HomeMy WebLinkAboutItem 2 - ARCH-0430-2019 (862 Aerovista)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a new two-story office development consisting of 35,908 square feet of office space and associated site improvements including parking lots, site access upgrades, landscaping upgrades, and minor improvements to the unnamed drainage tributary that daylights along the north and west property lines. The project also includes a minor use permit request to allow a medical office use and Office-Business and Services uses with the Business Park zone within the Airport Area Specific Plan. PROJECT ADDRESS: 862 Aerovista Place BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-0430-2019, FROM: Shawna Scott, Senior Planner USE-0522-2019, & EID-0055-2020
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1, Development Review) that approves the development and
adopts an Initial Study/Mitigated Negative Declaration based on findings and subject to conditions of
approval, and adopt the Draft Resolution (Attachment 2, Minor Use Permit) that allows the medical
office use within the Business Park (BP) zone subject to findings and conditions of approval.
SITE DATA
SUMMARY
The proposed project consists of a two-story, 35,908-square foot office structure (Attachment 3,
Project Plans). The undeveloped project site is located at 862 Aerovista Place, within the Airport Area
Specific Plan (AASP). The project is very similar in design and function to the adjacent development
located at 892 Aerovista Place.
The project proposes to realign a portion of the ephemeral drainage that traverses the project site
around the developed area along the southwestern boundary of the project sit e. An area of existing
vegetation at the southwest portion of the project site where the unnamed ephemeral drainage enters
the project site via the existing culvert that flows under Aerovista Place supports a dense stand of
wetland vegetation including cattails and arroyo willow. Though this area does not meet the
Applicant Quaglino Properties, LLC
Zoning BP-SP (Business Park within the
Airport Area Specific Plan)
General Plan Business Park
Site Area ~110,573 square feet.
Environmental
Status
An Initial Study of environmental
impact has been prepared with a
recommendation for a Mitigated
Negative Declaration (IS/MND)
Meeting Date: February 10, 2021
Item Number: 2
Time: 45 minutes
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requirements for classification as a state or federal wetland (soil test pits determined no hydric soils
were present within the project site), it is nevertheless considered a resource within the site. The
drainage would continue to enter and exit the project site at its current locations. The new alignment
within the project site is proposed to be enhanced as a mitigation area. An Initial Study (IS) has been
prepared by staff to evaluate potential environmental impacts in accordance with the California
Environmental Quality Act (CEQA) and a Mitigated Negative Declaration (MND) is recommended
for adoption.
The project has been designed to be consistent with the AASP. A Minor Use Permit is required for a
medical office and office-business and service uses within the BP zone subject to specific findings as
detailed in this report.
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Airport Area Specific Plan (AASP), Zoning
Regulations, Community Design Guidelines (CDG), and applicable City development standards and
guidelines. Planning Commission (PC) review is required for projects which include more than
10,000 square feet of nonresidential space (ARCH-0430-2019) and to allow a medical office and
office-business and service uses within the BP zone (USE-0522-2019). The PC’s purview includes
consideration of the associated environmental determination (Attachment 5, EID-0055-2020).
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
Airport Area Specific Plan Environmental Impact Report:
https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
2.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the proposed project on November 4, 2019
for consistency with the AASP Design Guidelines and Community Design Guidelines. The ARC
recommended the PC approve the project, determined that the project is consistent with the AASP
Design Guidelines and Community Design Guidelines, and did not provide any directional items or
conditions (4-0-3) (Attachment 4, ARC Staff Report and Meeting Minutes).
Figure 1: Images of similar adjacent structure.
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3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations
and Engineering Standards and be consistent with the applicable standards within the AASP. Staff
has evaluated the project’s consistency with relevant requirements and has found it to be consistent
with the OASP and CDG, as discussed in this analysis.
3.1 Consistency with the General Plan
The General Plan Land Use Element (LUE) provides limited policies for the Business Park land
designation other than the intent is to provide for research and development and light manufacturing
in a campus setting, and public and private facilities should provide high quality design (LUE Table
1). Business Park land designations are typically found within Specific Plans, which offer additional
guidance on policies objectives, as described in greater detail in the subsection below.
3.2 Consistency with the Airport Area Specific Plan
The City recognizes that businesses located in areas designated Business Park often combine product
development, promotion, manufacturing, and distribution at a single facility. The Business Park
designation is intended to accommodate such combinations, with the lowest level of review by the
City that is consistent with maintaining community character and assuring a desirable setting for the
types of businesses that are the primary reason for Business Parks. The Business Park designation is
generally intended for well designed, master-planned, campus-type developments that will contribute
to community character and the City’s objective of attracting jobs that can support households within
the City (AASP 4.2.1).
The project has been reviewed for consistency with the AASP Chapter 5 (Community Design), in
order to present a project that meets the intent of the Specific Plan and fully implements the goals for
development of the Airport Area. The applicant has provided a design consistency matrix describing
the project’s response to the AASP Design Objectives (Attachment 3, Project Plans Sheet T-1.4). The
ARC has reviewed the applicant’s matrix and did not identify any concerns regarding the project
design.
3.3 Consistency with the Zoning Regulations
The Zoning Regulations identify specific development standards and requirements for projects within
the Business Park zone (§17.42). The project design complies with the objective design criteria and
performance standards for office development and is consistent with the provisions and requirements
for lot coverage, floor area ratio, building heights, setbacks, and parking requirements for the BP zone
(see Section 4.0 Project Statistics).
Medical Service - Doctors Office & Office-Business and Service Uses: In accordance with Table 2-
1 of the Zoning Regulations, medical office uses and office-business and service uses require a Minor
Use Permit to be constructed within the BP zone. These uses require that the review authority make
specific findings to determine compatibility with existing and allowed land uses in the area.1 The
1 Zoning Regulations Chapter 17.22 Note 4. C-S and M-zones – Required findings for offices. In order to approve a
Medical Service use in the C-S or BP zones, the Hearing Officer must make the following findings: (a) The proposed
medical service is compatible with surrounding land uses. (b) The proposed medical service is located along a street
designated as an arterial or commercial collector in the Circulation Element and has convenient access to public
transportation. (c) The proposed medical service will not significantly increase traffic or create parking impacts in
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project is consistent with the required findings, which have been incorporated into the draft resolution.
The project is compatible with surrounding uses because the properties to the south and east are
occupied by approved medical office uses and other compatible office use types. The project is
located proximate to Broad Street, which is designated as a regional arterial route in the Circulation
Element, with convenient access to public transportation, and will not increase traffic or parking
impacts to any residential neighborhoods. The Airport Land Use Plan (ALUP) designates this area as
Safety Zone S-1c, which allows for Medical Service and Office-Business Services consistent with the
Zoning Regulations. The subject property is within the BP zone, which is intended to provide for
office developments within a campus setting that do not preclude the ability for other uses that are
consistent with the underlying zone to occupy or share space within the proposed structure. The
project site has been designed with additional parking spaces beyond the maximum requirement of
one space per 300 square feet of floor area (120 parking spaces), at a rate of one space per 212 square
feet (169 parking spaces).
Parking: The applicant has designed the project with additional parking beyond the minimum
requirement of the AASP in order to accommodate the proposed medical use, which usually requires
a minimum parking rate of 1 space per 200 square feet per the Zoning Regulations, as stated above
the project provides parking at a rate of 1 space per 212 square feet.
4.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks
Street to Building
Street to Parking
Other Property Lines
87 feet
18 feet
58 feet
16 feet
10 feet
None
Maximum Height of Structures 34.5 feet 45 feet
Floor Area Ratio (FAR) 0.34 0.6
Building Coverage 19% 90%
Public Art Paying In-lieu Fee Provide or Pay In-lieu Fee
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
169
12 EV Ready
24
120
12 EV Ready
24
*Airport Area Specific Plan
5.0 ENVIRONMENTAL REVIEW
The project is consistent with the certified Final Program Environmental Impact Report (Program
EIR) for the AASP. On August 23, 2005, the City Council certified the Program EIR for the AASP
and approved the AASP through Council Resolution 9726 (2005 Series). The Program EIR contains
analysis, at a program level, of the basic issues that will be used in conjunction with subsequent tiered
environmental documents for specific projects. The proposed project does not include any changes to
the underlying zone or land use designation, or associated development standards as identified in the
residential neighborhoods. (d) The proposed medical service is consistent with the Airport Land Use Plan. (e) The
project will not preclude service commercial uses in areas especially suited for these uses when compared with
medical services; and (f) The project site can accommodate the parking requirements of the proposed medical service
and will not result in other lease spaces being under-utilized because of a lack of available parking.
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AASP, and is consistent with the AASP and associated Final Program EIR. An Initial Study (IS) was
prepared in accordance with the California Environmental Quality Act (CEQA) in order to conduct a
project-specific analysis, and a Mitigated Negative Declaration (MND) is recommended for adoption
(Attachment 5). The IS-MND identifies that the project would potentially affect the following
environmental factors unless mitigated: air quality, biological resources, cultural resources, geology
and soils, hazards and hazardous materials, hydrology and water quality, transportation, tribal cultural
resources, and utilities and service systems. Mitigation measures have been identified to reduce these
potential impacts to less than significant.
A 30-day public review period extended from December 17, 2020 through January 18, 2021.
Comments were received from the Department of Toxic Substances Control (DTSC) and the Air
Pollution Control District (APCD). APCD communicated their support of the project as infill
development consistent with San Luis Obispo Council of Government’s Reginal Transportation Plan
and Sustainable Communities Strategy and agrees with all mitigation measures as proposed. DTSC
provided comments regarding general concerns for undiscovered contaminants on the SLO County
Airport property which is in proximity of the project site from military or other aeronautical
operations associated with the SLO County Airport. However, based on a review of the State Water
Resources Board’s GeoTracker database and the DTSC’s EnviroStor database, the project site is not
an active hazardous waste cleanup site, future construction activities would be subject to existing
regulations including CCR Title 8, Industrial Relations.
6.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Natural Resources, Building, Utilities, and Fire. Staff has not identified
any unusual site conditions or circumstances that would require special conditions. Other comments
have been incorporated into the draft resolutions as conditions of approval.
7.0 ALTERNATIVES
7.1 Continue both items. An action to continue the items should include a detailed list of
additional information or analysis required.
7.2 Approve the Development Review application (ARCH-0430-2019); and Deny the Minor Use
Permit (USE-0522-2019). An action to deny the Minor Use Permit shall be based on specific
findings of inconsistency with the AASP and/or other pertinent City standards.
7.3 Deny both items. Denying the project based on findings of inconsistency with the Airport
Area Specific Plan and/or other pertinent City standards. This alternative is not recommended,
because the project is consistent with the General Plan and Zoning Regulations or other policy
documents.
8.0 ATTACHMENTS
1. Draft Resolution (Development Review)
2. Draft Resolution (Minor Use Permit)
3. Project Plans
4. ARC Staff Report and Meeting Minutes 11.4.19
5. Initial Study/Mitigated Negative Declaration
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RESOLUTION NO. PC-XXXX-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A NEW TWO-STORY OFFICE
DEVELOPMENT CONSISTING OF 35,908 SQUARE FEET OF OFFICE
SPACE AND ASSOCIATED SITE IMPROVEMENTS INCLUDING
PARKING LOTS, SITE ACCESS UPGRADES, LANDSCAPING
UPGRADES, AND MINOR IMPROVEMENTS TO THE UNNAMED
DRAINAGE TRIBUTARY THAT DAYLIGHTS ALONG THE NORTH
AND WEST PROPERTY LINES. THE PROJECT INCLUDES A
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED FEBRUARY 10, 2021 (862 AEROVISTA, ARCH-
0430-2019 & EID-0055-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on November 4, 2019, recommending approval of the project to the Planning
Commission based on consistency with the Community Design Guidelines and Airport Area
Specific Plan (AASP) Design Guidelines, pursuant to a proceeding instituted under ARCH-0430-
2018, Quaglino Properties, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on February 10, 2021, pursuant to a proceeding instituted under ARCH-0430-
2019 & EID-0055-2020, Quaglino Properties, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0430-2019), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s Business Park
Zoning designation, and will be subject to conformance with all applicable building, fire,
and safety codes.
2. The proposed use conforms to the General Plan, Airport Area Specific Plan (AASP),
Airport Land Use Plan, and meets Zoning Regulations requirements for the Business Park
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Zone.
3. As conditioned, the project design maintains consistency with the City’s Community
Design Guidelines and Chapter 5 (Community Design) of the AASP through its placement
of buildings, parking, and pedestrian amenities that are compatible with the design and
scale of neighboring structures, and by providing significant articulation, varied structure
heights/roof heights, and framed entries in project buildings.
SECTION 2. Environmental Review. An Initial Study/Mitigated Negative Declaration
(IS/MND) has 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 findings and
mitigation measures, which will reduce potential environmental impacts to less than significant.
1. The IS/MND was prepared in accordance with CEQA and State CEQA Guidelines,
adequately addressing impacts associated with the proposed project; and
2. All potentially significant effects were analyzed adequately in the referenced IS/MND,
subject to the following mitigation measures and mitigation monitoring program being
incorporated into the project:
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,
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
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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.
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:
a. Reduce the amount of disturbed area where possible.
b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust
from leaving the site and from exceeding Air Pollution Control District’s (AP CD’s)
limit of 20% opacity for no greater than 3 minutes in any 60 -minute period. Increased
watering frequency shall be required whenever wind speeds exceed 15 miles per hour
(mph) and cessation of grading activities during periods of winds over 25 mph.
Reclaimed (non-potable) water is to be used in all construction and dust-control work.
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 one month after
initial grading shall be sown with a fast germinating, non-invasive, grass seed and
watered until vegetation is established.
f. All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical binders, jute netting, or other methods approved in advance by the APCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as
possible. In addition, building pads shall be laid as soon as possible after grading unless
seeding or soil binders or soil binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved
surface at the construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with California Vehicle Code Section 23114.
j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash
off trucks and equipment leaving the site. Sweep streets at the end of each day if visible
soil material is carried onto adjacent paved roads.
k. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-
wetted prior to sweeping when feasible.
l. All PM10 mitigation measures required shall be shown on grading and building plans.
m. The contractor or builder shall designate a person or persons to monitor the fugitive
dust emissions and enhance the implementation of the measures as necessary to
minimize dust complaints, reduce visible emissions below the APCD’s limit of 20%
opacity for no greater than 3 minutes in any 60 minute period. Their duties shall include
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holidays and weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD Compliance Division
prior to the start of any grading, earthwork or demolition.
AQ-3 Prior to initiation of demolition/construction activities, the applicant shall retain a
registered geologist to conduct a geologic evaluation of the property including sampling
and testing for naturally occurring asbestos in full compliance with California Air
Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading,
Quarrying, and Surface Mining Operations (93105) and SLOAPCD requirements. 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 naturally occurring asbestos (NOA), the applicant must file an Asbestos
ATCM exemption request with the SLOAPCD.
AQ-4 If naturally occurring asbestos (NOA) are determined to be present onsite, proposed
earthwork and construction activities shall be conducted in full compliance with the various
regulatory jurisdictions regarding NOA, including the CARB 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:
1. Written notification, within at least 10 business days of activities commencing, to
the SLOAPCD;
2. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant;
and,
3. Implementation of applicable removal and disposal protocol and requirements for
identified NOA.
AQ-5 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.
AQ-6 The standard mitigation measures and Best Available Control Technology (BACT) for
reducing nitrogen oxides (NOx), reactive organic gases (ROG), and diesel particulate
matter (DPM) emissions from construction equipment are listed below:
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• Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
• Fuel all off-road and portable diesel powered equipment with ARB certified motor
vehicle diesel fuel (non-taxed version suitable for use off-road);
• Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner
off-road heavy-duty diesel engines, and comply with the State off-Road Regulation;
• Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification
standard for on-road heavy-duty diesel engines, and comply with the State On-Road
Regulation;
• Construction or trucking companies with fleets that that do not have engines in their
fleet that meet the engine standards identified in the above two measures (e.g. captive
or NOx exempt area fleets) may be eligible by proving alternative compliance;
• All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs
shall be posted in the designated queuing areas and or job sites to remind drivers and
operators of the 5-minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors is not permitted;
• Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered equipment, where feasible;
and,
• Use alternatively fueled construction equipment on-site where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane, or biodiesel;
and
• Further reduce emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on-
road compliant engines;
• Repower equipment with the cleanest engines available; and
• Install California Verified Diesel Emission Control Strategies.
Monitoring Program (AQ-1 through AQ-6): Measures AQ-1 through AQ-6 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 to the City
Community Development Department upon completion.
BIOLOGICAL RESOURCES
BIO-1 Within 48 hours prior to any project activity, including clearing, grubbing, and grading,
the project site shall be surveyed for California red-legged frog by a qualified biologist.
If any California red-legged frogs are found, work shall not start until the U.S. Fish and
Wildlife Service has been contacted and has given approval for work to continue. In
addition, the California Department of Fish and Wildlife shall also be contacted within
24 hours.
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BIO-2 To avoid the potential for take of California red-legged frog, construction activities shall
be avoided during significant rain events of 0.25 inches or greater, and no night work
shall be permitted.
BIO-3 Prior to construction, the project applicant shall obtain a Section 404 Permit from the
United States Army Corps of Engineers, a Section 401 Water Quality Certification from
the Regional Water Quality Control Board, and a Section 1602 Streambed Alteration
Agreement from the California Department of Fish and Wildlife for project-related
impacts that will occur in areas under state and federal jurisdiction. Proof of all required
permits shall be provided to the City Community Development Department prior to
issuance of building permits.
BIO-4 Prior to construction, the project applicant shall prepare a Compensatory Mitigation Plan
to effectively offset proposed net impacts to 0.29 acre of jurisdictional waters.
Mitigation requirements shall, at minimum, include total mitigation consistent with the
Supplemental Information for the Proposed Aerovista Commercial Development
Project located at 862 Aerovista Place, San Luis Obispo, California prepared by Terra
Verde for the project (Terra Verde 2020; source reference 55). This plan shall be
submitted to the City Planning and Building Department for review and approval.
BIO-5 In order to prevent oils or fuels from entering the drainages, equipment staging areas for
vehicle fueling and storage shall be at least 50 feet away from drainages, in a location
where fluids or accidental discharges cannot flow into the drainage.
BIO-6 Any soil stockpile(s) shall be kept a minimum of 50 feet from the top of bank of
drainages to prevent material from entering the waterways. At no time shall any
stockpiles, waste piles, or debris associated with this project be located within the banks
of the drainages where it can be washed into jurisdictional waters.
BIO-7 Construction best management practices (BMPs) such as silt fencing and wattles shall
be on site prior to the start of project activities and kept on site at all times so they are
immediately available for installation in anticipation of rain events.
BIO-8 Erosion and sediment control measures and other BMPs shall be implemented and
maintained in accordance with all manufacturer’s specifications detailing the
installation, operation, and maintenance of the BMPs.
BIO-9 If any ground disturbances will occur during the nesting bird season (February 1–
September 15), prior to any ground disturbing activity, surveys for active nests shall be
conducted by a qualified biologist within one week prior to the start of activities. If
nesting birds are located on or near the proposed project site, they shall be avoided until
they have successfully fledged or the nest is no longer deemed active. A non-disturbance
buffer of 50 feet will be placed around non-listed, passerine species, and a 250-foot
buffer will be implemented for raptor species. All activity will remain outside of that
buffer until a qualified biologist has determined that the young have fledged or that
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proposed construction activities would not cause adverse impacts to the nest, adults,
eggs, or young. If special-status avian species are identified, no work shall be conducted
until an appropriate buffer is determined in consultation with the City and the California
Department of Fish and Wildlife and/or the U.S. Fish and Wildlife Service.
BIO-10 Prior to issuance of grading and construction permits, the applicant shall provide a tree
protection plan for review and approval by the City Arborist. The plan shall include
installation of construction fencing, which shall remain in place for the duration of all
grading and construction activities.
Monitoring Program (BIO-1 through BIO-10): The survey requirements of Mitigation
Measure BIO-1 shall be incorporated into the project grading and building plans for review and
approval by the City Community Development Department and verified through submittal of a
CRLF survey report to the City Community Development Department. The applicant shall secure
the approved USACE, RWQCB, and CDFW permits prior to submitting the final grading plans to
the City Community Development Department. The City Community Development Department
shall confirm that all requirements of the approved USACE Section 404 permit, RWQCB Section
401 permit, and CDFW LSAA are incorporated into the grading plans prior to approval.
Compliance shall be verified by the City prior to the start of construction and during regular
inspections, in coordination with the approved Section 404 permit, Section 401 permit, and LSAA,
as necessary.
CULTURAL RESOURCES
CR-1 Prior to construction activities, a City-qualified archaeologist shall conduct cultural
resource awareness training for all construction personnel including the following:
a. Review the types of archaeological artifacts that may be uncovered;
b. Provide examples of common archaeological artifacts to examine;
c. Review what makes an archaeological resource significant to archaeologists and
local native Americans;
d. Describe procedures for notifying involved or interested parties in case of a new
discovery;
e. Describe reporting requirements and responsibilities of construction personnel;
f. Review procedures that shall be used to record, evaluate, and mitigate new
discoveries; and
g. Describe procedures that would be followed in the case of discovery of disturbed
as well as intact human burials and burial-associated artifacts.
CR-2 If cultural resources are encountered during subsurface earthwork activities, all ground
disturbing activities within a 25-foot radius of the find shall cease and the City shall be
notified immediately. Work shall not continue until a City-qualified archaeologist assesses
the find and determines the need for further study. If the find includes Native American
affiliated materials, a local Native American tribal representative will be contacted to work
in conjunction with the City-approved archaeologist to determine the need for further study.
A standard inadvertent discovery clause shall be included in every grading and construction
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contract to inform contractors of this requirement. Any previously unidentified resources
found during construction shall be recorded on appropriate California Department of Parks
and Recreation (DPR) forms and evaluated for significance in terms of CEQA criteria by a
qualified archaeologist.
If the resource is determined significant under CEQA, the qualified archaeologist shall
prepare and implement a research design and archaeological data recovery plan, in
conjunction with locally affiliated Native American representative(s) as necessary, that will
capture those categories of data for which the site is significant. The archaeologist shall
also perform appropriate technical analysis, prepare a comprehensive report, and file it with
the Central Coast Information Center (CCIC), located at the University of California, Santa
Barbara, and provide for the permanent curation of the recovered materials.
CR-3 In the event that human remains are exposed during earth disturbing activities associated
with the project, an immediate halt work order shall be issued and the Community
Development Director and locally affiliated Native American representative(s) (as
necessary) shall be notified. State Health and Safety Code Section 7050.5 requires that no
further disturbance of the site or any nearby area reasonably suspected to overlie adjacent
human remains shall occur until the County Coroner has made the necessary findings as to
origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains
are determined to be of Native American descent, the coroner shall notify the Native
American Heritage Commission within 24 hours. These requirements shall be printed on
all building and grading plans.
Monitoring Program (CR-1 through CR-3): These conditions shall be noted on all grading and
construction plans. The City shall review and approve the City-qualified archaeologist consistent
with the Archaeological Resource Preservation Program Guidelines.
GEOLOGY AND SOILS
Implement Mitigation Measures BIO-3, BIO-7, and BIO-8.
Monitoring Program: The City Community Development Department shall confirm that all
requirements of the approved USACE Section 404 permit, RWQCB Section 401 permit, CDFW
LSAA, erosion and sediment control measures, and BMPs are incorporated into the grading plans
prior to approval. Compliance shall be verified by the City prior to the start of construction and
during regular inspections, in coordination with the approved Section 404 permit, Section 401
permit, and LSAA, as necessary.
HYDROLOGY AND WATER QUALITY
Implement Mitigation Measures BIO-3, BIO-5 through and BIO-8.
Monitoring Program: The City Community Development Department shall confirm that all
requirements of the approved USACE Section 404 permit, RWQCB Section 401 permit, CDFW
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LSAA, erosion and sediment control measures, and BMPs are incorporated into the grading plans
prior to approval. Compliance shall be verified by the City prior to the start of construction and
during regular inspections, in coordination with the approved Section 404 permit, Section 401
permit, and LSAA, as necessary.
TRANSPORTATION
TR-1 (Transportation Demand Management): The Applicant shall prepare a Transportation
Demand Management (TDM) Plan and Monitoring Program to the satisfaction of the City
Transportation Division. The TDM Plan shall identify a series of TDM strategies that are
anticipated to reduce the project-generated single-occupant vehicle trips and corresponding
VMT to within the City’s adopted thresholds. TDM program elements may include, but
are not limited to:
• Participate in SLO Regional Rideshare’s Back ‘N’ Forth Club
• Work with SLO Regional Rideshare to educate occupants with alternative
transportation and smart commute information (e.g. information board, electronic
kiosk, new hire packets, etc.)
• Identify a dedicated transportation information coordinator for each building/tenant
• Provide on-site employee lockers and showers to promote bicycle and pedestrian
use
• Provide secure long-term bicycle parking for employees
• Provide an on-site bicycle-share program for employees and/or reserve a dedicated
area for a future City bikeshare dock
• Provide reserved parking for carpools and vanpools
• Allow and encourage telecommuting
• Organize a carpool/vanpool program
• Provide on-site carshare vehicle(s)
• Provide free/subsidized transit passes for employees
• Implement an employee parking cash-out program, providing a cash incentive for
employees who choose to carpool, walk, bike or ride transit to work
• Improve amenities at nearest transit stop (i.e. install transit shelter, lighting, seating)
The TDM Plan shall establish a measurable target (i.e. vehicle trips generated, mode share of
project tenants, or both) and identify a proposed monitoring plan that would provide
sufficient data to measure progress towards meeting established targets. The TDM Plan and
Monitoring Program shall be developed and conducted by a qualified transportation
professional.
Plan Requirements and Timing: The Applicant shall submit a proposed TDM Plan and
Monitoring Program for City review prior to issuance of building permits. City approval of
a Final TDM Plan and Monitoring Program is required prior to issuance of occupancy
permits. The applicant shall submit a TDM Performance Monitoring Report at 12 months
and 24 months after first occupancy, and agree to annual TDM compliance inspections by
the City Transportation Division.
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If the TDM Performance Monitoring Report shows that the targeted trip/VMT reduction has
not been achieved, the applicant is responsible for increasing the level of TDM actions to the
satisfaction of the City Transportation Division, which may include increasing information,
incentives or subsidies to encourage employees to use alternative modes of transportation, or
providing a direct fair share financial contribution to the City to be used towards programmed
off-site VMT-reducing capital projects. The final approved TDM program shall be
implemented in perpetuity as a condition of the use permit for this development, unless
otherwise approved by the City Transportation Division.
Monitoring Program (TR-1): City staff shall review and approve the final TDM Plan and
Monitoring Program. City staff shall work with the Applicant to ensure that these strategies are
implemented. The City shall conduct annual site visits and/or outreach to the property owners to
ensure ongoing compliance.
TR-2 (VMT Mitigation Fee): The Applicant shall contribute a fair share mitigation fee of
$50,198 towards construction of off-site VMT-reducing infrastructure, such as installation
of protected bike lanes. Applicable VMT-reducing projects anticipated to be constructed
by the City as part of the 2021-23 Capital Improvement Program include, but are not
limited to:
• Anholm Neighborhood Greenway Phase 2 (0.9 miles of new protected bike lanes)
• 2021 & 2022 Roadway Sealing Projects (1.6 miles new protected bike lanes
considered)
• South Broad Street Protected Bike Lanes (0.8 miles of new protected bike lanes)
• Active Transportation Plan Quick-Build Installation (1-2 miles of new protected
bike lanes considered)
Plan Requirements and Timing: The Applicant shall pay applicable VMT mitigatio n fees
prior to issuance of building permits. A total of 0.8 miles of new protected bikeway shall
be installed prior to issuance of occupancy permits to provide the required VMT reduction
needed to mitigate the project related VMT impact. Alternately, the Applicant may choose
to fund design and construction of an equivalent mileage (0.8 miles) of protected bike lanes
prior to occupancy in lieu of pay VMT mitigation fees.
Monitoring Program (TR-2): The City shall ensure that applicable VMT mitigation fees are
collected and that related VMT-reducing infrastructure improvements are completed prior to
issuance of occupancy permits. If the Applicant chooses to directly fund and install equivalent
infrastructure improvements, the City shall review and approve applicable public improvement
plans, and verify that the Applicant installs the improvements in accordance with the approved
design plans prior to occupancy.
TRIBAL CULTURAL RESOURCES
TCR-1 If cultural resources are encountered during subsurface earthwork activities, all ground
disturbing activities within a 25-foot radius of the find shall cease and the City shall be
notified immediately consistent with the requirements of Mitigation Measure CR-2. If
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the find includes Native American affiliated materials, a local Native American tribal
representative from the Salinan Tribe shall be notified as requested during the project’s
AB 52 tribal consultation process.
Monitoring Program (TCR-1): These conditions shall be noted on all grading and construction
plans. The City shall review and approve the City-qualified archaeologist consistent with the
Archaeological Resource Preservation Program Guidelines.
UTILITIES AND SERVICE SYSTEMS
Implement Mitigation Measures AQ-1 through AQ-4, BIO-1 through BIO-10, and CR-1 through
CR-3.
Monitoring Program: Measures AQ-1 and AQ-2 shall be incorporated into project grading and
building plans for review and approval by the City Community Development Departmen t.
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 to the City Community Development
Department upon completion. The City Community Development Department shall confirm that
all requirements of the approved USACE Section 404 permit, RWQCB Section 401 permit, CDFW
LSAA, erosion and sediment control measures, and BMPs are incorporated into the grading plans
prior to approval. Compliance shall be verified by the City prior to the start of construction and
during regular inspections, in coordination with the approved Section 404 permit, Section 401
permit, and LSAA, as necessary.CR and TCR conditions shall be noted on all grading and
construction plans. The City shall review and approve the City-qualified archaeologist consistent
with the Archaeological Resource Preservation Program Guidelines.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0430-2019 & EID-0055-2020). A separate, full-size sheet shall be included in working
drawings submitted for a building permit that lists all conditions and code requirements of
project approval listed as sheet number 2. Reference shall be made in the margin of listed
items as to where in plans requirements are addressed. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. The project shall comply with all mitigation measures and conditions, applicable to the
project site, as established under City Council Resolution No. 9726 (2005 Series) and as
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associated with the Mitigative Negative Declaration (EID-0055-2020).
3. As indicated by the applicant, the unnamed drainage tributary restoration shall be carried out
principally with hand labor and not mechanized equipment, to the satisfaction of the Natural
Resources Manager.
4. Final wetland design/construction of the unnamed drainage tributary, including retaining wall
placement, slope banks, and earth moving in the vicinity of the wetland shall be to the
satisfaction of the Natural Resources Manager and any applicable State and Federal resource
agencies.
5. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The applicant shall
note the use of smooth finish stucco on the building plans to the satisfaction of the Community
Development Director.
6. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and railings. Plans shall indicate the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features. Plans shall demonstrate the use of high-quality materials for all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
7. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits.
Sufficient detail shall be provided about the placement and design of bike racks and lockers
to demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines, to the satisfaction of the Public Works and Community Development Directors.
8. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including bollard style landscaping or path lighting,
shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings. All
wall-mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
9. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
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condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
10. The storage area for trash and recycling cans shall be screened from the public right -of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
11. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. The surfaces and
finishes of hardscapes shall be included on the landscaping plan.
12. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
13. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
14. Prior to building permit issuance, each affected parcel shall be made subject to an avigation
easement, in a form approved by the County of San Luis Obispo.
15. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Engineering Division – Public Works/Community Development
16. The building plan submittal, soils report, and drainage reports shall show and note compliance
with the codes and standards in effect at the time of application.
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17. The building plan submittal shall include a preliminary title report. The plans shall show and
label all existing easements. The existing easements shall be honored with the new
development unless otherwise abandoned or quit-claimed. Final documentation may be
required from the dominant tenement for proposed construction in, under, or over easement
areas, if necessary.
18. The plans and reports shall clarify whether the leach field easement was ever utilized for t he
intended purpose. The applicant shall clarify to the satisfaction of the City that the private
waste disposal system, if active, is no longer needed. The soils engineer of record shall
include specific recommendations for the abandonment of any private waste disposal system.
19. The building plan submittal and drainage report shall show and note compliance with the
City’s Drainage Design Manual and the Post Construction Stormwater Regulations. The
building plan and grading plans shall clarify how the proposed bio-remediation areas will be
protected in their native condition through the site preparation grading or if the areas will be
excavated down to native soils after the completion of the grading.
20. Any jurisdictional permits required from the Army Corp of Engineers, Fish and Wildlife
Services, and/or the Regional Water Quality Control Board shall be obtained prior to grading
and/or building permit issuance, if applicable.
21. Plans submitted for a building permit shall demonstrate how the parking lot development
complies with the Parking and Driveway Standards. The project should consider the use of
pervious paving in accordance with General Plan policies and to reduce the amount of
impervious area for stormwater compliance, improve aesthetics, and to support the proposed
tree plantings.
22. Street trees are generally required at the rate of one tree per each 35 lineal feet of street
frontage. The number of trees located within the street tree planting area, tree locations, and
species shall be shown on the building plan submittal and shall be approved to the satisfaction
of the City Arborist and Community Development Director.
Utilities Department
23. The water service lateral shall include a reduced pressure detector assembly between the
public main and the fire service line.
24. The building permit submittal shall include calculations for proposed water usage at the site.
25. The project shall include landscape and irrigation plans that comply with the City’s Water
Efficient Landscape Standards (Municipal Code Chapter 17.87) and the City’s Engineering
Standards. Applicant shall provide a Maximum Applied Water Allowance (MAWA)
calculation using the City’s calculator. The project’s estimated total water use (ETWU) to
support new landscaping shall not exceed the calculated MAWA.
26. Recycled water, or another non-potable water source, shall be used for construction water
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(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City’s Utilities Department.
27. The project is within the recycled water system expansion project area listed in the 2017
Recycled Water Master Plan. The project shall install 190-feet of 8” recycled water main
along the south-east frontage, along Aerovista Place, to the satisfaction of the Utilities
Director.
28. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for the three (3) waste streams; trash, recycling, and
organics.
Indemnification
29. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 10th day of February, 2021.
_____________________________
Shawna Scott, Secretary
Planning Commission
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RESOLUTION NO. PC-XXXX-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A MINOR USE PERMIT TO ALLOW MEDICAL OFFICE
AND OFFICE-BUSINESS AND SERVICES USES WITHIN A NEW TWO-
STORY OFFICE DEVELOPMENT CONSISTING OF 35,908 SQUARE
FEET OF OFFICE SPACE WITHIN THE BUSINESS PARK ZONE AS
PART OF THE AIRPORT AREA SPECIFIC PLAN. THE PROJECT
INCLUDES A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT (CEQA); AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED JANUARY 8, 2020 (862
AEROVISTA, USE-0522-2020)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on February 10, 2021, pursuant to a proceeding instituted under USE-0522-
2019, Quaglino Properties, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (USE-0522-2019), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s Business Park
Zoning designation, and will be subject to conformance with all applicable building, fire,
and safety codes.
2. The proposed use is located along a street designated as an arterial or commercial collector
in the Circulation Element and has convenient access to public transportation traffic onto
local or collector streets in residential zones because the project is located along Broad
Street, which is designated Highway/ Regional Route in the Circulation Element and is
located within a half mile from public transit.
3. The proposed medical service will not significantly increase traffic or create parking
impacts in residential neighborhoods because there are no direct connections to streets in
residential neighborhoods from the project location.
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4. The proposed medical service is consistent with the Airport Land Use Plan because the
Airport Land Use Plan designates this area as Safety Zone S-1c, which allows for Medical
Service, in addition to all other office uses, consistent with the Zoning Regulations.
5. The project will not preclude service commercial uses in areas especially suited for these
uses when compared with medical services because the project location is within the
Business Park zone and other locations are more especially suited for those uses.
6. The project site can accommodate the parking requirements of the proposed medical
service and will not result in other lease spaces being under-utilized because of lack of
parking because the project site was designed and is being built with sufficient parking
spaces that is consistent with the Institute of Transportation Engineers Parking Demand for
medical office uses.
SECTION 2. Environmental Review. The project is consistent with the certified Final
Program Environmental Impact Report (Program EIR) for the Airport Area Specific Plan (AASP).
On August 23, 2005, the City Council certified the Program EIR for the AASP and approved the
AASP through Council Resolution 9726 (2005 Series). The Program EIR contains analysis, at a
program level, of the basic issues that will be used in conjunction with subsequent tiered
environmental documents for specific projects. The proposed project does not include any changes
to the underlying zone or land use designation, or associated development standards as identified
in the AASP, and is consistent with the AASP and associated Final Program EIR. An Initial Study
(IS) was prepared in accordance with the California Environmental Quality Act (CEQA) and a
Mitigated Negative Declaration (MND) is recommended for adoption (ARCH-0430-2019 & EID-
0055-2020). The IS-MND identifies that the project would potentially affect the following
environmental factors unless mitigated: air quality, biological resources, cultural resources,
geology and soils, hazards and hazardous materials, hydrology and water quality, transportation,
tribal cultural resources, and utilities and service systems. Mitigation measures have been
identified to reduce these potential impacts to less than significant. With incorporation of
mitigation measures, potential environmental effects of the project would not directly or indirectly
result in any substantial adverse effects on the environment.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (USE-
0522-2019, ARCH-0430-2019 & EID-0055-2020). A separate, full-size sheet shall be
included in working drawings submitted for a building permit that lists all conditions and
code requirements of project approval listed as sheet number 2. Reference shall be made in
the margin of listed items as to where in plans requirements are addressed. Any change to
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approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. This Minor Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the Use
Permit is necessary upon significant change to the project description, approved plans, and
other supporting documentation submitted with this application or in the event of a change in
ownership which may result in deviation from the project description or approved plans.
Minor changes to the description may be approved by the Community Development Director;
substantial modifications shall require modification of the Minor Use Permit.
3. Prior to the issuance of a building permit, and as required by the AASP, employers with 25
or more employees shall develop a trip reduction program to reduce vehicle trips to and from
the property (AASP 6.4.9), the plan shall clearly identify the responsibility for monitoring
and reporting the progress of the Trip Reduction Program to the satisfaction of the
Community Development Director and the Public Works Director. The Trip Reduction Plan
shall identify a series of strategies that are anticipated to reduce the project -generated single-
occupant vehicle trips and corresponding vehicles miles traveled within the City’s adopted
thresholds.
4. The building shall limit the amount of space dedicated for medial office uses within the
building to no more than 21,545 square feet (60%) of the total building area (35,908 square
feet) for the project, the remaining area of the building may be used for general office uses or
other uses as allowed within the BP zone. A traffic impact study will be required in that event
that medical office uses expand or are proposed to occupy more than 21,545 square feet of
the building.
5. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under-parked.
6. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for residential and commercial uses, plans submitted for
construction permits shall include bicycle lockers or interior space within each residential
unit or parking area for the storage of at least two bicycle per residential unit. Sufficient detail
shall be provided about the placement and design of bike racks and lockers to demonstrate
compliance with relevant Engineering Standards and Community Design Guidelines, to the
satisfaction of the Public Works and Community Development Directors.
7. Any new proposed signage or murals shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the Architectural Review Commission (ARC) if it seems excessive or out of character with
the project.
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Indemnification
8. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 10th day of February, 2021.
_____________________________
Shawna Scott, Secretary
Planning Commission
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These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923T - 1.114 FEB 2020TITLE SHEETDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESPROJECT SUMMARYLLEGAL:PARCEL 2 OF PARCEL MAP NO. COAL 00-136BOOK 55, PAGE 56COUNTY OF SAN LUIS OBISPO, CAZZONING:BP - BUSINESS PARKOOVERLAY:SP - SPECIFIC PLANAAPN:053-412-015SSITE:2.41 ACRES / 104,980 SFBBUILDING:FIRST FLOOR18,323 SFSECOND FLOOR17,685 SFTOTAL35,908 SFWESTERLY ROOF COVERING:123 SFSOUTHERLY ROOF COVERING:1,354 SFEASTERLY ROOF COVERING:123 SFTOTAL1,600 SFSECOND FLOOR DECK:844 SFCOVERAGE:BUILDING:19,923 SF 18.98PAVING:49,625 SF 47.27WALKS:5,736 SF 5.46LANDSCAPING:29,696 SF28.29TOTAL100.00PARKING:OFFICES35,908 SF @ 1/300SF119.7TOTAL REQUIRED120TOTAL PROVIDED167PARKING TYPEREQ'DPROVIDEDACCESSIBLE STANDARD 5 10 VAN 1 3NON-ACCESSIBLE STANDARD 54 93 CLEAN AIR/VAN POOL/EV 18 18TOTAL78124EV READYREQ'DPROVIDEDACCESSIBLE STANDARD 1 1 VAN 1 1 AMBULATORY 1 1NON-ACCESSIBLE 9 10TOTAL1213EV CAPABLEREQ'DPROVIDED STANDARD3030MOTORCYCLE:REQ'DPROVIDED169 / 20 =99BICYCLE:35,908 SF/1500242475% X 24 = 18 SHORT TERM1825% X 24 =6 LONG TERM15OVERALL PARKING RATIO1 SP /212 SFOCCUPFIRST FLOOREGRESS: 18,323 SF /100 = 184 OCCUPANTS (2 EXITS REQUIRED / 3 EXITS PROVIDED)SECOND FLOOR 17,685 SF / 100 = 177 OCCUPANTS (2 EXITS REQUIRED / 3 EXITS PROVIDED)SECOND FLOOR DECK 844 SF / 15 = 56 OCCUPANTS (2 EXITS REQUIRED / 2 EXITS PROVIDED)SAN LUIS OBISPO, CA862 AEROVISTA PLACEVICINITY MAPSYMBOLS11AA11A-1AA-1DIMENSIONAL GRID LINEDOOR MARK REFER TO DOOR SCHEDULEWINDOW MARK REFER TO WINDOW SCHEDULEREFERENCE NOTEWINDOW ABOVE REFER TO WINDOW SCHEDULEDETAIL NUMBERSHEET SHOWN ONSECTIONSHEET SHOWN ONOBSERVATION & TESTINGPad certification required by Soils or Civil Engineer.Soils Engineer shall observe grading operation as required by the soils report. Soils engineer shall provide to the Field Inspector compaction reports and a report stating that grading work was observed and is inconformance to the Soils Report recommendations, City ordinances,and CBC.DEFERRED SUBMITTALS1. The building described on the following pages is equipped with a firesprinkler system. Shop drawings shall be submitted and approved by theSan Luis Obispo Building and Fire Departments prior to fabrication andinstallation of the system. System design shall meet all requirements ofState Fire Marshall, NFPA 13 for sprinklers, NFPA 24 for undergroundfire line, and NFPA 72 for fire alarm system, and City regulations. Sprinkler system shall depict dual-signal remote supervisory service capability. Provide the Fire Department with a key for knox box.2. The building described on the following pages is equipped with an elevator.Shop drawings shall be submitted and approved by the San Luis ObispoBuilding and Fire Departments prior to fabrication and installation of thesystem. 3. No tenant improvement work for spaces shown unimproved shall beperformed, unless a separate permit has been obtained.4. Prior to building occupancy for tenant spaces larger than 10,000 sf, building commissioning shall be required per California Energy CodeSection 120.8DIRECTORYOWNERQUAGLINO PROPERTIES815 FIERO LANESAN LUIS OBISPO, CA 93401(805) 543-0560ARCHITECTPULTS & ASSOCIATES, LLP3592 SACRAMENTO DRIVE, SUITE 140SAN LUIS OBISPO, CA 93401(805) 541-5604SOILS ENGINEEREARTH SYSTEMS PACIFIC4378 OLD SANTA FE ROADSAN LUIS OBISPO, CA 93401(805) 544-4276CIVIL ENGINEER - SURVEYWALLACE GROUP612 CLARION COURTSAN LUIS OBISPO, CA 93401(805) 544-4011LANDSCAPE ARCHITECTSTEVEN P. CAMINITIP.O. BOX 1247SAN LUIS OBISPO, CA 93406(805) 544-6429STRUCTURAL ENGINEERASHLEY & VANCE ENGINEERING, INC.1413 MONTEREY STREETSAN LUIS OBISPO, CA 93401(805) 545-0010MECHANICAL ENGINEERBMA MECHANICAL +100 CROSS STREET, SUITE 204SAN LUIS OBISPO, CA 93401(805) 544-4269ELECTRICAL ENGINEERTHOMA ELECTRIC, INC.3562 EMPLEO STREET, SUITE CSAN LUIS OBISPO, CA 93401(805) 543-3850GENERAL NOTES1.The General Contractor shall be responsible for verifying all existing conditions before commencing with any work.2.All work shall comply with all current codes, ordinances & regulations ofapplicable administrative authorities; 2019 CBC, CMC, CPC, CEC,CALGreen, 2019 CEnC, City of San Luis Obispo, including the 2016 Public Works Department Engineering Standards, and the Americans with Disabilities Act (Title III).3.The Americans with Disabilities Act (ADA) is subject to various andpossibly contradictory interpretations. These plans and any accompanying specifications represent designer's opinion regarding an interpretationof the ADA as it applies to the subject project. Any variance from thesedocuments may create non compliance to the Act. 4.The 2019 Building Energy Efficiency Standards for residential and non-residential buildings have been reviewed, and the building described on these pages is in substantial conformance.5.Special Inspectors shall be a qualified person who shall demonstratecompetence, to the satisfaction of the Building Official. Names andqualifications shall be submitted to Building Department for approval.6.No hazardous materials will be stored and/or used within the building which exceed the quantities listed in CBC Tables 307.1 (1) & 307.1 (2).7.Storm water management shall be implemented during construction andadhere to measure per CALGreen 5.106.28.Contact the Public Works inspection hotline 781-7554 with at least 48hour notice for any required encroachment permit or final inspection.9.All work located within the public right-of-way or within the jurisdictionor the city Utilities and Public Works Departments, shall comply with themost current edition of the Engineering Standards and StandardsSpecifications, dated January 2016.10. A separate encroachment permit is required for any work in the public right-of-way or within city easements for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way.11.Contact the Public Works inspection hotline at 781-7554 with at least a 48 hour notice for any required encroachment permit inspection or final inspection.12.Any sections of damaged or displaced curb, gutter & sidewalk or drivewayapproach shall be repaired or replaced to the satisfaction of the PublicWorks Director.13.A traffic and pedestrian control plan shall be submitted to the Public WorksDepartment for review and approval prior to encroachment permitissuance.14. The adjoining street and sidewalk shall be cleaned by sweeping to remove dirt, dust, mud, and construction debris at the end of each working day.15. All grading, soil preparation, and site work shall conform to the City ofSan Luis Obispo standards, applicable codes, soils report dtiby Earth System Paific, and Hydraulic report by Wallace Group.16. Special inspection is required substantiating compliance with CALGreenBuilding Code and documentation used to demonstrate compliance.17. Prior to final inspection, provide a final copy of Building Operation andMaintenance Manual to Building Inspector.SITEPLUMBING FIXTURE REQUIREMENTS:SPACEAREA OCC OCC OCC(SF)FACTORLOAD1ST FLR LEASE AREA 15,656 B200792ND FLR LEASE AREA 16,612 B20084TOTAL163FIRST FLOOR AREA - MALETOILETSURINALSLAVREQ’DPROV’DREQ’DPROV’DREQ’DPROV’D121112FIRST FLOOR AREA - FEMALETOILETSLAVREQ’DPROV’DREQ’DPROV’D3312SECOND FLOOR AREA - MALETOILETSURINALSLAVREQ’DPROV’DREQ’DPROV’DREQ’DPROV’D121112SECOND FLOOR AREA - FEMALETOILETSLAVREQ’DPROV’DREQ’DPROV’D3312DRINK FOUNTAIN: ONE REQUIRED/TWO PROVIDEDMOP SINK: ONE REQUIRED / ONE PROVIDEDSHEET INDEXT - 1.1 TITLE SHEETT - 1.2 CONDITIONS OF APPROVAL/EXIT ACCESS DIAGRAMT - 1.3 GREEN BUILDING NOTEST - 1.4 BUILDING STANDARDSCIVILAC - 1.1 SITE PLANAC - 1.2 ENLARGED PARKING PLANS, SITE DETAILSC - 1.0 COVER SHEETC - 1.1 GENERAL NOTESC - 2.0 TOPOGRAPHIC MAPC - 3.0 OVERALL GRADING PLANC - 3.1 GRADING PLANC - 3.2 GRADING PLANC - 4.0 UTILITY PLANC - 5.0 EROSION CONTROL PLANC - 5.1 EROSION CONTROL DETAILSC - 6.1 CONSTRUCTION DETAILSC - 6.2 CONSTRUCTION DETAILSLANDSCAPEL - 1 PLANTING PLANL - 2 IRRIGATION PLANL - 3 DETAILSL - 4 SPECIFICATIONSARCHITECTURALA - 1.1 FIRST FLOOR PLANA - 1.2 SECOND FLOOR PLANA - 1.3 ROOF PLANA - 2.1 ENLARGED PLANSA - 3.1 BUILDING SECTIONSA - 4.1 EXTERIOR ELEVATIONSA - 5.1 FIRST FLOOR REFLECTED CEILING PLANA - 5.2 SECOND FLOOR REFLECTED CEILING PLANA - 6.1 ADA NOTES & DETAILSA - 6.2 DOOR/FINISH SCHEDULES & DETAILSA - 6.3 ALUMINUM FRAMES & DETAILSA - 7.1 FLOOR/WALL & FIRE DETAILSA - 7.2 ROOF DETAILSA - 7.3 STAIR & FINISH DETAILSSTRUCTURALS - 1.1 STRUCTURAL TITLE SHEETS - 1.2 STRUCTURAL SPECIFICATIONS/SPECIAL INSPECTIONSS - 2.1 FOUNDATION PLANS - 2.2 FLOOR FRAMING PLANS - 2.3 ROOF FRAMING PLANS - 3.1 FOUNDATION DETAILSS - 3.2 FLOOR FRAMING DETAILSS - 3.3 ROOF FRAMING DETAILSS - 3.4 BRB FRAME DETAILSS - 3.5 STRUCTURAL DETAILSPLUMBINGP - 0.1 PLUMBING SPECIFICATIONSP - 0.2 PLUMBING SPECIFICATIONSP - 1.0 PLUMBING NOTES, LEGEND, SCHEDULES & ABBREVIATIONSP - 2.0 PLUMBING DETAILSP - 3.0 PLUMBING FIRST FLOOR PLAN OVERALLP - 3.1 PLUMBING FIRST FLOOR PLAN ENLARGEDP - 4.0 PLUMBING SECOND FLOOR PLAN OVERALLP - 4.1 PLUMBING SECOND FLOOR PLAN ENLARGEDP - 5.0 PLUMBING ROOF PLANMECHANICALM - 0.0 MECHANICAL LEGEND, NOTES & ABBFREVIATIONSM - 0.1 MECHANICAL SPECIFICATIONSM - 0.2 MECHANICAL SPECIFICATIONSM - 1.0 MECHANICAL SCHEDULEM - 2.0 MECHANICAL DETAILSM - 2.1 MECHANICAL DETAILSM - 3.0 MECHANICAL OVERALL PLANM - 3.1 MECHANICAL FIRST FLOOR PLANM - 3.2 MECHANICAL ENLARGED PLANM - 4.0 MECHANICAL OVERALL PLANM - 4.1 MECHANICAL SECOND FLOOR PLANM - 5.0 MECHANICAL ROOF PLANELECTRICALE - 1.1 NOTES, LEGENDS AND ABBREVIATIONSE - 1.2 SINGLE LINE DIAGRAME - 1.3 ELECTRICAL DETAILSE - 1.5 ELECTRICAL SCHEDULESE - 2.1 ELECTRICAL SITE PLANE - 3.1 ELECTRICAL FIRST FLOOR PLANE - 3.2 ELECTRICAL SECOND FLOOR PLANE - 3.3 ELECTRICAL ROOF PLANE - 4.1 INTERIOR LIGHTING TITLE 24 FORMSE - 4.2 EXTERIOR LIGHTING TITLE 24 FORMSENERGYEn - 1.0 ENERGY COMPLIANCE SHELL ENVELOPEEn - 1.1 ENERGY COMPLIANCE SHELL ENVELOPECOMMISSIONINGCxR-1.0 COMMISSIONING DESIGN REVIEWTOTAL 79 SHEETSBUILDING CONSTRUCTION TYPE:V-B SPRINKLERED BUILDING OCCUPANCY : BACTUAL BUILDING AREASFIRST FLOOR & COVERED ROOF AREAS:19,923 SFSECOND FLOOR:17,685 SFTOTAL BUILDING AREA37,508 SFALLOWABLE BUILDING AREASPER STORY27,000 SFALLOWABLE BUILDING HEIGHTALLOWABLE HEIGHT FOR TYPE V-B:60 FTTOTAL ALLOWED BUILDING HEIGHT60 FTACTUAL BUILDING HEIGHT38'-0"ALLOWABLE STORIES B OCCUP, TYPE V-B:3 STORIESACTUAL BUILDING STORIES2 STORIESSTORM WATER COMPLIANCE1. WDID No.: 2.Person to contact 24 hours a day in the event there is an erosioncontrol/sedimentation problem (storm water compliance officer):xxxxxxxxx Phone no: (805) xxxxxxxxItem 2Packet Page 29
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923T - 1.214 FEB 2020CONDITIONS OF APPROVALAND EXIT PLANSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESSECOND FLOOR EXIT PLAN1/16" = 1' - 0"FIRST FLOOR EXIT PLAN1/16" = 1' - 0"DNDNDNUPUPUP12'-10"15'-3"41'-8"20'-0"42'-8"12'-7"28'-8"10'-4"64'-2"6'-3"78'-0"76'-0"75'-8"6'-0"54'-10"60'-4"28'-6"58'-3"12'-6"47'-6"to top riser45'-3"25'-0"41'-7"50'-9"12'-0"41'-3"to top riser25'-8"68'-9"53'-9"108'-8"4'-7"11'-4"37'-4"to top riser18'-4"28'-8"47'-0"4'-0"55'-0"18'-0"55'-0"25'-11"41'-7"Item 2Packet Page 30
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923T - 1.314 FEB 2020GREEN BUILDING NOTESDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESSEALANT VOC LIMITTABLE 4.504.2Less Water and Less Exempt Compounds In Grams per LiterSEALANTS CURRENTVOC LIMITArchitectural250Marine deck760Nonmembrane roof300Roadway250Single-ply roof membrane450Other420SEALANT PRIMERSArchitecturalNonporous250Porous775Modified bituminous500Marine deck760Other750FORMALDEHYDE LIMITSTABLE 4.504.5MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLIONPRODUCTCURRENT LIMITHardwood plywood veneer core0.05Hardwood plywood composite core0.05Particleboard0.09Medium density fiberboard0.11Thin medium density fiberboard (2)0.13Califomia Code o fRegulations, Title 17DEHYDE EMISSIONStested in accordance with ASTM E 1333. For additional information, seeResources Board, Air Toxies Control Measure for Composite Wood as 1. Values in this table are derived from those specified by the California Air 2. Thin medium density fiberboard has a maximum thickness of 5/16" (8 mm).(1)VOC LIMITS FOR ARCH'L COATINGS TABLE 4.504.3Grams of VOC per Liter of Coating, Less Water and Less Exempt CompoundsCOATING CATEGORY VOC LIMITCOATING CATEGORY VOC LIMITFlat coatings50Mastic texture coatings100Nonflat coatings100Metallic pigmented coatings500Nonflat-high gloss coatings150Multicolor coatings250SPECIALTY COATINGSPretreatment wash primers420Aluminum roof coatings400Primers, sealers, and undercoaters100Basement Specially coatings400Reactive penetrating sealers350Bituminous roof coatings50Recycled coatings250Bituminous roof primers 350Roof coatings50Bond breakers 350Rust preventative coatings250Concrete curing compounds350ShellacsConcrete/masonry sealers100Clear730Driveway sealers50Opaque550Dry fog coatings150Specialty primers, sealers, and undercoaters100Faux finishing coatings350Stains250Fire resistive coatings350Stone consolidants450Floor coatings100Swimming pool coatings340Form-release compounds250Traffic marking coatings100Graphic arts coatings (sign paints)500Tub and tile refinish coatings420High temperature coatings420Waterproofing membranes250Industrial maintenance coatings250Wood coatings275Low solids coatings, (1)120Wood preservatives350Magnesite cement coatings450Zinc-rich primers3401. Grams of VOC per liter of coating, including water and including exempt compounds.2. The specified limits remain in effect unless revised limits are listed in subsequent columns in the table.3. Values in this table are derived from those specified by the California Air Resources Board, Architectural Coatings Suggested Control Measure, February I, 2008. More information is available from the Air Resources Board.(2)(3)ADHESIVE VOC LIMITTABLE 4.504.1ARCHITECTURAL APPLICATIONSCURRENT VOC LIMITIndoor carpet adhesives50Carpet pad adhesives50Outdoor carpet adhesives150Wood flooring adhesives100Rubber floor adhesives60Subfloor adhesives50Ceramic tile adhesives65VCT and asphalt tile adhesives50Drywall and panel adhesives50Cove base adhesives 50Multipurpose construction adhesives70Structural .glazing adhesives100Single-ply roof membrane adhesives250Other adhesives not specifically listed50SPECIALTY APPLICATIONSPVC welding510CPVC welding490ABS welding325Plastic cement welding250Adhesive primer for plastic550Contact adhesive80Special purpose contact adhesive250Structural wood member adhesive140Top and trim adhesive250SUBSTRATE SPECIFIC APPLICATIONSMetal to metal 30Plastic foams 50Porous material except wood50Wood30Fiberglass80with the highest VOC content shall be allowed.1. If an adhesive is used to bond dissimilar substrates together, the adhesive 1168.specified in this table, see South Coast Air Quality Management District Rule 2. For additional information regarding methods to measure the VOC content (1) (2)2019 CALGREEN NONRESIDENTIAL MANDATORY MEASURESChapter 1 - ADMINISTRATION101.3 ScopeThe provisions of the CALGreen code shall apply to the planning, design, operation, construction, use and occupancy of every newly constructed building or structure.102.2 Information on construction documentsThe construction documents shall be of sufficient clarity to indicate the location, nature and scope of the proposed green building features and show that it will conform to the provisions of this code, the California Building Standards Code and other relevant laws, ordinances, rules and regulations.102.3 VerificationDocumentation of conformance for applicable green building measures shall be provided. All projects shall submit a completed CALGreen Checklist including mandatory measures and Tier 1 or Tier 2 as applicable.Chapter 3 – GREEN BUILDING301.1 ScopeBuildings shall be designed to include the green building measures specified as mandatory in the application checklists contained in this code.302.1 Mixed occupancy buildingsIn mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy.303.1 Phased projectsFor shell buildings and others constructed for future tenant improvements, only those code measures relevant to the building components and systems considered to be new construction (or newly constructed) shall apply.303.1.1 Initial tenant improvementsThe provisions of this code shall apply only to the initial tenant improvements to a project. Subsequent tenant improvements shall comply with the scoping provisions in Section 301.3 nonresidential additions and alterations.Section 5.106 – SITE DEVELOPMENT5.106.1 Storm water pollution prevention for disturbance of less than one acre of landProjects which disturb less than one acre of land and are not part of a larger common plan of development shall prevent the pollution of stormwater runoff from the construction activities through one or more of the specified measures. Provide an erosion control plan.5.106.1.2 Best management practices (BMP)Prevent the loss of soil through wind or water erosion by implementing an effective combination of erosion and sediment control and good housekeeping BMPs. BMPs shall be identified and shown on the plan.5.106.2 Stormwater pollution prevention for disturbance of one or more acres of landComply with all lawfully enacted stormwater discharge regulations for projects that (1) disturb one acre or more of land, or (2) disturb less than one acre of land but are part of a larger common plan of development or sale.Section 5.106.4 - BICYCLE PARKING5.106.4.1.1 Short-term bicycle parkingIf the new project or an addition or alteration is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors’ entrance, readily visible to passers-by, for 5 percent of new visitor motorized vehicle parking spaces being added, with a minimum of one two-bike capacity rack.5.106.4.1.2 Long-term bicycle parkingFor new buildings with tenant spaces that have 10 or more tenant-occupants, provide secure bicycle parking for 5 percent of the tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.5.106.4.1.4For new shell buildings in phased projects provide secure bicycle parking for 5 percent of the anticipated tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.5.106.4.1.5Acceptable bicycle parking facility for Sections 5.106.4.1.2, 5.106.4.1.3, and 5.106.4.1.4 shall be convenient from the street and shell meet one of the following:1. Covered, lockable enclosures with permanently anchored racks for bicycles;2. Lockable bicycle rooms with permanently anchored racks;3. Lockable, permanently anchored bicycle lockers.Section 5.106.5.2 - DESIGNATED PARKING FOR CLEAN AIR VEHICLES5.016.5.2 Designated parking for clean air vehiclesIn new projects or additions or alterations that add 10 or more vehicular parking spaces, provide designated parking for any combination of low-emitting, fuel- efficient and carpool/van pool vehicles as required by Table 5.106.5.2.5.106.5.2.1 Parking stall markingPaint, in the paint used for stall striping, the following characters such that the lower edge of the last word aligns with the end of the stall striping and is visible beneath a parked vehicle:CLEAN AIR/ VANPOOL/EVSection 5.106.5.3 - ELECTRIC VEHICLE (EV) CHARGING5.106.5.3 Electric vehicle (EV) charging. [N]Construction shall comply with Section 5.106.5.3.1 or Section 5.106.5.3.2 to facilitate future installation of electric vehicle supply equipment (EVSE). When EVSE(s) is/are installed, it shall be in accordance with the California Building Code, the California Electrical Code and as follows below.5.106.5.3.1 Single charging space requirements. [N]When only a single charging space is required per Table 5.106.5.3.3, a raceway is required to be installed at the time of construction and shall be installed in accordance with the California Electrical Code. Construction plans and specifications shall include, but are not limited to, the following: 1. The type and location of the EVSE. 2. A listed raceway capable of accommodating a 208/240-volt dedicated branch circuit. 3.The raceway shall not be less than trade size 1.” 4. The raceway shall originate at a service panel or a subpanel serving the area, and shall terminate in close proximity to the proposed location of the charging equipment and into a listed suitable cabinet, box, enclosure or equivalent. 5. The service panel or subpanel shall have sufficient capacity to accommodate a minimum 40- ampere dedicated branch circuit for the future installation of the EVSE.5.106.5.3.2 Multiple charging space requirements. [N]When multiple charging spaces are required per Table 5.106.5.3.3, raceway(s) is/are required to be installed at the time of construction and shall be installed in accordance with the California Electrical Code. Construction plans and specifications shall include, but are not limited to, the following: 1. The type and location of the EVSE. 2. The raceway(s) shall originate at a service panel or a subpanel(s) serving the area, and shall terminate in close proximity to the proposed location of the charging equipment and into a listed suitable cabinet(s), box(es), enclosure(s) or equivalent. 3. Plan design shall be based upon 40-ampere minimum branch circuits. 4. Electrical calculations shall substantiate the design of the electrical system, to include the rating of equipment and any on-site distribution transformers and have sufficient capacity to simultaneously charge all required EVs at its full rated amperage. 5. The service panel or subpanel(s) shall have sufficient capacity to accommodate the required number of dedicated branch circuits(s) for the future installation of the EVSE.5.106.5.3.3 EV charging space and charging station calculation. [N]Table 5.106.5.3.3 shall be used to determine if single or multiple charging space requirements apply for the future installation of EVSE and EVCS. Calculations for the required number of EV charging spaces and EVCS shall be rounded up to the nearest whole number. Refer to the amended Table 5.106.5.3.3. [MBMC 9.36.030]5.106.5.3.4 [N] IdentificationThe service panel or subpanel(s) circuit directory shall identify the reserved overcurrent protective device space(s) for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE.”5.106.5.3.5 [N] Future charging spacesFuture charging spaces qualify as designated parking as described in Section 5.106.5.2 Designated parking for clean air vehicles.Section 5.106.8 - LIGHT POLLUTION REDUCTION5.106.8 Light pollution reduction. [N]Outdoor lighting systems shall be designed and installed to comply with the following: 1. The minimum requirements in the California Energy Code for Lighting Zones 0 - 4 as defined in Chapter 10 Section 10-114 of the California Administrative Code; and 2. Backlight (B) ratings as defined in IES TM-15-11 (shown in Table A-1 in Chapter 8); 3. Uplight and Glare ratings as defined in California Energy Code (shown in Tables 130.2-A and 130.2-B in Chapter 8) and 4. Allowable BUG ratings not exceeding those shown in Table 5.106.8 [N].Exceptions: [N]1. Luminaires that qualify as exceptions in Section 140.7 of the California Energy Code. 2. Emergency lighting. 3. Building facade meeting the requirements in Table 140.7-B of the California Energy Code, Part 6. 4. Custom lighting features as allowed by the local enforcing agency, as permitted by Section 101.8 Alternate materials, designs and methods of construction.Section 5.106.10 - GRADING AND PAVING5.106.10 Grading and pavingConstruction plans shall indicate how site grading or a drainage system will manage all surface water flows to keep water from entering buildings.Division 5.2 - ENERGY EFFICIENCY5.201.1 ScopeBuilding meets or exceeds the requirements of the 2019 California Energy Code.Section 5.303 - INDOOR WATER USE5.303.1.1 MetersSeparate submeters or metering devices shall be installed for the uses described in Sections 5.303.1.1 and 5.303.1.2.5.303.1.1 New buildings or additions in excess of 50,000 square feet1. For each individual leased, rented, or other tenant space within the building projected to consume more than 100 gal/day, including but not limited to, spaces used for laundry or cleaners, restaurant or food service, medical or dental office, laboratory, or beauty salon or barbershop. 2. Where separate submeters for individual building tenants are unfeasible, for water supplied to the following subsystems: a. Makeup water for cooling towers where flow through is greater than 500 gpm (30 L/s). b. Makeup water for evaporative coolers greater than 6 gpm (0.04 L/s). c. Steam and hot water boilers with energy input more than 500,000 Btu/h (147 kW).5.303.1.2 Excess consumptionA separate submeter or metering device shall be provided for any tenant within a new building or within an addition that is projected to consume more than 1,000 gal/day.5.303.3 Water conserving plumbing fixtures and fittingsPlumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the prescriptive requirements of 5.303.3.1 through 5.303.3.4.5.5.303.3.1 Water ClosetsThe effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-type Toilets. The effective flush volume of dual flush toilets is defined as the composite, average flush volume of two reduced flushes and one full flush.5.303.3.2.1 Wall-mounted urinalsThe effective flush volume of wall-mounted urinals shall not exceed 0.125 gallons per flush.5.303.3.2.2 Floor-mounted urinalsThe effective flush volume of floor-mounted or other urinals shall not exceed 0.5 gallons per flush.5.303.3.3.1 Single showerheadShowerheads shall have a maximum flow rate of not more than 1.8 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Showerheads.5.303.3.3.2 Multiple showerheads serving one showerWhen a shower is served by more than one showerhead, the combined flow rate of all showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to allow only one shower outlet to be in operation at a time. Note: a hand-held shower shall be considered a showerhead.5.303.3.4.1 Nonresidential lavatory faucetsLavatory faucets shall have a maximum flow rate of not more than 0.5 gallons per minute at 60 psi.5.303.3.4.2 Kitchen faucetsKitchen faucets shall have a maximum flow rate of not more than 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per minute at 60 psi.5.303.3.4.3 Wash fountainsWash fountains shall have a maximum flow rate of not more than 1.8 gallons per minute/20 [rim space (inches) at 60 psi].5.303.3.4.4 Metering faucetsMetering faucets shall not deliver more than 0.20 gallons per cycle.5.303.3.4.5 Metering faucets for wash fountainsMetering faucets for wash fountains shall have a maximum flow rate of not more than 0.20 gallons per cycle/20 [rim space (inches) at 60 psi].5.303.4.1 Food waste disposersDisposers shall either modulate the use of water to no more than 1 gpm when the disposer is not in use (not actively grinding food waste/no-load) or shall automatically shut off after no more than 10 minutes of inactivity. Disposers shall use no more than 8 gpm of water.5.303.5 Areas of addition or alterationFor those occupancies within the authority of the California Building Standards Commission as specified in Section 103, the provisions of Sections 5.303.3 and 5.303.4 shall apply to new fixtures in additions or areas of alteration to the building.5.303.6 Standards for plumbing fixtures and fittingsPlumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable referenced standards.Section 5.304 and MBMC 10.60.70 - OUTDOOR WATER USE5.304.1 Outdoor potable water use in landscape areasNonresidential developments shall comply with a local water efficient landscape ordinance or the current California Department of Water Resources’ Model Water Efficient Landscape Ordinance (MWELO), whichever is more stringent. Planting and hardscape areas, including all landscaping, patios, decks, and walkways shall be installed in accordance with Manhattan Beach Municipal Code 10.60.070.MBMC 10.60.70 A. General RequirementFor new projects, projects over fifty percent (50%) in building valuation, or as required by the current California Model Water Efficient Landscape Ordinance, planting and hardscape areas, including all landscaping, patios, decks, and walkways (excluding driveways and building footprints), shall be installed in accordance with the standards and requirements of this section.1. Landscape plans shall be prepared by a landscape designer, a licensed landscape architect, or other qualified person, and submitted to the Community Development Department for approval prior to issuance of a building permit, and no significant or substantive changes to approved landscaping or irrigation plans shall be made without prior written approval by the Community Development Director and the landscape designer.2. Evidence of completion of required landscaping and irrigation improvements shall be supplied to the Community Development Department and shall be required to be submitted prior to issuance of an occupancy permit for new construction unless an extension of up to one (1) year has been granted by the Community Development Director. For projects consisting primarily of additions to or remodeling of existing buildings for which landscaping is required, a deferred completion agreement may be executed prior to issuance of the building permit. The agreement shall guarantee installation of the landscape and any irrigation improvements within one (1) year or prior to occupancy, whichever occurs firstHigh water use plants, as defined by Water Use Classification of Landscape Species (WUCOLS) publication may be installed as follows:For parcels seven thousand five hundred (7,500) square feet or less, either:Where potable water is used for irrigation, a maximum of twenty percent (20%) of the total planting and hardscape areas (defined above) on private property, parkways, and encroachment areas may be plants of high water use per Region 3 of WUCOLS. High water use plants shall be grouped together. Turf grass watered with a subterranean drip irrigation system, or turf grass that is not high water use, as determined by the Director of Community Development based on documentation submitted by the applicant, shall not be considered high water use plants. When calculating lot sizes, any lot dimensions with fractions shall be rounded down to the nearest whole number prior to calculating the lot size. Area calculations shall be included in Landscape plans, or;Submission of design plans and calculations per Region 3 of WUCOLS standards prepared by a qualified professional as defined in Section 10.60.070(A)(1). For parcels seven thousand five hundred (7,500) square feet or greater: Submittal of design and calculations Region 3 of WUCOLS standards prepared by a qualified professional as defined in Section 10.60.070(A)(1).MBMC 10.60.70 B. Standards1. Required planting areas shall be permanently maintained. As used in this section, "maintained" includes: watering, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment as needed to preserve the health and appearance of plant materials.2. Landscape materials shall not be located such that, at maturity: a. They interfere with safe sight distances for vehicular, bicycle or pedestrian traffic; b. They conflict with overhead utility lines, overhead lights, or walkway lights; or c. They block pedestrian or bicycle ways.MBMC 10.60.70 C. Materials.Landscape plans shall demonstrate a recognizable pattern or theme for the overall development by choice and location of materials. To accomplish this, landscape plans shall conform to the following:1. Plant materials shall be selected for: energy efficiency and drought tolerance; adaptability and relationship to Manhattan Beach environment; color, form and pattern; ability to provide shade; soil retention, fire resistiveness, etc. The overall landscape plan shall be integrated with all elements of the project, such as buildings, parking lots and streets, to achieve desirable microclimate and minimize energy demand.2. Plant materials shall be sized and spaced to achieve immediate effect and shall normally not be less than a fifteen (15) gallon container for trees, five (5) gallon container for specimen shrubs, and a one (1) gallon container for mass planting. The Community Development Director may approve smaller or require larger containers to achieve specific effects.3. The use of crushed rock or gravel for large area coverage shall be avoided (except for walks and equestrian paths).4. Non-turf areas, such as shrub beds, shall be top dressed with a bark chip mulch or approved alternative.5. Where shrubs or low-level vegetation are used, vegetative matter at maturity shall cover at least seventy-five percent (75%) of actual planted area.6.The use of landscape materials shall be designed to minimize sun exposure of paved surfaces and structures.MBMC 10.60.70 D. Design Standards.1. Parking lots shall have perimeter landscaping areas as prescribed by the published schedule and, in addition, shall have five percent (5%) of the parking lot area, excluding the perimeter planting strips, devoted to interior landscaping areas distributed throughout the parking lot.2. Any portion of a parking structure which extends more than thirty inches (30′′) above the adjacent finished grade in a C or I district adjoining a street shall have a ten-foot (10′) planting area yard adjoining the street property line.3. Where landscaped areas are provided, they shall be a minimum of two feet (2′) in width.4. The end of each row of parking stalls shall be separated from driveways by a landscaped planter, sidewalk, or other means.5. A minimum of one (1) tree for every six (6) spaces shall be distributed throughout the parking lot.6. Landscaping shall be provided in planters at the edges of the upper levels of parking structures where these structures are visible from public streets, pedestrian pathways, or adjacent buildings.7. IP District. The Community Development Director may modify the design standards in this section provided that at least ten percent (10%) of the lot area is landscaped.MBMC 10.60.70 E. Irrigation Plans.Irrigation plans shall be submitted with development plans and shall contain all construction details for an automatic system including, but not limited to, the following:1. Location, type and size of lines;2. Location, type and gallonage output of heads;3. Location and sizes of valves;4. Location and type of controller;5. Location and type of backflow prevention device (as per Health Code);6. Available water pressure and water meter outlet size; and7. Irrigation application schedule and flow rates.MBMC 10.60.70 F. HydroseedingPlans indicating location and type of hydroseeding shall be submitted with development plans when such planting is to be utilized for permanent landscape treatment or for natural area restoration. Hydroseeding plans shall contain installation specifications including, but not limited, to:1. Seed mix and application rate. A native seed mix containing a minimum of ten percent (10%) shrub and perennial seeds shall be utilized in areas where permanent landscape restoration is required. Species selected shall include plant materials native to the area. 2. Fertilizer, mulch materials, soil preparation and watering specifications.Section 5.305.1 – RECYCLED WATER SUPPLY SYSTEMS5.305.1 Recycled water supply systemsRecycled water supply systems shall be installed in accordance with Sections 5.305.1.1, 5.305.1.2, and the California Plumbing Code.5.305.1.1 Outdoor recycled water supply systemsAll newly constructed nonresidential developments, where disinfected tertiary recycled water is available from a municipal source to a construction site, shall be provided with both a potable water supply system and a recycled water supply system. The recycled water supply system shall allow the use of reclaimed (recycled) water for aboveground and subsurface irrigation to all landscape irrigation systems.For the purposes of Section 5.301.1.1, when a recycled water supply pipe is located within 300 feet from a construction site boundary, it shall be considered that reclaimed (recycled) water is available from a municipal source.5.305.1.2 Technical requirements for outdoor recycled water supply systemsRecycled water supply systems for outdoor applications shall meet the requirements of this code and the California Code of Regulations, Title 17, Division 1, Chapter 5, Subchapter 1; Title 22, Division 4, Chapter 3; and Title 23, Division 2, Chapter 2.7, as applicable.Section 5.407- WATER RESISTANCE AND MOISTURE MANAGEMENT5.407.1 Weather protectionProvide a weather-resistant exterior wall and foundation envelope as required by California Building Code, Section 1404.2 (Weather Protection), manufacturer’s installation instructions or local ordinance, whichever is more stringent.5.407.2.1 SprinklersDesign and maintain landscape irrigation systems to prevent irrigation spray on structures.5.407.2.2 Entries and openingsDesign exterior entries and/or openings subject to foot traffic or wind-driven rain to prevent water intrusion into buildings as follows:5.407.2.2.1 Exterior door protectionPrimary exterior entries shall be covered to prevent water intrusion by using nonabsorbent floor and wall finishes within at least 2 feet around and perpendicular to such openings plus at least one of the following:1. An installed awning at least 4 feet in depth.2. The door is protected by a roof overhang at least 4 feet in depth.3. The door is recessed at least 4 feet.4. Other methods which provide equivalent protection.5.407.2.2.2 FlashingInstall flashings integrated with a drainage plane.Section 5.408 & MBMC 5.26 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING5.408.1 Construction waste managementRecycle and/or salvage for reuse a minimum of 65% of the nonhazardous construction and demolition waste in accordance with either Section 5.408.1.1, 5.408.1.2 or 5.408.1.3 and Manhattan Beach Municipal Code Section 5.26.5.408.1.1 Construction waste management planSubmit a construction waste management plan meeting Items 1 through 4 of Section 5.408.1.1.5.408.1.2 Waste management companyUtilize a waste management company that can provide verifiable documentation that the percentage of construction and demolition waste material diverted from the landfill complies with Section 5.408.1.2.5.408.1.3 Waste stream reduction alternativeThe combined weight of new construction disposal that does not exceed two pounds per square foot of building area may be deemed to meet the 65 percent minimum requirement as approved by the enforcing agency.5.408.1.4 DocumentationDocumentation shall be provided to the enforcing agency, which demonstrates compliance with Sections 5.408.1.1 through 5.408.1.3.5.408.3 Excavated soil and land clearing debris100 percent of trees, stumps, rocks and soils resulting primarily from land clearing shall be reused or recycled.Section 5.410.1 - RECYCLING BY OCCUPANTS5.410.1 Recycling by occupantsProvide readily accessible areas that serve the entire building and are identified for the depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals.Section 5.410.2 - COMMISSIONING [N] NEW BUILDINGS 10,000 SQUARE FEET AND OVER5.410.2 Commissioning. [N] New buildings 10,000 square feet and overFor new buildings 10,000 square feet and over, building commissioning shall be included in the design and construction processes of the building project to verify that the building systems and components meet the owner’s or owner representative’s project requirements. Commissioning shall be performed in accordance with this section by trained personnel with experience on projects of comparable size and complexity.Note: For energy-related systems under the scope (Section 100) of the California Energy Code, including heating, ventilation, air conditioning (HVAC) systems and controls, indoor lighting systems and controls, as well as water heating systems and controls, refer to California Energy Code Section 120.8 for commissioning requirements.Commissioning requirements shall include:1. Owner’s or owner representative’s project requirements.2. Basis of design.3. Commissioning measures shown in the construction documents.4. Commissioning plan.5. Functional performance testing.6. Documentation and training.7. Commissioning report.5.410.2.1 Owner’s or Owner representative’s Project Requirements (OPR). [N]The expectations and requirements of the building appropriate to its phase shall be documented before the design phase of the project begins. The OPR shall include the items listed in Section 5.410.2.1.5.410.2.2 Basis of Design (BOD). [N]A written explanation of how the design of the building systems meets the OPR shall be completed at the design phase of the building project. The BOD shall cover the systems listed in Section 5.410.2.2.5.410.2.3 Commissioning plan. [N]Prior to permit issuance a commissioning plan shall be completed to document how the project will be commissioned. The commissioning plan shall include the items listed in Section 5.410.2.3.5.410.2.4 Functional performance testing [N]Functional performance tests shall demonstrate the correct installation and operation of each component, system and system-to-system interface in accordance with the approved plans and specifications. Functional performance testing reports shall contain information addressing each of the building components tested, the testing methods utilized, and include any readings and adjustments made.5.410.2.5 Documentation and training. [N]A systems manual and systems operations training are required, including Occupational Safety and Health Act (OSHA) requirements in California Code of Regulations (CCR) Title 8, Section 5142, and other related regulations.5.410.2.5.1 Systems manual. [N]Documentation of the operational aspects of the building shall be completed within the systems manual and delivered to the building owner or representative. The systems manual shall include the following:1. Site information, including facility description, history and current requirements.2. Site contact information.3. Basic operations and maintenance, including general site operating procedures, basic troubleshooting, recommended maintenancerequirements, site events log.4. Major systems.5. Site equipment inventory and maintenance notes.6. A copy of verifications required by the enforcing agency or the CALGreen code7. Other resources and documentation, if applicable.5.410.2.5.2 Systems operations training. [N]A program for training of the appropriate maintenance staff for each equipment type and/or system shall be developed and documented in the commissioning report and shall include the following:1. System/equipment overview (what it is, what it does and with what other systems and/or equipment it interfaces).2. Review and demonstration of servicing/preventative maintenance.3. Review of the information in the systems manual.4. Review of the record drawings on the system/equipment.5.410.2.6 Commissioning report. [N]A report of commissioning process activities undertaken through the design and construction phases of the building project shall be completed and provided to the owner or representative.Section 5.410.4 - TESTING AND ADJUSTING. NEW BUILDINGS LESS THAN 10,000 SQUARE FEET5.410.4 Testing and adjusting. New buildings less than 10,000 square feetTesting and adjusting of systems shall be required for new buildings less than 10,000 square feet, or new systems to serve an addition or alteration subject to Section 303.1.5.410.4.1 (Reserved). Note:For energy-related systems under the scope (Section 100) of the California Energy Code, including heating, ventilation, air conditioning (HVAC) systems and controls, indoor lighting system and controls, as well as water heating systems and controls, refer to California Energy Code Section 120.8 for commissioning requirements and Sections 120.5, 120.6, 130.4, and 140.9(b)3 for additional testing requirements of specific systems.5.410.4.2 SystemsDevelop a written plan of procedures for testing and adjusting systems. Systems to be included for testing and adjusting shall include, as applicable to the project:1. Renewable energy systems.2. Landscape irrigation systems.3. Water reuse systems.5.410.4.3 ProceduresPerform testing and adjusting procedures in accordance with manufacturer’s specifications and applicable standards on each system.5.410.4.3.1 HVAC balancingIn addition to testing and adjusting, before a new space-conditioning system serving a building or space is operated for normal use, balance the system in accordance with the procedures defined by the Testing Adjusting and Balancing Bureau National Standards; the National Environmental Balancing Bureau Procedural Standards; Associated Air Balance Council National Standards or as approved by the enforcing agency.5.410.4.4 ReportingAfter completion of testing, adjusting and balancing, provide a final report of testing signed by the individual responsible for performing these services.5.410.4.5 Operation & maintenance (O&M) manualProvide the building owner or representative with detailed operating and maintenance instructions and copies of guaranties/warranties for each system. O & M instructions shall be consistent with OSHA requirements in CCR, Title 8, Section 5142, and other related regulations.5.410.4.5.1 Inspections and reportsInclude a copy of all inspection verifications and reports required by the enforcing agency.Section 5.503 - FIREPLACES5.503.1 FireplacesInstall only a direct-vent sealed-combustion gas or sealed wood-burning fireplace or a sealed woodstove or pellet stove and refer to residential requirements in the California Energy Code, Title 24, Part 6, Subchapter 7, Section 150. Woodstoves, pellet stoves and fireplaces shall comply with applicable local ordinances including South Coast Air Quality Management District regulations.5.503.1.1 WoodstovesWoodstoves and pellet stoves shall comply with US EPA New Source Performance Standards (NSPS) emission limits, as applicable, and shall have a permanent label indicating they are certified to meet the emission limits.Section 5.504 - POLLUTANT CONTROL5.504.1 Temporary ventilationThe permanent HVAC system shall only be used during construction if necessary to condition the building or areas of addition or alteration within the required temperature range for material and equipment installation. If the HVAC system is used during construction, use return air filters with a Minimum Efficiency Reporting Value (MERV) of 8, based on ASHRAE 52.2-1999, or an average efficiency of 30 percent based on ASHRAE 52.1-1992. Replace all filters immediately prior to occupancy, or, if the building is occupied during alteration, at the conclusion of construction.5.504.3 Covering of duct openings and protection of mechanical equipment during constructionAt the time of rough installation and during storage on the construction site and until final startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the enforcing agency to reduce the amount of dust, water and debris which may enter the system.5.504.4 Finish material pollutant controlFinish materials shall comply with Sections 5.504.4.1 through 5.504.4.6.5.504.4.1 Adhesives, sealants and caulksAdhesives, sealants, and caulks used on the project shall meet the requirements of the following standards:1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable or SCAQMD Rule 1168 VOC limits, as shown in Tables 5.504.4.1 and5.504.4.2.2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than one pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with Section 94507.5.504.4.3 Paints and coatingsArchitectural paints and coatings shall comply with the VOC limits in Table 1 of the ARB Architectural Coatings Suggested Control Measure, as shown in Table 5.504.4.3 unless more stringent local limits apply.5.504.4.3.1 Aerosol paints and coatingsAerosol paints and coatings shall meet the Product- Weighted MIR Limits for ROC in Section 94522(a)(3) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances in Sections 94522(c)(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520.5.504.4.3.2 VerificationVerification of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following:1. Manufacturer’s product specification2. Field verification of on-site product containers5.504.4.4 Carpet systemsAll carpet installed in the building interior shall meet at least one of the listed testing and product requirements in Section 5.504.4.4.5.504.4.4.1 Carpet cushionAll carpet cushion installed in the building interior shall meet the requirements of the Carpet and Rug Institute’s Green Label program.5.504.4.4.2 Carpet adhesiveAll carpet adhesive shall meet the requirements of Table 5.504.4.1.5.504.4.5 Composite wood productsHardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the building shall meet the requirements for formaldehyde as specified in ARB’s Air Toxics Control Measure (ATCM) for Composite Wood (17 CCR 93120 et. seq.) Those materials not exempted under the ATCM must meet the specified emission limits, as shown in Table 5.504.4.5.5.504.4.5.3 DocumentationVerification of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following:1. Product certifications and specifications.2. Chain of custody certifications.3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title 17, Section 93120, et seq.).4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered Wood Association, the Australian AS/NZS 2269 or European 636 3S standards.5. Other methods acceptable to the enforcing agency.5.504.4.6 Resilient flooring systemsFor 80 percent of floor area receiving resilient flooring, installed resilient flooring shall meet at least one of the following:1. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program;2. Compliant with the VOC-emission limits and testing requirements specified in the California Department of Public Health’s 2010 Standard Method for the Testing and Evaluation Chambers, Version 1.1, February 2010;3. Compliant with the Collaborative for High Performance Schools California (2014 CA-CHPS) Criteria and listed in the CHPS High Performance Product Database; or4. Products certified under UL GREENGUARD Gold (formerly the Greenguard Children’s & Schools Program).5.504.4.6.1 Verification of complianceDocumentation shall be provided verifying that resilient flooring materials meet the pollutant emission limits.5.504.5.3 FiltersIn mechanically ventilated buildings, provide regularly occupied areas of the building with air filtration media for outside and return air that provides at least a Minimum Efficiency Reporting Value (MERV) of 13. MERV 13 filters shall be installed prior to occupancy, and recommendations for maintenance with filters of the same value shall be included in the operation and maintenance manual.5.504.5.3.1 LabelingInstalled filters shall be clearly labeled by the manufacturer indicating the MERV rating.5.504.7 Environmental tobacco smoke (ETS) controlWhere outdoor areas are provided for smoking, prohibit smoking within 25 feet of building entries, outdoor air intakes and operable windows within the building as already prohibited by other laws or regulations; or as enforced by ordinances, regulations or policies of any city, county, city and county, California Community College, campus of the California State University, or campus of the University of California, whichever are more stringent.Section 5.505 - INDOOR MOISTURE CONTROL5.505.1 Indoor moisture controlBuildings shall meet or exceed the provisions of California Building Code, CCR, Title 24, Part 2, Sections 1202 (Ventilation) and Chapter 14 (Exterior Walls).Section 5.506 - INDOOR AIR QUALITY5.506.1 Outside air deliveryFor mechanically or naturally ventilated spaces in buildings, meet the minimum requirements of Section 120.1 (Requirements For Ventilation) of the California Energy Code, or the applicable local code, whichever is more stringent, and Division 1, Chapter 4 of CCR, Title 8.5.506.2 Carbon dioxide (CO2) monitoringFor buildings or additions equipped with demand control ventilation, CO2 sensors and ventilation controls shall be specified and installed in accordance with the requirements of the California Energy Code, Section 120(c)(4).Section 5.507 - ENVIRONMENTAL COMFORT5.507.4 Acoustical controlEmploy building assemblies and components with Sound Transmission Class (STC) values determined in accordance with ASTM E90 and ASTM E413 or Outdoor-Indoor Sound Transmission Class (OITC) determined in accordance with ASTM E1332, using either the prescriptive or performance method in Section 5.507.4.1 or 5.507.4.2.5.507.4.1 Exterior noise transmission, prescriptive methodWall and roof-ceiling assemblies exposed to the noise source making up the building or addition envelope or altered envelope shall meet a composite STC rating of at least 50 or a composite OITC rating of no less than 40, with exterior windows of a minimum STC of 40 or OITC of 30 in the following locations:1. Within the 65 CNEL noise contour of an airport2. Within the 65 CNEL or Ldn noise contour of a freeway or expressway, railroad, industrial source or fixed-guideway source as determined by the Noise Element of the General Plan.5.507.4.1.1 Noise exposure where noise contours are not readily availableBuildings exposed to a noise level of 65 dB Leq-1Hr during any hour of operation shall have building, addition or alteration exterior wall and roof-ceiling assemblies exposed to the noise source meeting a composite STC rating of at least 45 (or OITC 35), with exterior windows of a minimum STC of 40 (or OITC 30).5.507.4.2 Performance methodFor buildings located as defined in Section 5.507.4.1 or 5.507.4.1.1, wall and roof-ceiling assemblies exposed to the noise source making up the building or addition envelope or altered envelope shall be constructed to provide an interior noise environment attributable to exterior sources that does not exceed an hourly equivalent noise level (Leq-1Hr) of 50 dBA in occupied areas during any hour of operation.5.507.4.2.1 Site featuresExterior features such as sound walls or earth berms may be utilized as appropriate to the building, addition or alteration project to mitigate sound migration to the interior.5.507.4.2.2 Documentation of complianceAn acoustical analysis documenting complying interior sound levels shall be prepared by personnel approved by the architect or engineer of record.5.507.4.3 Interior soundtransmissionWall and floor-ceiling assemblies separating tenant spaces and tenant spaces and public places shall have an STC of at least 40.Section 5.508 - OUTDOOR AIR QUALITY5.508.1 Ozone depletion and greenhouse gas reductionsInstallations of HVAC, refrigeration and fire suppression equipment shall comply with Sections 5.508.1.1 and 5.508.1.2.5.508.1.1 Chlorofluorocarbons (CFCs)Install HVAC, refrigeration and fire suppression equipment that do not contain CFCs.5.508.1.2 HalonsInstall HVAC, refrigeration and fire suppression equipment that do not contain Halons.5.508.2 Supermarket refrigerant leak reductionNew commercial refrigeration systems shall comply with the provisions of this section when installed in retail food stores 8,000 square feet or more conditioned area, and that utilize either refrigerated display cases, or walk-in coolers or freezers connected to remote compressor units or condensing units. The leak reduction measures apply to refrigeration systems containing high-global-warming potential (high-GWP) refrigerants with a GWP of 150 or greater. New refrigerationsystems include both new facilities and the replacement of existing refrigeration systems in existing facilities.Exception:Refrigeration systems containing low-global warming potential (low-GWP) refrigerant with a GWP value less than 150 are not subject to this section. Low-GWP refrigerants are non-ozone-depleting refrigerants that include ammonia, carbon dioxide (CO2), and potentially other refrigerants.5.508.2.1 Refrigerant piping..Piping compliant with the California Mechanical Code shall be installed to be accessible for leak protection and repairs. Piping runs using threaded pipe, copper tubing with an outside diameter (OD) less than 1⁄4 inch, flared tubing connections, and short radius elbows shall not be used in refrigerant systems except as noted in Sections 5.508.2.1.1 through 5.508.2.1.45.508.2.2 ValvesValves and fitting shall comply with the California Mechanical Code and as specified in Sections 5.508.2.2.1 through 5.508.2.2.2.2.1.5.508.2.4 Refrigerant receiversRefrigerant receivers with capacities greater than 200 pounds shall be fitted with a device that indicates the level of refrigerant in the receiver.5.508.2.5 Pressure testingThe system shall be pressure tested during installation prior to evacuation and charging as specified in Sections 5.508.2.5.1 through 5.508.2.5.3.5.508.2.6 EvacuationThe system shall be evacuated after pressure testing and prior to charging as specified in Section 5.508.2.6.1 through 5.508.2.6.3.CHAPTER 7- INSTALLER AND SPECIAL INSPECTOR QUALIFICATION702.1 Installer trainingHVAC system installers shall be trained and certified in the proper installation of HVAC systems including ducts and equipment by a nationally or regionally recognized training or certification program. 702.2 Special. Special inspectors must be qualified and able to demonstrate competence to the enforcing agency in the discipline in which they are inspecting.5.508.2.3 Refrigerated service casesRefrigerated service cases holding food products containing vinegar and salt shall have evaporator coils of corrosion-resistant material, such as stainless steel; or be coated to prevent corrosion from these substances as specified.703.1 DocumentationDocumentation of compliance shall include, but is not limited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the local enforcing agency. Other specific documentation or special inspections necessary to verify compliance are specified in appropriate sections of CALGreen.Item 2Packet Page 31
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923T - 1.414 FEB 2020DESIGN STANDARDSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESAIRPORT SPECIFIC PLAN COMMUNITY DESIGN STANDARDS & GUIDELINESSITE PLANNING AND ORGANIZATIONGoal 5.1:A continuous, well-defined streetscape edge that unifies and enhances the character of the development areas and thatsupports pedestrian activity through its site planning and design.GUIDELINESA.Buildings are encouraged to front directly on the landscaped setback adjacent to the street right-of-way, rather than locating parking between the street and building.PRIOR WETLANDS AREA MAINTENANCE AGREEMENT/ENTITLEMENT DICTATED STREET SETBACK. AC-1B.Parking should be located behind or along the sides of buildings.PROVIDED. AC-1C.The main entrance to any building with frontage on the primary street serving theproject should be oriented toward the primary street.LOCATION PROVIDED ON EASTSIDE OF BUILDING IN ANTICIPATION OF FUTURE CONNECTION TO NEIGHBORING BUILDING FOR CAMPUS EFFECT. AC-1D.Building setbacks on adjacent parcels should be varied to provide visual interest, butnot so much that the variation destroys the continuity of the streetscape frontage. The variation between setbacks along a streetscape frontage should not be more than 5 meters (16 feet).BUILDING SETBACKS MIRRORADJACENT BUILDING FOR CAMPUS EFFECT. AC-1STANDARDS5.1.1Principal buildings shall be oriented parallel to the street.PROVIDED. AC-15.1.2No more than one double-loaded parking bay will be allowed between the street and the front of the building.PROVIDED. AC-15.1.3Direct pedestrian access shall be provided from the street serving the project to themain entrance.PROVIDED. AC-15.1.4Buildings shall have architecturally articulated entry features facing the street.TOWER ENTRY PROVIDED AT STREET FRONTAGE. AC-1 & A-1.45.1.5Residential structures along the Venture and Jesperson/Horizon Residential Collectors shall be oriented to the street with front doors and porches fronting on the street but such units shall have access from the side or rear and there shall be no direct individual driveway access.NOT APPLICABLEGoal 5.2: New development fully integrated with a comprehensive open space framework.GUIDELINESA.On sites with multiple buildings, building heights and separation between structuresshould be coordinated to allow views to surrounding open space and landforms.NOT APPLICABLEB.Development adjacent to public open space and trails should allow for public access to the open space from developments that do not share adjacency or direct access to the open space system.NOT APPLICABLEC.The siting of buildings, service facilities, circulation, parking, and other elements of new development should take into consideration established development patterns adjacent to the site. Potentially incompatible uses or design elements (e.g., loading areas, refuse collection areas, and high traffic access drives) shall be sited away from sensitive existing use areas on adjacent sites, such as entrances, plazas, lunch areas and other gathering places.COMPLIANT, AC-1STANDARDSA.1.1On properties adjacent to public open space and trails, convenient pedestrian and bicycle connections shall be provided for employees between the buildings and the open space system.NOT APPLICABLEGoal 5.3:Attractive and comfortable outdoor pedestrian use areas near or adjacent to buildings.GUIDELINESA.The provision of open space amenities such as plazas and seating areas accessible to employees, clients and visitors is encouraged at building entries and adjacent to buildings.PROVIDED. AC-1 & L-1B.Attractive paving, plantings, and site furniture should be provided at entries and outdoor use areas.PROVIDED. L-1C.Outdoor use areas should be located away from, or at least screened or buffered from, parking lots, driveways, and industrial activity areas that are incompatible with or unappealing to pedestrian use. Where development sites are adjacent to open space areas, employee lunch areas should be located to take advantage of views out to open space.BOTH SCREEENED AND VIEW AREAS PROVIDED. AC-1D.Outdoor employee use areas should be sited and designed to ensure comfortable climatic conditions for their users, including shelter from wind and appropriate seasonal balance of solar access and shade.BOTH SHELTERED & OPEN AREAS PROVIDED. L-1Goal 5.4: Safe and efficient vehicular parking areas that are designed to be in scale with and visually subordinate to thedevelopment and landscape setting.GUIDELINESA.On-street parking is encouraged along all streets providing direct access to a development site.PROVIDED. AC-1B.The number of parking area entrances and exits should be minimized to reduce vehicular conflicts at intersections. Parking lots with more than 100 spaces should have more than one street access.PROVIDED. AC-1C.Where possible, parking lots on adjacent parcels should have vehicular and pedestrianconnections between lots of adjacent developments in order to facilitate circulation.NOT APPLICABLED.Parking areas should be divided into multiple small lots, rather than one large lot, through the siting of internal circulation corridors, landscaped medians, and buildings.PROVIDED. AC-1E.The use of pervious surfaces that reduce heat buildup and stormwater runoff are encouraged for parking areas, particularly in overflow parking areas and those adjacent to open space (see drainage guidelines at the end of this chapter).BIO-RETENTION SYSTEM PROVIDED. C-1.0F.Use low (approximately one meter in height) hedges, shrub masses or walls between parking areas and street frontages, and other parking areas, to screen parking lots from views, as well as to give a defined and attractive edge to the development site.PROVIDED. L-1G.For each parking lot, a single tree species should be used for all end-of-aisle planting islands, and that species, or one additional species, should be used for planter areas between stalls.PROVIDED. L-1H.The use of native plant materials that reference the natural landscape or ornamental versions of orchard-type tree species that reference the area’s agricultural heritage are encouraged. Orchard-style planting of parking areas can be achieved with an equally-spaced planting of trees at a ratio of 1 tree for every four spaces for Business Park development, 1 tree for every six spaces for Services and Manufacturing development.L-1STANDARDS5.4.1Parking lots shall be located at the rear or side of buildings, rather than between thefront facade of the building and the street. Side parking shall not exceed 40% of the frontage of the lot on the primary street.PROVIDED. AC-15.4.2Where parking layout exceeds two rows in depth (i.e., one double-loaded parking bay), parking lot aisles shall be oriented perpendicular to the building(s) (i.e., aligned in direction of pedestrian movement) to increase pedestrian safety.PEDESTRIAN AISLE PROVIDED FOR CIRCULATION. AC-15.4.3A pedestrian path or sidewalk located within the landscape median between parkingbays is required in cases where there are more than three bays of parking or the configuration of the bays makes it difficult for pedestrians to access the buildings, to the discretion of the Community Development Director.PEDESTRIAN AISLE PROVIDEDFOR CIRCULATION. AC-15.4.4Parking lots shall be planted with shade trees in a pattern and number that can be reasonably expected to shade at least 50% of the lot surface within ten (10) years of planting, and provide a nearly continuous canopy at maturity.PROVIDED. L-15.4.5A 10% reduction in the required number of parking spaces may be granted by the Director for development within one-quarter mile of a regularly scheduled transit stop.NO REDUCTION REQUESTED5.4.6A 5% reduction in the required number of parking spaces may be granted by the Director for development that provides showers and changing rooms, in addition to the secure, sheltered bicycle parking facilities already required by City code.NO REDUCTION REQUESTED5.4.7A 5% reduction in the required number of parking spaces may be granted by theDirector for development of parking areas that increase storm water infiltration (see Drainage guidelines in section 5.2.4).NO REDUCTION REQUESTEDTable 5.2: DESIGN STANDARDS – WALKWAYS AND AMENITIESResponseDesign StandardLand Use DesignationBusiness ParkCommercialService ManufacturingOutdoor amenities for workers, such as areas for play and eating, are available.EncouragedEncouragedEncouragedPROVIDED. AC-1 & L-1Where sidewalks along streets provide indirect routes. Other walkways will link building entries, parking lots, bus stops, and employee convenience facilities by direct routes.RequiredEncouragedEncouragedPROVIDED. AC-1 & L-1Pedestrian paths separate from roadways extend through the site, particular where routes parallel to creeks are available.RequiredEncouragedEncouragedPROVIDED. AC-1 & L-1Driveways, parking, and outdoor employee amenitiesare share among neighboring sites, especially for parcels that are close to the minimum size.EncouragedEncouragedEncouragedNOT APPLICABLETable 5.3: OUTDOOR USE AREASOutdoor Storage Or ManufacturingLand Use CategoryBusiness ParkCommercialService ManufacturingMaximum AreaCannot exceed actual building coverage on site50% of site areaNo limitNOT APPLICABLELocationBehind buildings &outside setbacksBehind buildings &outside setbacksOutside setbacksNOT APPLICABLEPavingRequired as for parking lotsRequired as for parking lotsDust-free, all- weather surface acceptableNOT APPLICABLEScreeningNot visible from off siteNot visible from streets or residential sitesNot visible from streets or residential sitesNOT APPLICABLERestroom(s) and indoor office and worker eating areaRequiredRequiredRequired, except upon written approval by Director for storage with no public visitation and no on-site workersNOT APPLICABLEGoal 5.5:Outdoor storage and work areas that are aesthetically and functionally compatible with adjoining uses.GUIDELINESA.Site development plans must clearly show all areas intended for outdoor manufacturing or storage.NOT APPLICABLESTANDARDS5.1.1Outdoor manufacturing or storage shall not occupy any required parking space, driveway, creek or creek setback area.NOT APPLICABLEGoal 5.6: All loading, service, storage areas, trash and recycling collection areas, and all utilities are properly screened from view of streets, primary entry drives, buildings, and recreation and open space areas.GUIDELINESA.All screening enclosures should be designed as an integral part of the building, andshould be constructed of durable materials with finishes and colors that are compatible with the project’s overall architectural character. Enclosure walls should have foundation planting or be planted with vines to soften their appearance.PROVIDED. AC-1 & L-1B.Transformers and other utility equipment that must be above ground should be screened with planting, berms, or with an enclosure. Exterior mounted utility equipment should be painted to blend with its surroundings.TRANSFORMER & UTILITY EQUIPMENT LOCATION TBD AND WILL BE SCREENED APPROPRIATELYC.Where feasible, trash and recycling enclosure areas should be located for convenient deposit and collection of refuse. These should be screened from view of adjacent properties and streets.PROVIDED. AC-1 & L-1D.Transformers, refuse stations, irrigation back-flow prevention devices and controllers, and other utilities should be located outside the street frontage setbackand screened with landscaping or architectural treatments.TRANSFORMER & UTILTIY EQUIPMENT LOCATION TBD AND WILL BE SCREENED APPROPRIATELYGoal 5.7: Unobstructed public views of key scenic features from major planning area roadwaysGUIDELINESA.Views from roads to creeks, wetlands, and other designated open spaces should be maintained at creek crossings, and where open space areas adjoin roadways with no intervening private development sites.NOT APPLICABLEA.To the degree feasible, new development should be sited to take advantage of available views by incorporating views of distant scenic resources, as well as on-site or adjacent creeks, wetlands, and other open space features as amenities for workers and visitors.OUTDOOR AREAS PROVIDED. AC-1 & L-1Goal 5.8: Attractive gateways that provide a positive announcement of entry into the City and the Airport AreaGUIDELINESA.Gateways shall have the highest priority for: o Enhancement of public facilities such asstreet and sidewalk pavement condition, signs, and lighting. o Putting existing overhead utilities underground. o Enforcement of property condition standardsNOT APPLICABLEGoal 5.9:Buildings whose architectural character will contribute to the establishment of the Airport Area as an attractive, high quality business center.GUIDELINESA.Building forms should generally be simple and expressive of their function and their construction technology.PROVIDED. A-4.1B.Architectural character should strive to be responsive to the specific Airport Area and San Luis Obispo context, including factors such as history and climate.CAMPUS STYLE ARCHITECTURE PROVIDED. A-4.1C.Incorporation of principles of sustainable building design is strongly encouraged. Such principles include energy efficiency in the construction and operation of the facility and use of recycled materials and renewable resources.NOTEDD.Building design should be varied and distinctive, while being in harmony with its context. Repetitive and/or stock design solutions should be avoided.PROVIDED. A-4.1Goal 5.10:Attractive gateways that provide a positive announcement of entry into the City and the Airport AreaGUIDELINESA.Bold offsets and articulations of the wall plane should be used to: reduce the apparent overall building mass; create a play of shadow; provide visual interest; and maintain a sense of scale.PROVIDED. A-4.1B.Facades that face public streets shall be articulated to give human scale, reduce the apparent mass of large buildings, to add visual interest and avoid the uniform, impersonal appearance typical of many large industrial and office type buildings.PROVIDED. A-4.1C.Massing may vary from building to building but must reinforce the concept of a harmonious and unified cluster of buildings.PROVIDED. A-4.1D.Building forms and placement should be used to create pedestrian areas that are protected from the wind, but have appropriate sun exposure.OPEN AND PROTECTED OUTDOOR AREAS PROVIDED. AC-1 & L-1STANDARDS5.10.1Building facades visible from streets shall vary in modules of 20 meters (66 feet) or less. On any building facade, continuous wall planes longer than 30 meters (100 feet) should be avoided. Where interior functions require longer continuous spaces, exterior walls should have architectural features such as columns or pilasters at least every 20 meters. Such architectural features shall have a depth of at least 3 percent of the length of the facade, and shall extend at least 20 percent of the length of the facade.PROVIDED. A-1.1 & A-4.15.10.2Facades that face public streets shall use elements such as arcades, awnings, entry features, windows, or other such animating features along at least 60 percent of their horizontal length.PROVIDED. A-4.1Goal 5.11: An overall development profile that contributes to the unity and harmony of the planning area when viewed as a whole, but also has enough variety to contribute visual interest and avoid monotony.GUIDELINESA.Building height profile should be designed to create a harmonious relationship with adjacent buildings both within the site and on adjacent sites.NOTEDB.Building heights should be varied both within and between sites to provide visual interest and to mitigate the scale of the buildings. Lower building heights should be used near entrances, plazas and other gathering places to maintain human scale.CASED OPENINGS & CANOPIES FRAME ALL ENTRANCES. A-4.1C.Rooflines should be varied to add character and interest to buildings. Roof forms that reference rural, agricultural building prototypes are preferred over flat roofs.NOTEDD.Rooftop equipment shall be consolidated as much as possible and screened from public views, including open space areas open to the public. Enclosures for rooftop equipment shall be integrated into the overall design of the structure.PROVIDED. A-3.1 & A-4.1STANDARDSA.11.1Table 4.9 shows building height standards for the planning area. See the Zoning Regulations for allowed height in the R-2 zone.REFER TO PROJECT SUMMARY. T-1.1Goal 5.12:Architectural detailing that gives buildings human scale, visual interest and distinctiveness through the use of high quality finishes and materials that are harmoniously combined to unify individual buildings and to ensure a consistent level of design quality.GUIDELINESA.Arcades and/or recessed exterior balconies should be used to articulate building form, provide a sense of scale, and create a play of light and shadow.PROVIDED. A-4.1B.Wall and window surface planes should be articulated with reveals, trim, recesses, projections, or other details to provide visual interest and a sense of scale.PROVIDED. A-4.1C.Rooftop equipment should be shielded to provide pleasant roof views from adjacenttaller buildings or other elevated viewpoints such as open space areas and trails.PROVIDED. A-3.1 & A-4.1D.Building entries should be clearly defined and highly visible. This can be accomplished through use of a special architectural feature such as a portico, overhang, decorative cornice, canopy or arcade, and accentuated with a change in materials and color, and accent plantings.PROVIDED. A-1.1 & A-4.1E.Emphasize main building entries with entry courtyards or other features so as to be easily recognizable from approaching automobiles and to provide “ceremonial” entry for pedestrians.PROVIDED. AC-1.1 & L-1F.Exterior gutters, scuppers, leaders, leader heads and other exterior rainwater drainage devices are allowed only if they are visually integrated into the building design as a decorative enhancement.PROVIDED. REFERENCE NOTE #9 A-4.1Goal 5.14: A unified identity through use of a harmonious, but varied, palette of materials and colors that is coordinated with landscape elements and signage.GUIDELINESA.Within a given architectural design, the exterior appearance of a building should receive a consistent treatment of material and colors on all sides, although theproportion of materials may vary.PROVIDED. A-4.1B.In general, materials should be used honestly, reflecting their natural character, and artificial versions of natural materials such as wood, rock, and masonry should be avoided.PROVIDED. A-4.1C.Reflective or shiny exterior finishes such as glazed roofing tiles, enameled metals, reflective glass, and glossy vinyl coatings are discouraged. When used, glass panels or windows that cover a large portion of the building facade should be clear or moderately reflective. Highly reflective mirror glass is discouraged.PROVIDED. METAL CANOPIES COLOR IS NON-REFLECTIVE. A-4.1D.In general, colors should be restrained. Colors that are compatible and complementary with the range of natural tones found in the surrounding landscape are preferable for exterior walls. Trim and accent colors may be brighter, but should still be somewhat muted.PROVIDED. T-1.2 & COLOR BOARDGoal 5.15:An attractive and sustainable landscape pattern that unifies and enhances the quality of the proposed development, while being compatible with the rural agricultural landscape that bounds the area to the south and east.GUIDELINESA.Street trees in the Airport Area should be planted to enhance the area’s image, and create a strong sense of identity and unity regardless of the variety in land uses and architectural styles.PROVIDED. L-1B.Landscaping along streets and trails should employ a relatively simple palette of plants and other materials that is repeated throughout the area to create a sense of continuity and visual coherence.PROVIDED. L-1C.Focal areas, such as the Airport Area gateways, key intersections and project entries should be highlighted through the introduction of specimen trees, intensified planting schemes, special paving and other landscape enhancements.NOT APPLICABLED.Native and naturalized plant species (plants that can easily survive local climatic and soil conditions) are favored over exotic species that require more water, higher maintenance, and are less compatible with the natural landscape.PROVIDED. L-1E.The use of native trees and those associated with the agricultural landscape are encouraged throughout the area. For example, Oak trees are a recognized resource in the area. The use of oak species, including Quercus agrifolia (coast live oak) and Quercus lobata (valley oak), in focal areas and landmark locations is encouraged. California sycamore is another appropriate species, particularly in areas adjacent to riparian corridors and wetland areas.PROVIDED. L-1F.The character of planted areas near riparian corridors should respect and respond to the natural landscape character of these areas. A gradual transition should be created between zones of purely native vegetation and predominantly ornamental planting areas.NOT APPLICABLEG.The use of specimen trees and ornamental species is appropriate to highlight the importance of building entries and distinguish them from the rest of the site landscape.PROVIDED. L-1Goal 5.16:Landscaping that integrates buildings with the larger landscape, and creates a more attractive and comfortable environmentGUIDELINESA.While the City is interested in having attractive landscaping used throughout the area, development in areas with high public visibility or that are developed for public use, should place additional emphasis on providing high quality landscaping.NOTEDB.Where visible to the public, foundation planting and landscaping of the ground plane should be used to integrate the building with the site.PROVIDED. L-1C.The use of lawn as a ground cover is generally discouraged because it requires disproportionately high amounts of water, energy and chemicals to maintain. Turf should generally be used in pedestrian activity areas where its ability to accommodate foot traffic is a benefit. When used, turf varieties that have low water requirements, such as improved fescues and Bermuda hybrids, should be favored.NONE PROPOSED. L-1D.Trees and taller plant species should be used to mitigate the scale of buildings and to screen unsightly and/or less interesting building features.PROVIDED. L-1E.Trees and shrubbery should be used to enhance microclimate conditions and water conservation by reducing ambient temperatures, shading outdoor gathering areas and hot south- and west-facing windows, and providing windbreaks.PROVIDED. L-1F.The use of ornamental species and specimen plants is most appropriate near buildings, particularly those areas most visible to the public such as entries, plazas, pathways, and outside windows.PROVIDED. L-1Goal 5.17: A consistent, high quality system of signs that allows for creativity in design and commercial identification, while avoiding extremes of size, number, color, height, and shape.GUIDELINESA.Business Park developments are encouraged to provide public art on-site.NOTEDSTANDARD5.17.1Development in the Airport Area is subject to the requirements of the City’s Public Art ordinance.NOTEDTable 5.5: DESIGN STANDARDS - LANDSCAPED SPACEDesign StandardLand Use CategoryBusiness ParkCommercialService ManufacturingLandscaped space extends continuously between streets, buildings, and parking areas.RequiredEncouragedEncouragedPROVIDED. L-1Continuous areas of open ground have their long dimensions oriented parallel to the airport’s main runway.EncouragedEncouragedEncouragedPROVIDED. AC-1Plant species are continuous from site to site.EncouragedEncouragedEncouragedPROVIDED. L-1Parcels are not bounded by walls or fences (exceptions: retaining walls needed for proper drainage and not exceeding one meter tall, and screening for parking andloading).RequiredEncouragedEncouragedNO FENCES PROPOSEDFences “fade out” whenseen against landscaping or objects (use materials such as vinyl- coated chain-link).RequiredEncouragedEncouragedNO FENCES PROPOSEDBarbed-wire and razor-wire are not used, except by administrative use permit approval, with a finding of no practicalalternative for security.AppliesAppliesAppliesNO FENCES PROPOSEDBarbed-wire and razor-wire are not used, except by administrative use permit approval, with a finding of no practicalalternative for security.RequiredEncouragedEncouragedNO FENCES PROPOSEDSTANDARDS5.18.1Building identity signs shall be limited to major site entries from public roadways.Corporate and business identity signs can be placed on the buildings themselves, as long as they are located near the building entrance and are for identification within the site (i.e., not from public roadways).NONE PROPOSED CURRENTLY, BUT WILL MATCH ADJACENT PROPERTY TO ENHANCE A CAMPUS FEELING5.18.2Signs on poles or other raised structures are not allowed in the planning area.REFER TO 5.18.15.18.3All signs shall be located on private property.REFER TO 5.18.15.18.4Entry signs shall be externally illuminated. The light source shall be fully shielded from view from roadways and pedestrian walkways. Lighting levels shall be as low as possible while providing adequate illumination for signs to be seen by motorists.REFER TO 5.18.1Goal 5.19: A low level of ambient lighting that protects the rural ambience, while being consistent with public safety needs.GUIDELINESA.When illuminated, pedestrian pathways and plazas within development parcels should use light standards that limit the splay of light. Fixtures mounted no higher than 42 inches above the ground are preferred, but light standards up to 12 feet tall are acceptable.PROVIDED. E-1 & E-2B.On-site lighting to complement and enhance architecture, building identity and sitedesign should be restrained in its application. Fixtures should be concealed to avoid glare and light intrusion into adjacent properties and streets.PROVIDED. E-1 & E-2C.Service area lighting should be contained within the service area boundaries and enclosure walls. Light “spill over” outside service areas should be minimized.NOT APPLICABLESTANDARDS5.19.1Provide minimum levels of lighting consistent with public safety standards along public roadways.PROVIDED. E-1 & E-25.19.2At a minimum, streetlights shall be required at intersections, marked pedestrian crossings, and directional/warning signs. Where used, street lighting shall emphasize the creation of “pools” of light around areas of concern, rather than providing a constant, even lighting across the entire area.NOT APPLICABLE5.19.3Luminaire height shall not exceed 30 feet on arterials and major collectors such as Broad Street, Prado Road, and Tank Farm Road.NOT APPLICABLE5.19.4To maintain a pedestrian scale and reduce ambient light levels, streetlights shall not exceed 20 feet on all other streets.PROVIDED. E-1 & E-25.19.5Provide adequate illumination for safe use of parking lots after dark.PROVIDED. E-1 & E-25.19.6Color-balanced lights that do not cast a tinted light are preferred.PROVIDED. E-1 & E-25.19.7Light fixtures shall be cut-off type fixtures that focus light down toward the ground and shield the light source from surrounding areas not intended to be illuminated.PROVIDED. E-1 & E-25.19.8Luminaire height should be uniform over the parking lot and not exceed 20 feet.PROVIDED. E-1 & E-25.19.9Parking area lighting should be designed to minimize shadow/light interference by siting light standards between trees and below mature canopy tree height.PROVIDED. E-1 & E-2Goal 5.20: Drainage systems that employ Best Management Practices, consistent with City-wide drainage standards, and are designed to be an integral part of the natural landscape.GUIDELINESA.Use of surface stormwater collection systems, including swales, detention ponds, and energy dissipaters, is encouraged to slow stormwater runoff and improve stormwater quality. Features such as sediment basins, filter strips, and infiltration beds can be included to further enhance the removal of pollutants from runoff.PROVIDED. C-1.0B.Where soils and water tables permit, developers are encouraged to use techniques for increasing stormwater infiltration. Such techniques could include: infiltration basins, infiltration trenches, swales with check dams, and/or permeable pavements.PROVIDED. C-1.0C.Use of permeable pavements, such as porous asphalt, porous concrete, and open-celled pavers, is encouraged for pedestrian walkways, courtyards, parking areas and low-volume roads.PERMEABLE WALKWAYS PROVIDED. AC-1.1D.Use of parking lot planter strips as “bioswales” or infiltration beds that capture runoff from the parking area in the planter areas is preferable to raised planter areas that drain off onto the paved areas. The City can give up to a 5% reduction in required parking in exchange for effective use of surface stormwater collection techniques that increase infiltration.PROVIDED. C-1.0E.Catchment and diversion of stormwater runoff from rooftops into surface collection/detention/infiltration facilities is encouraged.PROVIDED, ROOF DRAINAGE WILL BE PIPED TO BIO-RETENTION AREASSLO COMMUNITY DESIGN GUIDELINES - OFFICESC.Offices. Office structures differ from other commercial buildings in that their intensity of use is lower while building scale is typically larger, primary activities are not limited to the first floor, and there are fewer entries along building perimeters. Without careful attention in design to building form and mass, and street level features, these structures can impair the pedestrian orientation of a streetscape.1.Site planning. Office site plans should incorporate the following features.a.Office buildings should be "built to" the minimum required front setback.PRIOR WETLANDS AREA MAINTENANCE AGREEMENT/ENTITLEMENT DICTATED STREET SETBACK. AC-1b.Surface parking should be located towards the rear of the site or at the side of the building, with bicycle parking convenient to building entrances.PROVIDED. AC-1c.Multi-story buildings should not be placed adjacent to residential private open space areas (e.g., rear yards).NOT APPLICABLEd.The primary building entrance should face the street.TOWER ENTRY PROVIDED AT STREET FRONTAGE. AC-1 & A-1.42.Building design. Office buildings should be designed to comply with the following guidelines.a.Depending upon adjacent land uses and building scale and mass, it may be appropriate to place the first floor at the minimum setbacks, with upper floors set back further.NOT APPLICABLEb.Building surfaces over two stories high or 40 feet in length should provide vertical and horizontal wall plane offsets.PROVIDED. A-4.1c.Office structure facades should have extensive window areas.PROVIDED. A-4.1d.The primary building entrance should be designed as a highly visible and significantarchitectural feature.TOWER ENTRY PROVIDED AT STREET FRONTAGE. AC-1 & A-1.4e.Decorative elements should be focused at the pedestrian level; more architectural simplicity may be appropriate on upper floors.NOTEDGoal 5.18A consistent, high quality system of signs that allows for creativity in design and commercial identification, while avoiding extremes of size, number, color, height, and shape.GUIDELINESA.Signs should be visually integrated with the contours, forms, colors and detailing of the landscape design. Low- profile monument signs are generally preferred.NONE PROPOSED CURRENTLY, BUT WILL MATCH ADJACENT PROPERTY TO ENHANCE A CAMPUS FEELINGB.The colors and materials of signs should reflect the visual attributes of the buildings to which they refer. Harsh or garish colors for background or lettering are discouraged.REFER TO 5.18.AC.Building design should be varied and distinctive, while being in harmony with its context. Repetitive and/or stock design solutions should be avoided.REFER TO 5.18.ASTANDARDS5.6.1Loading docks and refuse collection areas are not permitted in the area between the building and the street.TRASH ENCLOSURE ON SIDE. AC-15.6.2Each commercial, industrial loading, outdoor recycling or waste collection area shall be located on the side of a building opposite from parcel lines or street frontages of any land designated for residential use.NOT APPLICABLE5.6.3Storage, service, trash and recycling collection areas shall be located either within an enclosure or behind a visual barrier.PROVIDED. AC-15.6.4Loading dock areas shall be set back, recessed, and screened from view by walls, berms, or plantings.NOT APPLICABLE5.6.5Exterior on-site utilities (including drainage systems, sewers, gas lines, water lines, electrical, telephone, and communications wires and equipment) shall be installed underground except, where required to be above ground by government agencies.PROVIDED. C-2.05.6.6Rooftop mechanical equipment shall be screened by parts of the roof, or architecturally compatible screening features, so the equipment is not visible from the ground outside the site or open space areas to the public. On sites designated Business Park, such screening shall make rooftop equipment not visible from a viewpoint outside the site and at the same height as the equipment.MECHANICAL TO BE LOCATED BEHID TOWERS. A-3.1Item 2Packet Page 32
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923AC-1.114 FEB 2020SITE PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESSITE PLAN1/16" = 1' - 0"64TRASH ENCLOSURE1/8" = 1' - 0"6562615251FHS56º26'06"W 284.94'N67º20'09"E 290.07'S33º32'46"E 360.69'S33º32'07"E 415.54'333947112862 AEROVISTA541362687584891201211331431441531591678825PROPOSED BUILDING19FH134744AC-245AC-223AC-264-32AC-243AC-2TYP @OUTERPERIMETER,SEE CIVIL DWGS4x4x1/2 TS postea siderefer to plan1/4" Ø rod bracew/ turnbuckle-weld to framemetal siding - match ext plast color: Gauntlet Graysplit faceconc block wallmatch adj wall heightTRASH GATENO SCALE62-gate latch2'-8"6'-0"clr(2) #4 contconc apronNOTE:Grout all cells solid8" thk conc slab w/#3 @ 24" o.c. ea way hook ends into footing#4 dowels @ 16" o.c.#4 @ 24" o.c. horizontal8x8x16 fplit face conc blk#4 @ 16" o.c. vert @ center line of wall(2) #4 cont w/ #3 ties @24" o.c.8x2x16 split face cap blk1'-9"3"1'-2"1'-2"2"6"10"TRASH ENCLOSURE1/2"26'-8"4'-6"61-51-5'-0"4'-4"10'-8"6'-4"8"EQ8"EQ52-4'-0"min3'-10"8"3'-8"8"ADA path of travel -refer to site plan forcontinuation and gradingplan for FG4'-0"8"3'-4"22AC-26"3"3"slide bolt guide3/4"ø solid slide boltgate frame3/16" stl plate, weld to gate frameTRASH ENCLOSURE NOTES:1. Provide exterior rated signs per plan; Sign D - RECYLE MATERIALS ONLY Sign E - FOR GARBAGE ONLY2. Provide 3/4"ø steel cane bolt at pair of gates per city standards, w/ welded stop pin, backing plate, stop pin rest, and 1 1/4" ID steel pipe x 6" deep cane slotGATE LATCH3"conc block1"4.5X6 heavy duty hinge - Bommer BB5014 - weld to gate frame & TS - 4 hinges per sidemetal siding pop rivet to frame1/4" Ø rod dia brace w/ turnbuckle3x2x1/4" angle frame4x4x1/2" TS, fill w/ conc, w/steel cap welded at top, embed 36" into 18"ø conc footingGATE JAMB3"7'-0" @ 6 bikes1'-10 1/2"'Peak' Campus/Commercial Standard, 4 or 8 bike rack - refer to site plantamper resistant anchors into concrete, by rack manuf4 @ 4 bike rack6 @ 8 bike rackMaterials:Hot rolled ASTM A-36 Steel Standard Base: 1/8" angleWheel Holders: 1/2" diameterWheel Troughs: 1/8" angleLocking Bars: 5/8" diameterFinish:Standard: Hot Dipped GalvManufacturer:Peak RacksSan Luis Obispo, CA(805) 235-8812PLAN VIEW9'-9" @ 8 bikesBIKE RACKS3/4"6 SP @ 9'-0"16'-6"87'-2"87'-8"121'-0"±76'-3"5'-6"146'-0"54'-0"14'-0"36'-0"8'-0"72'-0"8'-0"7'-6"26'-8"12'-6"54'-0"18'-0"58'-2"5'-6"15'-6"8 SPACES @ 9'-0"( EV CAPABLE )6 SPACES @ 9'-0"( EV CAPABLE )± 33'-6"7'-6"15'-6"24'-0"152'-4"23'-0"24'-0"± 61'-7"DRIVEDRIVE36'-0"15'-6"18'-0"15'-6"20'-0"7'-6"58'-2"15'-6"15'-6"18'-0"7'-0"11'-6"3'-3"8'-0"37'-8"10'-0"9'-0"18'-0"25'-6"27'-0"2'-6"15'-6"2 SP @ 9'-0"2 SP @ 9'-0"54'-0"9'-0"9'-0"6 SPACES @ 9'-0"8'-0"2'-6"7'-0"4'-0"3'-9"4'-10"7'-0"36'-0"10'-6"5'-0"9'-0"8'-0"9'-0"8'-0"9'-0"9'-0"54'-0"8'-0"6 SPACES @ 9'-0"6"4'-0"4 SPACES @ 9'-0"107'-8"7 SPACES @ 9'-0"63'-0"8'-0"63'-0"7 SPACES @ 9'-0"8'-0"9'-0"6 SPACES @ 9'-0"15'-6"15'-0"58'-2"58'-2"2'-6"15'-6"18'-0"18'-0"7'-0"2'-6"18'-0"15'-0"PUE ESMT10'-0"DRAINAGEESMT8'-0"5'-0"10'-8"15'-6"2'-6"2'-6"2'-6"7'-6"2'-6"15'-6"22'-2"15'-6"7'-6"2'-6"72'-0"8'-0"36'-0"8'-0"72'-0"20'-5"34'-0"54'-0"6 SPACES @ 9'-0"8 SPACES @ 9'-0"4 SPACES @ 9'-0"(EV CAPABLE)8 SPACES @ 9'-0"(EV CAPABLE)42'-0"2'-6"15'-6"42'-10"72'-0"8'-0"9'-0"5'-0"9'-0"54'-0"6 SPACES @ 9'-0"8 SPACES @ 9'-0"ALIGN8'-0"62'-0"9'-0"8'-0"9'-0"8'-0"54'-0"6 SPACES @ 9'-0"7 SPACES @ 9'-0"58'-2"58'-2"2'-6"15'-6"7'-0"1'-7"4'-0"8'-3"6'-0"12'-0"6'-0"20'-0"12'-0"21'-6"18'-0"21'-6"18'-0"2'-0"2'-0"2 SP @ 9'-0"2 SP @ 9'-0"3 SP @ 4'8'-0"18'-0"58'-2"2'-6"2'-6"15'-6"15'-6"15'-6"7'-0"15'-6"2'-6"SEWER/STORM DRAINESMT2 SPACES @ 9'-0"( EV READY )6 SPACES @ 9'-0"( EV READY )18'-0"4 SPACES @ 9'-0"( EV CAPABLE )54'-0"54'-0"6'-0"27'-0"3 SP @ 9'-0"12'-0"18'-0"5'-0"18'-0"6"4 SPACES @ 9'-0"5'-0"8'-0"8'-0"3 SPACES @ 9'-0"4'-6"15'-6"5'-0"11'-8"2 SP@4'-0"2 SP@4'-0"2'-6"7'-0"SITE PLAN REFERENCE NOTES1. PAVED DRIVE & PARKING AREAS - SHOWN SHADED2. PARKING LOT POLE LIGHT FIXTURE - REFER TO SHTS E-1 & E-23. BOLLARD LIGHT FIXTURE - REFER TO SHTS E-1 & E-24. CONCRETE WALKS5. CONCRETE SLAB AT DRIVE AREAS, 6" CONC WITH # 4 AT 18" O.C.EA WAY OVER 7" CL II BASE, W/ EXP JOINTS AS SHOWN6. CONC CURB - 6" HIGH TYP AT ALL PARKING AREAS7. CONCRETE CURB/GUTTER8. + 48" HIGH CONCRETE BLOCK PATIO WALL W/ EXTERIOR PLASTER9. SPLIT FACE CONC BLOCK TRASH ENCLOSURE10. TRAFFIC PAINTA. "MOTORCYCLE" - 5" HIGH LETTERSB. "NO PARKING" - 12" HIGH LETTERS & STRIPES @ 36" O.C. MAXC. DESIGNATED PARKING, PER PLAN11. BIKE RACK - 6 BIKES - TYP @ 3 LOCATIONS12. PRECAST CONC PAVERS13. TRUNCATED DOMES14. CONC CURB RAMP 1:12 MAX SLOPE - REFER TO CIVIL PLANS15. PLANTING AREA - REFER TO PLANTING PLAN16. CURB OPENING, REFER TO CIVIL PLANS17. EXISTING SIDEWALK, CURB & GUTTER18. VEHICLE CHARGING STATION19. COMPACTED DG AREA W/ PICNIC TABLE & BENCHREFER TO LANDSCAPE PLAN20. BENCH - REFER TO LANDSCAPE PLAN21. DOUBLE DETECTOR CHECK VALVE - REFER TO CIVIL PLANS22. STORM DRAIN - REFER TO CIVIL PLANS23. 30" x 48" CLEAR SPACE AT EV CHARGER111591210A1910C21313211194218610C1817412716131187610B222716612616713231515151515151515151515151515151515151515151522243415151515151515716661214131422216181813182441422222222222'-6"8'-0"36"114'-6"14Item 2Packet Page 33
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1526AC - 1.2114 FEB 2020ENLARGED PLAZA PLAN/DETAILSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401892AEROVISTAPLACE892 AEROVISTA LLC43ENLARGED PARKING PLAN1/8" = 1' - 0"44ENLARGED PARKING PLAN1/8" = 1' - 0"45ENLARGED PARKING PLAN1/8" = 1' - 0"34ENLARGED PARKING PLAN1/8" = 1' - 0"23242513141532ENLARGED PARKING PLAN1/8" = 1' - 0"22122111AC paving over Class II base1'-6"conc cut off wallw/ #4 T&B6"6" conc w/ #4 @ 18" o.c. ea way, over 7" non-expansive base3"PAVING EDGE1 1/2"4" thk conc walk w/ #3 @ 24" o.c. ea way over 24" non-expansive baseconc curb6"8"#4 continuous top & bot1'-6"8"(varies @zPLANTER CURB1 1/2"curb ramp)conc curb w/ #4 cont top & bot6"6"1'-6"8"3"plantingAC paving over Class II baseCONCRETE CURB1 1/2"conc curb w/ #4 cont top & bot6"6"8"3'9"4" thk conc walk w/ #3 @ 24" o.c. ea way over 24" non-expansive baseAC paving over Class II baseCONCRETE CURB1 1/2"4" thk conc walk w/ #3 @ 24" o.c. ea way over 24" non-expansive basefinish grade6"8"1"EDGE OF WALK1 1/2"1 1/2"CURB / GUTTER6"112"1'-6"6"112"6"conc curb & gutter w/4 #4 cont AC paving over class II baseWHEEL STOP1 1/2"pre-cast conc bumpera. c. paving2-#6 x 24" dowels1'-6"conc cut off wall w/ #4 T&B6"AC paving over class II base3"conc pavers min 3 1/8" thick2" bedding course #8 aggregate4" #57 stone open graded basesoil subgrade6" min #2 stone subbaseCURB @ PAVERS1 1/2"SEAT WALL1 1/2"#3 ties @ 24" o.c.(2) - #4 conttop & bot6"1'-3"1'-6"8"conc seat wall3/4" chamfertop edgesfinish grade - htvariesconc walkrefer to13-9'-0"5'-0"9'-0"18'-0"5786941D1B22-REFER TO DETAIL 41/AC1.2 FOR ADDITIONAL NOTES15-9'-0"9'-0"18'-0"mincurbdiagonal stripes @ 36"oc max, blue paint12" high lettering,white paintsigns B & C & Dsign B & Dconc curbdetectable warning, full width & length oflanding2'-6"wheelstopblue paint5'-0" min @typ space8'-0" min @van spaceSIGN B70" square inches, International Symbol of Accessibility (ISA)SIGN AThe following sign shall be posted in a conspicuous place at each entrance to off-street parking facilities, or immediately adjacent to and visible from each stall or space :A 22" x 17" ground sign with 1" high letters to read,"UNAUTHORIZED VEHICLES PARKED IN DESIGNATED ACCESSIBLE SPACES NOT DISPLAYING DISTINGUISHING PLACARDS OR SPECIAL LICENSE PLATES ISSUED FOR PERSONS WITH DISABILITIES WILL BE TOWED AWAY AT THE OWNER'S EXPENSE. TOWED VEHICLES MAY BE RECLAIMED AT ____________ OR BY TELEPHONING __________." Blank spaces must be filled in with 1" min high lettering.SIGN C"VVAN ACCESSIBLE" sign, 1" high letters mounted between signs "B" & "D"MOUNTING HEIGHTBottom of lowest sign shall be mounted at +80" above finish grade for free standing pole signs, or at +60" above finish grade on building surface (when building adjacency occurs).SIGN D"MINIMUM FINE $250" signDNDNF L U S H4'-0"PARKINGNO22AC1.212AC1.2conc walkmin21AC1.214AC1.2RAMP8.3% MAXRAMP8.3% MAX11AC1.223AC1.236" blue background square w/ white ISA and border, typicalblue paintborder2% max slope in all directions within this area41ACCESSIBLE PARKING STALLNO SCALE134ENLARGED PARKING PLAN REF NOTES1. POLE-MOUNTED SIGNAGE - REFER TO 41/AC-1.2A. SIGN AB. SIGN BC. SIGN CD. SIGN D2. CURB RAMP - 8.33% MAX SLOPE3. FLARED SIDES - 1:10 MAX SLOPE4. DETECTABLE WARNING - REFER TO DETAIL 21/AC-25. WHEEL STOP - REFER TO DETAIL 11/AC-26. 36" BLUE BACKGROUND SQUARE W/ WHITE ISA AND BORDER7. BLUE PAINT BORDER W/ WHITE DIAGONAL STRIPES AT 36" O.C.8. 12" HIGH, WHITE PAINT LETTERING9. CROSS SLOPE IN SHADED AREA NOT TO EXCEED 2% IN ANY DIRECTION10. CONCRETE PAVER WALKWAY, CROSS SLOPE NOT TO EXCEED 2%,SLOPE IN DIRECTION OF TRAVEL NOT TO EXCEED 5%11. ELECTRIC VEHICLE CHARGER12. 30"x48" CLEAR SPACE AT CHARGER13. LIGHT POLE - REFER TO ELECT DWGS9'-0"8'-0"9'-0"5'-0"18'-0"4'-0"5'-0"5'-0"6'-0"57869431D1B1D1C21B22-DN15-REFER TO DETAIL 41/AC1.2 FOR ADDITIONAL NOTES5'-0"57869439'-0"8'-0"9'-0"8'-0"9'-0"57843'-0"14'-0"12-24-18'-0"30"2RAMP3'-0"6'-0"5'-0"4'-0"5'-0"REFER TO DETAIL 41/AC1.2 FOR ADDITIONAL NOTES14-15-1B1D1B1CREFER TO DETAIL 41/AC1.2 FOR ADDITIONAL NOTES3'-0"2'-6"10101D1B5'-0"57869410'-0"5'-0"9'-0"30"RAMP1'-0"5'-0"9'-0"12-1B1D22'-0"REFER TO DETAIL 41/AC1.2 FOR ADDITIONAL NOTES5'-0"RAMP2224-14-4'-6"6"6'-0"12'-0"5'-0"9'-0"109'-0"18'-0"2'-6"1B1D1B1D1B1C1D1D412111112slope± 3%RAMP9'-0"8'-0"9'-0"18'-0"4'-6"5786941D1B1D1C21BDN15-15-RAMP1330"30"30"24-25-131312-12-12-12-6'-0"3'-0"3'-0"3'-0"NOTE:705.1.1.1 Dome size.Truncated domes in a detectable warning surface shall have a base diameter of 0.9" min to 0.92" max, a top diameter of 0.45" min to 0.47" max and a height of 0.18" min to 0.22" max.705.1.1.2 Dome spacing. Truncated domes in a detectable warning surface shall have a center-to-center spacing of 2.3" min to 2.4" max, and a base-to-base spacing of 0.65" min measured between the most adjacent domes on a square grid.705.1.1.3 Contrast. Detectable warning surfaces shall contrast visually with adjacent walking surfaces either light-on-dark or dark-on-light.705.1.1.4 Resiliency. Detectable warning surfaces shall differ from adjoining surfaces in resiliency or sound-on-cane contact.705.1.1.5 Color. Detectable warning surfaces shall be yellow conform-ing to FS 33538 of Fed Standard 595C, except at curb ramps.TRUNCATED DOMESNO SCALEItem 2Packet Page 34
227RThese drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®SITE LOCATIONSCALE: 1" = 40'PROJECT LOCATIONSAN LUIS OBISPOOWNER/DEVELOPERQUAGLINO PROPERTIES815 FIERO LANESAN LUIS OBISPO, CA 93401SITE ADDRESS862 AEROVISTA PLACESAN LUIS OBISPO, CA 93401ASSESSOR'S PARCEL NUMBERAPN 053-412-01522711146464141581661661SITEIMPROVEMENT PLANSFOR862 AEROVISTA PLACE, SLOCITY OF SAN LUIS OBISPO, CALIFORNIACOCO%2.00%(2.00)OOLEGENDEXISTING PROPOSED DESCRIPTIONSPOT ELEVATIONSSEWER MANHOLESEWER CLEANOUTSERVICE LATERAL(W=WATER, G=GAS,U=UTILITIES)SERVICE METER (W=WATER)DOUBLE SERVICE METER(W=WATER)SEWER LATERALFIRE HYDRANTSTORM DRAIN MANHOLESTORM DRAIN CATCH BASINCURB INLETGATE VALVESTREET LIGHTSURVEY MONUMENTBENCH MARKSLOPE PERCENTAGEABANDON UTILITYEDGE OF PAVEMENTREDUCER / INCREASERWATER LINESEWER FORCE MAINGRAVITY SEWER LINESTORM DRAINUNDERGROUNDGAS LINEUNDERGROUND UTILITYLINE LOCATIONUNDERGROUNDELECTRICAL LINEUNDERGROUNDCABLE TELEVISION LINEUNDERGROUNDTELEPHONE LINEELECTRICAL, TELEPHONECOMMUNICATIONRIGHT OF WAYEASEMENTCENTERLINEBARBED WIRE FENCECHAIN LINK FENCERETAINING WALLFLOWLINEAEROVISTA PLACESSSSWMWMWMWMABBREVIATIONSAC ASPHALTIC CONCRETEACP ASBESTOS CEMENT PIPEARV AIR RELEASE VALVEA&V AIR AND VACUUM (COMBINATION) VALVEAVG AVERAGEBC BEGIN CURVEBF BLIND FLANGEBFV BUTTERFLY VALVEBIA BUREAU OF INDIAN AFFAIRSBLDG BUILDINGBM BENCH MARKBO BLOW OFFC CURBCATV CABLE TELEVISIONCI CAST IRONCL CENTERLINECL CLASSCMP CORRUGATED METAL PIPECO CLEANOUTCONC CONCRETECONST CONSTRUCTIONCONT CONTINUOUSCPLG COUPLINGCY CUBIC YARDDET DETAILDIA DIAMETERDIM DIMENSIOND/W DRIVEWAYE EXISTINGEA EACHEC END CURVEELE ELEVATIONEP EDGE OF PAVEMENTEX EXISTINGEG EXISTING GROUNDFCA FLANGE COUPLING ADAPTORFDC FIRE DEPARTMENT CONNECTIONFF FINISH FLOORFG FINISH GRADEFH FIRE HYDRANTFL FLOW LINEFL FIRE LINEFLG FLANGEFS FINISH SURFACEFT FEETGGASGA GAGEGAL GALLONGALV GALVANIZEDGB GRADE BREAKGPD GALLONS PER DAYGPM GALLONS PER MINUTEGV GATE VALVEHC HANDICAPHDPE HIGH DENSITY POLYETHYLENEHGL HYDRAULIC GRADE LINEID INSIDE DIAMETERIN INCHESINV INVERTJP JOINT POLEJT JOINT UTILITY TRENCHL LENGTHLAT LATERALLF LINEAR FEETLP LIGHT POLELT LEFTM METERMAX MAXIMUMMIN MINIMUMMISC MISCELLANEOUSMH MANHOLEN/A NOT APPLICABLENGVD NATIONAL GEODETIC VERTICAL DATUMNIC NOT IN CONTRACTNTS NOT TO SCALEOD OUTSIDE DIAMETERPCC PORTLAND CEMENT CONCRETEPH POTHOLE (UTILITY WAS POTHOLED)PIV POST INDICATOR VALVEPOC POINT OF CONNECTIONPRV PRESSURE REGULATING VALVEPSF POUND PER SQURE FOOTPSI POUND PER SQUARE INCHPVC POLYVINYL CHLORIDER RADIUSRC REINFORCED CONCRETERCP REINFORCED CONCRETE PIPEREQD REQUIREDRT RIGHTR/W RIGHT OF WAYRET WALL RETAINING WALLSS SANITARY SEWERSCH SCHEDULESD STORM DRAINSHT SHEETSPEC SPECIFICATIONSSTA STATIONSTD STANDARDSTL STEELSW SIDEWALKT TELEPHONETB THRUST BLOCKTB TOP OF BANKTC TOP OF CURBTF TOP OF FOOTINGTG TOP OF GRATETP TOP OF PAVEMENTTYP TYPICALTW TOP WALLUTL COMMON TRENCH UTILITIESVAR VARIESVC VERTICAL CURVEVERT VERTICALW WATERWL WATER LINEWM WATER METERWV WATER VALVE*NOTE: THIS IS A STANDARD SET OF ABBREVIATIONS.NOT ALL ABBREVIATIONS SHOWN WILL APPLY TO THISWORK.C-1.0COVER SHEETSheet List TableSheet Number Sheet TitleC-1.0 COVER SHEETC-1.1 GENERAL NOTESC-2.0 TOPOGRAPHIC MAPC-3.0 OVERALL GRADING PLANC-3.1 GRADING PLANC-3.2 GRADING PLANC-4.0UTILITY PLANC-4.1 UTILITY DETAILSC-5.0 EROSION CONTROL PLANC-5.1 EROSION CONTROL DETAILSC-6.1 CONSTRUCTION DETAILSC-6.2 CONSTRUCTION DETAILSC-6.3 CONSTRUCTION DETAILSC-6.4 CONSTRUCTION DETAILSC-6.5 CONSTRUCTION DETAILS(100.0 Item 2Packet Page 35
GENERAL NOTES1. THESE PLANS ARE PART OF A SET OF CONTRACT DOCUMENTS AND SHALL NOTBE CONSIDERED THE SOLE SOURCE OF CONSTRUCTION INFORMATION. ALLCONSTRUCTION WORK AND INSTALLATIONS SHALL CONFORM TO THE CITY OF SANLUIS OBISPO STANDARDS AND SPECIFICATIONS, THE CONTRACT DOCUMENTS ANDWORK SHALL BE SUBJECT TO THE APPROVAL OF THE CITY OF SAN LUIS OBISPOPUBLIC WORKS DEPARTMENT.2. THE CONTRACTOR SHALL HAVE COPIES OF THE APPROVED CONTRACTDOCUMENTS FOR THIS PROJECT ON THE SITE AT ALL TIMES AND SHALL BE FAMILIARWITH ALL APPLICABLE STANDARDS AND SPECIFICATIONS.3. CONTRACTOR AGREES THAT HE OR SHE SHALL ASSUME SOLE AND COMPLETERESPONSIBILITY FOR THE JOB SITE DURING THE COURSE OF THE PROJECT,INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENTSHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY, AND HOLD THE ENGINEERAND OWNER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, INCONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTINGFOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR ENGINEER,OR THIRD PARTY IN VIOLATION OF THE LAW OR IN TRESPASS. THE CONTRACTORSHALL PRACTICE SAFETY AT ALL TIMES AND SHALL FURNISH, ERECT, AND MAINTAIN,SUCH FENCES, BARRICADES, LIGHTS, AND SIGNS NECESSARY TO GIVE ADEQUATEPROTECTION TO THE PUBLIC AT ALL TIMES.4. INFORMATION PERTAINING TO EXISTING UNDERGROUND FACILITIES IS BASEDON RECORD INFORMATION AND IS SHOWN FOR INFORMATION PURPOSES ONLY.UNDERGROUND FEATURES SHOWN IN PLAN VIEW ON THE PLANS ARE INDICATEDWITH THEIR APPROXIMATE LOCATION AND EXTENT, AND MAY NOT APPEAR INPROFILE OR SECTIONS VIEWS. THE CONTRACTOR SHALL BE RESPONSIBLE FORCONTACTING ALL AGENCIES INVOLVED AND SHALL LOCATE ALL FACILITIES PRIORTO EXCAVATION IN ANY AREA. THE CONTRACTOR SHALL CALL UNDERGROUNDSERVICE ALERT (USA), TOLL FREE AT 811 AND THE CITY OF SAN LUIS OBISPOFORTY-EIGHT (48) HOURS PRIOR TO THE START OF CONSTRUCTION.5. THE CONTRACTOR SHALL CONTINUALLY REVIEW JOB SITE CONDITIONS.CONDITIONS REQUIRING CONSTRUCTION DIFFERENT FROM THAT SHOWN ON THEPLANS SHALL BE REPORTED TO THE ENGINEER PRIOR TO PROCEEDING WITH THEAFFECTED CONSTRUCTION.6. THESE DRAWINGS REPRESENT THE FINISHED CONDITION AND UNLESSOTHERWISE INDICATED, THEY DO NOT SHOW THE METHOD OF CONSTRUCTION.7. ALL IMPROVEMENTS SHOWN OR INDICATED ON THESE DRAWINGS ARE TO BECONSTRUCTED AND/OR INSTALLED BY THE CONTRACTOR IN THIS PROJECT, UNLESSTHEY ARE CALLED OUT AS: "EXISTING", "FUTURE", "NIC", NOT A PART; OR HAVESOME OTHER EXCLUDING NOTATION.8. CONTRACTOR SHALL KEEP A SET OF PROJECT DRAWINGS ON WHICH RECORDINFORMATION SHALL BE PLACED NOTING DEVIATIONS FROM THE PLANS IN THELOCATION, GRADE, SIZE, TYPE, AND SCOPE OF WORK WHICH IS CONSTRUCTED.9. OCCUPATIONAL SAFETY AND HEALTH ACT (OSHA) REQUIREMENTS ANDSTANDARDS SHALL BE OBSERVED AT THE JOB SITE AT ALL TIMES.10. CONTRACTOR SHALL ORGANIZE A PRE-CONSTRUCTION MEETING PRIOR TOCOMMENCEMENT OF WORK. THE MEETING SHALL INCLUDE (AT A MINIMUM) THEOWNER/REPRESENTATIVE, CONTRACTORS, ENGINEER OF RECORD, SOILSENGINEER, PERTINENT UTILITY COMPANIES, SURVEYOR AND CITY INSPECTOR. TOSCHEDULE MEETING, CONTACT CITY OF SAN LUIS OBISPO AT (805) 781-7196.11. EXISTING SURVEY MONUMENTS SHALL BE PROTECTED IN PLACE OR SHALL BETIED OUT BY A LICENSED LAND SURVEYOR PRIOR TO DISTURBANCE. PROPERRESETTING OF ALL EXISTING MONUMENTS AND OTHER SURVEY MARKERS SHALL BEAT THE CONTRACTOR'S OWN EXPENSE. ANY SURVEY MONUMENTS DISTURBED BYTHE CONTRACTOR SHALL BE REPLACED PRIOR TO OCCUPANCY BY APROFESSIONAL LICENSED LAND SURVEYOR IN ACCORDANCE WITH SECTION 8771OF THE CALIFORNIA BUSINESS AND PROFESSIONS ACT.ALL CONSTRUCTION SHALL BE IN COMPLETE COMPLIANCE WITH ALLRECOMMENDATIONS AND REQUIREMENTS AS SET FORTH IN THE GEOTECHNICALENGINEERING REPORT FOR 862 AEROVISTA PLACE, SAN LUIS OBISPO CA, DATEDJULY 12, 2019, PREPARED BY EARTH SYSTEMS PACIFIC.12.A SEPARATE ENCROACHMENT PERMIT IS REQUIRED OF ANY WORK IN THEPUBLIC RIGHT-OF-WAY. WORK REQUIRING AN ENCROACHMENT PERMIT INCLUDESBUT IS NOT LIMITED TO CURB AND GUTTER, SIDEWALKS, DRIVEWAY RAMPS, CURBRAMPS, SIDEWALK UNDERDRAINS, STREET LIGHTS, WATER, SEWER, AND FIRESERVICES, DRAINAGE IMPROVEMENTS, WORK IN A PUBLIC EASEMENT, CONNECTIONTO CITY OFFSITE SEWER MAIN, STREET TREE PLANTING, STREET PAVING, ANDPEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF WAY.13. CONTACT THE PUBLIC WORKS INSPECTOR AT 781-7554 WITH AT LEAST A 48HOUR NOTICE FOR ANY REQUIRED CITY OF SAN LUIS OBISPO ENCROACHMENTPERMIT OR FINAL INSPECTIONS.14. A TRAFFIC CONTROL AND PEDESTRIAN PROTECTION PLAN SHALL BESUBMITTED TO THE CITY OF SAN LUIS OBISPO PUBLIC WORKS DEPARTMENT FORREVIEW AND APPROVAL PRIOR TO THE ENCROACHMENT PERMIT ISSUANCE.15. NO CONSTRUCTION SHALL BE STARTED WITHOUT PLANS APPROVED BY THECITY. THE CITY SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO STARTING OFCONSTRUCTION. ANY CONSTRUCTION DONE WITHOUT APPROVED PLANS OR PRIORNOTIFICATION TO THE CITY WILL BE REJECTED AND WILL BE AT THE CONTRACTOR'SAND/OR OWNER'S RISK.16. SOILS TESTS SHALL BE DONE IN ACCORDANCE WITH THE CITY OF SAN LUISOBISPO STANDARDS AND SPECIFICATIONS. ALL TESTS MUST BE MADE WITHIN 15DAYS PRIOR TO THE PLACING OF MATERIAL. THE TEST RESULTS SHALL CLEARLYINDICATE THE LOCATION AND SOURCE OF THE MATERIAL.17. COMPACTION TESTS SHALL BE MADE ON SUBGRADE MATERIAL AND MATERIALAS SPECIFIED BY THE SOILS ENGINEER. SAID TESTS SHALL BE MADE PRIOR TO THEPLACING OF THE NEXT MATERIAL. COMPACTION REPORTS TO BE PROVIDED TO THEENGINEER OF RECORD.18. SITE SOILS WITHIN FLATWORK AREAS SHOULD BE OVEREXCAVATED TO THEBOTTOM OF THE NONEXPANSIVE FILL SECTION RECOMMENDED IN THEGEOTECHNICAL REPORT. THE EXPOSED SURFACES SHOULD THEN BE SCARIFIED,MOISTURE CONDITIONED AND RECOMPACTED.19. A REGISTERED CIVIL ENGINEER MUST VERIFY THAT THE IMPROVEMENTS WHENCOMPLETED ARE IN CONFORMANCE WITH THE PLANS PRIOR TO THE REQUEST FORFINAL INSPECTION. RECORD DRAWINGS ARE TO BE PREPARED AFTERCONSTRUCTION IS COMPLETED. THE CIVIL ENGINEER PREPARING THE RECORDDRAWING PLANS WILL BE PRESENT WHEN THE FINAL INSPECTION IS MADE.CONTRACTOR TO KEEP A RECORD OF ALL REVISIONS/ "AS-BUILT" CHANGES ON ANAPPROVED SET OF PLANS AND PROVIDE TO THE EOR IN A TIMELY MANNER AFTERFINAL INSPECTION SITE WALK.20. ALL UTILITY COMPANIES SHALL BE NOTIFIED PRIOR TO THE START OFCONSTRUCTION.21. THE FINAL STRUCTURAL SECTION SHALL BE BASED ON 'R' VALUE TESTS MADEAT THE TIME OF CONSTRUCTION.22. CONSTRUCTION ACTIVITY ON-SITE SHALL BE LIMITED TO THE HOURS OF 7:00AMTO 7:00PM MONDAY THROUGH SATURDAY.23. GRADING OPERATIONS SHALL BE MONITORED BY OR UNDER THE DIRECTION OFA GEOTECHNICAL ENGINEER TO PROVIDE PROPER SELECTION AND COMPACTIONOF FILL AND ATTEMPT TO IDENTIFY ANY UNDISCOVERED SOIL CONDITIONS ORFEATURES THAT MIGHT AFFECT THE CONSTRUCTION OF THE DEVELOPMENT.24. THE CONTRACTOR SHALL CLEARLY POST THE PROJECTS NOISE RESTRICTIONSON THE SITE UNTIL THE PROJECT IS COMPLETE.25. DESIGNS OF ALL FOUNDATIONS, ROADWAYS, CURBS AND OTHER STRUCTURESSHALL BE REVIEWED BY A GEOTECHNICAL ENGINEER TO ENSURE THAT THEY ARECOMPATIBLE WITH THE SOILS PROPERTIES AND CONDITIONS ON THE PROJECT SITE.26. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS OR TRENCHING GREATERTHAN 5 FEET IN DEPTH. A COPY OF THE ANNUAL OR PROVISIONAL PERMIT SHALL BEPROVIDED TO THE BUILDING DIVISION PRIOR TO BUILDING, UTILITY, AND/ORGRADING PERMIT ISSUANCE IF APPLICABLE.27.FINISH GRADES AROUND THE STRUCTURE SHALL SLOPE DRAIN A MINIMUM OF5% FOR 10 FEET OR 2% FOR IMPERVIOUS SURFACES TOWARD A PUBLIC STREET ORENGINEERED DRAINAGE STRUCTURE.28. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THEJURISDICTION OF THE CITY UTILITIES AND PUBLIC WORKS DEPARTMENTS SHALLCOMPLY WITH THE MOST CURRENT EDITION OF THE ENGINEERING STANDARD ANDSTANDARD SPECIFICATIONS (ADOPTED JANUARY 2010)29. PUBLIC IMPROVEMENTS SHOWN ON THESE PLANS ARE FOR INFORMATIONONLY. APPROVAL OF THESE PLANS DOES NOT AUTHORIZE OR PERMIT WORK IN THEPUBLIC RIGHT OF WAY OR CONNECTION TO PUBLIC UTILITIES.30. PARKING LOT STRIPING SHALL BE INSTALLED IN ACCORDANCE WITH THEPARKING AND DRIVEWAY STANDARDS AND CITY ENGINEERING STANDARD #2250.31. ALL PUBLIC IMPROVEMENTS SHALL BE COMPLETED TO THE SATISFACTION OFTHE PUBLIC WORKS INSPECTOR PRIOR TO FINAL INSPECTION APPROVALS OROCCUPANCY OF ANY NEW BUILDING.32. PURSUANT TO GOVERNMENT CODE SECTION 66474.9(B), THE SUBDIVIDERSHALL DEFEND, INDEMNIFY AND HOLD HARMLESS THE CITY AND/OR ITS AGENTS,OFFICERS AND EMPLOYEES FROM ANY CLAIM, ACTION OR PROCEEDING AGAINSTTHE CITY AND/OR ITS AGENTS, OFFICERS OR EMPLOYEES TO ATTACK, SET ASIDE,VOID OR ANNUL, THE APPROVAL BY THE CITY OF THIS SUBDIVISION, AND ALLACTIONS RELATING THERETO, INCLUDING BUT NOT LIMITED TO ENVIRONMENTALREVIEW.33. EXPORT MATERIAL SHALL BE DISPOSED OF OUTSIDE THE CITY LIMITS IN ANACCEPTABLE LOCATION.CONSTRUCTION NOTES1. CONTRACTOR SHALL INVESTIGATE THE SITE DURING CLEARING, DEMOLITIONAND EARTHWORK OPERATION FOR ANY EXISTING HAZARD SUCH AS CESSPOOLS,CISTERNS, FOUNDATIONS OR LARGE DEPOSITS OF ORGANIC MATERIAL, ETC. IF ANYSUCH HAZARDS ARE FOUND, THE OWNER AND ENGINEER SHALL BE NOTIFIED. ALLEXISTING SURFACE STRUCTURES, FENCES, TANKS, PIPES, ETC., AND ANY BURIEDMATERIAL SPECIFIED IN THE PLANS FOR REMOVAL FROM THE SITE SHALL BEDISPOSED OF AT A LICENSED DISPOSAL FACILITY.2. CONTRACTOR SHALL PROVIDE A MIN. OF 48 HOURS WRITTEN NOTICE TO THEPROJECT REPRESENTATIVE AND SURVEYOR WHEN REQUESTING SURVEY STAKES.3. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER & SIDEWALK, ORDRIVEWAY APPROACH SHALL BE REPAIRED OR REPLACED TO THE SATISFACTIONOF THE PUBLIC WORKS DIRECTOR.4. A COMPACTION REPORT SHALL BE PROVIDED FROM A LICENSED SOILSENGINEER STATING THAT THE BASE AND SUBGRADE WERE PREPARED INACCORDANCE WITH THE PROJECT SOILS REPORT OR THE CITY PARKING ANDDRIVEWAY STANDARDS. (95% MINIMUM COMPACTION)5. A LICENSED LAND SURVEYOR SHALL CERTIFY SEWER LATERALS WITH A SLOPENOT LESS THAN 18" PER FOOT OR 1% AT TIME OF INSTALLATION. SURVEYORS FIELDREPORT SHALL INCLUDE SPOT ELEVATIONS VERIFIED AT NOT LESS THAN 10'INTERVALS AND PROVIDED TO THE BUILDING INSPECTOR AT OR BEFORE THESEWER LATERAL INSPECTION.6. THE ELEVATION OF THE FOUNDATION FORMS SHALL BE CERTIFIED BY ALICENSED SURVEYOR OR ENGINEER FOR COMPLIANCE WITH THE APPROVEDBUILDING PLANS AND CITY ORDINANCES PRIOR TO FOUNDATION INSPECTIONAPPROVALSCUT:XXX CU, YDS.FILL:XXX CU, YDS.NET:XXX CU, YDS.QUANTITY ESTIMATES SHOWN ON THIS PLAN ARE TO BE USED FOR BONDING ANDPERMIT PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TOVERIFY ACTUAL QUANTITIES FOR THE PURPOSES OF CONSTRUCTION & BIDDING.THESE QUANTITIES DO NOT ASSUME ANY LOSSES DUE TO SHRINKAGE, DIRTREMOVAL DUE TO UNSUITABLE SUBGRADE MATERIAL OR REUSE OF EXISTINGASPHALT ON-SITE.GRADING NOTES1. ALL IMPROVEMENTS LOCATED WITHIN THE CREEK SETBACK AREA (BELOW TOPOF BANK) SHALL ONLY BE COMMENCED WITH THE APPROVAL AND OVER-SIGHT BYTHE CITY'S NATURAL RESOURCES MANAGER. CONTACT NATURAL RECOURSEMANAGER, ROBERT HILL AT (805) 781-7211 TWO WORKING DAYS PRIOR TO START OFWORK.2. IF EXCAVATIONS ENCOUNTER SIGNIFICANT PALEONTOLOGICAL RESOURCES,ARCHAEOLOGICAL RESOURCES, OR CULTURAL MATERIAL, THEN CONSTRUCTIONACTIVITIES THAT MAY AFFECT THEM SHALL CEASE UNTIL THE EXTENT OF THERESOURCE IS DETERMINED AND THE COMMUNITY DEVELOPMENT DIRECTORAPPROVES APPROPRIATE PROTECTIVE MEASURES. THE COMMUNITYDEVELOPMENT DIRECTOR SHALL BE NOTIFIED OF THE EXTENT AND LOCATION OFDISCOVERED MATERIALS SO THAT A QUALIFIED ARCHAEOLOGIST MAY RECORDTHEM.3. IF PRE-HISTORIC NATIVE AMERICAN ARTIFACTS ARE ENCOUNTERED, A NATIVEAMERICAN MONITOR SHOULD BE CALLED INTO WORK WITH THE ARCHAEOLOGISTTO DOCUMENT AND REMOVE THE ITEMS. DISPOSITION OF ARTIFACTS SHALLCOMPLY WITH STATE AND FEDERAL LAWS.CITY OF SAN LUIS OBISPO PUBLIC WORKS DEPARTMENT919 PALM STREETSAN LUIS OBISPO, CALIFORNIA 93401T: (805) 781-7200APPLICABLE CODES:CALTRANS STANDARD PLANS - 2018CBC - 2019 California Building CodeUPC - 2019 Uniform Plumbing CodeGBC - 2019 Green Building CodeCFC - 2019 California Fire CodeSWPPP AND EROSION CONTROL1. EROSION CONTROL MEASURES FOR WIND, WATER, MATERIAL STOCKPILES, ANDTRACKING SHALL BE IMPLEMENTED ON ALL PROJECTS AT ALL TIMES AND SHALLINCLUDE SOURCE CONTROL, INCLUDING PROTECTION OF STOCKPILES,PROTECTION OF SLOPES, PROTECTION OF ALL DISTURBED AREAS, PROTECTION OFACCESSES, AND PERIMETER CONTAINMENT MEASURES. EROSION CONTROL SHALLBE PLACED PRIOR TO THE COMMENCEMENT OF GRADING AND SITE DISTURBANCEACTIVITIES UNLESS THE PUBLIC WORKS DEPARTMENT DETERMINES TEMPORARYMEASURES TO BE UNNECESSARY BASED UPON LOCATION, SITE CHARACTERISTICSOR TIME OF YEAR. THE INTENT OF EROSION CONTROL MEASURES SHALL BE TOKEEP ALL GENERATED SEDIMENTS FROM ENTERING A SWALE, DRAINAGE WAY,WATERCOURSE, ATMOSPHERE, OR MIGRATE ONTO ADJACENT PROPERTIES ORONTO THE PUBLIC RIGHT-OF-WAY.2. SITE INSPECTIONS AND APPROPRIATE MAINTENANCE OF ALL EROSIONCONTROL MEASURES/DEVICES SHALL BE CONDUCTED AND DOCUMENTED AT ALLTIMES DURING CONSTRUCTION AND ESPECIALLY PRIOR TO, DURING, AND AFTERRAIN EVENTS.3. THE DEVELOPER SHALL BE RESPONSIBLE FOR THE PLACEMENT ANDMAINTENANCE OF ALL EROSION CONTROL MEASURES/DEVICES AS SPECIFIED BYTHE APPROVED PLAN UNTIL SUCH TIME THAT THE PROJECT IS ACCEPTED ASCOMPLETE BY THE PUBLIC WORKS DEPARTMENT OR UNTIL RELEASED FROM THECONDITIONS OF APPROVAL OF THEIR GENERAL PERMIT. EROSION CONTROLMEASURES/DEVICES MAY BE RELOCATED, DELETED OR ADDITIONALMEASURES/DEVICES MAY BE REQUIRED DEPENDING ON THE ACTUAL CONDITIONSENCOUNTERED DURING CONSTRUCTION. ADDITIONAL EROSION CONTROLMEASURES/DEVICES SHALL BE PLACED AT THE DISCRETION OF THE ENGINEER OFWORK, CITY INSPECTOR, SWPPP MONITOR, OR RWQCB INSPECTOR. GUIDELINESFOR DETERMINING APPROPRIATE EROSION CONTROL DEVICES SHALL BE INCLUDEDIN THE PLANS WITH ADDITIONAL MEASURES/DEVICES NOTED FROM THE APPENDIXOF THE PUBLIC IMPROVEMENT STANDARDS.4. EROSION CONTROL DEVICES SHALL BE THE FIRST ORDER OF WORK AND SHALLBE IN PLACE AT ALL TIMES DURING CONSTRUCTION. ADDITIONAL MEASURES/DEVICES SHALL BE AVAILABLE DURING THE RAINY SEASON (BETWEEN OCTOBER 15AND APRIL 15) OR ANYTIME WHEN THE RAIN PROABALITY EXCEEDS 30%. THESEMEASURES/DEVICES SHALL BE AVAILABLE, INSTALLED, AND/OR APPLIED AFTEREACH AREA IS GRADED AND NO LATER THAN FIVE (5) WORKING DAYS AFTERCOMPLETION OF EACH AREA.5. THE CONTRACTOR, DEVELOPER, AND QSP SHALL BE RESPONSIBLE TO REVIEWTHE PROJECT SITE PRIOR TO OCTOBER 15 (RAINY SEASON) AND TO COORDINATEAN IMPLEMENTATION PLAN FOR WET WEATHER EROSION CONTROL DEVICES. ALOCALLY BASED STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE ATALL TIMES DURING THE RAINY SEASON (OCTOBER 15 THROUGH APRIL 15).NECESSARY MATERIALS SHALL BE AVAILABLE AND STOCK PILED AT CONVENIENTLOCATIONS TO FACILITATE RAPID CONSTRUCTION OR MAINTENANCE OFTEMPORARY DEVICES WHEN RAIN IS IMMINENT.6. IN THE EVENT OF A FAILURE, THE DEVELOPER AND/OR HIS REPRESENTATIVESHALL BE RESPONSIBLE FOR CLEANUP AND ALL ASSOCIATED COSTS OR DAMAGE.IN THE EVENT THAT DAMAGE OCCURS WITHIN THE RIGHT-OF-WAY AND THE CITY ISREQUIRED TO PERFORM CLEANUP, THE OWNER SHALL BE RESPONSIBLE FOR CITYREIMBURSEMENT OF ALL ASSOCIATED COSTS OR DAMAGE.7. IN THE EVENT OF FAILURE AND/OR LACK OF PERFORMANCE BY THE OWNERAND/OR CONTRACTOR TO CORRECT EROSION CONTROL RELATED PROBLEMS THEPUBLIC WORKS DEPARTMENT MAY REVOKE ALL ACTIVE PERMITS AND RECOMMENDTHAT CITY CODE ENFORCEMENT PROVIDE A WRITTEN NOTICE OR STOP WORKORDER IN ACCORDANCE WITH SECTION 22.52.140 [23.10] OF THE LAND USEORDINANCE.8. PERMANENT EROSION CONTROL SHALL BE PLACED AND ESTABLISHED WITH70% COVERAGE ON ALL DISTURBED SURFACES OTHER THAN PAVED OR GRAVELSURFACES, PRIOR TO FINAL INSPECTION. PERMANENT EROSION CONTROL SHALLBE FULLY ESTABLISHED PRIOR TO FINAL ACCEPTANCE. TEMPORARY EROSIONCONTROL MEASURES SHALL REMAIN IN PLACE UNTIL PERMANENT MEASURES AREESTABLISHED.9.ALL PROJECTS INVOLVING SITE DISTURBANCE OF ONE ACRE OR GREATERSHALL COMPLY WITH THE REQUIREMENTS OF THE NATIONAL POLLUTANTDISCHARGE ELIMINATION SYSTEM (NPDES). THE DEVELOPER SHALL SUBMIT ANOTICE OF INTENT (NOI) TO COMPLY WITH THE GENERAL PERMIT FORCONSTRUCTION ACTIVITY WITH THE REGIONAL WATER QUALITY CONTROL BOARD(RWQCB). THE DEVELOPER SHALL PROVIDE THE CITY WITH THE WASTE DISCHARGEIDENTIFICATION NUMBER. WDID NO.: XXXXXXX, RISK LEVEL 210. ALL DISTURBED AREAS SHALL BE HYDROSEEDED OR PLANTED WITH ANAPPROVED EROSION CONTROL VEGETATION WITHIN 14 DAYS AFTERCONSTRUCTION IS COMPLETE OR IF INACTIVE FOR MORE THAN 14 DAYS.11. EFFECTIVE SOIL COVER WILL BE IMPLEMENTED FOR AREAS SCHEDULED TO BEINACTIVE FOR AT LEAST 14 DAYS AND ALL FINISHED SLOPES, OPEN SPACE, UTILITYBACKFILL, AND COMPLETED LOTS.12. THE USE OF PLASTIC MATERIALS WILL BE LIMITED WHEN ALTERNATIVES EXIST.13. EFFECTIVE WIND EROSION CONTROL SHALL BE IMPLEMENTED.14. AFTER EACH RAIN STORM, REMOVE ALL SILT AND DEBRIS FROM EROSION &SEDIMENT CONTROL MEASURES, INCLUDING BASINS, SEDIMENT BASINS, SEDIMENTTRAPS, AND DIVERSION EARTH SWALES.15. ALL EQUIPMENT/ VEHICLES WILL BE FUELED, MAINTAINED AND STORED IN THEDESIGNATED STAGING AREA FITTED WITH APPROPRIATE BMPS.16. STORAGE AREAS FOR MATERIALS, WASTE, WATER STORAGE, WATERTRANSFER FOR DUST CONTROL AND COMPACTION PRACTICES SHALL BE LOCATEDWITHIN THE DESIGNATED STAGING AREAS.17. STOCKPILED CONSTRUCTION MATERIALS NOT BEING ACTIVELY USED SHALL BECOVERED AND BERMED PRIOR TO QUALIFYING RAIN EVENT.18. TRACKING ONTO THE PUBLIC STREET SHALL BE MINIMIZED. THE ADJOININGSTREETS SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD ANDCONSTRUCTION DEBRIS AT THE END OF EACH DAY.19. TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED WHENPERMANENT IMPROVEMENTS, PLANTINGS, AND FACILITIES ARE IN PLACE.TEMPORARY MEASURES SHALL BE REMOVED PRIOR TO FINAL INSPECTION.20. IT IS THE RESPONSIBILITY OF THE CONTRACTOR AND/OR QUALIFIED SWPPPPRACTITIONER (QSP) TO ENSURE THAT THE CURRENT VERSION OF THE SWPPP(INCLUDING ALL AMENDMENTS) IS BEING IMPLEMENTED BY ROUTINELY CHECKINGTHE PERMIT STATUS ON SMARTS AND VERIFYING WITH THE QUALIFIED SWPPPDEVELOPER.21. IN ACCORDANCE WITH THE CONSTRUCTION GENERAL PERMIT, THE SWPPPSHALL BE KEPT ON SITE AT ALL TIMES AND MADE AVAILABLE UPON REQUEST BY AREPRESENTATIVE OF THE REGIONAL WATER QUALITY BOARD, EPA, OR LOCALAGENCY.22. MINIMIZE THE AMOUNT OF DISTURBED/EXPOSED AREA WHERE POSSIBLE.DISTURB ONLY AREAS NECESSARY TO COMPLETE THE WORK SHOWN IN THESEPLANS.23. THE SWPPP IDENTIFIES POTENTIAL SOURCES OF POLLUTANTS OF STORMWATER, PRESENTS POLLUTION CONTROL MEASURES, AND ASSISTS IN ENSURINGIMPLEMENTATION AND MAINTENANCE OF THE BEST MANAGEMENT PRACTICES(BMP'S).24. IN THE EVENT OF A CHANGE OF OWNERSHIP, A NEW NOTICE OF INTENT SHALLBE FILED WITH THE STATE WATER RESOURCES CONTROL BOARD.25. IN THE EVENT OF A RELEASE OF A REPORTABLE QUANTITY OF A POLLUTANT,THE CONTRACTOR SHALL ADVISE THE OWNER TO NOTIFY THE NATIONAL RESPONSECENTER AND THE CITY OF SAN LUIS OBISPO. IF NECESSARY, THE SWPPP SHALL BEREVISED TO REFLECT THE CHANGE IN CONDITIONS OF THE CONSTRUCTIONACTIVITY. A REPORTABLE QUANTITY IS ESTABLISHED BY 40 CODE OF FEDERALREGULATIONS (CFR) 117.3 OR 40 CFR 302.4.26. ALL CONTRACTORS AND THEIR PERSONNEL WHOSE WORK CAN CONTRIBUTETO OR CAUSE POLLUTION OF STORM WATER SHOULD BE MADE FAMILIAR WITH THESWPPP.27. PROJECT QUALIFIED SWPPP PRACTITIONER:INSPECTOR: XXXCONTACT INFO: XXX28. CHANGES IN CONSTRUCTION OR IN CONDITIONS WHICH ARE NOT COVERED BYTHIS PLAN SHOULD BE BROUGHT TO THE ATTENTION OF THE LEGALLYRESPONSIBLE PERSON (LRP) AND QUALIFIED SWPPP DEVELOPER (QSD).29.ALL PREVENTION AND CLEAN UP MEASURES SHOULD BE CONDUCTED INACCORDANCE WITH CITY OF SAN LUIS OBISPO ORDINANCES, AS WELL AS STATEAND FEDERAL REGULATIONS. WASTE MATERIALS SHOULD BE DISPOSED OF IN ALEGAL MANNER.30. ALL DISCHARGES OF STORM WATER MUST COMPLY WITH THE LAWFULREQUIREMENTS OF THE CITY OF SAN LUIS OBISPO AND OTHER LOCAL AGENCIESREGARDING THE DISCHARGES OF STORM WATER TO STORM DRAIN SYSTEMS.31. THIS PLAN DOES NOT COVER THE REMOVAL OF HAZARDOUS OR TOXIC WASTE.IN THE EVENT OF A DISCHARGE OR RELEASE OF A REPORTABLE QUANTITY OFTOXIC WASTE, CONSTRUCTION ACTIVITIES SHOULD BE STOPPED UNTIL THE SPILLCAN BE ASSESSED AND A MITIGATION REPORT PREPARED BY A QUALIFIEDENVIRONMENTAL CONSULTANT, AND IF NECESSARY, REVIEWED BY THE CITY OFSAN LUIS OBISPO AND ANY OTHER AGENCY HAVING JURISDICTION.AIR QUALITY MITIGATION NOTESTHE FOLLOWING DUST MITIGATION MEASURES ARE REQUIRED AT THE START ANDMAINTAINED THROUGHOUT THE DURATION OF THE CONSTRUCTION OR GRADINGACTIVITY:1. CONSTRUCTION VEHICLE SPEED AT THE WORK SITE MUST BE LIMITED TOFIFTEEN (15) MILES PERHOUR OR LESS;2. PRIOR TO ANY GROUND DISTURBANCE, SUFFICIENT WATER MUST BE APPLIEDTO THE AREA TO BE DISTURBED TO PREVENT VISIBLE EMISSIONS FROM CROSSINGTHE PROPERTY LINE;3. AREAS TO BE GRADED OR EXCAVATED MUST BE KEPT ADEQUATELY WETTEDTO PREVENT VISIBLE EMISSIONS FROM CROSSING THE PROPERTY LINE;4. STORAGE PILES MUST BE KEPT ADEQUATELY WETTED, TREATED WITH ACHEMICAL DUST SUPPRESSANT, OR COVERED WHEN MATERIAL IS NOT BEINGADDED TO OR REMOVED FROM THE PILE;5. EQUIPMENT MUST BE WASHED DOWN BEFORE MOVING FROM THE PROPERTYONTO A PAVED PUBLIC ROAD;6. VISIBLE TRACK-OUT ON THE PAVED PUBLIC ROAD MUST BE CLEANED USINGWET SWEEPING OR HEPA FILTER EQUIPPED VACUUM DEVICE AT THE END IF EACHDAY,7. NO PERSON SHALL ENGAGE IN ANY CONSTRUCTION OR GRADING OPERATIONON PROPERTY WHERE THE AREA TO BE DISTURBED IS GREATER THAN ONE (1.0)ACRE UNLESS A GEOLOGIC EVALUATION HAS OCCURRED ON SITE. IF ASBESTOSCONTAINING ROCK IS DETERMINED TO BE ON SITE AN ASBESTOS DUST MITIGATIONPLAN WILL BE REQUIRED TO BE SUBMITTED TO AND APPROVED BY THE DISTRICTBEFORE THE START OF ANY CONSTRUCTION OR GRADING ACTIVITY; AND THEPROVISIONS OF THAT DUST MITIGATION PLAN MUST BE IMPLEMENTED AT THEBEGINNING AND MAINTAINED THROUGHOUT THE DURATION OF THE CONSTRUCTIONOR GRADING ACTIVITY; AND8. A PRE-CONSTRUCTION MEETING SHALL BE REQUIRED TO INFORMCONSTRUCTION CREW OF SITE REQUIREMENTS.9. ALL MATERIAL EXCAVATED OR GRADED SHALL BE SUFFICIENTLY WATERED TOPREVENT EXCESSIVE AMOUNTS OF DUST. DURING THE TIME PERIOD IN WHICHGRADING WILL OCCUR, WATERING SHALL OCCUR USING NONPOTABLE WATER, OROTHERWISE AS NEEDED TO THE APPROVAL OF THE CITY INSPECTOR, AT LEASTTWICE DAILY INCLUDING WEEKENDS WITH COMPLETE COVERAGE, PREFERABLY INTHE LATE MORNING AND AFTER WORK IS FINISHED FOR THE DAY.10. ALL CLEARING, GRADING EARTH-MOVING, OR EXCAVATING ACTIVITIES SHALLCEASE DURING PERIODS OF HIGH WINDS (GREATER THAN 15MPH AVERAGED OVERONE HOUR) TO PREVENT EXCESSIVE AMOUNTS OF DUST.11. IF SOIL MATERIALS ARE TRANSPORTED OFF-SITE, TRUCKS SHOULD BECOVERED OR HAVE ALT LEAST TWO FEET OF FREEBOARD TO MINIMIZE DUST ANDPREVENT LOOSE SOIL FROM SPILLING OUT.12. ALL DISTURBED AREAS NOT SUBJECT TO REVEGETATION SHALL BE STABILIZEDUSING APPROVED LANDSCAPED PLANTING, CHEMICAL SOIL BINDERS, JUTE NETTINGOR OTHER METHODS APPROVED IN ADVANCE BY THE ENGINEER OF RECORD.These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®No. 80124C-1.1GENERAL NOTESItem 2Packet Page 36
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®C-2.0TOPOGRAPHIC MAPItem 2Packet Page 37
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®No. 80124C-3.0OVERALL GRADING PLAN002040(IN FEET)10GRAPHIC SCALE1 IN = 20 FTC-3.1C-3.2FGEGFGEGAC-3.0BC-3.0H Scale: 1"=20' V Scale: 4:1SITE CROSS SECTIONAH Scale: 1"=20' V Scale: 4:1SITE CROSS SECTIONBEX FLOWLINEPROPOSEDFLOWLINEEX FLOWLINEEX FLOWLINE862 AEROVISTAPROPOSED BUILDINGDRAINAGE A.C. PARKING A.C. PARKING A.C. PARKING 48" RCP STORM DRAIN15EX FL 48"RItem 2Packet Page 38
001020(IN FEET)5GRAPHIC SCALE1 IN = 10 FTMATCHLINESEE SHEET C-3.2C-3.1GRADING PLAN100100100101101101102102110(TYP.)121130(TYP.)142110(TYP.)140140140140140140140140140140140114(TYP.)REFERENCE NOTES:RAMPS, SIDEWALKS, DRIVEWAYS100CONCRETE ADA RAMP PER CALTRANS A88A, SHEET C-6.1101DETECTABLE WARNING SURFACE PER CALTRANS A88A, C-6.1102CONCRETE SIDEWALK PER CITY OF SLO DETAIL 4110, SHEET C-6.1, #4REBAR AT 18" OCEW, 18" MIN NON-EXPANSIVE IMPORTED BASE (SEEGEOTECHNICAL RECOMMENDATIONS)103CONCRETE CUTTING PER CITY OF SLO DETAIL 4910, SHEET C-6.1104CONCRETE DRIVEWAY PER CITY OF SLO DETAIL 2111, SHEET C-6.1CURB AND GUTTER110CURB AND (18") GUTTER PER CITY OF SLO DETAIL 4030, SHEET C-6.11116" CONCRETE CURB PER CITY OF SLO DETAIL 4020, SHEET C-6.11126" CONCRETE FLUSH CURB PER DETAIL D, SHEET C-6.3113WHEEL STOP PER CITY OF SLO 2260, SHEET C-6.111418" WIDE CURB OPENING WITH ENERGY DISSIPATION PER DETAIL 122,SHEET C-6.111524" VALLEY GUTTER PER DETAIL F, SHEET C-6.3PAVEMENT1203.25" HMA OVER 14" CLASS 2 AGGREGATE BASE, SUBGRADE COMPACTEDTO 95%, R VALUE = 5, TRAFFIC INDEX = 6.0, (SEE GEOTECHNICALRECOMMENDATIONS)1216" THICK CONCRETE OVER 12" CLASS 2 AGGREGATE BASE, SUBGRADECOMPACTED TO 95%, #4 REBAR AT 18" OCEW, #4 SMOOTH JOINT DOWELSAT 18" OC, JOINT SPACING 10' TO 12' OCEW (SEE GEOTECHNICALRECOMMENDATIONS)122EXIST PAVEMENT REMOVAL AND REPAIR PER NOTE 1 AND 2 ON CITY OF SLODETAIL 4110, SHEET C-6.1123PAVEMENT TRENCH REPAIR PER CITY OF SLO DETAIL 6020, SHEET C-6.1PAVEMENT MARKINGS130ACCESSIBLE PARKING MARKINGS, SIGNAGE, AND LAYOUT PER CALTRANSA90A, SHEET C-6.1131ACCESSIBLE PARKING SIGN R100B PER CALTRANS A90A, SHEET C-6.1DRAINAGE FEATURES140BIORETENTION AREA PER DETAIL A, SHEET C-6.3141BIORETENTION AREA PER DETAIL B, SHEET C-6.3142COBBLE DRAINAGE SWALE PER DETAIL E, SHEET C-6.3115333947862 AEROVISTA546268758489120121153159167DRAINAGE BASINA.C. PARKING AREAA.C. PARKING AREA48" RCP STORM DRAIN152.7EX FL 48"RCPItem 2Packet Page 39
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphicsProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®No. 80124001020(IN FEET)5GRAPHIC SCALE1 IN = 10 FTMATCHLINESEE SHEET C-3.1C-3.2GRADING PLAN141141113113114103103104104103103140140140140130(TYP.)120122122114(TYP.)131(TYP.)111(TYP.)111111113113100101102102REFERENCE NOTES:RAMPS, SIDEWALKS, DRIVEWAYS100CONCRETE ADA RAMP PER CALTRANS A88A, SHEET C-6.1101DETECTABLE WARNING SURFACE PER CALTRANS A88A, C-6.1102CONCRETE SIDEWALK PER CITY OF SLO DETAIL 4110, SHEET C-6.1, #4REBAR AT 18" OCEW, 18" MIN NON-EXPANSIVE IMPORTED BASE (SEEGEOTECHNICAL RECOMMENDATIONS)103CONCRETE CUTTING PER CITY OF SLO DETAIL 4910, SHEET C-6.1104CONCRETE DRIVEWAY PER CITY OF SLO DETAIL 2111, SHEET C-6.1CURB AND GUTTER110CURB AND (18") GUTTER PER CITY OF SLO DETAIL 4030, SHEET C-6.11116" CONCRETE CURB PER CITY OF SLO DETAIL 4020, SHEET C-6.11126" CONCRETE FLUSH CURB PER DETAIL D, SHEET C-6.3113WHEEL STOP PER CITY OF SLO 2260, SHEET C-6.111418" WIDE CURB OPENING WITH ENERGY DISSIPATION PER DETAIL 122,SHEET C-6.111524" VALLEY GUTTER PER DETAIL F, SHEET C-6.3PAVEMENT1203.25" HMA OVER 14" CLASS 2 AGGREGATE BASE, SUBGRADE COMPACTEDTO 95%, R VALUE = 5, TRAFFIC INDEX = 6.0, (SEE GEOTECHNICALRECOMMENDATIONS)1216" THICK CONCRETE OVER 12" CLASS 2 AGGREGATE BASE, SUBGRADECOMPACTED TO 95%, #4 REBAR AT 18" OCEW, #4 SMOOTH JOINT DOWELSAT 18" OC, JOINT SPACING 10' TO 12' OCEW (SEE GEOTECHNICALRECOMMENDATIONS)122EXIST PAVEMENT REMOVAL AND REPAIR PER NOTE 1 AND 2 ON CITY OF SLODETAIL 4110, SHEET C-6.1123PAVEMENT TRENCH REPAIR PER CITY OF SLO DETAIL 6020, SHEET C-6.1PAVEMENT MARKINGS130ACCESSIBLE PARKING MARKINGS, SIGNAGE, AND LAYOUT PER CALTRANSA90A, SHEET C-6.1131ACCESSIBLE PARKING SIGN R100B PER CALTRANS A90A, SHEET C-6.1DRAINAGE FEATURES140BIORETENTION AREA PER DETAIL A, SHEET C-6.3141BIORETENTION AREA PER DETAIL B, SHEET C-6.3142COBBLE DRAINAGE SWALE PER DETAIL E, SHEET C-6.3142114112862 AEROVISTA13841331431448825PROPOSED BUILDING19134SDPGEItem 2Packet Page 40
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®No. 80124AEROVISTA PLACE002040(IN FEET)10GRAPHIC SCALE1 IN = 20 FTC-4.0PROPOSEDBUILDING20015.0' SLOPE EASEMENTAND P.U.E. PER 54 PM 61PUBLIC STORMDRAIN EASEMENTPER 55 PM 5610' STORM DRAIN EASEMENT PER55 PM 56 (SUPERCEDED LOCATIONIS SHOWN ON 54 PM 6115' SEWER & STORM DRAINEASEMENT PER 54 PM 61FIRE LANE- RED CURB &SIGNAGE ALONG DRIVE AISLEREFERENCE NOTES:WATER200EXIST FIRE HYDRANT201 CONNECT TO EXIST WATER LATERAL PER DETAIL 62202026" DOUBLE CHECK BACKFLOW PREVENTER PER DETAIL 64202031.5" WATER METER PER DETAIL 6220, SHEET C-6.22042" WATER LATERAL PER DETAIL 6220, SHEET C-6.22056" FIRE LINE PER DETAIL 6530, SHEET C-6.2206FIRE HYDRANT ASSEMBLY PER DETAIL 6310, SHEET C-6.2207WATERLINE TIE-IN PER DETAIL 6330, SHEET C-6.2208FIRE MAIN BUILDING CONNECTION PER DETAIL 6590, SHEET C-6.2209RELOCATE EXIST FIRE HYDRANT AS SHOWN PER DETAIL 6310,SHEET C-6.2SEWER300EXIST 4" SEWER LATERAL3014" PVC SEWER LATERAL PER DETAIL 6810, SHEET C-6.2302CONNECT TO EXIST SEWER LATERALSTORM DRAIN400CONCRETE CATCH BASIN W/GRATE, PER MIDSTATE CONCRETEDETAIL, SHEET C-6.240148" STORM DRAIN MANHOLE, PER MIDSTATE CONCRETE DETAIL,SHEET C-6.24024" PVC ROOF DRAIN PIPE, CONNECT TO SIDEWALK UNDERDRAIN403SIDEWALK UNDERDRAIN WITH 3" CAST IRON PIPE PER CITY OF SLODETAIL 3415, SHEET C-6.2404ADS STORMTECH MC-3500 CHAMBER SYSTEM (X ROW OF X)W/CENTER ISOLATOR ROW), SHEET C-6.2405ADS STORMFLEX CONNECTOR PIPE SCREEN, SHEET C-6.2406OUTLET CONTROL BOX WITH ORIFICE PER DETAIL X, SHEET C-X.X4074" PERFORATED PVC PIPE WITH CLEANOUT, TIE INTO STORM DRAINSYSTEM (SEE BIORETENTION DETAIL X, SHEET C-X.X)DRY UTILITIES500EV CHARGING STATION, SEE ELECTRICAL PLANS501ELECTRICAL TRANSFORMER, SEE ELECTRICAL PLANSUTILITY PLANEXIST 2" WTREXIST 8" WTREXIST 8" SS201202203204205206205207208209405302301300400401402403404407500501500500406N67º20'09"E 290.07'S33º32'46S33º32'0862 AEROVISTAPROPOSED BUILDINGDRAINAGE A.C. PARKING A.C. PARKING 48" RCP STORM Item 2Packet Page 41
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®No. 80124C-5.0EROSION CONTROL PLAN002040(IN FEET)10GRAPHIC SCALE1 IN = 20 FTREFERENCE NOTES:TEMPORARY EROSION CONTROL600FIBER ROLL PER CALTRANS BMP SC-5 AND T56, SHEET C-5.1601TEMPORARY DRAINAGE INLET PROTECTION TYPE 3A - GRAVEL BAGBERM PER CALTRANS BMP SC-10 AND T62, SHEET C-5.1602TEMPORARY CONSTRUCTION ENTRANCE PER CALTRANS T58,SHEET C-5.1603TEMPORARY CONCRETE WASHOUT FACILITY PER CALTRANS T59,SHEET C-5.1604LIMITS OF DISTURBANCE LINE604603601602600600602604862 AEROVISTAPROPOSED BUILDINGDRAINAGE A.C. PARKING A.C. PARKING A.C. PARKING 48" RCP STORM DRAINItem 2Packet Page 42
C-5.1EROSION CONTROLDETAILSItem 2Packet Page 43
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®No. 801240.33'1.50'LEGEND:2"-4" WASHED RIVER COBBLE OR NON-FLOATABLE MULCH (SUMBIT COLOR SAMPLE FOR APPROVAL)BIORETENTION SOIL MEDIA (PER SPECIFICATION ON SHEET C-6.4)NO. 8 GRAVELNO. 57 GRAVELUNDERDRAIN, 4" PVC SDR-35 PERFORATED, INSTALL WITH HOLES FACINGDOWN, CONNECT TO STORM DRAIN SYSTEM WITH 4" PVC SDR-35 SOLID PIPEUNDISTURBED NATIVE SOILScale: 1"=2'BIORETENTION SECTIONA4" PVC CLEANOUT112345234566EXISTING GRADE24"6"ASPHALTCLASS 3 PCC 4" MAXSLUMP PER COUNTY OFSAN LUIS OBISPOSTANDARDSR = 1/4"SEE DETAIL A FORPAVER SECTIONScale: NTS6" FLUSH CURBCPROPERLY PREPARE SUBGRADE,COMPACT TO 95% MAXIMUM DENSITY PERCOUNTY OF SAN LUIS OBISPO STANDARDS4" MIN.3" CLR. CVR.8"ABCD0.33'1.50'LEGEND:2"-4" WASHED RIVER COBBLE OR NON-FLOATABLE MULCH (SUMBIT COLOR SAMPLE FOR APPROVAL)BIORETENTION SOIL MEDIA (PER SPECIFICATION ON SHEET C-6.4)NO. 8 GRAVELNO. 57 GRAVELUNDERDRAIN, 4" PVC SDR-35 PERFORATED, INSTALL WITH HOLES FACINGDOWN, CONNECT TO STORM DRAIN SYSTEM WITH 4" PVC SDR-35 SOLID PIPEUNDISTURBED NATIVE SOIL (NO COMPACTION)ABCDScale: 1"=2'BIORETENTION SECTIONBEE4" PVC CLEANOUTFF2.00'0.50'1LEGEND:3"-6" ROUNDED WASHED COBBLEUNDISTURBED NATIVE SOIL120.50'Scale: NTSGRAVE SWALEDC-6.1CONSTRUCTION DETAILSItem 2Packet Page 44
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®No. 80124C-6.2CONSTRUCTION DETAILSItem 2Packet Page 45
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These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 1.114 FEB 2020FIRST FLOOR PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESFIRST FLOOR PLAN1/8" = 1' - 0"UPUPUP12345689101316172022232413456791114161820212224ABCDEGHJKLNPQRSTUW1219ACDEGHJKLNPQRTVBA3.1BA3.1AA3.1AA3.1CA3.1DA3.1157'-0"5'-6"47'-0"76'-0"23'-0"5'-6"23'-0"30'-0"23'-0"1'-0"3'-0"53'-0"8'-0"14'-0"8'-0"30'-0"3'-5"16'-2"3'-5"3'-5"16'-2"3'-5"3'-5"16'-2"7'-10"16'-2"3'-5"3'-5"16'-2"3'-5"20'-0"1'-6"3'-0"1'-0"157'-0"5'-6"146'-0"5'-6"47'-0"50'-0"49'-0"3'-5"16'-2"7'-10"16'-2"3'-5"3'-11"16'-2"3'-11"26'-0"5'-0"14'-0"7'-0"5'-5"16'-2"7'-10"16'-2"3'-5"135'-0"8'-6"121'-0"8'-6"7'-0"8'-0"2'-0"4'-6"6'-6"12'-412"32'-1112"10'-8"5'-6"36'-8"44'-10"39'-6"3'-7"13'-0"3'-6"13'-0"6'-5"24'-10"13'-0"7'-0"3'-7"3'-7"13'-0"3'-6"13'-0"135'-0"8'-6"121'-0"17'-0"5'-6"36'-8"44'-10"39'-6"3'-7"13'-0"3'-6"13'-0"6'-5"24'-10"13'-0"7'-0"3'-7"3'-7"13'-0"3'-6"13'-0"4'-10"13'-0"7'-0"10'-6"3'-10"10'-6"20'-0"23'-8"4'-10"13'-0"7'-0"10'-6"9'-6"5'-6"8'-2"15'-6"5'-6"23'-8"6'-412"19'-11"3'-6"3'-6"31'-6"86'-6"27'-2"15'-0"
7'-0"
7'-0"4'-0"24'-0"24'-0"26'-8"20'-8"26'-8"24'-0"27'-0"27'-0"2'-0"33'-6"33'-6"CLCL1114"COL.COL.1114"CLBRB22'-1034"1'-114"22'-1034"1'-114"1'-1/4"CLBRB1'-1/4"CLBRB17'-434"1'-114"1114"CLCOL.1'-1/4"CLBRB1'-114"17'-434"CLCOL.1114"1'- 1/4"412"412"3'-512"5'-8"9'-8"2'-0"2'-0"2'-0"2'-0"5'-8"2'-0"LOBBY101MOP102ELEVEQUIP103ELEV105STAIR106STO104MEN108WOMEN107LEASE114STAIR111STO112ELEC109RISER113STO115BIKE119LOBBY118STAIR117LOBBY110CORRIDOR124CORRIDOR123LEASE120LEASE1211891011121315161731819245620763A2.113A2.145A2.11928A67249192B3156577767157AL-2AL-3AL-3AL-3AL-3AL-3AL-4AL-4AL-1AL-4AL-4AL-4AL-3AL-3AL-3AL-3AL-3AL-2AL-4AL-4AL-4AL-4AL-1AL-5AL-11AL-1129A28B28A28B29A2A29A2628C29A28B28A29A28A28B29A1515FLOOR PLAN REFERENCE NOTES1. STEEL COLUMN. REFER TO STRUCTURAL SHEETS2. A: 2 X 6 STUD WALLB: 2 X 8 STUD WALLC: 2 X 10 STUD WALL3. NOT USED4. 1 HOUR RATED STUD WALL W/ 5/8" TYPE 'X' GYP BOARDEACH SIDE5. LINE OF FLOOR, CEILING OR SOFFIT ABOVE6. LINE OF ROOF CANOPY ABOVE7. LINE OF ALUMINUM CANOPY ABOVE8. LINE OF ALUMINUM SUN SHADE FIN ABOVE9. LINE OF DECK ABOVE10. SINGLE-PLY ROOFING11. LINE OF ALUMINUM CANOPY BELOW12. 2X CEILING JOISTS @ 16" O.C.13. STEEL STAIR. REFER TO DETAILS ON SHT A-7.314. GUARDRAIL & HANDRAIL. REFER TO DETAILS ON SHT A-7.315. 18" X 24" METAL LOUVER. SILL AT +12" AFF. PAINT TO MATCH ADJACENT WALL FINISH. REFER TO DETAILS 61 & 62/A-6.216. MECH DUCT CHASE17. ROOF ACCESS HATCH & LADDER. REFER TO DETAIL 11/A-7.218. +42" GUARDRAIL. REFER TO DETAIL 43/A-7.219. ROOF AND/OR OVERFLOW DRAINS. REFER TO PLUMBING ROOF PLANS20. DECK MEMBRANE. SLOPE TO DRAIN - 2% MAX IN ANY DIRECTION21. ROOF DRAIN. REFER TO DETAIL 31/A-7.222. DECK DRAIN. REFER TO DETAIL 35/A-7.223. OVERFLOW SCUPPER. REFER TO DETAIL 45/A-7.224. DOWNSPOUT. REFER TO ROOF PLAN, SHT A-1.325. ADA ACCESSIBLE TOILET ROOMS. REFER TO MOUNTING HEIGHTSCHEDULE AND SIGNAGE DETAIL/NOTES ON SHT A-6.126. HI/LOW ACCESSIBLE DRINK FOUNTAINS.REFER TO DETAIL 24/A-6.127. 2A10 PORTABLE FIRE EXTINGUISHER IN RECESSED CABINETMOUNT AT +48" TO CENTERLINE OF VALVE HANDLE28. SIGNAGE. REFER TO MOUNTING HEIGHT DETAILS & NOTES ON SHT A-6.1.MOUNT SIGNAGE BACK TO BACK WITH INTERNATIONAL SYMBOL OF ACCESS, WHERE OCCURS AT GLASS AREASA. INTERNATIONAL SYMBOL OF ACCESSB. EXITC. EXIT ROUTED. EXIT STAIR DOWNE. WOMENF. MEN29. ADA CLEAR ACCESS AREAA. DOOR ACCESS CLEARANCE. REFER TO DETAIL 15/A-6.1B. 30" X 48" CLEAR FLOOR SPACE30. REFER TO DETAIL 23/A-7.1 FOR RECESSED ACCESSORY IN 1HR RATED WALL31. FIRE RISER. PROVIDE ADEQUATE CLEARANCE FOR ANY FUTURE MAINTENANCE OR REPAIRS FOR THE RISER PIPE AND VALVES32. BICYCLE RACKS - PEAK BICYCLE RACKS - 5-BIKE ANGLED RACK33. BICYCLE RACKS - PEAK BICYCLE RACKS - CUSTUM VERTICAL RACK - NO LIFTING REQUIREDFLOOR PLAN GENERAL NOTES1. It is the responsibility of the General Contractor to verify all existingconditions prior to construction. Any discrepancies shall be broughtto the immediate attention of the Architect.2. Contractor shall provide and maintain portable 2A10BC fireextinguishers on site during construction and at each building exit.3. All interior walls shall have batt insulation to match stud width. Ceiling/floor shall have min R-11 batt insulation. 4. All plumbing walls shall have R-19 batt insulation.5. There shall be a level and clear floor or landing on each side of a door. The level area shall have a length in the direction of door swing of at least60" and the length opposite the direction of door swing of 48" asmeasured at right angles to the plane of the door in the closed position.Refer to detail 15/A-6.16. All one hour walls shall be framed full height to the bottom of floor or roofsheathing above (U.N.O), with 5/8" type 'x' gypsum wallboard on each side.7. All perimeter stair and lobby walls shall be framed full height to bottomof floor or roof sheathing above (U.N.O), with 5/8" type 'x' gymsum wallboardon each side.2A519191924122428C2A19229B29B21919FOSCLCLCLCLCLCLCLCL45131312FOSFOS27WALL LEGEND2X8 WD STUD WALL2X6 WD STUD WALL1 HR RATED STUD WALL3043A7.143A7.11928B2127332'-8"4'-0"7"RETAINING WALL WATERPROOFINGAll elevator pit walls retaining soil shall be waterproofed with Protecto WrapCompany Jiffy Seal #140/60 per manufacturer recommendations.Provide protection for membrane prior to backfilling with rigid polystyrenefoam or asphalt hardboard.Provode 4"Ø perforated pipe drain at base, extend to storm drain system.28C29A22232425AL-112C42B2B2A2B2A2C2C2A2C2C42C2B2BItem 2Packet Page 50
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 1.214 FEB 2020SECOND FLOOR PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESSECOND FLOOR PLAN1/8" = 1' - 0"DNDNDN1245891720232412345679111416182021222324ABCDEFJKMNPQRSUW1219ABCDEFJKMNPQRSTV15361622BA3.1BA3.1AA3.1AA3.1TCA3.1DA3.110HH2'-10"157'-0"5'-6"47'-0"76'-0"23'-0"5'-6"23'-0"30'-0"23'-0"1'-0"53'-0"8'-0"14'-0"8'-0"30'-0"4'-5"3'-6"4'-5"3'-5"16'-2"3'-5"3'-5"16'-2"7'-10"16'-2"3'-5"3'-5"6'-8"3'-5"20'-0"157'-0"5'-6"146'-0"5'-6"47'-0"48'-0"51'-0"3'-5"16'-2"7'-10"16'-2"3'-5"3'-11"6'-8"27'-11"7'-5"16'-2"7'-10"16'-2"3'-5"135'-0"8'-6"121'-0"8'-6"15'-0"2'-0"4'-6"6'-6"28'-1112"20'-612"5'-6"40'-8"38'-10"41'-6"3'-7"13'-0"3'-6"13'-0"8'-5"22'-10"3'-6"3'-0"3'-7"7'-7"13'-0"3'-6"13'-0"135'-0"8'-6"121'-0"17'-0"5'-6"40'-8"38'-10"41'-6"3'-7"13'-0"3'-6"13'-0"8'-5"22'-10"3'-0"3'-7"7'-7"13'-0"3'-6"13'-0"25'-8"12'-6"19'-11"6'-8"1'-10"3'-6"1'-10"3'-6"3'-6"3'-6"3'-6"1'-3"1'-3"10"25'-8"714"714"714"714"714"714"714"6'-8"2'-10"6'-11"3'-6"3'-6"1'-3"1'-3"10'-6"10'-6"18'-612"7'-5"2'-1112"2'-1112"5'-0"9'-11"5'-0"5'-0"24'-0"24'-0"26'-8"20'-8"26'-8"24'-0"33'-6"27'-0"27'-0"2'-0"33'-6"714"714"714"714"714"714"714"714"1114"COL.COL.1114"CLBRB22'-1034"1'-114"22'-1034"1'-114"1'-1/4"CLBRB1'-1/4"CLBRB17'-434"1'-114"1114"CLCOL.1'-1/4"CLBRB1'-114"17'-434"CLCOL.1114"1'- 1/4"CL5'-8"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"3'-6"3'-6"6'-712"5'-2"4'-4"6'-0"6'-0"LOBBY201ELEV105STAIR106MEN203WOMEN202LEASE205STAIR204STAIR206ROOFACCESS207DECKW SHWR208M SHWR209LEASE210LEASE211CORRIDOR212CORRIDOR213MOP214313234333536373839412323222223211810811811211181661A2.111A2.142A2.152A52B2A2B81181921108115AL-2AL-7AL-10AL-6AL-7AL-7AL-8AL-8AL-9AL-8AL-8AL-7AL-7AL-6AL-7AL-7AL-8AL-8AL-8AL-8AL-9AL-12AL-10AL-10AL-6AL-9AL-9AL-9AL-912A2A2A28D28D28C28C28D28D35A6.325A7.243A7.229A28E2629A28FAL-11AL-115EXT WOOD DECK WEATHER PROTECTION1. DEX-O-TEX WEATHERWEAR Waterproof Deck Covering Surfacingover NEOBOND waterproofing layer over sloping plywood substrate.Install the waterproofing system and components per manufacturer's recommendations.2. Plywood sheathing subfloor shall be per structural drawings. Sheath'gshall be minimum 3/4" exterior grade, tongue & groove or with all edgesblocked. Provide 1/16" gap between sheets and fill gaps with Elastatex. Sheathing shall be clean, dry, and free from any foreign material that may prevent adhesion of the manufacturer specified surface preparation.Maximum span of 16". Attach with deck screws.3. All metal door pans and deck flashing shall be corrosion resistantmetal; stainless steel or galvanized (zinc coated 390) steel. All metal flashing joints shall be overlapped 6" min and caulked with anelastomeric copolymer sealant. Proper caulking shall be between flashing, and not just over the exposed edge. All metal shall be clean and dry prior to applying deck waterproofing material. FLOOR PLAN REFERENCE NOTES1. STEEL COLUMN. REFER TO STRUCTURAL SHEETS2. A: 2 X 6 STUD WALLB: 2 X 8 STUD WALLC: 2 X 10 STUD WALL3. NOT USED4. 1 HOUR RATED STUD WALL W/ 5/8" TYPE 'X' GYP BOARDEACH SIDE5. LINE OF FLOOR, CEILING OR SOFFIT ABOVE6. LINE OF ROOF CANOPY ABOVE7. LINE OF ALUMINUM CANOPY ABOVE8. LINE OF ALUMINUM SUN SHADE FIN ABOVE9. LINE OF DECK ABOVE10. SINGLE-PLY ROOFING11. LINE OF ALUMINUM CANOPY BELOW12. 2X CEILING JOISTS @ 16" O.C.13. STEEL STAIR. REFER TO DETAILS ON SHT A-7.314. GUARDRAIL & HANDRAIL. REFER TO DETAILS ON SHT A-7.315. 18" X 24" METAL LOUVER. SILL AT +12" AFF. PAINT TO MATCH ADJACENT WALL FINISH. REFER TO DETAILS 61 & 62/A-6.216. MECH DUCT CHASE17. ROOF ACCESS HATCH & LADDER. REFER TO DETAIL 11/A-7.218. +42" GUARDRAIL. REFER TO DETAIL 43/A-7.219. ROOF AND/OR OVERFLOW DRAINS. REFER TO PLUMBING ROOF PLANS20. DECK MEMBRANE, SLOPE TO DRAIN - 2% MAX IN ANY DIRECTION21. ROOF DRAIN. REFER TO DETAIL 31/A-7.222. DECK DRAIN. REFER TO DETAIL 35/A-7.223. OVERFLOW SCUPPER. REFER TO DETAIL 45/A-7.224. DOWNSPOUT. REFER TO ROOF PLAN, SHT A-1.325. ADA ACCESSIBLE TOILET ROOMS. REFER TO MOUNTING HEIGHTSCHEDULE AND SIGNAGE DETAIL/NOTES ON SHT A-6.126. HI/LOW ACCESSIBLE DRINK FOUNTAINS.REFER TO DETAIL 24/A-6.127. 2A10 PORTABLE FIRE EXTINGUISHER IN RECESSED CABINETMOUNT AT +48" TO CENTERLINE OF VALVE HANDLE28. SIGNAGE. REFER TO MOUNTING HEIGHT DETAILS & NOTES ON SHT A-6.1.MOUNT SIGNAGE BACK TO BACK WITH INTERNATIONAL SYMBOL OF ACCESS, WHERE OCCURS AT GLASS AREASA. INTERNATIONAL SYMBOL OF ACCESSB. EXITC. EXIT ROUTED. EXIT STAIR DOWNE. WOMENF. MENG. WOMEN'S SHOWERH. MEN'S SHOWER29. ADA CLEAR ACCESS AREAA. DOOR ACCESS CLEARANCE. REFER TO DETAIL 15/A-6.1B. 30" X 48" CLEAR FLOOR SPACE30. REFER TO DETAIL 23/A-7.1 FOR RECESSED ACCESSORY IN 1HR RATED WALL31. FIRE RISER. PROVIDE ADEQUATE CLEARANCE FOR ANY FUTURE MAINTENANCE OR REPAIRS FOR THE RISER PIPE AND VALVES32. BICYCLE RACKS - PEAK BICYCLE RACKS - 5-BIKE ANGLED RACK33. BICYCLE RACKS - PEAK BICYCLE RACKS - CUSTUM VERTICAL RACK - NO LIFTING REQUIREDFLOOR PLAN GENERAL NOTES1. It is the responsibility of the General Contractor to verify all existingconditions prior to construction. Any discrepancies shall be broughtto the immediate attention of the Architect.2. Contractor shall provide and maintain portable 2A10BC fireextinguishers on site during construction and at each building exit.3. All interior walls shall have batt insulation to match stud width. Ceiling/floor shall have min R-11 batt insulation. 4. All plumbing walls shall have R-19 batt insulation.5. There shall be a level and clear floor or landing on each side of a door. The level area shall have a length in the direction of door swing of at least60" and the length opposite the direction of door swing of 48" asmeasured at right angles to the plane of the door in the closed position.Refer to detail 15/A-6.16. All one hour walls shall be framed full height to the bottom of floor or roofsheathing above (U.N.O), with 5/8" type 'x' gypsum wallboard on each side.7. All perimeter stair and lobby walls shall be framed full height to bottomof floor or roof sheathing above (U.N.O), with 5/8" type 'x' gymsum wallboardon each side.4FOSFOS110CLCLCLCLCLCLCLCLCL27271616WALL LEGEND2X8 WD STUD WALL2X6 WD STUD WALL1 HR RATED STUD WALL11A7.31215A7.243A6.312124240412"412"29G29H46AL-1147484544433'-0"12'-512"5'-412"5'-4"5'-4"CL5'-412"2'-012"42C2A2A2C2B2042C2C2C2C2A2B2C2AItem 2Packet Page 51
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 1.314 FEB 2020ROOF PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESROOF PLAN1/8" = 1' - 0"124589172023241234567916182021222324ABCEFKMNQRSUW1219ABCEFKMNQRSTV15361622BA3.1BA3.1AA3.1AA3.1CA3.1DA3.113A7.23311A7.232A7.2322A7.224A7.222A7.232A7.2143A7.21/4" / FT1/4" / FT1/4" / FT1/4" / FT1/4" / FT1/4" / FT1/2" / FTRIDGERIDGE1/4" / FT22A7.224A7.213A7.212A7.213A7.212A7.224A7.222A7.24432A7.224A7.213A7.212A7.212A7.212A7.213A7.212A7.214A7.214A7.2DSDSDSDSDSDSDSDSDSDSDS DSDSDS DSDSDSROOF NOTES1.ROOFING MEMBRANERoofing membrane shall be Johns Manville PVC 80mil SP8RMmechanically attached roofing system fastened, adhered and joinedper manufracturer's specifications. Underlayment to be 1/4" thick (min)US Gypsum Co. SECUROCK Glass-Mat Roof Board (Type SGMRX) over15/32 " (min) roof deck. System is UL Class A fire-rated. UL Listing TGFU.R101672.FLASHINGAll flashing shall be corrosion resistant metal flashing; galvanized(zinc coated 390) steel.Minimum gauge shall be:coping....................................22 GAbase.........................................24 GAcounter................................24 GA3.ROOF DRAIN LINESProvide 4"ø (horizontal & vertical) roof drain lines typ, u.n.o. Size per plumbing plans. Extend drain lines through framing, down walls to belowgrade. Refer to Grading Plan for continuation. 4.OVERFLOW DRAIN LINESExtend overflow drain lines through framing, to soffit. Refer to 31/A-7.25.HORIZONTAL PIPINGAll horizontal piping shall have a minumum 1/4" per foot slope.6.GUTTERS & DOWNSPOUTSGS gutters, 6" wide, 24 GA, shape sim to SMACNA Fig 1-2, Style A, GS downspouts, 6" wide x 6" deep, 22 GA, shape per SMACNA Fig 1-31B, Gutter & Downspout color Old Zync Gray (Metal Sales)7.CERTIFICATIONRoofing Contractor shall provide certification of roof covering classification to City, prior to final inspection.ROOF REFERENCE NOTES1. SINGLE PLY ROOFING2. CRICKET, 1/4" PER FT SLOPE MINIMUM, UNO3. ROOF DRAIN W/ OVERFLOW, REFER TO 31/A-7.24. EXTEND OVERFLOW THRU SOFFIT, REFER TO 41/A7.25. ALUMINUM CANOPY W/ HANGER RODS BELOW6. ALUMINIUM SUN SHADE FINS BELOW7. ROOF HATCH8. DOWNSPOUT CONNECTION BELOW CANOPY9. MECHANICAL UNITS - REFER TO MECHANICAL PLANS10. LINE OF BUILDING BELOW11. FUTURE SOLAR READY ROOF AREA12. FUTURE MECHANICAL UNIT LOCATIONS31136556867410614110561438133262510286522A7.2SIM53A7.2SLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPE2% MAX TYP2% MAX TYP1111111154A7.254A7.291212121212121212121/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FTItem 2Packet Page 52
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 2.114 FEB 2020ENLARGED PLANSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIES63ENLARGED PLAN • STAIR 1111/4" = 1' - 0"61ENLARGED PLAN • STAIR 2041/4" = 1' - 0"13ENLARGED PLAN • STAIR 1171/4" = 1' - 0"11ENLARGED PLAN • STAIR 2061/4" = 1' - 0"45FIRST FLOOR ENLARGED PLAN • STAIR 106 & RESTROOMS1/4" = 1' - 0"42SECOND FLOOR ENLARGED PLAN • STAIR 106 & RESTROOMS1/4" = 1' - 0"14ENLARGED PLAN • SHOWERS1/4" = 1' - 0"UPDNUPDNUPDN29'-2"10'-912"11'-11"6'-512"13 TREADS @ 11"14 RISERS @ 7"10'-6"3'-2"4'-578"4'-578"29'-2"11'-0"11'-812"6'-512"9 TREADS @ 11"10 RISERS @ 7"10'-6"3'-2"4'-578"4'-578"25'-8"7'-412"8'-3"10'-012"6'-512"10"18"CLRMIN12"CLRMIN2'-0"1'-0"2'-0"1'-0"29'-2"13'-8"15'-6"10'-6"3'-2"4'-578"4'-578"25'-8"7'-312"11'-11"6'-512"9 TREADS @ 11"10 RISERS @ 7"10'-6"3'-2"4'-578"4'-578"25'-8"11'-10"8'-812"6'-2"10"18"CLRMIN5'-112"1'-0"2'-0"4"4"4"1'-0"13 TREADS @ 11"14 RISERS @ 7"5'-612"8'-3"19'-11"7'-812"4'-5"7'-912"CL9'-1112"9'-1112"412"412"32'-1112"12'-5"20'-612"8'-9"11'-912"3'-1"3'-2"5'-612"5'-0" CLR MIN2'-112"19'-11"6'-012"4'-5"9'-512"CL9'-1112"9'-1112"412"412"32'-1112"12'-5"20'-612"8'-9"11'-912"3'-1"3'-2"5'-612"5'-0" CLR MIN2'-112"1'-6"4'-0"1'-6"CLRMINCLRMIN4'-412"4'-412"12"CLRMIN12"CLRMIN59" CLR MIN59" CLR MIN4'-412"4'-412"12"CLRMIN12"CLRMIN59" CLR MIN59" CLR MIN5'-812"4'-7"5 TREADS @ 11"6 RISERS @ 7"19'-11"5'-0"9'-11"5'-0"2'-0"1'-0"2'-0"5'-812"10'-712"5'-0"7'-5"19'-11"5'-0"9'-11"5'-0"5'-0"7'-5"5'-812"5'-6"6 TREADS @ 11"7 RISERS @ 7"1'-0"2'-0"5'-412"9'-2"5'-412"10 TREADS @ 11"11 RISERS @ 7"1'-0"2'-0"1'-0"2'-10"CLRMIN2'-10"CLRMIN2'-10"CLRMIN2'-10"CLRMIN12'-212"8'-7"CLR6'-112" CLR6'-038"6'-038"9'-212"11'-712"2'-2"512"512"512"512"2'-7"23K24K2K1K1420JJ420JJ916PP916PPHHHHTOILET PARTITION NOTES1. Toilet partitions to be Bobrick, Designer Series 1040 or equalFloor anchored, with concealed stainless steel hardware.2. Partition doors shall be provided with automatic closing devices. Forclosing device requirements, refer to DOOR NOTES, Automatic Closers.3. Partition doors shall have flip-over or sliding style latches, that do not require user to grasp or twist, and shall be centered between 30" & 44" above finish floor.4. Partition doors shall be provided with U-shaped handles on both sides ofdoor, immediately below the latch.5. Any hooks provided within accessible stalls shall be located no higherthan 40" above finished floor.6. Refer to MOUNTING HEIGHT SCHEDULE for additional requirements,Sheet A-6.143A7.342A7.342A7.343A7.343A7.343A7.332A7.335A7.332A7.335A7.3A6A1A2A2A6A1A2A2RESTROOM ACCESSORY SCHEDULEMARKDESCRIPTIONMODELRECESSED PAPER TOWEL DISPENSER/B-3944WASTE BINRECESSED SOAP DISPENSERB-306COMBINATION RECESSED TOILET SEAT-B-3574COVER DISPENSER, SANITARY NAPKIN DISPOSAL AND TOILET TISSUE DISPENSERCOMBINATION RECESSED TOILET SEAT-B-3474COVER DISPENSER AND TOILET TISSUE DISPENSERCOMBINATION SURFACE MOUNT TOILETB-3579SEAT COVER DISPENSER, SANITARY NAPKINDISPOSAL AND TOILET TISSUE DISPENSERCOMBINATION SURFACE MOUNT TOILETB-3479SEAT COVER DISPENSER AND TOILET TISSUE DISPENSERGRAB BARB-6806.99MIRROR, FULL HT FROM BOT OF SOFFIT TOTOP OF SPLASH X FULL WIDTH OF COUNTERSURFACE MOUNT COAT HOOKB-6827 NOTE: ALL ACCESSORIES ARE BOBRICK OR EQUAL. REFER TO MOUINTING HEIGHT SCHEDULE ON SHEET A - 6.1A1A2A3.1A3.2A4.2A5A6A4.1A7A3.1A4.1A7A5A3.1A5A7A5A3.2A5A7A4.236"36"48"48"A6A1A2A2A6A1A2A2A3.1A4.1A7A5A3.1A5A7A5A3.2A5A7A4.236"36"48"48"33A7.332A7.334A7.361A6.262A6.261A6.262A6.234A7.333A7.334A7.333A7.334A7.333A7.333A7.334A7.35B6'-1"2'-0"5'-412"5'-112"512"5'-112"5'-412"1'-3"2A5A4C35DA5A3A4A8A6A7A2A115C4A4B4A1'-6"CL36"grab bar24"grab barCLSHOWER ROOM ACCESSORY SCHEDULEMARK DESCRIPTIONMODELPAPER TOWEL DISPENSERB-262SOAP DISPENSERB-3111GRAB BARB-6806.99FOLD-DOWN SEATB-5181ONE PIECE ROLL-IN SHOWERFREEDOM ADA ROLL-INAPF6233BF7562"x33" SHOWER16"x19" UNDERMOUNT SINK - ZURN ZURN #Z5220HANDHELD SPRAY W/ 36" SLIDE BAR& SINGLE-LEVEL MIXING VALVECHICAGO FAUCETS154-ACPMIRROR - FULL WIDTH OF WALL - HEIGHT FROM T.O. SPLASH TO 7'-0" NOTE: 1. ALL ACCESSORIES ARE BOBRICK OR EQ, U.N.O.2. FOR MOUNTING HEIGHTS REFER TO SHEET A-6.1A1A2A3A4A5A8A6A71. Floor shall be ceramic tile.2. Shower floor surface shall be of Carborundum or grit-faced tile material providing equivalent slip-resistance. The maximum allowable slope of the floor is 2% in any direction. Locate drain at center of shower.3. Shower threshold shall be flush with tile flooring. Drain grate openings shall be 1/4" max & flush w/floor surface.4. Provide a folding seat full depth of shower, to extend 23" max from mounting wall, with 1" min & 1 1/2" max space between seat edge and any wall. When folded, seat shall not extend more than 6" from mounting wall. Seat shall support a min of 250 lbs point load.5. Locate a continuous grab bar on walls adjacent to and opposite the seat. L-shaped (Bobrick B-68616.99) shower grab bars are to be a minimum of 24 inches by 36 inches long, center of bar 33 to 36 inches above the shower floor.6. Water controls are to be a single lever design located on the side wall adjacent to the seat and operable with a maximum force of 5 lbs.7. Provide a flexible hand held shower unit with a hose at least 60 inches long with the head mounted at 48 inches above the shower floor. Handset shall be removable from slide bar.8. When shower curtain is provided, it shall be located so that 30" clear widthinside shower is provided. Curtain shall be hung so that it can be easily movedwith one hand.SHOWER ROOM NOTESREFERENCE NOTES1. STEEL COLUMN2. A: 2 X 6 STUD WALLB: 2 X 8 STUD WALLC: 2 X 10 STUD WALL3. COUNTER - REFER TO DETAIL 23/A-6.14. SIGNAGE. REFER TO MOUNTING HEIGHT DETAILS & NOTES ON SHT A-6.1. A. INTERNATIONAL SYMBOL OF ACCESSIBILITYB. WOMENC. MEN5. ADA CLEAR ACCESS AREAA. DOOR CLEARANCE - REFER TO 15/A-6.1B. 30" x 48" CLEAR FLOOR SPACE @ SINKC. 60" DIA CLEARD. 48" x 60" CLEAR FLOOR SPACE6. 3" CONTRASTING STRIPES63A7.32A3'-0"5A2A2B2C2B2B62B2C5A5A7'-0"7'-0"6631A7.32B62C65A5A2A35A7.3665A2C2A2C5A2C2C2CItem 2Packet Page 53
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 3.114 FEB 2020BUILDING SECTIONSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESBSECTION1/8" = 1' - 0"DSECTION1/8" = 1' - 0"ASECTION1/8" = 1' - 0"CSECTION1/8" = 1' - 0"13'-10" minto bot of bm18.5" minAEROVISTA PLACE13'-9"14'-3"8'-1"TOP OF HIGH BMTOP OF LOW BM9'-1"9'-1"1/4 PER FTLEASELEASELEASELEASELEASELEASELEASELEASEMENMENLOBBYLOBBY ELEVSTAIRLOBBYCORRIDORCORRIDORLOBBY4691620232124AA3.122232422JDCTBA3.1BASBOT OF SOFFITFIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 33'-0"BOT OF CANOPY+ 12'-11"FIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 33'-0"BOT OF SOFFIT+ 10'-1"TOP OF PARAPET+ 24'-0"FIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 30'-0"BOT OF HDR/BOT OF CANOPY+ 10'-1"+ 17'-5"BOT OF HDR+ 24'-1"FIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 33'-0"+ 10'-1"TOP OF PARAPET+ 24'-0"BOT OF CANOPY/SOFFITFIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 34'-6"+ 10'-1"BOT OF SOFFIT+ 24'-1"TOP OF GUARDRAIL+ 17'-6"TOP OF CANOPY+ 11'-7"SECTION REFERENCE NOTES 1. SINGLE PLY ROOFING2. 4" RIGID INSULATION3. ROOF TRUSSES ON GLU LAM BEAM & STEEL COLUMN SUPPORTSREFER TO STRUCT DWGS4. R-11 BATT INSULATION5. WOOD COMPOSITE SIDING6. EXTERIOR PLASTER7. MECHANICAL SCREEN WALLS8. 2X8 WOOD STUD FRAMING9. 2X6 WOOD STUD FRAMING10. 1 1/2" GYPCRETE OVER 1-1/8" PLYWOOD SHEATHING ON TRUSSES WITH STEEL BEAM AND COLUMN SUPPORTS, REFER TO STRUCT DWGS11. WATERPROOF DECKING ON PLYWOOD SHEATHING OVER DECK FRAMING.12. CONCRETE SLAB ON GRADE, REFER TO STRUCT DWGS13. CONCRETE FLATWORK, REFER TO SITE PLAN14. LINE OF FINISH GRADE15. POSSIBLE FUTURE MECHANICAL UNIT16. ALUMINUM STOREFRONT17. ALUMINUM SUN SHADE FINS18. CANOPY FRAMING, REFER TO STRUCT DWGS19. ALUMINUM CANOPY W/ HANGER RODS, SEE DETAIL 54/A-7.320. +42" DECK GUARDRAIL. REFER TO DETAIL1237161052011121413181237101261651813518161365121651231012141236171612141989898651216138151515151515SIDEWALK5'-6"LINE OF SIGHT @ TO MECH UNITS1'-6"5"TOP OF LOW PARAPET+ 30'-0"5444104Item 2Packet Page 54
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 4.114 FEB 2020EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESEXTERIOR ELEVATIONS1/8" = 1' - 0"COLOR SCHEDULESYMBOLMATERIALCOLORTYPEMANUFEXTERIOR PLASTER 1 MILKY QUARTZ FACTORY OMEGA(SMOOTH FINISH)EXTERIOR PLASTER 2 GREAT WALL FACTORY OMEGA(SMOOTH FINISH)EXTERIOR PLASTER 3 GAUNTLET GRAY PAINT SHERWIN WILLIAMS(SMOOTH FINISH) (SW 7019)NICHIHA BARK FACTORY NICHIHAWOOD COMPOSITE SIDINGALUMINUM CANOPY BLACK FACTORY MASA ARCHITECTURALW/ HANGER RODS CANOPIESALUMINUM CANOPY BLACK POWDER COAT --ALUMINUM SUN SHADE FIN CLEAR ANODIZED FACTORY --ALUMINUM STOREFRONT CLEAR ANODIZED FACTORY KAWNEERMETAL DOORS & FRAMES CHARCOAL PAINT86286221'-7"SOUTHWESTNORTHEAST1257182123243622BEMQTWCF1258172324322ANRKUBEMQTWCFANKV15AA3.1AA3.1BA3.1BA3.1R43A7.233A6.334A6.333A7.21311A7.334A6.333A6.325A6.313A6.321A7.311A7.315A6.325A7.355A6.314A6.313A6.314A7.335A6.333A7.225A7.215A7.222A7.233A6.334A6.312A7.213A6.3146.3ELEVATION REFERENCE NOTES1. A EXTERIOR PLASTER 1SMOOTH FINISH - OMEGA 'MILKY QUARTZ'B EXTERIOR PLASTER 2SMOOTH FINISH - OMEGA 'GREAT WALL'C EXTERIOR PLASTER 3SMOOTH FINISH - PAINT SHERWIN WILLIAMS 'GAUNTLET GRAY' (SW7019)2. WOOD COMPOSITE SIDINGSHERWIN WILLIAMS 'BLACK SWAN' (SW 6279)3. ALUMINUM STOREFRONT AND DOOR & WINDOW FRAMES4. ALUMINUM CANOPY - WOOD FRAMED WITH SHEET METALFASCIA5. ALUMINUM CANOPY W/ HANGER RODS BY MASA ARCHITECTURALCANOPIES W/ 12" 'J' STYLE FASCIA, FLAT SOFFIT INTERLOCKING DECKING & 4" SQUARE WALL ANCHOR PLATE. MOUNT PER MFGRECOMMENDATIONI & PROVIDE CONTINUOUS SEALANT AS REQUIRED6. ALUMINUM SUN SHADE FINS BY KAWNEER - VERSOLEIL SUN SHADE -14" SINGLE BLADE SYSTEM7. + 42" GUARDRAILSSHERWIN WILLIAMS 'TRICORN BLACK' (SW 6258)8. EXPANSION JOINT TYPICAL - REFER TO 21/A7.39. DOWNSPOUTCOLOR TO MATCH ADJACENT FINISH10. OVERFLOW SCUPPER - REFER TO 45/A7.2PAINT TO MATCH ADJACENT FINISH11. LIGHT FIXTURE, REFER TO ELECTRICAL DWGSA WALL SCONCEB FUTURE LONG ARM SIGN LIGHT, PROVIDE J-BOX12. ADDRESS, ALUMINUM NUMBERS13. LINE OF ROOF BEYONDFIN FLR + 0'+ 10'-0"TOP OF WINDOW+ 14'-0"FIN FLR+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPETTOP OF PARAPETFIN FLR + 0'+ 10'-0"TOP OF WINDOW+ 14'-0"FIN FLR+ 15'-6"+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPETTOP OF PARAPET+ 34'-6"(MAX HEIGHT) TOP OF PARAPET+ 34'-6"(MAX HEIGHT) TOP OF PARAPETBOTTOM OF CANOPYFIN FLR + 0'+ 14'-0"FIN FLR+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPETTOP OF PARAPETFIN FLR + 0'+ 10'-0"TOP OF WINDOW+ 14'-0"FIN FLR+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPET+ 34'-6"(MAX HEIGHT) TOP OF PARAPETBOTTOM OF CANOPYBOTTOM OF CANOPY61A1B211A1C3511B1B131211A745421010766631311B11B21B1A1C11B29+ 12'-10"BOTTOM OF CANOPY+ 10'-0"BOTTOM OF CANOPY+ 12'-10"BOTTOM OF CANOPY1B1A1C663+ 21'-0"TOP OF LIGHTS212NOTE: ALL MATERIAL, COLOR, FINISHES SHALL MATCH ADJACENT PROPERTY BUILDING. REFER TO SHEET T-1.2 FOR COLOR PHOTO EXHIBITAA3.1AA3.1BA3.1BA3.166666617'-6"17'-6"+ 8'-6"TOP OF WINDOWLIGHT FIXTURECL+ 8'-6"LIGHT FIXTURECL+ 8'-6"LIGHT FIXTURECL+ 8'-6"LIGHT FIXTURECL21'-7"CA3.1DA3.111A11AItem 2Packet Page 55
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 5.114 FEB 2020REFLECTED CEILING PLANFIRST FLOORDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESFIRST FLOOR REFLECTED CEILING PLAN1/8" = 1' - 0"135810131722241356718212224ABCEGHKLNQRUW1219ACEGHKLNQRTVBA3.1BA3.1AA3.1AA3.1CA3.1DA3.11'-0"7'-0"13'-0"3'-0"3'-0"3'-0"1'-0"7'-0"13'-0"3'-0"LOBBY10158GB+ 11'-3"MOP102EXFRHT VARIESELEVEQUIP10358GB+ 12'-8"STO10458GBX± 8'-6"MEN10858GB+ 9'-0"WOMEN10758GB+ 9'-0"LEASE114EXFR+11'-3"STAIR11158GB+ 11'-3"STO11258GBX± 7'-2"ELEC10958GB+ 11'-3"RISER113EXFRHT VARIESSTO11558GBXHT VARIESBIKE11958GB+ 11'-3"LOBBY11858GB+ 11'-3"LOBBY11058GB+ 11'-3"OPENTOABV58GB+ 12'-10"EXPL1+ 12'-10"EXPL1+ 10'-0"OPENTOABVEXPL1+ 12'-10"EXPL1+ 10'-0"58GB+ 12'-10"EXPL1+ 10'-0"OPENTOABV58GB+ 9'-0"EXPL1+ 10'-0"58GBXHT VARIES58GB+ 7'-0"EXPL1+ 10'-0"CORRIDOR12358GB+ 10'-0"CORRIDOR12458GB+ 10'-0"58GB+ 10'-0"LEASE120EXFR+11'-3"LEASE121EXFR+11'-3"58GBX+4'-10"58GBXHT VARIES34A7.234A7.233A7.234A7.233A7.233A6.313A6.3SIM33A7.2EXTERIORPLASTERCOLOR 1E.J., TYP.Item 2Packet Page 56
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 5.214 FEB 2020REFLECTED CEILING PLANSECOND FLOORDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESSECOND FLOOR REFLECTED CEILING PLAN1/8" = 1' - 0"53571114182122CMQCMQRT322BA3.1BA3.1AA3.1AA3.1CA3.1DA3.1EFHKEFHK8917151610LOBBY20158GB+ 10'-0"ELEV105EXFRHT VARIESSTAIR10658GB+10'-0"MEN20358GB+ 9'-0"WOMEN20258GB+ 9'-0"LEASE205EXFRHT VARIESSTAIR20458GB+ 10'-0"STAIR20658GB+ 10'-0"ROOFACCESS20758GBHT VARIES58GB+ 9'-0"WDC+ 10'-0"LEASE210EXFRHT VARIESLEASE211EXFRHT VARIESCORRIDOR21258GB+ 10'-0"CORRIDOR21358GB+ 10'-0"58GB+ 9'-0"M SHWR20958GB+ 9'-0"W SHWR20858GB+ 9'-0"34A7.234A6.313A6.3NICHISOFFIT PANELPAINT TO MATCHADJ SURFACESItem 2Packet Page 57
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1923A - 6.1114 FEB 2020REQUIREMENTSACCESSIBILITYDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401892AEROVISTAPLACE892 AEROVISTA LLCNo. C-26942No. C-269424463435323COUNTER SUPPORT1 1/2"2224131541515235BRAILLE MEASUREMENTNO SCALEdistance btwn dots in the same celldistance btwn corresponding dots in adjacent cells0.300"single Braille cellblank cell space btwn wordsraised dot ht0.025" min0.037" maxno raised dotdistance btwn dots inthe same cell 0.100"distance btwn corresponding dots from one cell directly below0.395" min0.400" maxdot base diameter0.059" min0.063" maxdistance btwn cells 0.200" 2 x 2 x 1/4 3- 1/2 ø MBto struct stud interior finishmirrorquartz solid surfacecounter top/splash w/4-#14 FHWSto ea support1/4"112"2'-0"4"4"29" CLEAR642B531S3/4" min button dia3/8" min separation5/8" min numeral ht* 48" max* 35" min* from cab floorELEVATOR • CONTROL PANELNO SCALEraised white characters on blackbackground, refer to 63/A6.1self-illuminated buttons, raised1/8" (±1/32") above adjacent surfaceELEVATOR • PANEL SYMBOLSNO SCALENOTE: Refer to detail [14/A6.1] for braille proportions and spacing. Provide braille immediately below numerals & symbols.ELEVATOR NOTES 1. Elevator shall meet all accessibility requirements of 2013 CBCChapter 11, ADA, and all requirements of CBC Chapter 30.Refer to details 51, 52 & 53/A6.1 for additional requirements.2. Elevator contractor to supply complete shop dwgs and specificationsfor Architect's approval prior to placing order for any equipment.3. Shaft enclosure shall be one hour construction, refer to floor plans for rated wall assemblies. Openings in walls shall be protected.4. General Contractor shall coordinate exact shaft size, pit, depth, well holelocation and depth, rail locations and attachments, hoist beam installation, etc. with elevator manufacturer and installer prior to start of construction.5. Provide 36" square blockout opening in pit floor for elevator cylinder.6. Provide adequate support on both hoistway side walls for guide railsfastening at each floor or [14'-0"] o.c. minimum.7. Refer to sheet A2.1 for below grade waterproofing requirements.8. Elevator entrances shall have raised and Braille floor designations on both sides of jamb, w/ 2" high characters, & shall comply with AccessibleSignage notes, sheet A6.1. At same location, provide emergency medicalservices "Star of Life" symbol. A visible and audible signal shall beprovided at each elevator entrance. Hall lantern visual elements shall be min 2.5" in the least dimension. Call buttons shall have visual signals thatindicate when each call is registered and is answered, shall be min 3/4" inthe least dimension, shall be raised 1/8" & self illuminated, and shall have the "UP" button on top. Refer to detail 52/A6.1 for additionalrequirements.9. Car control buttons shall be raised 1/8" above adjacent surface,illuminated, with min 3/4" in the least dimension. All control buttons shallbe designated with raised characters and braille that shall comply withAccessibilty Signage notes, sheet A6.1. The call button for theFirst Floor shall designated as the "main" level w/ a raised star. Referto detail 53/A6.1 for additional requirements.10. Provide key switch to recall elevator non-stop to main floor.11. Provide grab bar at rear of elevator cab. Rail shall be 1 1/4" Ø, centered 32" above cab floor, & 1 1/2" clear from wall.IN FIRE EMERGENCY, DO NOT USE ELEVATOR. USE EXIT STAIRSDURING A FIRE, THIS IS NOT AN ACCESSIBLE MEANS OF EGRESS, [PROCEED IMMEDIATELYTO STAIRS AT EITHER END OF CORRIDOR]58" min5/8" minDIRECTIONAL SIGN, refer to Accessiblity Signage notes for specific req's40" min72" max2" max2" maxSIGNS • ELEVATOR EGRESSNO SCALEEXITROOM 1060" maxto fin flr60" maxto fin flr5/8" min2" max5/8" min2" maxrefer to plans for sign location and textNOTE: these are IDENTIFICATION SIGNS, refer to Accessibility Signage notes for specific requirementscontracted & grade 2 braillerefer to door schedule "NAMEPLATE" or signage schedule (if provided) for textcontracted & grade 2 brailleSIGNS • IDENTIFICATIONNO SCALEEXIT SIGNROOM SIGN48" minto fin flr48" minto fin flr* 8" max encroachment allowed for required wheel chair turning radius & 19" max encroachment allowed for required 48" deep wheel chair clear area.LAVATORY • CLEARANCES1"note: lavatories are primarily used to wash hands & faces, typically found in restrooms. dimension shown are for the 30" wide min required clear area. cabinet/plumbing shall not extend beyond the shaded area.9" min27" min knee space29" min apron knee space34" max counter/lav rim height6" maxtoe space11" min17" min *toe space8" minknee spaceknee spaceACCESSIBILITY SIGNAGECBC (2019) 11B-703 SIGNSSIGNSWhen signs identify permanent rooms and spaces of a building or site (IDENTIFICATIONSIGNS), they shall comply with Sections 703.1, 703.2, 703.4 and 703.5When signs provide direction to or give information about the interior spaces andfacilities of the site (DIRECTIONAL SIGNS), they shall comply with Sections 703.5.Doors at exit passageways, exit discharge and exit stairways ( MEANS OF EGRESSSIGNS) shall be identified by tactile signs complying with 703.1, 703.2, 703.4 and 703.5INTERNATIONALSYMBOLOFACCESSIBILITY(ISA)The International Symbol of Accessibility and background shall have a non-glare finish.ISA symbol shall have a white figure on a solid blue (Federal Standard 595BColor No 15090) background. Symbols of accessibility shall contrast with their back-ground with either a light symbol on a dark background or a dark symbol on a lightbackground. The appropriate enforcing agency may approve other colors.At entries, we recommend a 5"w x 6"h sign.703.1.GENERALWhere both visual and tactile characters are required, either one sign with both visualand tactile characters, or two separate signs, one visual, and one with tactile charactersshall be provided.703.2.RAISEDCHARACTERSRaised characters shall be duplicated in contracted (Grade 2) Braille.Depth: Letters and numerals shall be raised not less than 1/32" above their backgroundCase: Characters shall be uppercase.Style: Characters shall be sans serif and shall not be italic, oblique, script, highlydecorative, or of other unusual forms. The font "TREBUCHET" is recommended.Proportions: Use fonts where the width of the uppercase letter "O" of the fontshall be 60% min and 110% max of the height of the uppercase letter "I".Height: Character height shall be based on the uppercase letter "I", measuredvertically from the baseline of the character, and shall be 5/8" min and 2" max high.Stroke Thickness: Stroke thickness of the uppercase letter "I" shall be 15% maxof the height of the character.Character spacing shall be measured between the two closest points of adjacentcharacters, excluding word spaces. Where characters have rectangular cross sections,spacing between individual characters shall be 1/8" min and 4 times the raised characterstroke width max. Where characters have other cross sections, spacing betweenindividual characters shall be 1/16" min and 4 times the raised character stroke widthmax at the base of the cross sections, and 1/8" min and 4 times the raised characterstroke width max at the top of the cross sections. Characters shall be separated fromraised borders and decorative elements 3/8" min.Line Spacing: Spacing between baselines of separate lines of characters within amessage shall shall be 135% min and 170% max of the character height.703.3.BRAILLEBraille dots shall have a domed or rounded shape. Uppercase letters shall only be usedbefore the first word of sentences, proper nouns and names, individual letters of thealphabet, initials, and acronyms. Braille shall be positioned below the corresponding textin a horizontal format, flush left or centered.At multilined text, braille shall be located below the entire text. Braille shall be placed3/8" min and 1/2" max below raised characters, and 3/8" min from raised borders anddecorative elements. Refer to Detail 44/A-6.1 for dot size and spacing requirements.703.4.MOUNTINGLOCATIONANDHEIGHTWhere permanent identification is provided for rooms and spaces, signs shall be installedon the wall adjacent to the latch side of the door. At double doors, the sign shall belocated to the right of the right hand door. Where there is no wall space at thoselocations, signs shall be placed on the nearest adjacent wall, preferably on the right.Mounting location shall be so that a person may approach within 3" of signage withoutencountering protruding objects or standing within the swing of the door. Provide 18"min x 18" min clear floor area centered on the raised characters, and beyond the arc ofthe door swing. Mounting height shall be 60 inches maximum from the finished floor tobaseline of raised characters and 48" minimum from finished floor to baseline oflowest Braille cells.703.5.VISUALCHARACTERSFinish & Contrast: Characters, symbols, and their backgrounds shall be eggshell, matte, orother non-glare finish. Characters and symbols shall contrast with their background,either light on a dark background, or dark on a light background.Case: Case shall be uppercase, lowercase or a combination of both.Style: Characters shall be sans serif and shall not be italic, oblique, script, highlydecorative, or of other unusual forms. The font "TREBUCHET" is recommended.Proportions: Use fonts where the width of the uppercase letter "O" of the fontshall be 60% min and 110% max of the height of the uppercase letter "I".Character Height:Stroke Thickness: Stroke thickness of the uppercase letter "I" shall be 10% minand 20% max of the height of the character.Character Spacing:Line Spacing: Spacing between baselines of separate lines of characters within amessage shall shall be 135% min and 170% max of the character height.Character Height: Minimum character height shall comply with Table 11B-703.5.5 forheight in relation to viewing distance. Viewing distance shall be measured as the horizontaldistance between the character and an obstruction preventing further approachtowards the sign. Character height shall be based on the uppercase letter "I".For height from baseline of character to finish floor between 40" to less than or equalto 70": with a horizontal viewing distance less than 72" the min character height shallbe 5/8", for horizontal viewing distance of 72" or greater the min character heightshall be 5/8" plus 1/8" per foot of viewing distance above 72".703.6.PICTOGRAMSPictogram field: Pictograms shall have a 6" min high field.Finish and Contrast: Pictograms and their fields shall have a non-glare finish. Pictogramsshall contrast with their field with either a light pictogram on a dark field or a lightpictogram on a dark field.Text descriptors: Pictograms shall have raised text descriptors and raised braillelocated directly below the pictogram field.FINISHSCHEDULE:Room Identification Signs- BLACK ON STAINLESSExit & Egress Signs- BLACK ON STAINLESSRestroom Door Signs- BLACK ON STAINLESSDirectional Signs- BLACK ON STAINLESS36" min68" min51" min54" min36" min80" min54" minSIDE DOOR LOCATION ANY DOOR LOCATIONELEVATOR • CAB MIN SIZENO SCALENOTE: Minimum dimensions shown shall NOT be used TOGETHER to determine cab size. Cab shall be sized to provide room for a 24" x 84" emergency gurney.MOUNTING HEIGHT SCHEDULE • ACCESSIBILITY REQUIREMENTSNO SCALEminFINFLRmin clrmaxSOAPDISPENSERfront reach: 48" maxside reach: 54" maxFIREEXTINGUISHER/CABINET60"MEN WOMEN12" diaRESTROOM DOOR SIGNAGE GRAB BAR1 1/4" - 1 1/2"nominalminto cabinet latch,release clipand unit handle1 1/2"WOMENlocate adjacent to doors at latch side, provide ISA, refer to Identification Signage requirements per AccessibilitySignage Notes.to fin flrsigns shall be 1/4" thick & contrasting color to door.ALL GENDER sign shall be 1/4" thick with triangle contrasting with circle & circle color shall contrast with doorRESTROOM SIGNAGEURINALmin clrto controls29"34"29"74" min18" min9" toe space27"11" min6" min8" minNOTESRefer to plans and specifications for specifieditem size and location. All dimensions are tofinished surfaces.Lavatory rim and counter surface shall not be higher than 34" above finish floor.Lavatory and sinks shall be 6 1/2" max depth.Lever operated, push type and electronicallycontrolled mechanisms are examples ofacceptable designes for faucet controls.Self-closing valves are allowed if the faucet remains open for at least 10 seconds.No sharp or abrasive surfaces are allowed under lavatories. Insulate all exposed pipes.Dimensions shown to mirror shall be to edge ofthe usable reflective surface.Locate WC controls on wide side of fixture, nohigher than 44" above finish floor.Restroom accessories shall have dispensers andcontrols at 40" max from floor to highest operable part.Controls shall be operable with one hand, andshall not require tight grasping, pinching or twistingof the wrist. The force required to activatecontrols shall be no greater than 5 pound-force.13 1/2" 17" max44" max6"12"60"to fin flrALLGENDER1 1/2"minprotruding objectmaintain min 1 1/2" clearance from grab bar on all sides, and 18" clear to protruding objects above barTOWELS &WASTETOWELSDRYERSANITARYNAPKINCUPS40" maxTOILET TISSUE DISPNAPKIN DISPOSALSEAT COVERDISPENSERGRAB BAR33" - 36"40" max7" - 9"24" min48"12" max17"-19"36" min12"19" min17" - 18"24"minminface of toiletMIRRORLAVATORYGRAB BARCLCLtop of bar54" min4'-0"5'-0"12"24"CLEAR @ EXTERIOR DOORSPROVIDE ADDITIONALCLEAR SPACE @ DOORSW/ BOTH LATCH & CLOSERCLRCLRCLEAR @ INTERIOR DOORS18"DOOR CLEARANCE1/4"ACCESSIBLE FOUNTAIN • FORWARD APPROACH3/8"ALCOVEDEPTH5" MAX27" MIN18"-24"18" min/19" max6" MIN8" MIN11" MIN48" CLEAR9" MIN15" MIN32" MINVARIES1'-4"1'-4"36" MAXBUBBLERJETCL38" - 43"BUBBLERJETCLOF FOUNTAINCLOF FOUNTAINCLMINMINCLEARFOUNTAIN NOTES1. The bubbler shall be activated by a control which is easily operated bya disabled person, such as a hand-operated lever-type control locatedwithin 6 inches of the front of the fountain, push bar control along the front of the fountain, etc. Force to operate control shall not exceed5 lbf.2. The water stream shall be substantially parallel to the front edge of thedrinking fountain, with a flow of water at least 4 inches high. On fountains with a round or oval bowl, the spout shall be located so theflow of water is within 3 inches of the front edge of the fountain, andthe angle of the water stream shall be 30 degree maximum.ELEVATOR • HOISTWAY ENTRYNO SCALE42"60"78" - 84"5"29"CLCL72" minCLhall lanternegress sign, refer to 43/A6.1floor landing number, locateon both sides of jamblocations of door re-open'gdevice sensorscall buttons, self-illumninatedover entire button surface with white light, raised 1/8" (±1/32") above adjacent surface3" min Star of Life emergencymedical assistance symbolsingle-level mixing valve control +40"to center line36" slide bar, bot @ 44" minabv fin flrflexible shower spray hose 60" longfolding seat1 1/2" ø grab bar33" - 36"27" max60" min inside face of finSHOWER ELEVATION3/8"18"40"7'-0"8"x12"x3.5"deep recessed tile soap dish38"8"SHOWER NOTES1. All dimensions are to finished materials.2. Floor surface shall be of Carborundum or grit-faced tile material providing equivalent slip-resistance. The maximum allowable slope of the floor is 2% in any direction. Locate drain at center of shower.3. Threshold shall be flush. Grate opening shall be 1/4" max & flush w/floor surface.4. Provide a folding seat full depth of shower, to extend 23" max from mounting wall, with 1" min & 1 1/2" max space between seat edge and any wall. When folded, seat shall not extend more than 6" from mounting wall. Seat shall support a min of 250 lbs point load.5. Locate a continuous grab bar on walls adjacent to and opposite the seat. L-shaped (Bobrick B-68616.99) shower grab bars are to be a minimum of 24 inches by 36 inches long, center of bar 33 to 36 inches abv the shower floor.6. Water controls are to be a single lever design located on the side wall adjacent to the seat and operable with a maximum force of 5 lbs.7. Provide a flexible hand held shower unit with a hose at least 60 inches long with the head mounted at 48 inches above the shower floor. Handset shall be removable from slide bar.8. When shower curtain is provided, it shall be located so that 30" clear widthinside shower is provided. Curtain shall be hung so that it can be easily movedwith one hand.19" min15" maxfull stall depth16" max23" maxseat1" min,112" maxItem 2Packet Page 58
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 6.214 FEB 2020SCHEDULES,DOOR & WINDOWDOOR DETAILSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIES61HEAD @ EXT LOUVER3"62JAMB @ EXT LOUVER3"51HEAD @ EXT DOOR3"52JAMB @ EXT DOOR3"53SILL3"41HEAD @ INT DOOR, JAMB SIM3"face of finish - beyonddoorstl frame beyondweatherstripalum threshold1:2 bevel maXconc walk12" MAXslope 2% maxwood framing5/8" gyp bdmetal framedoor, refer to schedulebatt insulation, where occursdoor per schedulebatt insulation, where occurssealantfiber cem siding2x wood fram'g, s.s.d.12" self-adhesive flash'gwrap 4" into rough open'g &8" min along wall extend vertically to 1/2" below top of head flash'g, lap bot over gsmdoor sill pan flash'gbldg membranesteel door frameplywd sheath'g5/8" gyp. board34"sealant per siding manuf3/4" x 2-1/2" gsm "J" flash'g(Stockton Products SFC)mtl door per schedulefiber cem siding5/8" gyp. boardbldg membrane, lap over self-adhesive flash'gsteel door frameplywd sheath'g9" self-adhesive flash'g,lap over drip flash'g,extend horiz. over & beyondjamb self-adhesive flash'gheader, refer to structgsm drip flashing(Superior TSF or appv'd eq)1"3" minbatt insulation, where occurs34" ea side2x wood fram'g, refer to structplywd sheath'gsealant per siding manufmetal louver, per schedulefiber cem siding12" self-adhesive flash'gwrap 4" into rough open'g &8" min along wall, extend top to 1/2" below top of head flash'g, lap bot over sill flash'gbldg membrane, lap over gsm5/8" gyp. boardbatt insulation, where occurs3/4" x 2-1/2" gsm "J" flash'g(Stockton Products SFC,or appv'd eq)sealant & backer rod1x wood fillerwd casingmtl louver per schedulefiber cem siding5/8" gyp. boardbldg membrane, lap over self-adhesive flash'gplywd sheath'g9" self-adhesive flash'g,lap over drip flash'g,extend horiz. over & beyondjamb self-adhesive flash'gheader, refer to structgsm drip flashing(Superior TSF or appv'd eq)1"3" minbatt insulation, where occurs1"sealant & backer rod1x wood fillerwd casingDOOR NOTES1. Locksets:L1............Passage (ND10S)L5............Interconnected Lockset L7.1...... Push/Pull Handles w/ SeparateL2............Privacy (ND40S)(S210PD)DeadboltL3............Office (ND50PD)L6............Panic BarL8............Pin AccessL4.......... Classroom (ND70PD) L7.......... Push Plate/Pull Plate & Handle L9............Automatic Flush BoltL4.1...... Institution (ND82PD)All latchsets/locksets shall be lever type Schlage Sparta style, with 626 finish, function type per schedule. All hardware shall be 34" min and 44" max AFF and operable from inside without the use of a key, special knowledge or effort, and shall be operable without tight grasping, tight pinching, or twisting of the wrist. 2. All doors shall be minimum 3'-0" wide by 6'-8" tall, uno. Hinged doors shall open to min 90º from its closed position, and shall have min 32" net clear width in that 90º position. At a pair of doors, at least one leaf shall have a min 32"net clear width when opened to an angle of 90º from its closed position.3. Wood doors with new Push/Pull Handles shall be provided with stainless steel, brushed finish push/pull plateswith rounded corners. Doors with kickplates shall be provided with 10" high x full door width stainless steel,brushed finish kickplates with rounded corners on both sides of doors.4. Panic Bars shall have concealed vertical rods that latch into door frame head and threshold. Activating device shall be centered between 30 and 44 inches high, with unlatching force not to exceed 15 pounds. 5. Doors in pairs with automatic flush bolts (AFB) shall have no surface mounted hardware on the leaf having the AFB.Unlatching any leaf shall not require more than one operation.6. Opening Force: the maximum effort to operate doors cannot exceed 5 pounds for interior and exterior doors,and 15 pounds for required fire rated doors.7. Automatic Closers: Doors and gate closers shall be adjusted so that from an open position of 90 degrees, the timerequired to move the door to a position of 12 degrees from the latch is 5 seconds minimum.8. Spring Hinges: Door and gate spring hinges shall be adjusted so that from the open position of 70 degrees,the door or gate shall move to the closed position in 1.5 seconds minimum.9. Floor or landing shall not be lower than 1/2" below top of door threshold. Changes from level shall not exceed1/4" vertical. Changes in level between 1/4" and 1/2" shall be beveled with a max slope of 1 unit vertical to 2 unitshorizontal. Replace any existing thresholds that do not meet these requirements.10. All new exterior doors shall have PEMKO 210APK shoes, 303 APK gasketing and aluminum thresholds. Allexterior outswinging doors shall have Hager 810S rain cap.11. All doors separating conditioned and non-conditioned spaces shall be weather-stripped or gasketed to effectivelyand reliably limit air infiltration. Adhesive foam type or felt weather-stripping is not acceptable.12. All wood doors shall be of solid core construction, stain grade. Provide silencers in door frames.13. All rated doors shall be provided with automatic closers and smoke seals matching the rating of the door; PEMKO 303AS. Doors scheduled to be 'S' rated shall have smoke & draft control & shall have the letter 'S' on rating label. 14. All doors shall have stops; HAGER 241F floor dome or HAGER 255S wall stop, per field condition.Door stops shall not be located in the path of travel or beyond 4" maximum from walls. Doors scheduled to havehold open shall be HAGER 270D with US26D finish.15. Doors required by schedule shall have the following sign located adjacent to door in a readily visible location:the "International Symbol of Accessibility". Refer to Accessibility Signage Notes, Sht A-6.1 for additional requirements16. Doors required by schedule shall have the following sign in 1" high lettering on contrasting background over thedoor: "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED"17. Signage: Doors with name plates shall be provided with signs per detail 41/A-6.1. Refer to Mounting Height Scheduleon Sht A-6.1 for additional signage requirements at restrooms.DOOR SCHEDULEDOORFRAMEDIMENSIONNOTYPETYPEWIDTHHEIGHTTHKLOCKSETNAMEPLATEREMARKSFIRST FLOOR1AAL-2PR 3'-0"7'-0"-L6NOTE #15W/CLOSER2DFS-23'-0"7'-0"1 3/4"L6ELEC EQUIPW/24" x 18" LOUVER3AAL-1PR 3'-0"7'-0"-L6NOTE #15W/CLOSER4DFS-23'-0"7'-0"1 3/4"L6W/CLOSER5DFS-23'-0"7'-0"1 3/4"L4FIRE RISER6AAL-2PR 3'-0"7'-0"-L6NOTE #15W/CLOSER7AAL-1PR 3'-0"7'-0"-L6NOTE #15W/CLOSER8DFS-23'-0"7'-0"1 3/4"L4ELEV EQUIPW/LOUVER9CFS-23'-0"7'-0"1 3/4"L4JANITOR10AAL-113'-0"7'-0"-L6W/CLOSER11EFS-13'-0"7'-0"1 3/4"L4W/CLOSER, 60 MIN RATED & LABELED12--3'-6"7'-0"--BY ELEV MFG13AAL-113'-0"7'-0"-L6W/CLOSER14NOT USED15CFS-23'-0"7'-0"1 3/4"L7WOMENW/CLOSER, LOUVER & KICKPLATE16CFS-23'-0"7'-0"1 3/4"L7MENW/CLOSER, LOUVER & KICKPLATE17CFS-23'-0"7'-0"1 3/4"L6ELEC EQUIPW/ CLOSER18BFS-23'-0"7'-0"1 3/4"L6W/CLOSER19EFS-13'-0"7'-0"1 3/4"L4W/CLOSER, 60 MIN RATED & LABELED20EFS-13'-0"7'-0"1 3/4"L4W/CLOSER, 60 MIN RATED & LABELED21BFS-23'-0"7'-0"1 3/4"L8W/CLOSER22CFS-33'-0"7'-0"1 3/4"L4W/CLOSER, KEYED HALL SIDE23CFS-33'-0"7'-0"1 3/4"L4W/CLOSER, KEYED HALL SIDE24CFS-33'-0"7'-0"1 3/4"L4W/CLOSER, KEYED HALL SIDE25AAL-113'-0"7'-0"-L6W/CLOSERSECOND FLOOR31AAL-2PR 3'-0"7'-0"-L7.1NOTE #16W/ CLOSER32CFS-23'-0"7'-0"-L4JANITOR33--3'-6"7'-0"--BY ELEV MFG34AAL-113'-0"7'-0"-L6W/CLOSER35CFS-23'-0"7'-0"1 3/4"L7WOMENW/CLOSER, LOUVER & KICKPLATE36CFS-23'-0"7'-0"1 3/4"L7MENW/CLOSER, LOUVER & KICKPLATE37BFS-23'-0"7'-0"1 3/4"L6W/CLOSER38BFS-23'-0"7'-0"1 3/4"L6W/CLOSER39BFS-23'-0"7'-0"1 3/4"L6W/CLOSER40CFS-33'-0"7'-0"1 3/4"L4ROOF ACCESS41BFS-23'-0"7'-0"1 3/4"L6W/CLOSER42AAL-123'-0"7'-0"1 3/4"L6NOTE #16W/CLOSER43CFS-23'-0"7'-0"1 3/4"L2WOMEN'S SHWRW/CLOSER44CFS-23'-0"7'-0"1 3/4"L2MEN'S SHWRW/CLOSER45CFS-33'-0"7'-0"1 3/4"L4W/CLOSER, KEYED HALL SIDE46AAL-113'-0"7'-0"-L6W/CLOSER47CFS-33'-0"7'-0"1 3/4"L4W/CLOSER, KEYED HALL SIDE48AAL-113'-0"7'-0"-L6W/CLOSERFINISH SCHEDULEROOMWALLSROOM NAMENOFLRBASENORTHEASTSOUTHWESTCLGCLG HTFIRST FLOORLOBBY101STCONC4RB58GBX (ES)58GBX (ES)58GBX (ES)58GBX (ES)58GBX11'-3"MOP102STCONC4RB58GB58GB58GB58GBEXFRVARIESELEV EQUIP103CONC4RB58GB58GB58GB58GB58GB12'-8"STORAGE104CTCCTFRPWXFRPWXFRPWXFRPWX58MGBXVARIESELEV105CONC-58GBX (ES)58GBX (ES)58GBX (ES)58GBX (ES)EXFRVARIESSTAIR106STCONC-58GBX(ES)58GBX(ES)58GBX(ES)58GBX(ES)58GB10'-0"WOMEN107CTCCTCTWCTWCTWXCTW58GB9'-0"MEN108CTCCTCTWCTWCTWCTW58GB9'-0"ELEC109CONC4RB58GB58GB58GB58GB58GB11'-3"LOBBY110STCONC4RB58GBX58GBX58GB58GB58GB11'-3"STAIR111STCONC4RB58GBX58GBX58GBX58GBX58GB11'-3"STORAGE112STCONC4RB58GBX (ES)58GBX (ES)58GBX (ES)58GBX (ES)58GBXVARIESRISER113CONC-58GB58GB58GB58GBEXFRVARIESLEASE114CONC-EXFREXFREXFREXFREXFRVARIESSTORAGE115CONC4RB58GBX (ES)58GBX (ES)58GBX (ES)58GBX (ES)58GBXVARIESNOT USED116STAIR117STCONC4RB58GBX(ES)58GBX(ES)58GBX(ES)58GBX(ES)58GB11'-3"LOBBY118STCONC4RB58GBX58GBX58GBX58GBX58GBX11'-3"BIKE119STCONC4RB58GB58GB58GB58GB58GB11'-3"LEASE120CONC-58GB58GB58GB58GBEXFRVARIESLEASE121CONC-58GB58GB58GB58GBEXFRVARIESCORRIDOR122STCONC4RB58GBX58GBX58GBX58GBX58GBX9'-0"CORRIDOR123STCONC4RB58GBX58GBX58GBX58GBX58GBX9'-0"SECOND FLOORLOBBY201STCONC4RB58GBX(ES)58GBX(ES)58GBX(ES)58GBX(ES)58GBX10'-0"WOMEN202CTCCTCTCTCTCT58GB9'-0"MEN203CTCCTCTCTCTCT58GB9'-0"STAIR204STCONC4RB58GBX(ES)58GBX(ES)58GBX(ES)58GBX(ES)58GB10'-0"LEASE205CONC-EXFREXFREXFREXFREXFRVARIESSTAIR206STCONC4RB58GBX(ES)58GBX(ES)58GBX(ES)58GBX(ES)58GB10'-0"ROOF ACCESS207STCONC4RB58GB58GB58GB58GB58GBVARIESWOMEN'S SHWR208CTCCTCTCTCTCT58GB9'-0"MEN'S SHWR209CTCCTCTCTCTCT58GB9'-0"LEASE210CONC-58GB58GB58GB58GBEXFRVARIESLEASE211CONC-58GB58GB58GB58GBEXFRVARIESCORRIDOR212STCONC4RB58GBX58GBX58GBX58GBX58GBX9'-0"CORRIDOR213STCONC4RB58GBX58GBX58GBX58GBX58GBX9'-0"MOP214STCONC4RB58GB58GB58GB58GBEXFR11'-3"MATERIAL KEYFLOORWALLSCAR………………………CARPETCT…………………………CERAMIC TILE58GB………………… 5/8” GYPSUM WALLBOARDCONC……………………CONCRETE58GBX………………5/8” TYPE ‘X’ GYPSUM WALLBOARDSTCONC……………STAINED CONCRETE58MGBX……………5/8” TYPE ‘X’ MOISTURE RESISTANTGYPSUM WALLBOARDBASECTW………………………CERAMIC TILE 4-0” HIGH WAINSCOT4RB………………………4” RUBBER BASEW/ 5/8” MOISTURE RESISTANT4RCB…………… 4" RUBBER COVED BASEGYPSUM WALLBOARD ABOVECCT………………………6” COVED CERAMIC TILECTWX……………………CERAMIC TILE 4-0’ HIGH WAINSCOTW/ 5/8” TYPE ‘X’ MOISTURECEILINGRESISTANT GYPSUM WALLBOARD ABV58GB.…………………5/8” GYPSUM WALLBOARDFRPWX……………… 4-0” HIGH FRP OVER AND WITH 5/8"58GBX………………5/8” TYPE ‘X’ GYPSUM WALLBOARDTYPE 'X' MOISTURE RESISTANT GYPSUM 58MGBX……………5/8” TYPE ‘X’ MOISTURE RESISTANTWALLBOARD ABVGYPSUM WALLBOARD5/8” PLYWOODEXFR……………………EXPOSED FRAMINGEXPL……………………EXTERIOR PLASTERDOOR FRAME TYPESDOOR TYPESFS - 116 GA STEEL WELDEDFS - 218 GA STEEL WELDED2"2"DR DIMDOOR DIM2"52A6.251A6.2NOTES:1.7 3/4" x 2" @ 2x6 STUD WALLS2. 9 1/2" x 2" @ 2x8 STUD WALLS3. ALL EXTERIOR FRAMES SHALL BE PAINTED TO MATCH ADJACENT SIDING COLORFS - 3NOTES: 1. ALL EXTERIOR METAL DOORS & FRAMES SHALL BE PAINTED TO MATCH ADJACENT SIDING,UNLESS NOTED OTHERWISE16 GA STEEL WELDED60 MIN RATED & LABELED24" X 12" (U.N.O) METAL LOUVER, WHERE SCHEDULED6" min6"TEMPGLAZING10"min6"10"minTEMPE16 GAHOLLOW METALFLUSH60 MINUTE RATED & LABELEDWOOD,PAINT GRADEW/ VISION PANELBD16 GAHOLLOW METALFLUSHCWOODSOLID COREPAINT GRADEFLUSHAUS ALUMINUMMEDIUM STILECOLOR: CLEAR ANODIZEDW/ "STYLE U" PULL41A6.241A6.2Item 2Packet Page 59
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 6.314 FEB 2020WINDOW/DOOR DETAILSALUMINUM FRAME TYPESDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESALUMINUM FRAME TYPES1/4" = 1' - 0"5354SILL @ INTERIOR55SILL @ EXTERIOR3"43DOOR SILL @ DECK3"44SILL @ ROOF45DOOR SILL @ CONC3"33HEAD @ SOFFIT3"34JAMB3"35SILL @ DECK3"25SILL3"13HEAD3"14JAMB3"15SILL3"65DOOR SILL @ INTERIOR3"64SUN SHADE3"dual glazingcem fiber sidingo/ bldg membranealuminum frame5/8" gyp boardwhere occursshimsealant w/ backer rod"L" metal w/ sealant1x blocking7/8"x3"x3/4"gsm caulking bead(Stockton Metals JCB)2x blocking1"x2" metal closure,finish to match storefront714"dual glazingext plastero/ 2 layer bldg membraneplywd shth'galuminum frame5/8" gyp board, where occursheader, refer to structshimsealant w/ backer rod"L" metal6" self- adhesive flashing,lap over drip flashinggsm drip flash'g(Stockton Metals NFD: #5 DRIP)set in sealant7/8"x3"x3/4"gsm caulking bead(Stockton Metals JCB)1x blockingmetal canopy, where occursdual glazingext plaster2 layer bldg membrane,lap over jamb flash'gplywd shth'galuminum frame5/8" gyp board, where occursbatt insulationshimsealant w/ backer rod"L" metal8" self-adhesive flashing,run into opening2x framing, refer to struct7/8"x3"x3/4"gsm caulking bead(Stockton Metals JCB)set in sealant1x blocking12" MAXslope 2%maxalum dooralum frame beyondweatherstripalum threshold - set in sealant 1:2 bevel maxconc flr slabwd stud framingglassaluminum frame5/8 gyp board,ea side10'-0"HEAD • JAMB SIM @ INTERIOR3""L" metal w/ sealant"J" metal w/ sealant0'-0"FIN FLRglazingalum frameconc flr slabalum dooralum frame beyondweatherstrip'Schluter - Reno-U' transitionstripfloor finish - future tenant imp12" MAXgyp crete floor framinglobby flrfinishdual glazingext plasterO/ 2 layers bldg membraneplywd shth'galuminum frame5/8" gyp board, where occursbatt insulationsloping shim"U" metal w/ sealant24ga alum sill flash'g,see detail 63/A-7.2,finish to match frameself-adhesive flashing,wrap into rough opening,lap over bldg membraneshimsealant w/ backer rod7/8"x3"x3/4"gsm caulking bead(Stockton Metals JCB)set in sealant0'-0"FIN FLRglazingconc walk where occursalum sill flashing,embed in sealant, finish to match storefrontsoilwhere occursconc floor slabalum frame8" mindual glazingsoffit framing,refer to structaluminum frame5/8" gyp board, where occursheader, refer to structshimsealant w/ backer rod"L" metal w/ sealant1x blocking7/8"x3"x3/4"gsm caulking bead(Stockton Metals JCB)7/8" 3-coat ext plastero/ bldg membranedual glazingplywd shth'galuminum frame5/8" gyp board, where occursbatt insulationsloping shim"U" metal w/ sealant24ga alum sill flash'g,see detail 61/A-7.2,finish to match frameself-adhesive flashing,wrap into rough opening,lap over bldg membraneshimsealant w/ backer rodcem fiber sidingO/ bldg membranewaterproofing membrane(Dex-O-Tex Weatherwear,or appv'd eq)flr framing, refer to struct1/4"/ft3/4" plywd subfloor on2x sloped sleepers @ 16" o.c.,attach w/ screws or ring shank nailsfelt slip sheet per mfr7"finish flooring, refer to plans2x6 sill at door framealuminum sill pan flash'g,see Detail 64/A7-2 (sim),finish to match alum frameextend waterproof membraneover pan flash'galuminum framelightweigh conco/ protection boardgsm pan flash'g,see Detail 62/A7-22x framing, refer to structsingle-ply PVC roofingo/1/2" protection boardo/ 3/4" plywd subfloor on2x sloped sleepers @ 16" o.c.aluminum sill pan flash'g,see Detail 64/A7-2finish to match alum frameself-adhesive flashing,extend into openingaluminum frame24 ga gsm counterflash'g5/8" gyp board, where occurs"U" metal w/ sealant6"312"3"sloping shimshimsealant w/ backer rod14" aluminim blade sunshadealuminum mounting bracket@ 3'-2" o.c., refer to elevationsaluminum frame5/16"-24x1" hex headmetal screws, 2 @ top, 1@ botaluminum blade mounting arm14" aluminim blade sunshadeinternal steel pocket filler SECTIONPLAN SECTIONwaterproofing membrane(Dex-O-Tex Weatherwear,or appv'd eq)flr framing, refer to struct1/4"/ft3/4" plywd subfloor on2x sloped sleepers @ 16" o.c.,attach w/ screws orring shank nailsfelt slip sheet per mfr7"finish flooring, refer to plans2x6 sill at door framelightweigh conco/ protection boarddoor pan flash'g, embed in sealant,see Detail 62/A7-2offset threshold (Pemko 158D or eq),coat bot to separate from pan flash'g, caulk sill to deckPemko 210SNPK door shoedoor, refer to schedule1/2" max12"112"34"3'-0"12'-10"EQDOOR DIMEQ12'-10"DOOR DIM10'-0"13'-10"3'-11"DOOR DIM3'-11"10'-0"DOOR DIM16'-0"3'-0"2"3'-0"3'-0"3'-0"3'-0"2"2"2"2"2"10'-0"7'-0"12'-10"3'-0"3'-0"3'-0"3'-0"2"2"2"2"2"10'-0"7'-0"2 EQ6'-6"10'-0"7'-0"16'-0"10'-0"6'-6"10'-0"6'-6"12'-10"3'-0"2"3'-0"3'-0"3'-0"2"2"2"2"3'-0"2"3'-0"3'-0"3'-0"2"2"2"2"2"3'-0"2"3'-0"2"2"FIN FLRFIN FLR10'-0"9'-4"FIN FLR3'-4"FIN FLRFIN FLRFIN FLRFIN FLRFIN FLR9'-8"EQEQDOOR10'-0"DOOR DIMFIN FLR10'-0"2 EQFIN FLR12'-10"3'-0"3'-0"3'-0"3'-0"2"2"2"2"2"10'-0"6'-6"FIN FLR3'-4"6'-6"10'-0"7'-0"DOOR2"FIN FLRDIMDIMAL-11AL-9AL-8AL-7AL-6AL-1AL-2AL-3AL-4TEMP TEMP TEMP TEMP TEMP TEMP TEMP TEMP TEMP TEMP TEMP TEMP TEMPTEMP TEMPTEMP TEMPAL-5AL-10TEMP33A6.345A6.333A6.355A6.313A6.355A6.333A6.355A6.333A6.325A6.313A6.315A6.313A6.315A6.313A6.315A6.313A6.344A6.313A6.335A6.353A6.354A6.3ALUMINUM FRAME NOTES1. Verify all dimensions in fIeld prior to fabrication. Any major dIscrepancyshall be brought to the attention of the Architect.2. All dimensions shown are frame dimensions. Contractor to coordinatefinish & shim space req'd with field conditions.Refer to A-6.3 for details.3. All exterior aluminum frames shall be Kawneer Trifab VG451 Series,2" X 4 1/2" center, 1" dual glazing system.4. All interior aluminum frames shall be Kawneer Trifab 400 Series, 1 3/4" X 4" center, 1/4" single glazing system.5. COLOR: All frames shall be Kawneer, Clear Anodized6. All exterior glazing shall be 1" PPG SB70XL with U-Factor 0.45, SHGC 0.30& VT 0.55, reflective coating on the #2 surface. Bronze spacer.All interior glazing shall be clear, tempered where noted.7. All sill pans to be .063 Alum with finish to match frames. All pans to beset in sealant bed.34A6.334A6.314A6.324A6.334A6.314A6.314A6.314A6.334A6.314A6.314A6.313A6.314A6.335A6.3AL-12TEMP13A6.314A6.335A6.335A6.3@ grnd@ deck@ deck@ stucco@ deckSIMItem 2Packet Page 60
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A-7.114 FEB 2020FIRE RATED DETAILSFLOOR/WALL &Date:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIES1 HOUR WALL3"2x4 wd studs @ 16" o.c.5/8" type "X" gyp bd ea sideto stud w/ 1 1/4" type W drywall screws @ 12" o.c. Orient joints vertical & stagger on opposite sides of assemblybatt insulationrefer to title 24 U.L. assembly no. U3331hr bearing wall rating2x PTDF sill plate w/ X-ZF powder driven fasteners @ 16" o.c. .145 diameter x 2 7/8" long conforming to ER-1290 or equal.2x4 DF sill plate w/ 10d @ 8" o.c. @ woodwall finish refer to finish scheduleexist conc slab or wood subfloorWALL @ FLOOR TYP3"STEEL POST •1 HR3"FIRE - 1 HR (UL X526)steel tube post per struct,4x4x0.1875 min5/8" type 'X' gyp bd, applied in layers overlapping & attached as shown, apply bds vertically w/o horiz joints, apply base layer with paper masking adhesive tape to temp hold in place for next layer, apply face layer w/1" long phillips head self tapping screws @ 8" oc min& located 1" from board edge to metal covercorner bead no. 28 msg galv stl w/ 1 1/4" legs, and1" long phillips head self tapping screws @ 12" oc maxsteel covers no. 22 msg galv stl, with 2 "L" sections, lengthsto provide 1/8" clearance per lineal ft of col btw cover & any restraint, w/ #8 x 1/2" stl sht mtl screws @ 12" ocnot shown - apply joint compound over corner beads 1/16" min thick3/4" lap134ONE HOUR FLR/CLGFIRE - 1 HR (CBC Table 720.1(3) 21-1.1)1 1/2"61. finished decking, refer to finish schedule2. 1" min light weight concrete, install per manufacturer's recommendations3. waterproof membrane, install per manufacturer's recommendations4. 1/2" min plywd sheating glued and nailed w/ 8d min to joists, refer to structural5. 2x deck joists, refer to structural6. R-19 min glass fiber batt insulation7. 2 layers 5/8" thick type "X" gyp bd, base layer attached and perpendicular to joists w/ 1 1/4" Type S screws @ 24" oc, face layer w/ joints 24" staggered from base layer w/ 1 7/8" Type S screws @ 12" oc, w/ 1 1/2" Type G screws placed 2" back on either side of face layer end joints @ 12" oc2755/8" type 'X' gypsum board, screw & tape to maintain fire ratingstl. stud framearound openingflat stud box at inside of openingone hour rated, metal stud wall, per CBC TABLE 720.1(2) 13-1.3 cabinetdimensionWALL RECESS1 1/2"ONE HOUR CLG @ STAIRFIRE - 1 HR, GA FILE NO. FC 5406(GA-600-2012 Fire Resistance Design Manual)1 1/2"31. Metal pan deck stairs2. 2x joists @ 24" o.c.3. 2 layers 5/8" thick type "X" gyp bd, BASE LAYER 5/8" gypsum wallboard applied at right angles to wood joists w/ 1 1/4" Type S screws @ 24" oc, FACE LAYER 5/8" Type X gypsum wallboard applied at right angles to joists w/ 1 7/8" Type S screws @ 12" oc atjoints and intermediate joists w/ 1 1/2" Type G screws placed 2" back on either side of face layer end joints @ 12" oc. Joints offset 24" from base layer joints..21NOTE: EACH BOX IN RATED WALL MUST BE SMALLER THAN 16 SI & SPACED SO OPENINGS DO NOT EXCEED 100 SI FOR ANY 100 SF OFWALL. BOXES SHALL BE RATED & INSTALLED PER TESTED ASSEMBLY.ELECTRICAL OUTLETSWALL FIXTURE24"MINacoustical sealant (latex rubber compound) beforeplate is installedcut neat openings, 3/8" maxgyp board finish aroundacoustical sealant (elec box pads)ELECTRICAL BOXESNO SCALEGYP BOARDPLUMBING ASSEMBLYNO SCALEWALLRATED PIPE/CONDUIT PENETRATIONUL # WL 1001THRU PENETRATIONNO SCALEWALL RATED CONDUIT SLEEVE PENETRATIONUL # WL 3031 2122233242351124254312Item 2Packet Page 61
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 7.214 FEB 2020ROOF & DECK DETAILSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIES12131415BASE FLASH @ DECK3"222444314325BASE FLASH @ DECK3"35DECK DRAIN3"45652333115463643453624113 JAN 20175251FASTENER SPACING @ FASCIANO SCALE617"single-ply PVC roofingroof hatch w/ integral curbmetal ladder - 16" clearbetween rails3/8"x2-1/2" galv steelbrackets top, midheight, base2-3/8" ø x 4" lag screws3/4" steel rung2x solid blocking as req'dinterior finish, refer tofinish schedule12" maxrigid insulationROOF HATCH1 1/2"roof framingrefer to structuralroof drain clampdownspoutrigid insulationoverflow roof drainroof draincombined flashing clamp & gravel stop10"2"plywd sheathing,refer to structPVC roofing4x blockingROOF DRAIN & OVERFLOW1 1/2"2" x 1/2" flat bar supports @ 6'-0" oc max5" oc1" ø (1 5/16" OD) pipe railsclrmaxframing, refer to structguardrail base,refer to 44/A7.21 1/2" ø (1 7/8" OD)pipe rails4"wall base, refer to 13/A7.2GUARDRAIL1 1/2"7"512"7"3'-0"T.O. parapet @ CL of support+14' - 7"2nd FLOOR+14' - 0"12"3'-6" mintwo piece wall flashing, rear piece flapto box side and solder to water proof,top piece flaps over box top and bendaround front edgewall flashingscupper boxsolder vertical rod at mid width,inside box, at deck locations onlySCUPPERNO SCALESOFFIT VENT3"3"2x wood framingextend single-ply roofingover top of wall & 2" downface of wallsingle-ply PVC roofing34"slopeplywd sthg, refer to structext plastero/ 2 layers bldg papergsm coping 22 ga, sim toSMACNA Fig 3-1 & 3-4Asloped shimstucco groundfasteners w/ neoprenewashers @ 18" o.c. maxcont cleatCOPING3"single-ply roofingwd framing, refer to structplywd shth'grigid insulationwhere occurs2x blockingplywd shth'gfastener & welded connectionper roofing mfrBASE FLASH3"ext plastero/ 2 layers bldg paper, extendbldg paper over flashingplywd shth'gbond breaker1x cont blockingsingle-ply roofing, extend min 6" up face of wallwd framing, refer to structplywd shth'g6"312"rigid insulationwhere occurscant strip2x blocking312"24 ga gsm counterflash'gBASE FLASH3"cem fiber sidingo/ bldg paper, extendbldg paper over flashingplywd shth'g24 ga gsm counterflash'g1x cont blockingsingle-ply roofing, extend min 4" under counterflash'gwd framing, refer to structplywd shth'g5"312"rigid insulationwhere occurscant strip2x blockingbase clipBASE FLASH3"2x wood soffit framing,refer to structcem fiber panel systemo/ bldg membranecem plaster soffito/ bldg membranecorrugated spacerplywd sthg, refer to struct2x blockingSOFFIT @ WALL3"stucco J-bead (ClarkDeitrich #66, or eq.)soffit vent/reveal screed(Stockton ProductsSVR 7/8"x2-1/2")6"3"2x wood framingextend single-ply roofingover top of wall & 2" downface of wallsingle-ply PVC roofing34"slopeplywd sthg, refer to structcem fiber panel systemo/ bldg membranegsm coping 22 ga, sim toSMACNA Fig 3-1 & 3-4Asloped shim1" x 1-1/2" wd blockingfasteners w/ neoprenewashers @ 18" o.c. maxcont cleatcorrugated spacerCOPING3"metal deck drainrun waterproofing membraneover drain flangeplywd subfloor& deck framingdrain line, refer to plumbing dwgswaterproofing membrane(Dex-O-Tex Weatherwear,or appvd eq.) o/ felt slip sheetsloping plywd subfloor4"2"112"slope6"x8" 16ga angle flashing,cut hole for scupper8" wide 24ga gsm scupperw/ 24ga gsm collar,refer to 65/A7.2 simwaterproofing membrane(Dex-O-Tex Weatherwear,or appv'd eq) o/ felt membraneOVERFLOW SCUPPER3"t.o.tilecem fiber sidingo/ bldg papergsm base flashing3/4" plywdo/ sloped 2x sleepers @ 16" o.c., attach w/ ring shank nails or screwsvert flat bars, refer to guardrail detailsself adhesive bituthane flash'g,wrap up around vert flat bar & 2" down over wall trimdouble top plate, refer to structcem fiber sidingo/ bldg paperguardrail base plates, pre-drilltop plates for lag bolts, fill w/sealant prior to installing lag bolts, refer to struct2x6 cont nailer, cut to slope1/4", notch for rail base platessealant @ flat bar penetrationslope1x2 trimgsm coping 22 ga, sim toSMACNA Fig 3-1 & 3-4Afasteners w/ neoprenewashers @ 18" o.c. maxGUARDRAIL BASE3"3"VARIESV.I.F.1-1/2"6"3"FLASHING3"V.I.F.1-1/2"6"VARIES3"3/4"3"V.I.F.3/4"FLASHING3"12"- 26ga galv sheet metal- solder all joints4"3"8"over bldg paper,under stuccounder bldg paper,behind stucco4"V.I.F.FLASHING3"3"1/2"6"VARIES4"1/2"FLASHING3"V.I.F.V.I.F.3/4"- 24ga aluminum- solder all joints2x framing,refer to structcem fiber panel systemo/ bldg membranegalv sheet metal sidingo/ bldg membranesealantplywd sthg, refer to structplywd sthg, refer to structNichiha single-sided backerCORNER TRIM • PLAN SECTION3"2x wood soffit framing,refer to structcem plastero/ bldg membrane2x blockingcem plaster soffito/ bldg membraneplywd sthg, refer to struct2x blockingSOFFIT @ WALL3"cem plaster soffito/ bldg membrane7/8" J-mold (ClarkDeitrich #66)soffit vent/reveal screed(Stockton ProductsSVR 7/8"x2-1/2")soffit framing,refer to structplywd sthg, refer to structcem fiber panel systemo/ bldg membranedrip flash'g (Nichiha Essential Overhang Flashing)812"PARAPET @ LOWER ROOF3"dual glazing5/8" cem fiber wall panel system w/ 3/8" spaceo/ bldg membranealuminum frameshimsealant w/ backer rod1/2" blockingJ-Mold (Nichiha J-Mold,color to match siding)plywd sheathinginteriorexteriorcem fiber wall panel systemself-adhesive flashingJAMB • W/ INT SIDING3"waterproofing membrane(Dex-O-Tex Weatherwear,or appv'd eq)flr framing, refer to struct1/4"/ft3/4" plywd subfloor on2x sloped sleepers @ 16" o.c.,attach w/ screws or ring shank nailsfelt slip sheet per mfr7"dbl 2x6 wall platelightweigh conco/ moisture barriert.o.weepscreed312"bldg membrane, lap overweep screed top leg 7/8" 3-coat cem plastergyp board, where occursbond breaker6" x 6" 24 ga gsm deck flash'g,lap & seal jointsplywd sheath'g, refer to structrun waterproof'g min 8" up wall5"waterproofing membrane(Dex-O-Tex Weatherwear,or appv'd eq)flr framing, refer to struct1/4"/ft3/4" plywd subfloor on2x sloped sleepers @ 16" o.c.,attach w/ screws or ring shank nailsfelt slip sheet per mfr7"dbl 2x6 wall platelightweigh conco/ moisture barrierb.o.clipgyp board, where occurs6" x 6" 24 ga gsm deck flash'g,lap & seal jointsplywd sheath'g, refer to structrun waterproof'g min 8" up wall5"bldg membranefiber cement sidingbase clipdrip flash'g (Nichiha Essential Overhang Flashing)soffit framing,refer to structcem plaster soffito/ bldg membranesoffit vent/reveal screed(Stockton ProductsSVR 7/8"x2-1/2")812"lap bldg membraneover dripflash'g7/8" J-mold (ClarkDeitrich #66)3"extend single-ply roofingover top of wall & 2" downface of wallsingle-ply PVC roofing1/2"slopeplywd sthg, refer to structgsm coping 22 ga, sim toSMACNA Fig 3-1 & 3-4Asloped shim2x4 wd nailerfasteners w/ neoprenewashers @ 18" o.c. maxcont cleatplywd sthg, slope to drain22 ga gsm flashing, finish to match drip flashing1/4" steel sheet, finishto match drip flashing112"3"38"2"3"3"#12 x 1-1/2" roundheadscrews @ 24" o.c. horizontal,paint to match steel sheet,pre-drill hole14"± 812", v.i.f.Z flashing8'-6"24'-0"3"3"24"24"24"24"3"3"11 eq. @ ± 11 1/2"- 24ga aluminum- solder all joints- 24ga aluminum- solder all jointsV.I.F.1-1/2"8"VARIES3/4"V.I.F.3/4"FLASHING3"- 24ga aluminum- solder all jointsItem 2Packet Page 62
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1923A - 7.3114 FEB 2020STAIR & FINISHDETAILSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACE892 AEROVISTA LLCNo. C-26942No. C-269422114313233414243343551LIGHT SOFFIT1 1/2"5253241525111244EYE BOLT• PLAN1 1/2"54CANOPY • SECTION1/2" = 1' - 0"64CANOPY • PARTIAL PLAN1/2" = 1' - 0"45EYE BOLT1 1/2"55CANOPY ANCHOR1 1/2"1322WALL STEP END CAP3"632 x wd cap w/ eased edges1 x 2 wd trim, both sidescont dbl 2xwall framing, per plansint fin, refer to interior schedhandrail where occurs, refer to43-42" min4" minWALL CAP3"Stockton Products M-S control joint M screedext plastero/ building membranewd framing, refer to structEXPANSION JOINT3"34" to 38"from stair nosestud wall per plans1 1/2" ø max nominal pipe railstl wall bracket @ 48" oc max, w/ wd screws to blockinginterior finish, per plans2x solid blocking1 1/2"HANDRAIL3"'Schluter - Reno-U' transitionstrip1/2" MAXconc floorfloor tileCERAMIC TILE EDGE3"26ga gsm flashingcem plastero/ building membraneframing, refer to structSTEP IN WALL3"4"4"slope ext plaster5/8" gyp. bd.batt insulation, w.o.pywd shthg, refer to struct8" MINconc wall plateto soilext plastero/ 2-layers bldg paperbond breakerSuperior W-S 26 ga. gsm weep screed w/ weep holes1"minBASE OF WALL @ GRADE3"building paper5/8" gyp. bd.batt insulation, w.o.pywd shthg, refer to struct8" MINconc wall plateto soilfiber cement sidingb.o. clipbase clipBASE OF WALL @ GRADE3"building paper5/8" gyp. bd.batt insulation, w.o.pywd shthg, refer to struct2" MINconc wall plateto conc8" 16ga gsm embed between slabs, 3" min3"1/2"b.o. clipfiber cement sidingbase clip4 1/2"3"BASE OF WALL @ CONC3"5/8" gyp. bd.batt insulation, w.o.ext plastero/ 2-layers bldg paperpywd shthg, refer to struct2" minconc wall plateto concbond breaker8" 16ga gsm embed between slabs, 3" min3" min1/2"Superior W-S 26 ga. gsm weep screed w/ weep holesBASE OF WALL @ CONC3"Nichiha outside metalcorner trim, paint to match sidingsealant between siding and trim,per mfr's recommendationcem fiber panel systemo/ bldg membraneplywood sheathing2x wood stud wall,refer to structcem fiber panel systemo/ bldg membraneOUTSIDE CORNER • PLAN SECT3"cem fiber panel systemo/ bldg membranecem plastero/ bldg membraneJ-mold (ClarkDeitrich #66, or eq.)plywd sthg, refer to struct2x framingINSIDE CORNER PLAN SECT3"Nichiha single-sided backer3/4" x 3/4" spacersealant w/ backer rod9" self-adhesive flashing4"4"2"±4"v.i.f.26ga gsm flashingseal to "Z" flashingcarpet/VCT/concdoordoor frame beyondalum thresholdw/ 45˚ bevel maXceramic tileconc floorDOOR SILL @ TILE3"N.T.E. 1/4"interior finishwood stud blocking 4 sides2x wood stud wall w/ battsound insulationcabinet r.o.dimensionfire extinguisher cab, refer to floor plan, A-1 for locationFIRE EXTINGUISHER CAB1 1/2"landing edgetube steel post, referto struct dwgs forsize and connectionconc landingo/ corrugated metaldecking, referto struct dwgswd stud wallgyp board, refer to finschedulelanding framing, refer to struct dwgs1-1/2"2x framing w/2 layers 5/8" type Xgyp board, see 12/A-7.11/2" thru bolt nut & washer w/ 3"x3"x1/8" steel backing platecem plasterdouble 2 x 12 blockingdouble 2x8 studeach side2" x 2" x 1/4"angle iron1/2" eye bolt w/ 3"x3"x1/8" backing plate1" galv steel pipe compression sleeve1/2" thru bolt3"x6" flat-stylesoffit panelsdouble 2 x12blocking1/2" thru bolt2" x 2" x 1/4"angle ironcem plaster sidingdouble 2 x 8 studeach side1" galv steel pipe compression sleeve(2)1/2" thru bolts w/ 3"x3"x1/8" backing plates1/2" thru bolt2" x 2" x 1/4"angle ironcem plaster siding1/2" eye bolt w/3"x3"x1/8" backing platedouble 2 x 8 studeach sidedouble 2 x12 blocking1" galv steel pipe compression sleeve1" stl hanger pipeassembly24"18"+7'-6"LED strip light12"floor/clgframingmirror+9'-0" 2x soffitframing1/4x10 plate stringerlanding framing,refer to struct dwgs for steel spec'sconc treadembeded abrasivestripe @ ea tread(Balco R-300, orappv'd eq)steel tread pan1" return at nosingcorrugated pan decking, refer to struct dwgs for steel spec's2x wd framing w/2 layers type Xgyp board,see 12/A-7.11/4"x10" plate stringerlanding framing,refer to struct dwgs for steel spec'sconc treadembeded abrasivestripe @ ea tread(Balco R-300, orappv'd eq)1" return at nosingcorrugated pan decking, refer to struct dwgs for steel spec'stread width+ 1-1/4"steel tread pan2x wd framing w/2 layers type Xgyp board,see 12/A-7.11/4"x10" plate stringerconc treadembeded abrasivestripe @ ea tread(Balco R-300, orappv'd eq)1" return at nosing1 1/4"3x3 angle betweenstringersconc anchor, referto struct dwgsconc floorSTAIR BASE1 1/2"STAIR TOP @ LANDING1 1/2"STAIR BASE @ INTERMEDIATE LANDING1 1/2"LANDING @ WALL1 1/2"1/4x10 plate stringerlanding steel framing,refer to struct dwgsconc treadembeded abrasivestripe @ ea tread(Balco R-300, orappv'd eq)steel tread pan1" return at nosinglanding woodframing, referto struct dwgs2nd floor conctoppingo/ 1-1/8" plywd2x wd framing w/2 layers type Xgyp board,see 12/A-7.1STAIR TOP @ 2nd Floor1 1/2"return grab bar to within 1/4" of wall finish material, typ @ both ends*34" to 38"12"abv tread nosing*34" to 38"tread* 34" to 38"12"grab bar shall be parallel with stair slope*widthwidthtreadHANDRAIL @ STAIR3/4"2x8 wood stud wall12" aluminum J-style fascia, ea side3"x6" flat soffitstyle decking3" hole for rain waterleader, typ 2 corners60" TYP12"3"x2.5"x1/4"alum. canopy support I beam3.5"x 2.5"x.5" alum plate for hanger rod attachment(weld at I beam, typ.)55-45°36"12"12"1" hanger pipe assembly(2) 2"x3"x1/4"-10"steel angles, back to back, bolt to I beam3"x 3"x1/4" aluminumsupport I beam 12" alum J-style fascia44-55-3"x6" flat-stylesoffit panels45-Item 2Packet Page 63
1923SAN LUIS OBISPOCA 93401QUAGLINOPROPERTIES100 Cross Street, Ste 204SLO, CA 93401BMA JOB# 19279.00OFF: (805) 544-4269BMA Mechanical +22 JAN 2020862AEROVISTAPLACEM 33,682BRANDON RODGER S MECHANICALEXP 6/30/21REGISTERED PROFESSIONAL ENG IN E E R STATE OF CALIFORNIAEn-1.0ENERGY COMPLIANCESHELL ENVELOPENONRESIDENTIAL T24 ENVELOPE MANDATORY MEASURES14 Feb 2020ArchitectC-26942Item 2Packet Page 64
1923SAN LUIS OBISPOCA 93401QUAGLINOPROPERTIES100 Cross Street, Ste 204SLO, CA 93401BMA JOB# 19279.00OFF:(805) 544-4269BMA Mechanical +22 JAN 2020862AEROVISTAPLACEM 33,682BRANDONRODGER S MECHAHNICALEXP 6/30/21REGISTEREDPROFESSIONALENG IN E E R STATEOFCALIFORNIAEn-1.1ENERGY COMPLIANCESHELL ENVELOPEItem 2Packet Page 65
Item 2Packet Page 66
Meeting Date: November 4, 2019
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of a two-story, 35,908-square foot office structure (Attachment 1,
Project Plans). The project site is located at 862 Aerovista Place and is currently undeveloped land,
within the Airport Area Specific Plan. The project is very similar in design and function to the adjacent
development located at 892 Aerovista Place. The proposed project also includes site improvements
such as parking lots, site access upgrades, landscaping upgrades, and minor improvements to the
unnamed drainage tributary that daylights along the north and west property lines (Attachment 2,
Biological Assessment).
General Location: The 2.41-acre project site is
located on a vacant parcel midblock of Aerovista
Place between Broad Street and Airport Drive,
with direct access from Aerovista Place.
Present Use: Vacant Land
Zoning: Business Park (BP-SP) within the Airport
Area Specific Plan
General Plan: Business Park
Surrounding Uses:
East: Medical and Financial Offices
West: Vacant Land
North: Auto Body Repair, County Land
South: Aerovista Business Park (Offices and
Brewery)
PROPOSED DESIGN
Architecture: Contemporary Architectural Design
Design details: Flat roof system with varying roof heights, vertical windows, outdoor sitting areas, trash
enclosures, upper level balcony, and metal awnings.
Materials: Stucco, wood composite siding, aluminum awnings and storefront system.
Colors: Primary off-white, secondary light brown and grey, and black awnings and storefront.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 862 Aerovista Place FILE NUMBER: ARCH-0430-2019
APPLICANT: Quaglino Properties, LLC REPRESENTATIVE: Frances Gibbs
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0430-2019 (862 Aerovista Place)
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Airport Area
Specific Plan (AASP) design guidelines, Community Design Guidelines (CDG), and applicable City
Standards and 2) provide comments and recommendations to the Planning Commission.
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, AASP, and CDG. Staff has identified the discussion items below related to consistency
with AASP Chapter 5 (Community Design), CDG Chapter 3.4.C (Offices Design Guidelines).
Highlighted Sections Discussion Items
AASP Chapter 5 – Design Guidelines
§ Goal 5.1 Streetscape
The ARC should discuss the building location in proximity to the street
and the design of the double loaded parking bay between the street and
the front of the building.
§ Goal 5.3 Outdoor Pedestrian
Areas
The ARC should discuss whether the proposed outdoor areas are
sufficient in achieving the goals for providing an attractive and
comfortable area for employees, clients, and visitors.
§ Goal 5.4 Parking Areas
The ARC should discuss whether the parking areas are designed to be
visually subordinate to the development and landscape setting.
§ Goal 5.9 Architectural
Character
The ARC should discuss whether the architectural design provides
sufficient variation and distinction in context of the surrounding
neighborhood “Repetitive and/or stock design solutions should be
avoided.”
§ Goal 5.14 Colors
The ARC should discuss the proposed color scheme in context of the
surrounding landscape and existing buildings, and whether the colors
provide sufficient variety and distinction in proximity to the similar
adjacent development at 892 Aerovista Place.
For additional information, please refer to the applicant’s assessment regarding consistency with the AASP
and CDG (Attachment 1, Project Plans; Sheet T-14, Consistency Matrix).
Figure 2: Images of similar adjacent structure.
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ARCH-0430-2019 (862 Aerovista Place)
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PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks
Street to Building
Street to Parking
Other Property Lines
87 feet
18 feet
58 feet
16 feet
10 feet
None
Maximum Height of Structures 34.5 feet 45 feet
Floor Area Ratio (FAR) 0.34 0.6
Building Coverage 19% 90%
Public Art Paying In-Lieu Fee Optional
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
169
12 EV Ready
24
120
45 EV Ready
24
Environmental Status
Project is categorically exempt from environmental review (CEQA) under
Section 15332 (In-Fill Development Projects) and under Section 15333
(Small Habitat Restoration Projects).
*2019 Zoning Regulations & Margarita Area Specific Plan
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the AASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, AASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
2. Biological Assessment
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, November 4, 2019
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
November 4, 2019 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Mandi Pickens, Vice-Chair Amy Nemcik and
Chair Allen Root
Absent: Commissioners Michael DiMartini, Micah Smith and Christie Withers
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
End of Public Comment--
APPROVAL OF MINUTES
1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of
October 7, 2019.
ACTION: MOTION BY VICE CHAIR NEMCIK, SECOND BY COMMISSIONER
PICKENS, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to approve
the minutes of the Regular Architectural Review Commission meeting of October 7, 2019.
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Minutes – Architectural Review Commission Meeting of November 4, 2019 Page 2
PUBLIC HEARINGS
2.Project Address: 301 Prado; Case#: ARCH-0424-2019; Zones: BP-SP, C/OS-SP; 301
Prado Group, applicant; 301 Prado Group, LLC, owner. Review of seven two-story
structures consisting of approximately 160,000 square feet of office and industrial space.
The project is consistent with the Margarita Area Specific Plan Final Environmental
Impact Report (EIR) and Supplemental Initial Study and Mitigated Negative Declaration
MND) adopted for Vesting Tentative Tract Map #3011.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Darren Cabral with RRM Design Group, Lindsey
Corka with Firma Landscaping, Scott Stoops and David Sansun, responded to Commissioner
inquiries.
Public Comments:
None.
End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
BELER, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to forward
a recommendation of approval to the Planning Commission, finding the project consistent with
MASP Design Guidelines and Community Design Guidelines.
3.Project Address: 862 Aerovista; Case #: ARCH-0430- 2019; Zone: BP-SP; Quaglino
Properties, applicant; Quaglino Properties, owner. Review of a new two-story office
development consisting of 37,508 square feet of office space and associated site
improvements including parking lots, site access upgrades, landscaping upgrades, and
minor improvements to the unnamed drainage tributary that daylights along the north
and west property lines. Project is categorically exempt from environmental review
CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant Matt Quaglino, and representative, Andres Eulate, responded to Commissioner
inquiries.
Public Comments:
None.
End of Public Comment--
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Minutes – Architectural Review Commission Meeting of November 4, 2019 Page 3
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
NEMCIK, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to forward
a recommendation of approval to the Planning Commission, finding the project consistent with
AASP Design Guidelines and Community Design Guidelines.
4.Project Address: 2550 Broad; Case #: ARCH-0528-2019, Zone: C-R-SF; SLOQ
Properties LLC, owner/applicant. Review of 1,386-square foot building addition and
façade remodel of an existing commercial structure. Project includes the removal of a
kiosk structure near the corner of Broad Street and Francis Avenue and additional
landscaping. This project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant, Matt Quaglino, responded to Commissioner inquiries.
Public Comments:
None.
End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
BELLER, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to forward
a recommendation of approval to the Community Development Director, finding the project
consistent with Community Design Guidelines.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:10 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, November 18, 2019 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 12/02/2019
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INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For ER # EID-0055-2020
1. Project Title:
862 Aerovista Place Office Building
2. Lead Agency Name and Address:
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
3. Contact Person and Phone Number:
Kyle Bell, Associate Planner
(805) 781-7524
4. Project Location:
862 Aerovista Place (APN 053-412-015), San Luis Obispo, CA (project site)
5. Project Sponsor’s Name and Address:
Quaglino Properties, LLC
815 Fiero Lane
San Luis Obispo, CA 93401
6. General Plan Designations:
Business Park
7. Zoning:
Business Park (BP)
8. Description of the Project:
The project proposes the development of a new two-story office building consisting of 35,908 square feet of office
space and associated site improvements on one 2.41-acre parcel (Assessor’s Parcel Number [APN] 053-412-015)
located at 862 Aerovista Place in the City of San Luis Obispo (City), California (refer to Figures 1 and 2). Proposed
site improvements include parking lots, site access upgrades, landscaping upgrades, and minor realignment and
improvements to the unnamed ephemeral drainage that daylights along the north and west property lines. The
project requests approval of a Minor Use Permit to allow a medical office use with the Business Park (BP) zone
within the Airport Area Specific Plan (AASP) area. The project’s proposed development program is found in Table
1, below.
The proposed two-story office building would be located in the center of the project site and surrounded by a
surface parking lot that would provide 169 parking spaces (in excess of the 120 spaces required by the City’s
Municipal Code) (Figure 3). The proposed two-story office building would be a contemporary design with
architectural features to provide interesting architectural elements; break up building massing; eliminate
monotonous façades; and locate trash enclosures and parking out of sight from Aerovista Place (Figure 4).
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Landscaping would be provided throughout the project site in accordance with Municipal Code requirements, with
a focus on landscaping along the Aerovista Place frontage. The project proposes a new driveway access and
sidewalk along Aerovista Place. The proposed driveway access would result in the permanent loss of approximately
four shoulder parking spaces along the north side of Aerovista Place.
Table 1. Project Development Program
Site Details Proposed Allowed/Required
Setbacks
Street to Building
Street to Parking
Other Property Lines
87 feet
15 feet
>45 feet
16 feet
10 feet
0 feet
Maximum Height of Structures 34.5 feet 45 feet
Floor Area Ratio (FAR) 0.34 0.6
Building Coverage 19% 90%
Public Art Paying In-lieu Fee Provide or Pay In-lieu Fee
Total No. Parking Spaces
Electric Vehicle Parking
Bicycle Parking
169
13 EV Ready, 30 EV Capable
24
120
12 EV Ready, 30 EV Capable
24
The project site is in the AASP area of the City of San Luis Obispo and is generally surrounded by one- and two-
story commercial office uses and a few remaining unimproved parcels, including an unimproved parcel located
immediately west/southwest of the project site. The San Luis Obispo Regional Airport is located approximately
500 feet southwest of the project site, while residential subdivisions become more prominent northeast of the
project site across Broad Street (e.g. along Goldenrod Lane approximately 700 feet to the northeast). The project
site currently consists of an unimproved, unoccupied parcel dominated by ruderal/disturbed habitat comprised of a
variety of non-native, often invasive, species. The project site is regularly mowed to control the growth of
vegetation for fire control, as required by the City.
A segment of an unnamed ephemeral (i.e., flows during and/or immediately following a rain event) drainage that
flows across the site to Acacia Creek daylights along the southwest property line at a 36-inch culvert that flows
under Aerovista Place and the Aerovista Business Park. The unnamed ephemeral drainage then flows northwest
along the southwest property line for approximately 200 feet before it extends into the adjacent undeveloped parcel
to the west. The drainage remains on the adjacent parcel for approximately 185 feet to that property’s northwestern
property line, where it makes a 90 degree turn to the east and reenters the project site (see Figure 5). The drainage
continues east along the northern property line approximately 165 feet where it outlets to a 48-inch concrete box
culvert that extends northward under Fiero Lane to Acacia Creek. A small, second segment of the unnamed
ephemeral tributary daylights at a culvert at the northeast corner of the project site that flows under 892 Aerovista
Place (the parcel immediately adjacent to the northeast). This segment then flows along the northern property line
to the southwest for approximately 150 feet before it joins the other segment and outlets at the 48-inch concrete
box culvert.
The project proposes to realign a portion of the ephemeral drainage that traverses the project site around the
developed area along the southwestern boundary of the project site. An area of existing vegetation at the southwest
portion of the project site where the unnamed ephemeral drainage enters the project site via the 36-inch culvert that
flows under Aerovista Place supports a dense stand of wetland vegetation including cattails and arroyo willow.
Though this area does not meet the requirements for classification as a state or federal wetland (soil test pits
determined no hydric soils were present within the project site), it is nevertheless considered a resource within the
site. The project proposed to avoid this area to the extent feasible and retain/enhance and protect it (through
permanent fencing). Upon exiting this densely vegetated area, flows within the ephemeral drainage would be
realigned around the proposed development footprint along the southwestern property boundary, where the
drainage would flow northwest until it reconnects with its existing alignment as it crosses the property boundary
onto the parcel to the west. The drainage would follow its existing alignment through the 90-degree turn and would
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re-enter the project site at the same location as currently exists. The unnamed ephemeral drainage would follow its
existing alignment along the northern property boundary until it leaves the project site via the 48-inch concrete box
culvert. The new channel would be approximately 7 feet wide from top of bank to top of bank with an
approximately 1-foot wide channel and 2:1 slopes. The drainage would continue to enter and exit the project site
at its current locations. The new alignment within the project site is proposed to be enhanced as a mitigation area.
Additional mitigation opportunity areas have also been identified within the project site (refer to Figure 5).
Since the project site is currently unimproved and allows for the infiltration of groundwater at the site, the project
would install 15 bioretention basins throughout the project site, particularly along the periphery of the parking lot.
The purpose of these bioretention basins is to maintain pre-development volumes of stormwater runoff, allow the
infiltration of collected runoff to groundwater as under existing conditions, and capture pollutants prior to leaving
the project site. In accordance with the City’s Stormwater Management Plan (SWMP), the bioretention areas have
been designed with capacity to accommodate the volume of an 85th percentile 24-hour storm (1.2 inches of rainfall)
from the project site.
Project construction would require approximately 2,500 cubic yards (cy) of cut and 1,200 cy of fill for a total of
3,700 cy of earthwork. Construction is anticipated to last approximately 10 months, including 3 weeks of grading
and over-excavation and 4 weeks of sub-slab utilities and preparation for the pouring the building foundation.
9. Project Entitlements:
Development Review
Minor Use Permit
10. Surrounding Land Uses and Settings:
Surrounding uses and stories of surrounding buildings are summarized below:
Northeast – one- and two-story commercial office buildings
Northwest – two-story commercial office buildings
Southwest – ephemeral drainage, unimproved field, and one-story commercial office buildings containing
a religious use (Mercy Church). The unimproved field immediately southwest of the project site is used
as a septic leach field managed by the Fiero Lane Mutual Water Company.
Southeast – two-story commercial office and restaurant buildings (i.e., Aerovista Business Park)
11. Have California Native American tribes traditionally and culturally affiliated with the project area
requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for
consultation that includes, for example, the determination of significance of impacts to tribal cultural
resources, procedures regarding confidentiality, etc.?
Native American Tribes were notified about the project consistent with City and State regulations including, but
not limited to, Assembly Bill 52. A representative from the Salinan tribe requested to be notified in the event of
unanticipated discoveries, and this measure has been included as a mitigation requirement (refer to Section 18.
Tribal Cultural Resources).
12. Other public agencies whose approval is required:
Air Pollution Control District (APCD)
CDFW Approval of Section 1600 Lake and Streambed Alteration Agreement (LSAA)
Regional Water Quality Control Board (Central Coast)
U.S. Army Corps of Engineers (USACE)
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Figure 1. Project Vicinity Map.
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Figure 2. Project Location Map.
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Figure 3. Conceptual Site Plan.
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Figure 4. Image of Similar Adjacent Structure. Item 2Packet Page 79
Figure 5. Unnamed Epehemeral Drainage & Jurisdictional Waters. Item 2Packet Page 80
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a
“Potentially Significant Impact” as indicated by the checklist on the following pages.
☐ Aesthetics ☐ Greenhouse Gas Emissions ☐ Public Services
☐ Agriculture and Forestry
Resources ☒ Hazards and Hazardous Materials ☐ Recreation
☒ Air Quality ☒ Hydrology and Water Quality ☒ Transportation
☒ Biological Resources ☐ Land Use and Planning ☒ Tribal Cultural Resources
☒ Cultural Resources ☐ Mineral Resources ☒ Utilities and Service Systems
☐ Energy ☐ Noise ☐ Wildfire
☒ Geology and Soils ☐ Population and Housing ☒ Mandatory Findings of
Significance
FISH AND WILDLIFE FEES
☐
The Department of Fish and Wildlife has reviewed the CEQA document and written no effect determination
request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see
attached determination).
☒
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and
Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been
circulated to the California Department of Fish and Wildlife for review and comment.
STATE CLEARINGHOUSE
☒
This environmental document must be submitted to the State Clearinghouse for review by one or more State
agencies (e.g. Cal Trans, California Department of Fish and Wildlife, Department of Housing and Community
Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)).
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DETERMINATION (To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared. ☐
I find that although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because revisions in the project have been made, by or agreed to by the project
proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
☒
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required. ☐
I find that the proposed project MAY have a “potentially significant” impact(s) or “potentially significant unless
mitigated” impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier
document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the
earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed
☐
I find that although the proposed project could have a significant effect on the environment, because all potentially
significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant
to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing
further is required.
☐
December 10, 2020
Signature Date
Shawna Scott
For: Michael Codron,
Printed Name Community Development Director
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EVALUATION OF ENVIRONMENTAL IMPACTS
1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects like
the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be explained where
it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors
to pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well
as project-level, indirect as well as direct, and construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant.
"Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there
are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant with Mitigation Incorporated” applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact."
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than
significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross-
referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief
discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects
were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the
mitigation measures which were incorporated or refined from the earlier document and the extent to which they
addressed site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts
(e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where
appropriate, include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted
should be cited in the discussion.
8. The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
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1. AESTHETICS
Except as provided in Public Resources Code Section 21099, would
the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic vista? 1, 2 ☐ ☐ ☒ ☐
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, open space, and historic
buildings within a local or state scenic highway?
2, 4 ☐ ☐ ☒ ☐
c) In non-urbanized areas, substantially degrade the existing
visual character or quality of public views of the site and its
surroundings? (Public views are those that are experienced
from publicly accessible vantage point). If the project is in an
urbanized area, would the project conflict with applicable
zoning and other regulations governing scenic quality?
1, 3, 4,
5 ☐ ☐ ☒ ☐
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area? 1, 5 ☐ ☐ ☒ ☐
Evaluation
The project site is located in the AASP portion of the City of San Luis Obispo (city) and is generally surrounded by one- and
two-story commercial office buildings, with a few remaining unimproved parcels. The project site is currently unimproved and
occupied with ruderal/disturbed habitat comprised of a variety of non-native, often invasive, species. A portion of an unnamed
ephemeral tributary to Acacia Creek extends along the southwestern and northwestern boundaries of the project site.
The topography of the city is generally defined by several low hills and ridges such as Righetti Hill, Bishop Peak and Cerro San
Luis. These peaks are three of the nine peaks known as the Morros and provide scenic focal points for much of the city. The
project vicinity exhibits intermittent views of nearby natural landmarks, including Cerro San Luis. The terrain within the project
site is relatively flat, with the elevation ranging from 157 to 162 feet above sea level.
Based on the City’s Conservation and Open Space Element (COSE) map of scenic roadways and vistas, Broad Street located
approximately 375 feet east of the project site is designated as having high scenic value. The AASP identifies specific goals,
policies, and design guidelines and standards intended to protect and enhance the visual quality and character of the AASP area
and land uses with the Business Park (BP) land use designation. Policies in the AASP include, but are not limited to, maintaining
community character and assuring a desirable setting for the types of businesses that are the primary reason for Business Parks.
The BP land use designation is generally intended for well-designed, master-planned, campus-type developments that will
contribute to community character and the City’s objective of attracting jobs that can support households within the city. The
AASP Design Guidelines and Standards for the physical development and design of new projects within the Airport Area,
include, but are not limited to, the following:
5.1.1 – Principal buildings shall be oriented parallel to the street.
5.1.4 – Buildings shall have architecturally articulated entry features facing the street.
5.4.1 – Parking lots shall be located at the rear or side of buildings, rather than between the front facade of the building
and the street. Side parking shall not exceed 40% of the frontage of the lot on the primary street.
5.4.4 – Parking lots shall be planted with shade trees in a pattern and number that can be reasonably expected to shade
at least 50% of the lot surface within ten (10) years of planting, and provide a nearly continuous canopy at maturity.
5.6.1 – Loading docks and refuse collection areas are not permitted in the area between the building and the street.
5.6.6 – Rooftop mechanical equipment shall be screened by parts of the roof, or architecturally compatible screening
features, so the equipment is not visible from the ground outside the site or open space areas to the public. On sites
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designated Business Park, such screening shall make rooftop equipment not visible from a viewpoint outside the site
and at the same height as the equipment.
5.10.1 – Building facades visible from streets shall vary in modules of 20 meters (66 feet) or less. On any building
facade, continuous wall planes longer than 30 meters (100 feet) should be avoided. Where interior functions require
longer continuous spaces, exterior walls should have architectural features such as columns or pilasters at least every
20 meters. Such architectural features shall have a depth of at least 3 percent of the length of the facade, and shall
extend at least 20 percent of the length of the façade.
5.10.2 – Facades that face public streets shall use elements such as arcades, awnings, entry features, windows, or other
such animating features along at least 60 percent of their horizontal length.
5.17.1 – Development in the Airport Area is subject to the requirements of the City’s Public Art ordinance.
5.18.1 – Building identity signs shall be limited to major site entries from public roadways. Corporate and business
identity signs can be placed on the buildings themselves, as long as they are located near the building entrance and are
for identification within the site (i.e., not from public roadways).
5.19.1 – Provide minimum levels of lighting consistent with public safety standards along public roadways.
5.19.4 – To maintain a pedestrian scale and reduce ambient light levels, streetlights shall not exceed 20 feet on all other
streets.
5.19.7 – Light fixtures shall be cut-off type fixtures that focus light down toward the ground and shield the light source
from surrounding areas not intended to be illuminated.
a) A scenic vista is generally defined as a high-quality view displaying good aesthetic and compositional values that can be
seen from public viewpoints. A substantial adverse effect on a scenic vista would occur if the proposed project would
significantly degrade the scenic landscape as viewed from public roads or other public areas. The project is located in an
urbanized area of the AASP area with intermittent views of the Irish Hills to the west and the San Lucia Mountains and
Foothills to the east. Based on the AASP, scenic views from major roads within the AASP area should be preserved (Table
5.4, San Luis Obispo Airport Area Specific Plan, Roadway View Protection). Broad Street (north of Buckley Road) is
identified as the closest roadway from which views should be preserved, though the AASP recognizes that views of the
Irish Hills to the west are too distinct for views to be feasibly maintained while allowing reasonable foreground
development.
Based on the City’s COSE, the project site is not within the viewshed of a designated scenic vista. Views of the project
site from Broad Street would largely be blocked by existing intervening one- and two-story commercial buildings along
the frontage of Broad Street. The proposed building would be similar in height and scale as existing adjacent buildings
and the proposed building height would be more than 10 feet less than the maximum building height allowed by the AASP.
Therefore, the project would not substantially obstruct views of the Irish Hills or San Lucia Mountains from Broad Street
and potential impacts associated with adverse effects on a scenic vista would be less than significant.
b) The project site is located approximately 2.3 miles east of U.S. Highway 101 (U.S. 101). Based on the California
Department of Transportation’s (Caltrans) California Scenic Highways online mapping tool, this section of U.S. 101 is
eligible for state scenic highway designation but is not officially designated. The City’s COSE also identifies Broad Street
(approximately 375 feet east of the project site) as having high scenic value. The project site would not be visible to
viewers travelling along U.S. 101 due to the distance between U.S. 101 and the project site, as well as intervening
vegetation and development. Based on the AASP, scenic views from major roads within the AASP area should be
preserved, including from Broad Street. Views of the project site from Broad Street would largely be blocked by
intervening one- and two-story commercial buildings along the frontage of Broad Street. The proposed building would be
similar in height and scale as existing adjacent buildings and the proposed building height would be more than 10 feet less
than the maximum building height allowed by the AASP. The project site does not contain trees, rock outcroppings,
designated open space, or historic buildings. Therefore, the project would not result in substantial damage to scenic
resources within a state or local scenic highway and impacts would be less than significant.
c) The proposed site and building design have been developed to comply with the City’s AASP Design Guidelines. The
proposed two-story office building would be a contemporary design with architectural features to provide interesting
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architectural elements; break up building massing; eliminate monotonous façades; and locate trash enclosures and parking
out of sight from Aerovista Place. The project is located in an urbanized area and would be similar in height and scale to
surrounding development. Therefore, the project would not modify or conflict with applicable zoning or other regulations
governing scenic quality and impacts would be less than significant.
d) Existing sources of nighttime lighting in the vicinity of the project site include airport-related lighting, spillover parking
lot lighting from nearby commercial office buildings, interior lighting emanating from nearby commercial parking lot
lighting, and intermittent vehicle lighting from vehicles travelling along Aerovista Place, Broad Street, and/or parking at
the nearby commercial office buildings. The project is required to comply with the City’s AASP Design Guidelines
pertaining to lighting and the Night Sky Preservation Ordinance (17.70.100) standards for outdoor lighting and new
development, which include, but are not limited to, requirements for new outdoor light sources to be shielded and directed
away from adjacent properties and public rights-of-way, requirements for minimum levels of lighting consistent with
public safety standards, and limits to hours of lighting operation. Compliance will be verified prior to issuance of building
permits. Therefore, impacts from new sources of light or glare would be less than significant.
Mitigation Measures
None necessary.
Conclusion
The project is not located within a scenic vista or within the viewshed of a designated scenic highway and would not be highly
visible from nearby public roadways designated as having high scenic value. The project has been designed to comply with all
applicable standards set forth in the AASP and the City’s Community Design Guidelines. No potentially significant impacts
associated with aesthetic resources would occur and no mitigation measures are necessary.
2. AGRICULTURE AND FORESTRY RESOURCES
In determining whether impacts to agricultural resources are
significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model
(1997) prepared by the California Dept. of Conservation as an
optional model to use in assessing impacts on agriculture and
farmland. In determining whether impacts to forest resources,
including timberland, are significant environmental effects, lead
agencies may refer to information compiled by the California
Department of Forestry and Fire Protection regarding the state’s
inventory of forest land, including the Forest and Range Assessment
Project and the Forest Legacy Assessment project; and forest carbon
measurement methodology provided in Forest Protocols adopted by
the California Air Resources Board. Would the project: Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
6 ☐ ☐ ☐ ☒
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? 2, 6, 7 ☐ ☐ ☐ ☒
c) Conflict with existing zoning for, or cause rezoning of, forest
land (as defined in Public Resources Code section 12220(g)),
timberland (as defined by Public Resources Code section
4526), or timberland zoned Timberland Production (as defined
by Government Code section 51104(g))?
2, 7 ☐ ☐ ☐ ☒
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d) Result in the loss of forest land or conversion of forest land to
non-forest use? 2, 7 ☐ ☐ ☐ ☒
e) Involve other changes in the existing environment which, due
to their location or nature, could result in conversion of
Farmland, to non-agricultural use or conversion of forest land
to non-forest use?
2, 7 ☐ ☐ ☐ ☒
Evaluation
The California Department of Conservation (DOC) classifies and maps agricultural lands in the state in the Farmland Mapping
and Monitoring Program (FMMP). The FMMP identifies five farmland categories: Prime Farmland, Farmland of Statewide
Importance, Unique Farmland, Farmland of Local Importance, and Farmland of Local Potential. The project site is designated
as Urban and Built-Up Land by the FMMP.
No portion of the project site or immediately surrounding areas support active agricultural uses. The project site is not located
within or immediately adjacent to land zoned for agricultural uses. Based on Figure 6 in the City’s COSE, the project site is not
located within or immediately adjacent to land under an active Williamson Act contract.
According to Public Resources Code Section 12220(g), forest land is defined as land that can support 10-percent native tree
cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest
resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits.
Timberland is defined as land, other than land owned by the federal government and land designated by the State Board of
Forestry and Fire Protection as experimental forest land, which is available for, and capable of, growing a crop of trees of a
commercial species used to produce lumber and other forest products, including Christmas trees. The project site does not support
any forest land or timberland.
a) The project site is not located on land designated as Farmland by the FMMP. Therefore, the project would not result in the
conversion of Farmland to non-agricultural use and no impacts would occur.
b) The project site is not located within an Agricultural Zone and the project site is not located within or immediately adjacent
to land under an active Williamson Act contract. Therefore, the project would not conflict with existing agricultural zoning
or a Williamson Act contract and no impacts would occur.
c-d) The project site does not include land use designations or zoning for forest land or timberland. Therefore, the project would
not conflict with zoning for, result in the loss of, or result in the conversion of forest land, timberland, or timberland zoned
Timberland Production and no impacts would occur.
e) The project includes construction of a new two-story office building in the City’s AASP area. The project site is surrounded
by urbanized commercial uses. The nearest agricultural uses are approximately 0.75 miles west and southeast of the project
site. The proposed project would be consistent with surrounding uses and consistent with existing zoning for this site and
would not adversely affect agricultural water supplies or other agricultural support facilities. Therefore, the project would
not result in substantial changes in the environment that could result in conversion of nearby agricultural land or forest
land to non-agricultural or non-forest use and no impacts would occur.
Mitigation Measures
None necessary.
Conclusion
The project site is located in an urbanized area and is not within or adjacent to Farmland, land zoned for agricultural or forest
land use, or land under a Williamson Act Contract. No potentially significant impacts to agriculture or forest land would occur,
and no mitigation is necessary.
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3. AIR QUALITY
Where available, the significance criteria established by the
applicable air quality management district or air pollution control
district may be relied upon to make the following determinations.
Would the project: Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
a) Conflict with or obstruct implementation of the applicable air
quality plan?
8, 9,
10, 11 ☐ ☐ ☒ ☐
b) Result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard?
8, 10 ☐ ☒ ☐ ☐
c) Expose sensitive receptors to substantial pollutant
concentrations?
10, 13,
14 ☐ ☒ ☐ ☐
d) Result in other emissions (such as those leading to odors)
adversely affecting a substantial number of people? 10, 14 ☐ ☐ ☒ ☐
Evaluation
The City of San Luis Obispo is located within the South Central Coast Air Basin (SCCAB), which also includes Santa Barbara
and Ventura Counties. Air quality within the SCCAB is regulated by several jurisdictions including the U.S. Environmental
Protection Agency (EPA), California Air Resources Board (CARB), and the San Luis Obispo County Air Pollution Control
District (SLOAPCD).
San Luis Obispo County is currently designated as “nonattainment” for the state standards for ozone, partial nonattainment (in
eastern San Luis Obispo County, outside of the project area) for federal ambient standards for ozone, and nonattainment for the
state standards for particulate matter greater than 10 microns in diameter (PM10). The City’ COSE identifies goals and policies
to achieve and maintain air quality that supports health and enjoyment for those who live, work, and visit the city. These goals
and policies include meeting State and Federal air quality standards, reducing dependency on gasoline- or diesel-powered motor
vehicles and to encourage walking, biking, and public transit use.
The SLOAPCD has developed a CEQA Air Quality Handbook (most recently updated with a November 2017 Clarification
Memorandum) to evaluate project-specific impacts and determine if potentially significant impacts could result from a project.
To evaluate long-term emissions, cumulative effects, and establish countywide programs to reach acceptable air quality levels,
a Clean Air Plan (2001) has been adopted by the SLOAPCD.
Some land uses are considered more sensitive to changes in air quality than others, depending on the population groups and the
activities involved. CARB has identified the following groups who are most likely to be affected by air pollution (i.e., sensitive
receptors): children under 14, the elderly over 65 years of age, athletes, and people with cardiovascular and chronic respiratory
diseases. The nearest sensitive receptors to the project site are the single-family residences located approximately 700 feet
northeast of the project site.
Naturally Occurring Asbestos (NOA) has been identified as a toxic air contaminant by the CARB. Any ground disturbance
proposed in an area identified as having the potential to contain NOA must comply with the CARB Airborne Toxics Control
Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations. The SLOAPCD Naturally Occurring
Asbestos Map indicates that the project site is located within an area identified as having a potential for NOA to occur.
a) In order to be considered consistent with the 2001 San Luis Obispo County Clean Air Plan (CAP), a project must be
consistent with the land use planning and transportation control measures and strategies outlined in the CAP.
The project proposes infill development within the city’s AASP Area, easily accessible by Class II bicycle lanes on Broad
Street, and would include adequate secure bicycle storage, showers onsite, and posting and distribution of public
transportation information (consistent with City regulations) to encourage employees to use alternative modes of
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transportation. The project would therefore be consistent with the land use policies identified in the CAP that encourage
cities to develop at higher densities and encourage growth within their respective urban reserve lines to reduce overall
vehicle trips and travel distances.
Transportation Control Measures (TCMs) are controls implemented at the local or regional level to reduce emissions
resulting from the use of motor vehicles. TCMs are primarily intended to reduce vehicle use by promoting and facilitating
the use of alternative transportation options. Many of the TCMs identified within the CAP are not applicable to the project,
such as campus trip reduction programs, local and regional public transportation improvements, motor vehicle inspection
programs, and maintenance and development of park-and-ride lots throughout the county. The project proposes infill
development within the City’s AASP area and would include a variety of features that would be consistent with the TCMs
in the CAP, including pedestrian- and bicycle-friendly site design, compact infill development within the City’s existing
urban reserve line, and accessibility to an existing San Luis Obispo Transit stop along Broad Street southbound between
Fiero Lane and Aerovista Place , approximately 350 feet east of the project site. The project would be consistent with the
CAP TCM to promote bicycle use through provision of onsite bicycle parking and connectivity to the regional bicycle
network, bicycle storage, showers, lockers, and changing room facilities to encourage project employees to bike to and
from work. The project site is located within immediate proximity of Class II bicycle lanes on Broad Street, as identified
in City of San Luis Obispo Bicycle Transportation Plan. The project would therefore be consistent with the land use
policies and transportation control measures identified in the CAP that encourage cities to develop at higher densities and
encourage growth within their respective urban reserve lines to reduce overall vehicle trips and travel distances. Potential
impacts related to a conflict with an air quality plan would be less than significant.
b) San Luis Obispo County is currently designated as non-attainment for ozone and PM10 under state ambient air quality
standards. Construction of the project would result in emissions of ozone precursors including reactive organic gasses
(ROG), nitrous oxides (NOx), and fugitive dust emissions (PM10). During operation, the project would result in emissions
of ozone precursors associated with mobile source emissions and other stationary sources.
Construction Emissions
The project would result in the disturbance of approximately 2.41 acres and would require approximately 2,500 cubic
yards of cut and 1,200 cy of fill for a total of 3,700 cy of total earthwork. Grading and over-excavation is anticipated to
occur over a 3-week period (15 working days) and construction is estimated to occur over a period of ten months. This
would result in the generation of construction dust as well as short- and long-term construction vehicle emissions, including
diesel particulate matter (DPM), ROG, NOx, and PM10. Based on CalEEMod emissions modeling, the project has the
potential to exceed the quarterly threshold of 2.5 tons/quarter for ROG and NOx and standard mitigation is required (refer
to Table 2, Potential Construction Emissions).
Table 2. Potential Construction Emissions
ROG + NOx DPM PM10
Daily Threshold 137 lbs/day 7 lbs/day N/A
Project Emissions (Daily) 135 lbs/day 3.47 lbs/day N/A
Quarterly Threshold 2.5 tons/quarter 0.13 tons/quarter 2.5 tons/quarter
Project Emissions (Quarterly) 4.38 tons/quarter 0.112 tons/quarter 0.31 tons/quarter
In addition, SLOAPCD’s CEQA Air Quality Handbook recognizes special conditions, such as proximity to sensitive
receptors, that require implementation of standard construction mitigation measures to reduce diesel idling (DPM) and
fugitive dust. Due to the project’s proximity to surrounding residential areas (less than 1,000 feet), standard measures for
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reducing DPM and fugitive dust are required. Therefore, potential air quality impacts associated with project construction
would be less than significant with mitigation.
Operational Impacts
Implementation of the project would result in an increase in vehicle trips, energy use, and architectural coating off-gassing
that would generate criteria pollutant emissions. As shown in Table 3 below, general screening criteria are used by the
SLOAPCD to determine the type and scope of projects that would require an air quality assessment and/or potentially
mitigation. Based on the SLOAPCD’s operational screening criteria for air quality analyses, the project would not exceed
the identified operational thresholds established by the SLOAPCD ozone precursor emissions from medical office building
uses.
Table 3. Screening Criteria for Project Air Quality Analysis
Use
Total Proposed
Square
Footage/Units
Size of Project
Expected to Exceed
APCD Ozone
Precursor Threshold
% of
Ozone
Precursor
Threshold
Commercial
(Medical Office Building) 35,908 sf 60,000 sf 59.8%
Table 4. Potential Operational Emissions
ROG+NOx DPM PM10 CO
Daily Threshold 25 lbs/day 1.25 lbs/day 25 lbs/day 550 lbs/day
Project Emissions
(Daily)
10.82 lbs/day 0.135 lbs/day 4.98 lbs/day 20.49 lbs/day
Annual Threshold 25 tons/year N/A 25 tons/year N/A
Project Emissions
(Annual)
1.54 tons/year N/A 0.6679 tons/year N/A
In addition, based on the CalEEMod emissions modeling, the project would not exceed daily or annual operational
thresholds (refer to Table 4). Operational air pollutant emissions associated with vehicle trips (mobile source emissions)
would be minimized through the provision of bicycle amenities and electric vehicle parking stalls, required locker and
shower facilities, implementation of a Transportation Demand Management plan, and the construction of infrastructure
within the City that would reduce vehicle miles traveled. Lastly, commercial energy use for lighting, heating, and cooling
is a significant source of direct and indirect air pollution from buildings nationwide. 100% of the energy Monterey Bay
Community Power provides the City is from renewable sources. Through utilization of MBCP energy, and compliance
with the California Building Code and new Energy Code requirements, the project’s operational air pollution emissions
would be further reduced, and impacts would be less than significant. Refer to Initial Study Section 8, Greenhouse Gas
Emissions for additional discussion regarding GHG impacts.
c) The nearest sensitive receptors to the project site are the single-family residences located approximately 700 feet northeast
of the project site, across Broad Street. Construction activities such as excavation, grading, vegetation removal, staging,
and building construction would result in temporary construction vehicle emissions and fugitive dust that may affect
surrounding sensitive receptors. Based on the SLOAPCD CEQA Air Quality Handbook, construction activities within
1,000 feet of sensitive receptors require standard dust and DPM reduction measures. Mitigation measures AQ-1 and AQ-
2 have been identified to reduce exposure of sensitive receptors to adverse construction vehicle emissions and fugitive
dust; therefore, impacts would be less than significant with mitigation.
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The SLOAPCD Naturally Occurring Asbestos Map indicates that the project site is located within an area identified as
having a potential for NOA to be present. The project would include approximately 3,700 cubic yards of total earthwork,
removal of low-lying vegetation, implementation of improvements to the unnamed ephemeral tributary, and construction
of the two-story office building. Pursuant to SLOAPCD requirements and CARB ATCM for Construction, Grading,
Quarrying, and Surface Mining Operations (93105), the applicant is required to provide geologic evaluation prior to any
construction activities and comply with existing regulations regarding NOA, if present. Mitigation measures AQ-3 and
AQ-4 have been identified to require the applicant to complete a geologic evaluation and follow all applicable protocol
and procedures if NOA is determined to be present onsite. Based on compliance with identified mitigation and existing
regulations, potential impacts associated with other emissions would be less than significant with mitigation.
d) Construction of the proposed project would generate odors associated with construction smoke, dust, and equipment
exhaust and fumes. The proposed construction activities would not differ significantly from those resulting from any other
type of construction project. Any effects would be short term in nature and limited to the construction phase of the proposed
project. Therefore, potential impacts would be less than significant.
Mitigation Measures
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,
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.
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:
a. Reduce the amount of disturbed area where possible.
b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and
from exceeding Air Pollution Control District’s (APCD’s) limit of 20% opacity for no greater than 3 minutes
in any 60-minute period. Increased watering frequency shall be required whenever wind speeds exceed 15 miles
per hour (mph) and cessation of grading activities during periods of winds over 25 mph. Reclaimed (non-
potable) water is to be used in all construction and dust-control work.
c. All dirt stockpile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as needed.
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d. Permanent dust control measures identified in the approved project revegetation and landscape plans shall be
implemented as soon as possible, following completion of any soil disturbing activities.
e. Exposed grounds that are planned to be reworked at dates greater than one month after initial grading shall be
sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established.
f. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical binders, jute
netting, or other methods approved in advance by the APCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition,
building pads shall be laid as soon as possible after grading unless seeding or soil binders or soil binders are
used.
h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved surface at the construction
site.
i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least two feet
of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California
Vehicle Code Section 23114.
j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and
equipment leaving the site. Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads.
k. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping
when feasible.
l. All PM10 mitigation measures required shall be shown on grading and building plans.
m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance
the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below
the APCD’s limit of 20% opacity for no greater than 3 minutes in any 60 minute period. Their duties shall
include holidays and weekend periods when work may not be in progress. The name and telephone number of
such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork
or demolition.
AQ-3 Prior to initiation of demolition/construction activities, the applicant shall retain a registered geologist to conduct a
geologic evaluation of the property including sampling and testing for naturally occurring asbestos in full compliance
with California Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and
Surface Mining Operations (93105) and SLOAPCD requirements. 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 naturally occurring asbestos (NOA), the applicant must file an Asbestos ATCM
exemption request with the SLOAPCD.
AQ-4 If naturally occurring asbestos (NOA) are determined to be present onsite, proposed earthwork and construction
activities shall be conducted in full compliance with the various regulatory jurisdictions regarding NOA, including the
CARB 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:
1. Written notification, within at least 10 business days of activities commencing, to the SLOAPCD;
2. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and,
3. Implementation of applicable removal and disposal protocol and requirements for identified NOA.
AQ-5 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;
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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.
AQ-6 The standard mitigation measures and Best Available Control Technology (BACT) for reducing nitrogen oxides
(NOx), reactive organic gases (ROG), and diesel particulate matter (DPM) emissions from construction equipment are
listed below:
Maintain all construction equipment in proper tune according to manufacturer’s specifications;
Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-taxed
version suitable for use off-road);
Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off-road heavy-duty diesel
engines, and comply with the State off-Road Regulation;
Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy-duty
diesel engines, and comply with the State On-Road Regulation;
Construction or trucking companies with fleets that that do not have engines in their fleet that meet the engine
standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by
proving alternative compliance;
All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the
designated queuing areas and or job sites to remind drivers and operators of the 5-minute idling limit;
Diesel idling within 1,000 feet of sensitive receptors is not permitted;
Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and,
Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG),
liquefied natural gas (LNG), propane, or biodiesel; and
Further reduce emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on-road compliant engines;
Repower equipment with the cleanest engines available; and
Install California Verified Diesel Emission Control Strategies.
Conclusion
In addition to compliance with existing regulations, standard mitigation measures have been identified above to address potential
project impacts associated with construction activities and sensitive receptors’ exposure to air pollutants and potential impacts
associated with naturally occurring asbestos. Upon implementation of these measures, residual impacts associated with air quality
would be less than significant.
4. BIOLOGICAL RESOURCES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
1, 2,
53, 54,
55
☐ ☒ ☐ ☐
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b) Have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
1, 2,
53, 54 ☐ ☒ ☐ ☐
c) Have a substantial adverse effect on state or federally protected
wetlands (including, but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filling, hydrological
interruption, or other means?
2, 16,
25, 53,
54
☐ ☒ ☐ ☐
d) Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
2, 53,
54 ☐ ☐ ☒ ☐
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
2, 15 ☐ ☒ ☐ ☐
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
2 ☐ ☐ ☐ ☒
Evaluation
This evaluation is based, in part, on a Biological Survey Results Memorandum for a Proposed Project at 862 Aerovista Place,
San Luis Obispo, California, prepared by Terra Verde Environmental Consulting in February 2020, a supplemental memorandum
prepared by Terra Verde on May 20, 2020, a botanical survey memorandum prepared by Terra Verde on May 19, 2020, and a
Wetland Delineation and Jurisdictional Determination Report for 862 Aerovista Place (APN 053-412-015), San Luis Obispo,
California, prepared by Storrer Environmental Services, LLC, in August 2019.
The project site is in a quickly developing portion of the city within the AASP area and is surrounded by commercial office uses,
roadways, and one undeveloped parcel to the southwest. The project site itself is unimproved and comprised of ruderal/disturbed
habitat with of a variety of non-native, often invasive, species and an unnamed ephemeral drainage that extends along the
southwest and northern site boundaries before its confluence with Acacia Creek approximately 0.15 mile north of the project
site. The narrow drainage conveys runoff from storms and the adjacent commercial developments, as well as the undeveloped
parcel to the southwest. The project site is regularly mowed to control the growth of vegetation for fire control, as required by
the City of San Luis Obispo.
The city is generally surrounded by open space, rangeland used for grazing, and other agricultural uses that support a variety of
natural habitats and plant communities. The city’s many creeks provide sheltered corridors that allow local wildlife to move
between habitats and open space areas. The City’s COSE identifies various goals and policies to maintain, enhance, and protect
natural communities within the City’s planning area. These policies include, but are not limited to, protection of listed species
and species of special concern, preservation of existing wildlife corridors, protection of significant trees, and maintaining
development setbacks from creeks.
a,b) Although unimproved, the project site is located in the quickly developing AASP area and is largely surrounded by
commercial office uses. The topography, soils, and vegetation of the project site and surrounding areas have been altered
considerably through past maintenance activities, land conversion, and construction of adjacent commercial developments.
The site has been regularly mowed for fire control, as required by the city of San Luis Obispo. The results of a background
literature review and observed site conditions indicated that three special-status botanical species, two special-status
wildlife species, and migratory nesting birds and raptors have the potential to occur on the project site or within the project
vicinity. In addition to these species, jurisdictional aquatic habitat was observed within the survey area with marginally
suitable habitat for vernal pool fairy shrimp and California red-legged frog. No special status species were observed during
field surveys conducted in July 2019, January 2020, and April 2020.
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Special-Status Botanical Species
Due to the high degree of land manipulation (e.g., placed fill, regular mowing etc.) within the project site, the habitat
present is only marginally suitable for supporting special-status botanical species. Low suitability habitat is present for the
following species:
Congdon’s tarplant (Centromadia parryi subsp. congdonii), California Rare Plant Rank (CRPR) 1B.1
Hoover’s button-celery (Eryngium aristulatum var. hooveri), CRPR 1B.1
Adobe sanicle (Sanicula maritima), State Rare / CRPR 1B.1
Low suitability habitat is present within the drainage and associated wetland habitat onsite for Congdon’s tarplant,
Hoover’s button-celery, and adobe sanicle. In addition, a CNDDB occurrence for Congdon’s tarplant is recorded in the
northeastern corner of the property. Occurrence details indicate that several hundred individuals were observed between
Fiero Lane and Aerovista Place sometime in the 2000s, but the exact location and date of observation are not known. If
present, Congdon’s tarplant and Hoover’s button-celery would have been detectable at the time of the July 2019 survey;
however, no special-status botanical species were observed during the surveys of the project site. An additional botanical
survey was conducted in April 2020 during the appropriate blooming period for adobe sanicle and no adobe sanicle was
observed within the project site. Therefore, these species are not documented on site.
Special-Status Wildlife Species
The potential for any special-status wildlife species is considered low due to the disturbed nature of existing habitat within
the project area and the lack of continuity with areas of adjacent suitable habitat. Additionally, the lack of perennial or
intermittent water reduces the suitability for aquatic species. Special-status wildlife species determined to have low
potential to occur on site include:
Vernal pool fairy shrimp (Branchinecta lynchi), Federal Threatened
California red-legged frog (Rana draytonii), Federal Threatened, State Species of Special Concern (CSC)
No special-status species were documented during the surveys conducted in July 2019, January 2020, and April 2020.
Very low suitability habitat is present within the ephemeral drainage for California red-legged frog (CRLF) and vernal
pool fairy shrimp (VPFS). CRLF may temporarily occupy the drainage when water is present; however, the drainage does
not provide suitable breeding habitat due to its shallow depth and flashy and ephemeral flows. In addition, the hydroperiod
for ponded water within the drainage is not expected to support a breeding population of VPFS. The nearest documented
occurrence of CRLF is from 2006 and is over two miles from the project site. Lastly, surrounding projects that have
assessed the potential for CRLF have found only bullfrogs present, including protocol-level CRLF surveys at the nearby
Tank Farm remediation site. While presence of bullfrogs doesn’t preclude CRLF, it reduces the likelihood that they will
occur or persist. As such, it is unlikely that CRLF would be encountered at the project site. Due to the lack of highly
suitable habitat and low likelihood of occurrence, impacts to these species are not expected to occur as a result of the
proposed project; however, mitigation has been included to ensure potential impacts to CRLF are avoided if present at the
time of construction.
Suitable habitat for nesting birds and raptors is present within the project area, particularly in the trees along the northwest
corner of the project site. Potential impacts to nesting birds and raptors are considered low because the project site is an
infill site located near the airport and experiences a regular level of disturbance from vegetation maintenance and other
surrounding land uses. A minimal amount of foraging habitat would be lost as a result of development. Avian species that
may occur in or near the project site could be directly impacted if initial clearing, grubbing, grading, and/or construction
activities occur during the typical avian nesting season (February 1 – September 15), risking the possibility of nest failure.
Indirect impacts could include disturbance associated with noise and dust during nesting activities. Mitigation has been
included to ensure potential impacts would be avoided and/or minimized to a less-than-significant level. Therefore, impacts
would be less than significant with mitigation.
c) There are no mapped blue line creeks within or immediately adjacent to the proposed area of disturbance. A portion of an
unnamed ephemeral drainage extends along the southwest and northwest property boundaries before converging with
Acacia Creek north of the project site (Figure 5). The narrow drainage conveys runoff from storms and the adjacent
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commercial developments, as well as the undeveloped parcel to the southwest. Because flows are ephemeral, the drainage
is infrequently connected to San Luis Obispo Creek (via Acacia Creek and East Fork San Luis Obispo Creek) downstream
of the project area, which discharges into the "traditionally navigable waters" of the Pacific Ocean. However, the on-site
ephemeral drainage has a defined bed and banks and is periodically connected to downstream waters (i.e., Acacia Creek,
San Luis Obispo Creek), and is therefore likely to be considered waters of the U.S. under current federal guidance.
To confirm the presence of wetlands along the ephemeral drainage, a wetland delineation was completed in July 2019 and
a supplemental memorandum to clarify the delineation of waters and wetlands at the project site was completed in May
2020. Prior to the field delineation, a previous jurisdictional determination prepared for the project site and available public
domain information including the Natural Resources Conservation Service (NRCS) Web Soil Survey of San Luis Obispo
County, California, Coastal Part were reviewed. The area of U.S Army Corps of Engineers (USACE)-jurisdictional waters
of the U.S. extends to the ordinary highwater mark (OHWM) on the banks of the unnamed ephemeral drainage and
encompass approximately 0.15 acre within the project site (Figure 5). None of the sampling points along the drainage met
all three federal wetland criteria. Therefore, no federal-defined wetlands are present within the project site.
The State of California Office of Administrative Law recently approved the State Water Resources Control Board
(SWRCB) State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State
(Procedures), which define state wetlands by a three parameter requirement similar to federal wetlands. Since no hydric
soils were found on site during the waters and wetlands assessment, the site lacked all three parameters and therefore no
State wetlands were determined to be on site. Other Waters of the State were mapped onsite.
Pursuant to Section 1600 et seq. of the California Fish and Game Code, the extent of California Department of Fish and
Wildlife (CDFW) jurisdiction along the unnamed ephemeral drainage was determined based on presence of a defined
physical bed, bank, and channel. At the outlet of the 36-inch culvert under Aerovista Place, the drainage supports a stand
of broad-leaf cattail (Typha latifolia) and arroyo willow (Salix lasiolepis). The remainder of the drainage channel contains
dense herbaceous vegetation dominated by tall flatsedge (Cyperus eragrostis). The upland limit of CDFW jurisdiction
along the unnamed drainage was determined based on the top-of-bank (TOB), except at the willow stand where jurisdiction
extends to the outer edge of the willow canopy.
Although this specific stand of wetland vegetation was not determined to be a state or federal wetland, it is a resource that
will be avoided as a part of the project and is discussed in further detail below.
Table 5. Jurisdictional Acreages Within the Project Site
USACE Jurisdiction (Acres) RWQCB Jurisdiction (Acres)
Location Non-Wetland
Waters of the
U.S.
USACE-Defined
Wetlands
Waters of the
State
State-Defined
Wetlands
Unnamed Tributary to
Acacia Creek 0.15 ac 0 ac 0.41 ac 0 ac
The project proposes to reroute a portion of the unnamed ephemeral drainage that traverses the project site, resulting in
the placement of fill into, and a potential disruption, conversion, or loss of designated waters of the U.S. and the State. A
summary of temporary and permanent impacts to jurisdictional waters is provided in Table 6 below.
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Table 6. Summary of Jurisdictional Impacts
Jurisdiction Type of Impact Area Total Impacts
Waters of the State
Temporary 0.17 acre / 537 LF
0.25 acre / 897 LF
Permanent 0.08 acre / 360 LF
Waters of the U.S.
Temporary 0.04 acre / 216 LF
0.065 acre / 329 LF
Permanent 0.025 acre / 113 LF
To remedy this disturbance and potential loss to jurisdictional waters, a portion of the unnamed ephemeral drainage at the
southwest corner of the project site would be retained in place and expanded to provide a larger area for development of
wetland vegetation. A 6-foot-high fence would be installed around the expanded wetland vegetation area at the
southwestern portion of the project site and would remain in place following project construction. The rerouted ephemeral
drainage would be planted with native plants to provide additional mitigation opportunities along the drainage within the
project site. The retained and enhanced portions of the ephemeral drainage would replace other non-wetland jurisdictional
areas that would be converted as a result of project development.
The project would require the placement of fill into and modification of 0.065 acre of federal jurisdictional waters and the
modification to 0.25 acre of state jurisdictional waters. This is considered a potentially significant impact. Mitigation
Measure BIO-3 requires the applicant to document compliance with the Clean Water Act (CWA) through obtaining a
Section 404 permit from the USACE as well as CWA 401 Water Quality Certification from the Regional Water Quality
Control Board (RWQCB) prior to the start of construction. Under the CWA, the applicant would be required to adhere to
all actions and compensatory mitigation identified in the USACE Section 404 and RWQCB Section 401 permits. In
addition, Measure BIO-3 would require documentation of an approved Lake and Streambed Alteration Agreement (LSAA)
from the CDFW prior to construction. Additional mitigation is identified (BIO-3 through BIO-8) to ensure impacts to
onsite drainages, surface water, and jurisdictional waters would be mitigated per City policy and consistent with regulatory
requirements. Based on compliance with identified measures and required regulatory permits, potential impacts associated
with the direct removal, filling, and/or hydrological interruption of federal and state wetlands would be less than significant
with mitigation.
d) The project is not located within an area designated as a wildlife corridor within the COSE. In general, the project site
does not contain habitat features conducive to migratory wildlife species; however, an ephemeral drainage corridor and
connectivity with adjacent undeveloped areas may offer limited wildlife movement, particularly when the ephemeral
drainage is flowing. Bird species protected by the Migratory Bird Treaty Act (MBTA) may have the potential to pass
through the area, but due to lack of suitable foraging habitat and highly active urban environment, particularly from the
nearby airport, these species are not expected to nest within the project area. Therefore, the project would not interfere
with the movement of resident or migratory fish or wildlife species or wildlife nursery sites and impacts would be less
than significant.
e) The project site does not contain any heritage trees or significant native vegetation. The existing mature eucalyptus trees
along the northern property boundary would be protected in place and the project would be required to comply with the
City’s Tree Ordinance (Chapter 12.24 of the City’s Municipal Code), and mitigation is identified to require the preparation
and implementation of a tree protection plan. Additional coast live oaks, California pepper, and other ornamental trees
would be planted throughout the project site. Therefore, the project would not adversely affect any heritage trees designated
by the Heritage Tree Program or other protected trees.
The COSE includes various goals and policies to maintain, enhance, and protect natural communities within the City’s
planning area. These policies include, but are not limited to, protection of listed species and species of special concern,
preservation of existing wildlife corridors, protection of significant trees, and maintaining development setbacks from
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creeks. The project site provides marginal habitat for special status species and potential impacts to these species would
be mitigated with standard avoidance measures. The site does not provide significant value as a wildlife corridor and does
not contain significant mature or native trees. Per the City’s Parcel Viewer Map, the ephemeral drainage on the project
site is not a creek subject to the creek setback requirements of the City’s COSE or Zoning Regulations.
The project would not result in a conflict with local policies or ordinances protecting biological resources and impacts.
Therefore, the potential impacts associated with conflicts with local policies would be less than significant with mitigation.
f) The project is not located within an area under an adopted Habitat Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan. Therefore, the project would not conflict with
the provisions of an adopted plan and no impacts would occur.
Mitigation Measures
BIO-1 Within 48 hours prior to any project activity, including clearing, grubbing, and grading, the project site shall be surveyed
for California red-legged frog by a qualified biologist. If any California red-legged frogs are found, work shall not start
until the U.S. Fish and Wildlife Service has been contacted and has given approval for work to continue. In addition,
the California Department of Fish and Wildlife shall also be contacted within 24 hours.
BIO-2 To avoid the potential for take of California red-legged frog, construction activities shall be avoided during significant
rain events of 0.25 inches or greater, and no night work shall be permitted.
BIO-3 Prior to construction, the project applicant shall obtain a Section 404 Permit from the United States Army Corps of
Engineers, a Section 401 Water Quality Certification from the Regional Water Quality Control Board, and a Section
1602 Streambed Alteration Agreement from the California Department of Fish and Wildlife for project-related impacts
that will occur in areas under state and federal jurisdiction. Proof of all required permits shall be provided to the City
Community Development Department prior to issuance of building permits.
BIO-4 Prior to construction, the project applicant shall prepare a Compensatory Mitigation Plan to effectively offset proposed
net impacts to 0.29 acre of jurisdictional waters. Mitigation requirements shall, at minimum, include total mitigation
consistent with the Supplemental Information for the Proposed Aerovista Commercial Development Project located at
862 Aerovista Place, San Luis Obispo, California prepared by Terra Verde for the project (Terra Verde 2020; source
reference 55). This plan shall be submitted to the City Planning and Building Department for review and approval.
BIO-5 In order to prevent oils or fuels from entering the drainages, equipment staging areas for vehicle fueling and storage
shall be at least 50 feet away from drainages, in a location where fluids or accidental discharges cannot flow into the
drainage.
BIO-6 Any soil stockpile(s) shall be kept a minimum of 50 feet from the top of bank of drainages to prevent material from
entering the waterways. At no time shall any stockpiles, waste piles, or debris associated with this project be located
within the banks of the drainages where it can be washed into jurisdictional waters.
BIO-7 Construction best management practices (BMPs) such as silt fencing and wattles shall be on site prior to the start of
project activities and kept on site at all times so they are immediately available for installation in anticipation of rain
events.
BIO-8 Erosion and sediment control measures and other BMPs shall be implemented and maintained in accordance with all
manufacturer’s specifications detailing the installation, operation, and maintenance of the BMPs.
BIO-9 If any ground disturbances will occur during the nesting bird season (February 1– September 15), prior to any ground
disturbing activity, surveys for active nests shall be conducted by a qualified biologist within one week prior to the start
of activities. If nesting birds are located on or near the proposed project site, they shall be avoided until they have
successfully fledged or the nest is no longer deemed active. A non-disturbance buffer of 50 feet will be placed around
non-listed, passerine species, and a 250-foot buffer will be implemented for raptor species. All activity will remain
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outside of that buffer until a qualified biologist has determined that the young have fledged or that proposed construction
activities would not cause adverse impacts to the nest, adults, eggs, or young. If special-status avian species are
identified, no work shall be conducted until an appropriate buffer is determined in consultation with the City and the
California Department of Fish and Wildlife and/or the U.S. Fish and Wildlife Service.
BIO-10 Prior to issuance of grading and construction permits, the applicant shall provide a tree protection plan for review and
approval by the City Arborist. The plan shall include installation of construction fencing, which shall remain in place
for the duration of all grading and construction activities.
Conclusion
The project site supports marginal habitat for special status species. Potential impacts would be mitigated through standard
avoidance measures, BMPs, and regulatory permit requirements. Mitigation Measures BIO-3 and BIO-4 has also been identified
to ensure impacts to existing onsite jurisdictional waters are avoided and/or minimized through restoration along the realigned
drainage, protection and enhancement of the wetland vegetation stand in the southwest corner of the project site, and compliance
with regulatory permit conditions. The project is not subject to local creek setback requirements and would not conflict with
local plans or policies for protection of biological resources. Therefore, potential impacts to biological resources would be less
than significant with mitigation.
5. CULTURAL RESOURCES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Cause a substantial adverse change in the significance of a
historic resource pursuant to §15064.5?
2, 5,
17, 18 ☐ ☐ ☒ ☐
b) Cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5?
2, 17,
18 ☐ ☒ ☐ ☐
c) Disturb any human remains, including those interred outside of
formal cemeteries?
2, 17,
18 ☐ ☒ ☐ ☐
Evaluation
This evaluation is based, in part, on the technical study Archaeological Potential of Volny Property on Hiway 227, San Luis
Obispo (Archeological Evaluation) prepared by Charles E. Dills in October 1989.
Pre-Historic Setting
Archaeological evidence demonstrates that Native American groups (including the Chumash) have occupied the Central Coast
for at least 10,000 years. The City is located within the area historically occupied by the Obispeño Chumash, the northernmost
of the Chumash people of California. The Obispeño Chumash occupied much of San Luis Obispo County; the earliest evidence
of human occupation in the region comes from archaeological sites along the coast. The project site is not located within a
Burial Sensitivity Area as identified in Figure 1 of the COSE.
Historic Setting
The City COSE establishes various goals and policies to balance cultural and historical resource preservation with other
community goals. These policies include, but are not limited to the following:
- Identification, preservation, and rehabilitation of significant historic and architectural resources;
- Prevention of demolition of historically or architecturally significant buildings unless doing so is necessary to remove
a threat to health and safety;
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- Consistency in the design of new buildings in historical districts to reflect the form, spacing and materials of nearby
historic structures; and
- Identification and protection of neighborhoods or districts having historical character due to the collective effect of
Contributing or Master List historic properties.
The project site is not located within the Historic Preservation (H) Overlay Zone, nor does it contain any built structures which
may be considered potentially eligible historic resources.
a) Neither the project site nor immediate vicinity contain buildings or structures that are old enough to qualify as potentially
eligible historic resources. The project site and immediate vicinity primarily consist of recent development that has
occurred subsequent to the 1980s. Therefore, the project would not result in a substantial adverse change in the significance
of a historic resource pursuant to §15064.5 and potential impacts would be less than significant.
b) The Archaeological Evaluation identified no previously identified archeological sites in the project area, and a field survey
of the project site revealed no evidence that the project site was previously occupied or used by a tribe.
The project would include limited ground disturbance (approximately 2,500 cy of cut and 1,200 cy of fill) onsite associated
with site preparation (i.e., grading), the installation of utilities and culverts, and the construction of the proposed
commercial office building, for a total net of 1,300 cubic yards of proposed earthwork. The project site is not located
within a Burial Sensitivity Area identified in “Figure 1: Cultural Resources” of the City COSE. There is a potential to
disturb previously unidentified cultural materials during subsurface grading and excavation activities. Mitigation Measure
CR-1 has been identified to require cultural resource awareness training of all construction personnel. If unanticipated
cultural materials are unearthed during proposed ground-disturbing activities, Mitigation Measure CR-2 has been
identified to require work be halted in the area until a City-qualified archaeologist can assess the significance of the find.
With implementation of identified measures, impacts related to a substantial adverse change in the significance of
archaeological resources would be less than significant with mitigation.
c) The project site is not located within a Burial Sensitivity Area identified in “Figure 1: Cultural Resources” of the City
COSE. No human remains are known to exist within the project site; however, the discovery of unknown human remains
is possible during ground disturbing activities. Protocol for properly responding to the inadvertent discovery of human
remains is identified in the State of California Health and Safety Code Section 7050.5 and would be required to be printed
on all building and grading plans per mitigation measure CR-3. Potential impacts related to disturbance of human remains
would be less than significant with incorporation of Mitigation Measure CR-3. Therefore, impacts related to disturbance
of human remains would be less than significant with mitigation.
Mitigation Measures
CR-1 Prior to construction activities, a City-qualified archaeologist shall conduct cultural resource awareness training for all
construction personnel including the following:
a. Review the types of archaeological artifacts that may be uncovered;
b. Provide examples of common archaeological artifacts to examine;
c. Review what makes an archaeological resource significant to archaeologists and local native Americans;
d. Describe procedures for notifying involved or interested parties in case of a new discovery;
e. Describe reporting requirements and responsibilities of construction personnel;
f. Review procedures that shall be used to record, evaluate, and mitigate new discoveries; and
g. Describe procedures that would be followed in the case of discovery of disturbed as well as intact human burials
and burial-associated artifacts.
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CR-2 If cultural resources are encountered during subsurface earthwork activities, all ground disturbing activities within a 25-
foot radius of the find shall cease and the City shall be notified immediately. Work shall not continue until a City-
qualified archaeologist assesses the find and determines the need for further study. If the find includes Native American
affiliated materials, a local Native American tribal representative will be contacted to work in conjunction with the City-
approved archaeologist to determine the need for further study. A standard inadvertent discovery clause shall be included
in every grading and construction contract to inform contractors of this requirement. Any previously unidentified
resources found during construction shall be recorded on appropriate California Department of Parks and Recreation
(DPR) forms and evaluated for significance in terms of CEQA criteria by a qualified archaeologist.
If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research
design and archaeological data recovery plan, in conjunction with locally affiliated Native American representative(s)
as necessary, that will capture those categories of data for which the site is significant. The archaeologist shall also
perform appropriate technical analysis, prepare a comprehensive report, and file it with the Central Coast Information
Center (CCIC), located at the University of California, Santa Barbara, and provide for the permanent curation of the
recovered materials.
CR-3 In the event that human remains are exposed during earth disturbing activities associated with the project, an immediate
halt work order shall be issued and the Community Development Director and locally affiliated Native American
representative(s) (as necessary) shall be notified. State Health and Safety Code Section 7050.5 requires that no further
disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the
County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section
5097.98. If the remains are determined to be of Native American descent, the coroner shall notify the Native American
Heritage Commission within 24 hours. These requirements shall be printed on all building and grading plans.
Conclusion
With implementation of the recommended Mitigation Measures CR-1 through CR-3, the project would have a less-than-
significant impact on cultural resources.
6. ENERGY
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Result in potentially significant environmental impact due to
wasteful, inefficient, or unnecessary consumption of energy
resources, during project construction or operation?
1, 17,
19, 21 ☐ ☐ ☒ ☐
b) Conflict with or obstruct a state or local plan for renewable
energy or energy efficiency?
1, 17,
19, 21 ☐ ☐ ☒ ☐
Evaluation
The Pacific Gas & Electric Company (PG&E) has historically been the primary electricity provider for the City. In October 2018,
the City Council committed to joining the Monterey Bay Community Power (MBCP) and, beginning in January 2020, MBCP
became the City’s primary electricity provider. In September 2020, MBCP became Central Coast Community Energy (CCCE).
CCCE provides 100% carbon-free electricity to utility customers within the city, and provides a rate savings relative to PG&E.
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The City recently adopted the Clean Energy Choice Program for New Buildings, which encourages clean, efficient, and cost-
effective all-electric new buildings through incentives and local amendments to the California Energy Code. When paired with
cost-comparable modern electric appliances and carbon-free electricity from CCCE, all-electric new buildings are operationally
greenhouse gas (GHG) emissions fr ee, cost effective, and help achieve the community’s climate action goals. Unlike other cities
that are banning natural gas entirely, the proposed Clean Energy Choice Program encourages clean, efficient, and cost-effective
all-electric new buildings through incentives, local amendments to the California Energy Code, and implementation of the
Carbon Offset Program. New projects wishing to use natural gas will be required to build more efficient and higher performing
buildings and offset natural gas use by performing retrofits on existing buildings or by paying an in-lieu fee that will be used for
the same purpose.
The California Building Code (CBC) contains standards that regulate the method of use, properties, performance, or types of
materials used in the construction, alteration, improvement, repair, or rehabilitation of a building or other improvement to real
property. The CBC includes mandatory green building standards for residential and nonresidential structures, the most recent
version of which are referred to as the 2019 Building Energy Efficiency Standards. These standards focus on four key areas:
smart residential photovoltaic systems, updated thermal envelope standards (preventing heat transfer from the interior to the
exterior and vice versa), residential and nonresidential ventilation requirements, and non-residential lighting requirements.
The COSE establishes goals and policies to achieve energy conservation and increase use of cleaner, renewable, and locally
controlled energy sources. These goals include increasing the use of sustainable energy sources and reducing reliance on non-
sustainable energy sources to the extent possible and encouraging the provision for and protection of solar access. Policies
identified to achieve these goals include, but are not limited to, use of best available practices in energy conservation,
procurement, use, and production; energy-efficiency improvements; pedestrian- and bicycle-friendly facility design; fostering
alternative transportation modes; compact, high-density housing; and solar access standards.
The City of San Luis Obispo Climate Action Plan for Community Recovery also identifies strategies and policies to increase use
of cleaner and renewable energy resources in order to achieve the City’s GHG emissions reduction target. These strategies
include promoting a wide range of renewable energy financing options, incentivizing renewable energy generation in new and
existing developments, and increasing community awareness of renewable energy programs. The Climate Action Plan was
updated in August 2020.
a) During construction, fossil fuels, electricity, and natural gas would be used by construction vehicles and equipment. The
energy consumed during construction would be temporary in nature and would be typical of other similar construction
activities in the city. State and federal regulations in place require fuel-efficient equipment and vehicles and prohibit
wasteful activities, such as diesel idling; therefore, potential impacts associated with construction energy use would be
less than significant.
Operation of the project would result in an overall increase in consumption of energy resources associated with vehicle
trips, electricity, and (possibly) natural gas usage by project occupants. The project would rely on the local electricity
service provider, MBCP, to supply project electricity needs. MBCP provides 100 percent carbon-free electricity. The
project would be designed in full compliance with the CBC, including applicable green building standards which include
thermal envelope standards (preventing heat transfer from the interior to the exterior and vice versa), nonresidential
ventilation requirements, and non-residential lighting requirements. Compliance with existing building codes would ensure
the project would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, and through use of 100% greenhouse gas (GHG)-free electricity resources, project
energy use would not result in a significant environmental impact; therefore, impacts would be less than significant.
b) The project would be designed in full compliance with the CBC including applicable green building standards. The project
would be consistent with energy goals and policies in the COSE associated with use of best available practices in energy
conservation, encouraging energy-efficient building design and the use of pedestrian- and bicycle-friendly design. The
project would not conflict with other goals and policies set forth in the City’s CAP associated with renewable energy or
energy efficiency. Therefore, the project would not result in a conflict with or obstruction of a state or local plan for
renewable energy or energy efficiency, and impacts would be less than significant.
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Mitigation Measures
None necessary.
Conclusion
The project has been located and designed in full compliance with applicable energy efficiency standards and would not conflict
with state or local plans for renewable energy or energy efficiency. No potentially significant impacts related to energy would
occur and no mitigation measures are necessary.
7. GEOLOGY AND SOILS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential substantial adverse effects,
including the risk of loss, injury or death involving:
i. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
22, 23,
24, 25,
26
☐ ☐ ☒ ☐
ii. Strong seismic ground shaking? 22, 23 ☐ ☐ ☒ ☐
iii. Seismic-related ground failure, including liquefaction? 23, 24, ☐ ☐ ☒ ☐
iv. Landslides? 25, 26 ☐ ☐ ☐ ☒
b) Result in substantial soil erosion or the loss of topsoil? 23 ☐ ☒ ☐ ☐
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and potentially
result in on- or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse?
23, 24 ☐ ☐ ☒ ☐
d) Be located on expansive soil, as defined in Table 1802.3.2 of the
California Building Code (2013), creating substantial direct or
indirect risks to life or property?
23, 26 ☐ ☐ ☒ ☐
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal systems where sewers
are not available for the disposal of waste water?
1 ☐ ☐ ☐ ☒
f) Directly or indirectly destroy a unique paleontological resource
or site or unique geologic feature? 27 ☐ ☐ ☒ ☐
Evaluation
The City’s Safety Element identifies active, potentially active, and inactive mapped and inferred faults with the potential to affect
the city in the event of rupture. The Los Osos Fault, adjacent to the city of San Luis Obispo, is identified under the State of
California Alquist-Priolo Fault Hazards Act and is classified as active. The West Huasna, Oceanic, and Edna faults are considered
potentially active and present a moderate fault rupture hazard to developments near them. The San Andreas Fault and the offshore
Hosgri Fault, which present the most likely source of ground shaking for San Luis Obispo, have a high probability of producing
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a major earthquake within an average lifespan. The highest risk from ground shaking is found on deep soils that were deposited
by water, are geologically recent, and have many pore spaces among the soil grains. These soils are typically found in valleys.
Faults capable of producing strong ground shaking motion in San Luis Obispo include the Los Osos, Point San Luis, Black
Mountain, Riconada, Wilmar, Pecho, Hosgri, La Panza, and San Andreas faults. Engineering standards and building codes set
minimum design and construction methods for structures to resist seismic shaking. Based on the Department of Conservation
Fault Activity Map and the City Safety Element Earthquake Faults – Local Area map, the project site is not located within or
within the immediate vicinity of an active fault zone.
Seismic-related ground failure
Settlement is defined as the condition in which a portion of the ground supporting part of a structure or facility lowers more than
the rest or becomes softer, usually because ground shaking reduces the voids between soil particles, often with groundwater
rising in the process. Liquefaction is the sudden loss of the soil’s supporting strength due to groundwater filling and lubricating
the spaces between soil particles as a result of ground shaking. Soils with high risk for liquefaction are typically sandy and in
creek floodplains or close to lakes. In extreme cases of liquefaction, structures can tilt, break apart, or sink into the ground. The
likelihood of liquefaction increases with the strength and duration of an earthquake. Based on the Ground Shaking and Landslide
Hazards Map in the City Safety Element, the project site is located within an area with high liquefaction potential.
Slope instability and landsides
Slope instability can occur as a gradual spreading of soil, a relatively sudden slippage, a rockfall, or in other forms. Causes
include steep slopes, inherently weak soils, saturated soils, and earthquakes. Improper grading and manmade drainage can be
contributing factors. Much of the development in San Luis Obispo is in valleys, where there is low potential for slope instability.
Based on the Ground Shaking and Landslide Hazards Map in the City Safety Element, the project site is located within an area
with low landslide potential.
Subsidence
Land subsidence is a gradual settling or sudden sinking of the Earth’s surface due to subsurface movement of earth materials.
Primary causes are ground-water withdrawal, in which water is removed from pore space as the water table drops, causing the
ground surface to settle; tectonic subsidence, where the ground surface is warped or dropped lower due to geologic factors such
as faulting or folding; and earthquake-induced shaking that causes sediment liquefaction, which in turn can lead to ground-
surface subsidence. Based on the USGS Areas of Land Subsidence in California Map, the project site is not located in an area of
known subsidence.
Soil limiting factors
The project site is underlain by the Salinas silty clay loam (0–2 percent slopes) soil unit. This very deep, well drained, gently
sloping soil has moderately slow permeability and a surface runoff of slow. The hazard of water erosion is slight. Many areas of
this soil are used for urban development; roads, buildings, and other structures need to be designed with consideration of the
soil’s low strength and moderate shrink-swell potential.
a.i) Based on Figure 3 (Earthquake Faults – Local Area) of the Safety Element of the City’s General Plan and the Department
of Conservation Fault Activity Map of California, no known fault lines are mapped on or within 0.5 mile of the project
site. Therefore, the project would not have the potential to result in substantial adverse effects involving rupture of a known
earthquake fault and impacts would be less than significant.
a.ii) Due to the highly seismic nature of the region, the project would very likely be subject to strong seismic ground shaking
at some point(s) during the life of the project. The proposed development would be required to be designed in full
compliance with seismic design criteria established in the CBC to adequately withstand and minimize the risk associated
with the level of seismic ground shaking expected to occur in the project region; therefore, impacts associated with strong
seismic ground shaking would be less than significant.
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a.iii) Based on the Ground Shaking and Landslide Hazards Map in the City’s Safety Element, the project site is located within
an area with high liquefaction potential. Development of the project within this area may have the potential to result in
adverse effects due to seismic-related ground failure. A soils report prepared by a qualified engineer is required upon
review of the building permit to address the nature of the subsurface soils in response to liquefaction potential, in
accordance with the California Building Code Chapter 18. Any issues identified in the report will be addressed through
standard site construction techniques, as required by the Code. This report would also ensure consistency with Policy 4.7
of the City Safety Element which states proposed development may be located in high liquefaction potential areas only
after completion of a site-specific investigation for risk of damage from liquefaction. In addition, the proposed
development would be required to be designed in compliance with standard seismic design criteria established in the CBC
to reduce risk associated with seismic-related ground failure, including liquefaction. Therefore, based on compliance with
existing regulations, impacts related to substantial adverse effects due to seismic-related ground failure would be less than
significant.
a.iv) Based on the Ground Shaking and Landslide Hazards Map in the City Safety Element, the project site is not located within
an area of high or moderate landslide potential. The project site and surrounding areas are predominantly flat. Therefore,
the project would not result in significant adverse effects associated with landslides and no impacts would occur.
b) The project would require approximately 2,500 cy of cut and 1,200 cy of fill for a net of 1,300 cy of earthwork. The project
site is predominantly flat and no substantial vegetation removal or permanent changes in existing topography would occur.
Projects that disturb one acre of soil or more are required to obtain National Pollutant Discharge Elimination System
(NPDES) coverage under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity
(General Permit), Order No. 2009-0009-DWQ. The General Permit requires the development and implementation of a
Storm Water Pollution Prevention Plan (SWPPP), which includes BMPs to protect stormwater runoff, including measures
to prevent soil erosion. Because more than one acre of land would be disturbed during the construction phase, the applicant
would be required to prepare a SWPPP and obtain a storm water permit from the RWQCB. Compliance with permit
conditions would require implementation of erosion control BMPs. Based on the relatively short period of time that soils
would be susceptible to erosion, and because construction activities would require implementation of erosion control
measures as required by the SWPPP, USACE Section 404 permit, RWQCB Section 401 permit, CDFW LSAA, and
standard mitigation measures identified in BIO-7 and BIO-8, impacts associated with erosion during construction would
be reduced to less than significant.
Following project completion, the project site would be developed by buildings, hardscapes, or landscaping, precluding
the potential for substantial long-term erosion or loss of topsoil. Therefore, impacts related to soil erosion and loss of
topsoil would be less than significant with mitigation.
c) Landslides typically occur in areas with steep slopes or in areas containing escarpments. Based on the Ground Shaking
and Landslide Hazards Map in the City Safety Element, the project site is not located within an area with high or moderate
landslide potential. Based on the County Safety Element and USGS data, the project is not located in an area of historical
or current land subsidence. Based on the Ground Shaking and Landslide Hazards Map in the City Safety Element, the
project site is located within an area with high liquefaction potential. A soils report prepared by a qualified engineer is
required upon review of the building permit to address the nature of the subsurface soils in response to liquefaction
potential, in accordance with the California Building Code Chapter 18. Any issues identified in the report will be addressed
through standard site construction techniques, as required by the Code. The project would also be required to comply with
CBC seismic requirements to address potential seismic-related ground failure including lateral spread and liquefaction.
Therefore, based on compliance with existing regulations, potential impacts related to location on a geologic unit or soil
unit that is unstable would be less than significant.
d) Based on the Soil Survey of San Luis Obispo County and Web Soil Survey, the project site is located in an area underlain
by soils with a moderate shrink well potential. The volume changes that soils undergo in this cyclical pattern can stress
and damage slabs and foundations. A soils report prepared by a qualified engineer is required upon review of the building
permit to evaluate the proposed development activities and provide specific recommendations to adequately protect future
proposed development against soil stability hazards, including expansive soils. Typical precautionary measures would
likely include premoistening of the underlying soil in conjunction with placement of non-expansive material beneath slabs,
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and a deepened and more heavily reinforced foundation. Therefore, based on compliance with existing regulations,
potential impacts associated with expansive soils would be less than significant.
e) The project would include a new connection to the City sewer system. No septic tanks or alternative wastewater treatment
systems are proposed onsite. Therefore, no impacts would occur.
f) The project site is underlain by Holocene-age alluvial gravel and sand of stream channels. Holocene age units, particularly
those younger than 5,000 years old, are generally too young to contain fossilized material. The project would result in
approximately 2,500 total cubic yards of cut and would not require deep excavations, as the commercial office building
would be constructed on a concrete slab foundation and does not propose subterranean parking. Therefore, potential
impacts on paleontological resources would be less than significant.
Mitigation Measures
Implement Mitigation Measures BIO-3, BIO-7, and BIO-8.
Conclusion
Based on the location of the project site and underlying geologic and soil properties, and compliance with existing regulations,
potential impacts would be less than significant, and no mitigation measures are required.
8. GREENHOUSE GAS EMISSIONS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Generate greenhouse gas emissions, either directly or indirectly,
that may have a significant impact on the environment?
11, 20,
52, 57,
58
☐ ☐ ☒ ☐
b) Conflict with an applicable plan, policy or regulation adopted
for the purpose of reducing the emissions of greenhouse gases?
11, 19,
20, 52,
57, 58
☐ ☐ ☒ ☐
Evaluation
Greenhouse gases (GHGs) are any gases that absorb infrared radiation in the atmosphere, and are different from the criteria
pollutants discussed in Section III, Air Quality, above. The primary GHGs that are emitted into the atmosphere as a result of
human activities are carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated gases. In 2012, the City of San
Luis Obispo established a Climate Action Plan that identified measures and implementation strategies in order to achieve the
City’s GHG reduction target of 1990 emission levels by 2020. The City’s Climate Action Plan is currently being updated. In
addition, the City is currently developing a plan for achieving carbon neutrality by 2035. The City of San Luis Obispo 2005
Community Wide GHG emissions inventory showed that 50% of the city’s GHG emissions came from transportation, 22% came
from commercial and industrial uses, 21% came from residential uses, and 7% from waste.
Statewide legislation, rules, and regulations have been adopted to reduce GHG emissions from significant sources. Senate Bill
(SB) 32 and Executive Order (EO) S-3-05 extended the State’s GHG reduction goals and required the California Air Resources
Board (CARB) to regulate sources of GHGs to meet a state goal of reducing GHG emissions to 1990 levels by 2020, 40 percent
below 1990 levels by 2030, and 80 percent below 1990 levels by 2050. Other statewide policies adopted to reduce GHG
emissions include AB 32, SB 375, SB 97, Clean Car Standards, Low Carbon Fuel Standard, Renewable Portfolio Standard,
California Building codes, and the California Solar Initiative. The City recently updated its Climate Action Plan (CAP). The plan
establishes a community-wide goal of carbon neutrality by 2035, adopts sector specific goals, and provides foundational actions
to establish a trajectory towards achieving those goals.
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In October of 2018, the City Council committed to joining Monterey Bay Community Power, now Central Coast Community
Energy (C3E). C3E is an existing community choice energy program that serves the counties of Santa Cruz, San Benito, and
Monterey and provides 100 percent carbon free electricity with a rate savings relative to PG&E. Additionally, the City recently
adopted the Clean Energy Choice Program for New Buildings, which encourages clean, efficient, and cost effective all-electric
new buildings through incentives and local amendments to the California Energy Code. When paired with cost comparable
modern electric appliances and carbon-free electricity from C3E, all-electric new buildings are operationally greenhouse gas
emissions-free, cost effective, and help achieve the community’s climate action goals.
a) Construction-related activities that would generate GHG emissions include worker trips and hauling trips to and from the
project site, and off-road construction equipment (i.e. dozers, loaders, excavators). Impacts related to GHG emissions
occur on a global scale and are, therefore, cumulative in nature. Short-term construction-related emissions rarely result in
a considerable contribution to GHG emissions. Due to the limited nature and duration of construction activities,
construction related GHG impacts would be less than significant.
Based on CaleeMod emissions modeling, the project would generate 1,118 MT of GHG per year (amortized construction
emissions and annual operational emissions). However, operational GHG emissions associated with vehicle trips (mobile
source emissions) would be reduced through the provision of bicycle amenities, provision of shower and locker facilities,
provision of EV chargers for vehicles, the project’s location near Class II bicycle lanes and a SLO Transit stop on Broad
Street, implementation of a Transportation Demand Management Plan, and the construction of infrastructure that would
reduce vehicle miles traveled. Lastly, commercial energy use for lighting, heating, and cooling is a significant source of
direct and indirect GHG emissions from buildings nationwide. Through compliance with the CBC in conjunction with
City-provided 100 percent carbon-free electricity through MBCP, the project’s GHG emissions associated with these
building components would be further reduced.
The project has been evaluated for consistency with CARB’s 2017 Scoping Plan, which provides a framework for
achieving the State’s 2030 GHG target. A discussion pertaining to the project’s consistency with the 2017 Scoping Plan
is provided in Table 7, below.
Table 7. Project Consistency with the 2017 Scoping Plan
Programs and Policies Primary Objective Consistency Analysis
SB 350 Reduce GHG emissions in the
electricity sector through the
implementation of the 50 percent
Renewables Portfolio Standard,
doubling of energy savings, and
other actions as appropriate to
achieve GHG emissions reductions
planning targets in the Integrated
Resource Plan process.
Consistent. 100% of the energy
MBCP provides to the City of San
Luis Obispo is from renewable
sources.
Low Carbon Fuel Standard Transition to cleaner/less-polluting
fuels that have a lower carbon
footprint.
Not Applicable. This Statewide
policy establishes carbon reduction
standards for transportation fuels
and does not directly apply to the
project.
Mobile Source Strategy (Cleaner
Technology and Fuels)
Reduce GHGs and other pollutants
from the transportation sector
through transition to zero-emission
and low-emission vehicles, cleaner
transit systems and reduction of
vehicle miles traveled.
Consistent. The project would be
consistent with the Mobile Source
Strategy because it is an infill,
project located within the Urban
Reserve Line with quick access to
alternate modes of transportation,
such as walking, biking, and public
transportation to reduce emissions
associated with automobile use.
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Several strategies have been
incorporated into the project design
to encourage alternative modes of
transportation, including provision
of secure on-site bicycle parking,
storage, lockers, and showers for
employees and patrons. In addition,
the project would implement a
Transportation Demand
Management program and
contribute to City infrastructure that
would reduce vehicle miles traveled.
SB 1383 Approve and Implement Short-
Lived Climate Pollutants strategy to
reduce highly potent GHGs.
Consistent. This policy addresses
methane emissions generated from
landfill disposal of organic waste.
To help reduce the waste stream
generated by this project, consistent
with the City’s Conservation and
Open Space Element policies to
coordinate waste reduction and
recycling efforts (COSE 5.5.3), and
the City’s Development Standards
for Solid Waste Services, recycling
facilities have been accommodated
into the project site and a solid
waste reduction plan for recycling
discarded construction materials is
a submittal requirement with the
building permit application.
Therefore, the project would be in
compliance with SB 1383.
California Sustainable Freight
Action Plan
Improve freight efficiency,
transition to zero emission
technologies, and increase
competitiveness of California’s
freight system.
Not Applicable. This policy
addresses goods movement
efficiencies that are not affected by
the project.
Post-2020 Cap and Trade Program Reduce GHGs across largest GHG
emissions sources
Not Applicable. This program
involves capping emissions from
electricity generation and industrial
facilities. The project does not
include electricity generation or
industrial land uses.
The Scoping Plan also describes local planning actions that can further State GHG reduction goals. For example, local
governments can develop land use plans with more efficient development patterns that bring people and destinations closer
together in more mixed-use, compact communities that facilitate walking, biking, and use of transit. Local governments
can also incentivize locally generated renewable energy and infrastructure for alternative fuels and electric vehicles,
implement water efficiency measures, and develop waste-to-energy and waste-to-fuel projects. Per the 2017 Scoping Plan,
these local actions complement statewide measures and are critical to supporting the State’s efforts to reduce emissions.
Local efforts can deliver substantial additional GHG and criteria emissions reductions beyond what State policy can alone,
and these efforts will sometimes be more cost-effective and provide more benefits than relying exclusively on top-down
statewide regulations to achieve the State’s climate stabilization goals.
The project proposed infill development within the City’s AASP area and within the Urban Reserve Line, consistent with
the Scoping Plan’s goal of facilitating efficient development patterns. The project would also include infrastructure to
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encourage alternative modes of transportation (e.g., provision of bicycle parking, storage, lockers, and showers onsite,
proximity to existing bike lanes and transit stops, and would contribute to or construct infrastructure that reduces vehicle
miles traveled), consistent with the 2017 Scoping Plan goal of encouraging compact communities that facilitate walking,
biking, and use of transit. The project proposes to construct 13 EV Ready parking spaces (including 1 accessible EV
space), and an additional 30 EV Capable parking spaces, consistent with the Scoping Plan goals of incentivizing
infrastructure for alternative fuels and electric vehicles.
Appendix B of CARB’s 2018 Scoping Plan includes operational measures that support the State’s climate goals. The
proposed project would be consistent with the following Scoping Plan measures:
Comply with lead agency’s standards for mitigating transportation impacts under SB 743.
Require on-site EV charging capabilities for parking spaces serving the project to meet jurisdiction-wide EV
proliferation goals.
Provide adequate, safe, convenient, and secure on-site bicycle parking and storage in multi-family residential
projects and in non-residential projects.
Provide on- and off-site safety improvements for bike, pedestrian, and transit connections, and/or implement
relevant improvements identified in an applicable bicycle and/or pedestrian master plan.
Require low-water landscaping in new developments (see CALGreen Divisions 4.3 and 5.3 and the Model Water
Efficient Landscape Ordinance [MWELO], which is referenced in CALGreen). Require water efficient landscape
maintenance to conserve water and reduce landscape waste in compliance with the City’s Municipal Code Section
17.70.220 (Water-Efficient Landscaping Standards).
Require electric vehicle charging station (conductive/inductive) and signage for non-residential developments.
In addition, consistent with the City’s CAP, the project would be required to comply with the Clean Energy Choice
Program for New Buildings (Municipal Code Section 15.04.110), the project complies with the City Municipal Code
Chapter 17.72 by providing required bicycle facilities and EV charging stations, the project is consistent with the City’s
Bicycle Transportation Plan, no trees are proposed for removal, and the project would require the planting of trees within
the site. Based on the Vehicle Miles Traveled (VMT) analysis for the project, project related 19.09 VMT per employee is
greater than the City’s significance threshold (12.45 work VMT per employee), and mitigation is required (refer to Section
17, Transportation). Consistent with the CAP, such mitigation includes implementation of a Transportation Demand
Management Plan and the construction of infrastructure improvements within the City that would reduce VMT below the
City’s threshold of significance. Implementation of these measures would ensure the project’s VMT generation would not
exceed identified thresholds and would also further reduce greenhouse gas generation.
Therefore, the project would not generate substantial GHG emissions, either directly or indirectly, that would have a
significant impact on the environment and would not conflict with or obstruct implementation of a plan or policy adopted
for the purpose of reducing GHG emissions. Therefore, impacts would be less than significant.
b) The project would be consistent with the land use policies identified in the 2017 Scoping Plan that encourage cities to
develop at higher densities and encourage growth within their respective urban reserve lines to reduce overall vehicle trips
and travel distances. The project would also be consistent with the policies related to promoting bicycle use through
provision of secure bicycle parking, storage, showers, locker and changing room facilities, and connection to the regional
bicycle network to encourage project employees to bike to and from work. In addition, as described above, the project
would be consistent with the goals and policies identified in the City’s CAP.
The project would not conflict with or obstruct implementation of a plan or policy adopted for the purpose of reducing
greenhouse gas emissions; therefore, impacts would be less than significant.
Mitigation Measures
None necessary.
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Conclusion
The project would be designed to minimize GHG emissions and would not result in a conflict with an applicable plan or policy
adopted for reducing GHG emissions. No potentially significant impacts associated with greenhouse gas emissions have been
identified and no mitigation measures are necessary.
9. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
1 ☐ ☐ ☒ ☐
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
1 ☐ ☒ ☐ ☐
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
1 ☐ ☐ ☐ ☒
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section
65962.5 and, as a result, would it create a significant hazard to
the public or the environment?
28, 29,
30 ☐ ☐ ☒ ☐
e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project result in a safety
hazard or excessive noise for people residing or working in the
project area?
31 ☐ ☐ ☒ ☐
f) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan? 23 ☐ ☐ ☒ ☐
g) Expose people or structures, either directly or indirectly, to a
significant risk of loss, injury, or death involving wildland fires? 23 ☐ ☐ ☒ ☐
Evaluation
The Hazardous Waste and Substances Site (Cortese) List is a planning document used by the State, local agencies, and developers
to comply with CEQA requirements related to the disclosure of information about the location of hazardous materials release
sites. Government Code section 65962.5 requires the California EPA (CalEPA) to develop at least annually an updated Cortese
List. Various state and local government agencies are required to track and document hazardous material release information for
the Cortese List. The California Department of Toxic Substance Control’s (DTSC’s) EnviroStor database tracks DTSC cleanup,
permitting, enforcement, and investigation efforts at hazardous waste facilities and sites with known contamination, such as
federal superfund sites, state response sites, voluntary cleanup sites, school cleanup sites, school investigation sites, and military
evaluation sites. The State Water Resources Control Board’s (SWRCB’s) GeoTracker database contains records for sites that
impact, or have the potential to impact, water in California, such as Leaking Underground Storage Tank (LUST) sites,
Department of Defense sites, and Cleanup Program Sites. The remaining data regarding facilities or sites identified as meeting
the “Cortese List” requirements can be located on the CalEPA website: https://calepa.ca.gov/sitecleanup/corteselist/.
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Based on a review of the SWRCB’s GeoTracker database and the DTSC’s EnviroStor database, the project site is not an active
hazardous waste cleanup site. The closest investigation site is located two parcels to the southwest (approximately 300 feet
away), at 710 Aerovista Place, discussed below. The project site is located within the San Luis Obispo Regional Airport Land
Use Planning Area.
a) The project does not propose the routine transport, use or disposal of hazardous substances. Any commonly used hazardous
substances within the project site (e.g., cleaners, solvents, oils, paints, etc.) would be transported, stored, and used
according to regulatory requirements and existing procedures for the handling of hazardous materials. Therefore, project
impacts associated with the routine transport, use, or disposal of hazardous substances would be less than significant.
b) The project does not propose the handling or use of hazardous materials or volatile substances that would result in a
significant risk of upset or accidental release conditions. Construction activities associated with the project are anticipated
to require use of limited quantities of hazardous substances, including gasoline, diesel fuel, hydraulic fluid, solvents, oils,
paints, etc. Construction contractors would be required to comply with applicable federal and state environmental and
workplace safety laws for the handling of hazardous materials, including the Federal Occupational Safety and Health
Administration (OSHA) Process Safety Management Standard (California Code of Regulations 29.1910.119), which
includes requirements for preventing and minimizing the consequences of accidental release of hazardous materials. Any
commonly used hazardous substances during operation of the project (e.g., cleaners, solvents, oils, paints, etc.) would be
transported, stored, and used according to regulatory requirements and existing procedures for the handling of hazardous
materials.
Further, as introduced in Section 3, Air Quality, the project site is within an area identified as having a potential for NOA
to occur (reference 9). Pursuant to SLOAPCD requirements and the CARB ATCM for Construction, Grading, Quarrying,
and Surface Mining Operations, the applicant is required to provide a geologic evaluation prior to any construction
activities and comply with existing regulations regarding NOA, if present. Mitigation measures AQ-3 and AQ-4 have been
identified to require the applicant to complete a geologic evaluation and follow all applicable protocol and procedures if
NOA is determined to be present onsite. Therefore, potential impacts would be less than significant with mitigation.
c) The project site is not located within 0.25 mile of an existing or proposed school. The closest school is Los Ranchos
Elementary School, located approximately 2 miles southeast of the project site. As a result, there would be no impact
associated with hazardous emissions within 0.25 mile of school facilities.
d) Based on a search of the DTSC’s EnviroStor database, the SWRCB’s GeoTracker database, and CalEPA’s Cortese List
website, one hazardous waste site is under investigation within the immediate project vicinity. As introduced above, the
parcel at 710 Aerovista Place, located approximately 300 feet southwest of the project site, was previously occupied by
EG&G coating, a former electronic assembly and manufacturing facility that operated on that parcel between 1975 and
1995.
Although EG&G Coating never reported or was suspected of causing an unreported release of hazardous materials into
groundwater, in response to growing concern from the public over the presence of halogenated solvents, specifically
trichloroethane (TCA) and dichloroethane (DCE) found in nearby drinking water wells, the Central Coast RWQCB
submitted a Request for Information to the current owner of the parcel in June of 2016 as part of a broader effort to identify
the source of the contaminants. The property owner submitted a summary of the site history and included two Phase I
Environmental Site Assessments (Phase I ESAs) from 1993 and 2001.
The only halogenated solvents identified as being used at 710 Aerovista Place were TCA and dichlorofluoroethane, but
other hazardous materials identified as being used on the parcel include tin and lead, polyurethane paint, isopropyl alcohol,
and an acid solution containing chromium (also known as chromic acid solution, which is hexavalent chromium and water).
The Phase I ESAs state that hazardous materials appear to have been properly stored on-site and had retained regulatory
approval to transport the waste. The Phase I ESAs further concluded that there was no evidence that the parcel was not in
compliance with applicable environmental regulations at the time and that no violations or spills were on-file with local
and state regulatory agencies.
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In a letter dated October 26, 2016, the Central Coast RWQCB requested a workplan to investigate groundwater and soil
vapor at the parcel. In December 2016, a consultant for the property owner submitted a workplan for a site investigation
to the RWQCB detailing the proposed investigation. As of the most recent EnviroStor update on July 11, 2018, the
workplan is pending review and response by the RWQCB. It is suspected that the RWQCB’s review and approval of the
investigation is no longer a high priority since the City of San Luis Obispo ceased the withdraw of groundwater for potable
water uses in 2015. Thus, although the RWQCB is overseeing the activities at the 710 Aerovista Place parcel, it is not
currently categorized as an active case and, as such, is not listed in GeoTracker, the RWQCB's online project database.
Project construction would require excavation and ground disturbing activities associated with site preparation (grading);
realignment of the unnamed ephemeral drainage; and the installation of utility connections. Excavation activities are not
expected to extend downward to the groundwater. In addition, a Pre-Screening Assessment prepared for the EPA under
Cooperative Agreement with DTSC for the site at 710 Aerovista Place notes that the prevailing groundwater flow in the
project vicinity is to the southwest, away from the project site. As a result, it is unlikely that project construction would
create a significant hazard to the public during construction or operation and potential impacts would be less than
significant.
e) The project site is located approximately 1,000 feet north of the San Luis Obispo County Regional Airport and within the
airport’s ALUP. The project site is in ALUP Safety Area S-1c and within the projected 60 dB airport noise contour. As
the ALUP was prepared in accordance with Public Utilities Code Section 21675, the height, use, noise, safety, and density
criteria established in the ALUP must, by State law, be adhered to in approving or denying any individual project, whether
or not such project is referred to the Airport Land Use Commission (ALUC) for a determination of consistency. The Public
Utilities Code does not mandate review by the ALUC of individual development projects in the city when such projects
do not require adoption of or amendments to a general or specific plan, zoning ordinance, or building regulation. Per ALUP
Table 5.3, Land Use Compatibility Table, office buildings are a compatible use within Safety Area S-1c, provided that the
maximum non-residential density of use is not exceeded. The project would be developed consistent with the height and
density limitations of the AASP and the site’s BP zoning designation, and would not exceed the allowable development
intensities, densities, or building footprints. The ALUC reviewed and approved the AASP and determined it was consistent
with the ALUP. Per ALUP Table 5.3, offices and office buildings are allowed in the 60dB noise contour only if the specific
noise levels required by ALUP Table 4 are incorporated. Table 4 identifies a maximum interior aviation noise level for
offices and office buildings of 60 dB.
Advancements in construction methods, coupled with energy conservation practices, have had a vast performance impact
on the way buildings are constructed. Interior noise levels are substantially reduced through compliance with existing
building code requirements. At the most conservative level, a typical structure covered with siding will have a Sound
Transmission Class (STC) rating of 39 dBa based on current methods. Basic dual-pane vinyl windows will achieve an
STC rating of 28 dBa. Averaged out, this results in a combined STC rating of approximately 33 dBa, meaning a typical
exterior wall assembly will reduce 33 decibels of sound transfer. These numbers are based off of a 2-inch by 4-inch wall
cavity with insulation and the rating improves with increased wall thickness and/ or stucco or other siding materials. In
using more current conventional building standards, double, or even triple the noise reduction can be achieved. Therefore,
impacts related to the generation of a substantial temporary or permanent increase in ambient noise levels would be less
than significant with standard construction techniques. Therefore, potential impacts associated with safety hazards or
excessive noise from aircraft would be less than significant.
f) Project construction would result in periodic restrictions on the use of the roadway shoulder for parking along Aerovista
Place; however, no road closures would be necessary. Therefore, project implementation would not result in a significant
temporary or permanent impact on any adopted emergency response plans or emergency evacuation plans. Any
construction-related detours/lane closures would include proper signage and notification and would be short-term and
limited in nature and duration. Emergency vehicles have mechanisms to safely traverse areas of congestion, such as the
use of sirens and the ability to travel in opposite lanes of travel. The project design plans will be reviewed and approved
by the Fire Marshall prior to the start of construction. Therefore, potential impacts would be less than significant.
g) The project is not located within or adjacent to a wildland area. The project is located within a developing area of the city
of San Luis Obispo. The project site is currently unimproved and requires routine mowing to prevent the growth of brush
that could result in a fire hazard to adjacent properties. The project would improve the site with commercial development,
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which may slightly reduce the potential for fire hazard in the immediate project vicinity. The project would be required to
comply with all applicable fire safety rules and regulations including the California Fire Code and Public Resources Code
prior to issuance of building permits; therefore, potential impacts would be less than significant.
Mitigation Measures
Refer to Mitigation Measures AQ-3 and AQ-4.
Conclusion
The project does not propose the routine transport, use, handling, or disposal of hazardous substances. Although located within
proximity of an identified hazardous materials site investigation, construction activities are not anticipated to encounter
hazardous materials. The project site is not within proximity to school facilities. Project implementation would not subject people
or structures to substantial risks associated with wildland fires and would not impair implementation or interfere with any adopted
emergency response or evacuation plan. Potential impacts associated with hazards and hazardous materials would be less than
significant and no mitigation is necessary.
10. HYDROLOGY AND WATER QUALITY
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Violate any water quality standards or waste discharge
requirements or otherwise substantially degrade surface or
ground water quality?
1, 2,
54 ☐ ☒ ☐ ☐
b) Substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project
may impede sustainable groundwater management of the basin?
1, 33,
34 ☐ ☐ ☒ ☐
c) Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream
or river or through the addition of impervious surfaces, in a
manner which would:
i. Result in substantial erosion or siltation on or off site; 1, 2,
26, 54 ☐ ☒ ☐ ☐
ii. Substantially increase the rate or amount of surface runoff
in a manner which would result in flooding on- or offsite;
1, 2,
26, 54 ☐ ☐ ☒ ☐
iii. Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff; or
1, 2,
26, 54 ☐ ☐ ☒ ☐
iv. Impede or redirect flood flows? 1, 26,
32 ☐ ☐ ☒ ☐
d) In flood hazard, tsunami, or seiche zones, risk release of
pollutants due to project inundation?
1, 2,
32, 35 ☐ ☐ ☐ ☒
e) Conflict with or obstruct implementation of a water quality
control plan or sustainable groundwater management plan?
1, 2,
34, 36 ☐ ☐ ☐ ☒
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Evaluation
The project site includes an unnamed ephemeral drainage that is a tributary to Acacia Creek (a tributary to East Branch San Luis
Obispo Creek) and located within the San Luis Obispo Creek watershed. The San Luis Obispo Creek watershed is an
approximately 53,271-acre coastal basin in southern San Luis Obispo County. It rises to an elevation of about 2,500 feet above
sea level in the Santa Lucia Range. San Luis Obispo Creek flows to the Pacific Ocean just west of Avila Beach and has six major
tributary basins: Stenner Creek, Prefumo Creek, Laguna Lake, East Branch San Luis Obispo Creek, Davenport Creek, and See
Canyon.
The City is enrolled in the State General Permit NPDES permit program governing stormwater. As part of this enrollment, the
City is required to implement the Central Coast RWQCB’s adopted Post-Construction Stormwater Management requirements
through the development review process. The primary objective of these post-construction requirements is to ensure that the
permittee is reducing pollutant discharges to the maximum extent practicable and preventing stormwater discharges from causing
or contributing to a violation of receiving water quality standards in all applicable development projects that require approvals
and/or permits issued.
The 100-year flood zone identifies areas that would be subject to inundation in a 100-year storm event, or a storm with a 1%
chance of occurring in any given year. Based on the City’s Parcel Viewer Map, the project site is not located within a 100-year
flood zone.
In 2015, the State legislature approved the Sustainable Groundwater Management Act (SGMA). SGMA requires governments
and water agencies of high and medium priority basins to halt overdraft and bring groundwater basins into balanced levels of
pumping and recharge. Under SGMA, these basins should reach sustainability within 20 years of implementing their
sustainability plans.
a) The project does not include substantial vegetation removal and would result in minimal earthwork (approximately 3,700
cy). Other than realignment and minor improvements to the unnamed ephemeral drainage, no substantial permanent
changes in existing topography would occur. Additionally, projects that disturb one acre of soil or more are required to
obtain NPDES coverage under the NPDES General Permit for Storm Water Discharges Associated with Construction
Activity (General Permit), Order No. 2009-0009-DWQ. The General Permit requires the development and implementation
of a SWPPP, which includes BMPs to protect stormwater runoff, including measures to prevent soil erosion. Because more
than one acre of land would be disturbed during the construction phase, the applicant would be required to prepare a
SWPPP and obtain a storm water permit from the RWQCB.
Following project construction, the project site would be developed with buildings, hardscapes, or otherwise landscaped,
precluding the potential for substantial erosion or loss of topsoil. The City’s Public Works, Utilities, and Community
Development Departments are responsible for coordinating the implementation of the City’s SWMP. This comprehensive
program is required under the Phase II Stormwater Regulations regulated by Central Coast RWQCB. The primary goal of
the program is to minimize urban runoff that enters the municipal storm drain system and carries bacteria and other
pollutants into the local creeks, watershed, and to the ocean. As part of these requirements, the City has been mandated to
establish a set of minimum designated BMPs and Pollution Prevention Methods (PPMs). BMPs are steps taken to minimize
or control the amount of pollutants and runoff. PPMs are strategies to eliminate the use of polluting materials and/or
exposure of potential pollutants to rainwater or other runoff.
To meet the requirements of the City’s SWMP, the project proposes 15 bioretention basins throughout the project site,
particularly along the periphery of the parking lot. The purpose of these bioretention basins is to maintain pre-development
volumes of stormwater runoff, allow the infiltration of collected runoff to groundwater similar to existing conditions, and
capture pollutants prior to leaving the project site. The project would also modify the unnamed ephemeral drainage in a
manner that would maintain pre-construction flow conditions. Implementation of standard SWPPP conditions, BMPs and
PPMs, standard mitigation measures identified in BIO-5 through BIO-8, and compliance with the City of San Luis Obispo
Engineering Standards related to stormwater management would ensure the project would not substantially affect surface
water or groundwater quality. Therefore, potential impacts would be less than significant with mitigation.
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b) The project would be serviced by the City’s water system, which has four primary water sources, including Whale Rock
Reservoir, Salinas Reservoir, Nacimiento Reservoir, and recycled water (for irrigation), with groundwater serving as a
fifth supplemental source. The City of San Luis Obispo no longer draws groundwater for potable purposes as of 2015.
Stormwater flows within the project site would be detained within the site to allow for percolation back into the
groundwater table; therefore, the increase in impervious surface area would not decrease groundwater supplies or interfere
substantially with groundwater recharge in the project vicinity. Therefore, the project would not deplete groundwater
resources, and impacts would be less than significant.
c.i-iii) The project site is generally flat and does not pose a substantial risk of downslope runoff, sedimentation, or erosion. The
project would realign a portion of and enhance the unnamed ephemeral drainage along the southwest and northern
boundaries of the project site. As discussed above, the proposed rerouting of the unnamed ephemeral tributary would be
completed in accordance with approved federal and state permits. The new channel will be approximately 7 feet wide from
top of bank to top of bank with an approximately 1-foot wide channel and 2:1 slopes. Based on the topography of the
adjacent site being higher in elevation than the property and the design of the reconstructed section of channel, flooding is
not expected to occur on adjacent properties. City of San Luis Obispo Engineering Standards related to stormwater
management would further ensure the proposed drainage realignment would not substantially affect surface water flows
or allow channel migration, sedimentation, or flooding offsite.
As discussed above, in accordance with the SWMP, the project proposes 15 bioretention basins throughout the project site
and would also include plantings of native vegetation along the rerouted existing drainage and protection and enhancement
of onsite wetland vegetation. In accordance with the SWMP, the bioretention areas and realigned course of the unnamed
ephemeral drainage and wetland area would be designed to accommodate the volume of an 85th percentile 24-hour storm
event (1.2 inches of rainfall) from the project site. The unnamed ephemeral drainage would continue to enter and exit the
project site at its current locations, thus maintaining the existing regional drainage pattern. In addition, the project would
be subject to review by the City for consistency with the City Waterway Management Plan, including the Drainage Design
Manual. The Drainage Design Manual identifies core requirements for the design and modification of drainage structures
for creeks and waterways within the city including, but not limited to, discharge locations, on-site conveyance design, off-
site runoff analysis, floodplain management, and erosion control requirements in order to ensure that waterways remain
relatively stable, stormwater is managed in a way that does not increase flood water surface elevations, and water quality
and biological resources along waterways are preserved and protected.
Through the use of proposed bioretention basins, and in compliance with existing City regulations and identified measures
in the required federal and state permits, the project would not alter the exiting drainage pattern such that substantial
erosion or siltation or an increase in the amount of surface runoff would occur. Compliance with regulatory permit
conditions would require implementation of erosion control BMPs and the restoration of the unnamed ephemeral drainage
to its pre-construction performance standards and biological function. Based on the relatively short period of time that
soils would be susceptible to erosion, and because construction activities would require implementation of erosion control
measures as required by the SWPPP, existing regulatory permit requirements, BMPs and PPMs, standard mitigation
measures identified in BIO-5 through BIO-8, and compliance with the City of San Luis Obispo Water Management Plan
Engineering Standards, potential impacts associated with alteration of the existing drainage pattern of the site would be
less than significant with mitigation.
c. iv) Based on the City’s Parcel Viewer Map, the project site is not located within a 100-year flood zone. Therefore, potential
impacts associated with impeding or redirection of flood flows would be less than significant.
d) Based on the San Luis Obispo County Tsunami Inundation Maps, the project site is not located in an area with potential
for inundation by a tsunami. The project site is not located within close proximity to a standing body of water with the
potential for a seiche to occur. Therefore, there would be no impacts associated with tsunami, seiche zones, or risk of
pollutant release due to project inundation.
e) As discussed above, the project would not deplete groundwater supplies or interfere substantially with groundwater
recharge. The project includes stormwater treatment and storage facilities and would not conflict with the Central Coastal
Basin Plan, or other water quality control plans. The project would not conflict with SGMA, or other local or regional
plans or policies intended to manage water quality or groundwater supplies; therefore, no impacts would occur.
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Mitigation Measures
Implement Mitigation Measures BIO-3 and BIO-5 through BIO-8.
Conclusion
With implementation of Mitigation Measures BIO-3, and BIO-5 through BIO-8, standard BMPs, PPMs, and City Engineering
Standards, the project would not substantially impede or redirect flood flows, alter drainage patterns, or degrade surface water
quality. The project would retain the pre-construction infiltration rates and volume currently occurring on the unimproved project
site. Therefore, potential impacts related to hydrology and water quality would be less than significant with mitigation.
11. LAND USE AND PLANNING
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Physically divide an established community? ☐ ☐ ☐ ☒
b) Cause a significant environmental impact due to a conflict with
any land use plan, policy, or regulation adopted for the purpose
of avoiding or mitigating an environmental effect?
1, 2, 5 ☐ ☐ ☒ ☐
Evaluation
The project site is located in the BD zone of the AASP and is generally surrounded by one- and two-story commercial office
uses, with a few remaining unimproved parcels, as summarized below:
Northeast – one- and two-story commercial office buildings
Northwest – two-story commercial office buildings
Southwest – unimproved field, and one-story commercial office buildings containing a religious use (i.e., Mercy
Church). The unimproved field immediately southwest of the project site serves as a septic leach field managed by the
Fiero Lane Mutual Water Company.
Southeast – two-story commercial office and restaurant buildings (i.e., Aerovista Business Park)
a) The project would not result in a physical division between an established community. The project would be consistent
with the general level of development within the project vicinity and would not create, close, or impede any existing public
or private roads, or create any other barriers to movement or accessibility within the community. Therefore, the project
would not physically divide an established community and no impacts would occur.
b) The project would be consistent with the property’s land use designation and the guidelines and policies for development
within the applicable zoning designation, AASP, Land Use Element, and COSE. The project is consistent with existing
surrounding development and proposes a compatible land use. The COSE includes various goals and policies to maintain,
enhance, and protect natural communities within the City’s planning area. These policies include, but are not limited to,
protection of listed species and species of special concern, preservation of existing wildlife corridors, protection of
significant trees, and maintaining development setbacks from creeks. The project site is largely disturbed and does not
support highly sensitive environmental resources. A portion of the unnamed ephemeral drainage at the southwest corner
of the project site would be retained in place and expanded to provide a larger area for development of wetland vegetation.
The site does not provide significant value as a wildlife corridor and does not contain significant mature or native trees,
and the eucalyptus trees would be protected and retained. Per the City’s Parcel Viewer Map, the ephemeral drainage on
the project site is not a creek subject to the creek setback requirements of the City’s COSE or Zoning Regulations. The
project would not result in a conflict with local policies or ordinances protecting biological resources and impacts.
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Therefore, the project would not conflict with policies or regulations adopted for the purpose of avoiding or mitigating
environmental effects.
Planning Commission review is required for projects which include more than 10,000 square feet of nonresidential space
and to allow a medical office use within the BP zone. Medical office uses are only permitted in the BP zone with approval
of a Minor Use Permit. With City approval of a Minor Use Permit to allow a medical office use with the BP zone within
the AASP area, the project would be consistent with existing land uses and designations for the project site and, therefore,
would not conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating
environmental effects. Potential impacts would be less than significant.
Mitigation Measures
None necessary.
Conclusion
No potentially significant impacts associated with land use would result from the project; therefore, no mitigation measures are
necessary.
12. MINERAL RESOURCES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of the
state?
2 ☐ ☐ ☐ ☒
b) Result in the loss of availability of a locally-important mineral
resource recovery site delineated on a local general plan,
specific plan or other land use plan?
2 ☐ ☐ ☐ ☒
Evaluation
Based on the City COSE, mineral extraction is prohibited within city limits.
a-b) No known mineral resources are present within the project site and future extraction of mineral resources is very unlikely
due to the urbanized nature of the area. Therefore, no impacts would occur.
Mitigation Measures
None necessary.
Conclusion
No impacts to mineral resources were identified; therefore, no mitigation measures are necessary.
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13. NOISE
Would the project result in:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Generation of a substantial temporary or permanent increase in
ambient noise levels in the vicinity of the project in excess of
standards established in the local general plan or noise
ordinance, or applicable standards of other agencies?
5, 37,
38 ☐ ☐ ☒ ☐
b) Generation of excessive groundborne vibration or groundborne
noise levels?
38, 39,
40 ☐ ☐ ☒ ☐
c) For a project located within the vicinity of a private airstrip or
an airport land use plan, or, where such a plan has not been
adopted, within two miles of a public airport or public use
airport, would the project expose people residing or working in
the project area to excessive noise levels?
31 ☐ ☐ ☒ ☐
Evaluation
The project site is located in an area where airport operations and roadway traffic dominate the existing noise environment.
Commercial office uses are not considered a sensitive land use in the City’s General Plan Noise Element. Per City Municipal
Code Chapter 9.12 Noise Control, operating tools or equipment used in construction between weekday hours of 7:00 p.m. and
7:00 a.m. or any time on Sundays or holidays is prohibited, except for emergency works of public service utilities or by exception
issued by the Community Development Department. The Municipal Code also states that construction activities shall be
conducted in such a manner, where technically and economically feasible, that the maximum noise levels at affected properties
will not exceed 85 dBA at mixed residential/commercial uses. Based on the City Municipal Code (9.12.050.B.7), operating any
device that creates vibration which is above the vibration perception threshold of an individual at or beyond 150 feet from the
source if on a public space or right-of-way is prohibited.
a) The project includes site preparation and construction of the proposed office building. During project construction, noise
from construction activities may intermittently dominate the noise environment in the immediate area. Typical noise levels
produced by equipment commonly used in construction projects are shown in Table 8, below:
Table 8. Construction Equipment Noise Emission Levels
Equipment Type Typical Noise Level (dBA)
50 ft From Source
Backhoe 80
Compactor 80
Concrete Mixer 85
Concrete Pump 82
Crane, Mobile 83
Dozer 85
Excavator 85
Heavy Truck 84
Jackhammer 85
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Man Lift 85
Paver 85
Scraper 85
As shown above, construction equipment would not exceed the 85-dB goal for mixed residential/commercial uses. Further,
the nearest sensitive receptors (i.e., the single-family homes across Broad Street) are located approximately 700
feet northeast of the project site, with the direct line of sight obstructed by existing development. Thus, construction noise,
which would be short-term, intermittent, and would only occur during daytime hours per the Municipal Code (when ambient
noise levels are higher), would be largely undetectable at proximate sensitive receptors.
The project does not include components that would significantly add to long-term ambient noise in the project vicinity.
Upon completion of construction activities, the project would include the use of heating, ventilation, and air conditioning
(HVAC) systems that would have the potential to contribute additional noise to the existing noise environment, as well as
mobile noise from project related traffic. The additional noise generated by the project’s HVAC systems would not result
in a noticeable increase in ambient noise levels. Typically, a doubling of traffic is needed to produce a noise increase that
is audible to the human ear. The project would not result in a doubling of traffic trips; therefore, no substantial increase in
mobile source noise would occur. Potential impacts associated with generation of a substantial temporary or permanent
increase in ambient noise levels in the project vicinity in excess of standards established would be less than significant.
b) The project does not propose pile driving or other high impact activities that would generate substantial noise or groundborne
vibration during construction. Use of heavy equipment would generate groundborne noise and vibration; however, there are
no buildings that surrounding the project site (i.e., historical buildings and occupants of surrounding buildings) that would
be substantially affected by this groundborne vibration. Based on the proposed construction activities, groundborne vibration
is expected to be imperceptible at adjacent properties. Therefore, potential impacts would be less than significant.
c) The project site is located within the San Luis Obispo Regional ALUP Area, within the projected 60 dB airport noise contour.
As discussed above in Section 9, Hazards and Hazardous Materials, airport operations would not expose project worker or
occupants to excessive noise levels from aircraft and impacts would be less than significant.
Mitigation Measures
None necessary.
Conclusion
The project would not exceed City Municipal Code construction and operational noise standards for commercial development.
Further, the project’s commercial uses are consistent with the ALUP allowable uses within the 60dB noise contour. No potentially
significant impacts associated with noise would occur, and no mitigation measures are necessary.
14. POPULATION AND HOUSING
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Induce substantial unplanned population growth in an area,
either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
41, 42 ☐ ☐ ☒ ☐
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b) Displace substantial numbers of existing people or housing,
necessitating the construction of replacement housing
elsewhere?
1 ☐ ☐ ☐ ☒
Evaluation
a) The project is consistent with the site’s General Plan land use designation and underlying BP zone. Thus, any indirect
population growth resulting from an increase in on-site employment has been planned for. The project would be consistent
with the projected population growth for the city of San Luis Obispo. The project would not result in substantial unplanned
population growth; therefore, potential impacts would be less than significant.
b) The project would not result in the displacement of any existing or proposed housing; therefore, no impacts would occur.
Mitigation Measures
None necessary.
Conclusion
The project would be consistent with the City’s projected population growth. No potentially significant impacts would occur,
and no mitigation measures are necessary.
15. PUBLIC SERVICES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered
governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause
significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
Fire protection? 1, 43 ☐ ☐ ☒ ☐
Police protection? 1, 43 ☐ ☐ ☒ ☐
Schools? 1, 43 ☐ ☐ ☒ ☐
Parks? 1, 43,
44 ☐ ☐ ☒ ☐
Other public facilities? 1, 43 ☐ ☐ ☒ ☐
Evaluation
The project site is located within the existing service area of the City Fire Department. The City’s Fire Department deploys
resources and personnel from four fire stations in order to maintain the response time goal of 4 minutes travel time to 95% of all
emergencies. The nearest City fire station to the project site is City Fire Station 3, located at 1280 Laurel Lane, approximately
1.6 miles north of the project site. City Fire Station 3 provides primary response to the southern portion of the city. This station
is staffed by a 3-person paramedic engine company. County Fire Airport Station 21 is located at 4671 Broad Street, approximately
0.4 mile southeast of the project site. County Airport Station 21 provides additional fire protection through an automatic aid
agreement with the City of San Luis Obispo.
The City’s Police Department (SLOPD) provides public safety services for the city and is comprised of 85.5 employees, 59 of
which are sworn police officers. The SLOPD operates out of one main police station which is located at 1042 Walnut Street at
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the intersection of Santa Rosa (Highway 1) and U.S. Highway 101. The project site is located within the San Luis Coastal Unified
School District (SLCUSD) and public parks and recreation trails within the city are managed and maintained by the City’s
Department of Parks and Recreation.
All new residential and non-residential development within the city is subject to payment of Development Impact Fees, which
are administered by and paid through the Community Development Department. Development Impact Fees provide funding for
maintaining city emergency services, infrastructure, and facilities. For example, fire protection impact fees provide funding for
projects such as the renovation of the City’s fire stations and the replacement of fire service vehicles and equipment.
a) Fire protection: The project would be served by the City’s Fire Department; the closest station is Fire Station 3, located
at 1280 Laurel Lane. The project proposes medical office uses consistent with those identified in the AASP, and the
proposed level of development would be compatible with surrounding commercial developments. While the project would
not directly result in the need for construction of new fire service facilities, development of new office uses would result
in a marginal cumulative increase in demand on City services, including fire protection. The project would be required to
participate in the City’s system of required developer impact fees and dedications established to address direct demand for
new facilities associated with new development. Potential increases in property tax revenue associated with valuation of
the new businesses and other revenues (e.g., sales tax) would also help offset the increased ongoing cost of provision of
public services to the new commercial building. Therefore, impacts associated with the provision of new or physically
altered police protection facilities would be less than significant.
Police protection: The project would be served by the SLOPD. Project development of new office uses would result in a
marginal increase in demand on City services, including police protection. The project proposes uses generally consistent
with the surrounding AASP area and the proposed level of development would be similar to surrounding commercial
development. As discussed above, the project would be subject to required developer impact fees established to address
direct demand for new facilities associated with new development. Potential increases in property tax revenue associated
with valuation of the new businesses and other revenues (e.g., sales tax) would also help offset the increased ongoing cost
of provision of public services to new commercial uses. Therefore, a new or physically altered police protection facility
would not be required to accommodate the project and impacts would be less than significant.
Schools: The project site is located within the SLCUSD and would be subject to payment of SLCUSD developer fees to
offset the potential marginal increase in student attendance in the district’s schools as a result of the project. These fees
would be directed towards maintaining sufficient service levels, which include incremental increases in school capacities.
The proposed project would not induce population growth. Through participation in the existing fee program, potential
project impacts on schools would be less than significant.
Parks: Project development of new office uses is not anticipated to result in a material increase of demand on local parks
and recreational facilities in the area because employees are likely to come from the local work force. The project would
not induce population growth and would not result in a significant increase in demand on local parks and recreational
facilities. The project is consistent with the General Plan designation, AASP, and underlying zoning; any indirect
population growth resulting from the project would be consistent with the projected population growth for the city. As
discussed above, the project would be subject to required developer impact fees established to address direct demand for
new facilities associated with new development. Therefore, potential project impacts on parks would be less than
significant.
Other public facilities: The project would not induce substantial population growth and would result in a negligible effect
on use of other public facilities, such as roadways and public libraries. The project would be subject to the City’s standard
development fees, which would offset the project’s marginal contribution to increased use of city facilities. Therefore,
potential project impacts on public facilities would be less than significant.
Mitigation Measures
None necessary.
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Conclusion
The project would not result in significant impacts to public services; therefore, no mitigation measures are necessary.
16. RECREATION
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that
substantial physical deterioration of the facility would occur or
be accelerated?
1, 43,
44 ☐ ☐ ☒ ☐
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might
have an adverse physical effect on the environment?
1, 43,
44 ☐ ☐ ☒ ☐
Evaluation
Existing City recreational facilities consist of 28 parks and recreational facilities, in addition to 10 designated natural resources
and open space areas and two bike trails. The City’s Parks and Recreation Element identifies goals, policies, and programs to
help plan, develop, and maintain community parks and recreation facilities. The City’s statement of overall department goals is
for the City Parks and Recreation facilities and programs to enable all citizens to participate in fun, healthful, or enriching
activities which enhance the quality of life in the community.
As demand for recreation facilities and activities grow and change, the City intends to focus its efforts in the following areas:
continued development of athletic fields and support facilities, providing parks in underserved neighborhoods, providing a multi-
use community center and therapy pool, expanding paths and trails for recreational use, link recreation facilities, and meeting
the special needs of disabled persons, at-risk youth, and senior citizens. Parks and Recreation Element Policy 3.13.1 establishes
the City’s goal to develop and maintain a park system at the rate of 10 acres of parkland per 1,000 residents, 5 of which shall be
dedicated as neighborhood parks.
a-b) Project development of new office uses would not result in a significant increase in demand on local parks and recreational
facilities in the area. The project would not generate population growth and would utilize employees from the local work
force. As the project is consistent with the General Plan designation and underlying zoning, any indirect population growth
resulting from the project would be consistent with the projected population growth for the City. As discussed above, the
project would be subject to required developer impact fees established to address direct demand for new facilities
associated with new development. Therefore, potential project impacts associated with accelerated deterioration of existing
facilities or construction of new park facilities would be less than significant.
Mitigation Measures
None necessary.
Conclusion
The project would not result in potential project impacts associated with the incremental increase of demand on these facilities.
No potentially significant impacts to parks or recreation facilities would occur, and no mitigation measures are necessary.
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17. TRANSPORTATION
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with a program, plan, ordinance or policy addressing
the circulation system, including transit, roadway, bicycle and
pedestrian facilities?
12, 45 ☐ ☐ ☒ ☐
b) Conflict or be inconsistent with CEQA Guidelines section
15064.3, subdivision (b)?
1, 12,
45, 56,
57
☐ ☒ ☐ ☐
c) Substantially increase hazards due to a geometric design
feature (e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
1, 23,
45 ☐ ☐ ☒ ☐
d) Result in inadequate emergency access? 1, 23,
45 ☐ ☐ ☒ ☐
Evaluation
The City’s Circulation Element identifies current traffic levels and delays of public roadways and identifies transportation goals
and policies to guide development and express the community’s preferences for current and future conditions. Goals included in
the plan include, but are not limited to, maintaining accessibility and protecting the environment throughout San Luis Obispo
while reducing dependence on single-occupant use of motor vehicles, reducing use of cars by supporting and promoting
alternatives such as walking, riding buses and bicycles, and using car pools, promotion of the safe operation of all modes of
transportation, and widening and extending streets only when there is a demonstrated need and when the widening would cause
no significant, long-term environmental problems.
The City’s 2013 Bicycle Transportation Plan outlines the City’s official policies for the design and development of bikeways
within the city and in adjoining territory under County jurisdiction but within the city’s Urban Reserve and includes specific
objectives for reducing vehicle use and promoting other modes. This plan identifies existing Class II bike path(s) within the
vicinity of project site along Broad Street.
State Senate Bill 743, codified in Public Resources Code section 21099, required changes to the CEQA Guidelines regarding the
analysis of transportation impacts. Pursuant to Section 21099, the criteria for determining the significance of transportation
impacts must “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and
a diversity of land uses.” (Id., subd. (b)(1); see generally, adopted CEQA Guidelines, §15064.3, subd. (b) [Criteria for Analyzing
Transportation Impacts].) To that end, in developing the criteria, Office of Planning and Research (OPR) has proposed, and the
California Natural Resources Agency (Agency) has certified and adopted, changes to the CEQA Guidelines that identify vehicle
miles traveled (VMT) as the most appropriate metric to evaluate a project’s transportation impacts. The OPR Technical Advisory
on Evaluating Transportation Impacts in CEQA (December 2018) recommends screening criteria to identify types,
characteristics, or locations of projects that would not result in significant impacts to VMT. Of land use projects, residential,
office, and retail projects tend to have the greatest influence on VMT. For that reason, OPR recommends quantified thresholds
for these land uses for purposes of analysis and mitigation. Lead agencies, using more location-specific information, may develop
their own more specific thresholds, which may include other land use types. In June 2020, the San Luis Obispo City Council
adopted local VMT thresholds to be applied in analyzing transportation impacts of land use and transportation projects under
CEQA.
The project site would be accessed by Aerovista Place. Aerovista Place is a two-way local roadway that, in combination with
Aero Drive, provides a two-lane loop in the study area, with both the northern and southern termini ending at an intersection
with Broad Street. At the project site, the General Plan Circulation Element designates Aerovista Place as a Residential Local
road. Striping to denote the opposite lanes of travel is only present at the southern portion of the Aerovista Place loop, where
Aerovista Place provides access to Aero Drive and the San Luis Obispo Regional Airport terminal. Based on the City’s Traffic
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County & Speed Surveys Map, the average daily motor vehicle trip volume (ADT) on Aerovista Place west of Broad Street is
2,656. Average daily pedestrian volume is 100 trips, and average daily bicycle volume is 36 trips. On Broad Street adjacent to
the project site, ADT volume is 19,739 trips for motor vehicles, 19 trips for pedestrians, and 63 trips for bicycles.
All roadways in the immediate project vicinity have curbs, gutters, sidewalks, and on-street parking. Broad Street in the project
vicinity is a north-south roadway designated as a Highway (Hwy 227) and provides two lanes of travel in each direction with a
center turn lane. The northern intersection of Broad Street and Aerovista Place is a three-way intersection with stop sign control
for drivers on Aerovista turning onto Broad Street. A dedicated left-turn lane is provided on northbound Broad Street. The
southern intersection of Broad Street and Aero Drive is a signalized four-legged intersection that serves as the primary access to
the San Luis Obispo Regional Airport terminal. Broad Street has a designated Class II bike lanes in both directions.
a) The project proposes infill development in the AASP area of the city, in an area surrounded by similar commercial office
uses. The project site would be accessed by a new driveway off Aerovista Place. The project site is also located within
immediate proximity of Class II bicycle lanes on Broad Street, as identified in the City’s Bicycle Transportation Plan. The
project would require the payment of the City’s standard Traffic Impact Fees (TIF). The project does not include any
changes to the underlying zone or land use designation, or associated development standards as identified in the AASP,
and is consistent with the AASP Certified EIR. The project is consistent with the 2017 General Plan Circulation Element
and no off-site road improvements are required, aside from VMT reduction measures identified below. Therefore, the
proposed project would not conflict with applicable transportation plans including the City’s Circulation Element, and this
impact would be less than significant.
b) The 862 Aerovista Place VMT Analysis Technical Memorandum includes a discussion and analysis of the project’s effect
on regional vehicle miles traveled (VMT) consistent with the requirements of CEQA Guidelines section 15064.3(b).
Consistent with the methodologies described in the City’s 2020 Transportation Impact Study Guidelines (TISG), the City’s
Travel Demand Model was used to estimate VMT with and without the project. The City’s TDM is a travel demand
forecasting model that utilizes existing and future land use information, demographic data, existing traffic volume data,
and transportation network information to model existing and future travel behavior within the City and greater San Luis
Obispo County region. The model is calibrated and validated based on existing traffic volume and origin-destination trip
data and is used for projected changes in traffic volume and VMT data associated with proposed changes in land use and
transportation systems. In June 2020, the San Luis Obispo City Council adopted local VMT thresholds to be applied in
analyzing transportation impacts of land use and transportation projects under CEQA. The TISG summarizes these
thresholds and provides more detailed direction for evaluating a variety of project types. The City’s VMT impact threshold,
which was derived from the Travel Demand Model to be 15 percent below baseline (existing baseline model scenario from
the 2020 Travel Demand Model) regional VMT is 12.45 VMT per employee for office land uses.
The proposed project would generate 130.3% of the average regional VMT; therefore, mitigation is required to reduce
project related VMT by 34.8%. The applicant is required to prepare and implement a Transportation Demand Management
Plan and Monitoring Program (TR-1). In addition, the applicant is required to contribute a fair share mitigation fee of
$50,198 towards the construction of off-site VMT-reducing infrastructure, or the applicant may construct the
improvements in accordance with City-approved design plans (TR-2). The infrastructure is required to be constructed and
operational prior to occupancy of the project.
Therefore, with implementation of mitigation, the project would not generate VMT exceeding the City’s threshold and
would be consistent with CEQA Guidelines section 15064.3(b). The impact would be less than significant with mitigation.
c) During the construction phase, the project would result in the periodic restriction in the use of shoulders and parking along
Aerovista Place. Additionally, the new driveway on Aerovista Place would result in the permanent loss of approximate
four shoulder parking spaces on Aerovista Place. Based on review of the project by the City’s Transportation Division,
proposed restrictions on the use of shoulders and use and transport of construction vehicles and equipment would not
substantially affect local traffic on Aerovista Drive. The project proposes a driveway entrance on a straight segment of
Aerovista Place that does not contain dangerous curves, short sight distance, or other dangerous design features. The
driveway would be designed in accordance with the City’s Public Works safety design standards, including the use of red
“no parking” curb paint on either side of the driveway entrance to allow for safe turning movements and provide motorist
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an adequate line of sight from the driveway. Therefore, project impacts associated with increased hazards due to a
geometric design feature would be less than significant.
d) The project has been designed to comply with the City and State Fire Code and the project would be subject to review by
the City Fire Marshal to ensure adequate emergency access has been provided. The Transportation and Engineering
Division reviewed the project in January 2020 and had no comments. Therefore, potential impacts related to inadequate
emergency access would be less than significant.
Mitigation Measures
TR-1 (Transportation Demand Management): The Applicant shall prepare a Transportation Demand Management (TDM) Plan
and Monitoring Program to the satisfaction of the City Transportation Division. The TDM Plan shall identify a series of
TDM strategies that are anticipated to reduce the project-generated single-occupant vehicle trips and corresponding VMT
to within the City’s adopted thresholds. TDM program elements may include, but are not limited to:
• Participate in SLO Regional Rideshare’s Back ‘N’ Forth Club
• Work with SLO Regional Rideshare to educate occupants with alternative transportation and smart commute
information (e.g. information board, electronic kiosk, new hire packets, etc.)
• Identify a dedicated transportation information coordinator for each building/tenant
• Provide on-site employee lockers and showers to promote bicycle and pedestrian use
• Provide secure long-term bicycle parking for employees
• Provide an on-site bicycle-share program for employees and/or reserve a dedicated area for a future City
bikeshare dock
• Provide reserved parking for carpools and vanpools
• Allow and encourage telecommuting
• Organize a carpool/vanpool program
• Provide on-site carshare vehicle(s)
• Provide free/subsidized transit passes for employees
• Implement an employee parking cash-out program, providing a cash incentive for employees who choose to
carpool, walk, bike or ride transit to work
• Improve amenities at nearest transit stop (i.e. install transit shelter, lighting, seating)
The TDM Plan shall establish a measurable target (i.e. vehicle trips generated, mode share of project tenants, or both) and
identify a proposed monitoring plan that would provide sufficient data to measure progress towards meeting established
targets. The TDM Plan and Monitoring Program shall be developed and conducted by a qualified transportation
professional.
Plan Requirements and Timing: The Applicant shall submit a proposed TDM Plan and Monitoring Program for City review
prior to issuance of building permits. City approval of a Final TDM Plan and Monitoring Program is required prior to
issuance of occupancy permits. The applicant shall submit a TDM Performance Monitoring Report at 12 months and 24
months after first occupancy, and agree to annual TDM compliance inspections by the City Transportation Division. If the
TDM Performance Monitoring Report shows that the targeted trip/VMT reduction has not been achieved, the applicant is
responsible for increasing the level of TDM actions to the satisfaction of the City Transportation Division, which may
include increasing information, incentives or subsidies to encourage employees to use alternative modes of transportation,
or providing a direct fair share financial contribution to the City to be used towards programmed off-site VMT-reducing
capital projects. The final approved TDM program shall be implemented in perpetuity as a condition of the use permit for
this development, unless otherwise approved by the City Transportation Division.
TR-2 (VMT Mitigation Fee): The Applicant shall contribute a fair share mitigation fee of $50,198 towards construction of off-
site VMT-reducing infrastructure, such as installation of protected bike lanes. Applicable VMT-reducing projects
anticipated to be constructed by the City as part of the 2021-23 Capital Improvement Program include, but are not limited
to:
• Anholm Neighborhood Greenway Phase 2 (0.9 miles of new protected bike lanes)
• 2021 & 2022 Roadway Sealing Projects (1.6 miles new protected bike lanes considered)
• South Broad Street Protected Bike Lanes (0.8 miles of new protected bike lanes)
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• Active Transportation Plan Quick-Build Installation (1-2 miles of new protected bike lanes considered)
Plan Requirements and Timing: The Applicant shall pay applicable VMT mitigation fees prior to issuance of building
permits. A total of 0.8 miles of new protected bikeway shall be installed prior to issuance of occupancy permits to provide
the required VMT reduction needed to mitigate the project related VMT impact. Alternately, the Applicant may choose to
fund design and construction of an equivalent mileage (0.8 miles) of protected bike lanes prior to occupancy in lieu of pay
VMT mitigation fees.
Conclusion
The project would not result in a reduction in level of service on surrounding intersections and with implementation of mitigation
measures would be consistent with the City’s Circulation Element and CEQA Guidelines Section 15064.3 subdivision (b)
regarding VMT. The project would be required to meet City Public Works safety design standards and would maintain adequate
emergency access. Therefore, potential impacts associated with transportation would be less than significant.
18. TRIBAL CULTURAL RESOURCES
Would the project cause a substantial adverse change in the
significance of a tribal cultural resource, defined in Public Resources
Code Section 21074 as either a site, feature, place, or cultural
landscape that is geographically defined in terms of the size and
scope of the landscape, sacred place, or object with cultural value to
a California Native American tribe, and that is: Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Listed or eligible for listing in the California Register of
Historical Resources, or in a local register of historical resources
as defined in Public Resources Code Section 5020.1(k)?
2 ☐ ☒ ☐ ☐
b) A resource determined by the lead agency, in its discretion and
supported by substantial evidence, to be significant pursuant to
criteria set forth in subdivision (c) of Public Resources Code
Section 5024.1? In applying the criteria set forth in subdivision
(c) of Public Resources Code Section 5024.1, the lead agency
shall consider the significance of the resource to a California
Native American tribe.
2 ☐ ☒ ☐ ☐
Evaluation
Approved in 2014, Assembly Bill 52 (AB 52) added tribal cultural resources to the categories of resources that must be evaluated
under CEQA. Tribal cultural resources are defined as either of the following:
1) Sites, features, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe
that are either of the following:
a. Included or determined to be eligible for inclusion in the California Register of Historical Resources; or
b. Included in a local register of historical resources as defined in subdivision (k) of California Public Resources
Code Section 5020.1.
2) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant
pursuant to criteria set forth in subdivision (c) of California Public Resources Code Section 5024.1. In applying these
criteria for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California
Native American Tribe.
Recognizing that tribes have expertise with regard to their tribal history and practices, AB 52 requires lead agencies to provide
notice to tribes that are traditionally and culturally affiliated with the geographic area of a proposed project if they have requested
notice of projects proposed within that area. If the tribe requests consultation within 30 days upon receipt of the notice, the lead
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agency must consult with the tribe regarding the potential for adverse impacts on tribal cultural resources as a result of a
project. Consultation may include discussing the type of environmental review necessary, the presence and/or significance of
tribal cultural resources, the level of significance of a project’s impacts on the tribal cultural resources, and available project
alternatives and mitigation measures recommended by the tribe to avoid or lessen potential impacts on tribal cultural resources.
Native American Tribes were notified about the project consistent with City and State regulations under AB 52. A representative
of the Salinan Tribe reviewed the project materials and requested that they be kept informed if any resources are unearthed during
project development. No other comments or requests for consultation were received from noticed tribes.
a-b) The City has provided notice of the opportunity to consult to appropriate tribes per the requirements of AB 52 and received
one response requesting the results of the property’s records search. Upon receiving the results of the records search, the
Salinan Tribe requested to be kept informed if any resources are unearthed during project development. The tribe’s request
has been identified as a mitigation requirement of the project. The project site does not contain any known tribal cultural
resources that have been listed or been found eligible for listing in the California Register of Historical Resources, or in a
local register of historical resources as defined in PRC Section 5020.1. Mitigation Measures CR-1 through CR-3 have
been identified to require cultural resource awareness training, and cessation of work if a discovery is made until a qualified
archaeologist can assess the significance of the find. Therefore, impacts related to a substantial adverse change in the
significance of tribal cultural resource would be less than significant with mitigation.
Mitigation Measures
TCR-1 If cultural resources are encountered during subsurface earthwork activities, all ground disturbing activities within a 25-
foot radius of the find shall cease and the City shall be notified immediately consistent with the requirements of
Mitigation Measure CR-2. If the find includes Native American affiliated materials, a local Native American tribal
representative from the Salinan Tribe shall be notified as requested during the project’s AB 52 tribal consultation
process.
Conclusion
With implementation of Mitigation Measures CR-1 through CR-3, and TCR-1, the project would have a less-than-significant
impact on tribal cultural resources.
19. UTILITIES AND SERVICE SYSTEMS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Require or result in the relocation or construction of new or
expanded water, wastewater treatment or storm water drainage,
electric power, natural gas, or telecommunications facilities, the
construction or relocation of which could cause significant
environmental effects?
46, 49,
50 ☐ ☒ ☐ ☐
b) Have sufficient water supplies available to serve the project and
reasonably foreseeable future development during normal, dry,
and multiple dry years?
48, 49 ☐ ☐ ☒ ☐
c) Result in a determination by the wastewater treatment provider
which serves or may serve the project that it has adequate
capacity to serve the project’s projected demand in addition to
the provider’s existing commitments?
46, 49 ☐ ☐ ☒ ☐
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d) Generate solid waste in excess of State or local standards, or in
excess of the capacity of local infrastructure, or otherwise
impair the attainment of solid waste reduction goals?
47, 48,
49 ☐ ☐ ☒ ☐
e) Comply with federal, state, and local management and
reduction statutes and regulations related to solid waste?
2, 48,
49 ☐ ☐ ☒ ☐
Evaluation
The City’s Utilities Department is the sole water provider within the city, provides potable and recycled water to the community,
and is responsible for water supply, treatment, distribution, and resource planning. The City’s Water Resource Recovery Facility
(WRRF) treats all of the wastewater from the city, Cal Poly, and the County airport. The facility treats 4.5 million gallons of
wastewater per day. The WRRF manages and treats wastewater in accordance with standards established by the State Water
Resources Control Board (SWRCB) to remove solids, reduce the amount of nutrients, and eliminate bacteria in treated
wastewater. A portion of the treated water is recycled for irrigation use within the City and the remaining flow is discharged to
San Luis Obispo Creek.
a) The project includes the installation of new water, wastewater, stormwater, and energy extensions and connections to city
infrastructure. An existing water line, gravity sewer line, storm drain system, utility lines, and electrical lines are located
within the Aerovista Place right of way. Necessary connections would be along the property site frontage and would not
require offsite utility extensions or improvements. These components have been evaluated for their potential to result in
adverse environmental effects throughout this document. Mitigation Measures AQ-1 through AQ-4, BIO-1 through BIO-
10, and CR-1 through CR-3 would reduce potentially significant environmental impacts resulting from installation and
establishment of new utility connections associated with air quality, biological resources, and cultural resources to a less-
than-significant level. Therefore, potential environmental impacts associated with construction of utility connections
would be less than significant with mitigation.
b) The project would require an estimated 1.3 million gallons of water per year for the interior uses and landscape watering.
Per the General Plan Water and Wastewater Management Element, Policy A2.2.1, the City has four primary water supply
sources, including Whale Rock Reservoir, Salinas Reservoir, Nacimiento Reservoir, and recycled water. Groundwater
serves as a fifth supplemental source, which was suspended by the City from potable uses in April 2015. During water
year 2019, the City’s total water demand was 4,762 acre-feet, and the total water availability for 2019 was 10,136-acre
feet. Therefore, based on the City’s 2019 Water Resources Status Report, the City maintains a robust water supply portfolio
with greater than five years of water available.
At the time of submittal of development plans and application for a building permit, the applicant would be required to
pay development impact fees to offset the project’s direct demand on the City’s water and wastewater resources. Therefore,
based on the city’s current surplus of water supplies and payment of development impact fees to offset the project’s
incremental increase in demand, potential impacts associated with having sufficient water supplies during normal, dry,
and multiple dry years would be less than significant.
c) The project would be served by the City’s wastewater system and would include the installation of a new wastewater pipe
to connect to existing City wastewater infrastructure along Aerovista Place. The project would result in the generation of
an estimated 707,500 gallons of wastewater per year (2.17 acre-feet per year). Thus, the project would result in an
incremental increase in demand on the City’s WRRF and wastewater conveyance infrastructure. The project is consistent
with the general level of growth anticipated in the City’s General Plan and AASP and would be required to pay standard
development impact fees to offset the project’s incremental contribution to demand on the City’s WRRF. Therefore,
impacts associated with the wastewater treatment provider’s capacity to serve the project’s wastewater needs would be
less than significant.
d) Based on the California Department of Resources Recycling and Recovery (CalRecycle), the project would result in the
generation of approximately 215.4 pounds of solid waste per day (see Table 9, below).
Table 9. Estimated Project Solid Waste Generation
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Use Generation Rate Project Pounds Solid Waste Per
Day
Office 0.006 lb/sf/day 35,908 sf 215.4
Total 215.4
Project construction and operational solid waste materials would likely be disposed of at the Cold Canyon Landfill. The
Cold Canyon Landfill has approximately 14,500,000 cubic yards of remaining capacity as of March 2020, with a maximum
daily permitted intake capacity of 1,650 tons per day. Based on these capacities, the Cold Canyon Landfill is expected to
remain operational though at least 2040. Therefore, potential impacts solid waste reduction goals and capacity would be
less than significant.
e) Background research for the Integrated Waste Management Act of 1989 (AB 939) shows that Californians dispose of
roughly 2,500 pounds of waste per month. Over 90 percent of this waste goes to landfills, posing a threat to groundwater,
air quality, and public health. To help reduce the waste stream generated by this project, consistent with the City’s COSE
policies to coordinate waste reduction and recycling efforts (COSE 5.5.3), and the City’s Development Standards for Solid
Waste Services, recycling facilities have been incorporated into the project design and a solid waste reduction plan for
recycling discarded construction materials is a submittal requirement with the building permit application in compliance
with Title 24 Chapter 11 of the 2016 Green Building Code. Therefore, the project would comply with federal, state, and
local management and reduction statutes and regulations related to solid waste and impacts would be less than significant.
Mitigation Measures
Implement Mitigation Measures AQ-1 through AQ-4, BIO-1 through BIO-10, and CR-1 through CR-3.
Conclusion
With implementation of the recommended mitigation measures, the project’s potential impacts associated with utilities and
service systems would be less than significant.
20. WILDFIRE
If located in or near state responsibility areas or lands classified as
very high fire hazard severity zones, would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Substantially impair an adopted emergency response plan or
emergency evacuation plan? 1, 23 ☐ ☐ ☒ ☐
b) Due to slope, prevailing winds, and other factors, exacerbate
wildfire risks, and thereby expose project occupants to, pollutant
concentrations from a wildfire or the uncontrolled spread of a
wildfire?
1, 23,
51 ☐ ☐ ☒ ☐
c) Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water
sources, power lines or other utilities) that may exacerbate fire
risk or that may result in temporary or ongoing impacts to the
environment?
1 ☐ ☐ ☒ ☐
d) Expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a result of
runoff, post-fire slope instability, or drainage changes?
1, 23 ☐ ☐ ☒ ☐
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Evaluation
Urban fire hazards result from the materials, size, and spacing of buildings, and from the materials, equipment, and activities
they contain. Additional factors are access, available water volume and pressure, and response time for fire fighters. Based on
the City Local Hazard Mitigation Plan, the risk of wildland fires is greatest near the City limits where development meets rural
areas of combustible vegetation. Most of the community is within one mile of a designated High or Very High Fire Hazard
Severity Zone which indicates significant risk to wildland fire.
The City Safety Element identifies four policies to address the potential hazards associated with wildfire, including approving
development only when adequate fire suppression services and facilities are available, classification of wildland fire hazard
severity zones as prescribed by the California Department of Forestry and Fire Protection (CAL FIRE), prohibition of new
subdivisions located within “Very High” wildland fire hazard severity zones, and continuation of enhancement of fire safety and
construction codes for buildings.
a) Implementation of the project would not result in a significant temporary or permanent impact on any adopted emergency
response plans or emergency evacuation plans. No breaks in utility service would occur as a result of project
implementation. During operation, the project would result in an increase in the number of employees in the AASP and,
therefore, would result in an increase in the number of evacuees traveling on evacuation routes such as Broad Street
(Highway 227) and U.S. Highway 101. This increase would be marginal and would not result in substantial impairment
of the applicable evacuation plans and/or routes; therefore, potential impacts would be less than significant.
b) The project is located in a quickly developing area of the city. The project site is currently unimproved and requires routine
mowing to prevent the growth of brush that could result in a fire hazard to adjacent properties. The project would not
substantially change the existing topography of the project site. The project would replace the existing undeveloped site
with a commercial development, which would reduce wildfire fuels onsite and may marginally reduce the potential for
fire hazard in the immediate project vicinity. The project would be required to meet all applicable standards for fire
prevention pursuant to the CBC and California Fire Code. For instance, the project would include the installation of a new
6-inch fire main that would wrap around the office building and connect to a new fire hydrant installed at the back side of
the building. A fire sprinkler system would also be installed within the building. Therefore, the project would not
exacerbate wildfire risks or expose project occupants to substantial pollutant concentrations from a wildfire or the
uncontrolled spread of a wildfire. Potential impacts would be less than significant.
c) The project would include the installation of new water, emergency water, wastewater, stormwater, and energy extensions
and connections to City infrastructure. These proposed infrastructure components would occur within an urbanized area
and would be required to be installed in full compliance with applicable CBC and California Fire Code regulations. As
discussed above, construction of this infrastructure would not result in substantial temporary or ongoing impacts on the
environment. Therefore, potential impacts associated with exacerbation of fire risk or environmental impacts from
installation of new infrastructure would be less than significant.
d) The project site is generally flat and is not located near slopes or other areas subject to downstream flooding or landslides.
The project does not include any design elements that would expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes.
Therefore, impacts would be less than significant.
Mitigation Measures
None necessary.
Conclusion
The project would not expose people or structures to new or exacerbated wildfire risks and would not require the development
of new or expanded infrastructure or maintenance to reduce wildfire risks. Therefore, potential impacts associated with wildfire
would be less than significant.
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21. MANDATORY FINDINGS OF SIGNIFICANCE
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Does the project have the potential to substantially degrade the
quality of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to eliminate a plant
or animal community, substantially reduce the number or
restrict the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of California
history or prehistory?
1, 2,
15, 16,
18, 25
☐ ☒ ☐ ☐
The project is proposed in the quickly developing AASP area of the city of San Luis Obispo and the project vicinity generally
contains low habitat value for protected plant and animal species. Similarly, although the project site is unimproved, it is routinely
mowed for fire protection, as required by the City. A small wetland in the southwest corner of the site where the unnamed
ephemeral drainage enters the site would be avoided and protected/enhanced. No special status plant species were identified
within the project site and within the unnamed ephemeral drainage, the lack of perennial or intermittent water reduces the
suitability for aquatic-related species.
As discussed in Section 4, Biological Resources, appropriately timed surveys conducted at the site did not reveal the presence of
protected plant or animal species. CRLF may temporarily occupy the drainage when water is present; however, the drainage does
not provide suitable breeding habitat due to its flashy and ephemeral nature. Mitigation Measures BIO-1 and BIO-2 have been
identified to avoid potential impacts to CRLF should they occur within the ephemeral drainage. There are no known historic or
prehistoric resources within the project site and Mitigation Measures CR-1 through CR-3 would reduce potential inadvertent
discovery of these resources to less than significant. With the implementation of identified mitigation measures, standard
requirements, and regulatory permit requirements, the project would not have the potential to substantially degrade the quality
of the environment, substantially reduce the habitat of fish or wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory.
Potential impacts would be less than significant with mitigation.
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
b) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the
effects of other current projects, and the effects of probable
future projects)?
N/A ☐ ☒ ☐ ☐
The project proposes the development of a commercial office building that is consistent with the AASP land use designation and
the project site’s BP zoning. The AASP area would continue to be developed in accordance with the allowable development
permitted in the AASP. When project impacts are considered in combination with other reasonably foreseeable impacts, the
project’s potential cumulative impacts may be significant. Mitigation measures have been identified to reduce project-related
impacts to a less-than-significant level. With the implementation of identified project-specific mitigation measures and payment
of the City’s standard development impact fees, the individual effects of the project would be marginal and cumulative effects
of the project would not be cumulatively considerable. Therefore, potential impacts would be less than significant with
mitigation.
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Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
N/A ☐ ☒ ☐ ☐
The project has the potential to result in significant impacts associated with air quality that, if left unmitigated, could result in
substantial adverse effects on human beings. Standard mitigation measures have been identified to reduce these potential impacts
to less than significant, including, but not limited to, standard idling restrictions, dust control measures, implementation of best
management practices, and compliance with the California Air Resources Board Air Toxics Control Measure (ATCM) for
Construction, Grading, Quarrying, and Surface Mining Operations to avoid impacts related to naturally occurring asbestos. With
incorporation of identified project-specific mitigation and the payment of the City’s standard development impact fees, potential
environmental effects of the project would not directly or indirectly result in any substantial adverse effects on human beings.
Therefore, potential impacts would be less than significant with mitigation.
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22. EARLIER ANALYSES
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have
been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should
identify the following items:
a) Earlier analysis used. Identify earlier analyses and state where they are available for review.
The potential environmental effects of developing the project site with uses consistent with the BP zoning designation were
previously evaluated in the Certified EIR for the AASP (SCH # 2000051062), which was certified by the City Council in
September 2003. The Certified EIR is available on the City’s Community Development Department website at:
<https://www.slocity.org/government/department-directory/community-development/documents-online/environmental-
review-documents/-folder-719>
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately
analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
This Initial Study/Mitigated Negative Declaration incorporated information and findings from the Certified EIR where
appropriate, but also evaluated the project’s potential environmental impacts at the project level, with project-specific
mitigation measures.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation
measures which were incorporated or refined from the earlier document and the extent to which they address site-specific
conditions of the project.
As discussed above, project-specific mitigation measures have been developed for the project to address a more stringent
regulatory environment and more complex analysis methodology. All project-specific mitigation measures recommended in
this Initial Study/Mitigated Negative Declaration are consistent with and build upon the programmatic mitigation measures
identified in the Certified EIR.
23. SOURCE REFERENCES
1. Pults & Associates, LLP. 2020. Application Design Plans: 862 Aerovista Place.
2. City of San Luis Obispo Conservation & Open Space Element (COSE), 2006. Available at:
<https://www.slocity.org/home/showdocument?id=6651>.
3. City of San Luis Obispo Community Design Guidelines, June 2010. Available at:
<https://www.slocity.org/home/showdocument?id=2104>.
4.
California Scenic Highways, February 2017. Available at:
<https://www.arcgis.com/home/webmap/viewer.html?useExisting=1&layers=f0259b1ad0fe4093a5604c9b838a486a
>.
5. City of San Luis Obispo Municipal Code, May 2019. Available at: <https://sanluisobispo.municipal.codes/Code>.
6. California Department of Conservation Farmland Mapping and Monitoring Program, 2016. Available at:
<https://maps.conservation.ca.gov/DLRP/CIFF/>.
7. City of San Luis Obispo Interactive Parcel Viewer, March 2020. Available at:
<http://slocity.maps.arcgis.com/apps/webappviewer/index.html?id=3e0adee3aabd4805bd13f0d4705a4193>.
8. California Air Resources Board Area Designation Maps / State and National, December 2018. Available at:
<https://ww3.arb.ca.gov/desig/adm/adm.htm>.
9.
San Luis Obispo County Air Pollution Control Board Naturally Occurring Asbestos Mapping Tool, March 2020.
Available at:
<https://www.google.com/maps/d/u/0/viewer?mid=1YAKjBzVkwi1bZ4rQ1p6b2OMyvIM&ll=35.3649868053637
56%2C-120.52563349999997&z=10>.
10. San Luis Obispo County Air Pollution Control District CEQA Air Quality Handbook, April 2012. Available at:
<https://storage.googleapis.com/slocleanair-
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org/images/cms/upload/files/CEQA_Handbook_2012_v2%20%28Updated%20Map2019%29_LinkedwithMemo.pd
f>.
11. San Luis Obispo County Clean Air Plan, December 2001. Available at: <https://storage.googleapis.com/slocleanair-
org/images/cms/upload/files/business/pdf/CAP.pdf>.
12. City of San Luis Obispo Bicycle Transportation Plan, 2013. Available at:
<https://www.slocity.org/home/showdocument?id=3785>.
13.
Clarification Memorandum for the San Luis Obispo County Air Pollution Control District’s 2012 CEQA Air
Quality Handbook, November 2017. Available at: <https://storage.googleapis.com/slocleanair-
org/images/cms/upload/files/FINAL_Clarification%20Memorandum%2020172.pdf>.
14. Asbestos Airborne Toxic Control Measure for Construction, Grading, Quarrying, and Surface Mining Operations,
California Air Resources Board, 2015. Available at: < https://ww3.arb.ca.gov/toxics/atcm/asb2atcm.htm>.
15. San Luis Obispo Heritage Trees Map, 2019. Available at:
<http://slocity.maps.arcgis.com/apps/Solutions/s2.html?appid=74e2e5bf9e534eaabf95b0917da8bbc7>.
16. U.S. Fish and Wildlife Service National Wetlands Inventory Map, 2020. Available at:
<https://www.fws.gov/wetlands/data/Mapper.html>.
17. City of San Luis Obispo Zoning Regulations, 2019. Available at:
<https://www.slocity.org/home/showdocument?id=5861>.
18. County of San Luis Obispo Cultural Resource Maps, 2019.
19.
City of San Luis Obispo Website Community Choice Energy; Accessed March 3, 2020. Available at:
<https://www.slocity.org/government/department-directory/city-administration/sustainability/community-choice-
energy>.
20. City of San Luis Obispo Climate Action Plan, August 2012. Available at:
<https://www.slocity.org/home/showdocument?id=2398>.
21. California Building Code, 2019. Available at: < https://up.codes/viewer/california/ibc-2018>.
22. California Department of Conservation Fault Activity Map of California, 2010. Available at:
<https://maps.conservation.ca.gov/cgs/fam/>.
23. City of San Luis Obispo Safety Element, 2014. Available at:
<https://www.slocity.org/home/showdocument?id=6645>.
24. Areas of Land Subsidence in California, USGS, Accessed March 2020. Available at:
<https://ca.water.usgs.gov/land_subsidence/california-subsidence-areas.html>.
25. NRCS Web Soil Survey, 2019. Available at: <https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx>.
26. Geologic Map of the San Luis Obispo Quadrangle, San Luis Obispo County, California, 2004. Available at: <
https://ngmdb.usgs.gov/Prodesc/proddesc_71738.htm>.
27. Paleontological Resource Assessment for the California Flats Solar Project, Monterey and San Luis Obispo
Counties, California, 2013. Available at: <https://www.co.monterey.ca.us/home/showdocument?id=48222>.
28. California Department of Toxic Substances Control, Envirostor Accessed March 2, 2020. Available at:
<https://www.envirostor.dtsc.ca.gov/public/>.
29. State Water Resources Control Board, Geotracker Accessed March 2, 2020. Available at:
<https://geotracker.waterboards.ca.gov/>.
30. California Environmental Protection Agency, Cortese List Data Resources Accessed March 2, 2020. Available at:
<https://calepa.ca.gov/sitecleanup/corteselist/>
31. County of San Luis Obispo Airport Land Use Plan, May 2005. Available at: <https://www.sloairport.com/wp-
content/uploads/2016/10/ALUP_TXT.pdf>.
32. City of San Luis Obispo Flood Preparedness Map, 2019. Available at:
<http://slocity.maps.arcgis.com/apps/Viewer/index.html?appid=e790e7eb2923499b9ddc91126d6376e0>.
33. SGMA Groundwater Management, California Department of Water Resources Webpage, 2019. Available at:
<https://water.ca.gov/Programs/Groundwater-Management/SGMA-Groundwater-Management>.
34.
San Luis Obispo Valley Groundwater Basin, County of San Luis Obispo Webpage, 2019. Available at:
<https://www.slocounty.ca.gov/Departments/Public-Works/Committees-Programs/Sustainable-Groundwater-
Management-Act-(SGMA)/San-Luis-Obispo-Valley-Groundwater-Basin.aspx>.
35. Department of Conservation (DOC) Tsunami Inundation Map for Emergency Planning Port San Luis Quadrangle,
2009. Available at: <https://www.conservation.ca.gov/cgs/tsunami/maps/San-Luis-Obispo>.
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36.
Water Quality Control Plan for the Central Coast Basin, 2019. Available at:
<https://www.waterboards.ca.gov/centralcoast/publications_forms/publications/basin_plan/amendment/draft_resol_
attch_a_basin_plan_edits_only.pdf >.
37. City of San Luis Obispo Noise Element, 1996. Available at:
<https://www.slocity.org/home/showdocument?id=6643>.
38.
Construction Noise Handbook: Construction Equipment Noise Levels and Ranges, Federal Highway
Administration, September 2017. Available at:
<https://www.fhwa.dot.gov/Environment/noise/construction_noise/handbook/handbook00.cfm>.
39.
Transit Noise and Vibration Impact Assessment Manual. United States Department of Transportation, Federal
Transit Administration (FTA). September 2018. Available at:
<https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research-innovation/118131/transit-noise-and-vibration-
impact-assessment-manual-fta-report-no-0123_0.pdf>.
40. Transportation and Construction-Induced Vibration Guidance Manual. California Department of Transportation
(Caltrans). September 2013. Available at: <http://website.dot.ca.gov/env/noise/docs/tcvgm-sep2013.pdf>.
41. City of San Luis Obispo General Plan Annual Report, 2018. Available at:
<https://www.slocity.org/home/showdocument?id=22768>.
42. City of San Luis Obispo 2014-2019 General Plan Housing Element, January 2015. Available at:
<https://www.slocity.org/home/showdocument?id=5204>.
43. Community Development Department Development Impact Fees, 2018. Available at:
<https://www.slocity.org/home/showdocument?id=20198>.
44. City of San Luis Obispo Parks and Recreation Element, 2001. Available at:
<https://www.slocity.org/home/showdocument?id=6647>.
45. City of San Luis Obispo Circulation Element, October 2017. Available at:
<https://www.slocity.org/home/showdocument?id=20412>
46.
Wastewater Treatment, City of San Luis Obispo Utilities Department Webpage, Accessed March 2020. Available
at: <https://www.slocity.org/government/department-directory/utilities-department/wastewater/wastewater-
treatment>.
47.
SWIS Facility Detail Cold Canyon Landfill, Inc., California Department of Resources Recycling and Recovery,
Accessed March 5, 2020. Available at: <https://www2.calrecycle.ca.gov/SWFacilities/Directory/40-AA-
0004/Detail/>.
48. City of San Luis Obispo. 2014. 2035 Land Use & Circulation Update Draft Program EIR. Table 4.16‐7 Proposed
Land Use Element Development Wastewater Generation.
49. City of San Luis Obispo. 2019. 2019 Water Resources Status Report, City of San Luis Obispo Water Division,
2019. Available at: <https://www.slocity.org/home/showdocument?id=25195>.
50. City of San Luis Obispo. 2015. Final Potable Water Distribution System Operations Master Plan, Table 4‐2.
Existing Water Demand Factors.
51. City of San Luis Obispo. 2019. Community Wildfire Protection Plan. Accessed March 3, 2020. Available at:
<https://www.slocity.org/home/showdocument?id=23872>.
52. California Air Resources Board (CARB). 2017. California’s 2017 Climate Change Scoping Plan. November 2017.
<https://ww3.arb.ca.gov/cc/scopingplan/scoping_plan_2017.pdf>.
53. Terra Verde Environmental Consulting. 2020. Biological Survey Results Memorandum for a Proposed Project at 862
Aerovista Place, San Luis Obispo, California.
54. Terra Verde Environmental Consulting. 2020. Supplemental Information for the Proposed Aerovista Commercial
Development Project located at 862 Aerovista Place, San Luis Obispo, California.
55. Terra Verde Environmental Consulting. 2020. Botanical Survey Results Memorandum for a Proposed Project at 862
Aerovista Place, San Luis Obispo, California.
56. Multimodal Transportation Impact Analysis Report, Froom Ranch Specific Plan TIS. 2019. Available at:
<https://www.slocity.org/Home/ShowDocument?id=24519>.
57. Michael Baker International. November 5, 2020. 862 Aerovista Place VMT Analysis Technical Memorandum.
58.
City of San Luis Obispo. 2020. Climate Action Plan for Community Recovery. Available at:
<https://www.slocity.org/government/department-directory/city-administration/office-of-sustainability/climate-
action/climate-action-plan-1949>.
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Attachments
1. Pults & Associates, LLP Conceptual Design Plans (February 2020)
2. Terra Verde Environmental Consulting Biological Survey Results Memorandum (February 13, 2020)
3. Storrer Environmental Services Wetland Delineation and Jurisdictional Determination Report (August 2019)
4. Terra Verde Environmental Consulting Biological Survey Results Memorandum (May 2020)
5. Terra Verde Environmental Consulting Biological Survey Supplemental Information (May 2020)
6. Michael Baker International, 862 Aerovista Place VMT Analysis Technical Memorandum (November 5, 2020)
Attachments are available online at:
http://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents
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REQUIRED MITIGATION AND MONITORING PROGRAMS
Air Quality
AQ-1 During all construction activities and use of diesel vehicles, the applicant shall implement the following idling control
techniques:
3. 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,
d. Signs that specify the no idling requirements shall be posted and enforced at the construction site.
4. 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.
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:
a. Reduce the amount of disturbed area where possible.
b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site
and from exceeding Air Pollution Control District’s (APCD’s) limit of 20% opacity for no greater than 3
minutes in any 60-minute period. Increased watering frequency shall be required whenever wind speeds
exceed 15 miles per hour (mph) and cessation of grading activities during periods of winds over 25 mph.
Reclaimed (non-potable) water is to be used in all construction and dust-control work.
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 one month after initial grading shall
be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established.
f. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical binders, jute
netting, or other methods approved in advance by the APCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition,
building pads shall be laid as soon as possible after grading unless seeding or soil binders or soil binders are
used.
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h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved surface at the
construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least two feet
of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California
Vehicle Code Section 23114.
j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and
equipment leaving the site. Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads.
k. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to
sweeping when feasible.
l. All PM10 mitigation measures required shall be shown on grading and building plans.
m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and
enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible
emissions below the APCD’s limit of 20% opacity for no greater than 3 minutes in any 60 minute period.
Their duties shall include holidays and weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of
any grading, earthwork or demolition.
AQ-3 Prior to initiation of demolition/construction activities, the applicant shall retain a registered geologist to conduct a
geologic evaluation of the property including sampling and testing for naturally occurring asbestos in full compliance
with California Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and
Surface Mining Operations (93105) and SLOAPCD requirements. 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 naturally occurring asbestos (NOA), the applicant must file an Asbestos ATCM
exemption request with the SLOAPCD.
AQ-4 If naturally occurring asbestos (NOA) are determined to be present onsite, proposed earthwork and construction
activities shall be conducted in full compliance with the various regulatory jurisdictions regarding NOA, including the
CARB 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:
1. Written notification, within at least 10 business days of activities commencing, to the SLOAPCD;
2. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and,
3. Implementation of applicable removal and disposal protocol and requirements for identified NOA.
AQ-5 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.
AQ-6 The standard mitigation measures and Best Available Control Technology (BACT) for reducing nitrogen
oxides (NOx), reactive organic gases (ROG), and diesel particulate matter (DPM) emissions from
construction equipment are listed below:
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Maintain all construction equipment in proper tune according to manufacturer’s specifications;
Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-
taxed version suitable for use off-road);
Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off-road heavy-duty diesel
engines, and comply with the State off-Road Regulation;
Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy-
duty diesel engines, and comply with the State On-Road Regulation;
Construction or trucking companies with fleets that that do not have engines in their fleet that meet the engine
standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by
proving alternative compliance;
All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the
designated queuing areas and or job sites to remind drivers and operators of the 5-minute idling limit;
Diesel idling within 1,000 feet of sensitive receptors is not permitted;
Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and,
Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG),
liquefied natural gas (LNG), propane, or biodiesel; and
Further reduce emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on-road compliant engines;
Repower equipment with the cleanest engines available; and
Install California Verified Diesel Emission Control Strategies.
Monitoring Program: Measures AQ-1 through AQ-6 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 to the City Community Development Department upon
completion.
Biological Resources
BIO-1 Within 48 hours prior to any project activity, including clearing, grubbing, and grading, the project site shall be
surveyed for California red-legged frog by a qualified biologist. If any California red-legged frogs are found, work
shall not start until the U.S. Fish and Wildlife Service has been contacted and has given approval for work to continue.
In addition, the California Department of Fish and Wildlife shall also be contacted within 24 hours.
BIO-2 To avoid the potential for take of California red-legged frog, construction activities shall be avoided during significant
rain events of 0.25 inches or greater, and no night work shall be permitted.
BIO-3 Prior to construction, the project applicant shall obtain a Section 404 Permit from the United States Army Corps of
Engineers, a Section 401 Water Quality Certification from the Regional Water Quality Control Board, and a Section
1602 Streambed Alteration Agreement from the California Department of Fish and Wildlife for project-related impacts
that will occur in areas under state and federal jurisdiction. Proof of all required permits shall be provided to the City
Community Development Department prior to issuance of building permits.
BIO-4 Prior to construction, the project applicant shall prepare a Compensatory Mitigation Plan to effectively offset proposed
net impacts to 0.29 acre of jurisdictional waters. Mitigation requirements shall, at minimum, include total mitigation
consistent with the Supplemental Information for the Proposed Aerovista Commercial Development Project located
at 862 Aerovista Place, San Luis Obispo, California prepared by Terra Verde for the project (Terra Verde 2020; source
reference 55). This plan shall be submitted to the City Planning and Building Department for review and approval.
BIO-5 In order to prevent oils or fuels from entering the drainages, equipment staging areas for vehicle fueling and storage
shall be at least 50 feet away from drainages, in a location where fluids or accidental discharges cannot flow into the
drainage.
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BIO-6 Any soil stockpile(s) shall be kept a minimum of 50 feet from the top of bank of drainages to prevent material from
entering the waterways. At no time shall any stockpiles, waste piles, or debris associated with this project be located
within the banks of the drainages where it can be washed into jurisdictional waters.
BIO-7 Construction best management practices (BMPs) such as silt fencing and wattles shall be on site prior to the start of
project activities and kept on site at all times so they are immediately available for installation in anticipation of rain
events.
BIO-8 Erosion and sediment control measures and other BMPs shall be implemented and maintained in accordance with all
manufacturer’s specifications detailing the installation, operation, and maintenance of the BMPs.
BIO-9 If any ground disturbances will occur during the nesting bird season (February 1– September 15), prior to any ground
disturbing activity, surveys for active nests shall be conducted by a qualified biologist within one week prior to the
start of activities. If nesting birds are located on or near the proposed project site, they shall be avoided until they have
successfully fledged or the nest is no longer deemed active. A non-disturbance buffer of 50 feet will be placed around
non-listed, passerine species, and a 250-foot buffer will be implemented for raptor species. All activity will remain
outside of that buffer until a qualified biologist has determined that the young have fledged or that proposed
construction activities would not cause adverse impacts to the nest, adults, eggs, or young. If special-status avian
species are identified, no work shall be conducted until an appropriate buffer is determined in consultation with the
City and the California Department of Fish and Wildlife and/or the U.S. Fish and Wildlife Service.
BIO-10 Prior to issuance of grading and construction permits, the applicant shall provide a tree protection plan for review and
approval by the City Arborist. The plan shall include installation of construction fencing, which shall remain in place
for the duration of all grading and construction activities.
Monitoring Program: The survey requirements of Mitigation Measure BIO-1 shall be incorporated into the project grading
and building plans for review and approval by the City Community Development Department and verified through submittal
of a CRLF survey report to the City Community Development Department. The applicant shall secure the approved USACE,
RWQCB, and CDFW permits prior to submitting the final grading plans to the City Community Development Department.
The City Community Development Department shall confirm that all requirements of the approved USACE Section 404 permit,
RWQCB Section 401 permit, and CDFW LSAA are incorporated into the grading plans prior to approval. Compliance shall
be verified by the City prior to the start of construction and during regular inspections, in coordination with the approved
Section 404 permit, Section 401 permit, and LSAA, as necessary.
Cultural Resources
CR-1 Prior to construction activities, a City-qualified archaeologist shall conduct cultural resource awareness training for
all construction personnel including the following:
a. Review the types of archaeological artifacts that may be uncovered;
b. Provide examples of common archaeological artifacts to examine;
c. Review what makes an archaeological resource significant to archaeologists and local native Americans;
d. Describe procedures for notifying involved or interested parties in case of a new discovery;
e. Describe reporting requirements and responsibilities of construction personnel;
f. Review procedures that shall be used to record, evaluate, and mitigate new discoveries; and
g. Describe procedures that would be followed in the case of discovery of disturbed as well as intact human
burials and burial-associated artifacts.
CR-2 If cultural resources are encountered during subsurface earthwork activities, all ground disturbing activities within a
25-foot radius of the find shall cease and the City shall be notified immediately. Work shall not continue until a City-
qualified archaeologist assesses the find and determines the need for further study. If the find includes Native American
affiliated materials, a local Native American tribal representative will be contacted to work in conjunction with the
City-approved archaeologist to determine the need for further study. A standard inadvertent discovery clause shall be
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included in every grading and construction contract to inform contractors of this requirement. Any previously
unidentified resources found during construction shall be recorded on appropriate California Department of Parks and
Recreation (DPR) forms and evaluated for significance in terms of CEQA criteria by a qualified archaeologist.
If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a
research design and archaeological data recovery plan, in conjunction with locally affiliated Native American
representative(s) as necessary, that will capture those categories of data for which the site is significant. The
archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the
Central Coast Information Center (CCIC), located at the University of California, Santa Barbara, and provide for the
permanent curation of the recovered materials.
CR-3 In the event that human remains are exposed during earth disturbing activities associated with the project, an immediate
halt work order shall be issued and the Community Development Director and locally affiliated Native American
representative(s) (as necessary) shall be notified. State Health and Safety Code Section 7050.5 requires that no further
disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the
County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code
Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall notify the Native
American Heritage Commission within 24 hours. These requirements shall be printed on all building and grading
plans.
Monitoring Program: These conditions shall be noted on all grading and construction plans. The City shall review and
approve the City-qualified archaeologist consistent with the Archaeological Resource Preservation Program Guidelines.
Geology and Soils
Implement Mitigation Measures BIO-3, BIO-7, and BIO-8.
Monitoring Program: The City Community Development Department shall confirm that all requirements of the approved
USACE Section 404 permit, RWQCB Section 401 permit, CDFW LSAA, erosion and sediment control measures, and BMPs
are incorporated into the grading plans prior to approval. Compliance shall be verified by the City prior to the start of
construction and during regular inspections, in coordination with the approved Section 404 permit, Section 401 permit, and
LSAA, as necessary.
Hydrology and Water Quality
Implement Mitigation Measures BIO-3, BIO-5 through and BIO-8.
Monitoring Program: The City Community Development Department shall confirm that all requirements of the approved
USACE Section 404 permit, RWQCB Section 401 permit, CDFW LSAA, erosion and sediment control measures, and BMPs
are incorporated into the grading plans prior to approval. Compliance shall be verified by the City prior to the start of
construction and during regular inspections, in coordination with the approved Section 404 permit, Section 401 permit, and
LSAA, as necessary.
Transportation
TR-1 (Transportation Demand Management): The Applicant shall prepare a Transportation Demand Management (TDM) Plan
and Monitoring Program to the satisfaction of the City Transportation Division. The TDM Plan shall identify a series of
TDM strategies that are anticipated to reduce the project-generated single-occupant vehicle trips and corresponding VMT
to within the City’s adopted thresholds. TDM program elements may include, but are not limited to:
• Participate in SLO Regional Rideshare’s Back ‘N’ Forth Club
• Work with SLO Regional Rideshare to educate occupants with alternative transportation and smart commute
information (e.g. information board, electronic kiosk, new hire packets, etc.)
• Identify a dedicated transportation information coordinator for each building/tenant
• Provide on-site employee lockers and showers to promote bicycle and pedestrian use
• Provide secure long-term bicycle parking for employees
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• Provide an on-site bicycle-share program for employees and/or reserve a dedicated area for a future City
bikeshare dock
• Provide reserved parking for carpools and vanpools
• Allow and encourage telecommuting
• Organize a carpool/vanpool program
• Provide on-site carshare vehicle(s)
• Provide free/subsidized transit passes for employees
• Implement an employee parking cash-out program, providing a cash incentive for employees who choose to
carpool, walk, bike or ride transit to work
• Improve amenities at nearest transit stop (i.e. install transit shelter, lighting, seating)
The TDM Plan shall establish a measurable target (i.e. vehicle trips generated, mode share of project tenants, or both)
and identify a proposed monitoring plan that would provide sufficient data to measure progress towards meeting
established targets. The TDM Plan and Monitoring Program shall be developed and conducted by a qualified
transportation professional.
Plan Requirements and Timing: The Applicant shall submit a proposed TDM Plan and Monitoring Program for City
review prior to issuance of building permits. City approval of a Final TDM Plan and Monitoring Program is required
prior to issuance of occupancy permits. The applicant shall submit a TDM Performance Monitoring Report at 12 months
and 24 months after first occupancy, and agree to annual TDM compliance inspections by the City Transportation
Division.
If the TDM Performance Monitoring Report shows that the targeted trip/VMT reduction has not been achieved, the
applicant is responsible for increasing the level of TDM actions to the satisfaction of the City Transportation Division,
which may include increasing information, incentives or subsidies to encourage employees to use alternative modes of
transportation, or providing a direct fair share financial contribution to the City to be used towards programmed off-site
VMT-reducing capital projects. The final approved TDM program shall be implemented in perpetuity as a condition of
the use permit for this development, unless otherwise approved by the City Transportation Division.
Monitoring Program: City staff shall review and approve the final TDM Plan and Monitoring Program. City staff shall
work with the Applicant to ensure that these strategies are implemented. The City shall conduct annual site visits and/or
outreach to the property owners to ensure ongoing compliance.
TR-2 (VMT Mitigation Fee): The Applicant shall contribute a fair share mitigation fee of $50,198 towards construction of off-
site VMT-reducing infrastructure, such as installation of protected bike lanes. Applicable VMT-reducing projects
anticipated to be constructed by the City as part of the 2021-23 Capital Improvement Program include, but are not limited
to:
• Anholm Neighborhood Greenway Phase 2 (0.9 miles of new protected bike lanes)
• 2021 & 2022 Roadway Sealing Projects (1.6 miles new protected bike lanes considered)
• South Broad Street Protected Bike Lanes (0.8 miles of new protected bike lanes)
• Active Transportation Plan Quick-Build Installation (1-2 miles of new protected bike lanes considered)
Plan Requirements and Timing: The Applicant shall pay applicable VMT mitigation fees prior to issuance of building
permits. A total of 0.8 miles of new protected bikeway shall be installed prior to issuance of occupancy permits to provide
the required VMT reduction needed to mitigate the project related VMT impact. Alternately, the Applicant may choose
to fund design and construction of an equivalent mileage (0.8 miles) of protected bike lanes prior to occupancy in lieu
of pay VMT mitigation fees.
Monitoring Program: The City shall ensure that applicable VMT mitigation fees are collected and that related VMT-
reducing infrastructure improvements are completed prior to issuance of occupancy permits. If the Applicant chooses to directly
fund and install equivalent infrastructure improvements, the City shall review and approve applicable public improvement
plans, and verify that the Applicant installs the improvements in accordance with the approved design plans prior to occupancy.
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CITY OF SAN LUIS OBISPO I INITIAL STUDY ENVIRONMENTAL CHECKLIST 2020
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Tribal Cultural Resources
TCR-1 If cultural resources are encountered during subsurface earthwork activities, all ground disturbing activities within a
25-foot radius of the find shall cease and the City shall be notified immediately consistent with the requirements of
Mitigation Measure CR-2. If the find includes Native American affiliated materials, a local Native American tribal
representative from the Salinan Tribe shall be notified as requested during the project’s AB 52 tribal consultation
process.
Monitoring Program: These conditions shall be noted on all grading and construction plans. The City shall review and
approve the City-qualified archaeologist consistent with the Archaeological Resource Preservation Program Guidelines.
Utilities and Service Systems
Implement Mitigation Measures AQ-1 through AQ-4, BIO-1 through BIO-10, and CR-1 through CR-3.
Monitoring Program: Measures AQ-1 and AQ-2 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 to the City Community Development Department upon
completion. The City Community Development Department shall confirm that all requirements of the approved USACE
Section 404 permit, RWQCB Section 401 permit, CDFW LSAA, erosion and sediment control measures, and BMPs are
incorporated into the grading plans prior to approval. Compliance shall be verified by the City prior to the start of construction
and during regular inspections, in coordination with the approved Section 404 permit, Section 401 permit, and LSAA, as
necessary.CR and TCR conditions shall be noted on all grading and construction plans. The City shall review and approve the
City-qualified archaeologist consistent with the Archaeological Resource Preservation Program Guidelines.
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CITY OF SAN LUIS OBISPO I INITIAL STUDY ENVIRONMENTAL CHECKLIST 2020
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Printed on Recycled Paper
December 18, 2020
Mr. Kyle Bell
Associate Planner
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
KBell@slocity.org
MITIGATED NEGATIVE DECLARATION FOR 862 AEROVISTA PLACE OFFICE
BUILDING – DATED DECEMBER 10, 2020 (STATE CLEARINGHOUSE NUMBER:
2020120324)
Mr. Bell:
The Department of Toxic Substances Control (DTSC) received an Initial Study for 862
Aerovista Place Office Building (Project). The Lead Agency is receiving this notice from
DTSC because of the Project’s proximity to the San Luis Obispo County Airport
(Airport). Use of 218 acres of the Airport by the U.S. Army Air Corps and the California
National Guard was initiated in November 1938. On January 4, 1943, the Navy leased
208 acres of the Airport from the County of San Luis Obispo. The use of the Airport
property by the Army Air Corps and the National Guard continued until at least
November 1941. In May 1946, the Navy abandoned the airport facilities, leaving all
improvements to the County of San Luis Obispo. Disposal records were neither
complete nor specific. The site has not yet been investigated for environmental
concerns. Use of the Airport by the County of San Luis Obispo has continued to the
present. (https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=80000759).
Undiscovered contaminants of concern, resulting from military or other aeronautical
operations, may remain in the Airport’s subsurface. DTSC recommends that additional
investigation be conducted prior to any development to evaluate if releases occurred
and contamination exists within the Project area and surrounding areas.
Should you need any assistance with an environmental investigation, please submit a
request for Lead Agency Oversight Application, which can be found at:
https://dtsc.ca.gov/wp-content/uploads/sites/31/2018/09/VCP_App-1460.doc. Additional
information regarding voluntary agreements with DTSC can be found at:
https://dtsc.ca.gov/brownfields/.
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Mr. Kyle Bell
December 18, 2020
Page 2
If you have any questions, please contact me at (916) 255-3710 or via email at
Gavin.McCreary@dtsc.ca.gov.
Sincerely,
Gavin McCreary
Project Manager
Site Evaluation and Remediation Unit
Site Mitigation and Restoration Program
Department of Toxic Substances Control
cc: (via email)
Governor’s Office of Planning and Research
State Clearinghouse
State.Clearinghouse@opr.ca.gov
Ms. Lora Jameson, Chief
Site Evaluation and Remediation Unit
Department of Toxic Substances Control
Lora.Jameson@dtsc.ca.gov
Mr. Dave Kereazis
Office of Planning & Environmental Analysis
Department of Toxic Substances Control
Dave.Kereazis@dtsc.ca.gov
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862 Aerovista Place
ARCH-0430-2019
Review of a new two-story office development consisting of
35,908 square feet of office space and associated site
improvements including parking lots, site access upgrades,
landscaping upgrades, and minor improvements to the unnamed
drainage tributary
February 10, 2021
Applicant: Quaglino Properties, LLC
Recommendation
Find the project consistent with the General Plan,
Airport Area Specific Plan, Community Design
Guidelines, and Zoning Regulations to approve the
project and adopt the Mitigated Negative Declaration,
subject to mitigation measures, findings and conditions.
3
Background
4
Neighboring project at 892 Aerovista unanimously
approved by the ARC on May 6, 2013
Construction completed December 2017
On November 4, 2019, the ARC reviewed the project and
found it consistent with the Community Design Guidelines
and recommended final action to the PC.
Background
5
Project Description
6
New two-story office building including and consisting of:
Use Permit for Medical Offices
35,908 square feet of office space
Site grading and parking lot improvements
Trash enclosures
Outdoor sitting areas
Minor improvements to the unnamed drainage tributary
Unnamed Drainage Tributary Improvements
7
8
Building Design
9
Environmental Review
10
The IS-MND identifies that the project would potentially affect the following environmental factors unless mitigated:
•Air Quality
•Biological Resources
•Cultural Resources
•Geology and Soils
•Hazards and Hazardous Materials
•Hydrology and Water Quality
•Transportation
•Tribal Cultural Resources
•Utilities and Service Systems
Mitigation measures have been identified to reduce these potential impacts to less than significant.
Recommendation
Find the project consistent with the General Plan,
Airport Area Specific Plan, Community Design
Guidelines, and Zoning Regulations to approve the
project and adopt the Mitigated Negative Declaration,
subject to mitigation measures, findings and conditions.
Parking Requirements –Shared Parking Lot
12
Type Sq. Ft./
Beds
Parking
Ratio
Parking Spaces
Required*Provided
Office 14,363 1/300 48 67
Medical Office 21,545 1/300 72 100
Total:120 167
ITE Peak Parking Demand if 100%
Medical Office:154
Required Findings for Medical Office
13
(a)The proposed medical service is compatible with surrounding land uses.
(b)The proposed medical service is located along a street designated as an arterial or commercial collector in the Circulation Element and has convenient access to public transportation.
(c)The proposed medical service will not significantly increase traffic or create parking impacts in residential neighborhoods.
(d)The proposed medical service is consistent with the Airport Land Use Plan.
(e)The project will not preclude service commercial uses in areas especially suited for these uses when compared with medical services; and
(f)The project site can accommodate the parking requirements of the proposed medical service and will not result in other lease spaces being under-utilized because of a lack of available parking.
Collector Street & Arterial
14
Commercial Collector Streets: “collect traffic from
commercial areas and channel it to arterials”
Arterials Streets: “provide circulation between major
activity centers and residential areas”
Regional Routes: “connect the city with other parts of
the county and are used by people traveling throughout
the county and state and are designated as primary
traffic carriers…”
15
16
previous
17Thursday, February
25 2021
ARC 17
previous
18
These drawings are instruments of service andare property of Steven D. Pults, AIA &Associates, LLP. All design and otherinformation on the drawings are for use on thespecified projectand shall not be used otherwisewithout the expressed written permission ofSteven D. Pults, AIA & Associates, LLP.Date: Feb 14, 2020Revised:Sheet Contents:Sheet:Stamp:3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceArchitecture, Planning & GraphiProject:862AEROVISTAPLACESAN LUIS OBISPOCA 93401Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560QUAGLINOPROPERTIESConsultant:www.wallacegroup.us®C-2.0TOPOGRAPHIC MAP
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923AC-1.114 FEB 2020SITE PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESSITE PLAN1/16" = 1' - 0"64TRASH ENCLOSURE1/8" = 1' - 0"6562615251FHS56º26'06"W 284.94'N67º20'09"E 290.07'S33º32'46"E 360.69'S33º32'07"E 415.54'333947112862 AEROVISTA541362687584891201211331431441531591678825PROPOSED BUILDING19FH134744AC-245AC-223AC-264-32AC-243AC-2TYP @OUTERPERIMETER,SEE CIVIL DWGS4x4x1/2 TS postea siderefer to plan1/4" Ø rod bracew/ turnbuckle-weld to framemetal siding - match ext plast color: Gauntlet Graysplit faceconc block wallmatch adj wall heightTRASH GATENO SCALE62-gate latch2'-8"6'-0"clr(2) #4 contconc apronNOTE:Grout all cells solid8" thk conc slab w/#3 @ 24" o.c. ea way hook ends into footing#4 dowels @ 16" o.c.#4 @ 24" o.c. horizontal8x8x16 fplit face conc blk#4 @ 16" o.c. vert @ center line of wall(2) #4 cont w/ #3 ties @24" o.c.8x2x16 split face cap blk1'-9"3"1'-2"1'-2"2"6"10"TRASH ENCLOSURE1/2"26'-8"4'-6"61-51-5'-0"4'-4"10'-8"6'-4"8"EQ8"EQ52-4'-0"min3'-10"8"3'-8"8"ADA path of travel -refer to site plan forcontinuation and gradingplan for FG4'-0"8"3'-4"22AC-26"3"3"slide bolt guide3/4"ø solid slide boltgate frame3/16" stl plate, weld to gate frameTRASH ENCLOSURE NOTES:1. Provide exterior rated signs per plan; Sign D - RECYLE MATERIALS ONLY Sign E - FOR GARBAGE ONLY2. Provide 3/4"ø steel cane bolt at pair of gates per city standards, w/ welded stop pin, backing plate, stop pin rest, and 1 1/4" ID steel pipe x 6" deep cane slotGATE LATCH3"conc block1"4.5X6 heavy duty hinge - Bommer BB5014 - weld to gate frame & TS - 4 hinges per sidemetal siding pop rivet to frame1/4" Ø rod dia brace w/ turnbuckle3x2x1/4" angle frame4x4x1/2" TS, fill w/ conc, w/steel cap welded at top, embed 36" into 18"ø conc footingGATE JAMB3"7'-0" @ 6 bikes1'-10 1/2"'Peak' Campus/Commercial Standard, 4 or 8 bike rack - refer to site plantamper resistant anchors into concrete, by rack manuf4 @ 4 bike rack6 @ 8 bike rackMaterials:Hot rolled ASTM A-36 Steel Standard Base: 1/8" angleWheel Holders: 1/2" diameterWheel Troughs: 1/8" angleLocking Bars: 5/8" diameterFinish:Standard: Hot Dipped GalvManufacturer:Peak RacksSan Luis Obispo, CA(805) 235-8812PLAN VIEW9'-9" @ 8 bikesBIKE RACKS3/4"6 SP @ 9'-0"16'-6"87'-2"87'-8"121'-0"±76'-3"5'-6"146'-0"54'-0"14'-0"36'-0"8'-0"72'-0"8'-0"7'-6"26'-8"12'-6"54'-0"18'-0"58'-2"5'-6"15'-6"8 SPACES @ 9'-0"( EV CAPABLE )6 SPACES @ 9'-0"( EV CAPABLE )± 33'-6"7'-6"15'-6"24'-0"152'-4"23'-0"24'-0"± 61'-7"DRIVEDRIVE36'-0"15'-6"18'-0"15'-6"20'-0"7'-6"58'-2"15'-6"15'-6"18'-0"7'-0"11'-6"3'-3"8'-0"37'-8"10'-0"9'-0"18'-0"25'-6"27'-0"2'-6"15'-6"2 SP @ 9'-0"2 SP @ 9'-0"54'-0"9'-0"9'-0"6 SPACES @ 9'-0"8'-0"2'-6"7'-0"4'-0"3'-9"4'-10"7'-0"36'-0"10'-6"5'-0"9'-0"8'-0"9'-0"8'-0"9'-0"9'-0"54'-0"8'-0"6 SPACES @ 9'-0"6"4'-0"4 SPACES @ 9'-0"107'-8"7 SPACES @ 9'-0"63'-0"8'-0"63'-0"7 SPACES @ 9'-0"8'-0"9'-0"6 SPACES @ 9'-0"15'-6"15'-0"58'-2"58'-2"2'-6"15'-6"18'-0"18'-0"7'-0"2'-6"18'-0"15'-0"PUE ESMT10'-0"DRAINAGEESMT8'-0"5'-0"10'-8"15'-6"2'-6"2'-6"2'-6"7'-6"2'-6"15'-6"22'-2"15'-6"7'-6"2'-6"72'-0"8'-0"36'-0"8'-0"72'-0"20'-5"34'-0"54'-0"6 SPACES @ 9'-0"8 SPACES @ 9'-0"4 SPACES @ 9'-0"(EV CAPABLE)8 SPACES @ 9'-0"(EV CAPABLE)42'-0"2'-6"15'-6"42'-10"72'-0"8'-0"9'-0"5'-0"9'-0"54'-0"6 SPACES @ 9'-0"8 SPACES @ 9'-0"ALIGN8'-0"62'-0"9'-0"8'-0"9'-0"8'-0"54'-0"6 SPACES @ 9'-0"7 SPACES @ 9'-0"58'-2"58'-2"2'-6"15'-6"7'-0"1'-7"4'-0"8'-3"6'-0"12'-0"6'-0"20'-0"12'-0"21'-6"18'-0"21'-6"18'-0"2'-0"2'-0"2 SP @ 9'-0"2 SP @ 9'-0"3 SP @ 4'8'-0"18'-0"58'-2"2'-6"2'-6"15'-6"15'-6"15'-6"7'-0"15'-6"2'-6"SEWER/STORM DRAINESMT2 SPACES @ 9'-0"( EV READY )6 SPACES @ 9'-0"( EV READY )18'-0"4 SPACES @ 9'-0"( EV CAPABLE )54'-0"54'-0"6'-0"27'-0"3 SP @ 9'-0"12'-0"18'-0"5'-0"18'-0"6"4 SPACES @ 9'-0"5'-0"8'-0"8'-0"3 SPACES @ 9'-0"4'-6"15'-6"5'-0"11'-8"2 SP@4'-0"2 SP@4'-0"2'-6"7'-0"SITE PLAN REFERENCE NOTES1. PAVED DRIVE & PARKING AREAS - SHOWN SHADED2. PARKING LOT POLE LIGHT FIXTURE - REFER TO SHTS E-1 & E-23. BOLLARD LIGHT FIXTURE - REFER TO SHTS E-1 & E-24. CONCRETE WALKS5. CONCRETE SLAB AT DRIVE AREAS, 6" CONC WITH # 4 AT 18" O.C.EA WAY OVER 7" CL II BASE, W/ EXP JOINTS AS SHOWN6. CONC CURB - 6" HIGH TYP AT ALL PARKING AREAS7. CONCRETE CURB/GUTTER8. + 48" HIGH CONCRETE BLOCK PATIO WALL W/ EXTERIOR PLASTER9. SPLIT FACE CONC BLOCK TRASH ENCLOSURE10. TRAFFIC PAINTA. "MOTORCYCLE" - 5" HIGH LETTERSB. "NO PARKING" - 12" HIGH LETTERS & STRIPES @ 36" O.C. MAXC. DESIGNATED PARKING, PER PLAN11. BIKE RACK - 6 BIKES - TYP @ 3 LOCATIONS12. PRECAST CONC PAVERS13. TRUNCATED DOMES14. CONC CURB RAMP 1:12 MAX SLOPE - REFER TO CIVIL PLANS15. PLANTING AREA - REFER TO PLANTING PLAN16. CURB OPENING, REFER TO CIVIL PLANS17. EXISTING SIDEWALK, CURB & GUTTER18. VEHICLE CHARGING STATION19. COMPACTED DG AREA W/ PICNIC TABLE & BENCHREFER TO LANDSCAPE PLAN20. BENCH - REFER TO LANDSCAPE PLAN21. DOUBLE DETECTOR CHECK VALVE - REFER TO CIVIL PLANS22. STORM DRAIN - REFER TO CIVIL PLANS23. 30" x 48" CLEAR SPACE AT EV CHARGER111591210A1910C21313211194218610C1817412716131187610B222716612616713231515151515151515151515151515151515151515151522243415151515151515716661214131422216181813182441422222222222'-6"8'-0"36"114'-6"14
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 4.114 FEB 2020EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESEXTERIOR ELEVATIONS1/8" = 1' - 0"COLOR SCHEDULESYMBOLMATERIALCOLORTYPEMANUFEXTERIOR PLASTER 1 MILKY QUARTZ FACTORY OMEGA(SMOOTH FINISH)EXTERIOR PLASTER 2 GREAT WALL FACTORY OMEGA(SMOOTH FINISH)EXTERIOR PLASTER 3 GAUNTLET GRAY PAINT SHERWIN WILLIAMS(SMOOTH FINISH) (SW 7019)NICHIHA BARK FACTORY NICHIHAWOOD COMPOSITE SIDINGALUMINUM CANOPY BLACK FACTORY MASA ARCHITECTURALW/ HANGER RODS CANOPIESALUMINUM CANOPY BLACK POWDER COAT --ALUMINUM SUN SHADE FIN CLEAR ANODIZED FACTORY --ALUMINUM STOREFRONT CLEAR ANODIZED FACTORY KAWNEERMETAL DOORS & FRAMES CHARCOAL PAINT86286221'-7"SOUTHWESTNORTHEAST1257182123243622BEMQTWCF1258172324322ANRKUBEMQTWCFANKV15AA3.1AA3.1BA3.1BA3.1R43A7.233A6.334A6.333A7.21311A7.334A6.333A6.325A6.313A6.321A7.311A7.315A6.325A7.355A6.314A6.313A6.314A7.335A6.333A7.225A7.215A7.222A7.233A6.334A6.312A7.213A6.3146.3ELEVATION REFERENCE NOTES1. A EXTERIOR PLASTER 1SMOOTH FINISH - OMEGA 'MILKY QUARTZ'B EXTERIOR PLASTER 2SMOOTH FINISH - OMEGA 'GREAT WALL'C EXTERIOR PLASTER 3SMOOTH FINISH - PAINT SHERWIN WILLIAMS 'GAUNTLET GRAY' (SW7019)2. WOOD COMPOSITE SIDINGSHERWIN WILLIAMS 'BLACK SWAN' (SW 6279)3. ALUMINUM STOREFRONT AND DOOR & WINDOW FRAMES4. ALUMINUM CANOPY - WOOD FRAMED WITH SHEET METALFASCIA5. ALUMINUM CANOPY W/ HANGER RODS BY MASA ARCHITECTURALCANOPIES W/ 12" 'J' STYLE FASCIA, FLAT SOFFIT INTERLOCKING DECKING & 4" SQUARE WALL ANCHOR PLATE. MOUNT PER MFGRECOMMENDATIONI & PROVIDE CONTINUOUS SEALANT AS REQUIRED6. ALUMINUM SUN SHADE FINS BY KAWNEER - VERSOLEIL SUN SHADE -14" SINGLE BLADE SYSTEM7. + 42" GUARDRAILSSHERWIN WILLIAMS 'TRICORN BLACK' (SW 6258)8. EXPANSION JOINT TYPICAL - REFER TO 21/A7.39. DOWNSPOUTCOLOR TO MATCH ADJACENT FINISH10. OVERFLOW SCUPPER - REFER TO 45/A7.2PAINT TO MATCH ADJACENT FINISH11. LIGHT FIXTURE, REFER TO ELECTRICAL DWGSA WALL SCONCEB FUTURE LONG ARM SIGN LIGHT, PROVIDE J-BOX12. ADDRESS, ALUMINUM NUMBERS13. LINE OF ROOF BEYONDFIN FLR + 0'+ 10'-0"TOP OF WINDOW+ 14'-0"FIN FLR+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPETTOP OF PARAPETFIN FLR + 0'+ 10'-0"TOP OF WINDOW+ 14'-0"FIN FLR+ 15'-6"+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPETTOP OF PARAPET+ 34'-6"(MAX HEIGHT) TOP OF PARAPET+ 34'-6"(MAX HEIGHT) TOP OF PARAPETBOTTOM OF CANOPYFIN FLR + 0'+ 14'-0"FIN FLR+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPETTOP OF PARAPETFIN FLR + 0'+ 10'-0"TOP OF WINDOW+ 14'-0"FIN FLR+ 24'-0"TOP OF WINDOW+ 30'-0"TOP OF PARAPET+ 33'-0"TOP OF PARAPET+ 34'-6"(MAX HEIGHT) TOP OF PARAPETBOTTOM OF CANOPYBOTTOM OF CANOPY61A1B211A1C3511B1B131211A745421010766631311B11B21B1A1C11B29+ 12'-10"BOTTOM OF CANOPY+ 10'-0"BOTTOM OF CANOPY+ 12'-10"BOTTOM OF CANOPY1B1A1C663+ 21'-0"TOP OF LIGHTS212NOTE: ALL MATERIAL, COLOR, FINISHES SHALL MATCH ADJACENT PROPERTY BUILDING. REFER TO SHEET T-1.2 FOR COLOR PHOTO EXHIBITAA3.1AA3.1BA3.1BA3.166666617'-6"17'-6"+ 8'-6"TOP OF WINDOWLIGHT FIXTURECL+ 8'-6"LIGHT FIXTURECL+ 8'-6"LIGHT FIXTURECL+ 8'-6"LIGHT FIXTURECL21'-7"CA3.1DA3.111A11A
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 3.114 FEB 2020BUILDING SECTIONSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESBSECTION1/8" = 1' - 0"DSECTION1/8" = 1' - 0"ASECTION1/8" = 1' - 0"CSECTION1/8" = 1' - 0"13'-10" minto bot of bm18.5" minAEROVISTA PLACE13'-9"14'-3"8'-1"TOP OF HIGH BMTOP OF LOW BM9'-1"9'-1"1/4 PER FTLEASELEASELEASELEASELEASELEASELEASELEASEMENMENLOBBYLOBBY ELEVSTAIRLOBBYCORRIDORCORRIDORLOBBY4691620232124AA3.122232422JDCTBA3.1BASBOT OF SOFFITFIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 33'-0"BOT OF CANOPY+ 12'-11"FIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 33'-0"BOT OF SOFFIT+ 10'-1"TOP OF PARAPET+ 24'-0"FIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 30'-0"BOT OF HDR/BOT OF CANOPY+ 10'-1"+ 17'-5"BOT OF HDR+ 24'-1"FIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 33'-0"+ 10'-1"TOP OF PARAPET+ 24'-0"BOT OF CANOPY/SOFFITFIN FLRFIN FLRTOP OF PARAPET+ 14'-0"+ 0+ 34'-6"+ 10'-1"BOT OF SOFFIT+ 24'-1"TOP OF GUARDRAIL+ 17'-6"TOP OF CANOPY+ 11'-7"SECTION REFERENCE NOTES 1. SINGLE PLY ROOFING2. 4" RIGID INSULATION3. ROOF TRUSSES ON GLU LAM BEAM & STEEL COLUMN SUPPORTSREFER TO STRUCT DWGS4. R-11 BATT INSULATION5. WOOD COMPOSITE SIDING6. EXTERIOR PLASTER7. MECHANICAL SCREEN WALLS8. 2X8 WOOD STUD FRAMING9. 2X6 WOOD STUD FRAMING10. 1 1/2" GYPCRETE OVER 1-1/8" PLYWOOD SHEATHING ON TRUSSES WITH STEEL BEAM AND COLUMN SUPPORTS, REFER TO STRUCT DWGS11. WATERPROOF DECKING ON PLYWOOD SHEATHING OVER DECK FRAMING.12. CONCRETE SLAB ON GRADE, REFER TO STRUCT DWGS13. CONCRETE FLATWORK, REFER TO SITE PLAN14. LINE OF FINISH GRADE15. POSSIBLE FUTURE MECHANICAL UNIT16. ALUMINUM STOREFRONT17. ALUMINUM SUN SHADE FINS18. CANOPY FRAMING, REFER TO STRUCT DWGS19. ALUMINUM CANOPY W/ HANGER RODS, SEE DETAIL 54/A-7.320. +42" DECK GUARDRAIL. REFER TO DETAIL1237161052011121413181237101261651813518161365121651231012141236171612141989898651216138151515151515SIDEWALK5'-6"LINE OF SIGHT @ TO MECH UNITS1'-6"5"TOP OF LOW PARAPET+ 30'-0"5444104
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923T - 1.414 FEB 2020DESIGN STANDARDSDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESAIRPORT SPECIFIC PLAN COMMUNITY DESIGN STANDARDS & GUIDELINESSITE PLANNING AND ORGANIZATIONGoal 5.1:A continuous, well-defined streetscape edge that unifies and enhances the character of the development areas and thatsupports pedestrian activity through its site planning and design.GUIDELINESA.Buildings are encouraged to front directly on the landscaped setback adjacent to the street right-of-way, rather than locating parking between the street and building.PRIOR WETLANDS AREA MAINTENANCE AGREEMENT/ENTITLEMENT DICTATED STREET SETBACK. AC-1B.Parking should be located behind or along the sides of buildings.PROVIDED. AC-1C.The main entrance to any building with frontage on the primary street serving theproject should be oriented toward the primary street.LOCATION PROVIDED ON EASTSIDE OF BUILDING IN ANTICIPATION OF FUTURE CONNECTION TO NEIGHBORING BUILDING FOR CAMPUS EFFECT. AC-1D.Building setbacks on adjacent parcels should be varied to provide visual interest, butnot so much that the variation destroys the continuity of the streetscape frontage. The variation between setbacks along a streetscape frontage should not be more than 5 meters (16 feet).BUILDING SETBACKS MIRRORADJACENT BUILDING FOR CAMPUS EFFECT. AC-1STANDARDS5.1.1Principal buildings shall be oriented parallel to the street.PROVIDED. AC-15.1.2No more than one double-loaded parking bay will be allowed between the street and the front of the building.PROVIDED. AC-15.1.3Direct pedestrian access shall be provided from the street serving the project to themain entrance.PROVIDED. AC-15.1.4Buildings shall have architecturally articulated entry features facing the street.TOWER ENTRY PROVIDED AT STREET FRONTAGE. AC-1 & A-1.45.1.5Residential structures along the Venture and Jesperson/Horizon Residential Collectors shall be oriented to the street with front doors and porches fronting on the street but such units shall have access from the side or rear and there shall be no direct individual driveway access.NOT APPLICABLEGoal 5.2: New development fully integrated with a comprehensive open space framework.GUIDELINESA.On sites with multiple buildings, building heights and separation between structuresshould be coordinated to allow views to surrounding open space and landforms.NOT APPLICABLEB.Development adjacent to public open space and trails should allow for public access to the open space from developments that do not share adjacency or direct access to the open space system.NOT APPLICABLEC.The siting of buildings, service facilities, circulation, parking, and other elements of new development should take into consideration established development patterns adjacent to the site. Potentially incompatible uses or design elements (e.g., loading areas, refuse collection areas, and high traffic access drives) shall be sited away from sensitive existing use areas on adjacent sites, such as entrances, plazas, lunch areas and other gathering places.COMPLIANT, AC-1STANDARDSA.1.1On properties adjacent to public open space and trails, convenient pedestrian and bicycle connections shall be provided for employees between the buildings and the open space system.NOT APPLICABLEGoal 5.3:Attractive and comfortable outdoor pedestrian use areas near or adjacent to buildings.GUIDELINESA.The provision of open space amenities such as plazas and seating areas accessible to employees, clients and visitors is encouraged at building entries and adjacent to buildings.PROVIDED. AC-1 & L-1B.Attractive paving, plantings, and site furniture should be provided at entries and outdoor use areas.PROVIDED. L-1C.Outdoor use areas should be located away from, or at least screened or buffered from, parking lots, driveways, and industrial activity areas that are incompatible with or unappealing to pedestrian use. Where development sites are adjacent to open space areas, employee lunch areas should be located to take advantage of views out to open space.BOTH SCREEENED AND VIEW AREAS PROVIDED. AC-1D.Outdoor employee use areas should be sited and designed to ensure comfortable climatic conditions for their users, including shelter from wind and appropriate seasonal balance of solar access and shade.BOTH SHELTERED & OPEN AREAS PROVIDED. L-1Goal 5.4: Safe and efficient vehicular parking areas that are designed to be in scale with and visually subordinate to thedevelopment and landscape setting.GUIDELINESA.On-street parking is encouraged along all streets providing direct access to a development site.PROVIDED. AC-1B.The number of parking area entrances and exits should be minimized to reduce vehicular conflicts at intersections. Parking lots with more than 100 spaces should have more than one street access.PROVIDED. AC-1C.Where possible, parking lots on adjacent parcels should have vehicular and pedestrianconnections between lots of adjacent developments in order to facilitate circulation.NOT APPLICABLED.Parking areas should be divided into multiple small lots, rather than one large lot, through the siting of internal circulation corridors, landscaped medians, and buildings.PROVIDED. AC-1E.The use of pervious surfaces that reduce heat buildup and stormwater runoff are encouraged for parking areas, particularly in overflow parking areas and those adjacent to open space (see drainage guidelines at the end of this chapter).BIO-RETENTION SYSTEM PROVIDED. C-1.0F.Use low (approximately one meter in height) hedges, shrub masses or walls between parking areas and street frontages, and other parking areas, to screen parking lots from views, as well as to give a defined and attractive edge to the development site.PROVIDED. L-1G.For each parking lot, a single tree species should be used for all end-of-aisle planting islands, and that species, or one additional species, should be used for planter areas between stalls.PROVIDED. L-1H.The use of native plant materials that reference the natural landscape or ornamental versions of orchard-type tree species that reference the area’s agricultural heritage are encouraged. Orchard-style planting of parking areas can be achieved with an equally-spaced planting of trees at a ratio of 1 tree for every four spaces for Business Park development, 1 tree for every six spaces for Services and Manufacturing development.L-1STANDARDS5.4.1Parking lots shall be located at the rear or side of buildings, rather than between thefront facade of the building and the street. Side parking shall not exceed 40% of the frontage of the lot on the primary street.PROVIDED. AC-15.4.2Where parking layout exceeds two rows in depth (i.e., one double-loaded parking bay), parking lot aisles shall be oriented perpendicular to the building(s) (i.e., aligned in direction of pedestrian movement) to increase pedestrian safety.PEDESTRIAN AISLE PROVIDED FOR CIRCULATION. AC-15.4.3A pedestrian path or sidewalk located within the landscape median between parkingbays is required in cases where there are more than three bays of parking or the configuration of the bays makes it difficult for pedestrians to access the buildings, to the discretion of the Community Development Director.PEDESTRIAN AISLE PROVIDEDFOR CIRCULATION. AC-15.4.4Parking lots shall be planted with shade trees in a pattern and number that can be reasonably expected to shade at least 50% of the lot surface within ten (10) years of planting, and provide a nearly continuous canopy at maturity.PROVIDED. L-15.4.5A 10% reduction in the required number of parking spaces may be granted by the Director for development within one-quarter mile of a regularly scheduled transit stop.NO REDUCTION REQUESTED5.4.6A 5% reduction in the required number of parking spaces may be granted by the Director for development that provides showers and changing rooms, in addition to the secure, sheltered bicycle parking facilities already required by City code.NO REDUCTION REQUESTED5.4.7A 5% reduction in the required number of parking spaces may be granted by theDirector for development of parking areas that increase storm water infiltration (see Drainage guidelines in section 5.2.4).NO REDUCTION REQUESTEDTable 5.2: DESIGN STANDARDS – WALKWAYS AND AMENITIESResponseDesign StandardLand Use DesignationBusiness ParkCommercialService ManufacturingOutdoor amenities for workers, such as areas for play and eating, are available.EncouragedEncouragedEncouragedPROVIDED. AC-1 & L-1Where sidewalks along streets provide indirect routes. Other walkways will link building entries, parking lots, bus stops, and employee convenience facilities by direct routes.RequiredEncouragedEncouragedPROVIDED. AC-1 & L-1Pedestrian paths separate from roadways extend through the site, particular where routes parallel to creeks are available.RequiredEncouragedEncouragedPROVIDED. AC-1 & L-1Driveways, parking, and outdoor employee amenitiesare share among neighboring sites, especially for parcels that are close to the minimum size.EncouragedEncouragedEncouragedNOT APPLICABLETable 5.3: OUTDOOR USE AREASOutdoor Storage Or ManufacturingLand Use CategoryBusiness ParkCommercialService ManufacturingMaximum AreaCannot exceed actual building coverage on site50% of site areaNo limitNOT APPLICABLELocationBehind buildings &outside setbacksBehind buildings &outside setbacksOutside setbacksNOT APPLICABLEPavingRequired as for parking lotsRequired as for parking lotsDust-free, all- weather surface acceptableNOT APPLICABLEScreeningNot visible from off siteNot visible from streets or residential sitesNot visible from streets or residential sitesNOT APPLICABLERestroom(s) and indoor office and worker eating areaRequiredRequiredRequired, except upon written approval by Director for storage with no public visitation and no on-site workersNOT APPLICABLEGoal 5.5:Outdoor storage and work areas that are aesthetically and functionally compatible with adjoining uses.GUIDELINESA.Site development plans must clearly show all areas intended for outdoor manufacturing or storage.NOT APPLICABLESTANDARDS5.1.1Outdoor manufacturing or storage shall not occupy any required parking space, driveway, creek or creek setback area.NOT APPLICABLEGoal 5.6: All loading, service, storage areas, trash and recycling collection areas, and all utilities are properly screened from view of streets, primary entry drives, buildings, and recreation and open space areas.GUIDELINESA.All screening enclosures should be designed as an integral part of the building, andshould be constructed of durable materials with finishes and colors that are compatible with the project’s overall architectural character. Enclosure walls should have foundation planting or be planted with vines to soften their appearance.PROVIDED. AC-1 & L-1B.Transformers and other utility equipment that must be above ground should be screened with planting, berms, or with an enclosure. Exterior mounted utility equipment should be painted to blend with its surroundings.TRANSFORMER & UTILITY EQUIPMENT LOCATION TBD AND WILL BE SCREENED APPROPRIATELYC.Where feasible, trash and recycling enclosure areas should be located for convenient deposit and collection of refuse. These should be screened from view of adjacent properties and streets.PROVIDED. AC-1 & L-1D.Transformers, refuse stations, irrigation back-flow prevention devices and controllers, and other utilities should be located outside the street frontage setbackand screened with landscaping or architectural treatments.TRANSFORMER & UTILTIY EQUIPMENT LOCATION TBD AND WILL BE SCREENED APPROPRIATELYGoal 5.7: Unobstructed public views of key scenic features from major planning area roadwaysGUIDELINESA.Views from roads to creeks, wetlands, and other designated open spaces should be maintained at creek crossings, and where open space areas adjoin roadways with no intervening private development sites.NOT APPLICABLEA.To the degree feasible, new development should be sited to take advantage of available views by incorporating views of distant scenic resources, as well as on-site or adjacent creeks, wetlands, and other open space features as amenities for workers and visitors.OUTDOOR AREAS PROVIDED. AC-1 & L-1Goal 5.8: Attractive gateways that provide a positive announcement of entry into the City and the Airport AreaGUIDELINESA.Gateways shall have the highest priority for: o Enhancement of public facilities such asstreet and sidewalk pavement condition, signs, and lighting. o Putting existing overhead utilities underground. o Enforcement of property condition standardsNOT APPLICABLEGoal 5.9:Buildings whose architectural character will contribute to the establishment of the Airport Area as an attractive, high quality business center.GUIDELINESA.Building forms should generally be simple and expressive of their function and their construction technology.PROVIDED. A-4.1B.Architectural character should strive to be responsive to the specific Airport Area and San Luis Obispo context, including factors such as history and climate.CAMPUS STYLE ARCHITECTURE PROVIDED. A-4.1C.Incorporation of principles of sustainable building design is strongly encouraged. Such principles include energy efficiency in the construction and operation of the facility and use of recycled materials and renewable resources.NOTEDD.Building design should be varied and distinctive, while being in harmony with its context. Repetitive and/or stock design solutions should be avoided.PROVIDED. A-4.1Goal 5.10:Attractive gateways that provide a positive announcement of entry into the City and the Airport AreaGUIDELINESA.Bold offsets and articulations of the wall plane should be used to: reduce the apparent overall building mass; create a play of shadow; provide visual interest; and maintain a sense of scale.PROVIDED. A-4.1B.Facades that face public streets shall be articulated to give human scale, reduce the apparent mass of large buildings, to add visual interest and avoid the uniform, impersonal appearance typical of many large industrial and office type buildings.PROVIDED. A-4.1C.Massing may vary from building to building but must reinforce the concept of a harmonious and unified cluster of buildings.PROVIDED. A-4.1D.Building forms and placement should be used to create pedestrian areas that are protected from the wind, but have appropriate sun exposure.OPEN AND PROTECTED OUTDOOR AREAS PROVIDED. AC-1 & L-1STANDARDS5.10.1Building facades visible from streets shall vary in modules of 20 meters (66 feet) or less. On any building facade, continuous wall planes longer than 30 meters (100 feet) should be avoided. Where interior functions require longer continuous spaces, exterior walls should have architectural features such as columns or pilasters at least every 20 meters. Such architectural features shall have a depth of at least 3 percent of the length of the facade, and shall extend at least 20 percent of the length of the facade.PROVIDED. A-1.1 & A-4.15.10.2Facades that face public streets shall use elements such as arcades, awnings, entry features, windows, or other such animating features along at least 60 percent of their horizontal length.PROVIDED. A-4.1Goal 5.11: An overall development profile that contributes to the unity and harmony of the planning area when viewed as a whole, but also has enough variety to contribute visual interest and avoid monotony.GUIDELINESA.Building height profile should be designed to create a harmonious relationship with adjacent buildings both within the site and on adjacent sites.NOTEDB.Building heights should be varied both within and between sites to provide visual interest and to mitigate the scale of the buildings. Lower building heights should be used near entrances, plazas and other gathering places to maintain human scale.CASED OPENINGS & CANOPIES FRAME ALL ENTRANCES. A-4.1C.Rooflines should be varied to add character and interest to buildings. Roof forms that reference rural, agricultural building prototypes are preferred over flat roofs.NOTEDD.Rooftop equipment shall be consolidated as much as possible and screened from public views, including open space areas open to the public. Enclosures for rooftop equipment shall be integrated into the overall design of the structure.PROVIDED. A-3.1 & A-4.1STANDARDSA.11.1Table 4.9 shows building height standards for the planning area. See the Zoning Regulations for allowed height in the R-2 zone.REFER TO PROJECT SUMMARY. T-1.1Goal 5.12:Architectural detailing that gives buildings human scale, visual interest and distinctiveness through the use of high quality finishes and materials that are harmoniously combined to unify individual buildings and to ensure a consistent level of design quality.GUIDELINESA.Arcades and/or recessed exterior balconies should be used to articulate building form, provide a sense of scale, and create a play of light and shadow.PROVIDED. A-4.1B.Wall and window surface planes should be articulated with reveals, trim, recesses, projections, or other details to provide visual interest and a sense of scale.PROVIDED. A-4.1C.Rooftop equipment should be shielded to provide pleasant roof views from adjacenttaller buildings or other elevated viewpoints such as open space areas and trails.PROVIDED. A-3.1 & A-4.1D.Building entries should be clearly defined and highly visible. This can be accomplished through use of a special architectural feature such as a portico, overhang, decorative cornice, canopy or arcade, and accentuated with a change in materials and color, and accent plantings.PROVIDED. A-1.1 & A-4.1E.Emphasize main building entries with entry courtyards or other features so as to be easily recognizable from approaching automobiles and to provide “ceremonial” entry for pedestrians.PROVIDED. AC-1.1 & L-1F.Exterior gutters, scuppers, leaders, leader heads and other exterior rainwater drainage devices are allowed only if they are visually integrated into the building design as a decorative enhancement.PROVIDED. REFERENCE NOTE #9 A-4.1Goal 5.14: A unified identity through use of a harmonious, but varied, palette of materials and colors that is coordinated with landscape elements and signage.GUIDELINESA.Within a given architectural design, the exterior appearance of a building should receive a consistent treatment of material and colors on all sides, although theproportion of materials may vary.PROVIDED. A-4.1B.In general, materials should be used honestly, reflecting their natural character, and artificial versions of natural materials such as wood, rock, and masonry should be avoided.PROVIDED. A-4.1C.Reflective or shiny exterior finishes such as glazed roofing tiles, enameled metals, reflective glass, and glossy vinyl coatings are discouraged. When used, glass panels or windows that cover a large portion of the building facade should be clear or moderately reflective. Highly reflective mirror glass is discouraged.PROVIDED. METAL CANOPIES COLOR IS NON-REFLECTIVE. A-4.1D.In general, colors should be restrained. Colors that are compatible and complementary with the range of natural tones found in the surrounding landscape are preferable for exterior walls. Trim and accent colors may be brighter, but should still be somewhat muted.PROVIDED. T-1.2 & COLOR BOARDGoal 5.15:An attractive and sustainable landscape pattern that unifies and enhances the quality of the proposed development, while being compatible with the rural agricultural landscape that bounds the area to the south and east.GUIDELINESA.Street trees in the Airport Area should be planted to enhance the area’s image, and create a strong sense of identity and unity regardless of the variety in land uses and architectural styles.PROVIDED. L-1B.Landscaping along streets and trails should employ a relatively simple palette of plants and other materials that is repeated throughout the area to create a sense of continuity and visual coherence.PROVIDED. L-1C.Focal areas, such as the Airport Area gateways, key intersections and project entries should be highlighted through the introduction of specimen trees, intensified planting schemes, special paving and other landscape enhancements.NOT APPLICABLED.Native and naturalized plant species (plants that can easily survive local climatic and soil conditions) are favored over exotic species that require more water, higher maintenance, and are less compatible with the natural landscape.PROVIDED. L-1E.The use of native trees and those associated with the agricultural landscape are encouraged throughout the area. For example, Oak trees are a recognized resource in the area. The use of oak species, including Quercus agrifolia (coast live oak) and Quercus lobata (valley oak), in focal areas and landmark locations is encouraged. California sycamore is another appropriate species, particularly in areas adjacent to riparian corridors and wetland areas.PROVIDED. L-1F.The character of planted areas near riparian corridors should respect and respond to the natural landscape character of these areas. A gradual transition should be created between zones of purely native vegetation and predominantly ornamental planting areas.NOT APPLICABLEG.The use of specimen trees and ornamental species is appropriate to highlight the importance of building entries and distinguish them from the rest of the site landscape.PROVIDED. L-1Goal 5.16:Landscaping that integrates buildings with the larger landscape, and creates a more attractive and comfortable environmentGUIDELINESA.While the City is interested in having attractive landscaping used throughout the area, development in areas with high public visibility or that are developed for public use, should place additional emphasis on providing high quality landscaping.NOTEDB.Where visible to the public, foundation planting and landscaping of the ground plane should be used to integrate the building with the site.PROVIDED. L-1C.The use of lawn as a ground cover is generally discouraged because it requires disproportionately high amounts of water, energy and chemicals to maintain. Turf should generally be used in pedestrian activity areas where its ability to accommodate foot traffic is a benefit. When used, turf varieties that have low water requirements, such as improved fescues and Bermuda hybrids, should be favored.NONE PROPOSED. L-1D.Trees and taller plant species should be used to mitigate the scale of buildings and to screen unsightly and/or less interesting building features.PROVIDED. L-1E.Trees and shrubbery should be used to enhance microclimate conditions and water conservation by reducing ambient temperatures, shading outdoor gathering areas and hot south- and west-facing windows, and providing windbreaks.PROVIDED. L-1F.The use of ornamental species and specimen plants is most appropriate near buildings, particularly those areas most visible to the public such as entries, plazas, pathways, and outside windows.PROVIDED. L-1Goal 5.17: A consistent, high quality system of signs that allows for creativity in design and commercial identification, while avoiding extremes of size, number, color, height, and shape.GUIDELINESA.Business Park developments are encouraged to provide public art on-site.NOTEDSTANDARD5.17.1Development in the Airport Area is subject to the requirements of the City’s Public Art ordinance.NOTEDTable 5.5: DESIGN STANDARDS - LANDSCAPED SPACEDesign StandardLand Use CategoryBusiness ParkCommercialService ManufacturingLandscaped space extends continuously between streets, buildings, and parking areas.RequiredEncouragedEncouragedPROVIDED. L-1Continuous areas of open ground have their long dimensions oriented parallel to the airport’s main runway.EncouragedEncouragedEncouragedPROVIDED. AC-1Plant species are continuous from site to site.EncouragedEncouragedEncouragedPROVIDED. L-1Parcels are not bounded by walls or fences (exceptions: retaining walls needed for proper drainage and not exceeding one meter tall, and screening for parking andloading).RequiredEncouragedEncouragedNO FENCES PROPOSEDFences “fade out” whenseen against landscaping or objects (use materials such as vinyl- coated chain-link).RequiredEncouragedEncouragedNO FENCES PROPOSEDBarbed-wire and razor-wire are not used, except by administrative use permit approval, with a finding of no practicalalternative for security.AppliesAppliesAppliesNO FENCES PROPOSEDBarbed-wire and razor-wire are not used, except by administrative use permit approval, with a finding of no practicalalternative for security.RequiredEncouragedEncouragedNO FENCES PROPOSEDSTANDARDS5.18.1Building identity signs shall be limited to major site entries from public roadways.Corporate and business identity signs can be placed on the buildings themselves, as long as they are located near the building entrance and are for identification within the site (i.e., not from public roadways).NONE PROPOSED CURRENTLY, BUT WILL MATCH ADJACENT PROPERTY TO ENHANCE A CAMPUS FEELING5.18.2Signs on poles or other raised structures are not allowed in the planning area.REFER TO 5.18.15.18.3All signs shall be located on private property.REFER TO 5.18.15.18.4Entry signs shall be externally illuminated. The light source shall be fully shielded from view from roadways and pedestrian walkways. Lighting levels shall be as low as possible while providing adequate illumination for signs to be seen by motorists.REFER TO 5.18.1Goal 5.19: A low level of ambient lighting that protects the rural ambience, while being consistent with public safety needs.GUIDELINESA.When illuminated, pedestrian pathways and plazas within development parcels should use light standards that limit the splay of light. Fixtures mounted no higher than 42 inches above the ground are preferred, but light standards up to 12 feet tall are acceptable.PROVIDED. E-1 & E-2B.On-site lighting to complement and enhance architecture, building identity and sitedesign should be restrained in its application. Fixtures should be concealed to avoid glare and light intrusion into adjacent properties and streets.PROVIDED. E-1 & E-2C.Service area lighting should be contained within the service area boundaries and enclosure walls. Light “spill over” outside service areas should be minimized.NOT APPLICABLESTANDARDS5.19.1Provide minimum levels of lighting consistent with public safety standards along public roadways.PROVIDED. E-1 & E-25.19.2At a minimum, streetlights shall be required at intersections, marked pedestrian crossings, and directional/warning signs. Where used, street lighting shall emphasize the creation of “pools” of light around areas of concern, rather than providing a constant, even lighting across the entire area.NOT APPLICABLE5.19.3Luminaire height shall not exceed 30 feet on arterials and major collectors such as Broad Street, Prado Road, and Tank Farm Road.NOT APPLICABLE5.19.4To maintain a pedestrian scale and reduce ambient light levels, streetlights shall not exceed 20 feet on all other streets.PROVIDED. E-1 & E-25.19.5Provide adequate illumination for safe use of parking lots after dark.PROVIDED. E-1 & E-25.19.6Color-balanced lights that do not cast a tinted light are preferred.PROVIDED. E-1 & E-25.19.7Light fixtures shall be cut-off type fixtures that focus light down toward the ground and shield the light source from surrounding areas not intended to be illuminated.PROVIDED. E-1 & E-25.19.8Luminaire height should be uniform over the parking lot and not exceed 20 feet.PROVIDED. E-1 & E-25.19.9Parking area lighting should be designed to minimize shadow/light interference by siting light standards between trees and below mature canopy tree height.PROVIDED. E-1 & E-2Goal 5.20: Drainage systems that employ Best Management Practices, consistent with City-wide drainage standards, and are designed to be an integral part of the natural landscape.GUIDELINESA.Use of surface stormwater collection systems, including swales, detention ponds, and energy dissipaters, is encouraged to slow stormwater runoff and improve stormwater quality. Features such as sediment basins, filter strips, and infiltration beds can be included to further enhance the removal of pollutants from runoff.PROVIDED. C-1.0B.Where soils and water tables permit, developers are encouraged to use techniques for increasing stormwater infiltration. Such techniques could include: infiltration basins, infiltration trenches, swales with check dams, and/or permeable pavements.PROVIDED. C-1.0C.Use of permeable pavements, such as porous asphalt, porous concrete, and open-celled pavers, is encouraged for pedestrian walkways, courtyards, parking areas and low-volume roads.PERMEABLE WALKWAYS PROVIDED. AC-1.1D.Use of parking lot planter strips as “bioswales” or infiltration beds that capture runoff from the parking area in the planter areas is preferable to raised planter areas that drain off onto the paved areas. The City can give up to a 5% reduction in required parking in exchange for effective use of surface stormwater collection techniques that increase infiltration.PROVIDED. C-1.0E.Catchment and diversion of stormwater runoff from rooftops into surface collection/detention/infiltration facilities is encouraged.PROVIDED, ROOF DRAINAGE WILL BE PIPED TO BIO-RETENTION AREASSLO COMMUNITY DESIGN GUIDELINES - OFFICESC.Offices. Office structures differ from other commercial buildings in that their intensity of use is lower while building scale is typically larger, primary activities are not limited to the first floor, and there are fewer entries along building perimeters. Without careful attention in design to building form and mass, and street level features, these structures can impair the pedestrian orientation of a streetscape.1.Site planning. Office site plans should incorporate the following features.a.Office buildings should be "built to" the minimum required front setback.PRIOR WETLANDS AREA MAINTENANCE AGREEMENT/ENTITLEMENT DICTATED STREET SETBACK. AC-1b.Surface parking should be located towards the rear of the site or at the side of the building, with bicycle parking convenient to building entrances.PROVIDED. AC-1c.Multi-story buildings should not be placed adjacent to residential private open space areas (e.g., rear yards).NOT APPLICABLEd.The primary building entrance should face the street.TOWER ENTRY PROVIDED AT STREET FRONTAGE. AC-1 & A-1.42.Building design. Office buildings should be designed to comply with the following guidelines.a.Depending upon adjacent land uses and building scale and mass, it may be appropriate to place the first floor at the minimum setbacks, with upper floors set back further.NOT APPLICABLEb.Building surfaces over two stories high or 40 feet in length should provide vertical and horizontal wall plane offsets.PROVIDED. A-4.1c.Office structure facades should have extensive window areas.PROVIDED. A-4.1d.The primary building entrance should be designed as a highly visible and significantarchitectural feature.TOWER ENTRY PROVIDED AT STREET FRONTAGE. AC-1 & A-1.4e.Decorative elements should be focused at the pedestrian level; more architectural simplicity may be appropriate on upper floors.NOTEDGoal 5.18A consistent, high quality system of signs that allows for creativity in design and commercial identification, while avoiding extremes of size, number, color, height, and shape.GUIDELINESA.Signs should be visually integrated with the contours, forms, colors and detailing of the landscape design. Low- profile monument signs are generally preferred.NONE PROPOSED CURRENTLY, BUT WILL MATCH ADJACENT PROPERTY TO ENHANCE A CAMPUS FEELINGB.The colors and materials of signs should reflect the visual attributes of the buildings to which they refer. Harsh or garish colors for background or lettering are discouraged.REFER TO 5.18.AC.Building design should be varied and distinctive, while being in harmony with its context. Repetitive and/or stock design solutions should be avoided.REFER TO 5.18.ASTANDARDS5.6.1Loading docks and refuse collection areas are not permitted in the area between the building and the street.TRASH ENCLOSURE ON SIDE. AC-15.6.2Each commercial, industrial loading, outdoor recycling or waste collection area shall be located on the side of a building opposite from parcel lines or street frontages of any land designated for residential use.NOT APPLICABLE5.6.3Storage, service, trash and recycling collection areas shall be located either within an enclosure or behind a visual barrier.PROVIDED. AC-15.6.4Loading dock areas shall be set back, recessed, and screened from view by walls, berms, or plantings.NOT APPLICABLE5.6.5Exterior on-site utilities (including drainage systems, sewers, gas lines, water lines, electrical, telephone, and communications wires and equipment) shall be installed underground except, where required to be above ground by government agencies.PROVIDED. C-2.05.6.6Rooftop mechanical equipment shall be screened by parts of the roof, or architecturally compatible screening features, so the equipment is not visible from the ground outside the site or open space areas to the public. On sites designated Business Park, such screening shall make rooftop equipment not visible from a viewpoint outside the site and at the same height as the equipment.MECHANICAL TO BE LOCATED BEHID TOWERS. A-3.1
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 1.114 FEB 2020FIRST FLOOR PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESFIRST FLOOR PLAN1/8" = 1' - 0"UPUPUP12345689101316172022232413456791114161820212224ABCDEGHJKLNPQRSTUW1219ACDEGHJKLNPQRTVBA3.1BA3.1AA3.1AA3.1CA3.1DA3.1157'-0"5'-6"47'-0"76'-0"23'-0"5'-6"23'-0"30'-0"23'-0"1'-0"3'-0"53'-0"8'-0"14'-0"8'-0"30'-0"3'-5"16'-2"3'-5"3'-5"16'-2"3'-5"3'-5"16'-2"7'-10"16'-2"3'-5"3'-5"16'-2"3'-5"20'-0"1'-6"3'-0"1'-0"157'-0"5'-6"146'-0"5'-6"47'-0"50'-0"49'-0"3'-5"16'-2"7'-10"16'-2"3'-5"3'-11"16'-2"3'-11"26'-0"5'-0"14'-0"7'-0"5'-5"16'-2"7'-10"16'-2"3'-5"135'-0"8'-6"121'-0"8'-6"7'-0"8'-0"2'-0"4'-6"6'-6"12'-412"32'-1112"10'-8"5'-6"36'-8"44'-10"39'-6"3'-7"13'-0"3'-6"13'-0"6'-5"24'-10"13'-0"7'-0"3'-7"3'-7"13'-0"3'-6"13'-0"135'-0"8'-6"121'-0"17'-0"5'-6"36'-8"44'-10"39'-6"3'-7"13'-0"3'-6"13'-0"6'-5"24'-10"13'-0"7'-0"3'-7"3'-7"13'-0"3'-6"13'-0"4'-10"13'-0"7'-0"10'-6"3'-10"10'-6"20'-0"23'-8"4'-10"13'-0"7'-0"10'-6"9'-6"5'-6"8'-2"15'-6"5'-6"23'-8"6'-412"19'-11"3'-6"3'-6"31'-6"86'-6"27'-2"15'-0"
7'-0"
7'-0"4'-0"24'-0"24'-0"26'-8"20'-8"26'-8"24'-0"27'-0"27'-0"2'-0"33'-6"33'-6"CLCL1114"COL.COL.1114"CLBRB22'-1034"1'-114"22'-1034"1'-114"1'-1/4"CLBRB1'-1/4"CLBRB17'-434"1'-114"1114"CLCOL.1'-1/4"CLBRB1'-114"17'-434"CLCOL.1114"1'- 1/4"412"412"3'-512"5'-8"9'-8"2'-0"2'-0"2'-0"2'-0"5'-8"2'-0"LOBBY101MOP102ELEVEQUIP103ELEV105STAIR106STO104MEN108WOMEN107LEASE114STAIR111STO112ELEC109RISER113STO115BIKE119LOBBY118STAIR117LOBBY110CORRIDOR124CORRIDOR123LEASE120LEASE1211891011121315161731819245620763A2.113A2.145A2.11928A67249192B3156577767157AL-2AL-3AL-3AL-3AL-3AL-3AL-4AL-4AL-1AL-4AL-4AL-4AL-3AL-3AL-3AL-3AL-3AL-2AL-4AL-4AL-4AL-4AL-1AL-5AL-11AL-1129A28B28A28B29A2A29A2628C29A28B28A29A28A28B29A1515FLOOR PLAN REFERENCE NOTES1. STEEL COLUMN. REFER TO STRUCTURAL SHEETS2. A: 2 X 6 STUD WALLB: 2 X 8 STUD WALLC: 2 X 10 STUD WALL3. NOT USED4. 1 HOUR RATED STUD WALL W/ 5/8" TYPE 'X' GYP BOARDEACH SIDE5. LINE OF FLOOR, CEILING OR SOFFIT ABOVE6. LINE OF ROOF CANOPY ABOVE7. LINE OF ALUMINUM CANOPY ABOVE8. LINE OF ALUMINUM SUN SHADE FIN ABOVE9. LINE OF DECK ABOVE10. SINGLE-PLY ROOFING11. LINE OF ALUMINUM CANOPY BELOW12. 2X CEILING JOISTS @ 16" O.C.13. STEEL STAIR. REFER TO DETAILS ON SHT A-7.314. GUARDRAIL & HANDRAIL. REFER TO DETAILS ON SHT A-7.315. 18" X 24" METAL LOUVER. SILL AT +12" AFF. PAINT TO MATCH ADJACENT WALL FINISH. REFER TO DETAILS 61 & 62/A-6.216. MECH DUCT CHASE17. ROOF ACCESS HATCH & LADDER. REFER TO DETAIL 11/A-7.218. +42" GUARDRAIL. REFER TO DETAIL 43/A-7.219. ROOF AND/OR OVERFLOW DRAINS. REFER TO PLUMBING ROOF PLANS20. DECK MEMBRANE. SLOPE TO DRAIN - 2% MAX IN ANY DIRECTION21. ROOF DRAIN. REFER TO DETAIL 31/A-7.222. DECK DRAIN. REFER TO DETAIL 35/A-7.223. OVERFLOW SCUPPER. REFER TO DETAIL 45/A-7.224. DOWNSPOUT. REFER TO ROOF PLAN, SHT A-1.325. ADA ACCESSIBLE TOILET ROOMS. REFER TO MOUNTING HEIGHTSCHEDULE AND SIGNAGE DETAIL/NOTES ON SHT A-6.126. HI/LOW ACCESSIBLE DRINK FOUNTAINS.REFER TO DETAIL 24/A-6.127. 2A10 PORTABLE FIRE EXTINGUISHER IN RECESSED CABINETMOUNT AT +48" TO CENTERLINE OF VALVE HANDLE28. SIGNAGE. REFER TO MOUNTING HEIGHT DETAILS & NOTES ON SHT A-6.1.MOUNT SIGNAGE BACK TO BACK WITH INTERNATIONAL SYMBOL OF ACCESS, WHERE OCCURS AT GLASS AREASA. INTERNATIONAL SYMBOL OF ACCESSB. EXITC. EXIT ROUTED. EXIT STAIR DOWNE. WOMENF. MEN29. ADA CLEAR ACCESS AREAA. DOOR ACCESS CLEARANCE. REFER TO DETAIL 15/A-6.1B. 30" X 48" CLEAR FLOOR SPACE30. REFER TO DETAIL 23/A-7.1 FOR RECESSED ACCESSORY IN 1HR RATED WALL31. FIRE RISER. PROVIDE ADEQUATE CLEARANCE FOR ANY FUTURE MAINTENANCE OR REPAIRS FOR THE RISER PIPE AND VALVES32. BICYCLE RACKS - PEAK BICYCLE RACKS - 5-BIKE ANGLED RACK33. BICYCLE RACKS - PEAK BICYCLE RACKS - CUSTUM VERTICAL RACK - NO LIFTING REQUIREDFLOOR PLAN GENERAL NOTES1. It is the responsibility of the General Contractor to verify all existingconditions prior to construction. Any discrepancies shall be broughtto the immediate attention of the Architect.2. Contractor shall provide and maintain portable 2A10BC fireextinguishers on site during construction and at each building exit.3. All interior walls shall have batt insulation to match stud width. Ceiling/floor shall have min R-11 batt insulation. 4. All plumbing walls shall have R-19 batt insulation.5. There shall be a level and clear floor or landing on each side of a door. The level area shall have a length in the direction of door swing of at least60" and the length opposite the direction of door swing of 48" asmeasured at right angles to the plane of the door in the closed position.Refer to detail 15/A-6.16. All one hour walls shall be framed full height to the bottom of floor or roofsheathing above (U.N.O), with 5/8" type 'x' gypsum wallboard on each side.7. All perimeter stair and lobby walls shall be framed full height to bottomof floor or roof sheathing above (U.N.O), with 5/8" type 'x' gymsum wallboardon each side.2A519191924122428C2A19229B29B21919FOSCLCLCLCLCLCLCLCL45131312FOSFOS27WALL LEGEND2X8 WD STUD WALL2X6 WD STUD WALL1 HR RATED STUD WALL3043A7.143A7.11928B2127332'-8"4'-0"7"RETAINING WALL WATERPROOFINGAll elevator pit walls retaining soil shall be waterproofed with Protecto WrapCompany Jiffy Seal #140/60 per manufacturer recommendations.Provide protection for membrane prior to backfilling with rigid polystyrenefoam or asphalt hardboard.Provode 4"Ø perforated pipe drain at base, extend to storm drain system.28C29A22232425AL-112C42B2B2A2B2A2C2C2A2C2C42C2B2B
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 1.214 FEB 2020SECOND FLOOR PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESSECOND FLOOR PLAN1/8" = 1' - 0"DNDNDN1245891720232412345679111416182021222324ABCDEFJKMNPQRSUW1219ABCDEFJKMNPQRSTV15361622BA3.1BA3.1AA3.1AA3.1TCA3.1DA3.110HH2'-10"157'-0"5'-6"47'-0"76'-0"23'-0"5'-6"23'-0"30'-0"23'-0"1'-0"53'-0"8'-0"14'-0"8'-0"30'-0"4'-5"3'-6"4'-5"3'-5"16'-2"3'-5"3'-5"16'-2"7'-10"16'-2"3'-5"3'-5"6'-8"3'-5"20'-0"157'-0"5'-6"146'-0"5'-6"47'-0"48'-0"51'-0"3'-5"16'-2"7'-10"16'-2"3'-5"3'-11"6'-8"27'-11"7'-5"16'-2"7'-10"16'-2"3'-5"135'-0"8'-6"121'-0"8'-6"15'-0"2'-0"4'-6"6'-6"28'-1112"20'-612"5'-6"40'-8"38'-10"41'-6"3'-7"13'-0"3'-6"13'-0"8'-5"22'-10"3'-6"3'-0"3'-7"7'-7"13'-0"3'-6"13'-0"135'-0"8'-6"121'-0"17'-0"5'-6"40'-8"38'-10"41'-6"3'-7"13'-0"3'-6"13'-0"8'-5"22'-10"3'-0"3'-7"7'-7"13'-0"3'-6"13'-0"25'-8"12'-6"19'-11"6'-8"1'-10"3'-6"1'-10"3'-6"3'-6"3'-6"3'-6"1'-3"1'-3"10"25'-8"714"714"714"714"714"714"714"6'-8"2'-10"6'-11"3'-6"3'-6"1'-3"1'-3"10'-6"10'-6"18'-612"7'-5"2'-1112"2'-1112"5'-0"9'-11"5'-0"5'-0"24'-0"24'-0"26'-8"20'-8"26'-8"24'-0"33'-6"27'-0"27'-0"2'-0"33'-6"714"714"714"714"714"714"714"714"1114"COL.COL.1114"CLBRB22'-1034"1'-114"22'-1034"1'-114"1'-1/4"CLBRB1'-1/4"CLBRB17'-434"1'-114"1114"CLCOL.1'-1/4"CLBRB1'-114"17'-434"CLCOL.1114"1'- 1/4"CL5'-8"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"3'-6"3'-6"6'-712"5'-2"4'-4"6'-0"6'-0"LOBBY201ELEV105STAIR106MEN203WOMEN202LEASE205STAIR204STAIR206ROOFACCESS207DECKW SHWR208M SHWR209LEASE210LEASE211CORRIDOR212CORRIDOR213MOP214313234333536373839412323222223211810811811211181661A2.111A2.142A2.152A52B2A2B81181921108115AL-2AL-7AL-10AL-6AL-7AL-7AL-8AL-8AL-9AL-8AL-8AL-7AL-7AL-6AL-7AL-7AL-8AL-8AL-8AL-8AL-9AL-12AL-10AL-10AL-6AL-9AL-9AL-9AL-912A2A2A28D28D28C28C28D28D35A6.325A7.243A7.229A28E2629A28FAL-11AL-115EXT WOOD DECK WEATHER PROTECTION1. DEX-O-TEX WEATHERWEAR Waterproof Deck Covering Surfacingover NEOBOND waterproofing layer over sloping plywood substrate.Install the waterproofing system and components per manufacturer's recommendations.2. Plywood sheathing subfloor shall be per structural drawings. Sheath'gshall be minimum 3/4" exterior grade, tongue & groove or with all edgesblocked. Provide 1/16" gap between sheets and fill gaps with Elastatex. Sheathing shall be clean, dry, and free from any foreign material that may prevent adhesion of the manufacturer specified surface preparation.Maximum span of 16". Attach with deck screws.3. All metal door pans and deck flashing shall be corrosion resistantmetal; stainless steel or galvanized (zinc coated 390) steel. All metal flashing joints shall be overlapped 6" min and caulked with anelastomeric copolymer sealant. Proper caulking shall be between flashing, and not just over the exposed edge. All metal shall be clean and dry prior to applying deck waterproofing material. FLOOR PLAN REFERENCE NOTES1. STEEL COLUMN. REFER TO STRUCTURAL SHEETS2. A: 2 X 6 STUD WALLB: 2 X 8 STUD WALLC: 2 X 10 STUD WALL3. NOT USED4. 1 HOUR RATED STUD WALL W/ 5/8" TYPE 'X' GYP BOARDEACH SIDE5. LINE OF FLOOR, CEILING OR SOFFIT ABOVE6. LINE OF ROOF CANOPY ABOVE7. LINE OF ALUMINUM CANOPY ABOVE8. LINE OF ALUMINUM SUN SHADE FIN ABOVE9. LINE OF DECK ABOVE10. SINGLE-PLY ROOFING11. LINE OF ALUMINUM CANOPY BELOW12. 2X CEILING JOISTS @ 16" O.C.13. STEEL STAIR. REFER TO DETAILS ON SHT A-7.314. GUARDRAIL & HANDRAIL. REFER TO DETAILS ON SHT A-7.315. 18" X 24" METAL LOUVER. SILL AT +12" AFF. PAINT TO MATCH ADJACENT WALL FINISH. REFER TO DETAILS 61 & 62/A-6.216. MECH DUCT CHASE17. ROOF ACCESS HATCH & LADDER. REFER TO DETAIL 11/A-7.218. +42" GUARDRAIL. REFER TO DETAIL 43/A-7.219. ROOF AND/OR OVERFLOW DRAINS. REFER TO PLUMBING ROOF PLANS20. DECK MEMBRANE, SLOPE TO DRAIN - 2% MAX IN ANY DIRECTION21. ROOF DRAIN. REFER TO DETAIL 31/A-7.222. DECK DRAIN. REFER TO DETAIL 35/A-7.223. OVERFLOW SCUPPER. REFER TO DETAIL 45/A-7.224. DOWNSPOUT. REFER TO ROOF PLAN, SHT A-1.325. ADA ACCESSIBLE TOILET ROOMS. REFER TO MOUNTING HEIGHTSCHEDULE AND SIGNAGE DETAIL/NOTES ON SHT A-6.126. HI/LOW ACCESSIBLE DRINK FOUNTAINS.REFER TO DETAIL 24/A-6.127. 2A10 PORTABLE FIRE EXTINGUISHER IN RECESSED CABINETMOUNT AT +48" TO CENTERLINE OF VALVE HANDLE28. SIGNAGE. REFER TO MOUNTING HEIGHT DETAILS & NOTES ON SHT A-6.1.MOUNT SIGNAGE BACK TO BACK WITH INTERNATIONAL SYMBOL OF ACCESS, WHERE OCCURS AT GLASS AREASA. INTERNATIONAL SYMBOL OF ACCESSB. EXITC. EXIT ROUTED. EXIT STAIR DOWNE. WOMENF. MENG. WOMEN'S SHOWERH. MEN'S SHOWER29. ADA CLEAR ACCESS AREAA. DOOR ACCESS CLEARANCE. REFER TO DETAIL 15/A-6.1B. 30" X 48" CLEAR FLOOR SPACE30. REFER TO DETAIL 23/A-7.1 FOR RECESSED ACCESSORY IN 1HR RATED WALL31. FIRE RISER. PROVIDE ADEQUATE CLEARANCE FOR ANY FUTURE MAINTENANCE OR REPAIRS FOR THE RISER PIPE AND VALVES32. BICYCLE RACKS - PEAK BICYCLE RACKS - 5-BIKE ANGLED RACK33. BICYCLE RACKS - PEAK BICYCLE RACKS - CUSTUM VERTICAL RACK - NO LIFTING REQUIREDFLOOR PLAN GENERAL NOTES1. It is the responsibility of the General Contractor to verify all existingconditions prior to construction. Any discrepancies shall be broughtto the immediate attention of the Architect.2. Contractor shall provide and maintain portable 2A10BC fireextinguishers on site during construction and at each building exit.3. All interior walls shall have batt insulation to match stud width. Ceiling/floor shall have min R-11 batt insulation. 4. All plumbing walls shall have R-19 batt insulation.5. There shall be a level and clear floor or landing on each side of a door. The level area shall have a length in the direction of door swing of at least60" and the length opposite the direction of door swing of 48" asmeasured at right angles to the plane of the door in the closed position.Refer to detail 15/A-6.16. All one hour walls shall be framed full height to the bottom of floor or roofsheathing above (U.N.O), with 5/8" type 'x' gypsum wallboard on each side.7. All perimeter stair and lobby walls shall be framed full height to bottomof floor or roof sheathing above (U.N.O), with 5/8" type 'x' gymsum wallboardon each side.4FOSFOS110CLCLCLCLCLCLCLCLCL27271616WALL LEGEND2X8 WD STUD WALL2X6 WD STUD WALL1 HR RATED STUD WALL11A7.31215A7.243A6.312124240412"412"29G29H46AL-1147484544433'-0"12'-512"5'-412"5'-4"5'-4"CL5'-412"2'-012"42C2A2A2C2B2042C2C2C2C2A2B2C2A
These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voiceNo. C-269421923A - 1.314 FEB 2020ROOF PLANDate:Revised:Job No:Sheet:Project:Consultant:Sheet Contents:Client:815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560SAN LUIS OBISPOCA 93401862AEROVISTAPLACEQUAGLINOPROPERTIESROOF PLAN1/8" = 1' - 0"124589172023241234567916182021222324ABCEFKMNQRSUW1219ABCEFKMNQRSTV15361622BA3.1BA3.1AA3.1AA3.1CA3.1DA3.113A7.23311A7.232A7.2322A7.224A7.222A7.232A7.2143A7.21/4" / FT1/4" / FT1/4" / FT1/4" / FT1/4" / FT1/4" / FT1/2" / FTRIDGERIDGE1/4" / FT22A7.224A7.213A7.212A7.213A7.212A7.224A7.222A7.24432A7.224A7.213A7.212A7.212A7.212A7.213A7.212A7.214A7.214A7.2DSDSDSDSDSDSDSDSDSDSDS DSDSDS DSDSDSROOF NOTES1.ROOFING MEMBRANERoofing membrane shall be Johns Manville PVC 80mil SP8RMmechanically attached roofing system fastened, adhered and joinedper manufracturer's specifications. Underlayment to be 1/4" thick (min)US Gypsum Co. SECUROCK Glass-Mat Roof Board (Type SGMRX) over15/32 " (min) roof deck. System is UL Class A fire-rated. UL Listing TGFU.R101672.FLASHINGAll flashing shall be corrosion resistant metal flashing; galvanized(zinc coated 390) steel.Minimum gauge shall be: coping....................................22 GAbase.........................................24 GAcounter................................24 GA3.ROOF DRAINLINESProvide 4"ø (horizontal & vertical) roof drain lines typ, u.n.o. Size per plumbing plans. Extend drain lines through framing, down walls to belowgrade. Refer to Grading Plan for continuation. 4.OVERFLOWDRAINLINESExtend overflow drain lines through framing, to soffit. Refer to 31/A-7.25.HORIZONTAL PIPINGAll horizontal piping shall have a minumum 1/4" per foot slope.6.GUTTERS & DOWNSPOUTSGS gutters, 6" wide, 24 GA, shape sim to SMACNA Fig 1-2, Style A, GS downspouts, 6" wide x 6" deep, 22 GA, shape per SMACNA Fig 1-31B, Gutter & Downspout color Old Zync Gray (Metal Sales)7.CERTIFICATIONRoofing Contractor shall provide certification of roof covering classification to City, prior to final inspection.ROOF REFERENCE NOTES1. SINGLE PLY ROOFING2. CRICKET, 1/4" PER FT SLOPE MINIMUM, UNO3. ROOF DRAIN W/ OVERFLOW, REFER TO 31/A-7.24. EXTEND OVERFLOW THRU SOFFIT, REFER TO 41/A7.25. ALUMINUM CANOPY W/ HANGER RODS BELOW6. ALUMINIUM SUN SHADE FINS BELOW7. ROOF HATCH8. DOWNSPOUT CONNECTION BELOW CANOPY9. MECHANICAL UNITS - REFER TO MECHANICAL PLANS10. LINE OF BUILDING BELOW11. FUTURE SOLAR READY ROOF AREA12. FUTURE MECHANICAL UNIT LOCATIONS31136556867410614110561438133262510286522A7.2SIM53A7.2SLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPE2% MAX TYP2% MAX TYP1111111154A7.254A7.291212121212121212121/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT1/2" / FT