific Plan and accommodate
incremental development consistent with the
growth management policies, including those
concerning adequacy of resources and services
and development paying its own way.
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7.15. In approving development proposals, the City will
assure that Airport Area properties noted in the
Airport Area Specific Plan secure protection for
any on-site resources identified in the
Conservation and Open Space Element. To help
maintain the greenbelt, properties shall also
secure open space protection for any contiguous,
commonly owned land outside the urban reserve.
If it is not feasible to obtain protection for such
land, fees in lieu of dedication shall be paid when
the property is developed.
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7.16. The City shall create an Airport Overlay Zone to
reflect the boundaries of the San Luis Obispo
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County Regional Airport Land Use Plan within the
City limits. The purpose of the Airport Overlay
Zone is to codify airport compatibility criteria in
areas for which the City may override the Airport
Land Use Commission determination to ensure
compliance with the requirements of the California
State Aeronautics Act (Cal. Pub. Utilities Code,
Section 21670, et. seq.)
7.17. The City shall update its Zoning Regulations to
address allowable uses and development
standards for areas the City may override a
determination of inconsistency. Zoning regulations
shall be consistent with the requirements of the
State Aeronautics Act, use guidance from the
Caltrans Airport Land Use Planning Handbook and
comply with related state and federal requirements
relating to airport land use compatibility.
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7.18. The City shall review of General and Specific
Plans and Amendments, Zoning ordinance or
amendments, or Building code changes within the
San Luis Obispo County Regional Airport Land
Use Plan boundary. As well as including referral to
the Airport Land Use Commission as specified in
Section 21676(b) of the Public Utilities Code for a
determination of consistency with the San Luis
Obispo County Airport Land Use Plan.
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8 Special Focus Areas
8.3. The City will review and update Ordinance 1130
and involve residents to ensure that neighborhood
concerns are addressed.
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8.4. The City will update the Mid-Higuera Area Plan
for this multi-block commercial area to reflect
current needs and changes that have occurred
since the 2001 plan was adopted.
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8.5. The Caltrans site is planned for redevelopment
from a Caltrans office and yard complex to a
mixed use development. Commercial uses will be
described under the Tourist Commercial
designation, and redevelopment plans shall
consider the suitability of realignment of the
Madonna/South Higuera intersection. The site
should be developed to serve as a gateway into
the community, with consideration of additional
open space uses, retention and rehabilitation of
the Master List historic structure, and retention of
Heritage Trees on the site. The site shall also
include a park site north of Madonna Road.
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8.6. Lands behind the General Hospital building that
are inside the City’s Urban Reserve line will be
designated as Public (for existing public facility)
and a range of residential uses (Low Density and
Medium Density Residential) and will include the
ability to support residential care, transitional care
use, and other residential uses consistent with the
adjacent areas. The remaining site outside the
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City’s Urban Reserve line will remain as Open
Space. The City shall seek to secure permanent
protection of the open space outside of the urban
reserve line as part of any development proposal.
8.7. The City shall implement the South Broad Street
Area Plan to create a safe, attractive and
economically vital neighborhood with a mix of
complementary land uses.
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8.8. The Madonna Inn Area includes land west of
Highway 101 on the lower slopes of San Luis
Mountain and the northeast slopes of the foothill
bordering Laguna Lake Park. This area may be
developed further only if surrounding hillsides
including area outside the Urban Reserve Line are
permanently protected as open space.
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8.9. The 38-acre area of the Sunset Drive-in Theater /
Prado Road Area should be further developed only
if flooding can be mitigated without significant
harm to San Luis Obispo Creek. Once flooding,
access, and agricultural preservation issues are
resolved, the area would be suitable for
development as a mixed use development with a
mix of Commercial uses. Permanent open space
shall be required. A full assessment of the Drive-
in Theater site’s potential as a historic resource
will need to be evaluated and addressed. Bicycle
connectivity for this area is an important
component for future development.
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8.10. The Pacific Beach area is planned for
redevelopment from current use as a continuation
school, school office and park uses to commercial
retail uses along Los Osos Valley Road and
Froom Ranch Road and the remaining site
maintained under a Park designation.
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8.11. Development of Calle Joaquin Auto Sales Area is
suitable for commercial mixed use and other uses
in the Tourist Commercial designation.
Development of the area must address
preservation of and transition to the agricultural
parcels/uses to the northwest; connectivity to the
Dalidio Ranch area; view shed preservation; and
treatment as a gateway to the City visible from
Highway 101.
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8.12. Flooding and access issues must be resolved for
the LOVR Creekside Area prior to developing
Medium High Density Residential. Agricultural
Designations must be maintained along the west
side of site. Compatibility with adjacent residential
areas to the east will be required. Permanent
protection of the adjacent San Luis Obispo Creek
will need to be addressed. The south side of the
site will need to accommodate relocation of LOVR
right-of-way and changes related to the planned
Highway 101 interchange.
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8.13. The Broad Street at Tank Farm Road Site will be
used as a mixed use site and provide a strong
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commercial presence at the intersection. Areas
along the creek on the western edge of the site will
be appropriately buffered to provide creek
protections. Attention to connectivity, safety and
comfort of bicycle and pedestrian circulation will be
especially important in the development of this
corner.
8.14. In regards to the Cal Fire / Cal Poly-owned
property on Highway 1, the City shall collaborate
with Cal Poly in updating the Master Plan for
development of campus property. The master
Plan shall address sensitive visual and habitat
resources, circulation issues, impacts to City
services, transition and potential impacts to
surrounding neighborhoods.
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8.15. Future development of the North Side of Foothill
(Bishop Knoll) shall address open space
requirements under Policy 1.13.8 and open space
buffers in accordance with Conservation and Open
Space Element Policy 8.3.2. The steep hillside
should be dedicated as Open Space and
residential lots grouped at the bottom of the hill
closer to Foothill. Development shall provide a
parking lot and trail access to Bishops Peak.
Circulation connectivity shall be provided to Los
Cerros Drive as feasible. Density shall be limited
to 7 units / acre.
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8.16. Future development of the Alrita Properties shall
address hillside planning requirements under
Policy 6.4.7C. Additional analysis will need to
occur in the LUCE EIR to evaluate potential water
service issues, and additional analysis is needed
to determine if the City’s water distribution system
can adequately serve development in this area.
Density shall be limited to 7 units/acre as modified
for slope under the Zoning Ordinance.
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CIRCULATION ELEMENT
2 Traffic Reduction
2.2.1. In coordination with county agencies, the City shall
support efforts in establishing county-wide trip
reduction programs.
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2.2.2. The City shall maintain and where cost effective to
improve a trip reduction plan for City employees.
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2.2.3. The City shall work with employers to establish a
voluntary commuter benefit options program that
provides commute options for employees.
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2.2.4. The City shall continue to work with Cal Poly,
Cuesta College, and other educational institutions
to provide incentives to all students, faculty and
staff to use alternative forms of transportation.
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3 Transit Service
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3.2.1. The City shall continue to implement the Short
Range Transit Plan (5-year time frame) and
coordinate with SLOCOG on implementing the
Long Range Transit Plan (20-year time frame).
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3.2.2. The City shall make available bulk rate transit
passes to all groups.
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3.2.3. The City shall work with the San Luis Obispo
Regional Transit Authority (RTA) to maintain and
expand commuter bus service to and from the City
of San Luis Obispo during peak demand periods.
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3.2.4. The City shall coordinate with the San Luis Obispo
Regional Transit Authority (RTA) to evaluate the
benefits and drawbacks of consolidated service.
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3.2.5. The City shall develop and maintain a
comprehensive marketing and promotion program
to reach individual target audiences.
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3.2.6. The City shall update its Short Range Transit Plan
to evaluate adding mass transit stops at the high
school and the middle school.
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3.2.7. When evaluating transportation impacts, the City
shall use a Multimodal Level of Service analysis. O L
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3.2.8. The City shall work with other agencies to develop
a regional transit center downtown.
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4 Bicycle Transportation
4.2.1. The City shall evaluate a bike share program in
coordination with Cal Poly and other educational
institutions.
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4.2.2. The City shall maintain and regularly update its
Bicycle Transportation Plan as needed to reflect
changes in state law and/or future conditions
consistent with the objectives, policies and
standards of this Circulation Element. Future
revisions to the Bicycle Transportation Plan shall
consider Safe Routes to School
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4.2.3. The City shall work with Cal Poly and Cuesta
College to de-emphasize the use of automobiles
and promote the use of alternative forms of
transportation in their master plans.
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4.2.4. The City shall revise its zoning regulations to
establish and maintain standards for secured
bicycle parking and ancillary facilities.
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4.2.5. The City should obtain railroad right-of-way and
easements to establish a separated bike path and
pedestrian trail through San Luis Obispo.
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4.2.6. The City shall maintain its GOLD level award
designation as a Bicycle Friendly Community and
pursue a gold level designation.
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4.2.7. The City shall collaborate with SLO County to
coordinate planning and development of county
bikeways to support a regional bicycle network.
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4.2.8. The City should consider expanding and
maintaining its bicycle licensing program to
address bicycle loss, theft, and safety problems.
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5 Walking
5.2.1. The City shall adopt and regularly update a
Downtown Pedestrian Plan to encourage walking
and to expand facilities that provide pedestrian
linkages throughout the Downtown. The plan shall
include pedestrian safety assessments in
accordance with State and Federal guidelines.
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5.2.2. Areas outside of the Downtown, the City shall
implement its program for installation of a
continuous and connected pedestrian network
giving areas with the heaviest existing or potential
pedestrian traffic priority in funding.
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5.2.3. The City shall continue to implement its annual
program of enhancing existing curbs with ADA
compliant ramps.
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5.2.4. The City shall continue to coordinate with
SLOCOG and local schools to pursue Safe Routes
to School programs and grant opportunities.
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5.2.5. The City shall consider the benefits and costs of
consolidating the Bicycle Transportation Plan with
a citywide Pedestrian Plan.
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6 Multi-Modal Circulation
6.2.1. As funding permits the City shall biennially
complete a traffic count program for pedestrians,
bikes, vehicles and transit to maintain and update
its database of transportation conditions and to
evaluate the state of the transportation system.
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7 Traffic Management
7.2.1. Those traffic programs identified in the Circulation
Element that have the greatest potential to reduce
traffic increases shall have priority for
implementation.
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7.2.3. On a bi-annual basis, as funding permits the City
shall implement an ongoing and comprehensive
transportation monitoring program.
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7.2.4. The City shall regularly, as funding permits,
conduct a travel behavior survey of residents to
estimate their use of different types of
transportation.
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7.2.5. The City shall work with the County to jointly
develop and adopt design and construction
standards for streets within the City's Urban
Reserve.
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7.2.6. The City shall revise its Subdivision Regulations to
include right-of-way and design standards.
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7.2.7. The City shall adopt an access management
policy to control location, spacing, design and
operation of driveways, median openings,
crosswalks, interchanges and street connections
to a particular roadway including navigation routes
to direct traffic to preserve the safety and
efficiency of the transportation system.
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7.2.8. The City shall cooperate with State and regional
agencies in evaluating the effectiveness of high
occupancy vehicle (HOV) lanes on State
highways.
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7.2.9. The City shall develop and adopt guidelines that
implement Policy 7.1.4 concurrent with the 2015-
17 Financial Plan.
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9 Street Network Changes
9.2.1. The City will establish building setback lines for
routes listed on Table 5.
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9.2.2. The City shall ensure that changes to Prado Road
(Projects 1, 2, and 19 on Table 5) are
implemented in a sequence that satisfies
circulation demands caused by area development.
Sponsors of development projects that contribute
to the need for the Prado Road interchange or
overpass will be required to prepare or fund the
preparation of a Project Study Report.
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9.2.3. The City shall adopt and regularly update a plan
and standards for the installation and maintenance
of landscaped medians, parkways, signs, utilities,
street furniture, sidewalks and bicycle lanes.
Within the Downtown, street amenities shall be
consistent with the Downtown Pedestrian Plan
design guidelines.
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9.2.4. The City will evaluate complete street designs to
maximize the shared right of way for all users as a
method of achieving an overall objective for the
Conceptual Physical Plan of the City's Center to
improve the pedestrian environment in the
downtown.
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9.2.5. As part of any proposal to further develop the
Dalidio-Madonna Area, the alignment and design
of extensions of Froom Ranch Way connecting
with Prado Road (west of Route 101) shall be
evaluated and established if consistent with the
Agricultural Master Plan for Calle Joaquin
Reserve.
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9.2.6. The City shall promote the creation of
“streetscapes” and linear scenic parkways or
corridors that promote the city’s visual quality and
character, enhance adjacent uses, and integrate
roadways with surrounding districts.
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10 Truck Transportation
10.2.
1.
Trucks should turn off motors when parked. The
City shall work with the Air Pollution Control
District (APCD) for guidance in establishing
standards that address air and noise pollution from
idling trucks.
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10.2.
2.
The City's Home Occupation Permit Regulations
should be amended to ensure that commercial
trucks are not used to make regular deliveries to
home occupations in residential areas.
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10.2.
3.
The City shall continue to provide reserved
commercial truck loading zones in appropriate
downtown areas.
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10.2.
4.
The City shall adopt an ordinance regulating the
movement of heavy vehicles.
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11 Air Transportation
11.2.
1.
The City shall work with the County Airport to
encourage the use of quieter and more
environmentally sensitive aircraft.
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ADM
11.2.
2.
The City shall work with the County Airport to
support the further development of airport facilities
and attract additional passenger airline services.
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ADM
11.2.
3.
The City shall work with the County Airport to
pursue funding opportunities, such as Airport
Improvement Program grants.
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11.2.
4.
The City shall work with the County Airport Land
Use Commission to complete updates of the
Airport Land Use Plan for the San Luis Obispo
County Airport in regard to significant changes in
noise, adjacent land impacts, and safety zones.
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12 Rail Transportation
12.2.
1.
The City supports maintaining and increasing daily
train service connecting San Luis Obispo with
points north and south, with departures and
arrivals in the morning, mid-afternoon and
evening.
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12.2.
2.
The City shall support San Luis Obispo Council of
Governments in evaluating the feasibility of
passenger rail service to connect points within the
county.
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12.2.
3.
The City shall coordinate railroad facility
infrastructure maintenance with the Union Pacific
Railroad and the Public Utilities Commission. In
addition, the City shall work with the Air Pollution
Control District and others to discourage idling
train engines in San Luis Obispo.
O
L
CD
12.2.
4.
The City shall monitor and respond to changes, or
proposed changes in passenger and freight rail
traffic that may impact the safety and well-being of
residents of the community including the transport
of combustible materials.
O
L
PW
12.2.
5.
The City shall discourage the transportation of oil
and other combustible hydrocarbons through the
City.
O
L
ADM
13 Parking Management
13.2.
1.
The City shall maintain and regularly update its
Access and Parking Management Plan (every 5
years) including parking demand reduction
strategies and consider emerging best practices.
O
L
PW
13.2.
2.
The City shall regularly monitor the use of public
parking in the downtown.
O
L
PW
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13.2.
3.
The City shall coordinate with SLOCOG during
periodic updates to SLOCOG’s Park and Ride Lot
Development report to evaluate the need for and
location of park-and-ride lots to serve commuters.
O
L
PW
13.2.
4.
The City shall only approve construction of
additional public parking structures after
considering the findings and results of a parking
supply and demand study.
O
H
PW
13.2.
5.
The City shall continue to work with the Downtown
Association to evaluate the use of curb space in
the downtown and identify opportunities for
creating additional parking spaces.
O
L
PW
13.2.
6.
The City shall continue to operate the downtown
trolley as a parking management tool to reduce
congestion.
O
H
PW
14
Neighborhood Parking Management
14.2.
1
Upon request from residents or other agencies,
the City will evaluate the need for neighborhood
parking permit programs or other parking
management strategies in particular residential
areas.
O
L
PW
14.2.
2.
The City will investigate the feasibility and
desirability of establishing parking financing
districts.
O
H
PW
15 Scenic Roadways
15.2.
1.
The City will participate with Caltrans, the County
and other cities to establish a program for
enhancing the visual character of the Highway 101
corridor consistent with the US 101 Aesthetic
Study for San Luis Obispo County.
O
L
PW
15.2.
2.
The City shall revise its Community Design
Guidelines to incorporate concern for the
protection of views and vistas from scenic
roadways.
M
CD
15.2.
3.
The City shall adopt a street corridor landscaping
plan for scenic roadways. Indigenous species will
be used unless shown to be inappropriate.
O
M
PW
15.2.
4.
Both the City and the County should enforce an
amortization program for the removal of billboards
along scenic roadways.
O
L
CD
16 Circulation Element Implementation, Program
Funding and Management
16.2.
1
Transportation Work Program shall be regularly
updated as part of the City Financial Plan, and
must be consistent with the Circulation Element.
Will cover a five-year period, shall be updated to
include modified projects and costs if warranted.
O
L
PW
16.2.
2
The City shall update its multimodal transportation
impact fee ordinance in accordance with State
Law (AB1600).
O
H
PW
16.2.
3
Prior to implementation of a project identified in
this element, the City shall reevaluate its need and
include an analysis of alternatives that can achieve
O
L
PW
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the desired results at lower costs and with less
environmental impacts.
16.2.
4.
Major development proposals to the City will
include displays of the proposal's interfaces with
nearby neighborhoods, and indicate expected
significant qualitative transportation effects on the
entire community.
O
L
PW
HOUSING ELEMENT
1 Safety
1.4. Provide financial assistance for rehabilitation of
affordable rental and ownership units using
Federal, state and local housing funds
O
L
CD
1.5. Continue Code enforcement to expedite removal
of illegal/unsafe dwellings.
O
H
CD
1.6. Enact a rental inspection program to improve
condition of housing stock.
O
H
CD
1.7. Continue to support local & regional solutions to
homelessness by funding programs such as
Maxine Lewis and Prado Center.
O
L
CD
1.8. Create educational campaign to encourage
owners of older residences to conduct seismic
upgrades
L
CD
2 Affordability
2.5. Continue to manage the Affordable Housing Fund
to serve as a sustainable resource for supporting
affordable housing development and as a source
of both grant funding and below-market financing
for affordable housing projects.
O
L
CD
2.6. Continually review existing and proposed building,
planning, engineering and fire policies and
standards as housing developments are reviewed,
which determine whether changes are possible
that could assist the production of affordable
housing.
O
L
CD
2.7. Continue to implement existing procedures that
speed up the processing of applications,
construction permits, and water and sewer service
priorities for affordable housing projects
O
L
CD
2.8. Continue to pursue outside funding sources for
City impact fees so that new dwellings that meet
the City’s affordable housing standards can
mitigate their facility and service impacts.
O
L
CD
2.9. Maintain exemptions for extremely-low, very-low
and low-income households.
O
L
CD
2.11. Continue to assist with issuance of bonds, tax
credit financing, loan underwriting or other
financial tools to help develop or preserve
affordable units through various programs.
O
L
CD
2.12. Consider incorporating HOA fees and a standard
allowance for utilities in the calculation for
affordable rents and home sales prices.
CD
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2.13. In conjunction with the Housing Authority and local
housing agencies, continue to preserve at-risk
units by providing technical assistance and
education to tenants, property owners and the
community.
O
M
CD
2.14. In conjunction with local housing providers and the
local residential design community, continue to
provide technical assistance as requested by the
public, builders, design professionals and
developers regarding design strategies to achieve
affordable housing.
O
L
CD
2.15. Evaluate the Inclusionary Housing Ordinance
requirements and the effect of Table 2A on the
City’s ability to provide affordable housing in the
proportions shown in the Regional Housing Needs
Allocation, per Policy 2.4.
L
CD
2.16. The City will evaluate and consider including a
workforce level of affordability in its Affordable
Housing Standards to increase housing options in
the City for those making between 121 percent
and 160 percent of the San Luis Obispo County
median income.
O
L
CD
2.17. Continue to consider increasing residential
densities above state density bonus allowances for
low, very low and extremely low income
households.
O
L
CD
3 Housing Conservation
3.8. Adopt an ordinance that implements policy 3.2 to
discourage removal or replacement of affordable
housing.
L
CD
3.9. Through collaboration of agencies offering
rehabilitation programs, the city will use State,
Federal, or housing funds to correct unsafe and
unsanitary housing conditions, improve
accessibility and energy efficiency.
O
L
CD
3.10. Continue to encourage the creation of dwellings in
the Downtown Core (C-D Zone) and the
Downtown Planning Area by continuing the "no net
housing loss" program.
O
L
CD
3.11. Continue to identify residential properties and
districts eligible for local, State or Federal historic
listing in accordance with guidelines and standards
to help property owners repair, rehabilitate and
improve properties.
O
L
CD
3.12. Annually monitor and track affordable housing
units at-risk of being converted to market rate
housing, to provide resources to support the
Housing Authority, and local housing agencies.
O
M
CD
3.13. Work with non-profit organizations, faith-based
organizations, or the Housing Authority of the City
of San Luis Obispo, to encourage rehabilitation of
residential, commercial or industrial buildings.
O
L
CD
4 Mixed-Income Housing
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4.5. Review new development proposals for
compliance with City regulations and revise
projects or establish conditions of approval to
implement the mixed-income policies.
O
L
CD
4.6. Consider amending the City’s Inclusionary
Housing Ordinance and Affordable Housing
Incentives to require that affordable units in a
development be of similar number of bedrooms,
character and basic quality.
O
L
CD
5 Housing Variety and Tenure
5.5 Review new developments for compliance with
City regulations and revise projects or establish
conditions of approval as needed to implement the
housing variety and tenure policies.
O
L
CD
6 Housing Production
6.11. Maintain the General Plan and Residential Growth
Management Regulations (SLOMC 17.88)
exemption for new housing in the Downtown Core
that is enforce ably restricted for extremely-low,
very low, low- and moderate income households.
O
L
CD
6.12. Continue to allow flexible parking regulations for
housing development, especially in the Downtown
Core and possibly use city parking facilities by
Downtown residents, where appropriate
guarantees limit occupancies to persons without
motor vehicles or who provide proof of reserved,
off-site parking.
O
L
CD
6.13. Continue to develop incentives to encourage
additional housing in the Downtown Core,
particularly in mixed-use developments. Explorer
projects density based on average unit size to
encourage development of smaller efficiency units.
O
L
CD
6.14. Specific plans for any new expansion area
identified shall include R-3 and R-4 zoned land to
ensure sufficient land is designated at appropriate
densities to accommodate the development of
extremely low, very-low and low income dwellings.
These plans shall include sites suitable for
subsidized rental housing and affordable rental
and owner-occupied dwellings, and programs to
support the construction of dwellings rather than
payment of in-lieu housing fees. Such sites shall
be integrated within neighborhoods of market-rate
housing and shall be architecturally compatible
with the neighborhood.
O
L
CD
6.15. Consider General Plan amendments to rezone
commercial, manufacturing or public facility zoned
areas for higher-density, infill or mixed use
housing where land development patterns are
suitable and impact to Low-Density Residential
areas is minimal.
O
H
CD
6.16. Continue to provide resources that support the
SLO County Housing Trust fund’s efforts to
provide below-market financing and technical
O
L
CD
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assistance to affordable housing developers to
increase affordable housing production in the City
of San Luis Obispo.
6.17. Encourage residential development through infill
development and densification within City Limits
and in designated expansion areas over new
annexation of land.
O
L
CD
6.18. Seek opportunities with other public agencies and
public utilities to identify, surplus land for housing,
to convert vacant or underutilized public, utility or
institutional buildings to housing.
O
L
CD
6.19. Continue to incentivize affordable housing
development with density bonuses, parking
reductions, development incentives, and City
financial assistance.
O
L
CD
6.20. Continue to financially assist in the development of
affordable housing to extremely low, very-low, low-
or moderate income households using State,
Federal and local funding sources, while giving
priority to projects that result in the maximum
housing benefits for the lowest household income
levels.
O
M
CD
6.21. Actively seek new revenue sources, including
State, Federal and private/non-profit sources, to
assist affordable housing development for different
income households and first- time homebuyers.
O
L
CD
6.22. Continue to exempt the rehabilitation or
remodeling of 4 dwellings up to 1200 square feet
each from Architectural Review Commission
review. New multi-unit housing may be allowed
with “Minor or Incidental” or staff level architectural
review, unless located on a sensitive or historically
sensitive site.
O
L
CD
6.23. Assist in the production of affordable housing by
identifying vacant or underutilized City-owned
property suitable for housing, and dedicate public
property, where feasible and appropriate for such
purposes.
O
L
CD
6.24. Community Development staff will proactively
provide information for properties suitable for
housing as identified in the Land Use and Housing
Elements.
O
L
CD
6.25. Evaluate and consider amending the General Plan
to designate the 46 acres associated with the
former County General Hospital as a “Special
Considerations” zone, suitable for housing
development on areas of the site of less than 20
percent average slope, provided that open space
dedication and public improvements are part of the
project.
O
L
CD
6.26. Continue to update the Affordable Housing
Incentives (Chapter 17.90, SLOMC) and Zoning
Regulations to ensure density bonus incentives
are consistent with State Law.
O
L
CD
6.27. Evaluate and consider increasing the residential
density allowed in the Neighborhood-Commercial
O
L
CD
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(CN), Office (O) and Downtown Commercial (CD)
zoning districts.
6.28. Evaluate how lot patterns (i.e. size, shape, slope)
in the City’s multi-family zones affect the City’s
ability to meet housing production policies.
O
M
CD
6.29. Continue to pursue incentives to encourage
development of Secondary Dwelling Units.
O
L
CD
6.30. Consider adopting Subdivision and Zoning
Regulation changes to support small lot
subdivisions, ownership of bungalow court
developments, and eliminate the one-acre
minimum lot area for PD overlay zoning, and other
subdivision design alternatives.
O
M
CD
6.31. Consider scaling development impact fees for
residential development based on size, number of
bedrooms, and room counts.
O
M
CD/
ADM
6.32. Continue to submit annual Housing Element
progress reports to the State Department of
Housing and Community Development per
Government Code Section 65400.
O
L
CD
7 Neighborhood Quality
7.9. Continue to implement strategies, as early
notification through electronic media, website
improvements, neighborhood outreach meetings,
to ensure residents are aware of and able to
participate in planning decisions affecting their
neighborhoods.
O
L
CD
7.10. Continue to work with neighborhood groups and
individuals to address concerns, problems, trends
and opportunities for improvements of specific
neighborhoods.
O
L
CD
7.11. Continue to fund neighborhood improvements,
including sidewalks, traffic calming devices,
crosswalks, parkways, street trees and street
lighting to improve aesthetics, safety and
accessibility.
O
M
PW
7.12. Continue to develop and implement neighborhood
parking strategies, including parking districts, to
address the lack of on- and off-street parking in
residential areas.
O
L
CD/
PW
7.13. Continue the City’s Neighborhood Services and
proactive enforcement programs to support
neighborhood wellness.
O
M
CD
8 Special Housing Needs
8.13. Continue to provide resources that support local
and regional solutions to meeting the needs of the
homeless and displaced women and children and
other agencies
O
M
CD
8.14. Continue the mobile home rent stabilization
program to minimize increases in the cost of
mobile home park rents.
O
L
CD
8.15. Continue to look for opportunities in specific plan
areas suitable for tenant-owned mobile-home
parks, cooperative or limited equity housing,
O
L
CD
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manufactured housing, self-help housing, or other
types of housing that meet special needs.
8.16. Advocate developing more housing and
refurbishing campus housing at Cal Poly
University.
O
L
CD
8.17. Work with Cal Poly University Administration to
secure designation of on-campus fraternity/sorority
living groups.
O
L
CD
8.18. Jointly develop and implement a student housing
plan and continue to support "good neighbor
programs" with Cal Poly State University, Cuesta
College and City residents, and improve
communication and cooperation between the City
and the schools.
O
M
CD
8.19. Provide public educational information at the
Community Development Department public
counter on universal design concepts for new and
existing residential dwellings.
O
L
CD
8.20. Continue to allow the establishment of transitional
and supportive housing in all zoning districts
where residential uses are allowed.
O
L
CD
8.21. Continually look for (land, retail or commercial
space, motels, apartments, housing units, mobile
home parks) that can be acquired and converted
to affordable permanent housing and permanent
supportive housing for homeless persons and
families.
O
L
CD
8.22. Consider an overlay zone to existing and future
mobile home and trailer park sites to provide
additional requirements, such as rent stabilization
and a mobile home park conversion ordinance.
L
CD
8.23. Encourage the creation of housing for persons
with developmental disabilities. The City will seek
grant opportunities for housing construction and
rehabilitation.
O
L
CD
8.24. Continue to coordinate with the County, social
services providers and non-profit organizations for
delivery of existing, improved and expanded
services, including case management, drug,
alcohol, detoxification, and mental health services.
O
L
CD
8.25. Continue to engage Homeless Services Oversight
Council and Friends of Prado Day Center to
identify, evaluate, and implement strategies to
reduce the impacts of homelessness.
O
L
CD
9 Sustainable Housing, Site, and Neighborhood
Design
9.7. Continue to educate planning and building staff
and citizen review bodies on energy conservation
issues, including the City’s energy conservation
policies and Climate Action Plan. Staff shall work
with applicants to achieve the City’s energy
conservation goals.
O
M
CD
9.8. Continue to provide long-term solar access for
new or remodeled housing and adjacent
properties, consistent with historic preservation
O
L
CD
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guidelines, and revise regulations found to be
inadequate.
9.9. Continue to implement the Water Quality Control
Board’s “Post-Construction Storm water
Management Requirements for Development
Projects in the Central Coast Region”, to reduce
the amount of impermeable surface.
O
L
CD
9.10 Implement Climate Action Plan programs to
increase production of “green” housing units and
projects and require sustainable and/or renewable
materials, water and energy technologies.
O
H
CD
9.11. Continue to promote building materials reuse and
recycling in site development and residential
construction, including flexible standards for use of
salvaged, recycled, and “green” building materials.
Continue the City’s construction and demolition
debris recycling program (Chapter 8.05 - Municipal
Code)
O
M
CD
9.12. Consider incentivizing dwelling units to a minimum
size of 150 square feet, consistent with the
California Building Code, by reduced impact fees
and property development standards.
C
CD
9.13. Consider participating in financing programs for
sustainable home improvements such as solar
panels, heating and cooling systems, water
conservation and energy efficient windows.
C
CD
10 Local Preference
10.3. Continue to work with the County of San Luis
Obispo for any land use decisions that create
significant expansion of employment in the
unincorporated areas adjacent to the City to
mitigate housing impacts on the City.
O
L
CD
10.4. Encourage residential developers to sell or rent
their projects to those residing or employed in the
City first before outside markets.
O
L
CD
10.5. Work with Cal Poly to address the link between
enrollment and the expansion of campus housing
programs at Cal Poly University to reduce
pressure on the City's housing supply.
O
L
CD
10.6. Work with other jurisdictions to advocate for State
legislation that would: 1) provide funding to help
Cal Poly University provide adequate on-campus
student housing, and 2) allow State universities
and community colleges to enter public-private
partnerships to construct student housing.
O
L
CD
11 Suitability
11.3. The City will continue to ensure the ability of legal,
non-conforming uses to continue where new
development is proposed.
O
L
CD
NOISE ELEMENT
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1.12. Review public and private development proposals
for Noise Element conformance.
O
L
CD
1.13. Require noise studies early in the review process
when project noise may exceed allowable limits.
O
L
CD
1.14. Assure that noise mitigation measures are carried-
out during construction.
O
L
CD
1.15. Monitor compliance with mitigation measures after
project completion.
O
CD
1.16. The city will work with the California Highway
Patrol and the County Sherriff`s Office to enforce
loud vehicle exhaust systems and sound
amplification systems.
L
PD/
ADM
1.17. The city will purchase and pursue alternatives to
the use of noisy equipment for city operations. O L
PD/
ADM
1.18. The City will periodically review and update the
Noise Element.
H
CD
1.19. The City will make the Noise Guidebook available
to anyone involved in project design and review.
M
CD
CONSERVATION AND OPENS SPACE
ELEMENT
2 Air
2.3.1. Employ best available practices in City operations.
O L
UT
2.3.2. Consult with APCD on significant development
proposals. O L
CD
2.3.3. Promote alternative transportation/land use
strategies.
O
L
CD
2.3.4. Provide alternative transportation incentives.
O M
PW
2.3.5. Amend the General Plan as needed to achieve air
quality goals. O M
CD
3 Cultural Heritage
3.6.1. Promote public awareness of cultural resources
through activities, including tours & clean-up
events. C
ADM
3.6.2. Provide financial assistance and incentives for
historic preservation. O M
CD/
ADM
3.6.3. Expand ARC guidelines to address specific
guidance for new buildings in historic districts. C
CD
3.6.4. Prepare post-disaster historic preservation
standards.
M
3.6.5. Assist the CHC in preparing archaeological
resource guidelines. C
CD
3.6.6. Provide cultural resource awareness public
educational programs, which display artifacts
which illuminate past cultures.
C
ADM
3.6.7. Encourage partnering for preservation. O L CD
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3.6.8. Promote adaptive reuse of historic buildings. O L CD
3.6.9. Rehabilitate and maintain City-owned adobes and
historic structures.
O
H
ADM
3.6.1
0.
Implement Cultural Heritage Committee
Whitepaper.
C
CD
4 Energy
4.6.1 Promote efficient City energy use. O
M
UT
4.6.2 Manage City operations for energy self -reliance.
M
4.6.3. Promote Sustainable design in City facilities. O
L
CD/
PW
4.6.4. Reduce obstacles to energy conservation.
O M
CD
4.6.5. Encourage sustainable employee commuting
practices. O L
HR
4.6.6. Promote energy conservation education.
O M
UT
4.6.7. Administer State Building Energy Standards.
O L
CD
4.6.8. Encourage energy-efficient design in private
development projects. O L
CD
4.6.9. Address solar access in new development.
O H
CD
4.6.1
0.
Retrofit City facilities for energy savings.
O H
UT
4.6.1
1.
Seek financial assistance for energy efficiency
improvements in City facilities. O L
UT
4.6.1
2.
Monitor energy use in City facilities and prepare
biannual report for City Council. O M
UT
4.6.1
3.
Prepare energy conservation plan for City
facilities.
M
CD
4.6.1
4.
Adopt green building standards. O
M
CD
4.6.1
5.
Consider City-owned green energy utility.
H
ADM
/UT
4.6.1
6.
Promote technology and energy conservation
businesses.
O
L
ADM
4.6.1
7.
Require solar power for new dwellings. O
L
CD
4.6.1
8.
Seek Air Pollution Control District support for
maintaining air quality. O L
CD
5 Materials
5.5.1. Use materials efficiently in City operations
(computer technology and copying)
O
L
UT
5.5.2. Promote City materials reuse and recycling.
O L
UT
5.5.3. Coordinate waste reduction and recycling efforts. O M UT
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5.5.4. Use materials with reduced environmental impacts
in City operations and facilities. O M
PW
5.5.5. Maintain inventory of recycling businesses and
services.
O
L
UT
5.5.6. Expand City public information efforts on energy
and materials conservation goals. O L
UT
5.5.7 Encourage energy efficiency and Green Building
in new development. O L
CD
5.5.8. Ensure new development projects include space
for materials recycling/storage.
O
L
CD
7 Natural Communities
7.7.1. Protect natural communities. O M CD
7.7.2. Implement the Natural Communities policies from
program.
C
ADM
7.7.3. Participate in any area-wide planning efforts such
as Habitat Conservation Plans under the U.S.
Endangered Species Act.
O
L
ADM
7.7.4. Participate in environmental review conducted by
other agencies for projects that could affect natural
communities in the San Luis Obispo planning
area. O L
CD/
ADM
7.7.5. Develop and maintain current benchmark
information on habitat types and conditions. O M
ADM
7.7.6. Replace invasive non-native vegetation with native
vegetation.
O
M
ADM
7.7.7. Preserve ecotones through changes to or
conditions on new development.
O
L
ADM
7.7.8. Protect wildlife corridors through changes to or
conditions on new development. O L
ADM
7.7.9. Adopt creek setback requirements.
C
CD
7.7.1
0.
Implement natural communities’ policies through
the Tree Committee. O
L
PW
8 Open Space
8.7.1. Protect open space resources.
O
M
ADM
&
P&R
8.7.2. Enhance and restore open space.
O H
ADM
&
P&R
9 Views
9.3.1. Locate and design public facilities and utilities
consistent with General Plan. O
M
PW
9.3.2. Update community design guidelines to address
views from scenic routes. M
9.3.3. Maintain and apply Sign Regulations consistent
with the General Plan.
O
L
CD
9.3.4. Conduct environmental and architectural review
consistent with General Plan. O L
CD
15.b
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 31 -
9.3.5. Require visual assessments for projects affecting
important scenic resources and views from public
places. O L
CD
9.3.6. Determine that view blockage along a scenic
roadway is a significant impact.
O
L
CD
9.3.7. Review development in unincorporated County for
consistency with General Plan.
O
L
CD
9.3.8. Advocate State and County scenic highway
designations and protective programs for scenic
routes connecting San Luis Obispo with other
communities.
O
L
CD
9.3.9. Place underground existing overhead utilities, with
highest priority for scenic roadways, entries to the
City, and historic districts. O L
PW
9.3.1
0.
Prohibit billboards. C
CD
9.3.1
1.
Remove existing billboards through amortization,
conditions of development approval and grants for
enhancing open space and transportation
corridors.
O
M
CD
9.3.1
2.
Preserve the Morros, in cooperation with other
government agencies, non-profit land trusts and
property owners. O
ADM
9.3.1
3.
Establish and maintain a program of describing
and monitoring view sheds within and adjacent to
City limits to establish a photographic baseline of
visual setting. M
CD/
ADM
10 Water
10.3.
1.
Efficient water use
O L
UT
10.3.
2.
Maintain Water quality
O L
UT
SAFETY ELEMENT
8 Hazardous Trees
8.1. Identify and maintain or remove hazardous trees
for City property and assist property owners. O M
PW
8.2.5.
B
Review emergency response plans of utilities and
transportation agencies. O
L
FD
9 Avoiding and Preparing for Emergencies in
General
9.2. Maintain and annually update emergency
response plan. O L
FD
9.3 Evaluate fire-flow and identify deficiencies.
C
UT
9.3.A
.
Meet response-time objective of four minutes. O
H
FD
15.b
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 32 -
9.3.B
.
Set response-time objective for Public Works.
C
PW
9.3.C Set response-time objective for Utilities. C UT
9.4.A
.
Train fire fighters, police, building inspectors,
public works, & utilities staff. O M
FD
9.4.B
.
Train building & planning staff in lessons from
previous disaster areas. O L
CD
9.4.C
.
Conduct non-nuclear disaster-response exercises.
O L
FD
9.5. Obtain information about specific location & type of
fire & toxic hazards. O
L FD
9.6.A
.
Participate in periodic regional disaster-response
drills.
O
L
FD
9.6.B
.
The city will review the hazard assessment studies
and emergency response plans of utilities and
transportation agencies. L
FD
9.6.C
.
Work w/CalTrans on hazardous materials
approved routes and related safety precautions. O L
FD
9.7. Establish emergency operation center in Fire
Station 1 and backups sites. O L
FD
9.8. Expand and keep current safety-related
information. O L
FD
9.9. Keep Multi-hazard Emergency Response Plans
current.
O
L
FD
9.10. Work with other jurisdictions on mutual-aid &
automatic-aid agreements.
O
L
FD
9.11. Prepare for post-disaster recovery. O L FD
9.15.
A.
Develop program to familiarize residents with fire
hazards and appropriate responses.
O M
FD
9.15.
B.
Promote efforts of the Fire Safe Council. O
L
FD
9.15.
C.
Continue CERT training program.
O L
FD
9.15.
D.
Support education programs for lower grades to
teach fire hazards.
O
M
FD
9.16. Help organizations that provide emergency
outreach & education. O L
FD
9.17. Encourage & participate in individual home
inspection programs. O M
FD
9.19.
A.
Identify & evaluate facility hazards for City owned
property. C
PW
9.19.
B
Establish routine code inspections for commercial,
industrial, public-assembly, & group housing.
O
M
CD
9.19.
C.
Establish complaint-based code compliance for all
buildings.
C
CD
9.19.
D
Implement City-adopted program on Unreinforced
masonry buildings. C
CD
9.19.
E.
Provide outreach program for earthquake bracing
of wood-frame buildings.
O
L
CD
15.b
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 33 -
9.20. Administer zoning, subdivision, & Architectural
standards consistent with police & fire
recommendations.
O
L
CD
9.21. Fire, police, public works, & utilities review
development applications for safety objectives.
O
L
CD
9.22.
A
Maintain & administer building regulations in
conformance with State requirements.
O L
CD
9.33.
B.
Maintain & administer fire regulations in
conformance with State requirements.
O
L
FD
9.23. Conduct fire & hazardous materials inspections in
commercial, industrial, & multifamily buildings. O L
FD
PARKS AND RECREATION ELEMENT
3 Parks and Recreation Facilities
3.14.
2.
Partner with schools and other joint users to
renovate existing sports fields.
O
L
P&R
3.14.
5.
As space becomes available, additional fields will
be added in the vicinity of Damon-Garcia Sports
Complex.
O
H
P&R
3.16.
2.
Acquire property and construct a community
center.
H
P&R
3.16.
3.
Update & improve indoor facilities.
C
P&R
3.17.
1.
Implement the revised Laguna Lake Park Master
Plan.
O
M
P&R
3.18.
1.1.
Implement the revised Sinsheimer Park Master
Plan.
O
M
P&R
3.18.
1.2. Construct a therapy pool at the SLO Swim
Center.
C
P&R
3.19.
1.
Continue the Playground Equipment Replacement
Program.
O
H
P&R
3.19.
2.
Pursue joint use of SLO High School swimming
pool.
C
P&R
4 Parks and Recreation Activities
4.2.2.
1.
Regularly evaluate demand and need and modify
as appropriate.
O
L
P&R
4.2.2.
2.
Conduct periodic public evaluations of services. O
L
P&R
4.2.2.
3.
Regularly publicize recreational opportunities. O
L
P&R
4.2.2.
4.
Consider needs of underserved groups. O
L
P&R
4.2.4. Avoid offering recreation activities classes or
activities that unnecessarily duplicate commercial
programs.
L
P&R
4.2.8. Collaborate with groups providing high risk
programs in open space areas.
O
M
P&R
15.b
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 34 -
4.3.2.
1.
Recruit at-risk youth to participate in activities. O
L
P&R
4.3.2.
2.
Collaborate with other agencies in serving at-risk
youth.
O
L
P&R
4.3.3.
1.
Evaluate services to determine benefits O
L
P&R
4.3.3.
2.
Accommodate schedules of working people.
O
L
P&R
4.3.3.
3.
Prioritize new activities from results of public input.
O
L
P&R
4.3.6.
Continue to maintain publicly accessible open
space trails.
O
L
P&R
5 Financing
5.1.1. Develop collaborative fee exchange with
S.L.C.U.S.D.
C
P&R
6 Implementation
6.0.1. Continue to improve existing fields. O
H
P&R
6.0.2. Transition from multi-use to single use fields. O
H
P&R
6.0.3. Develop joint use agreements with other agencies
in addition to schools.
C
P&R
6.0.4. Develop new programs to not conflict with existing
field use.
O
L
P&R
6.0.5. Ensure athletic fields are provided within new
residential development.
O
L
P&R
6.0.6. Consider additional fields for needs not addressed
with Damon Garcia fields.
C
P&R
6.1.1. Upgrade Recreation Center to provide interim
community center.
C
P&R
6.1.2. Secure funding for a therapy pool to be located at
the SLO Aquatics Center.
L
P&R
6.1.3. Consider revenue enhancement to fund new
community center.
O
L
P&R
6.2.1. Construct mini-parks at Purple Sage Drive and at
Marsh & Santa Rosa.
C
P&R
6.2.2. Support neighbor efforts to develop mini-parks. O
L
P&R
6.3.1. Acquire open space property to construct trails. O
H
P&R
6.3.2. Use a variety of techniques to acquire open space. O L P&R
6.3.3. Design new parks so they can connect to
recreational trails.
O
H
P&R
6.3.4. Connect existing parks & open space with trails. O
H
P&R
15.b
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 35 -
6.4.1. Schedule "unmet needs" projects through the CIP
process.
O
L
P&R
6.4.2. Look for alternatives to address unmet needs
projects.
O
L
P&R
6.5.1. Complete implementation of existing master plans,
such as those for Sinsheimer and Laguna Lake
Parks.
O
H
P&R
WATER AND WASTEWATER ELEMENT
A 2 Water Management (Multi-Source Water
Supply)
A
2.3.1
Work cooperatively on regional water issues &
resource planning.
O
L
UT
A
2.3.2.
Participate with SLO County in Integrated
Regional Water Management Plan.
O
L
UT
A
2.3.3.
Participate with other appropriate agencies in
controlling invasive species which could impact
water supplies.
O
L
UT
A
2.3.4.
Work with agencies to minimize water quality
impacts.
O
L
UT
A
2.3.5.
Continue to work with SLO County-operation of
Salinas Reservoir & Nacimiento project.
O
L
UT
A
2.3.6.
Complete sanitary surveys for Salinas & Whale
Rock reservoirs every five years.
L
UT
A 3 Water Management (Water Resource
Availability)
A
3.3.1.
Provide water resource update to Council as part
of annual report.
O
L
UT
A
3.3.2.
Update safe annual yield computer model for
Salinas & Whale Rock reservoirs following drought
periods.
C
UT
A
3.3.3.
Monitor ongoing research for potential long term
impacts to water supplies from climate change.
O
L
UT
A 4 Water Management (Siltation)
A
4.3.1.
Work with other agencies to implement Best
Management Practices to reduce siltation.
O
L
UT
A
4.3.2.
Continue education & outreach to owners in
watersheds to reduce siltation.
O
L
UT
A
4.3.3.
Consider periodic siltation studies at each
reservoir.
M
UT
A
4.3.4.
Provide annual update on siltation to Council. O
L
UT
A 5 Water Management (Water Supply Accounting
and Demand Projection)
A
5.3.1.
Provide annual update on water supply & demand
projections to Council.
O
L
UT
A
5.3.2.
Conduct periodic updates to water development
impact fees.
O
M
UT
A
5.3.3.
Prepare Urban Water Management Plan every five
years.
C
L
UT
A
5.3.4.
Prepare water supply assessments for large new
developments.
O
M
UT
15.b
Packet Pg. 657 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 36 -
A
5.3.5.
Analyze water efficiency program impacts to
overall reduction in water demand.
O
M
UT
A 6 Water Management (Water Conservation)
A
6.3.1
Work with SLO County water agencies to identify
cooperative water efficiency measures.
O
L
UT
A
6.3.2.
Participate in state & regional water conservation
efforts.
O
L
UT
A
6.3.3.
Implement Water Shortage Contingency Plan as
required.
C
UT
A 7 Water Management (Recycled Water)
A
7.3.1.
Expand recycled water distribution system. O
H
UT
A
7.3.2.
Review development projects to ensure recycled
water is used appropriately.
O
L
UT
A
7.3.3.
Present annual recycled water use as part of
annual report to Council.
O
L
UT
A
7.3.4.
Consider delivery of recycled water to customers
outside City limits.
L
UT
A
7.3.5.
Continue to explore potable reuse consistent with
statewide regulations.
L
UT
B 2 Wastewater Management (Wastewater Service)
B
2.3.1.
Expand capacity in collection system and Water
Reclamation Facility.
O
H
UT
B
2.3.2.
Evaluate wastewater flows of proposed projects. O
M
UT
B
2.3.3.
Conduct periodic updates to wastewater
development impact fees.
M
UT
B 3 Wastewater Management (Wastewater
Treatment)
B
3.3.1.
Prepare & implement Water Reclamation Facility
master plan.
O
M
UT
B
3.3.2.
Work cooperatively on regional water quality
issues.
O
L
UT
B 4 Wastewater Management (Collection System)
B 4
3.1.
Investigate cost-effective methods for reducing
infiltration and inflow to the wastewater collection
system.
L
UT
B
4.3.2.
Provide education and outreach regarding
infiltration and inflow.
O
L
UT
B
4.3.3.
Support retrofit of sewer laterals to reduce
infiltration and inflow.
O
UT
B
4.3.4.
Update Sewer System Management Plan to
maintain its applicability.
O
M
UT
B
4.3.5.
Maintain master plans for wastewater service to
developing areas of City.
O
M
UT
B
4.3.6.
Review development proposals to ensure
necessary infrastructure is in place.
O
L
UT
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GENERAL PLAN PROGRAM IMPLEMENTATION STATUS
- 37 -
B
4.3.7.
Provide a Pretreatment Program pursuant to
Clean Water Act.
O
M
UT
15.b
Packet Pg. 659 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
ORCUTT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 38 -
STATUS OF ORCUTT AREA SPECIFIC PLAN IMPLEMENTATION
PROGRAMS
Status as of October 2016
Complete Difficulty to
Complete Lead
No. Program Summary or Ongoing Low Med High Dept.
1 2.2.2a Development subject to 20 ft setback from
creek.
O CD
2 2.2.2b Development subject to 30 ft. setback from
wetland habitat
O CD
3 2.2.2c Development subject to 20 ft. setback from
riparian/wetland mitigation areas & fenced.
O CD
4 2.2.3a Create 1.94 acres of wetland & 2.76 acres
of riparian enhancement.
O ADM
5 2.2.3b Allow filling of .78 acres of isolated
agricultural wetland seeps on hill.
O ADM
6 2.2.4a Allow .12 acres of creek fill for 3 bridge
crossings.
O ADM
7 2.2.4b All creek channel modifications to comply
with Drainage Design Manual & any other required
permits from Army Corps or Fish and Game.
O CD
8 2.2.5a Plant native species between trails/rec
features and wetland/riparian habitat
O ADM
9 2.2.5b Provide educational signage re: wetland &
creek habitats on public trails and OS.
O ADM
10 2.2.9a City will manage Righetti Hill open space in
accordance with City Standards.
O ADM
11 2.2.9b City will provide & maintain access to
Righetti Hill. City will development a management
plan consistent with COSE.
O ADM
12 2.2.10a Landowner maintains right to existing
structures & will manage parcel consistent with
Open Space standards.
O CD
13 2.3.3a 16.3 acres of active & passive parkland to
be provided with development. City will pursue 4
acres of joint use with SLCUSD with new school
development nearby.
O CD
14 2.3.3b 12-acre park to be developed: 10 acres to
be dedicated w/Phase I development
O CD
15 2.3.3c 2.5 acre junction park to be developed
when impact fees are available.
O PR
16 2.3.3d 1.5 acres of linear park to be developed
w/bike path adj to storm water basin.
O CD
15.b
Packet Pg. 660 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
ORCUTT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 39 -
17 2.3.3e 4 acres of park to be provided by a joint
use facility when elementary school is developed.
O CD
18 2.3.4a Subdivisions may provide parkland in lieu
of fee payment if findings can be made.
O CD
19 2.4.1a 20 ft landscaped setback from Orcutt and
Tank Farm Roads.
O CD
20 2.4.1b Parcels adjacent to Tank Farm & Orcutt are
sensitive sites & require ARC review.
O CD
21 2.4.1c ARC shall review landscape plans - cluster
trees and screen views of new structures.
O CD
22 2.4.1d Buildings on sensitive parcels shall not
include 2nd story unless 2nd floor is set back by 50
ft.
O CD
23 2.4.1e PC shall review design of sensitive lots
during subdivision review to ensure views are
maintained
O CD
24 2.4.1f ARC design review of units along Tank
Farm & Orcutt for compatibility & views of hill
O CD
25 2.4.1g E street residences shall not be visible from
Orcutt/Tank Farm intersection
O CD
26 2.4.1h R-1 subdivision at west base of Righetti Hill
- preserve views from D street to hill
O CD
27 2.5.1a Implement environmental mitigation
measures with entitlements as appropriate.
O CD
28 3.2.19a Provide public plaza/seating areas
adjacent to A/B streets intersection.
O CD
29 3.2.19 b Commercial use to occupy ground floor of
primary commercial area.
O CD
30 3.2.19c Provide commercial development
incentives: additional story, parking reduction,
exemption from OASP add-on fees.
O CD
31 3.2.24a Right-to-farm ordinance notification for
real property transfers.
O PW
32 3.2.24b Ag activities to be phased out by project
build-out. Existing uses legally-established subject
to Non-conforming uses under Zoning Code.
O CD
33 3.3.4a City will support affordable housing in area
through state and local density bonus incentives.
O CD
34 3.4.1a Geotech study required for each project
site prior to development.
O CD
35 3.4.1b All structures & development shall meet
appropriate codes (Building & Transportation).
O CD
36 3.4.2a Sites not previously surveyed shall conduct
a Phase I site assessment.
O CD
15.b
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ORCUTT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 40 -
37 3.4.2b Environmental assessment reqd prior to
public access or development for buildings
associated with ag uses and 55 gallon drums in
plan area.
O CD
38 3.5.2a-h Performance standards for airport
compatibility.
O CD
39 4.1.1a Encourage architectural styles: Craftsman,
CA Bungalow, CA Mission themes
O CD
40 4.1.1b Design Standards for R-1 and R-2 districts. O CD
41 4.1.1c Design Guidelines for R-1 and R-2 districts. O CD
42 4.1.1d Design Standards for R-3 and R-4
development
O CD
43 4.1.1e Design Guidelines for R-3 and R-4
development
O CD
44 4.1.2a Residential design - use local streets to
enhance neighborhood atmosphere
O CD
45 4.1.2b Design features (porches, entryways,
yards) to strengthen connections.
O CD
46 4.1.2c Encourage universally accessible entries to
residences.
O CD
47 4.2.3a Traffic calming design for intersection of A
and B streets
O PW
48 4.2.3b Mixed use commercial area near
intersection of A&B streets to have 2 public plazas.
Adjacent buildings to be 2 stories tall.
O CD
49 4.2.3c Southern part of intersection of A&B streets
to be landscaped.
O CD
50 4.2.4a Building setbacks from A Street defined O CD
51 4.2.4b Trees in tree wells for whole mixed use
area
O CD
52 4.2.4c Mixed-use building facades, materials,
entries, windows to be consistent with one another.
O CD
53 4.2.1a Use figures 3.1 and 3.2 when reviewing
intersection plans for A and B streets
O CD
54 4.2.1b Height ordinance allowed to be relaxed to
enable architectural features.
O CD
55 4.3.4a Final landscape plan to include details &
not use invasive non-native plant species.
O CD
56 4.3.4b List of plants not be planted in OASP. O CD
57 4.4.3a OASP lighting standards - style, height,
efficiency, shielding, type, etc.
O CD
58 4.5.1a 160 ft wide distance buffer from train tracks
to residential areas.
O CD
15.b
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ORCUTT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 41 -
59 4.5.1b Add landscaped berm or sound wall where
buffer is not adequate for noise.
O CD
60 4.5.1c Orient residential uses and outdoor areas
away from railroad tracks.
O CD
61 4.5.1d Put parking lots between residence and
railroad tracks.
O CD
62 4.5.1e Locate sensitive uses within residences
away from tracks.
O CD
63 4.5.1f Use insulating construction to reduce noise. O CD
64 4.5.2a Set outdoor activity areas 80' back from
Orcutt and Tank Farm Rd to reduce noise.
O CD
65 4.5.2b Locate sensitive uses within residences
away from roads.
O CD
66 4.5.2c 60 ft wide distance buffer from Orcutt and
Tank Farm Rd to residences.
O CD
67 4.5.2d Use insulating construction to reduce noise. O CD
68 4.7.2 Building placement & construction to
maximize passive systems for heating, cooling &
lighting.
O CD
69 4.7.2b Use shade, skylights, daylight controls, &
glazing to maximize energy savings.
O CD
70 4.7.2c Residential developments of >5 units/non-
residential uses >5,000 sq ft shall comply with
green building criteria
O CD
71 4.7.2d 5% of all single family units shall use
photovoltaics. Increase this percentage by 4%
each year.
O CD
72 4.7.3a Energy star compliant appliances required
for dwellings.
O CD
73 4.7.3b Use CFLs where possible. O CD
74 5.1.1 Orcutt Rd to have a continuous 2-way left-
turn lane, Class II bike lane, & curb/gutter between
Johnson and Tank Farm.
O PW
75 5.1.2 Tank Farm to be widened at D St, Brookpine
& Wavertree w/left turn lanes.
O PW
76 5.1.3 Tank Farm/Orcutt intersection realignment to
be completed in Phase I.
O PW
77 5.2.1 Collector streets will be single lane of travel
in each direction.
O PW
78 5.2.2 A St. shall have Class II bike lanes &
separated sidewalks & no parking (except adjacent
to neighborhood commercial area) on both sides.
O PW
15.b
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ORCUTT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 42 -
79 5.2.3 B St. development standards. O PW
80 5.2.4 C St. development standards. O PW
81 5.2.5 D St. development standards. O PW
82 5.2.6 Bullock Ln to be extended to connect with
traffic circle at B & C streets.
O PW
83 5.2.7 Traffic circle to be built at B and C street
intersections.
O PW
84 5.2.8 Shared driveway access for A, B, C, & D
streets ok. Limited private drives ok.
O PW
85 5.3.1 E St development standards O PW
86 5.3.2 Allow alley area to count towards net site
area for density determination.
O CD
87 5.4.1 Bus routes, stops & pullout areas to be
determined by City transit.
O PW
88 5.5.1 Bike trail connections descriptions O PW
89 5.5.2 Neighborhood park bike trail path description O PW
90 5.5.3 Tank Farm & Orcutt Road bike paths and
bike bridge over Industrial Way
O PW
91 7.2.2a Circulation & road widths shall
accommodate Fire Dept. emergency access.
O PW
92 7.2.2b Public fire hydrants reqd. Adequate water
volumes to support fire hydrants for fire protection
needs.
O PW
93 7.2.2c Buildings shall have fire sprinkler systems
per SLOFD requirements.
O FD
15.b
Packet Pg. 664 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MID-HIGUERA AREA ENHANCEMENT PLAN
- 43 -
STATUS OF MID-HIGUERA AREA ENHANCEMENT PLAN
Status as of October 2016
Complete
Difficulty to Complete
Lead
Dept.
No. Program Summary or
Ongoing Low Medium High
1 Plant native veg along creek. Acquire land on
fwy side of creek & property on east side of
creek between City prop & Marsh Street
bridge for open space (Crk-a) O H
ADM
2 Improve open space at south end of Brook
St. (PPO-d) O M
ADM
3 Acquire CalTrans property & develop park
(PPO-a) H
P&R
4 Modify or replace Marsh St bridge if desirable
to align w/Higuera- Marsh (Flood-a) H
PW
5 Install bypass overflow channel parallel to
creek on City-owned OS (Flood-b) H
PW
6 Coordinate other flood-planning
improvements (Flood-c.) O H
PW
7 Widen Higuera to four lanes w/bike lanes &
median & mid-block turns (Circ-a) H
PW
8 Realign Bianchi Ln w/ High St. (Circ-b) H PW
9 Realign Pacific St. Close Walker St.
Landscape Walker closed area (Circ-c) H
PW
10 Parker St- CGS, trees, benches, lighting.
Higuera - trees, lighting & benches. Madonna-
landscaped median. Underground utilities &
remove billboards (Circ-d) H
PW
11 Extend Brook St. w/Caltrans site (Circ-e) H PW
12 Install bikeway along creek with bridge (Crk-
b) H
PW
13 Construct ped path on east side of creek. Add
benches, public art & interpretive displays &
bridges (Crk-c) H
PW
14 Establish a Mid-Higuera Area parking
committee & consider parking assessment
dist (Pkg-a) H
PW
15 Restripe street spaces & reduce driveway
ramps (Pkg-b) O M
PW
16 Review shared use parking & expand to
distribute parking (Pkg-c) H
PW
17 Lease or purchase 2 public parking lots (Pkg-
d) H
PW
15.b
Packet Pg. 665 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MID-HIGUERA AREA ENHANCEMENT PLAN
- 44 -
18 Acquire & improve public parking near
Archer/Walker/Higuera & Parker/High (Pkg-e) H
PW
19 Complete street improvements including ped
amenities (Pkg-f) H
PW
20 Establish in-lieu parking fee for the Mid-
Higuera Area (Pkg-g) H
PW
21 Add transit stops w/shelter, benches &
signage for the Mid-Higuera area. (Pub-a &
Pub-b) H
PW
22 Develop mini-plaza at Walker (PPO-b)
H
PW
23 Provide info kiosks at strategic places for
peds as part of the Mid-Higuera Enhancement
Plan. (PPO-c) H
PW
24 Acquire & maintain OS along creek & install
bridges & imps (PPO-e) H
PW
15.b
Packet Pg. 666 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
RAILROAD DISTRICT PLAN IMPLEMENTATION PROGRAMS
- 45 -
STATUS OF RAILROAD DISTRICT PLAN IMPLEMENTATION
PROGRAMS
Status as of October 2016
Complete
Difficulty to Complete
Lead
No. Program Summary or
Ongoing Low Med High Dept.
1 Install traffic signals at Upham (4.1B)
C
PW
2 Use CIPs & economic revitalization tools to
promote area (2.9C) O H
ADM
3 Limit noise & emissions from engine idling
between 10pm and 6am (3.1M) O M
CD
4 Ped Circulation Plan, Bike Transp. Plan,
Circulation Element, and RR District Plan to
be consistent (2.7B) O
CD
5 Identify code violations & work with owners
to correct (2.8C) O
CD
6 Rehabilitate historic SP Freight warehouse
(1.11)
- 4 construct phases & roof repair
completed C
PW
7 Install Curb, gutter, boardwalk & trees
along Santa Barbara, High, Roundhouse,
Emily & South Street (4.1D) O
H
PW
8 Clearly communicate with property
owners, railroad & ops staff (3.1I) O L
CD
9 Encourage added public telephones or
emergency call boxes (2.7E) M
CD
10 Install pedestrian crosswalks at Leff &
Upham streets (4.1A) M
PW
- Upham Crosswalk complete, Leff still
needed
11 Widen Santa Barbara Street from Broad to
Upham - including left turn pocket (4.1C) C
PW
12 Install standard gauge railroad track to
display of historic railroad cars (1.12) H CD
13 Install historic markers & improved walk of
history describing RR features (1.14) H CD
14 Public access to RR bikeway provided with
Villa Rosa development (1.17) H CD
15 Consider MU zone to allow broader range
of uses (2.9D) H CD
16 Consider CDBG funds for business loans
and rehabilitation grants (3.1K) H CD
15.b
Packet Pg. 667 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
RAILROAD DISTRICT PLAN IMPLEMENTATION PROGRAMS
- 46 -
17 Enforce property screening & maintenance
along ROW (3.1N) H CD
18 Rehabilitate historic water tower to 1940s
condition & update historic marker (1.6) H CD
19 Evaluate assessment district to pay for
undergrounding utilities (3.1O) H PW
20 Construct bikeway on land adjacent to
Johnson Ave for Southbound bicyclists
(1.1)
H
PW
21 Install bridge off Johnson Ave for bikeway
north to Cal Poly (1.2) H PW
22 Install pedestrian bridge over RR linking
Fairview with Penny Lane (1.3) H PW
23 Install bikeway & trail linking east side of
RR tracks to signal on Johnson @Lizzie St
(1.4)
H
PW
24 Install new bikeway along both sides of RR
ROW (1.5) H PW
- Partial improvements completed,
significant improvements still remain
25 Expand passenger loading zone in parking
lot north of depot (1.7) H PW
26 Install textured concrete paving &
crosswalks, ped lighting, trees & signage @
Leff and Osos (1.8)
H
PW
27 Plant palm trees on 50-100 ft centers (1.9)
H PW
28 Acquire land & construct a multi-modal
transit center with parking, shelter,
restrooms, info, bike storage, lockers etc
(1.10)
H
PW
29 Install street paving, curb, gutter, wood
sidewalks, street trees, lighting, & signage
on Railroad Ave, Osos, Santa Barbara,
High, Emily and Roundhouse Streets (1.13)
H
PW
- Santa Barbara Street improvements
complete; other improvements remain
30 Install bikeway between Alphonso and
Emily streets (1.15) H PW
31 Install ped/bike crossing for access from
Stoneridge/Lawrence Dr./Villa Rosa
neighborhoods to Sinsheimer Park (1.16)
H
PW
32 Improve bike/ped undercrossing to
Sinsheimer Park (1.18) H PW
33 Install bikeway linking RR bikeway with
Augusta /Southwood Drive neighborhood
through creek & park areas (1.19)
H
PW
15.b
Packet Pg. 668 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
RAILROAD DISTRICT PLAN IMPLEMENTATION PROGRAMS
- 47 -
34 Replace/repair fencing, remove trash &
install landscaping along fence line (1.20) H PW
35 Encourage expanded parking & staging
area for bikes (1.21) H PW
36 CIPs to install improvements at Emily,
Roundhouse, High, Church, Santa Barbara
& Osos for paving, curbs, lighting,
boardwalks, signage & trees (2.7C)
H
PW
37 Consider special engineering standards for
district public improvements (2.7D) H PW
38 Improve traffic circ-expand public transit,
bikeways, & widen Santa Barbara (3.1H) C PW
- Santa Barbara Street improvements 90%
complete; other improvements remain
39 Improve passenger loading facilities at
depot parking area (3.1J) H PW
40 Use RR parking lease funds to improve
parking enforcement, & lot appearance
(3.1L)
H
PW
41 Install additional traffic signage and street
lighting, where considered necessary at
pedestrian crossings to improve sight
distance (4.1E)
H
PW
15.b
Packet Pg. 669 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
AIRPORT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 48 -
STATUS OF AIRPORT AREA SPECIFIC PLAN
Status as of October 2016
Complete
Difficulty to Complete
Lead
No. Program Summary or Ongoing Low Med High Dept.
1 Establish joint RTA bus stop on S.
Higuera & Tank Farm Rd (AASP 6.3E) C
PW
2 Management program for area creeks
required with minimum setbacks of 35
ft. (AASP 3.3.1)
O
ADM
3 Develop remediation actions for
Chevron site to preserve natural
resources (AASP 3.3.4)
C
ADM
4 Establish mitigation bank within
Chevron property to serve AASP &
MASP areas (AASP 3.3.5)
C
ADM
5 Develop public access levels
compatible with maintaining habitat for
Chevron property (AASP 3.3.6)
C
ADM
6 Restore creek areas (AASP 3.3.7) O ADM
7 Retain open space corridor to allow
movement of wildlife on Chevron
property (AASP 3.3.8)
O
ADM
8 Maintain wildlife corridors south from
AASP toward Indian Knob & Davenport
Hills by obtaining greenbelts and
working with County (AASP 3.3.9P)
O
ADM
9 Enlarge wetland connection between
areas north and south of Tank Farm Rd
(AASP 3.3.10)
O
ADM
10 City will manage acquired open space
land to preserve habitat (AASP 3.3.11) O
ADM
11 City will pursue MOU for privately
owned open space lands to preserve
habitat (AASP 3.3.12)
O
ADM
12 In lieu fee for development not able to
dedicate land for open space (AASP
3.3.14)
O
ADM
13 Expansions of URL will secure open
space (AASP 3.3.15) O
ADM
14 Resource management activities
compatible with airport operations
(AASP 3.3.17)
O
ADM
15.b
Packet Pg. 670 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
AIRPORT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 49 -
15 Expand wetland north of Tank Farm
w/Chevron project (AASP 3.3.18) O
ADM
16 50 ft wetland setback required through
subdivision, development, & public
facilities (AASP 3.3.3)
O
CD
17 Require development to dedicate land
or easements for greenbelt (AASP
3.3.13)
O
CD
18 Locate bike paths outside creek
setback area (AASP 6.3H) O
PW
19 Bike lanes shall meet or exceed CA
DOT & City design standards (AASP
6.3I)
O
PW
20 Require bike lanes as part of frontage
improvements for development.
Require bus stops as part of
development improvements where
appropriate (AASP 6.3G)
O
PW
21 Establish timed transfer point on
Margarita Rd (AASP 6.3D) L
PW
22 Development to provide street furniture
or passenger amenities such as transit
stops, shelters, pads, trash receptacles,
etc. (AASP 6.3L)
M
PW
23 Amend Bicycle Transportation Plan to
include Airport area facilities (6.3F) M
PW
24 Limit access to creek side environment
between Broad St. and Santa Fe Rd
(AASP 3.3.2)
H
ADM
25 Access & interpretive info for historical
resources (AASP 3.3.16) H CD
26 TIF funds used for new buses to serve
AASP. Bus stops provided by adjacent
development (AASP 6.3C)
H
PW
27 Amend Circulation Element to expand
truck route network (AASP 6.3A) H PW
28 Connect bike lanes at intersections in
the Airport Area (AASP 6.3J) H PW
29 Establish a CIP program to include
bikeways not part of Airport
development (AASP 6.3K)
H
PW
15.b
Packet Pg. 671 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 50 -
STATUS OF MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION
PROGRAMS
Status as of October 2016
Complete
Difficulty to Complete Lead
No. Program Summary or
Ongoing Low Med High Dept.
1 1.1a Hills to be dedicated to City &
protected. C
ADM
2 1.1b Livestock grazing may be limited &
City will manage hillside vegetation. O
CD
3 1.1c Previously graded road to Telecom
facilities will be relocated. O
CD
4 1.2.a Acacia Creek corridor shall be 100
ft wide exclusive of sports fields & will be
replanted with riparian plants. O
CD
5 1.2.b Swales emerging from hills will have
open space corridors 50 ft wide & fenced
near developed areas. O
CD
6 1.2c Lower swales thru neighborhood
park will be accessible for play O
CD
7 1.3 Riparian and seasonal wetlands
which are shown as development areas
will be replaced in kind within MASP. O
CD
8 1.4a MASP development to detain peak
storm water flows on-site. Shallow basins
are preferable to deeper ones. O
CD
9 1.5a Protect ag land elsewhere in URL or
greenbelt. O
CD
10 1.6a Provide 10-acre neighborhood park,
and 16 acre improved sports field. O
CD
11 1.6.1a Neighborhood Park req's including
equipment and landmark feature.
CD
12 1.6.1b Some seating, cooking & small
child play space to be partly enclosed. O
CD
13 1.6.2 Greenspace and play fields mainly
semi-natural vegetation, with large trees
only at edges & possibility of community
gardens. O
CD
14 1.6.3 Greenways for cycling & walking
paths. O
CD
15 1.6.4 Sports fields to accommodate active
recreational uses & include on-site
parking. Shielded night lighting. C
CD
16 2.1.1 Low Density Residential areas for
SFRs only. No churches, schools or
secondary dwellings. O
CD
15.b
Packet Pg. 672 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 51 -
17 2.1.2 Density will be 7-9 dwellings/acre O CD
18 2.1.3 Lot dimensions are regulated by
Table 2 O
CD
19 2.1.4 A-C - setbacks and building/parking
orientation O
CD
20 2.1.5 Each dwelling shall have 2 off-street
parking spaces - one covered. & alley
access standards O
CD
21 2.2.1 Medium density residential areas -
detached houses on small lots or groups
of detached dwellings on larger lots O
CD
22 2.2.2 Medium Density shall be 8-16
dwellings/acre. O
CD
23 2.2.2 a-e Lot dimension table & standards
for Med Density O
CD
24 2.2.4 Med Density Building form -
setbacks and architecture O
CD
25 2.2.5 Parking to be located at rear. Alley
access standards and special setbacks if
located in front. O
CD
26 2.3.1 Med-High Density Res for attached
dwellings or PUDs. No churches or
schools allowed. O
CD
27 2.3.2 Med-High Density will be 13-18
units/acre. O
CD
28 2.3.3 Lot dimensions per Table 4 O CD
29 2.3.4 a&b Setbacks and architectural
criteria O
CD
30 2.3.5 Parking to be located at rear. Alley
access standards and special setbacks if
located in front O
CD
31 2.4.1 High-Density Residential - allow a
mix of densities and ownership. Churches
and Schools not allowed O
CD
32 2.4.2 High-Density Residential density will
be 19-24 units/acre O
CD
33 2.4.3 Lots to be developed as a single
parcel or condo however it may be divided
into two land parcels to allow for
affordable housing. O
CD
34 2.4.4 a-c High Density building form -
setbacks, arch character and porches or
other outdoor space. O
CD
35 2.4.5 Parking requirements and location O CD
36 2.5.1 Neighborhood commercial uses =
CN zone except no uses larger than 5,000
sq ft, schools, services stations O
CD
37 2.5.2 CN Density shown in Figure 5 O CD
15.b
Packet Pg. 673 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 52 -
38 2.5.3 CN lot dimensions & size minimums
O
CD
39 2.5.4 a-f CN Building Form (coverage,
height, setbacks, FAR, size, architectural
character O
CD
40 2.5.5 CN parking required 1/500 sq ft. &
1/300 sq ft for bikes O
CD
41 2.6.1 Business Park uses - master-
planned campus-type development. O
CD
42 2.6.1a BP Office - small offices and mixed
use. O
CD
43 2.6.1b BP General - R&D, Light
manufacturing, business services.
Allowed uses listed by approval level. O
CD
44 2.6.1c BP- Outdoor - landscaped parking,
storage, employee recreation areas O
CD
45 2.6.1d BP- prohibited uses = carnivals,
convalescent hospitals, dwellings,
homeless shelters, schools or public
assembly uses O
CD
46 2.6.2 BP employee density not to exceed
40 persons/acre O
CD
47 2.6.3 BP parcel sizes & dimensions O CD
48 2.6.4 BP vehicle access will be loops or
grid extensions. NO driveways on Prado
Rd. O
PW
49 2.6.5a-i BP site and building design (FAR,
Orientation, outdoor space, setbacks,
parking lots, heights, massing, entries, &
materials) O
CD
50 2.6.6a-d BP Continuity of landscape
space O
CD
51 2.6.7a-d BP parking requirements &
design O
CD
52 2.6.8a-b BP Landscape screening
required for loading, waste collection,
utilities & mechanical equipment O
CD
53 2.6.10 BP Outdoor employee amenity
areas are required O
CD
54 2.7.1 Special use area between hills and
Broad street (1.2 acres). House and
grounds should be preserved and uses
may include residence; B7B, hostel,
museum, art or craft gallery with retail
sales, restaurant, retail sales of food,
office for sales of MASP properties or
visitor info center. O
CD
55 3.1a Buildings to express human scale by
articulating mass O
CD
15.b
Packet Pg. 674 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 53 -
56 3.1b Architectural styles in plan are
encouraged O
CD
57 3.1c Residential entries should be
identifiable from streets or ped walkways O
CD
58 3.1d Universally accessible entries are
encouraged for all buildings O
CD
59 3.1e All development is encouraged to
have outdoor space shielded from aircraft
noise. O
CD
60 3.2 Street trees to create sense of identity;
focal areas should be highlighted through
trees and planting; riparian corridors
should have native landscaping; and all
landscaping should be water efficient. O
CD
61 3.3 Lighting shall be energy efficient,
avoid glare and minimize illumination
toward sky. O
CD
62 3.4 Building form & placement to meet
solar exposure objectives. O
CD
63 3.5 Public art to be encouraged at
neighborhood park & principal collector
street entries. O
CD
64 3.6 Dwellings & outdoor spaces to be
separated from Prado Rd by greenways,
green space & BP uses. Landscaped
berm to be installed where appropriate. O
CD
65 3.7 Fence and wall designs to comply with
community design guidelines O
CD
66 4.2 a-g performance standards to ensure
airport compatibility including limitation on
uses and operations that might be
dangerous; indoor noise level
requirements, avigation easement and
disclosure requirements O
CD
67 5.0 Traffic calming features to be
developed. Streets & drives to provide
access without unnecessary paving O
PW
68 5.1 City will extend transit service into
area as roads are developed. Transit
stops to include turnouts, shelters,
benches, trash receptacles & real time
arrival status displays. O
PW
69 5.2a New development shall include
sidewalks, ped paths, bike lanes and bike
paths. Precise alignments will be
determined with subdivisions. O
PW
15.b
Packet Pg. 675 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 54 -
70 5.2b Bike path width, paving, signs and
features to comply with Bicycle
Transportation Plan. Proposed crossings
may include features such as pavement
changes, signs or bulb-outs. O
PW
71 5.2c. Pedestrian and bike access to
sports fields will be by enhanced under or
over crossing with visibility for safety and
sense of place O
PW
72 5.3a-I Streets to foster traffic volumes
appropriate for land uses and
neighborhoods O
PW
73 5.4 Alleys should be used where feasible O PW
74 5.5 Local streets will have bulb-outs at
the end of blocks and at mid-block for
blocks longer than 500'. O
PW
75 5.7.1 Additional right-of-way for Broad
Street to accommodate bike lane, vertical
curbs, landscaped parkway, and center
median. O
PW
76 5.7.2 Prado Road facilities, phasing and
construction requirements O
PW
77 5.8 Traffic calming required -
roundabouts, traffic circles, intersection
treatments, and bulb-outs. O
PW
78 5.9 Street names to follow City
requirements. O
CD
79 6.3 Fire Dept. activated signal control
devices required for all intersections with
traffic signals O
PW
80 7.3.1 Subdivision plans must show
detailed solutions to storm water issues.
Developers are responsible for drainage
facilities serving their parcels. O
PW
81 7.3.2 All drainage facilities must comply
with NPDES & post construction runoff
controls O
PW
82 7.5 Each residence shall have one 2"
conduit connected with underground
system to facilitate future installation of
high-speed data system. O
PW
83 7.7 All new power, telephone & cable
lines to be installed underground. All
existing line facilities to be underground at
time of frontage construction. O
PW
84 7.8 Streets & utilities installations must be
built to ensure that later projects can build
upon systems that are appropriately sized
and located. O
PW
15.b
Packet Pg. 676 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
- 55 -
85 8.1a The area shall accommodate at
least 2 sites with a total capacity of 40
dwellings for HASLO to provide affordable
housing. O
CD
86 8.1b Residential area may be developed
with modular or manufactured dwellings
that comply with specific plan. O
CD
87 8.1c Affordable housing density bonuses
available in area designated in Fig 5 only
due to airport land use plan. O
CD
15.b
Packet Pg. 677 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
CLIMATE ACTION PLAN
- 56 -
STATUS OF CLIMATE ACTION PLAN IMPLEMENTATION
Status as of October 2016
Complete
Difficulty to Complete
Lead
No. Program Summary or
Ongoing Low Med High Dept.
BLD
1.1
Accomplish 425 residential
and 10,000 sq ft of
commercial energy retrofits
annually
O CD
BLD
1.2
Encourage monitoring of
energy use via energy
monitors, web apps, and
State-required energy
disclosures
O CD
BLD
1.3
Evaluate options for local
energy conservation
ordinance
M CD
BLD
1.4
Identify energy efficient
upgrades for historic
buildings that preserve
integrity
M CD/ADM
BLD
2.1
Expand incentive program for
projects that exceed Title 24 O CD
BLD
2.2
Require new development to
install energy efficient
appliances
C CD
BLD
2.3
Amend design guidelines to
promote low impact
development strategies
L CD
BLD
3.1
Promote energy efficiency
programs and financing O CD/UT
BLD
3.2
Collaborate with County,
state, & energy providers for
single portal to database
O CD
BLD
3.3
Work with local green build
organizations for outreach
and education
O CD
BLD
3.4
Work with business
community for a green
business certification
program
L CD/ADM
RE 1.1
Work with County to promote
renewable funding and
financing
O ADM
15.b
Packet Pg. 678 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
CLIMATE ACTION PLAN
- 57 -
RE 1.2
Work w/county & regional
energy providers to evaluate
a "feed-in tariff" program to
pay for renewable energy
provided
M ADM
RE 2.1
Incentivize renewable energy
generation by reducing
permit costs & streamlining
review
O CD/ADM
RE 2.2
Revise City policies to
remove barriers to renewable
energy use & implement
COSE 4.6.17
L CD/ADM
RE 2.3 Evaluate feasibility of
regional CCA L CD/ADM
RE 3.1 Educate community re:
renewable energy programs O CD/UT
RE 3.2 Consider results of SLO-
RESCO project L CD/ADM
RE 3.3 Encourage use of
photovoltaics O CD/UT
TLU
1.1
Implement the short range
transit plan M PW
TLU
1.2
Continue to research funding
sources for transit service
upgrade projects
O PW
TLU
1.3
Support the County's Energy
Wise Plan strategy to add
transit routes
O CD/PW
TLU
1.4
Continue to offer free or
discounted bus passes O PW
TLU
2.1
Require 8% spaces
designated for CAVs in
parking lots > 50 spaces
M CD/PW
TLU
2.2
Pre-wire electric vehicle
charging stations (2% of
spaces) for parking lots >50
spaces
M CD/PW
TLU
2.3
Work with APCD on EV
Readiness O CD/PW
TLU
2.4
Identify street networks
appropriate for NEV use M PW
TLU
2.5
Designate spaces in public
parking lots and MF housing
projects for car-shares
M CD/PW
TLU
3.1
Modify BTP to achieve 20%
bike mode share H PW
TLU
3.2
Develop funding & staff
resources to implement BTP H PW
15.b
Packet Pg. 679 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
CLIMATE ACTION PLAN
- 58 -
TLU
3.3
Research bike-share
program near parking
facilities
L PW
TLU
4.1
Require new & redeveloped
streets to address all travel
modes
M CD/PW
TLU
4.2
Develop a Downtown
Pedestrian Plan M PW
TLU
4.3
Collaborate to expand Safe
Routes to School programs,
events & projects
M PW
TLU
4.4
Identify traffic congestion
management techniques M PW
TLU
5.1
Improve connectivity
between neighborhoods M PW
TLU
5.2
Promote infill (increase
density in suitable zones) L CD
TLU
5.3
Incentivize mix-use by
addressing parking and
streamlining permit review
M CD
TLU
5.4
Evaluate mixed-use projects
in high density residential
zones
L CD
TLU
5.5
Apply MU overlay zone to
areas suitable for TOD M CD
TLU
6.1
Make cost of using DT
parking structures less
expensive than parking
meters
O PW/ADM
TLU
6.2
Locate transit stops & bike
racks near parking structures O PW
TLU
7.1
Amend zoning regulations to
increase potential parking
reductions from 10-30% for
shared parking
M CD
TLU
8.1
Improve City's jobs-housing
balance O CD/ADM
TLU
8.2
Support infill housing -
especially below market rate
housing
O CD
TLU
8.3
Continue to reduce barriers
to production of SDUs O CD
TLU
9.1
Distribute transportation
welcome packets O PW
TLU
9.2
Install informational bike
signage O PW
TLU
9.3
Continue partnerships with
regional organizations on
outreach and education
O CD
15.b
Packet Pg. 680 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
CLIMATE ACTION PLAN
- 59 -
TLU
9.4
Market incentive programs to
employers and workers L ADM
WTR
1.1
Require landscape projects
to minimize turf and use
native & drought-tolerant
plants
C CD/UT
WTR
1.2
Require landscape projects
to use low-water using &
efficient irrigation systems
C CD/UT
WTR
1.3
Encourage use of recycled,
grey, or rainwater harvesting
systems
O CD/UT
WTR
2.1
Review development for
consistency with CALGreen
water standards
O CD
WTR
2.2
Expand recycled water
infrastructure to encourage
use by new projects
O CD/UT
WTR
2.3
Require use of native &
drought-tolerant plants O CD/UT
WTR
3.1
Provide graphic history &
comparison of water usage
on utility bills
O UT
WTR
3.2
Maintain on-line resources &
outreach materials for water
saving tips, planting guides,
& rebates
O UT
WST
1.1
Continue to provide recycling
& green waste services O UT
WST
1.2
Evaluate effectiveness of
more aggressive volume-
based rates
M UT
WST
1.3
Enforce IWMA standards re:
recycling services provided
by landlords
M UT
WST
1.4
Re-establish financial support
for home composting M UT
WST
1.5
Explore feasibility of waste
audit program M UT
WST
1.6
Consider curbside food
waste pickup M UT
WST
1.7
Evaluate effectiveness of
food packaging ordinance M ADM
WST
1.8
Evaluate collection of waste
cooking oil and city-run
biodiesel distribution
M ADM/UT
WST
1.9
Evaluate relocating bio-solid
composting closer to City M ADM/UT
15.b
Packet Pg. 681 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
CLIMATE ACTION PLAN
- 60 -
WST
2.1
Provide option for waste
audits to educate consumers
where waste can be reduced
C UT
WST
2.2
Maintain on-line resources &
outreach for recycling C UT
WST
2.3
Host interactive workshops
on home composting O UT
WST
2.4
Explore options for landfill &
Water reclamation site visits
to public & school groups
O UT
PKS
1.1
Conduct audit of parks &
open space to identify tree
planting locations
H P&R
PKS
1.2
Expand tree planting
programs H P&R/ADM
PKS
1.3
Establish Urban Forester
intern program H ADM
PKS
2.1
Negotiate easements & land
donations for conservation H ADM
PKS
2.2
Implement conservation
plans for open space areas O H ADM
PKS
2.3
Use conservation easements
to create connected trails O ADM
PKS
2.4
Expand donation programs
for open space preservation
& maintenance
H ADM
PKS
2.5
Partner w/other organizations
to preserve open space &
develop parkland
O H ADM
PKS
3.1
Store City green waste at
composting facilities O ADM
PKS
3.2
Continue to chip larger green
waste & make available for
public use
O ADM
PKS
4.1
Identify suitable locations for
community gardens L ADM/P&R
PKS
4.2
Implement Calle Joaquin AG
Reserve Master Plan L ADM
PKS
5.1
Continue tree planting &
maintenance education
programs
O ADM
PKS
5.2
Partner w/regional
organizations to create
volunteer opportunities for
trail & open space
maintenance.
O ADM
PKS
5.3
Advertise availability of green
waste. O ADM
15.b
Packet Pg. 682 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
CLIMATE ACTION PLAN
- 61 -
GO 1 Create & implement a City
building retrofit program O CD/ADM
GO 2 Generate renewable energy
at City-owned facilities H ADM
GO 3 Continue to upgrade to fuel-
efficient vehicles O PW
GO 4.1 Replace traffic signal fixtures
with LEDs M PW
GO 4.2 Replace streetlights w/high
efficiency fixtures O PW
GO 4.3
Upgrade outdoor lighting
fixtures at City-owned
facilities
M PW
GO 5.1 Prioritize replacement of
water pumping & lift stations H UT
GO 5.2 Implement the WRRF energy
conservation plan H UT
GO 6.1 Ensure all City facilities have
recycling containers L PW/UT
BO 6.2
Assess feasibility of food
scrap collection & pickup in
public places
L UT
GO 7.1 Choose right plants for City
landscapes L PW
GO 7.2 Prepare soils for water
penetration & retention L PW
GO 7.3 Design & operate efficient
irrigation O L PW/UT
GO 7.4
Install water efficient fixtures
& maintain leak control at
City facilities
O PW/UT
GO 8 Use BAT for equipment &
vehicle fleet replacements M PW
GO 9
Continue to reduce single
occupant employee
commuting
O ADM/PW
GO 10 Hire staff to implement CAP
& energy programs H ADM/CD
GO
11.1
Publish CAP information on
web site O CD/UT
GO
11.2
Participate in regional events
to educate community about
climate action planning
O CD/UT
15.b
Packet Pg. 683 Attachment: b - Status of General Plan Implementation Programs [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
STATUS OF CURRENT CIP PROJECTS
As of November, 2016
3
15.c
Packet Pg. 684 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
15.c
Packet Pg. 685 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
STATUS OF 2015-17 CAPITAL IMPROVEMENT PROJECTS
Purpose
The purpose of this report is to provide the Council with a concise, yet comprehensive, summary
of the status of the City’s Capital Improvement Plan (CIP) projects.
As discussed in greater detail below, the City is making excellent progress in achieving its
current CIP goals. Of the 108 major projects that have been financially active during the 2015-
17 Financial Plan period:
1. 28% (30) are completed.
2. 81% (78) are “in process”. In process includes projects under construction, acquisition,
fleet carryover, and on-going projects.
3. Of the 78 projects that are in process, 96% of them are on schedule. Of the four percent
that are not on-schedule staff is diligently working to get them back on track.
Status of Major City Projects
The “Status of Major City Projects” chart below presents Public Works’ progress on 20 major
CIP projects as of November 2016. Project completion status is presented as “percent complete”
based on the project phase (construction, design, or study).
The 20 projects presented all meet at least one of the CIP Review Committee’s “high priority”
criteria, with many meeting more than one criteria. The CIP Review Committee uses the
following questions to help identify priority CIPs for Council consideration.
1. Does it help achieve a Major City Goal?
2. Is the project needed to meet significant public health or safety concerns?
3. Is there significant outside funding?
4. Is it needed to adequately maintain, repair or replace existing infrastructure, facilities or
equipment?
5. Will it result in significant operating cost savings or productivity improvements?
6. Is it required to meet state or federal mandates?
7. Is it needed to meet the City’s public art policy or funded through the private sector public art
in-lieu fee?
15.c
Packet Pg. 686 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
15.c
Packet Pg. 687 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
Status of all of the City’s Current CIP Projects
This report summarizes the status of all 109 major CIP projects with financial activity during the
2015-17 Financial Plan period organized as follows:
Project Status. Projects are first presented under Major City Goal, Other Important Objective
and Regular Priority.
Primary Function. Within each category, projects are then presented by their primary function:
1. Public Safety
2. Public Utilities
3. Transportation
4. Leisure, Cultural & Social Services
5. Community Development
6. General Government
15.c
Packet Pg. 688 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
15.c
Packet Pg. 689 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
N
o. Project Function
%
Com
plete
Current
Status
Major City Goals
1 1 Railroad Trail Maintenance - 2016 Leisure, Cultural &
Social Services 70% On
Schedule
2 2 Islay Hill Pathway Maintenance
2017
Leisure, Cultural &
Social Services 50% On
Schedule
3 3 Mission Plaza Master Plan 2016 Leisure, Cultural &
Social Services 41% On
Schedule
4 4 Mission Plaza Railing Replacement
2015
Leisure, Cultural &
Social Services 40% On
Schedule
5 5 Golf Course Pro Shop Assessment
2016
Leisure, Cultural &
Social Services 10% On
Schedule
6 6 2016 Fire Station 2 Exterior
Driveway Slab Replacement Public Safety 20% On
Schedule
7 7 Chorro Street NTM Transportation 100% Completed
8 8 Highland/Chorro Bicycle
Improvements Transportation 100% Completed
9 9 LOVR at 101 and SLO Creek
Bridge Widening 2016 Transportation 100% On
Schedule
10 1
0
Railroad Safety Trail Taft to
Phillips - 2015 NOT BUILT Transportation 100% Other
11 1
1 South at Parker Median 2016 Transportation 100% Completed
12 1
2
Downtown Crosswalk Upgrades -
Marsh & Higuera 2016 Transportation 50% On
Schedule
13 1
3
Marsh at Santa Rosa Replacement
2016 Transportation 50% On
Schedule
14 1
4
RRST Class I Connection Laurel &
Orcutt Transportation 50% Behind
Schedule
15 1
5 Broad Street Bicycle Boulevard Transportation 25% On
Schedule
16 1
6
LOVR Interchange Landscape and
Mitigation Transportation 25% On
Schedule
17 1
7
Railroad Safety Trail Taft to
Pepper - 2017 Transportation 25% On
Schedule
18 1
8
Bob Jones Trail Octagon Barn
Connection Transportation 20% On
Schedule
19 1
9 2018 Silt Removal Transportation 10% Completed
20 2
0
Buchon and Santa Rosa Storm
Drainage Improvements Project Transportation 10% On
Schedule
21 2
1
Madonna and LOVR
Rehabilitation Project 2017 Transportation 10% On
Schedule
22 2
2 CDBG Curb Ramps 2017 Transportation 5% On
Schedule
23 2
3
Pacheco-Bishop Peak Safe Routes
to School Transportation 2% On
Schedule
24 2
4 California Taft Roundabout Transportation 0% On
Schedule
15.c
Packet Pg. 690 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
Other Important Objectives
25 Golf Course Restroom
Replacement 2016
Leisure, Cultural &
Social Services 100% Completed
26 Sinsheimer Playground
Renovation 2016
Leisure, Cultural &
Social Services 50% On
Schedule
27 Laguna Lake Management-
Dredge 2017
Leisure, Cultural &
Social Services 25% On
Schedule
28 Police Facility Site Assessment Public Safety 20% On
Schedule
29 Chorro Waterline Replacement Public Utilities 0% On
Schedule
30 Albert Drive Stormdrain
Replacement 2016 Transportation 100% Completed
31 CMP Repair Bullock Lane 2016 Transportation 50% On
Schedule
Regular Priority
32 919 Rental Insp Remodel 2015 Community
Development 100% Completed
33 ADA Assessment / Transition
Plan 2016
Community
Development 10% On
Schedule
34 City Hall Upstairs Remodel
2015 General Government 100% Completed
35 Fleet Purchase/Replacement
2015-16 General Government 100% On
Schedule
36 Project Management Software
Replacement 2015 General Government 100% Completed
37 IT Purchase/Replacement 2016-
17 General Government 90% On
Schedule
38 City Space Needs Analysis General Government 75% On
Schedule
39 Corp Yard 25 Prado Bldgs
Painting 2016 General Government 75% On
Schedule
40 Corp Yard 25 Prado Bldg B
HVAC 2016 General Government 50% On
Schedule
41 Fleet Purchase/Replacement
2016-17 General Government 30% On
Schedule
42 IT Purchase/Replacement 2015-
16 General Government 10% On
Schedule
43 Jack House Elevator Removal
2016
Leisure, Cultural &
Social Services 100% Completed
44 Jack House Restroom Rebuild
2015
Leisure, Cultural &
Social Services 100% Completed
45 Pool Repair Re-plaster 2015 Leisure, Cultural &
Social Services 100% Completed
46 Santa Rosa Ballfield Netting
2015
Leisure, Cultural &
Social Services 100% Completed
15.c
Packet Pg. 691 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
47 Skate Park 2015 Leisure, Cultural &
Social Services 100% Completed
48 Meadow Ped Light Replace
2016
Leisure, Cultural &
Social Services 65% On
Schedule
49 Islay/French Parks Basketball
Surfaces 2016
Leisure, Cultural &
Social Services 50% On
Schedule
50 Santa Rosa Hockey Court 2016 Leisure, Cultural &
Social Services 50% On
Schedule
51 Human Resources Remodel
2016
Leisure, Cultural &
Social Services 25% On
Schedule
52 Meadow Park Pedestrian
Bridges Replacement
Leisure, Cultural &
Social Services 25% On
Schedule
53 Islay/French Parks Tennis Court
Surfaces 2016
Leisure, Cultural &
Social Services 20% On
Schedule
54 Urban Forest Maintenance Leisure, Cultural &
Social Services 5% On
Schedule
55 Laguna Lake ADA Trail 2016 Leisure, Cultural &
Social Services 4% On
Schedule
56 Laguna Lake Dog Off-Leash
Fencing 2016
Leisure, Cultural &
Social Services 4% On
Schedule
57 Fire Station 2 Dorm-Restroom
Remodel 2016 Public Safety 100% Completed
58 Fire Department Electronic
Patient Care Reporting (ePCR) Public Safety 95% On
Schedule
59
Waterline Abandonment &
Connections Various Locations
2016
Public Safety 25% On Hold
60
Fire Station 1/City EOC
Rewiring, Carpet and Paint
Maintenance
Public Safety 15% On
Schedule
61 California-Johnson Waterline
Replacement 2015 Public Utilities 100% Completed
62 Marsh Higuera California 2016 Public Utilities 100% Completed
63 Calle Joaquin Siphon and Lift
Station Replacement Public Utilities 90% On
Schedule
64 Margarita Lift Station
Replacement 2016 Public Utilities 90% On Hold
65 Stafford, Taft, Kentucky Sewer
Line Replacement Public Utilities 90% On
Schedule
66 Water Distribution Telemetry
System Upgrade Public Utilities 60% On
Schedule
67 Sewer Lining Project 2016 Public Utilities 50% On
Schedule
68 Waterline Replacement Various
Locations 2016 Public Utilities 32% On
Schedule
15.c
Packet Pg. 692 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
69 Osos/Leff/Santa Barbara - 2017 Public Utilities 25% On
Schedule
70 Stenner Canyon Waterline
Rehabilitation 2017 Public Utilities 25% On
Schedule
71 Reservoir No. 2 Replacement
2017 Public Utilities 15% On
Schedule
72 Waterline Replacement Various
Locations 2017 Public Utilities 15% On
Schedule
73 Water Resource Recovery
Facility Upgrade 2017 Public Utilities 15% On
Schedule
74
Terrace Hill & Wash Water
Recoat and Earthquake Retrofit
2016
Public Utilities 10% On
Schedule
75 Foothill-Chorro PRV
Replacement 2016 Public Utilities 0% On
Schedule
76 Jennifer, Rachel, High 2016 Public Utilities 0% Behind
Schedule
77 City Hall Perimeter Drain
Replacement 2016 Public Works 50% On
Schedule
78 Broad at Murray Bank & Silt
2015 Transportation 100% Completed
79 CDBG Curb Ramps Various
Locations 2015 Transportation 100% Completed
80 Directional Signs 2016 Transportation 100% Completed
81 Johnson at Buchon Pump
Replacement 2015 Transportation 100% Completed
82 Johnson Ave Micro surfacing
2015 Transportation 100% Completed
83 Sidewalk Cleaning Transportation 100% Completed
84 Sidewalk Garden-Broad 2015 Transportation 100% Completed
85 Toro Bank Stabilization & Silt
Removal 2015 Transportation 100% Completed
86 Transportation Monitoring 2016 Transportation 100% Completed
87 Trench Repair and Minor
Concrete - JOC 2013 Transportation 100% Completed
88 Zone 8 & 1 Roadway Sealing
2016 Transportation 100% Completed
89 Paving Management Program
2016 Transportation 90% On
Schedule
90 CMP Replacements 2015 Transportation 80% On
Schedule
91 DT Sidewalks - Trees 2016 Transportation 75% On
Schedule
15.c
Packet Pg. 693 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
92 Broad & Buchon Curb Ramp Transportation 51% On
Schedule
93 Calle Joaquin at LOVR Park-
Ride 2016 Transportation 50% On
Schedule
94 CDBG Curb Ramps Various
Locations 2016 Transportation 50% On
Schedule
95 City Gateways 2015 Transportation 50% On
Schedule
96 Transit 29 Prado Facility
Remodel 2016 Transportation 50% On
Schedule
97 Marsh Street Garage
Improvements 2016 Transportation 40% Behind
Schedule
98 Mid-Higuera Bypass 2017 Transportation 40% On
Schedule
99 Higuera at 50 Higuera
Widening Transportation 20% On
Schedule
100 Monterey & Osos Traffic
Signal Transportation 20% On
Schedule
101 Railroad Crossing Upgrade -
California & Foothill Transportation 20% On
Schedule
102
Concrete Streets and
Accessibility Improvements
Project 2016
Transportation 15% On
Schedule
103 Downtown Renewal Basement
Repair 858 Higuera Transportation 15% On
Schedule
104 Maintenance Work - JOC 2016 Transportation 10% On
Schedule
105 Prado at Higuera Replacement
2018 Transportation 5% On
Schedule
106 Santa Fe at Tank Farm 2018 Transportation 5% On
Schedule
107 LOVR Crack Sealing Project Transportation 0% On
Schedule
108 Palm-Nipomo Parking Structure Transportation 0% On
Schedule
15.c
Packet Pg. 694 Attachment: c - CIP Status Report 2017-19 [Revision 2] (1501 : Setting the Stage for 2015-17 Financial Plan)
LONG-TERM
CAPITAL IMPROVEMENT PLAN
15.d
Packet Pg. 695 Attachment: d - Long Term CIP Update (1501 : Setting the Stage for 2015-17 Financial Plan)
2
OVERVIEW
The Long-Term Capital Improvement Plan (CIP) provides a glimpse into the future
improvement needs of the City as envisioned by the General Plan. Many of our current
infrastructure assets are not adequate to handle the needs of the future. Many streets must
be built or widened, intersections improved, bicycle facilities added, water lines and sewer
lines extended into new areas, and new parks must be built. The Long-Term CIP can serve
as a guide for required future investments to support the General Plan as well as other
Council approved policies, plans, and goals in place today. At the time of General Plan
build out, the projects included in the Long-Term CIP would ideally be built and available
for use by the community.
Annual maintenance needs for City infrastructure are shown below are represent the ideal
annual investment.
Annual Maintenance Needs
Asset Ideal Annual Funding
Traffic Management $ 250,000
Pavement Management $ 4,400,000
Curb, Gutter, Sidewalks $ 1,000,000
Flood Control $ 5,300,000
Sidewalk Ramps $ 580,000
Parks Play Equipment $ 150,000
Water Systems $ 3,100,000
Sewer Systems $ 2,800,000
Buildings $ 1,570,000
Bike Path Maintenance $ 100,000
Openspace Maintenance $ 150,000
Total $ 19,400,000
Annual maintenance needs of existing assets are an important consideration when
considering the one-time implementation cost of future infrastructure expansions projects.
While the Long-Term CIP focuses on the new facilities and infrastructure needed to
support the City at build-out, the costs to maintain existing assets should also be
considered. Ideally, these projects would be built as part of new development taking place
in the City, but this may be unrealistic. The City may need to build some of these projects
using grant funds, general funds, or some form of debt financing. There also may be
opportunities in the future in which to leverage grant funding to build larger infrastructure
maintenance projects to complement what new development provides.
By considering the Long-Term CIP in the context of the 2017-19 Financial Plan process,
these projects provide an important starting place in assessing which ones might be a high
priority to consider in the next funding cycle. The list is a way for the Council to see the
long-term infrastructure improvements that are needed and have an “order of magnitude”
idea of how much it may cost to fully implement.
15.d
Packet Pg. 696 Attachment: d - Long Term CIP Update (1501 : Setting the Stage for 2015-17 Financial Plan)
3
With this understanding, the Long-Term CIP is one of the pieces of information for the
Council to consider in setting goals and priorities for 2017-19. This Long-Term CIP is
conceptual, and in most cases, the projects have not undergone detailed analysis, nor
undergone the rigor of the public review process. They represent City staff’s best
assessment of costs and scope based on what is known today, but may undergo changes in
scope or importance as new challenges and issues emerge over time.
In short, this report focuses on presenting the "inventory" of improvements that may be
needed at some time in the future, as a starting point in the goal-setting process.
A summary of estimated cost of the Long-Term CIP by function is shown below with
project level detail shown on the subsequent pages.
Long-Term CIP Summary by Function
Function Amount
Public Safety $ 55,850,000
Public Utilities $ 207,500,000
Transportation $ 682,858,000
Leisure, Cultural and Social Services $ 145,270,000
Community Development $ 10,500,000
General Government $ 23,350,000
Total $ 1,125,328,000
15.d
Packet Pg. 697 Attachment: d - Long Term CIP Update (1501 : Setting the Stage for 2015-17 Financial Plan)
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