HomeMy WebLinkAboutPC-1020-20 (SBDV-0182-2020, ARCH-0115-2020 and EID-0199-2020 -- 1230 Monte Vista)RESOLUTION NO. PC-1020-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING VESTING TENTATIVE
TRACT MAP SLO-20-006 CREATING TWO PARCELS, WITH
EXCEPTIONS FROM MINIMUM LOT AREA AND MINIMUM LOT
WIDTH STANDARDS, GRANTING DEVLOPMENT REVIEW
APPROVAL FOR A MULTI -UNIT RESIDENTIAL DEVELOPMENT
COMPRISED OF FOUR DWELLINGS IN TWO NEW DUPLEX
BUILDINGS, WITH EXCEPTIONS FROM INTERIOR SIDE AND REAR
SETBACK STANDARDS, AND ADOPTING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR THE PROJECT,
IN THE HIGH -DENSITY RESIDENTIAL (R-4) ZONE (SBDV-0182-2020;
ARCH- 0115-2020; EID-0199-2020)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing via teleconference, per the Governor's Executive Order N-29-20 issued on March 17,
2020, relating to the convening of public meetings in response to the COVID-19 pandemic, on
September 9, 2020, pursuant to a proceeding instituted under applications SBDV-0182-2020,
ARCH-0115-2020, and EID-0199-2020, MVP, LLC, applicant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the
following findings regarding the project:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The subdivision provides for redevelopment of a site to
provide housing in a developed area designated for high -density residential development,
integrated into the existing development pattern and utilizing existing streets and public
services. The parcels created by the subdivision meet the design standards set out in
Subdivision Regulations Chapter 16.18, except that one parcel measures 355 square feet
less in area that the 5,000 square -foot minimum area standard due to its irregular shape,
and the resulting parcels have widths of 45 feet and 46 feet, where 50 feet is the minimum
width standard; minor exceptions allowable under Subdivision Regulations, subject to the
additional findings set out in this section.
2. The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision. The resulting parcels are oriented in a generally north-
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south alignment that enhances the potential for solar exposure for the proposed buildings,
and the proposed buildings will be set back from each other and from property lines to allow
for air and circulation and enhance passive or natural cooling opportunities.
3. The property to be divided is of such size and shape that it is impractical in the particular
case to conform to the strict application of the design standards for minimum lot area and
lot width set out in Subdivision Regulations. The original parcel has an unusual shape in
which the easterly and westerly property lines converge at shallow angles toward each
other, constricting lot width as the property narrows slightly toward the rear of the site, and
in which the unusual "half cul-de-sac" street alignment combined with the unusual curved
course of the easterly property boundary constrain the area of the parcel, when compared
with a more conventional regular rectangular lot shape.
4. The cost to the subdivider of strict or literal compliance with lot area and width standards
is not the sole reason for granting the modifications. The modifications are requested
primarily to realize the full opportunity for development of the property that would
otherwise be available except for the unusual size and shape of the property, as described
in Finding 3 above.
5. The modifications will not be detrimental to the public health, safety and welfare, or be
injurious to other properties in the vicinity. The requested exceptions represent reductions
by 10% or less in lot area and lot width standards, which do not have the potential to present
detrimental hazards that would impact public health, safety, and welfare.
6. Granting the modifications is in accord with the intent and purposes of the City's
Subdivision Regulations, and is consistent with the General Plan and with all applicable
specific plans or other plans of the City. The parcels resulting from the proposed
subdivision will be provided with adequate access, frontage, and developable area,
consistent with the intent of the design requirements set out in Subdivision Regulations
Chapter 16.18.
7. The proposed project is consistent with the goals and policies of the Land Use Element
(LUE) of the City's General Plan applicable to development in a High -Density Residential
Area. High Density Residential areas provide for attached dwellings in two- and three-
story buildings, appropriate in locations near Cal Poly (LUE Table 1). The proposed
buildings are sited and arranged to be integrated with the existing neighborhood and
designed at a scale and in an architectural style that is compatible with the neighborhood
character (LUE § § 2.3.5 & 2.3.9). As encouraged by Housing Element Program 6.17 for
Housing Production, the project provides residential development through infill
development and densification within City Limits rather than by new annexation of land.
8. As conditioned, the project conforms to the standards set forth in the City's Zoning
Regulations. The proposed new structures will provide Multi -Unit Dwellings, a permitted
uses in the High -Density Residential (R-4) Zone (§ 17.10.020) and are designed and sited
in a manner consistent with Property Development Standards (Zoning Regulations
§ 17.22.020, Ch. 17.70). Minor exceptions to setback standards have been requested as
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provided by Zoning Regulations § 17.70.170 (D)(2)(e) and are appropriate for this project
because they involve an insignificant portion of total available solar exposure.
9. The Side and Rear Setback Building Height Exceptions requested pursuant to Zoning
Regulations § 17.70.170 (D)(2)(e) are consistent with the character of the neighborhood.
They will allow for limited portions of the upper floor of the proposed new three-story
buildings to encroach modestly, up to three feet, into the standard upper -floor setback,
while providing for setbacks that exceed the minimum 5-foot standard. These minor
encroachments preserve the buildings' conventional rectangular form, to be consistent in
scale and form with that of surrounding development.
10. The proposed Side and Rear Setback Building Height Exceptions provide adequate
consideration of any potential adverse effects on surrounding properties. The exceptions
involve limited portions of the upper floor of each building, and preserve building setbacks
that are deep enough to maintain adequate solar access for neighboring property.
11. While site characteristics or existing improvements make strict adherence to the Side and
Rear Setback Building Height Standards impractical or infeasible, the project nonetheless
conforms with the intent of the City's Zoning Regulations. The exceptions allow the
structures to maintain appropriate proportion and form while providing separation of
building masses, air circulation, and solar access, consistent with the intent of setback
standards set out in Zoning Regulations.
12. The project is consistent with the City's Community Design Guidelines. It is compatible
with site design and architecture in the vicinity, and logically locates site elements for
efficient operation (§ 2.1). Proposed new construction exhibits proper proportion,
harmony, simplicity, rhythm, and balance (§ 2.2). The height of the buildings is consistent
with surrounding development. Stucco and horizontally oriented fiber -cement siding are
used as primary wall surface materials, which are compatible with adjacent buildings and
those in the immediate neighborhood (§ 5.3), which similarly employ wood and stucco
materials.
SECTION 2. Environmental Review. An Initial Study and Mitigated Negative
Declaration of environmental impact (IS/MND) have been prepared in accordance with the
California Environmental Quality Act CEQA) to evaluate the potential environmental effects of
the proposed project. The Planning Commission hereby adopts the IS/MND, based on
incorporation of the following mitigation measures, which will reduce potential environmental
impacts to less than significant.
Air Quality
AQ-1 During all construction activities and use of diesel vehicles, the applicant shall implement the following idling
control techniques:
1. Idling Restrictions Near Sensitive Receptors for Both On- and Off -Road Equipment.
a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors if feasible;
b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
c. Use of alternative fueled equipment shall be used whenever possible; and,
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d. Signs that specify the no idling requirements shall be posted and enforced at the construction site
2. California Diesel Idling Regulations. On -road diesel vehicles shall comply with Section 2485 of Title 13
of the California Code of Regulations. This regulation limits idling from diesel -fueled commercial motor
vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on
highways. It applies to California and non -California based vehicles. In general, the regulation specifies
that drivers of said vehicles:
a. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location, except
as noted in Subsection (d) of the regulation; and,
b. Shall not operate a diesel -fueled auxiliary power system (APS) to power a heater, air conditioner, or
any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than
5.0 minutes at any location when within 1,000 feet of a restricted area, except as noted in
Subsection (d) of the regulation.
Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5-minute idling
limit. The specific requirements and exceptions in the regulation can be reviewed at the following website:
www.arb.ca.gov/msprog/truck-idling/2485.pdf.Mitigation Measures]
AQ-2 During all construction and ground -disturbing activities, the applicant shall implement the following
particulate matter control measures and detail each measure on the project grading and building plans. In
addition, the contractor or builder shall designate a person or persons to monitor the fugitive dust emissions
and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible
emissions below the APCD's limit of 20% opacity for no greater than 3 minutes in any 60 minute period.
Their duties shall include holiday and weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the City Community Development Department prior
to commencement of construction. The name and telephone number of such persons shall be provided to the
APCD Compliance Division prior to the start of any grading, earthwork or demolition.
a. Reduce the amount of disturbed area where possible.
b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the
site and from exceeding the SLOAPCD's limit of 20% opacity for greater than 3 minutes in any 60-
minute period. Increased watering frequency would be required whenever wind speeds exceed 15 miles
per hour. Reclaimed (non -potable) water should be used whenever possible.
c. All dirt stockpile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as
needed.
d. Permanent dust control measures identified in the approved project revegetation and landscape plans
shall be implemented as soon as possible, following completion of any soil -disturbing activities.
e. Exposed grounds that are planned to be reworked at dates greater than 1 month after initial grading shall
be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established.
f All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil
binders, jute netting, or other methods approved in advance by the SLOAPCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition,
building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 miles per hour on any unpaved surface at
the construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least 2
feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with
California Vehicle Code Section 23114.
j. "Track Out" is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of
motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as
described in California Vehicle Code Section 23113 and California Water Code Section 13304. To
prevent track out, designate access points and require all employees, subcontractors, and others to use
them. Install and operate a "track -out prevention device" where vehicles enter and exit unpaved roads
onto paved streets. The track -out prevention device can be any device or combination of devices that are
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effective at preventing track out, located at the point of intersection of an unpaved area and a paved
road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways
accumulate tracked out soils, the track -out prevention device may need to be modified;
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water
sweepers shall be used with reclaimed water where feasible. Roads shall be pre -wetted prior to sweeping
when feasible.
1. All PM 10 mitigation measures required should be shown on grading and building plans.
in. The contractor or builder shall designate a person or persons whose responsibility is to ensure any
fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation
measures as necessary to minimize dust complaints and reduce visible emissions below the SLOAPCD's
limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include
holidays and weekend periods when work may not be in progress (for example, wind-blown dust could
be generated on an open dirt lot). The name and telephone number of such persons shall be provided to
the SLOAPCD Compliance Division prior to the start of any grading, earthwork, or demolition (Contact
Tim Fuhs at 805-781-5912).
AQ-3 Prior to initiation of ground -disturbing activities, the applicant shall retain a registered geologist to conduct
a geologic evaluation of the property, including sampling and testing for NOA in full compliance with
SLOAPCD requirements and the CARB ATCM for Construction, Grading, Quarrying, and Surface Mining
Operations (17 CCR 93105). This geologic evaluation shall be submitted to the City Community
Development Department upon completion. If the geologic evaluation determines that the project would not
have the potential to disturb NOA, the applicant must file an Asbestos ATCM exemption request with the
SLOAPCD.
AQ-4 If naturally occurring asbestos (NOA) is determined to be present onsite, proposed earthwork and
construction activities shall be conducted in full compliance with the various regulatory jurisdictions
regarding ACM, including the ARB Asbestos Air Toxics Control Measure (ATCM) for Construction,
Grading, Quarrying, and Surface Mining Operations (93105) and requirements stipulated in the National
Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M — Asbestos; NESHAP). These
requirements include, but are not limited to, the following:
a. Written notification, within at least 10 business days of activities commencing, to the SLOAPCD;
b. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and
c. Implementation of applicable removal and disposal protocol and requirements for identified NOA.
AQ-5 Prior to initiation of demolition/construction activities, the applicant shall implement the following measures
to reduce the risk associated with disturbance of ACM and lead -coated materials that may be present within
the existing structure onsite:
a. Demolition of the on -site structure shall comply with the procedures required by the National Emission
Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M — Asbestos) for the control of asbestos
emissions during demolition activities. SLOAPCD is the delegated authority by the U.S. EPA to
implement the Federal Asbestos NESHAP. Prior to demolition of on -site structures, SLOAPCD shall be
notified, per NESHAP requirements. The project applicant shall submit proof that SLOAPCD has been
notified prior to demolition activities to the City Community Development Department.
b. If during the demolition of the existing structure, paint is separated from the construction materials (e.g.,
chemically or physically), the paint waste shall be evaluated independently from the building material
by a qualified hazardous materials inspector to determine its proper management. All hazardous
materials shall be handled and disposed of in accordance with local, state, and federal regulations.
According to the Department of Toxic Substances Control (DTSC), if the paint is not removed from the
building material during demolition (and is not chipping or peeling), the material can be disposed of as
non -hazardous construction debris. The landfill operator shall be contacted prior to disposal of lead -
based paint materials. If required, all lead work plans shall be submitted to SLOAPCD at least 10 days
prior to the start of demolition. The applicant shall submit proof that paint waste has been evaluated by a
qualified hazardous waste materials inspector and handled according to their recommendation to the
City Community Development Department.
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Monitoring Program: These measures shall be incorporated into project grading and building plans for review
and approval by the City Community Development Department. Compliance shall be verified by the City during
regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary.
The applicant shall submit the geologic evaluation detailed in measure AQ-3 and documentation showing compliance
with measures AQ-4 and AQ-5 to the City Community Development Department upon completion and prior to
issuance of grading permits.
AQ-6 Portable equipment and engines 50 horsepower (hp) or greater require California statewide portable
equipment registration (issued by the Air Resources Board) or an Air District Permit. The following list is
provided as a guide to equipment and operations that may have permitting requirements, but should not be
viewed as exclusive:
• Power screens, conveyors, diesel engines, and/or crushers;
• Portable generators and equipment with engines that are 50 hp or greater;
• Internal combustion engines;
+ Unconfined abrasive blasting operations;
• Concrete batch plants;
• Rock and pavement crushing;
• Tub grinders; and,
• Trommel screens.
Cultural Resources
CR-1 In the event historic, or archeological resources and/or human remains are unearthed or discovered during
any construction activities, the following standards shall apply:
a) Construction activities shall cease, and the City Community Development Department shall be
notified so that the extent and location of discovered materials may be recorded by a qualified specialist
(paleontologist, historian, archaeologist) and disposition of artifacts may be accomplished in accordance with
state and federal law.
b) If human remains are unearthed, the applicant shall notify the City Community Development
Department and shall comply with State Health and Safety Code Section 7050.5, which requires that no
further disturbance shall occur until the County of San Luis Obispo Coroner has made a determination of
origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be
notified of the find immediately. If the human remains are determined to be Native American, the County
Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and
notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours
of notification and may recommend scientific removal and nondestructive analysis of human remains and
items associated with Native American burials.
Monitoring Program: These conditions shall be noted on all grading and construction plans. The City Community
Development Department shall verify compliance, including preparation and implementation of the Monitoring Plan,
and review and approval of cultural resources monitoring reports documenting compliance with required mitigation
measures.
Noise
N-1 For the entire duration of the construction phase of the project, the following Best Management Practices
(BMPs) shall be adhered to:
1. Stationary construction equipment that generates noise that exceeds 60 dBA at the project boundaries
shall be shielded with the most modern noise control devises (i.e. mufflers, lagging, and/or motor
enclosures).
2. Impact tools (e.g., jack hammers, pavement breakers, rock drills, etc.) used for project construction shall
be hydraulically or electrically powered wherever possible to avoid noise associated with compressed -
air exhaust from pneumatically powered tools.
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3. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed -air exhaust shall be
used.
4. All construction equipment shall have the manufacturers' recommended noise abatement methods
installed, such as mufflers, engine enclosures, and engine vibration insulators, intact and operational.
5. All construction equipment shall undergo inspection at periodic intervals to ensure proper maintenance
and presence of noise control devices (e.g., mufflers, shrouding, etc.).
N-2 Construction plans shall note construction hours, truck routes, and all construction noise Best Management
Practices (BMPs) on project plans, which shall be reviewed and approved by the City Community
Development Department prior to issuance of grading/building permits. The City shall provide and post signs
stating these restrictions at construction entry sites prior to commencement of construction and maintained
throughout the construction phase of the project. All construction workers shall be briefed at a pre -
construction meeting on construction hour limitations and how, why, and where BMP measures are to be
implemented.
N-3 Construction activities shall be conducted so that the maximum noise levels at affected properties will not
exceed 75 dBA for single-family residences where feasible.
N-4 For all construction activity at the project site, additional noise attenuation techniques shall be employed as
needed to ensure that noise levels are maintained within levels allowed by the City of San Luis Obispo
Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include, but are not limited to:
• Sound blankets shall be used on noise -generating equipment.
• Stationary construction equipment that generates noise levels above 65 dBA at the project boundaries
shall be shielded with a barrier that meets a sound transmission class (a rating of how well noise barriers
attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped with factory -
recommended mufflers.
• The movement of construction -related vehicles, with the exception of passenger vehicles, along
roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 A.M. and 7:00 P.M.,
Monday through Saturday. No movement of heavy equipment shall occur on Sundays or official
holidays (e.g., Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between construction sites and affected uses.
N-5 The project contractor shall inform residents and business operators at properties within 300 feet of the
project of proposed construction timelines and noise complaint procedures to minimize potential annoyance
related to construction noise. Signs shall be in place prior to and throughout grading and construction
activities informing the public that noise -related complaints shall be directed to the construction manager
prior to the City's Community Development Department.
Monitoring Program: These measures shall be incorporated into project grading and building plans for review
and approval by the City Community Development Department. Compliance shall be verified by the City during
regular inspections.
SECTION 3. Action. The Planning Commission hereby grants final approval to the
project, subject to the following conditions:.
Planning
Plan conformance. Final project design and construction drawings submitted for
construction permits to complete this project shall be in substantial compliance with the
project plans approved under this application, and with the conditions of approval herein.
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Any change to approved design, colors, materials, landscaping, or conditions of approval
must be approved by the Director or Planning Commission, as deemed appropriate.
2. Limited exception. Exceptions granted under this approval are limited to those for
minimum lot area for Parcel 1 and minimum lot width for Parcels 1 and 2, as depicted and
described in Vesting Tentative Map SLO 20-0006, and for the Side and Rear Setbacks as
depicted in Sheet A1.2 of plans submitted for this project with application
ARCH-0115-2020. Modification of these exceptions shall be subject to review and
approval by the Planning Commission.
3. Colors and materials. Plans submitted for construction permits will clearly indicate, on
building elevation drawings, the colors and materials of all building surfaces, trim, and
detail.
4. Exterior lighting. The locations of all exterior lighting, including lighting on the structure,
bollard style landscaping or path lighting, shall be included in plans submitted for a
building permit. All wall- mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall -mounted lighting shall
complement building architecture. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut -sheets on the submitted
building plans. The selected fixture(s) shall be shielded to ensure that light is directed
downward consistent with the requirements of the City' s Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
5. MechanicaI equipment. Mechanical equipment shall be concealed from view of public
streets, and neighboring properties, and be insulated as necessary to prevent noise
generated by the equipment from being audible off the property. Final plans for
construction permits to complete this project shall clearly depict any roof -mounted
equipment and demonstrate adequate screening of any such equipment, including where
necessary a line of sight diagram.
6. Backflow devices. The location of any required backflow preventer and double-check
assembly shall be shown on all site plans submitted for a building permit, including the
landscaping plan. Construction plans shall also include a scaled diagram of the equipment
proposed. Equipment, including the backflow preventer and double- check assembly, shall
be located in the street yard and screened using a combination of paint color, landscaping
and, if deemed appropriate by the Community Development Director, a low wall. The size
and configuration of such equipment shall be subject to review and approval by the Utilities
and Community Development Directors.
7. Final landscape planz�lan. A final landscaping plan, including irrigation details and plans, shall
be submitted to the Community Development Department along with working drawings.
The legend for the landscaping plan shall include the sizes and species of all groundcovers,
shrubs, and trees with corresponding symbols for each plant material showing their specific
locations on plans.
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Engineering Development Review
8. The subdivision shall be recorded with a final map. The map preparation and
monumentation shall be in accordance with the city's Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S.
Customary Units in accordance with the current City Engineering Standards.
9. The map exhibits and legal descriptions shall be prepared by a California Licensed Land
Surveyor or Civil Engineer authorized to practice land surveying.
10. Park In -Lieu fees shall be paid for the proposed new dwelling units/lots prior to map
recordation. Credit for the existing units will be applicable.
11. A separate subdivision improvement or miscellaneous public improvement plan is not
required. The building plan submittal may be used to show some or all of the required
private on -site subdivision improvements. Improvements located within the public right-
of-way will require a separate encroachment permit and associated inspection fees based
on the fee schedule in effect at the time of permit issuance. A separate subdivision
improvement plan review fee and subdivision map check fee will be required for the Public
Works Department review and inspection of the public subdivision/development
improvements and map in accordance with the most current fee resolution.
12. The site development plan submittal shall show any parking, access, utility, site, and/or
drainage improvements required to support the proposed subdivision. The building plan
submittal shall show all existing public and/or private utilities and improvements shall be
approved to the satisfaction of the Community Development Director and Public Works
Director prior to recordation of the parcel map. Unless otherwise waived or deferred, the
site/utility plan shall include drainage improvements, water, sewer, storm drains, gas,
electricity, telephone, cable TV, and any related utility company meters for each parcel if
applicable. Any utility relocations, demolitions, and/or other on -site work shall be
completed with proper permits and receive final inspection approvals prior to recordation
of the parcel map.
13. Gas service may not be required to each parcel if the approved building plans do not
propose mixed fuels and "all electric" residences are proposed. If proposed, a "Notice of
Requirements" may be required for concurrent recordation with the map to identify the
lack of gas service to any parcel(s).
14. The proposed water service lateral(s), meter sizing, and private service laterals shall be
sized in accordance with the approved fire sprinkler plans.
15. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, storm drain systems, construction, common driveways, and
maintenance of the same shall be shown on the final map and/or shall be recorded
separately prior to map recordation if applicable. Said easements may be provided for in
part or in total as blanket easements.
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16. A 10' Street Tree easement and 10' PUE shall be shown and noted on the map along Monte
Vista street frontage.
17. A separate public pedestrian easement may be required behind the new or redeveloped
driveway approach(es) to accommodate the ADA sidewalk extension(s).
18. The map may be recorded prior to construction of the required public and/or private
subdivision improvements. If so, the map conditions or code requirements may be satisfied
by the preparation and approval of a subdivision improvement plan. A subdivision
agreement and guarantee will be required for this process.
19. An Operation and Maintenance Manual and Private Stormwater Conveyance Agreement
shall be provided in conjunction with the development project. The Stormwater Agreement
shall be recorded separately or concurrent with the map recordation.
20. The final map shall include reference to the project soils report in accordance with the
subdivision regulations. The report may be included on the cover sheet of the map or could
be included on an "additional map sheet".
21. The building plan submittal shall show and label all property lines, dedications, public
easements, and private easements in accordance with the parcel map. The building plans
shall show and label all existing and proposed survey monumentation for reference. The
plan shall note the required monument preservation or replacement for any disturbed
monuments
22. The building plan submittal shall show and label all existing and proposed frontage
improvements and sidewalk furniture located within the public right-of-way to scale on the
site plan for reference. Improvements to be shown include but are not limited to curb,
gutter & sidewalk, driveway approaches, catch basins, curb ramps, fire hydrants, street
lights, utility poles, parking meters, curb and street painting, overhead and underground
utility services, utility vaults, water meter vaults, water and sewer services, utility
abandonments, street signs, sidewalk underdrains, fences, retaining walls, landscape
improvements, and street trees. Plan must differentiate between existing frontage
improvements and new frontage improvements. New improvements shall include reference
to the applicable Engineering Standards.
23. Projects involving the construction of new structures require that complete frontage
improvements be installed and that existing improvements be up graded per City
Engineering Standards. MC 12.16.050.
24. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Director. Contact this office
to set up a site visit to discuss sections to be repaired or replaced. All areas to be repaired
or replaced shall be shown on the building plan submittal for reference.
25. The subdivision improvement plans may be included within the building permit plan set.
Separate record drawings (as -built) plans may be required at the completion of the project.
A separate subdivision improvement plan review fee will be required based on the fee
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schedule in effect at the time of plan submittal. A separate encroachment permit will be
required to cover the required Public Works Department inspections.
26. The building permit submittal shall show and note compliance with the Post Construction
Stormwater Regulations and the City's Drainage Design Manual. This project is
considered to be a common plan and is not a single-family residential project for purposes
of evaluating the Performance Requirement triggers. The altered and/or replaced frontage
improvements shall be included in the area analysis. Unless the net impervious area is less
than 5000 square feet, compliance with Performance Requirement 2 will be expected.
27. The building plan submittal shall include an operations and maintenance manual as
required for the Post Construction Stormwater improvements, if applicable. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
28. The building plan submittal shall show and note compliance with the Drainage Design
Manual and drainage amendments per Section 1804.4.2 of the City of San Luis Obispo
adopted Building Code. The submittal shall include a summary drainage report to evaluate
any changes in grading and drainage. Improved or diverted drainage shall not be directed
across the side or rear property lines unless conveyed to an existing waterway, a drainage
easement, or where the discharge is designed in accordance with the Drainage Design
Manual..
29. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation
or grade break at the yard areas and drainage arrows to show the proposed drainage.
Include the FF of the residences/garage, patio finish surface elevations, finish grade
elevations, and yard drainage.
30. The building submittal shall include a complete site utility plan. The utility plan shall show
all existing and proposed on -site and off -site utilities. Show the location of all overhead
and underground utilities along with the location of any utility company meters. Show all
existing and proposed improvements located within the public right-of-way if applicable.
31. New wire utility services including electrical service, phone, and cable TV shall be placed
underground. The undergrounding of utilities shall be completed without a net increase in
the number of required utility poles unless specifically approved by the Community
Development Director and reasonably required within the standards of the several serving
utility companies.
32. Unless otherwise waived by the City Engineer, the existing fire hydrant located along the
project frontage shall be upgraded to current City Standards.
33. Unless otherwise waived by the City Engineer a new streetlight shall be installed.
Requirements would be in accordance with Engineering Standards.
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34. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for surface parking lots for water quality
and/or quality control purposes. Alternate paving material shall be approved to the
satisfaction of the Planning Division.
35. The building plan submittal shall show all existing trees to be removed and trees to be
retained. The plan shall show any neighboring trees with canopies/root zones within the
area of construction disturbance. Tree preservation measures shall be shown and noted on
the building plans to the satisfaction of the City.
36. Safety pruning may be required for any existing street trees depending upon the scope of
proposed work and required construction activities. If required, any existing street trees
along the property frontage shall be safety pruned to the satisfaction of the City Arborist
prior to permit issuance.
37. Street trees are generally required at the rate of one tree per each 35 lineal feet of frontage.
The City Arborist shall approve the proposed tree species based on the location, soils type,
and overhead wiring conflicts. The City Arborist shall review and approve the tree species
for the newly planted parkway trees prior to acceptance as satisfying the street tree
requirement.
Fire
38. Prior to commencement of demolition activities, a Lead and Asbestos Abatement Report
shall be submitted for review, to the satisfaction of the Fire Marshal.
39. Final plans for construction permits to complete this project shall demonstrate that all
exterior construction methods and materials comply with Chapter 7A of the California
Building Code for exposure to wildfire.
Utilities
40. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
41. Any existing sewer lateral that is reused shall be inspected per Chapter 13.08.395 of the
City's Municipal Code. The subdivider shall submit the inspection to the Utilities
Department prior to final recordation of subdivision.
42. A separate water meter shall be provided for each new parcel per Chapter 13.04.120 of the
City's Municipal Code. Each unit shall have its own water meter and must be placed per
the Engineering Standards. Water service meter(s) shall be adequately sized to serve the
proj ect's proposed units.
43. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code. Recycled water is available through the City's Construction Water Permit
program.
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44. Final plans for construction permits to complete this project shall include a calculation of
the landscaped area (expressed in square feet), and shall demonstrate compliance with the
City's Water Efficient Landscape Standards (SLOMC Ch. 17.87), including provision of a
Maximum Applied Water Allowance calculation where applicable.
45. Final plans for construction permits to complete this project shall include sufficient detail
about solid waste storage and collection facilities to verify compliance with the City's
Development Standards for Solid Waste and with access requirements of the City's
franchise waste hauler (San Luis Garbage Company). Separate refuse bins shall be
accommodated within the site for waste, recycling, and organics.
Indemnification
46. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
approval of this project. In the event that the City fails to promptly notify the Owner /
Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully
in the defense of said claim, this condition shall thereafter be of no further force or effect.
On motion by Commissioner Quincey, seconded by Commissioner Shoresman and on the
following roll call vote:
AYES: Commissioners Hopkins, Quincey, Shoresman, Wulkan, Vice -Chair
Jorgensen and Chair Dandekar
NOES: None
REFRAIN: None
ABSENT: Commissioner Kahn
The foregoing resolution was passed and adopted this 9th day of September 2020.
I-- �/�
Tyler Corey, ry
Planning Commission