The URL can be used to link to this page

Home My WebLink AboutItem 3 - ARCH-0216-2020 (600 Tank Farm)Meeting Date: August 17, 2020 Item Number: 3 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 600 Tank Farm FILE NUMBER: ARCH-0216-2020 APPLICANT: Covelop Holding, LLC REPRESENTATIVE: Stephen Peck For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org 1.0 PROJECT DESCRIPTION AND SETTING The project application includes proposals to amend the General Plan and Airport Area Specific Plan (AASP) to rezone the property to Commercial Services (C-S-SP) zone to allow for a mixed- use project, similar to what has been proposed on the adjacent property 650 Tank Farm. The mixed-use project consists of 280 residential units and approximately 15,000 square feet (SF) of commercial space. The residential units are provided within three different housing types: 140 townhomes, 100 stacked flat units, and 40 studio and one- bedroom units over the commercial structures. The townhome and stacked flat units are intended as ownership units, while the mixed-use units will likely be a rental product (Attachment 1, Project Plans). General Location: The site is composed of 11.1 contiguous acres at the northeast corner of the designated Santa Fe re-alignment and Tank Farm Road. The site slopes from the northwest to southeast. Acacia Creek borders the project on the east. Present Use: Off-site Vehicle Storage Zoning: Business Park within the Airport Area Specific Plan (BP-SP) General Plan: Business Park Surrounding Uses: East: Mobile Home Park West: Undeveloped County Land North: Damien Garcia Sports Fields South: Undeveloped County Land 2.0 PROPOSED DESIGN Design details: Contemporary architecture, with gable roofs with exposed rafters, and flat/shed roofs for commercial structures, covered entries and balconies, internal landscape pedestrian corridors Materials: Stucco siding, horizontal/vertical lap siding, wood panels, metal and composite roofs (colors and materials board not available at this time). Figure 1: Subject Property Item 3 Packet Page 46 ARCH-0216-2020 (600 Tank Farm) Page 2 3.0 NEXT STEPS The project was conceptually reviewed by the Active Transportation Committee (ATC) on July 17, 2020. Following this ARC conceptual review the project will be scheduled for conceptual review by the Planning Commission (PC). Following conceptual review, the applicant will consider feedback from the ATC, ARC, and PC and prepare a formal application for complete review. Once all application materials are collected and the project is deemed complete, and environmental review has been completed, the project will proceed with review hearings to be scheduled before the Cultural Heritage Committee (CHC), ARC, County Airport Land Use Commission (ALUC), PC, and City Council for final review of the project. 4.0 FOCUS OF REVIEW The ARC’s role is to review the project for consistency with the Community Design Guidelines, AASP and applicable City policies and standards, to provide the applicant and staff with initial feedback on the proposed conceptual design. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294 5.0 AASP DESIGN GUIDELINES/DISCUSSION ITEMS Highlighted Sections Discussion Items AASP Chapter 5 – Community Design § Goal 5.1 Building Orientation and Setback The AASP states that buildings should be designed with a well-defined streetscape edge that unifies and enhances the character of the development areas and that supports pedestrian activity through its site planning and design. The ARC should provide initial feedback regarding the location of buildings and parking areas as viewed from the public right-of-way. Figure 2: Rendering internal of the residential portion of the project Item 3 Packet Page 47 ARCH-0216-2020 (600 Tank Farm) Page 3 § Goal 5.4 Parking The AASP states that vehicular parking areas should be designed to be in scale with and visually subordinate to the development and landscape setting. The ARC should discuss the proposed parking layout in terms of minimizing the visual impact associated with large areas of parking and pedestrian circulation. § Goals 5.9-14 Architectural Character The AASP is designated to be primarily a “work” environment (as opposed to a retail or residential environment). Given the business, service, and manufacturing uses proposed for the area, “function” will typically be the primary generator of built form for future development, but this does not suggest that the aesthetic character is any less important. The ARC should provide initial feedback regarding architectural styles as portrayed in the conceptual renderings of the project. CDG Chapter 5 – Residential Project Design Guidelines § 5.4: Multi-Family and Clustered Housing Design The CDG states that multi-family and clustered housing projects tend to generate larger parking areas and provide less private open space. If not properly designed, parking can dominate a multi-family site, and open space may only be provided as “left over” areas, unrelated to other project features, that are not usable for outdoor activities, and expose residents to uncomfortable noise levels. The ARC should discuss the residential layout and of the multi-family structures specifically in regard to common and private open space areas, proximity to the creek and other pedestrian circulation areas. 6.0 PROJECT STATISTICS/ASSOCIATED STUDIES The application provided to assist with the conceptual review does not include sufficient information to determine compliance with all development standards relevant to the project site (i.e. setbacks, lot coverage, floor area ratio, etc.), the list below is a partial list of development standards that were identifiable in the project plans. Site Details Proposed Allowed/Required* Creek Setback 35 feet 35 feet Maximum Height of Structures 35 feet 35 feet Density Units (DU) 255.52 DU 266.4 DU Total # Parking Spaces 458 (8% reduction) 497 *2019 Zoning Regulations & AASP Development Standards 7.0 ATTACHMENTS 7.1 Project Description 7.2 Project Plans Item 3 Packet Page 48 600 Tank Farm Road Residential Mixed-Use Project City GP/COZ Initiation Covelop, Inc. May 1, 2020 Item 3 Packet Page 49 600 Tank Farm Road 2 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Introduction A project is proposed at 600 Tank Farm Road that will provide for a mix of residential and com- mercial uses, and that would complement the commercial, employment and residential uses now planned in the vicinity of Broad and Tank Farm Road. It is being positioned to address housing and em- ployment needs in the community through a combination of design excellence, value-added features, and location. Proposed by Covelop Inc. of San Luis Obispo, it is comprised of APNs 053-421-02 and 053- 421-06 and located at what will be the northeast corner of Santa Fe and Tank Farm Road. (See Figure 1.) The project involves the change in general plan designation, rezoning and an amendment to the Airport Area Specific Plan from Business Park (BP) to Commercial Service (CS) on the property to allow a resi- dential mixed-use development. This narrative and other supporting application materials explains the justification for changing the city’s development regulations to allow the project. As currently planned, it would include approximately 140 attached residences in a townhome configuration at a density of 20 density units to the acre; 100 stacked flat units at up to 30 density units per acre; and up to 40 studio and one-bedroom units over approximately 15,000 square feet of “Town Center” commercial. Overall, the project would have 256 Density Units, approximately 23 density units per acre, in compliance with the CS zone. The project is being designed and planned to address the need for smaller dwelling unit sizes, especially smaller for-sale units, both for lifestyle preferences, and affordability reasons. The townhomes will have a mix of one-bedroom, two-bedroom and three-bed- room units ranging in size from 750 square feet up to 1,375 square feet with an average dwelling unit size of less than 1,100 square feet. The stacked flats would range in size from 470 square feet to 925 square feet. Overall, the average unit size across the 280 units is less than 1,000 SF, lower than any other recent mixed use/mixed tenancy project in the community. The townhome and stacked flat units are intended as ownership units, while the mixed-use units will likely be as a rental product. The result- ing project would provide for-sale units ranging in size from 470 square feet to 1,375 square feet, providing an ownership opportunity to many families that currently don’t have that opportunity. The project would be clustered around common open space, yards, and a recreation center with a commu- nity building. Open space is planned along Acacia Creek and on the Flower Mound, with some units ori- ented to those open space resources. Figure 2 shows the site plan for the project. Various studies are underway, including a biological reconnaissance study, wetland delineation, geotechnical study, noise study, traffic study (including capacity and lane configuration studies for Tank Farm Road and Santa Fe), and others to satisfy City requirements. It is expected that the environmental effects of the projects, and necessary mitigations, will be covered in an environmental impact report (EIR). Item 3 Packet Page 50 600 Tank Farm Road 3 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 The Project and Airport Development Regulations The current and proposed county Airport Land Use Plan (ALUP) and city airport compatibility regulations have significantly informed and influenced the location and extent of the proposed uses. During the plan development process, we have consulted with ALUC staff and commissioners; commis- sioned studies and technical analysis to determine the location of key ALUP regulatory zones on the property; and modified the product mix to be compatible with the current and proposed ALUP policies and standards. To that end, commercial and mixed use portions of the project have been located along the project frontage in the 55 dB(A) CNEL noise zones (as determined by the May 2015 RS&H “CNEL Contours and Technical Report for the San Luis Obispo County Regional Airport” noise study that is used by the Airport Land Use Commission to determine noise compatibility); the apartment/stacked flat por- tion is located in the middle of the project site in the 50 dB(A) CNEL zone; and the townhome portion is located in the rear of the project site which is least affected by traffic and aircraft noise. A noise study prepared for the project by 45dB Consultants confirmed the RSH projections. Figure 1 Project Location Item 3 Packet Page 51 600 Tank Farm Road 4 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Figure 2 Site Plan Item 3 Packet Page 52 600 Tank Farm Road 5 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 FAA sectional charts, and approach and departure patterns were also reviewed, and it was con- cluded that there is no potential for regular overflights by commercial or general aviation fixed wing air- craft because of topographic constraints and established runway approach and departure corridors. This would also indicate that the project site is appropriately classified in the ALUP current “S-2” Safety Zone, or its Caltrans Handbook equivalent, Safety Zone 6. Both of these safety zones permit the project. The project is located in the Airport Area Specific Plan (AASP), is part of the City of San Luis Obispo’s Airport Compatible Open Space Plan (ACOS) with deed-restricted open space and reservation areas nearby in the AASP and Margarita Area Specific Plan (MASP) areas, and is located in the ALUP’s current “S-2” safety zone, or in the Caltrans Handbook Safety Zone 6. Neither of these safety zone des- ignations have a limitation on the number of dwelling units (see Figure 4G of the Caltrans California Air- port Land Use Planning Handbook with no overflights and no noise issues, and ALUP Table 7 with a CDZ, DAP and ACOS). City zoning regulations for the CS zone specify a maximum density of 24 density units per acre in the proposed CS zone, with the actual maximum number of permitted “doors” adjusted per Section 17.70.040 (A) the zoning regulations. As currently planned, the project has approximately 280 total residential units and 256 City “density units” over 11.1 net acres, for a density of 23 density units per gross acre. The Project and City Development Regulations The project site is currently zoned Business Park and is in the Airport Area Specific Plan area (which is identified as Detailed Area Plan per the County’s Airport Land Use Plan). The project entitle- ments will include a change in the land use designation from Business Park to Service Commercial, which would permit a wide range of commercial uses, and up to 264 density units of residential development. City development regulations also specify a setback for Acacia Creek of 35 feet. The project proposes a variable riparian setback with an average setback of approximately 40 feet. Combined with the width of the creek, and buffers and setbacks on the east side of Acacia Creek this will provide a wildlife/open space corridor of 95 to 135 feet. Building and landscape setbacks along Tank Farm Road range from 10 to 15 feet (including the public sidewalk in a pedestrian easement), and 5 to 15 feet along Santa Fe. City planning documents call for the development of Santa Fe as a Collector road with design speeds of no more than 25 miles per hour, and a corresponding road centerline radius of 250-300 feet. The project will implement the “alternative” design section for Santa Fe that has been identified by City staff and in the Airport Area Specific Plan, with an interim design of one travel lane in each direction, a vertically separated 6.5-foot Class IV bike path, a 7-foot parkway strip and a five-foot sidewalk, as shown in Figure 3. Santa Fe will be extended north along the west property line for approximately 475 to 500 feet to a temporary offset cul de sac with a minimum 40-foot turning radius. Longer term, this tempo- rary terminus will be built as a 90-degree roundabout to connect Santa Fe to the Prado Road extension by the developers of the Chevron or Damon Garcia properties. The project will implement the City’s plans for a roundabout at Tank Farm and Santa Fe, as illustrated in Figure 4. Final road geometry and the number of lanes will be evaluated as part of the Project. Item 3 Packet Page 53 600 Tank Farm Road 6 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Figure 3 Santa Fe Cross Section Ultimate and Interim Cross Section Item 3 Packet Page 54 600 Tank Farm Road 7 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Figure 4 Conceptual Illustration of Santa Fe/Tank Farm Road Roundabout Item 3 Packet Page 55 600 Tank Farm Road 8 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 The Site and the Project The site is composed of 11.1 contiguous acres at the northeast corner of the designated Santa Fe alignment and Tank Farm Road. It is comprised of two separate parcels: APN: 053-421-06 and APN: 053-421-02. The site slopes from the northwest to southeast, with site elevations at 210 feet MSL at the top of the Flower Mound, and 150 feet MSL at the Acacia Creek/Tank Farm Road headwall. Acacia Creek borders the project on the east, although the creek area itself is located on the adjacent parcel to the east. The immediate surrounding (1/2-mile radius) neighborhood provides a wealth of services, facili- ties and resources. A day care, drug stores, restaurants, schools, a major grocery store, a bank, several places of worship, a fitness center, medical and/or dental services, personal care services, and a full-ser- vice supermarket are currently located within biking or walking distance of the project site. The site is also located near significant open space areas that are contractually restricted to re- main in open space that contribute to airport land use compatibility and safety. Those include proper- ties north and south of Tank Farm Road that are in City and County open space preserves, areas in Wil- liamson Act agricultural preservation contracts, ACOS open spaces areas in the Margarita Area Specific Plan, the Chevron conservation/restoration area and other formal open space preserves. (See Figure 6.) Not including other lands outside of the City’s URL, these open space lands amount to approximately 825 acres, or approximately 25 percent of the land area immediately north and west of the airport. Development Potential and Land Plan The land plan and development program prepared for the project are based on the physical and regulatory constraints applicable to the site, including the following: Acacia Creek. During peak flood times, Acacia Creek conveys 500-1,000 cubic feet per second (CFS) of stormwater flows. Its width cur- rently varies from 30 to 50 feet and is on the adjacent parcel; City development regulations prescribe a 35-foot setback from the creek to preserve the riparian corridor. A variable width corridor is proposed, ranging from 20 feet to 70 feet, with an average of 40 feet. The area where setbacks will be less than 35 feet are located at the creek crossing from 600 Tank Farm Road to 650 Tank Farm Road; this reduced setback area will be less than 10 percent of the total length of the setback. Per Zoning Ordinance Sec- tion 17.70.030 (3), third story building components will be setback an additional 10 feet for a total of a 45-foot setback (except in the limited area where there is the bridge crossing). 1. Designated Flood Areas. According to FEMA Community Panels 0679C1069G and 0679C1332G, the project site has limited, if any, area that is in a flood prone area. Any such area appears to be confined to the Acacia Creek channel or the riparian setback area. A drainage study prepared by RRM Design Group determined that this flooding has been caused by an undersized culvert for the vehicle bridge that connects 600 Tank Farm Road to 650 Tank Farm Road. This bridge will be replaced as part of the 650 Tank Farm Road project, with a culvert that has the same hydraulic Item 3 Packet Page 56 600 Tank Farm Road 9 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 capacity as the Tank Farm Creek culvert. No flooding issues are anticipated after that improve- ment. 2. “Flower Mound”/Grading. The northwest corner of the project site includes a former quarry area, colloquially referred to as the “Flower Mound”. This hard and red-rock mound spans the project property, Chevron property to the west, and the Damon-Garcia property to the north. Most of the Flower Mound will be left as is with development occurring below the 173-foot (MSL) elevation contour line. The site will be stepped in four 5-foot benches, with an upper bench of about 168 feet MSL at the northern one-fourth of the site, 160 MSL to 165 MSL from the club house north, a middle bench of about 160 feet MSL around the main entry, and two lower benches of about 153-156 feet MSL for the multifamily, and 152-153 MSL for the commer- cial/mixed use areas. Total needed site drainage is estimated to be 31,000 cubic feet (CF). The site will drain to localized surface swales totaling 35,000-40,000 cubic feet in parking lot land- scaped areas, large open space areas, the Acacia Creek setback, and in the Tank Farm Road land- scape frontage. LID/treatment areas will be located throughout the project. Recreation and Amenities The project site will be developed at an “urban” density of over 20 dwelling units per acre, with shared public open spaces, private opens spaces, common yards, and common recreational amenities will be used to provide the necessary relief. Balconies and small private yards will be developed throughout the townhome and stacked flat product types with private open space areas. Balconies and outdoor activity areas will be in areas least affected by vehicle traffic and airport noise, meaning they will be located on the north and east faces of the buildings away from potential outdoor noise impacts. The project’s required creek setbacks, common areas and the Flower Mound open space will result in at 20 percent of onsite “green” common open space, including play areas, tot lots, and land- scape parkways. Where possible, units will be oriented to common open space on the perimeter of the site to encourage and open and spacious plan. The project will also include a 2,250-square foot clubhouse building with a 2,800 square foot pa- tio area. The clubhouse building will include meeting areas, an indoor game area, a common lounge, ad- ministrative office area, and a community kitchen. It will also serve as a sales office and an administra- tive building during project sales and construction. The project also borders Damon-Garcia Park which will provide areas for organized sports activi- ties. Transportation and Circulation The project will implement several major transportation features, the Santa Fe/Tank Farm Road roundabout under a reimbursement agreement with the City, assuming enough project impact fees and other revenues to reimburse Covelop during the term of the buildout. The Project will also construct in- terim improvements for Santa Fe Road per Figure 3, including two travel lanes and Class IV bike paths. Final improvements for the bike path, curbing, sidewalk, and parkway strip will be installed on the pro- ject’s frontages. The Santa Fe/Tank Farm roundabout would also be constructed as part of the project. Item 3 Packet Page 57 600 Tank Farm Road 10 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Both Santa Fe and Tank Farm Road are TIF funded projects. Bike and pedestrian trips will be supported by a connection to 650 Tank Farm Road, and extension of the onsite bike path to the bike path at the Damon-Garcia sports park. A new bridge will be installed by 650 Tank Farm Road and serve as an emer- gency access route using KnoxBox bollards. General Plan Modification Justification Oversupply of Commercial/Business Park Zoning The modification of the permitted land uses on the project site is justified by several policy fac- tors. The AASP and the Land Use Element designate the site for Business Park. This designation has been driven by the policies of the County’s ALUP which generally prohibit residential land uses in the AASP, except for those properties that are currently zoned or developed for residential purposes. This land use restriction is based on noise and safety information that is known to be outdated and the ALUC is now in the process of updating the ALUP so that it is consistent with the operational projections in the Airport Master Plan, and with the most recent version of the Caltrans Handbook. The extent of noise impacts is now known to be confined to properties south of Tank Farm Road in the vicinity of the pro- ject. The ALUC has commissioned, and adopted, a noise study that documents the extent of these noise issues, and the ALUC has been using that document as its office noise reference for approximately five years now. The ALUC is also reviewing its safety zones and those zones will be modified to reflect a more conventional configuration, more like that in the Caltrans Handbook and those used for other County airports. Based on documents provided to the ALUC in November and consultation with ALUC staff, it is believed that the S1-C Safety Zone designation will be eliminated, The updated safety zone maps show the project in “Safety Zone 6” as defined by the Caltrans Airport Land Use Planning Hand- book. Both the updated safety and noise analysis appear to support a revision to the land use designa- tion for the site. The project will be dependent on the ALUP amendment, which is anticipated to be complete in mid-2020. The current ALUP has long confounded various City goals and policies associated with jobs-hous- ing balance, infill development, the mixing (horizontal and vertical) of uses, and fiscal sustainability. Con- sequently, the City has a bumper crop of Business Park, Service Commercial, Office and other non-resi- dential land uses (having ‘defaulted’ to those uses when residential was not consistent with the ALUP), with those uses being concentrated in the southern part of the community. As a result, the entire AASP contains 320 acres of vacant commercial and industrial land uses capable of supporting 6,000 more jobs, but with only 150 acres of residential land uses (650 Tank Farm, Avila Ranch and remaining Margarita SP area) capable of supporting 2,800 additional residents and 1,800 workers (assuming 1.5 workers per household). Providing more housing closer to the City’s concentration of employment, and with prefer- ence given to those workers, is consistent with General Plan and AASP Policies. The City General Plan Policy requires that the City maintain an adequate supply of land to retain and expand the number of jobs in the community. According to SLOCOG/RHNA employment projec- tions, the City may need to expand its 2010 supply of 643 developed industrial/employment acres to a possible total of 843. That would indicate a need for 250 vacant acres of such land, assuming that there would be a 25 percent estimating contingency. If the need for such land is based on the 11-year devel- opment history for such land between 2008 and 2018, as reported in the General Plan Status Report, Item 3 Packet Page 58 600 Tank Farm Road 11 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 the City would need an additional 132 occupied acres by 2035. There are approximately 332 vacant acres of such land in an adjacent to the community to fill this need, providing anywhere from an 80-acre to 160-acre surplus to meet local employment needs. Conversion of the 11.1-acre project property to mixed use residential will therefore not hinder any City economic development goals. Based on the above, it is concluded that conversion of the project site would be fiscally beneficial for the City, would promote the completion of needed infrastructure (and several key pieces of infrastructure), would significantly promote the City’s infill and jobs-housing balance (city macro and neighborhood mi- cro) goals and policies, and would not hinder in any way, the City’s economic development policies and objectives. Infrastructure Financing Feasibility Retention of the current Business Park land use and zoning designations will defeat several im- portant infrastructure policies. First, the City’s infrastructure policies and implementation programs rely almost exclusively on development projects to construct needed roads, sewer lines, water lines, parks, etc. Except for key facilities like the treatment plant expansion, Prado Road overpass, LOVR interchange and the Prado/San Luis Creek bridge, completion of other improvements is completely dependent on the ability of individual development projects to construct, finance and be reimbursed for offsite im- provements. The offsite improvements associated with the project, including Santa Fe, Tank Farm Road, water and sewer improvements have a total cost estimated at approximately $2.5 million to $2.75 mil- lion, with the predominant share of those costs being reimbursable from various City impact fee funds. As shown in Table 1 below, impact fees from the project site as currently zoned would be insufficient to pay for offsite traffic improvements, even assuming that 100 percent of the TIF fees were dedicated to such repayment. The proposed project would make significantly greater contributions to all impact fee programs and make a reimbursement program feasible. Otherwise, the City would need to step in with additional funding. The economics of developing the project as currently zoned has also been evaluated. A portion of the project site was proposed for a data facility, and another portion of the site was evaluated for ex- pansion of a local R&D business. Both those projects chose to not go forward because of the burden of infrastructure costs (direct costs and fees), the site’s topographic and regulatory constraints, and better opportunities elsewhere. There is also limited demand that could justify a speculative commitment (as opposed to a larger build to suite) of the entire site as currently zoned. Based on City records, the total amount of commercial/employment building growth in the community has been 30,000 to 100,000 square feet per year over the last 11 years, with an average of about 55,000 SF per year, according to the most recent General Plan Status Report. It was concluded that the Project site could not capture a significant enough share of annual demand to justify significant capital improvements. Item 3 Packet Page 59 600 Tank Farm Road 12 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Table 1 Project Development Options Assessed Value and City Impact Fees Filling and Need for Affordable Housing The City’s emphasis on the production of housing is starting to show tangible results. There are a numerous individual housing projects that are being marketed, and many more are in production. The Orcutt Specific Plan, that was decades in the making, has half a dozen projects in construction. San Luis Ranch and Avila Ranch have recently been approved, and are in the site development phase. Nevertheless, many of these projects have housing size ranging from 1,100 square feet to 3,100 square feet, with the average housing unit size being 1,850 square feet. Table 2 shows the proposed product mix, and the proposed sizes of the housing units. As shown in Figure 5 on the following page, the project fills a need that is currently not being met by any of the adopted Specific Plans, or individual development projects. Special Project Design Features Special design features have been added to address mobility issues, affordable housing, energy conservation, greenhouse gas emissions, and transportation. These features will reduce vehicle miles travelled, reduce the need for personal vehicles, resulting parking demand, and airport compatibility. 1. Building energy efficiency standards that will enable the project to comply with the “net zero” energy requirements and compliance with the City’s Reach Code. Business Park Zoning Prposed Mixed Use Project Gross Acres 11.67 11.67 ROW (Acres) 0.55 0.55 Open Space (acres 1.04 1.04 Net Area (Acres) 10.08 11.12 FAR (per AASP) 0.20 0.57 Residential SF 18,000 274,600 Non-Residential SF 87,818 19,100 Total SF 105,818 293,700 Dwelling Units 24.00 275.00 Assessed Value 35,549,851 136,937,500 City Imact Fees City Traffic Fee 958,412$ 2,106,057$ Water Fee 381,609$ 2,450,656$ Wastewater Fee 381,483$ 2,222,378$ City Parks 144,744$ 1,658,525$ Police 36,309$ 166,139$ Fire 31,180$ 141,645$ Total 1,933,736$ 8,745,400$ Item 3 Packet Page 60 600 Tank Farm Road 13 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Table 2 Unit Mix Gross Area APN 053-420-02 5.28 APN 053-420-06 6.39 Gross Area 11.67 ROW 0.81 Net 10.86 R3 MU Type Size (SF)Units Density Units Total Area Type Size (SF)Number Density Units Total Area 1-BED 750 28 18.48 21,000 Studio 450 20 10.00 9,000 2-BED 1050 56 56.00 58,800 1-BED 625 20 13.20 12,500 2-BED TH 1200 28 28.00 33,600 Total 40 23.20 21,500 3-BED 1450 28 42.00 40,600 Average 538 Total 140 144.48 154,000 Acres 1.52 Average 1,100 Density Units/Acre 15.26 Acres 6.46 Units/Acre 26.32 Density Units/Acre 22.37 Units/Acre 21.67 R4 Total Type Size (SF)Number Density Units Total Area Type Size (SF)Units Density Units Total Area Studio 600 8 4.00 4,800 Studio-R4 600 8 4.00 4,800 1-BED 750 24 15.84 18,000 Studio-MU 450 20 10.00 9,000 2-BED 925 68 68.00 62,900 1-BED-R3 750 28 18.48 21,000 Total 100 87.84 85,700 1-BED-R4 750 24 15.84 18,000 Average 857 1-BED-MU 625 20 13.20 12,500 Acres 2.88 2-BED-R3 1050 56 56.00 58,800 Density Units/Acre 30.50 2-BED-R3 TH 1200 28 28.00 33,600 Units/Acre 34.72 2-BED-R4 925 68 68.00 62,900 3-BED 1450 28 42.00 40,600 Total 280 255.52 261,200 Average 933 Acres 10.86 Density Units/Acre 23.53 Units/Acre 25.78 600 Tank Farm Product Mix and Density Item 3 Packet Page 61 600 Tank Farm Road 14 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Figure 5 Project Housing Size Compared to Existing Approved Projects 2. Shared Mobility strategies would be included to reduce the necessity for additional vehicles for each family. Shared cars will be provided in each area of the development at an initial rate of no less than one car per 50 residences, with 100 percent of that fleet in the form of electric vehi- cles. 3. Enhanced pedestrian and bicycle connectivity, including ped and bike connectivity to 650 Tank Farm Road and 700 Tank Farm Road. The project will implement the City’s new raised “Class IV” bike lanes. A parking requirement reduction/exception totaling 8 percent of the total statistical parking demand per Section 17.72.050 will be part of the requested entitlements, and is justi- fied based on shared parking between the residential and commercial in the mixed use center (with peak residential parking in the evening and peak commercial parking in mid-day), car shar- Item 3 Packet Page 62 600 Tank Farm Road 15 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 ing, pedestrian and bike connections to and through properties to the east, proximity to conven- ience goods centers, onsite mixed use, and the buyer-renter preference program described be- low. 4. Special at-grade “speed table” pedestrian street crossings have also been included. These pro- vide for the traffic calming and a continuous walking experience. 5. Affordable housing will be provided at a rate above that required by City code. At a density of 23 Density Units per acre, and an average unit size below 1,100 square feet per dwelling unit (less than 1,000 square feet per unit across the entire project), the project is affordable by design and inclusionary housing is not required for the project. However, the project intends to collaborate with a non-profit housing provider to build a mixed-use workforce and senior housing project along the Tank Farm Road frontage for up to 20 affordable units and 15,000 square feet of com- mercial and office space. 6. The project will include an onsite manager or contact who will be the first point of contact for any noise complaints. Residents will also be required to certify that they have completed an online training on airport operations, airport hazards and impacts, and acknowledgement that they will contact onsite management for noise concerns. 7. An avigation easement will be placed on the property per County and ALUP regulations. 8. The project’s buildings will be arranged to diffuse sound, and to locate the most sensitive por- tions on the project (ownership townhomes) on the rear half of the site. This will include ori- enting any outdoor activity and patio areas so that they are the least impacted by airport and traffic noise. 9. Per AASP Policy 4.5.3, all residential units shall be designed to limit the aircraft-related 24-hour, 10-second interval interior peak noise (Lmax) impacts to no more than 45 decibels, five decibels less than in Table 4 or the current ALUP. 10. The project will implement a preference program for workers within a 1.5-mile radius of the project site as shown on Figure 6. This area was selected to maximize the benefit to the employ- ers and employees in the area, and to encourage bicycle commuting. For an avid rider, a five- mile bike commute is considered feasible; a 1.5-mile radius bike commute is considered more feasible for less experienced riders. This strategy will capture, and house, those working east of Higuera, south of South/Santa Barbara, west of the railroad, and north of Crestmont Road. This will provide preference to those working at MindBody, the San Luis Obispo Regional Airport, Morabito Business Park, AeroVista Business Park, Sacramento Drive, and other south city Busi- ness Park areas. Like the Avila Ranch and San Luis Ranch projects, this will ensure that existing commuting employees are given first preference for housing, and that their commute trip length will be reduced and that many home-work trip modes will be shifted from personal vehi- cles to biking or pedestrian modes. This preference program, however, will be focused on the Item 3 Packet Page 63 600 Tank Farm Road 16 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 south and southeast portions of the community to ensure the greatest reduction in vehicle miles traveled and to maximize the potential for ped and bike trips from the project to work destinations. Project Location Relative to Airport Facilities The Project is located within 1,800 feet of airport Runway 11-29. One of the key factors in de- termining compatibility with the airport is the project’s location relative to flight paths, regular and fre- quent approaches and departures, and the ALUP’s various safety zone boundaries and noise contours. The location of the various safety zones is driven by mathematical criteria associated with the location of the runway facilities, distance from the runway ends, approved and frequently used approach and departure corridors, and the probable elevation of aircraft at different points in their flight operations. As described in Section 4.4.3.2 of the ALUP, the airport area is broken down into two Safety Areas and three subzones. These zones are currently under review and refinement as part of the County’s update of the ALUP. It is believed that the current zones will transition to the configuration and nomenclature used in the Caltrans Airport Land Use Planning Handbook, with zone numbers from 1 through 6, and the configuration prescribed in Handbook Figures 4B through 4G, and the zone dimensions described in Handbook Figure 3A for a Long General Aviation Runway (runway length of 6,000 feet or more). See Attachment A. (For the purposes of clarity and consistency with the existing and proposed ALUP safety zones, the following refers to both the current zone names and the Caltrans safety zone names. For the purposes of the discussion below, Caltrans Safety Zone “6” is essentially equal to current ALUP Safety Zone “S-2”.) In addition to safety zone considerations, there are also airspace, avigation and instrumentation issues to consider. FAA Part 77 establishes imaginary surfaces to set the maximum height of structures in the vicinity of the airport. None of the proposed structures will conflict with these maximums. ALUP Policy 2.5.2.1 prohibits development of any structure that is higher than 200 AGL to protect the Part 77 air space surfaces. FAA Part 77.9 also has special regulations to control obstructions that may be a haz- ard to avigation or to airport instrumentation. Projects that have an elevation greater than 1/100th of their distance to the nearest runway end (that is, buildings and structures that penetrate an imaginary surface that projects from the edges of the runway at a slope of 1 foot vertical for 100 feet horizontal) are to be reviewed and cleared by the FAA before construction is proposed that penetrates this imagi- nary service through a Form 7460-1 FAA Application. That is, any structures on the front of the site that may have an elevation greater than 186 MSL (18 feet above the runway 11-29 threshold surface eleva- tion 168 MSL), or any structures on the rear of the site that may have an elevation greater 192 MSL (24 feet above the runway 11-29 threshold surface elevation of 168 MSL) will need to be cleared by FAA through the FAA Part 77.9 Form 7460-1 notification and review process. Based on the preliminary grad- ing plan, structures on the north end of the site will have an elevation of 196-198 MSL; those in the mid- dle of the site will have an elevation of 193-195 MSL and buildings along the Project’s frontage will have an elevation of 188-190 MSL. The height of the structures will penetrate this imaginary 100:1 surface by 2-5 feet in various portions of the site and will need to be evaluated. This application will be pre- pared, and FAA responses provided as part of the formal application to the ALUC for a conformity deter- mination. Item 3 Packet Page 64 600 Tank Farm Road 17 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Figure 6 Owner-Renter Preference Area Project Site Item 3 Packet Page 65 600 Tank Farm Road 18 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Figure 7 Existing Offsite ACOS Open Space Project Site Item 3 Packet Page 66 600 Tank Farm Road 19 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Airport Land Use Plan Safety Zones Safety Area S-1 is the area within the vicinity of the airport within which aircraft operate fre- quently or in conditions of reduced visibility at altitudes below 500 feet above ground level (AGL). The S-2 area is the area within two miles of the airport runway where aircraft may operate frequently or in conditions of reduced visibility at altitudes between 501 and 1,000 feet AGL. In the S-2 Safety Area, fac- tors of concern include circle-to-land instrument approaches south of Runway 11-29, extensive “pattern work” by student pilots in fixed-wing aircraft (predominantly, but not exclusively to the south and west of the airport), and extensive practice flight by students in rotary-wing aircraft to the north of the air- port. Nonetheless, because aircraft in Safety Area S-2 are at greater altitude and are less densely con- centrated than in other portions of the Airport Planning Area, the overall level of aviation safety risk is lower than that in the S-1 Safety Areas or the Runway Protection Zone. The project site is currently shown in ALUP Figure 3 as being in Safety Zone S-1-C, the Sideline Zone. Safety Zone S-1-C is for areas with occasional or frequent overflights at or below 500 AGL because of downwind approach to Run- way 29, circling procedures or touch and go trainings. However, local topography (South Hills) se- verely limits Project site overflights. As shown in ALUP Figure 10, and the various FAA approach and departure charts (see Attachment 1), the project site is not located in any touch and go pattern, or designated approach or departure corridor to either runway 7-25 or 11-29. Therefore, based on the definitions provided in the ALUP, the project site is in Safety Zone S-2, (or Caltrans Zone 6, the ALUP S- 2 equivalent). Safety Area S-1C is related exclusively to Runway 11-29 operations and downwind approach procedures and includes areas within one half nautical mile (a distance of 3,038 feet) of the Runway 11- 29’s centerline to accommodate low-visibility downwind aircraft operations at less than 500 feet AGL. The location of this theoretical line would contain the entire Project site (see ALUP Figure 3). However, based on the definition of and justification for the S-1-C zone in ALUP Figure 3 and ALUP Section 4.4.4.2, this safety zone is believed to be potentially appropriate for areas south of the Runway 11-29, but not north of it in the vicinity of the Project. Further, The ALUC is reviewing the location of the safety zones. Based on the comments on that review it is believed that the Project is to be classified in the S-2 or the Handbook Zone 6 safety zone. Noise Zones As with the safety area criteria, the noise impact contours also follow mathematical rules re- lated to noise dispersion, and aircraft type and flight frequency along established and flight corridors. Peak and average noise levels that are mapped in the ALUP were projected through the usage of the FAA’s Integrated Noise Model, and contours are normally mapped relative to runway centerlines. In the case of the San Luis Obispo Regional Airport, it is estimated that approximately 97%+ of the flights use Runway 11-29, and that those flights that use Runway 7-25 normally use Runway 25 as an alternate ap- proach. According to the Airport Master Plan, Runway 11-29 provides 98.9% favorable wind coverage, and so the usage of Runway 7-25 is rare. Therefore, the ALUP’s and the Master Plan’s airport noise con- tours are both mapped relative to the extended centerline of Runway 11-29, and there are no special contours for Runway 7-25. A noise study was also prepared for the ALUC by RS&H that utilizes the most current and validated version of the Integrated Noise Model confirmed these conclusions. Item 3 Packet Page 67 600 Tank Farm Road 20 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 A portion of the mixed-use area of the project is in CNEL 55 according the RSH Noise Study. The ground floor commercial will is deemed compatible, and the impacts to the second-floor residential uses will be mitigated by architecture and structural features that will ensure that outdoor and indoor noise levels are per City and ALUP standards, including orientation of any balconies or outdoor activity areas to the north; additional noise insulation and baffling. CNEL 55 is considered to be consistent with residential land uses, according to City, state and federal regulations. Part 150 of the Federal Aviation Regulations (FAR) which implement the 1979 Aviation Safety and Noise Abatement Act specify that all land uses are consistent with 65 CNEL/Ldn/DNL or less. California Airport Regulations in PUC Section 21669, and Section 5000 of the California Code of Regulations also states that 65 CNEL or less is accepta- ble for residential uses. Further, 65 CNEL and greater is considered compatible if there is an avigation easement, indoor noise exposure is limited to 45 dB(A) CNEL or less. The City noise standard is for an interior CNEL/Ldn of 45 dB(A) or less, and an outdoor level of 60 dB(A) or less. The RSH noise study places about half of the mixed use/commercial portion of the project in the CNEL 55 noise band, and the balance of the Project site in the CNEL 50 noise band. A noise study prepared for the Project by 45dB confirmed that the noise level on the Project site from airport operations are consistent with the RSH noise model projections. The airport related Lmax was determined to be 62 dB(A) on the north half of the site and 79 dB(A) on the southern portion of the site closest to the air- port. The Project complies with federal, state, City and ALUP standards. Airport Land Use Compatibility The project is consistent with the ALUP’s compatibility criteria, zones and contours. Observa- tions from those findings for the ALUC’s consideration and review are the following: 1. The project proposes development totaling 280 dwelling units and 256 City density units. There is no limit on the number of dwelling units under the current ALUP assuming develop- ment of a Detailed Area Plan (Airport Area Specific Plan), ACOS and CDZ. The AASP has 37 percent open space in the S-1 portions and 25 percent open space in the S-2 portions of the plan. According to Section 4.5.1 of the AASP, approved by the ALUC, the AASP is a Detailed Area Plan and a Compact Development Zone for the purposes of the ALUP. 2. The site itself contains 24.8 percent open space in the form of the Flower Mound, riparian setback and corridor and adjacent landscaping. The site itself would qualify as a CDZ. 3. All residential development is confined to the S-2 (Caltrans Zone 6) zone. 4. There are Reservation Areas in the adjacent Margarita Area Specific Plan, and on the Chev- ron property to the west. Since the Project is not under any sort of regular (or even occa- sional) approach or departure corridor, no onsite Reservation Areas would be beneficial. 5. The ALUP amendment proposes to set the maximum permissible noise for residential area a 60 CNEL (see Attachment B). The RSH noise contours indicate that entire site is outside of the 60 CNEL contour and there will be no inconsistencies of the proposed project with the ALUP. Residential development is allowed on the entire site per the standards in the cur- rent ALUP, and the proposed mitigations and project design features. Residential develop- Item 3 Packet Page 68 600 Tank Farm Road 21 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 ment at the density proposed is also consistent with land use compatibility criteria con- tained in Figure 4G for Caltrans Handbook Safety Zone 6. Lmax impacts will be the ad- dressed with project design features described above. The following sections provide a consistency analysis with each of the ALUP policies. General Policies Policy G-1: Notwithstanding any other provision of this ALUP, a proposed project or local action will be determined to be inconsistent with the ALUP if the information required for review of the proposed lo- cal action is not provided by the referring agency. Response: The formal application will include all the necessary materials per the Referral Form and Appendix 2 of the ALUC’s by-laws. Policy G-2: Notwithstanding any other provision of this ALUP, a proposed project or local action will be determined to be inconsistent with the ALUP if the proposal would, in the considered opinion of ALUC, present specific incompatibilities to the continued economic vitality and efficient operation of the Air- port with respect to safety, noise, overflight or obstacle clearance. Response: Normal approach and departure flight tracks from Runways 7-25 and 11-29 indicate that no aircraft traffic passes over the site at elevations below 1,000 AGL (South Hills are at 550-600 MSL north of the Project site). All residential development is confined to the S-2 Safety Area, and the pro- posed number of dwelling units is significantly less than that permitted by the ALUP. The project sta- tistics demonstrate compliance with the density and noise requirements. A noise study was prepared for the project as part of the EIR which confirmed the findings of the RSH noise contours. The ALUC also commissioned a noise study that concluded that the peak and average contours do not occur on the project site. Further, to reduce complaints related to noise events that are occur from operations, a more restrictive 45-decibel interior peak noise standard is proposed. Therefore, there are no known specific incompatibilities associated with the project. Policy G-3: Except as provided in Policy G-4, a proposed project or local action will be determined to be inconsistent with the ALUP if the proposal is not in conformance with all applicable Specific Land Use Policies. If the site affected by a proposed project or local action is in more than one noise exposure area or aviation safety area, the standards for each such area will be applied separately to the land area lying within each noise or safety zone. Response: Table 1 shows the site’s compliance with the various regulations applicable to the multiple noise and safety zones on the project site. The 60 dB and 65 dB noise contours are located offsite, out- side of the areas proposed for development, no residential uses are proposed for the ALUC S-1B and S- 1C Safety Areas, and the compatibility criteria for each Safety Area are applied separately to each area. The project is in compliance with both the County ALUP safety and noise requirements, and those in the Caltrans Airport Land Use Planning Handbook. Item 3 Packet Page 69 600 Tank Farm Road 22 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Policy G-4: When the site affected by a proposed project or local action is in more than one noise expo- sure area or aviation safety area, the Airport Land Use Commission may, at its sole discretion, elect not to apply the requirements of Policy G-3 if: i. the total gross area(s) within the more restrictive area(s) is 2 acres or less; and ii. the land area(s) within the more restrictive area(s) is less than 50% of the total gross land area af- fected by the referred project or local action. In such instance, the ALUC may elect to apply the policies applicable to the least restrictive noise and/or safety zone to the entire site affected by the project or local action. The ALUC must adopt specific find- ings that the proposed project or local action, so considered, would not result in the potential develop- ment of land uses incompatible with current or future airport operations. Response: All of the Project’s development is in the S-2 zone. The Project is consistent with the re- quirements for that zone. This is in strict compliance with General Policy G-3. Noise Policies Maximum Allowable Interior Noise Exposure from Aviation-Related Noise Sources-- (The reference event for determination of required single event noise mitigation shall be the straight-in arrival of a re- gional airline jet landing on Runway 29 and the straight-out departure of a regional airline jet from Run- way 29. Measurements are to be of the maximum noise level, are to be A-weighted, and are to be ob- tained using a Fast response time). Residential dwellings 50 dB(A) Lmax Offices, office buildings 60 dB(A) Lmax Response: The ALUP 65-decibel single event contour is located offsite. The noise study prepared for the Project calculated an Lmax of 62 dB on the northern half of the site and 79 dB at the property line nearest Runway 11-29. All buildings will be designed to ensure a maximum interior Lmax noise level of 45 decibels or less. Policy N-1 – Would permit or fail to sufficiently prohibit establishment within the projected 60 dB CNEL contour of any extremely noise-sensitive land use. Response: No portions of the site are within the 60 Ldn/CNEL area. This was confirmed by the map- ping of the ALUP contours on the project site, by the noise study prepared for the project, and by the ALUC-commissioned noise study prepared by RS&H. Policy N-2 – Would permit or fail to sufficiently prohibit any extremely noise-sensitive land use within the projected 55-dB CNEL contour, with the exception of developments which meet the criteria deline- ated in Section 4.3.2.3 for designation as infill. Item 3 Packet Page 70 600 Tank Farm Road 23 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Response: Under current ALUP regulations only, Commercial/Mixed use development allowed within the 55 dB Ldn/CNEL contour. The ALUP amendment will change the noise level permitted for residen- tial area to 60 dB and below. According to the RSH Noise Study, none of the site is in the 60 CNEL con- tour. This was confirmed by the mapping of the ALUP contours on the project site, by the noise study pre-pared for the project, and by the ALUC-commissioned noise study prepared by RS&H. Structural and architectural features will be used mitigate noise exposure. Policy N-3 – Would permit or fail to sufficiently prohibit any moderately noise-sensitive land use within the projected 55-dB CNEL contour, with the exception of developments which meet the requirements for mitigation of interior noise levels specified in Table 4 and in Section 4.3.3. Response: Commercial/mixed use development only is proposed within the 55 dB Ldn/CNEL contour. All land uses are compatible with this noise level and there are on anticipated inconsistencies with the proposed ALUP. Policy N-4 – Would permit or fail to sufficiently prohibit, in any location which is within or adjacent to an area of demonstrated noise incompatibility or in an acoustic environment substantially similar to an area of demonstrated noise incompatibility: a. Any new residential or other extremely noise-sensitive development b. Any new moderately noise-sensitive development, unless adequate, specific, and detailed provisions are set forth to mitigate noise incompatibility between allowable or proposed noise-sensitive uses (in- cluding foreseeable outdoor activities) and airport operations. Response: The mixed-use portion of the project would be in or adjacent to the 55 dB contour. Residen- tial and commercial uses are permitted in areas with 60 dB i Mitigation measures will be included to make these units compatible with the ALUP noise policies Noise monitoring on the site and the ALUC’s RSH Noise Study confirm that the noise levels on the site do not exceed the levels projected in the ALUP and there are no known noise impacts that are not adequately documented or accounted for in the ALUP. CNEL Level Compatibility Extremely Noise Sensitive Moderately Noise Sensitive (Residential) (Office/Retail) Land Uses Land Uses Inside 60 dB CNEL contour Prohibited With mitigation Between 55- and 60-dB contours Infill only with mitigation Outside 55 dB contour Allowable Allowable Item 3 Packet Page 71 600 Tank Farm Road 24 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Response: The mixed-use portion of the project would be in or adjacent to the 55 dB contour. Mitiga- tion measures will be included to make these units compatible with the ALUP noise policies. Noise monitoring on the site confirms that the noise levels on the site do not exceed the levels projected in the ALUP and there are no known noise impacts that are not adequately documents or accounted for in the ALUP. Further, the ALUP amendment currently proposed will permit all land uses proposed in the project. Safety Policies Policy S-1 – Would permit or lack sufficient provisions to prohibit structures and other obstacles within the Runway Protection Zones for any runway at the Airport, as depicted in Figure 4. Response: The project is not located in a Runway Protection Zone or Safety Area S-1A. Policy S-2 – Would permit or fail to adequately prohibit any future residential or nonresidential develop- ment or redevelopment which would create, within the site to be developed or redeveloped, a density greater than specified in Table 7 or any mixed-use development or redevelopment which would create, within the site to be developed or redeveloped, densities greater than illustrated in Figures 5 through 8. Response: Table 1 hereof demonstrates the compliance of the project with the ALUP Table 7 (See Ta- ble 2, reproduced below). There is no residential development proposed in Safety Areas S-1C and S-1B. With the City adopted ACOS and the Airport Area Specific Plan as a Detailed Area Plan, the AASP and Project site as a Cluster Development Zone in Safety Area S-2 (or this site as CDZ), the number of per- mitted dwelling units is “unlimited”. Two hundred eighty (280) dwelling units are proposed at a com- posite density of 24 dwelling units per gross acre. The Project qualifies as a Cluster Development Zone as well since it has more than the 25 percent open space called for in Section 4.4.5.4 of the ALUP. Maximum proposed density is 35 dwelling units to the acre in the stacked flat portion of the site that is in the S-2 zone. As a Detailed Area Plan with an ACOS and CDZ, maximum residential density for in- dividual parcels or subareas is “unlimited”. Policy S-3 – Would permit or fail to adequately prohibit any future development project which specifies, entails, or would result in a greater building coverage than permitted by Table 7. Response: Projects which have a Detailed Area Plan (AASP and Development Plan), an ACOS, and a CDZ do not have a coverage standard per ALUP Table 7. However, for the sake of information, total projected building coverage in the S-2 zone is estimated to be 25 percent compared to the 20 percent maximum in ALUP Table 7 (for projects without an ACOS, CDZ or DAP). Policy S-4 – Would permit or fail to adequately prohibit high intensity land uses or special land use func- tions (impaired egress uses or unusually hazardous uses), except that, when conditions specified by Ta- ble 7 for density adjustments have been determined to be met by the ALUC, high intensity land and/or special function uses may be allowed in Aviation Safety Area S-2. Item 3 Packet Page 72 600 Tank Farm Road 25 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Response: Section 4.4.2.2 of the ALUP defines “High Intensity Land Uses” as any use which is charac- terized by a potential to attract dense concentrations of persons to an indoor or outdoor area, even for a limited period of time. Such uses include amusement parks, fairgrounds, convention/exhibit halls, major auditoriums, stadiums and arenas, temporary events attracting dense concentrations of people such as fairs, circuses, carnivals, revival meetings, sports tournaments, conventions, but not including events for which exposure to aviation safety hazard is a well-known expectation (air shows, airport open houses, pilot’s meetings, etc.) None of these uses are proposed for the project site and are prohibited in the S-2 zone per the City’s Zoning Ordinance (Chapter 17.57), and the Airport Area Specific Plan. Reserve Space - Reserve space shall be provided where deemed necessary which meets the design crite- ria specified in Table 6 of the ALUP, and is restricted in perpetuity by deed restriction, easement, or other suitable legal instrument to uses characterized by low occupancy levels and substantially free of structures. Land uses which may, if the standards established in Table 6 are met, be consistent with this definition of Reserve Space include: 1) undeveloped land – “green belt” reserve; 2) parks; 3) agriculture; 4) certain low intensity recreational uses such as golf courses, shooting ranges; and, 5) cemeteries. Response: There are designated Reservation Areas to the north in the Margarita Area Specific Plan and to the west on the Chevron property. Since there are no overflights over the Project site, a Reser- vation Area is not necessary. 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. The size and configuration of the Runway Protection Zones are specified by Federal Aviation Regulations. The Run- way Protection Zones are also referred to as the “clear zones” for each runway. Response: The project is not located in a Runway Protection Zone or Safety Area S-1A. Safety Area S-1A – Those portions of Safety Area S-1 which are located within 500 feet of the extended runway centerline of Runway 11-29 and within 5,000 feet of an existing or planned runway end or which are within 250 feet of the extended runway centerline of Runway 7-25 and within 3,000 feet of the run- way end. Response: The project is not located in a Runway Protection Zone or Safety Area S-1A. Safety Area S-1B – Those portions of Safety Area S-1 which are not included in Safety Area S-1a, but are within probable gliding distance for aircraft on expected approach or departure courses; also, includes State-defined sideline safety areas, inner turning zones and outer safety zones for both Runway 11-29 and Runway 7-25 and portions of existing Airport Land Use Zone 3. Aviation safety hazards to be particu- larly considered in this area include mechanical failures, fuel exhaustion, deviation from glideslope or MDA during IFR operations (due to pilot error or equipment malfunction), loss of control during short approach procedures, stall/spin incidents during engine-out maneuvers in multi-engine aircraft, loss of control during “go around” or missed approach procedures, and midair collisions. Figure 3 description: Areas within gliding distance of prescribed flight paths for aircraft operations at less than 500 feet above Item 3 Packet Page 73 600 Tank Farm Road 26 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 ground level, plus sideline safety areas, and inner turning zones and outer safety zones for each runway. Figure 3 of the ALUP also defines this zone as being “areas within gliding distance of prescribed flight paths for airport operations at less than 500 feet AGL, plus sideline safety areas, inner turning zones, and outer safety zones for each runway. Response: The project is not located in a Runway Protection Zone or Safety Area S-1A. Safety Area S-1C – Those portions of Safety Area S-1 which are not included in Safety Areas S-1a or S-1b but are adjacent to (within 0.5 nm) frequent or low-visibility aircraft operations at less than 500 feet above ground level. Aviation safety hazards to be considered in this area include mechanical failures, deviation from localizer or VOR during IFR operations (due to pilot error or equipment malfunction), stall/spin incidents during engine-out maneuvers in multi-engine aircraft, loss of control during “go around” or missed approach procedures, and loss of visual references by aircraft performing circle-to- land procedures. ALUP Figure 3 description: Areas not included in Safety Areas S-1a or S-1b, but adja- cent (within 0.5 nm) to aircraft operations at less than 500 feet above ground level. Response: While the Project site is currently mapped in the S-1C area per Figure 3 of the ALUP, it does not meet any of the avigational criteria for that Safety Zone. There are no “frequent or low-visibility aircraft operations at less than 500 feet above ground level” and there are no resulting aviation safety hazards associated with mechanical failures, deviation from localizer or VOR during IFR operations (due to pilot error or equipment malfunction), stall/spin incidents during engine-out maneuvers in multi-engine aircraft, loss of control during “go around” or missed approach procedures, and loss of visual references by aircraft performing circle-to-land procedures. Therefore, the Project site is in ALUC Zone S-2 or Caltrans Handbook Zone 6. No development is proposed in the S-1C Safety Area. Safety Area S-2 – The area, as designated in Figure 3, within the vicinity of which aircraft operate fre- quently or in conditions of reduced visibility at altitudes between 501 and 1,000 feet above ground level (AGL). Aviation safety hazards to be considered in this area include mechanical failures, fuel exhaustion, loss of control during turns from downwind to base legs or from base to final legs of the traffic pattern, stall/spin incidents during engine-out maneuvers in twin engine aircraft, and midair collisions. 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 Response: The project site meets the definition of Safety Zone S-2 and the safety risks are considered low. Proposed development is for 280 dwelling units, at or below the City Zoning maximum. Airspace Protection Policies Policy A-1 – Projects shall ensure that no structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature, shall constitute an obstruction to air navigation by having a height that is 200 feet above ground level (AGL) or is above 409 feet MSL, whichever is greater, or obstruct the approach or departure “imaginary surface” as defined in Section 77.25 or 77.29 of the Federal Aviation Item 3 Packet Page 74 600 Tank Farm Road 27 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Regulations and as illustrated in Figure 9 of the ALUP. Further, that no use or activity shall constitute a hazard to air navigation by constructing an object which entails or is expected to entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including objects that create electrical interference with navigation signals or radio communication be- tween the aircraft and airport, has lighting which is difficult to distinguish from airport lighting, produces glare in the eyes of pilots using the airport, contains uses which attract birds and create bird strike haz- ards, contains uses which produce visually significant quantities of smoke, and contains uses which en- tail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstra- tions or shows). Response: City Zoning Ordinance regulations and the AASP limit the height of structures to 35 feet to the highest architectural feature, and the projected maximum elevation of any structure on the pro- ject site is 200 MSL. Development on the project site will not exceed the 200 AGL or 409 MSL stand- ards, lower than the elevations required for FAA Form 7460 notification and determination. FAA noti- fication will be required per Part 77.9 evaluation relating to any structures which are higher than a 100:1 slope from the edge of the runway. Runway 11 is approximately 1,775 feet from the Project site boundary so any commercial structure greater in height than 163 MSL (runway elevation plus 18 feet) will require FAA review, and any residential structure greater in height than 165 MSL will require re- view. The results of this review will be provided as part of the final application. Policy A-2 – Would permit or lacks sufficient provisions to prohibit any new landfill or other disposal site at a site or of a configuration which is not consistent with all current state and federal statutes, FAA reg- ulations, and FAA Advisory Circulars concerning the relationship of landfills and waste disposal sites to aeronautical operations and facilities. Response: The project does not involve the development of a landfill site. Overflight Policies Policy O-1 – Notwithstanding any other provision of this ALUP, any proposed general plan, general plan amendment, specific plan, specific plan amendment, zoning ordinance, zoning ordinance amendment, building regulation modification, or individual development proposal will be determined to be incon- sistent with the ALUP if the proposed local action lacks sufficient provisions to ensure that both of the following provisions will be carried out: 1. Avigation easements will be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit; and, 2. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concern- ing the noise, safety, or overflight impacts associated with airport operations prior to enter- ing any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. Response: Avigation Easements and Natural Hazard Disclosure Reports are required for real estate transactions in the Airport Area. An enhanced Avigation Easement is proposed, as well as additional Item 3 Packet Page 75 600 Tank Farm Road 28 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 disclosures for the first buyer and subsequent buyers of homes, standardized deed restrictions and dis- closures recorded with the property, and standard lease conditions for rental properties. Item 3 Packet Page 76 600 Tank Farm Road 29 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Table 3 ALUP Table 7 Item 3 Packet Page 77 600 Tank Farm Road 30 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Attachment A Existing Conditions, Site Plan and Preliminary Civil Site Plan Item 3 Packet Page 78 1622-01-LP19 FEBRURARY 17, 2020 600 TANK FARM ROAD 600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A1 INITIATION PACKAGE TITLE SHEET PROJECT STATISTICS PROJECT ADDRESS:600 TANK FARM ROAD SAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU UNIT MIX & DENSITY ALLOWED STUDIO 0.5 DU/UNIT 1-BED 0.66 DU/UNIT 2-BED 1 DU/UNIT 3-BED 1.5 DU/UNIT PROPOSED TOTAL UNIT COUNT TOTAL DU STUDIO 28 (28 X 0.5 ) = 14 DU 1-BED 72 (72 X 0.66) = 47.52 DU 2-BED 152 (152 X 1) = 152 DU 3-BED 28 (28 X 1.5) = 42 DU TOTALS 280 UNITS 255.52 DU PARKING REQUIRED (INCLUDING GUEST PARKING) STUDIO 1.2 SPACES/UNIT (28 X 1.2 ) = 33.6 SPACES 1-BED 1.2 SPACES/UNIT (72 X 1.2) = 86.4 SPACES 2-BED 1.7 SPACES/UNIT (152 X 1.7) = 258.4 SPACES 3-BED 2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACES COMMERCIAL 1 SPACE/300 SF (15,000 SF/300) = 50 SPACESTOTAL497 SPACES PROPOSED (INCLUDING 8% REDUCTION 457.2 SPACESPROVIDED458 SPACES PROPOSED # OF BUILDINGS RESIDENTIAL 19 MIXED USE 2TOTAL21 CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020) MAX. DENSITY 24 UNITS/ACRE MIN. SETBACKS FRONT 10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS) INTERIOR SIDE AND REAR N/A CORNER LOT-STREET SIDE 10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS) MAX. BLDG. HEIGHT 35’-0” MAX. LOT COVERAGE 75% MAX. FLOOR AREA RATIO 1.5 MIN. LOT AREA 9,000 SF Item 3 Packet Page 79 1622-01-LP19 FEBRURARY 17, 2020 600 TANK FARM ROAD 600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A2 INITIATION PACKAGE EXISTING CONDITIONSN:\1600\1622-01-LP19-600-Tank-Farm-Road-Due-Diligence-Assistance\Engineering\DesDev\Exhibits\Site Plan (Existing)_021320.dwg, SHEET TITLE, Feb 17, 2020 3:48pm, ngwaltersFebruary 17, 2020 EXISTING CONDITIONS C1 0 feet100 1"=50' 50 150 600 TANK FARM Item 3 Packet Page 80 1622-01-LP19 FEBRURARY 17, 2020 600 TANK FARM ROAD 600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A3 INITIATION PACKAGE PRELIMINARY CIVIL SITE PLANN:\1600\1622-01-LP19-600-Tank-Farm-Road-Due-Diligence-Assistance\Engineering\DesDev\Exhibits\SitePlan_021320.dwg, SHEET TITLE, Feb 17, 2020 3:49pm, ngwalters0 feet100 1"=50' 50 150 February 17, 2020 PRELIMINARY CIVIL SITE PLAN 600 TANK FARM C2 Item 3 Packet Page 81 1622-01-LP19 FEBRURARY 17, 2020 600 TANK FARM ROAD 600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A4 INITIATION PACKAGE CONCEPTUAL SITE SECTIONS SECTION A-A SECTION B-B Item 3 Packet Page 82 1622-01-LP19 FEBRURARY 17, 2020600 TANK FARM ROAD 600 TANK FARM ROAD, SAN LUIS OBISPO, CA 1622-01-LP19 FEBRUARY 12, 2020 A2SITE PLAN - OPTION 1 BUILDING 3 BUILDING 2 BUILDING 2 BUILDING 2 BUILDING 3 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 MIXED-USE MIXED-USE SCALES: 1:50 (24X36 SHEET) 1:100 (12X18 SHEET) PARKING: REQUIRED:497 SPACES PROPOSED:457.2 SPACES (BASED ON 8% REDUCTION FROM CITY REQUIREMENTS INCLUDING GUEST PARKING) PROVIDED:458 SPACES 600 TANK FARM ROAD 600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A5 INITIATION PACKAGE CONCEPTUAL SITE PLAN RIPARIAN SET BACK RIPARIAN SET BACK BIKE/PEDESTRIAN PATH 0’100’50’25’150’ 0’200’100’50’300’SCALES: 1” = 100’- 0” (12”X18” SHEET) 1”=50’-0” (24”X36” SHEET)NORTH Item 3 Packet Page 83 1622-01-LP19 FEBRURARY 17, 2020 600 TANK FARM ROAD 600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A6 INITIATION PACKAGE CHARACTER SKETCH Item 3 Packet Page 84 600 Tank Farm Road 31 of 31 City Zoning, General Plan and ALUP Analysis May 1, 2020 Attachment B ALUC Proposed ALUP Safety Zone Maps (Contained in November 2019 Agenda Packet) Item 3 Packet Page 85 0 0.75 1.50.375 Miles Legend Zone 1: Runway Protection Zone Zone 2: Inner Approach/Departure Zone Zone 3: Inner Turning Zone Zone 4: Outer Approach/Departure Zone Zone 5: Sideline Zone Zone 6: Traffic Pattern Zone ±10,000'1,000'500'3,000' at 30°6 , 0 0 0 ' a t 3 0 °1,500'4,00 0 '1,000'1,00 0 '500'500' Extension DRAFT #2 - Attachment 1 Page 1 of 1 Item 3 Packet Page 86 0 0.65 1.30.325 Miles Legend Zone 1: Runway Protection Zone Zone 2: Inner Approach/Departure Zone Zone 3: Inner Turning Zone Zone 4: Outer Approach/Departure Zone Zone 5: Sideline Zone Zone 6: Traffic Pattern Zone ± CNEL 60 CNEL 65 CNEL 70 CNEL 75 Safety Zones Noise Contours (RJ Service Only Scenario) DRAFT #2 - Attachment 4 Page 1 of 1 Item 3 Packet Page 87 1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1CONCEPTUAL REVIEW PACKAGETITLE SHEETPROJECT STATISTICSPROJECT ADDRESS:600 TANK FARM ROADSAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU UNIT MIX & DENSITYALLOWEDSTUDIO 0.5 DU/UNIT1-BED 0.66 DU/UNIT2-BED 1 DU/UNIT3-BED 1.5 DU/UNIT PROPOSEDTOTAL UNIT COUNT TOTAL DUSTUDIO 28 (28 X 0.5 ) = 14 DU1-BED 72 (72 X 0.66) = 47.52 DU2-BED 152 (152 X 1) = 152 DU3-BED 28 (28 X 1.5) = 42 DUTOTALS 280 UNITS 255.52 DUPARKINGREQUIRED (INCLUDING GUEST PARKING)STUDIO1.2 SPACES/UNIT(28 X 1.2 ) = 33.6 SPACES1-BED1.2 SPACES/UNIT(72 X 1.2) = 86.4 SPACES2-BED1.7 SPACES/UNIT(152 X 1.7) = 258.4 SPACES3-BED2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACESCOMMERCIAL1 SPACE/300 SF(15,000 SF/300) = 50 SPACESTOTAL497 SPACESPROPOSED(INCLUDING 8% REDUCTION457.2 SPACESPROVIDED 458 SPACESEV PARKINGREQUIRED RESIDENTIALREADY 10% OF REQUIRED 45 SPACESCAPABLE50% OF REQUIRED 224 SPACEPROPOSED RESIDENTIALREADY45 SPACESCAPABLE224 SPACEREQUIRED COMMERCIALREADY 10% OF REQUIRED 5 SPACECAPABLE 25% OF REQUIRED 13 SPACESPROPOSED COMMERCIALREADY5 SPACECAPABLE13 SPACESPROPOSED # OF BUILDINGSRESIDENTIAL 19MIXED USE 2TOTAL 21CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020)MAX. DENSITY24 UNITS/ACREMIN. SETBACKSFRONT10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)INTERIOR SIDE AND REARN/ACORNER LOT-STREET SIDE10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)MAX. ALLOWABLE BLDG. HEIGHT35’-0”MAX. ALLOWABLE LOT COVERAGE75%MAX. ALLOWABLE FLOOR AREA RATIO1.5MIN. ALLOWABLE LOT AREA9,000 SFItem 3Packet Page 88 1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2CONCEPTUAL REVIEW PACKAGEEXISTING CONDITIONSItem 3Packet Page 89 1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A3CONCEPTUAL REVIEW PACKAGEPRELIMINAR CIVIL SITE PLANXXXXXXXXXXXXXXXX ///// /XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXSSXX////////////XXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXX XXXXXXXXX XXXXXX XXXXX XXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXX XX XXX XXX XXX XXX XXX XXX XXX XXX XXX XXXX XXX XX XXX XXX XXXX X XXXXXXX XXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXX XXXX XXX XXX XXXXX XXX XXX XXX XXX XXXX XXX XXX XXX XXXX XXX XXXXX XXXX XXXX XXX XXX XXX XXX XXX XXXX XXX XXX XXXXXXXX XXX XXX XXX XXX XXXX XXXX XXXX XXX XXX XXX XXX XXXX XXX XXXX XXX XXXX XXX XXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXX XXX XXX XXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXX XXX XXXX XX XXX XXX XXX XXX XXX XXXXX XXX XXXX XXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXX XXX XXX XXX XXXXXX XXXXXX XXXX XXX XXXXXX XXXXXXXX XXXXXX XXXXXXX XXXXXXX XX XXX XXXX XXX XXXXXXXXX XXX XXX XXX XXXXXX XXX XXXX XXXXXXX XXXXXXXXX XXXXXXXXXXX XXXX XXXXXXXX XXXXXXXX XXXXXXXXXXX XXXXXXXXXX XXXXXXXX XXXXX XXXXXXXXXX X XXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX XXXXX XXXX XXXXXXXXXX XXXXXX XXXXXXXXXXXXXXXXX XXXXX XXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXX XX XX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXX XXXXXXXXXXX XXXXXX XXXXXXXXXXXXXXXXXXXXXXXX XXX XXX XXXXXX XXXXXXX XXX XXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX XX XXX XXX XXX XXX XXXX XXX XXX XXXXXXXXXXXXXXXXXXXX XXX XXXXX XXX XX XXXXXX XX XXX XXX XXX XXXXXXXXXXX XXX XXXXXXXXXXXX XX XXX XXXXX XXX XXX XXX XXX XXX XXX XXX XXX XXXXXX XXXXXXXXXXX XXXXX XXX XXXXXXXXXXXXX XXXXX XXXXXXXX XXXXXXXXXXX XXX XXX XXX XXX XX XXX XXX XXX XXX XXX XXX XXX XXXX XXX XXX XXXXXX XXX XXXXXX XXXXXXXXXXXXXX XXXXXX XXXX XXX XXXXX XXXXXXX XXXXXX XXXXXXXXX XXXX XXXXXXXX XXXXXXXXXXX XXXXXXXXX XXX XXXXXXXX XXX XXXXX XXX XXXXXXX XXXXX XX XXXX XXX XXXXX XXX XX XXX XXX XXX XX XXXXXX XXX XX XXXX XXX XXXXXXXXXXX XXX XXXX XXX XXXXX XXXX XXXX XXX XXX XXXX XX XXXXXXXX XXX XXXX XXX XXX XXX XX XXXXX XXX XXXX XXXXXXX XXX XXX XXX XXX XXX XX XXX XXXX XXXX XXXXXXXX XXXXXXXX XXXXXX XXXX XXXX XX XX X XX XXX XXX XX XXX XXX XXXX XXX XXXX XX XXXX XX XXX XXX XXX XXXX XXX XXXX XXX XXXXXXXXXXXX XXX XXX XXXXXXXXXXX X XXX XXX XXXXXXX XXXXXXXXXX XXXXX XXXXXX XX XXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXX XXX XXXXXXXXXXX XXX X X XXX XXXX XXXX X XXXXXXXXXXXXXX X XXXXXXXXXXX XXXXXXXX XXX XX XXXXX XXX XXXX XXX XXXXXXXXXXXX X XXXXXX XXXX X XXXXXXXXXXXXXX XXXXX XXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X XXX XXX XXX XXX X X X X X XXX X X X X X X X XX X X X X XX X X X XX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 161.4 55.4155 4 54155.15555.444155.4455.455.444444444444 154.7154.77771111 15 155 3 155 3 155 3 155.355555 156.1115111115111151151515 159. 161.6 163.6163.63.66666666 162.6162.6162.61111621166626666666262 6 22 DENSE TREE COVER DENSE TREE COVER COVERDENSE TREE DENSE TNNSE TENTREE CCOVERCR 54545141111141411411111451141114111144111141015015015555555515551555160016006666060600011605555555 150501150165165145111145114RR 15150D E V CE 5555155515555 165EVNSE O 454E VENEN C TEDE C TRERD 150RR EDENSE TREE DENS O EEDENSE TREE COV D E OV EOVERCOEN TR VE COENOS 00E 1160EEECOOVERVDDDDDD N CCCCC SE OVVSEVEEVSEVEEVEVSEVVOVVS O 4511XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X XXXXXXX XXXX XXXX XXXXXXXXXXXXXXXXXXXXXX XXXXXXXXX XXX XXX XXXX XXXXXX XXXXXXXXXXXXX XXXX XXX XXX X XXXX SS XXXXXXXXXXX XXXXX X X XXXX X XXX XX X SSSS XX XXXXXXXXXXXXXX XXXXXXXXXXXXXXX XXX X XXXXXXXXXXXXX XXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX33.333 55555555555 3.33333333 5555555555555555 RRRREREREREOVOVVEVEVEVEVEVEOVOVVVVCCEEEEEEEEREREEEERENENNNENENNNSNSNSENSNSNSDEEDEDENSDEDRRRRRREREEREEREOVVVEVEVEVEEEVEVVEVOVOOVOVVVEEEEEEEEEEREEEEREEREEEEENEENENNNNENENNNNNSNSNSNSNSNSENSNSNSDEEDEEEEDEDEDDDEDREREROVOVVVVEECEEEEEENNSNNSNSNSDEDE159.0FS153.5FSFFF = 153.0±FF 53.0FF = 153.0±FF = 155.0±FFF = 156.0±56.066FF = 156.0±FFFF = 155.0±FF = 156.0±FF =1=15656666666666FFFF 1156.00FF = 161.0±FFFF = 164.5±FF = 164.5±FF = 167.07FF= 167.0±FF = 161.0±FFF = 162.5±FF = 164.0±FF = 168.0±FF = 169.0±FF = 165.5±FF = 165.5±FF = 167.0±67.077FF = 167.0±6.0X6FF = 164.0±A-AAAAAAAAAAAAAA-AA------------AAAAAAAAAAAAAAAAAAAAAAAAAAAB-BBBBBBBXBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB-BBBBBB-BB-BB-BBBBBXBBXBBBBXBBXBBBBBBBBBBB ACACIA CREEKACCACACIA CEKCACIA CREEACIA CRKEREEREERRRCCCAACCCACAAAAAACACIA CREEKACACIA CREEKCIA CREEKEEKACACIA CREEKACACACKKEEREEEEREEEEREEEEEEEEEEECCAAAAAAAAACCCACAEXISTING PROPERTY LINEXXPRELIMINARY PROPOSEDRIGHT OF WAY DEDICATIONFUTURE ADDITIONAL PAVE OUTFOR TRUCKTURNAROUNDPROPOSED SANTA FE INTERIMIMPROVEMENTSSANTA FE ROADTANK FARM ROAD RIGHT OF WAY NEEDS FORTANK FARM ROADIMPROVEMENTSINTERIM BIKE LANEIMPROVEMENTS ONLY — NOSIDEWALK SOUTH SIDE ONLYPROPOSED BIKE AND PEDIMPROVEMENTSRIGHT TURN IN AND RIGHTTURN OUT MOVEMENTSONLY5050500500501550000000005005050050500500500500500500500500500500500500505050505050505050050505050505050505050505050505050505050505050505050505050505050150501505015050150505050155155155155155150505050505050505050505050501505015015050150501505155505051505151555151115155111511515150515051505150515051505150515051505150515051505150515015150155511150515015150151515511150155155511150501501555155511111501551555111150155155511115015551555111115155115051501550505515555111115015505050550505055151551111111501555155511111501550505515551111150155050551555111115155515111501555555551511505555550555551515555555551515115155555551115155555551115155515111511515505555551515151515555551515555555555555151151151555555551515151515151511515115151511111 1555555555555555555555555555555555555555555555515515555555555555555555551555155515551555515551555155515555155551555515555155551555515555155551555515555155551555515555155551555155551555515555155151555155515551555155151551515515155151551515515155151551515511551515511551551551551151151151151151151155151515515515515151551515151515151515151555151555111116016000606060606060606060606060606060606060606016060160116016016011601160116011601601160161601160161601616601601160161601616016160160160161601616016160160160160160160160601606016060166016016016060160601660160601606016001600160016001600160016016001600160016001600160016001600160016001601601601601601616161661661616161616161161161161611611616161611611155111155555555555555555555555555555656665616566661666556566666566661111111111111111111111170170117070170070717000000000000700707070700707707707707707707070707070170707070707170017017017001701700170017001700170017001700170017170701700700700170017001770071707017070170701707017070170701707017017070170701707017070170701707017070170701707017070170701707017070170717071707170171701717071707170717017170171701717017170177017701770171701701717017017011701170117011701170117017017017017017017017017017011717171717171717171717171717171111111711717177555555555555755757557575757557557557557575757575757575757575751175717575777575751777577575775757517171717171717171717177171717117117117117171711717117111111111757517171751717117517555555575555575575757575757557557557557557755775575575575575575757557557557557557551757575757575757575757575757575757575757575757575175751757517575175751757517575175751757517517517517517517517517517575175175175175175175175171751751751751751751751717517175171751717517175171717175171751775751751717171757175775717517175717571751717517175717517175171751717517175171751717517175117517175117511751175117511751117511751171171171171171175117177171717717171717171117117111111111111111111111111 14814481484884888148481481414148144148148148141414814814448148141414814814414814141481441488148814881414148484881441488148814481414848148141484814811481441441414811481484144148141414814814414814814814814814814814814814814814814814814811148148114141441444949494949999999994949499499499499499499499499499494994994994949494949494949499494949494949494949494949494949494949491491414914144141414494949494949494949494949149494949494949494949141494949494949149491494914949144949414941494914941494149491441494494941444944149414941494149414914149414941494141414914149144949149141491414144941491414914149141491414914149141491414914149141491414914149141411411411411411411411411411411411414141414141414114141411111 15115151515151515115155151115515515111151151111115115151511511515151151155151515115115151515151515151515151515151515155115515151515151515151511515151515151151511515115151151515151151551515115151151511515115155515151515151555515155151151515155151515115515515115151511515151151515115151515515115155551511515115151511515151151515515551511511151151515115515151511515115151511515111515551515151115151551515151151111515111551515151115151511151515111151511515551511515111511151115115115115115115111155515115111511511511511511511511511511511511511555151515515111111111122 152211522215225212225252522152152521521521521152152215221521522152215215151525215515215215215215151525215515215215155215522222222222222222222222222222222222222222252152525252222152215215215215221521521521521521521522152152252152525215252525215151525252151525221522151115215215151551555225225221521525525525525225525155552515521525255215525525215152152525215151152225521515525221552211111152111252525252115222111521111112521215211125225222522152111521112522211152111152222222152151111522552552511522515225125222152252211521511111152151152151111111111111152511111111111111152221152151111152151115315333333153355553555351535153311521521521522522331531531531531531531531531531531531531531531153115311531153333333331531153331535335315553535553535353153331553351553355555355555333333333331535333333333531531515531551153551535355515315315315315315315333153331533315311111133333315333333111133333315333333111133315335555355551333333315331533153315331533153315333531533335353333315333331533333333153333351535151511531515155353531535351535553515555351551531515151551551535153553535315335331533153553515553515515315315311111111521521521521521521521521521521521521521521521521533153153522115215252211521521515151511521521152152522151551111111521152115151515151515151515115211521511521152151111115252522522152152551521521521525552521521521515151552521515551522151555511521521522151555511521152151152152115215222115215211521521152152211521521115215215251152111111521522115211521111154115455541545515455154115415415415415415411541154115411541154115411541154154154154154154115411541541541545415454154151544154151541541544154415415415441541541541541541541541541541541545154515415415451545154515451545154515451545154154515515515451555154154154154154154154154154154154154154156115561565656565615656561565615615615615615615615665656156615565156615661566156615661565615661556156615661561561565615656156561556156151561515615156151561515615615561515611561156156156156565615156151556515615615615615615656561561565651561561515151515151515 1575157571575755757715715177775775575757575757557557575575757557575775757557575575755757557575575757555757555757157571577157571577157755757157571575715757157571575715757157571575715757157571575715757157571575715751575715751575157515751575157515751575157151575157515751575157515751571515715157151571515715157151571515711571157115711571157115711571157115711571157115115115115115115115151515555151551515151515151515151515151511111111 15851585558158155851581158588888888888855885588885585585585585855855585855855858585858585858585585858585858585858585858585815855858585858585815855815855815855815855815855815855815855815855815855815855815855581585581585558158558158558158558515855815855851585581585581585558158555158558515851585158515851585158555158555158558515851581515851585158515815158151581515815158151581515811581158115811581158115811581158115851158115851158511585158515851551551551515151551515151515111511 591595159159599999999999959995995959595959591599599599599599599599599595995995991599159915991599159915991599159591599159915991599159915991595915959159915915915915915915915915915915915959159515915915951595159515951595159515951591591591515951595159515951591159115911591159115911591159115911115911591159159159111511151159111511151111591159151151159111159111151111591159591591111159111159111591115951591159115151515151515551515551515151111111111 1161111611111111111611161611616161616616161616116116161161161161116111611161116111611161116111611161161616161616116161161616161616161611616116111616161616161611616161611161116111611161116161616161616111611161161161161161161116111611616161611616616161161616161616161616161616616166161111111111 XXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX1622261622622622262262XX62X222216622222262262XXX2222222222262262XXXX262262XXX62262XXXXXXX2262262XXXXXXX2262262XXXXXXX2262262XXXXXXX2262262XXXXXXX2262262XXXX262262XXXX262262XXX62262XXXXXXX2262262XXXXXXX2262262XXXXXXX2262262XXXX2262262XXXXX2262262XXXXX2262262XXXXX2262262XXXX2262262XXXX2262262XXXXX2262262XXX62X2262262XXXX262262XXXX262262XX62X2262262XX62X2262262XXXX262262XX62X2262262XX62X2262262XX6262262262XX62X2262262XX62262262XX62262262XX62X2262262XX6262262262XX6262262262XX626226222X626226222X626226222X6262262262XX6262216222X6262226222X626226222X626221622626262262226222X62622162262262221622626222162262622216226222622216262226221626222622162622262216226226222162622262621626222626221622226262162222626216262226221626226216262226262162622626216262262621626226216262262166162622626216262262626226262622621626226162622616262261666262262616116162226162226162226162226162226162226162226162226162226162226162226162226162226162616226162261622616261626162261621616261626162161621162116216162161621162116261621162116211611611611611611611611611611611611611611611611611611611611611611611611611611611616113111113333333333333333333333333363631631633636636111111111111111111111111111114111114444444444444444444444444444444446464164164464664611111111111111111111111111111111111111166666666616616166666666666666111666666666666611111111111167667676676766716161616161617777777777777777777777777777777777777777777676676767676676767676777676676766767667676676766767667676676766767667676676766767676676766767667676676766767667676676766767676676766767667676676766767667676766716161667667666666161616166161616616161616161661161616611616161616161616161616161616161616161616161616161616161616161616161616161616161616161616111616111111111116868616868686881681616116618888888686888868688686868686886868686886868868688686886868688686868868686886868868688686886868868688686886868688686886868868688686886868868688686886868868688686868686868686886868868688686868686868686868168686868686868686816868168681686816868168681686816868168681686868168681686816868168681686868681686868168686816868616868616868681686868168686816868616868616868616868616868616616868668686868168681616868616868616668686168161686816168681616868161681616816168161686816168161686816168161681616816168681168681168681168681168681168681168681168681161168681161161161161161161161161161616161616161611111111 169616969699691691699996969696969696969696969696969696969696969696969696969699696969969969699699169916991699169969916991699169916969169691699169916991696916969169691696916969161696969696969169691669696169691696916969169691696916961696916961696169616961696169616961696169161696169616961696169616961691616916169161691616911691616916169116116916169161691616916169116116911669161616911691161616161616166161616161666616616616161616161616111 1711117117171111111171111711717171717171717171171711711711711711111711711711111171111171111171111171111171111171111171111171111171111171111117111171111711117111171111711111171111171111117117117117117117171171171171171111711717117171171711717117171171771771711171117117111717111171111711117111171111711171711171711717111117111117111711111711111711117111711171117111711171117111711171117111711171117717717117117117111771777777777717717717717717177777171771717717717717717717717717717717717717717717717717717177177177171771711111111111111111111111111111111111111111111111111111111111111111111111111111111111111111721722722727272722272722222722727272272272272721722722722722722172217221722172217221722172217221722172217221722172217221722172217221722172217221722222172217221722222222172217222221722222172222217222221722222172222217222221722222172222217222272222172222217222221722222172222217222221722222172221721722222172227217222721721717217172171721717217172171721717217217217217217217217217211721172122172117212217211721172172172172172172172172172117211721172117211721172111711172117111711111111111111 1737331117313173177371731711717111337377333333737373373737373773777377377777773777777377373773373777717317737173177373737777377373773777173117737173117737173117737173117737173177371711771173177377373737371731171371711777373771731737173173717313173111317311131731113173131731317313173111317313117313173131731317313173131173131173131173131117313173311173131173131173131117331117331117331173311171111731317317337331731317313171117337173131731173131731173111337333317313733173137331731113337333173133317313331731333173133317313331731133733317311337333173137331733331731333173333173333173133317333317333317333317331733173317333317317317171731771731731731731731731731731731731717 173171737337333737373731737317317317317317317317317317317317317317317317317317317317373731731737371733173317331737317171733173317331771737317373737373737373737373737373173731737373737173171737173717371737173773173717311711717317317177317311731731731173731173173173173173173173173173173173173173171731731717171777117771117317331733333333333333733373733737317317317317317317317317317317171731731771733173317317317331733173173317331733173317331731731737317373173731733173171731717317173171731717317173171731717317731773171731731731731731731737373173173737171731731731731731731731731731731731717317171717171717711111 1731773173333333373337331737373173173731731731731731731731731731731731731731731731731737373173173737173173173173173173173173173173731737317317317373173177331733173173177317731717317317173117311731731731731731731731731731731731731731731731731731731731731731731731731731731731731731117417171174174444444744744747447447447474747447447447447447447474747474747474747474747474747474747474747474741741774747474747474747474747417417747747747417417174171741717417174171741717417171174171711711711711717117171717171717171711711111111174747474747474741717171444444447444747474747474747474747474747474747474747474747474747777177474747477747474174747417747417747417417474174747417747417417411741174174174741174174174741741741741741741174747417417474117474747417417474174174741741747411747474741174747474117447474117447474117474747411747474411747474741174747474117474747411747474411747474411747474741174741744117474744117474744111747417741174741741174741741174747441174174171741174741774117474177411741741744117474177411741741411741741474741741741171711717117417417474174174117417411717117171717417417474747417171171717474717171171711717171717171717171717171717171717171717171717171717171717171717171171171171717117117117117117117111111111111111111111 EXISTING TOPOF BANK35' TOP OF BANK AND EDGEOF RIPARIAN SETBACKPROPOSED INTERIM BULB-OUTIMPROVEMENTSIHHW Item 3Packet Page 90 1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A4CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE SECTIONSSECTION A ASECTION B B0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)Item 3Packet Page 91 1622-01-LP19JUNE 19, 2020BUILDING 3BUILDING 2BUILDING 2BUILDING 2BUILDING 3BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1MIXEDUSEMIXEDUSE600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE PLANCREEK RIPARIANSETBACKBIKE PEDESTRIAN PAT CREEK RIPARIAN SET BACKA7A6A8EXISTING CONNECTION TO BE DESIGNED AND APPROVED B OT ERS0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)N Item 3Packet Page 92 1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A6CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC MIXED USE BUILDINGS PERSPECTIVEItem 3Packet Page 93 1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 4 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 94 1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 3 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 95 1622-01-LP19JUL 1 , 2020IMAGE N.T.S600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 1ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSPROJECT PROPOSED PATHSINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTFUTURE 800,000 SF COMMERCIAL PROJECTWETLAND MITIGATION AREAN Item 3Packet Page 96 1622-01-LP19JUL 1 , 2020IMAGE N.T.SWETLAND MITIGATION AREA600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 2ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSFUTURE 800,000 SF COMMERCIAL PROJECTINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTN Item 3Packet Page 97 600 Tank Farm Road ARCH-0216-2020 Conceptual review of a proposed rezone a property from BP-SP to C- S-SP to allow for a mixed-use development project consisting of 280 residential units and 15,000 square feet of commercial space. August 17, 2020 Applicant: Covelop, LLC Focus of Review ARC review due to: ◼Conceptual review is an opportunity for the applicant to get direct feedback from the Commission on whether or not a project is headed in the right direction. ARC Purview: ◼Review the project and provide comments in terms of its consistency with the Community Design Guidelines and Airport Area Specific Plan (AASP). ◼Provide comments or direction to the applicant for further consideration by the Planning Commission. 2 Project Site and Location 3 Project Description 4 The project consists of; ◼19 three-story residential structures ◼2 three-story mixed-use structures ◼One residential amenity structure (clubhouse) ◼Extension of Santa Fe Road ◼New round-a-bout along Tank Farm Road ◼Pedestrian and bicycle connection to neighboring Damien Garcia Sports Fields Project Site and Location 5 Discuss Items: Site Layout and Building Design 6 Discuss whether the conceptual site layout and building designs are compatible with adjacent uses. Specifically; ◼Building orientation along street frontages ◼Parking layout and pedestrian circulation ◼Architectural styles ◼Residential building layout in regard to common and private open space areas, proximity to the creek and other pedestrian circulation areas. Next Steps July 20, 2020, selection of a consultant team and initial work on the project scoping and EIR. Date uncertain, Planning Commission conceptual review concerning environmental review process and consistency with Zoning Regulations and General Plan. 7 Recommendation The Commission may provide a motion inclusive of individual comments or specific directional items for the applicant or staff to consider. 600 TANK FARM RD CONCEPTUAL REVIEW PRESENTATION Scott Martin Presented by: PROJECT CONTEXT ▪Adjacent Uses ▪Tank Farm frontage ▪Current Developments ▪Future Development CIRCULATION Project site plan MIXED USE CORNER BUILDING RESIDENTIAL PERSPECTIVE From Internal Street on R4 portion of site RESIDENTIAL PERSPECTIVE From amenity area on R3 portion of site ▪PROJECT GOING FORWARD ▪SITE PLAN ▪BUILDING MASSING ▪CHARACTER AND DETAILS DIRECTION / COMMENTS CREATING ENVIRONMENTS PEOPLE ENJOY® rrmdesign.com THANK YOU!