HomeMy WebLinkAboutItem 6b. Review of a Mixed-Use Development Project at 3580 and 3584 Bullock Lane (ARCH-0489-2019, EID-0345-2020) Item 6b
Department: Community Development
Cost Center: 4003
For Agenda of: 1/11/2022
Placement: Public Hearing
Estimated Time: 60 minutes
FROM: Michael Codron, Community Development Director
Prepared By: John Rickenbach, Contract Planner & Rachel Cohen, Associate Planner
SUBJECT: REVIEW OF A 192-UNIT MIXED-USE DEVELOPMENT PROJECT
INCLUDING 7 LIVE/WORK UNITS, A 585 SQUARE FOOT COMMERCIAL
UNIT, ON-SITE PARKING, AND OTHER RESIDENTIAL COMMUNITY
AMENITIES ON A 10.93-ACRE SITE LOCATED WITHIN THE 231-ACRE
ORCUTT AREA SPECIFIC PLAN (3580/3584 BULLOCK LANE)
RECOMMENDATION
Adopt the Draft Resolution entitled, “A Resolution of the City Council of the City of San
Luis Obispo, California, approving a Common Interest Vesting Tentative Tract Map
(VTTM 3136), a 192-unit Mixed-Use Development, including 7 Live/Work Units, a 585
square foot Commercial Unit, on-site parking, and other residential community amenities
on a 10.93-acre site located within the 231-Acre Orcutt Area Specific Plan (OASP), a
request to allow Live/Work Units on the ground floor within the first 50 feet of floor area
measured from the building face adjacent to a street, a Sign Program, the summary
abandonment of 30 feet offer of dedication for public street and utility purposes, and adopt
a Mitigated Negative Declaration of Environmental Review as represented in the City
Council Agenda Report and attachments dated January 11, 2022 (3580/3584 Bullock
Lane File #ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020)” which will:
1. Approve the development plan based on findings and subject to conditions of
approval; and
2. Approve the Vesting Tentative Tract Map (VTTM 3136) based on findings and
subject to conditions of approval; and
3. Adopt a Mitigated Negative Declaration pursuant to the California Environmental
Quality Act (CEQA).
Page 239 of 466
Item 6b
REPORT-IN-BRIEF
The applicant, Bullock Ranch, LLC, has proposed a Vesting Tentative Tract Map (VTTM
3136) that would facilitate mixed residential, live/work, and commercial development
within a 10.93-acre portion of the 231-acre Orcutt Area Specific Plan (OASP). The project
site is designated as Medium-High Density Residential and Community Commercial (CC)
under both the OASP and the General Plan, and zoned R -3-SP and Community
Commercial/Mixed Use (CC-MU). The project would include 192 residential units,
consisting of 8 townhouses in the southeast corner of the project site along Ranch House
Road, 88 bungalows/carriages on the east side of the project site, and 96 townho use
apartments on the west side of the project site along Bullock Lane.
All residential development would be
on airspace condominium lots.
Seven of the 8 townhouses would be
designed as “live/work” units. The
ground floor of the remaining
townhouse would be designed as a
separate 585 square-foot
commercial unit.
The project design includes San Luis
Obispo Mission, Adobe Ranch, and
Farmhouse architectural styles.
Architectural features include gable
end roof forms, rafter tails, bungalow
style fenestration and porches, tile
roofs, smooth stucco facades, and
mission styled arched openings.
The project includes construction of several residential community amenities
including a 1,766-square foot community center that would include a fitness center,
lease office, a 766 square-foot pool building that would include bathrooms, showers,
resident mailboxes, a bicycle maintenance room, and an outdoor pool area.
The Tree Committee (October 2020) and the Architectural Review Commission (December
2020) reviewed the proposed project and recommended the Planning Commission find the
project consistent with the Orcutt Area Specific Plan (OASP), Community Design
Guidelines, and other applicable City standards. On October 27, 2021, the Planning
Commission reviewed the project and the draft initial study/mitigated negative declaration
(IS/MND) prepared for the project and has recommended approval of the proposed project
to the City Council based on the findings and conditions in PC Resolution No. PC -1049-
2021 (Attachment B), including the applicant’s requests that the live/work units be located
within the first 50 feet of floor area as measured from the building face adjacen t to Round
House Road and the summary abandonment of 30 feet offer of dedication for public street
and utility purposes.
Figure 1. Project Site Location
Page 240 of 466
Item 6b
In addition, the Planning Commission provided direction that staff was to work with the
developer to add a family “tot lot” in an appropriate area and explore the feasibility of
deepening the 4-foot-deep balconies within the townhouse apartments. The Planning
Commission also provided feedback that Bullock Lane could potentially be designed to
have slightly narrower vehicle lanes that still comply with City standards and allow for a 12-
foot-wide bike path instead of the proposed 10-foot-wide bike path. The applicant has
provided revised plans and drawings (see Attachments H and J) that address the Planning
Commission’s direction and feedback.
Based on the analysis set forth below and the revisions made by the applicant in response
to Planning Commission direction, staff is recommending the City Council adopt the Final
IS/MND, approve the project, and approve the Vesting Tentative Tract Map (VTTM 3136).
DISCUSSION
Background & Project Details
Proposed residential development would consist of three housing product types: 8
townhouses in the southeast corner of the project site along Ranch House Road, 88
bungalows/carriages on the east side of the project site, and 96 townhouse apartments
on the west side of the project site along Bullock Lane (see Attachment F). All residential
development would be on airspace condominium lots. The bungalows/carriages and the
conventional townhouses would be in San Luis Obispo Mission and Adobe Ranch
architectural styles and the live/work units in the Farmhouse architectural style. The
proposed
bungalows/carriages
would be semi-
detached housing
organized in clusters
of two bungalows and
one carriage house.
Each of the
bungalows would be
two levels and would
include small back
yards and a detached
two-car garage. Each
of the carriage houses
would be a single-
level unit on top of its two-car garage and the garages for the two bungalows in the cluster.
Figure 2. Bungalow / Carriage Cluster Rendering
Page 241 of 466
Item 6b
The eight townhouse
apartments (seven of
which are live/work
units) would be located
within the Mixed Use /
Community Commercial
zoned area. Each
townhouse would have
three levels, three
bedrooms, would range
in size between 2,050
and 2,350 square feet,
and would have direct
access two a car garage
in its rear. The ground floor of each live/work unit is designed for commercial or office
use. The eighth townhouse apartment would be separated from a ground floor
commercial space with a separate entrance. The bungalows would each have 4
bedrooms and range in size between 1,600 square feet and 1,901 square feet. The
carriage houses with one bedroom would be 749 square feet and those with three
bedrooms 1,412 square feet. The traditional townhouse apartments would range in size
between 733 square feet for one -bedroom units up to 1,839 square feet for three -
bedroom units. These townhouses would be in t hree level buildings of either 6 units or 12
units. Each townhouse would have direct access to a garage.
The project also includes construction of several residential community amenities,
including a 1,766-square foot community center that would include a fitness center and
lease office, a 766 square-foot pool building that would include bathrooms, showers,
resident mailboxes, a
bicycle maintenance
room, and an outdoor pool
area. Several landscaped
seating areas would be
provided throughout the
residential community
areas, including an open
area with a shade
structure, and an outdoor
kitchen for neighborhood
gatherings and various
“seating nodes”
(Attachment F, Project
Plans, Sheet L5).
Figure 3. Live/Work Units Rendering
Figure 4. Townhouse Apartments Rendering
Page 242 of 466
Item 6b
At the recommendation of the Planning Commission, a tot lot is now proposed in the
eastern portion of the project, north of Sponza Lane, between Court 7 and Court 9,
adjacent to the proposed Neighborhood Gathering Space (see discussion below in Table
1).
The project will be constructed in two phases. Phase 1 will be to the east of the proposed
central recreation area and will include the 88 bungalow and carriage units, 7 live/work
townhouses, and 1 additional unit within the live/work building but with a separate
entrance from a downstairs 585 SF commercial space. Phase 2 will include the central
recreation area and the 96 townhouses. Required infrastructure improvements will be
built concurrently with each phase.
Infrastructure Focus
The project would improve Bullock Lane between the project site’s north property line and
south property line. Additionally, the project is conditioned to extend an existing regional
bike path along the west side of Bullock Lane from the project’s south property line to the
southwest corner of the intersection of Orcutt Road and Bullock Lane (Condition No. 83).
The project includes connection to existing City services, including water and wastewater
infrastructure. A related aspect of the project includes the summary abandonm ent of a
previous street and utility offer with respect to Bullock Lane in order to facilitate the
proposed improvements as described above.
The applicant has also provided a sign program in accordance with City sign regulations
(Municipal Code Section 15.40), which is included as Attachment G.
Previous Council or Advisory Body Action
The City Council approved the Orcutt Area Specific Plan in 2009, which formed the basis
for various subsequent applications within the Specific Plan area, including the one
currently proposed.
Tree Committee - October 26, 2020: Reviewed the proposed tree removal and
replacement plantings associated with the project, and recommended approval
(Attachment C, Meeting Minutes).
Architectural Review Commission (ARC) - December 7, 2020: Reviewed the project for
consistency with the OASP and Community Design Guidelines (CDG). The ARC
recommended that the project was consistent with applicable design guidelines
(Attachment D, Meeting Minutes).
Planning Commission - October 27, 2021: Reviewed the project and recommended
approval of the proposed project to the City Council based on the findings and conditions
in PC Resolution No. PC-1049-2021 (Attachment B), and provided the following direction:
Page 243 of 466
Item 6b
Direct staff to work with the developer to add a family “tot lot” in an appropriate
area; and
Direct staff to work with the developer to explore the feasibility of deepening the 4 -
foot-deep balconies within the townhouse apartments.
The Planning Commission also provided feedback that Bullock Lane could potentially be
designed to have slightly narrower vehicle lanes that still comply with City standards and
allow for a 12-foot-wide bike path instead of the proposed 10-foot-wide bike path.
Response to Planning Commission Recommendations
In response to Planning Commission direction and feedback, the project applicant has
proposed minor modifications to the project. These are included in Attachments H and J
and summarized in Table 1 below.
Table 1. Response to Planning Commission Direction
Planning Commission Direction Applicant/Staff Response
Add a family “tot lot” in an appropriate area. The applicant has identified a location for a tot lot
in the eastern portion of the development on a
small site that had previously been programmed to
be passive open space with synthetic turf adjacent
to the proposed Neighborhood Gathering Space
(see Figure 5). The applicant has not proposed a
specific design for the tot lot and is proposing that
the builder of the Bungalows would design and
build that facility.
Staff Analysis: Staff supports the proposed location
of the tot lot, as it is adjacent to the Neighborhood
Gathering Space that includes an outdoor kitchen,
seating, and shade structure. The tot lot area is
easily accessible and adjacent to a pedestrian
walkway along Sponza Place. The size of the lot
would be a minimum of 650 square feet, which is
large enough to be functional and include small
play equipment, especially in the context of being
adjacent to the Neighborhood Gathering Space
described above. As noted above, the applicant is
not proposing to design this facility, nor identify any
specific play equipment at this time. For that
reason, staff is recommending Condition of
Approval #34 be included in the Resolution to
establish design parameters when this facility is
built: “Building plans for the project shall include a
tot lot located adjacent and east of the
Neighborhood Gathering Space identified on Sheet
L1 of the project plans that is a minimum of 650
square feet in size and includes play equipment
Page 244 of 466
Item 6b
Table 1. Response to Planning Commission Direction
Planning Commission Direction Applicant/Staff Response
(e.g. slides, climbing apparatus, grassy areas,
etc.), and appropriate safety features (e.g. fencing,
playground mulch, etc.) to the satisfaction of the
Community Development Director.”
Explore the feasibility of deepening the 4-foot-deep
balconies within the townhouse apartments.
The Commission’s concern was to improve the
functionality of the balconies, which were thought
to be too narrow. The applicant has proposed to
enlarge balconies on plan 1 and plan 2 units within
the three-story townhomes, increasing their
average size from 38 SF to 51 SF. See Figure 6 for
details (see also Attachment F, Project Plans,
Sheets AC 5.0 – 5.3).
Staff Analysis: Staff supports the proposed balcony
redesign because it would increase the overall
area by approximately 34%. The depth of the
balcony, which was the Commission’s primary
concern, would increase from 50 inches to 63
inches, which would improve the functionality of the
balcony, including the ability to allow for chairs and
a small table with some room to maneuver. The
balcony width would also increase slightly (by 8
inches), to 9’10”.
Consider narrowing the lanes of Bullock Lane in
compliance with City standards to allow for a 12-
foot-wide bike path instead of the proposed 10-
foot-wide bike path.
Based on this feedback from the Planning
Commission, the applicant has decided to modify
the proposed design of Bullock Lane to allow for a
12-foot-wide bike path and narrower vehicle lanes.
The revised plans have been submitted as an
update to the project plans and are included as
Attachment H.
Staff Analysis: Staff is supportive of the revisions
as shown on the preliminary plans. Detailed plans
will be required as part of the building and public
improvement plans submittal.
Page 245 of 466
Item 6b
Figure 6. Proposed Balcony Redesign
Figure 5. Proposed Tot Lot Location
New Tot Lot Area
Location of
proposed
Tot Lot
Neighborhood
Gathering Space
Page 246 of 466
Item 6b
Policy Context
The proposed project must conform to the standards and limitations of the General Plan,
OASP, and any applicable aspects of the Zoning Regulations, and Engineering Standards
that are not otherwise addressed in the OASP which apply to the overall developmen t
plan approval including the subdivision component. The Planning Commission found the
project to be consistent with all applicable City policies, programs, and standards.
Consistency with the Orcutt Area Specific Plan
Consistency with Medium-High Density Residential Designation
Under the OASP, the majority of the project site is designated as R-3, Medium-High
Density Residential. The project complies with policies 3.2.11, 3.2.13 -3.2.16, and 3.2.181
of the OASP as they relate to the R-3 zone, as it includes an appropriate mix of unit types,
with access to common and public open space, as well as community amenities
consistent with OASP policies.
The ARC and the Planning Commission found the design of the project to be consistent
with the design guidelines of the OASP and the City’s Community Design Guidelines. The
proposed San Luis Obispo Mission, Adobe Ranch, and Farmhouse architectural styles of
the residential and commercial structures are consistent with the California Mission and
California Bungalow styles described in the OASP because the designs include
architectural features such as gable end roof forms, rafter tails, fenestration and porch
styles of the bungalow style and tile roofs, smooth stucco facades, end roof forms and
arched openings of the mission style.
The project also includes the extension of an existing regional bike path along the west
side of Bullock Lane from the project’s south property line to the southwest corner of the
intersection of Orcutt Road and Bullock Lane, providing direct connectivity to the rest of
the City’s bicycle circulation network (see Attachment H).
1 Policy 3.2.11. The majority of medium-high development (R-3) should be comprised of multiplexes and
multi-family apartments or condominiums.
Policy 3.2.13. Multiplex dwelling units may consist of attached units with a maximum of eight units per
building. Units either could be available to renters or owned as condominiums.
Policy 3.2.14. Multiplex and multi-family apartment units shall have access to common greens or interior
parkways. Ground floor units shall be designed with private, compact outdoor areas.
Policy 3.2.15. All common outdoor areas within multiplexes, manufactured housing parks and multi -family
apartment projects shall be privately maintained by a homeowners’ association or other method acceptable
to the Community Development Department.
Policy 3.2.16. Multifamily developments shall provide connections to pedestrian/bicycle paths in the
Specific Plan Area for access to the mixed-use area, the neighborhood park, and linear park.
Policy 3.2.18. Sites within the medium-high and high density residential zones will be made available to the
Housing Authority or private developers to develop units of affordable housing for low income households.
Adequate areas of medium-high density (R-3) and medium density (R-2) will be provided for additional units
of affordable housing for low and moderate-income households see Affordable Housing below for further
discussion).
Page 247 of 466
Item 6b
Consistency with Mixed Use/Community Commercial Designation
OASP policies 3.2.20 and 3.2.21 encourage the inclusion of offices and live/work space
as part of multi-family portion of community commercial land use designation. The project
would include seven, three-story attached live/work units within the Mixed
Use/Community Commercial zoned portion of the site. The ground floor is designed to be
used as commercial or office space, while the upper stories would be utilized areas as
living space. Each of these units would have direct access to the ground floor commercial
space. An eighth residential unit will be located on the second story above a separate
585 SF commercial unit on the first floor.
The live/work units and commercial space would be located along Ranch House Road.
The units front the roadway, providing good visibility for the ground floor commercial
component of the project. Although no commercial or office uses have been prescribed,
the design of the structures and small floor area would encourage uses that would be
consistent and compatible with adjacent residential development.
Consistency with Parking Requirements
The project would include both garages and on onsite parking to serve proposed
development. Table 4 summarizes the parking requirements for the site, and how the
proposed project meets those requirements.
Consistency with Affordable Housing Requirements
The project is required to provide affordable inclusionary housing based on the City’s
Housing Element and Municipal Code. The project requires 27.6 inclusionary units, per
Table 2 of the Housing Element. However, per Table 2A, that requirement is adjusted
downward to be 0.25 times the nominal requirement based on the average unit size and
net density (1,347 SF and 16.25 density units/acre), or 6.9 inclusionary units, rounded up
to 7. The applicant proposes to meet this requirement by spreading the inclusionary units
throughout the project site and among the various product types, with 2 affordable units
in Phase 1, and 5 units in Phase 2 (see Table 2). The number and type of inclusionary
units are consistent with the requirements of Housing Element policy 4.1, Municipal Code
Section 17.138.040 and policies 3.3.1 through 3.3.7 of the Orcutt Area Specific Plan
(OASP). Notably, OASP Policy 3.3.5 exempts the Community Commercial Mixed -Use
portions of any project from Inclusionary Housing requirements.
Page 248 of 466
Item 6b
Table 2. Inclusionary Housing Proposal
Housing Type Phase No. of Bedrooms No. of Affordable
Bungalow P1 1 1 Low
Bungalow P2 3 1 Moderate
Townhouse P1 1 1 Moderate
Townhouse P2 1 1 Low, 2 Moderate
Townhouse P3 2 1 Moderate
Consistency with the Zoning Regulations
The OASP includes standards and requirements that in many cases supersede those in
the Zoning Regulations. In other cases, the OASP defers to the Zoning Regulations or
Municipal Code for regulations regarding setbacks, lot coverage, lot configuration,
parking, lighting, and signs. Table 4 summarizes the project’s characteristics and
consistency with the applicable code requirements.
Consistency with the Mixed-Use Standards
The project is consistent with the Zoning Regulations for Mixed-Use Projects (Section
17.70.130), since the proposed building design complies with design and performance
standards for mixed-use development and is consistent with all property development
standards including height, coverage, access, and setbacks for the Community
Commercial (C-C) zone.
The live/work units would be located along Ranch House Road, an interior collector
roadway serving the entire Specific Plan area. The units would appropriately front on that
roadway, providing good visibility for the ground floor commercial component of the
project. The applicant has requested a design exception to allow these structures to be
located within 50 feet of the roadway. The Planning Commission supported this request
since it would improve street visibility for the commercial components of the live/work
units, particularly the one stand-alone commercial unit along this roadway frontage.
Lighting
The applicant has proposed a conceptual lighting plan (Attachment I), which shows the
general types of lighting and their location within the project site. These include street and
parking lot lighting (pole lights), decorative pedestrian path lighting, signage lighting and
bollard lighting. No details on lighting type have been provided exc ept at the conceptual
level. However, this is sufficient to understand the applicant’s intent to provide for public
safety and visibility at night. Condition of Approval No. 5 (Attachment A) requires a
detailed lighting program to demonstrate compliance wi th the Municipal Code
requirements.
Page 249 of 466
Item 6b
Signage
The project includes a sign program (Attachment G) as required by Section 15.40.485 of
the Municipal Code. The purpose of sign program is to provide for project specific designs
and sign accommodations that consider compatible and appropriate signage which can
be reviewed concurrently with the review of building designs and site layout. The sign
program includes: 9 wall signs, a residential monument sign, and an apartment
community sign (Table 4). The overall scale and form of these signs is consistent with the
project design, as well as other monument and community signs of other subdivisions in
the City.
Table 3. Proposed Sign Program
Sign Type Quantity Maximum Size and dimensions
Awning Sign 3 18 inches x 6 feet (9 square feet)
Wall Sign 4 18 inches x 6 feet (9 square feet)
Awning Sign 1 18 inches x 8 feet (12 square feet)
Awning Sign 1 18 inches x 12 feet (18 square feet)
Residential Monument Sign 1 Approx. 4 feet x 12 feet (30 square feet)
Apartment Community Sign 1 18 inches x 24 feet (36 square feet)
Total No. of Signs 11
Consistency with the Subdivision Regulations
The subdivision component of the project (Vesting Tentative Tract Map – VTTM 3136)
requires final approval by the City Council. The applicant is requesting a common interest
phased subdivision that includes easements for shared driveways and parking spaces .
Per section 16.17.030 of the Municipal Code, common interest subdivisions within the R-
3 zone shall provide a minimum of one hundred (100) square feet of common open space
per unit, a total of 19,200 square feet for the overall project. The project site includes
75,320 SF of publicly accessible landscaped open space area, primarily landscaped
courtyards and parkways. In addition, the project includes 41,220 SF of hardscape,
mostly sidewalks, paseos, and paved gathering areas associated with the community
center. This is approximately 606 SF per unit, or 392 SF if just counting the landscaped
areas.
In addition to providing common open space, although not required, the project provides
a minimum of 37 to 600 SF of private open space per unit, depending on the size of the
unit, in the form of balconies and patios. As proposed, the subdivision and phasing are
consistent with the subdivision regulations.
Page 250 of 466
Item 6b
Table 4. Project Consistency Summary
Site Details Proposed Requirement
Land Use Designation R-3-SP Medium-High Density
Residential and Community
Commercial Mixed Use
R-3 policies apply from the OASP
Policies 3.2.11 to 3.2.18; R-3
development standards defer to
Zoning Code (per Table 3.1 of
OASP); OASP policy 3.2.21
encourages live/work units in CC-
MU
Density & Dwelling Units 169 Density Units; 192 total units
(185 + 7 live/work units)
18 units per net acre.
18 x 10.34 net ac = 186 Density
Units
Setbacks Project setbacks vary and comply
with code requirements.
Front – 10 feet;
Side and rear – variable depending
on building height (5-10 feet), per
Table 2-9 of Municipal Code
17.20.020
Maximum Building Height Bungalow Cluster – 27’ 10”
Live/Work Units – 35’
Townhouse Apartments – 35’
Recreation Building – 27’ 8”
(see Project Plan Sheets AA2.9,
AA2.10, AB2.0, AC2.0, AC2.1,
AC2.2, AC2.3 and AC2.4)
35’ (per Table 2-8 of Municipal Code
17.20.020 and Table 2-16 of
Municipal Code 17.28.020)
Maximum Lot Coverage 34.6% 60% in R-3 zone (per Table 2-8 of
Municipal Code 17.20.020);
75% in C-C zone (per MC
17.28.020)
Signs
Schematic sign program has been
provided by the applicant; will be
subject to a condition of approval
Project subject to Municipal Code
Section 15.40 (sign regulations).
Sign program will be submitted
separately.
Public Art Payment of in-lieu fees Project subject to Municipal Code
17.70.140, payment of in-lieu fees
Parking
Automobile spaces
Bicycle Parking
Motorcycle Parking
410 (315 in garages); 40 EV Ready
and 200 EV Capable spaces located
in garage spaces
384 long-term (2 per unit); 39 short-
term for guests
20
399 automobile spaces; 40 EV
Ready and 200 EV Capable
384 long-term (2 per unit); 39 short-
term
20 motorcycle spaces
Page 251 of 466
Item 6b
Table 4. Project Consistency Summary
Site Details Proposed Requirement
(see Project Plan Sheet A1.0;
modification documented in staff
memo to Planning Commission on
10-27-21)
(consistent with Municipal Code
17.72.030 and 17.72.040)
Affordable Housing 7 total (2 for low income; 5 for
moderate income households)
7 total (per City inclusionary housing
regulations)
Environmental Status
A Mitigated Negative Declaration (MND) has been prepared and has circulated
for a 30-day public review. The project site is also addressed in the Orcutt Area
Specific Plan Final EIR, which was certified in 2009.
Public Engagement
As noted under “Previous Council or Advisory Body Action”, the OASP was approved by
the City Council in 2009, and the Planning Commission recommended approval of the
currently proposed project in October 2021, based on input from the Tree Committee and
Architectural Review Commission, which considered the project in October 2020 and
December 2020, respectively.
CONCURRENCE
The City’s review of the project involved all City departments in the development review
process. Various conditions of approval from these departments were included in the
Resolution related to the project approval, based on those conditions set forth in the
Planning Commission Resolution related to this action, as modified as a result of Planning
Commission recommendations.
ENVIRONMENTAL REVIEW
A Draft Mitigated Negative Declaration (MND) was prepared under the California
Environmental Quality Act (CEQA) and circulated for 30 days beginning November 24,
2020 and ending December 24, 2020. The Draft MND, including all its attachments, are
available on the City’s website at: https://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-
folder-2123.
The Draft MND tiered off the OASP Final EIR that was certified in 2009, which is available
at: https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-717.
Page 252 of 466
Item 6b
The Draft MND determined that with incorporation of mitigation measures, potential
impacts will be less than significant. The following issue areas had associated impacts
requiring mitigation measures: aesthetics (minimize lighting), air quality (standard
SLOAPCD emissions reductions), biological resources (pre-construction surveys;
landscaping review; pet hazards brochure), cultural and tribal cultural resources
(construction monitoring), energy (shade trees, telecommuting, ped/bike pathways),
geology and soils (grading practices), greenhouse gas emissions (reduction measures),
hazards and hazardous materials (past stored materials evaluation and disposal),
hydrology and water quality (SWPPP, fair share fee for area drain age improvements),
noise (nose reduction measures), and transportation (pedestrian warning signage).
Residual impacts from building onsite recreation facilities and utilities are addressed
through the mitigation measures described above.
One comment letter was received regarding the MND from the Air Pollution Control
District (APCD) of San Luis Obispo County on December 28, 2020. Comments in the
letter were reviewed by City staff and the City’s environmental review consultant.
SLOAPCD raised issues with respect to possible health risks from emissions from nearby
passing locomotives, impacts from construction-related emissions, and greenhouse gas
emissions associated with the project. Responses to APCD’s comments have been
prepared and included as Attachment K. No revisions have been made to either the
analysis or required mitigation measures. However, some clarification is provided in the
response to APCD relative to the project design, so that agency can better understand
the project’s proximity to the nearby railroad tracks, and how that relates to the air quality
analysis. The findings from the Draft MND, as well as the Mitigation Monitoring Reporting
Program (MMRP), have been included in the draft Resolution for Planning Commission
consideration.
FISCAL IMPACT
Budgeted: No Budget Year: 2021-22
Funding Identified: No
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $N/A $ $ $
State
Federal
Fees
Other:
Total $ $ $ $
Page 253 of 466
Item 6b
There will be no net fiscal impact related to approving the proposed project. The applicant
will be required to implement a variety of public and private improvements either directly
as a result of the project, various conditions of approval, or through mitigation measures.
In some cases, the applicant is eligible for reimbursement for portions of public
improvements that are beyond what would otherwise be required to offset the impacts of
the proposed project. No previously unanticipated fiscal impacts would occur as a result
of this action.
ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of
additional information or analysis required.
2. Deny the project. An action denying the application should include findings that cite
the basis for denial and should reference inconsistency with the General Plan, OASP,
Zoning Regulations, Subdivision Regulations, or other policy documents.
ATTACHMENTS
A. Draft Resolution to approve the project and adopt the MND
B. PC Resolution No. 1049-21
C. Project Plans & Vesting Tentative Tract Map
D. Sign Program
E. Revised Preliminary Off-site Improvement Plans for Bullock Lane and Bike Path
Alignment
F. Lighting Plan
G. Proposed Modifications Addressing Planning Commission Direction
H. Response to comment on the MND
I. Mitigated Negative Declaration of Environmental Review for Bullock Ranch 3580,
3584, and 3590 Bullock Lane, EID-0345-2020 (available online at
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2123)
Page 254 of 466
RESOLUTION NO. ____ (2022 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING A COMMON INTEREST VESTING
TENTATIVE TRACT MAP (VTTM 3136), A 192-UNIT MIXED-USE
DEVELOPMENT, INCLUDING 7 LIVE/WORK UNITS, A 585 SQUARE
FOOT COMMERCIAL UNIT, ON-SITE PARKING, AND OTHER
RESIDENTIAL COMMUNITY AMENITIES ON A 10.93-ACRE SITE
LOCATED WITHIN THE 231-ACRE ORCUTT AREA SPECIFIC PLAN
(OASP), A REQUEST TO ALLOW LIVE/WORK UNITS ON THE GROUND
FLOOR WITHIN THE FIRST 50 FEET OF FLOOR AREA MEASURED
FROM THE BUILDING FACE ADJACENT TO A STREET, A SIGN
PROGRAM, THE SUMMARY ABANDONMENT OF 30 FEET OFFER OF
DEDICATION FOR PUBLIC STREET AND UTILITY PURPOSES, AND
ADOPT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
REVIEW AS REPRESENTED IN THE CITY COUNCIL AGENDA REPORT
AND ATTACHMENTS DATED JANUARY 11, 2022 (3580/3584 BULLOCK
LANE FILE #ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020)
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web
based public hearing on October 26, 2020 and recommended approving the proposed
tree removal and replanting plan associated with an development review applications
ARCH-0755-2019, Bullock Ranch, LLC, applicant, with the addition of specific conditions
of approval; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on December 7, 2020 for the purpose of reviewing
a development review application ARCH-0489-2019, Bullock Ranch, LLC, applicant and
recommended approving the design with direction regarding metal railing design on
balconies to maximize privacy and variation of the use of masonry on porches; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based public hearing on October 27, 2021 for the purpose of reviewing a
development review application ARCH-0489-2019, SBDV-0490-2019 & EID-0345-2020,
Bullock Ranch, LLC, applicant, for a mixed-use development project; and
WHEREAS, the Planning Commission of the City of San Luis Obispo
recommended approval of the project to the City Council, with conditions; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a web
based public hearing on January 11, 2022 for the purpose of reviewing a development
review application ARCH-0489-2019, SBDV-0490-2019 & EID-0345-2020, Bullock
Ranch, LLC, applicant, for a mixed-use development project; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
Page 255 of 466
Resolution No. _____ (2022 Series) Page 2
R ______
WHEREAS, the City Council has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations
by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis
Obispo as follows:
Section 1. Findings. Based upon all the evidence, the City Council hereby
approves the project (ARCH-0489-2019, SBDV-0490-2019 & EID-0345-2020), 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 intention
of the site's Medium-High Density Residential and Community Commercial with a
Mixed-Use overlay zoning designation and will be subject to conformance with all
applicable building, fire, and safety codes.
2. The proposed San Luis Obispo Mission, Adobe Ranch, and Farmhouse
architectural styles of the residential and commercial structures are consistent with
the California Mission and California Bungalow styles described in the Orcutt Area
Specific Plan because the designs include architectural features such as gable end
roof forms, rafter tails, fenestration and porch styles of the bungalow style and tile
roofs, smooth stucco facades, end roof forms and arched openings of the mission
style.
3. The proposed architectural style of the project is consistent with the Design
Guidelines described in the Orcutt Area Specific Plan because the project provides
architecture that is internally compatible with one another and with adjacent
developments and enhances San Luis Obispo’s unique sense of place.
4. The project is consistent with the General Plan because it promotes policies
related to compatible development (LUE 2.3.9), residential project objectives (LUE
2.3.11), and housing production (HE 6.10).
5. The project is consistent with the Housing Element because the project provides
a variety of residential types, sizes, and styles of dwellings (HE Policy 5.2). The
project supports Housing Element policies related to inclusion and expansion of
missing middle and affordable housing units within the City (HE Policies 2.4, 4.1,
4.2, & 5.3).
6. The project is consistent with the Orcutt Area Specific Plan’s policy framework, as
Page 256 of 466
Resolution No. _____ (2022 Series) Page 3
R ______
it relates to land development and project design.
Sign Program Findings
7. The proposed sign program is consistent with Sign Regulations Section 15.40.485
because it includes sign requirements to ensure signage is complementary and
compatible within the development and with the surrounding neighborhood.
Mixed-Use Development Findings
8. The request to allow live work units on the ground floor within the first 50 feet of
floor area measured from the building face adjacent to a street is consistent with
the Zoning Regulations for Mixed-Use Projects (Section 17.70.130.D.1(2)),
because the project enhances the pedestrian environment in the surrounding area
by placing the commercial space at the sidewalk and fulfills the Orcutt Area
Specific Plan Policy 3.2.21 that encourages live work units in the multifamily
residential portion of the community commercial zone.
9. The project is consistent with the Zoning Regulations for Mixed -Use Projects
(Section 17.70.130), since the proposed building design complies with design and
performance standards for mixed-use development and is consistent with all
property development standards including height, coverage, access, and setbacks
for the Community Commercial (C-C) zone.
Subdivision Findings
10. The design of the Vesting Tentative Tract Map is consistent with the General Plan
because the proposed subdivision respects existing site constraints, will
incrementally add to the City's residential housing inventory and will be consistent
with the density and project amenities established by the Orcutt Area Specific Plan
(OASP).
11. The site is physically suited for the type and density of development allowed in the
medium-high density (R-3-SP) and community commercial (C-C) zones.
12. The design of the subdivision is consistent with the pattern of development
prescribed in the Orcutt Area Specific Plan.
13. The design of the subdivision provides, to the extent feasible, for future passive or
natural heating or cooling opportunities in the subdivision.
Section 2. Environmental Review. A Mitigated Negative Declaration (MND) was
prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate
the potential environmental effects of a Bullock Ranch Residential and Mixed-Use
Development Project. The project is consistent with what is described in the CEQA
Page 257 of 466
Resolution No. _____ (2022 Series) Page 4
R ______
documentation and will implement all required mitigation measures included in that
document that are necessary to reduce potential impacts to a less than significant level,
some of which derive from those included in the Final EIR for the Orcutt Area Specific
Plan, which was certified in 2009.
MITIGATION MEASURES
Aesthetics
OASP Final EIR AES-3(a). Minimize Lighting on Public Areas. Lighting shall be
shielded as shown in the Specific Plan and directed downward. Lighting shall not
be mounted more than 16 feet high. Streetlights, where they are included, shall be
primarily for pedestrian safety, and shall not provide widespread illumination
unless necessary to comply with safety requirements, as determined by the Public
Works Director. Street lighting should focus on intersections and should be placed
between intersections only when it is necessary to comply with safety
requirements, as determined by the Public Works Director. Trail lighting shall be
at a scale appropriate for pedestrians, utilizing bollards, although overhead lighting
may be used where vandalism of bollard lights is a concern. Prior to development
of individual lots, proposed lighting shall be indicated on site plans and shall
demonstrate that spill-over of lighting would not affect nearby residential areas.
Monitoring Program: These measures shall be incorporated into project building plans
for review and approval by the City Community Development and Public Works
Departments. Compliance shall be verified by the City during regular inspections.
Air Quality
AQ -1 The following SLOAPCD-recommended Standard Mitigation Measures shall be
implemented to reduce construction-generated NOX, ROG, and DPM:
a. Maintain all construction equipment in proper tune according to
manufacturer’s specifications;
b. Fuel all off-road and portable diesel-powered equipment with CARB-
certified motor vehicle diesel fuel (non-taxed version suitable for use off-
road);
c. Diesel-fueled construction equipment shall meet, at a minimum, CARB’s
Tier 2-certified engines or cleaner off-road heavy-duty diesel engines, and
comply with the State Off-Road Regulation;
d. Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner
certification standard for on-road heavy-duty diesel engines, and comply
with the State On-Road Regulation;
Page 258 of 466
Resolution No. _____ (2022 Series) Page 5
R ______
e. Construction or trucking companies with fleets 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;
f. 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;
g. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
h. Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors, if feasible;
i. Electrify equipment, when feasible;
j. Substitute gasoline-powered in place of diesel-powered equipment, where
feasible; and
k. Use alternative-fueled construction equipment on-site where feasible, such
as compressed natural gas (CNG), liquefied natural gas (LNG), propane, or
biodiesel.
AQ -2 The following SLOAPCD-recommended mitigation measures shall be
implemented to reduce construction generated fugitive dust. These measures shall
be shown on grading and building plans.
a. Reduce the amount of disturbed area where possible.
b. Use water trucks, SLOAPCD-approved dust suppressants (see Section 4.3
in the CEQA Air Quality Handbook), or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site and from exceeding
the SLOAPCD’s limit of 20% opacity for greater than 3 minutes in any 60 -
minute period. Increased watering frequency would be required whenever
wind speeds exceed 15 miles per hour (mph). Reclaimed (non -potable)
water should be used whenever possible. Please note that since water use
is a concern due to drought conditions, the contractor or builder shall
consider the use of a SLOAPCD-approved dust suppressant where feasible
to reduce the amount of water used for dust control. For a list of
suppressants, see Section 4.3 of the CEQA Air Quality Handbook.
c. All dirt stockpile areas should be sprayed and covered daily, as needed.
d. Permanent dust control measures identified in the approved project
revegetation and landscape plans should be implemented as soon as
possible following completion of any soil-disturbing activities;
e. Exposed ground areas that are planned to be reworked at da tes greater
than 1 month after initial grading should 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 should be stabilized
using approved chemical soil binders, jute netting, or other methods
approved in advance by the SLOAPCD.
Page 259 of 466
Resolution No. _____ (2022 Series) Page 6
R ______
g. All roadways, driveways, sidewalks, etc. to be paved should be completed
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered
or should maintain at least 2 feet of freeboard (minimum vertical distance
between the top of load and top of trailer) in accordance with California
Vehicle Code (CVC) Section 23114.
j. Install wheel washers at the construction site entrance/exit, wash off the
tires or tracks of all trucks and equipment leaving the site, or implement
other SLOAPCD-approved track-out prevention devices sufficient to
minimize the track-out of soil onto paved roadways.
k. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water should be
used where feasible.
l. The burning of vegetative material shall be prohibited. Effective February
25, 2000, the SLOAPCD prohibited developmental burning of vegetative
material within San Luis Obispo County. If you have any questions
regarding these requirements, contact the SLOAPCD Engineering &
Compliance Division at (805) 781-5912.
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
20% opacity, and to prevent the transport of dust off -site. 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
SLOAPCD Compliance Division prior to the start of any grading, earthwork,
or demolition.
n. When applicable, portable equipment, 50 horsepower (hp) or greater, used
during construction activities shall be registered with the California
statewide portable equipment registration program (issued by the CARB) or
be permitted by the SLOAPCD. Such equipment may include power
screens, conveyors, internal combustion engines, crushers, portable
generators, tub grinders, trammel screens, and portable plants (e.g.,
aggregate plant, asphalt plant, concrete plant). For more information,
contact the SLOAPCD Engineering & Compliance Division at (805) 781 -
5912.
o. Construction of the proposed project shall use low volatile organic
compound (VOC)-content paints not exceeding 50 grams per liter.
p. To the extent locally available, use prefinished building materials or
materials that do not require the application of architectural coatings.
Page 260 of 466
Resolution No. _____ (2022 Series) Page 7
R ______
AQ -3 The following measures shall be implemented to reduce construction emissions
from on- and off-road construction equipment (NOX, ROG, and DPM). These
measures shall be shown on grading and building plans:
a. Idling Restrictions Near Sensitive Receptors for Both On- and Off-Road
Equipment.
1. Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors;
2. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
3. Use of alternative-fueled equipment is recommended whenever
possible; and
4. Signs that specify the no-idling requirements must be posted and
enforced at the construction site.
a. Idling Restrictions for On-Road Vehicles. Section 2485 of 13 CCR limits
diesel-fueled commercial motor vehicles that operate in the state of
California with gross vehicular weight ratings of greater than 10,000 pounds
and licensed for operation on highways. It applies to California and non -
California-based vehicles. In general, the regulation specifies that drivers of
said vehicles:
1. Shall not idle the vehicle’s primary diesel engine for greater than 5
minutes at any location, except as noted in Subsection (d) of the
regulation; and
2. Shall not operate a diesel-fueled auxiliary power system (APS) to
power a heater, air conditioner, or any ancillary equipment on that
vehicle during sleeping or resting in a sleeper berth for greater than
5 minutes at any location when within 100 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 web site:
www.arb.ca.gov/msprog/truck-idling/2485.pdf.
b. Idling Restrictions for Off-Road Equipment. Off-road diesel equipment shall
comply with the 5-minute idling restriction identified in Section 2449(d)(3) of
the CARB’s In-Use Off-Road Diesel regulation:
www.arb.ca.gov/regact/2007/ordiesl07/frooal.pdf.
Signs shall be posted in the designated queuing areas and job sites to
remind off-road equipment operators of the 5-minute idling limit.
AQ -4 The following mitigation measures shall be implemented to reduce the disturbance
of asbestos and lead. Strategies include but are not limited to the following:
a. Demolition of on-site structures shall comply with the National Emission
Standards for Hazardous Air Emissions (NESHAP) requirements (40 Code
Page 261 of 466
Resolution No. _____ (2022 Series) Page 8
R ______
of Federal Regulations [CFR] Part 61, Subpart M) for the demolition of
existing structures. The SLOAPCD is delegated authority by the EPA to
implement the federal Asbestos NESHAP. Prior to demolition of on -site
structures, the SLOAPCD shall be notified, per NESHAP requirements. The
SLOAPCD notification form and reporting requirements are included in
Appendix A. Additional information may be obtained at the following
website: http://slocleanair.org/business/asbestos.php.
b. If during the demolition of existing structures paint is separated from the
construction materials (e.g., chemically or physically), the paint waste will
be evaluated independently from the building material by a qualified
hazardous materials inspector to determine its proper management. All
hazardous materials shall be handled and disposed of in accordance with
federal, state, and local regulations. According to the California Department
of Toxic Substances Control (DTSC), if the paint is not removed from the
building material during demolition (and is not chipping or peeling), the
material can be disposed of as construction debris (a non -hazardous
waste). The landfill operator will be contacted prior to disposal of buildin g
material debris to determine any specific requirements the landfill may have
regarding the disposal of lead-based paint materials. The disposal of
demolition debris shall comply with any such requirements. Contact the
SLOAPCD Enforcement Division at (805) 781-5912 for more information.
Approval of a lead work plan and permit may be required. Lead work plans,
if required, will need to be submitted to SLOAPCD 10 days prior to the start
of demolition.
c. Prior to any grading activities, a geologic evaluation shall be conducted to
determine if NOA is present within the area that will be disturbed, unless the
applicant agrees to comply with the Asbestos ATCM without an evaluation.
If NOA is not present, an exemption request must be filed with the
SLOAPCD. If NOA is found at the site, the applicant must comply with all
requirements outlined in the Asbestos ATCM. These requirements may
include but are not limited to:
1. Development of an Asbestos Dust Mitigation Plan, which must be
approved by the SLOAPCD before operations begin; and
2. Development and approval of an Asbestos Health and Safety
Program (required for some projects).
OASP Final EIR AQ-1(c). Shade Trees. All parking lots shall include shade trees within
the parking area. There shall be at least one shade tree for every six vehicle
parking spaces.
OASP Final EIR AQ-1(d). Telecommuting. All new homes within the Specific Plan area
shall be constructed with internal wiring/cabling that allows telecommuting,
Page 262 of 466
Resolution No. _____ (2022 Series) Page 9
R ______
teleconferencing, and telelearning to occur simultaneously in at least three
locations in each home.
OASP Final EIR AQ-1(e). Pathways. Where feasible, all cul-de-sacs and dead-end
streets shall be links by pathways to encourage pedestrian and bicycle travel.
Monitoring Program: These measures shall be incorporated into project grading and
building plans for review and approval by the City Community Development Department.
Compliance shall be verified by the City during regular inspections, in coordination with
the County of San Luis Obispo Air Pollution Control District, as necessary.
Biological Resources
OASP Final EIR B-5(a). Bird Pre-Construction Survey. To avoid impacts to nesting
special-status bird species and raptors including the ground nesting burrowing owl,
all initial ground-disturbing activities and tree removal shall be limited to the time
period between September 15 and February 1. If initial site disturbance, grading,
and tree removal cannot be conducted during this time period, a pre -construction
survey for active nests within the limits of grading shall be conducted by a qualified
biologist at the site no more than 30 days prior to the start of any construction
activities (for ground-nesting burrowing owl survey see below). If active nests are
located, all construction work must be conducted outside a buffer zone of 250 feet
to 500 feet from the nests as determined in consultation with the CDFG. No direct
disturbance to nests shall occur until the adults and young are no longer reliant on
the nest site. A qualified biologist shall confirm that breeding/nesting is completed
and young have fledged the nest prior to the start of construction.
OASP Final EIR B-5(c). Monarch Pre-Construction Survey. If initial ground-breaking
is to occur between the months of October and March a preconstruction survey for
active monarch roost sites within the limits of grading shall be conducted by a
qualified biologist at the site two weeks prior to any construction activities. If active
roost sites are located no ground-disturbing activities shall occur within 50 feet of
the perimeter of the habitat. Construction shall not resume within the setback until
a qualified biologist has determined that the monarch butterfly has vacated the site.
OASP Final EIR B-6(c). Educational Pet Brochure. Any development pursuant to the
Specific Plan shall prepare a brochure that informs prospective homebuyers and
Home Owners Association (HOA) members about the impacts associated with
non-native animals, especially cats and dogs, to the project site; similarly, the
brochure must inform potential homebuyers and all HOA members of the potential
for coyotes to prey on domestic animals.
Page 263 of 466
Resolution No. _____ (2022 Series) Page 10
R ______
OASP Final EIR B-6(d). Landscaping Plan Review. To ensure that project landscaping
does not introduce invasive non-native plant and tree species to the region of the
site, the final landscaping plan shall be reviewed and approved by a qualified
biologist. The California Invasive Plant Council (Cal-IPC) maintains several lists of
the most important invasive plants to avoid. The lists shall be used when creating
a plant palette for landscaping to ensure that plants on the lists are not used. The
following plants shall not allowed as part of potential landscapi ng plans pursuant
to development under the Specific Plan:
African sumac (Rhus lancea)
Australian saltbush (Atriplex semibaccata)
Black locust (Robinia pseudoacacia)
California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
Cape weed (Arctotheca calendula)
Cotoneaster (Cotoneaster pannosus), (C. lacteus)
Edible fig (Ficus carica)
Fountain grass (Pennisetum setaceum)
French broom (Genista monspessulana)
Ice plant, sea fig (Carpobrotus edulis)
Leafy spurge (Euphorbia esula)
Myoporum (Myoporum spp.)
Olive (Olea europaea)
Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
Russian olive (Elaeagnus angusticifolia)
Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
Spanish broom (Spartium junceum)
Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T.
ramosissima)
Blue gum (Eucalyptus globulus)
Athel tamarisk (Tamarix aphylla)
With the exception of poison oak, only those species listed in the Specific Plan’s
Suggested Plant List (Appendix E) shall not be planted anywhere on-site because
they are invasive non-native plant species. Poison oak is a native plant species
and could be used to deter human entrance to an area such as a
mitigation/enhancement area.
Monitoring Program: These conditions and measures shall be noted on all grading and
construction plans for review and approval by the City Community Development
Department. The pre-construction surveys shall be completed prior to any site
disturbance, including grading, trenching, or demolition. The biologist completing the
surveys shall provide a report to the City Community Development Department and
Page 264 of 466
Resolution No. _____ (2022 Series) Page 11
R ______
Natural Resources Manager within 5 days of completion of surveys. The Educational Pet
Brochure shall be reviewed and approved by the City Community Development
Department prior to occupancy of the first unit. The City Community Development
Department and Natural Resources Manager shall review the fina l landscape plan after
it has been reviewed and approved by the project qualified biologist. The City Community
Development Department and Natural Resources Manager verify compliance of all
measures.
Cultural Resources
OASP Final EIR CR-1(d). Archaeological Resource Construction Monitoring. At the
commencement of project construction, an orientation meeting shall be conducted
by an archaeologist for construction workers associated with earth disturbing
procedures. The orientation meeting shall describe the possibility of exposing
unexpected archaeological resources and directions as to what steps are to be
taken if such a find is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within
50 meters (164 feet) of the find must be temporarily suspended or redirected until
an archaeologist has evaluated the nature and significance of the find. After the
find has been appropriately mitigated (e.g., curation, preservation in place, etc.),
work in the area may resume. The City should consider retaining a Chumash
representative to monitor any field work associated with Native American cultural
material.
If human remains are exposed, State Health and Safety Code Section 7050.5
requires that no further disturbance shall occur until the County Coroner has made
the necessary findings as to origin and disposition pursuant to Public Resources
Code Section 5097.98.
Monitoring Program: These conditions shall be noted on all grading and construction
plans. The City Community Development Department shall verify compliance, including
preparation and implementation of the Monitoring Plan, and review and approval of
cultural resources monitoring reports documenting compliance with required mitigation
measures.
Note: Isolated finds were not identified on the proposed project site and the requirement
for monitoring during construction within 50 meters of the two isolated finds does not apply
to this project.
Page 265 of 466
Resolution No. _____ (2022 Series) Page 12
R ______
Geology and Soils
GEO-1 Prior to application for construction permits of any development at the project site,
the applicant shall retain a qualified soil engineer to prepare a revised Soils
Engineering Report to evaluate on-site soil stability risks, including expansive soils.
This report shall include specific design recommendations to properly safeguard
against risks identified. The applicant shall incorporate all recommendations
identified in the geotechnical report into the final design and construction plans for
the project.
OASP Final EIR G-4(a). Expansive Soils Grading. If the project area is identified as
having expansive soils (through the Soils Engineering Report required in [OASP
Final EIR] Mitigation Measure G-2(a)), the foundations and transportation
infrastructure shall be designed by a structural engineer to withstand the existing
conditions, or the site shall be graded in such a manner to address the condition.
Suitable measures to reduce impacts from expansive soils could include, but need
not be limited to:
a. Excavation of existing soils and importation of non-expansive soils; and/or
b. Foundation design to accommodate certain amounts of differential
expansion such as post-tensional slab and/or ribbed foundations designed
in accordance with Chapter 18, Division III of the Uniform Building Code
(UBC).
GEO-2 Should any vertebrate fossils or potentially significant finds (e.g., numerous well-
preserved invertebrate or plant fossils) be encountered during work on the site, all
activities in the immediate vicinity of the find shall cease until a qualified
paleontologist evaluates the find for its scientific value. If deemed significant, the
paleontological resource(s) shall be salvaged and deposited in an accredited and
permanent scientific institution where they will be properly curated and preserved.
Monitoring Program: These measures shall be incorporated into project grading and
building plans for review and approval by the City Community Development and Public
Works Departments. Compliance shall be verified by the City during regular inspections.
Greenhouse Gas Emissions
GHG-1 The following mitigation measures shall be implemented to reduce long-term
operational GHG emissions:
a. The project shall be served by Central Coast Community Energy (CCCE).
b. The project shall provide on-site bicycle parking/amenities and electric
vehicle (EV) charging stations in accordance with applicable building code
requirements.
Page 266 of 466
Resolution No. _____ (2022 Series) Page 13
R ______
c. The project shall incorporate a pedestrian and bicycle access network that
connects proposed on-site land uses to adjacent existing or planned
pedestrian and bicycle facilities contiguous with the project site.
d. The project shall be designed to minimize barriers to pedestrian access and
interconnectivity.
e. The project shall be designed to provide safe and convenient access to
public transit contiguous to the project site.
f. The project shall provide organic waste pick up and shall provide the
appropriate on-site enclosures consistent with the provisions of the City of
San Luis Obispo Development Standards for Solid Waste Services.
g. Trees shall be planted in accordance with the City’s municipal code
requirements.
Monitoring Program: These measures shall be incorporated into project grading and
building plans for review and approval by the City Community Development Department.
Compliance shall be verified by the City during regular inspections, in coordination with
the County of San Luis Obispo Air Pollution Con trol District, as necessary.
Hazards
OASP Final EIR S-4(d). 55-Gallon Drums. Prior to development on the property where
55-gallon drums were identified as shown in Figure 4.9 -1 [of the Final EIR for the
OASP], soils samples shall be taken in the vicinity of the drums and analyzed for
total extractable petroleum hydrocarbons (TEPH) by EPA method 8015, heavy
metals by CCR Title 22 metals, and solvents by EPA method 8260B. If levels of
contaminants are found to exist in concentrations that exceed regulatory
thresholds, further sampling may be needed to determine the extent of
contamination. Once the extent of contamination is delineated, an appropriate
remediation method should be implemented according to the size of the area
contaminated and the contaminant involved.
Monitoring Program: The applicant shall provide the City Community Development
Department with the soil sample analysis and report prior to issuance of any construction,
grading, or site improvement permits. Compliance shall be verified by the City Community
Development Department. [Note the 55-gallon drums and equipment identified in Figure
4.9-1 are a few yards to the north of this project site. Applicant will provide a soil sample
analysis and report for samples take on its property in the vicinity of the drums. Applicant
shall not be required to obtain samples on property it does not own.]
Page 267 of 466
Resolution No. _____ (2022 Series) Page 14
R ______
Hydrology and Water Quality
OASP Final EIR D-1(a). Erosion Control Plan. Prior to issuance of grading permits, the
applicant shall submit a detailed erosion control plan (ECP) to the City Community
Development Department for review and approval. At a minimum, the ECP should
be prepared according to the guidelines outlined in the Drainage Design Manual
and should include the following:
a. A proposed schedule of grading activities, monitoring, and infrastructure
milestones in chronological format;
b. Identification of critical areas of high erodibility potential and/or unstable
slopes;
c. Soil stabilization techniques such as short-tern biodegradable erosion
control blankets and hydroseeding should be utilized. Silt fences should be
installed downslope of all graded slopes. Straw bales should be installed in
the flow path of graded areas receiving concentrated flows, as well as
around storm drain inlets;
d. Description of erosion control measures on slopes, lots, and streets;
e. Contour and spot elevations indicating runoff patterns before and after
grading;
f. Filter systems at catch basins (drop inlets) in public streets as a means of
sediment control; and
g. Post-construction inspection of all drainage facilities for accumulated
sediment, and the clearing of these drainage structures of debris and
sediment.
Monitoring Program: These measures shall be incorporated into project grading and
building plans for review and approval by the City Community Development, Public
Works, and Utilities Departments. Compliance shall be verified by the City during regular
inspections.
OASP Final EIR D-1(b). Storm Water Pollution Prevention Plan. The applicant shall
comply with NPDES General Construction Activities Storm Water Permit
Requirements established by the CWA. Pursuant to the NPDES Storm Water
Program, an application for coverage under the statewide General Construction
Activities Storm Water Permit (General Permit) must b e obtained for project
development. It is the responsibility of the project applicant to obtain coverage prior
to site construction.
The applicant can obtain coverage under the General Permit by filing a Notice of
Intent (NOI) with the State Water Resource Control Board’s (SWRCB) Division of
Water Quality. The filing shall describe erosion control and storm water treatment
measures to be implemented during and following construction and provide a
Page 268 of 466
Resolution No. _____ (2022 Series) Page 15
R ______
schedule for monitoring performance. These BMPs will serve to control point and
non-point source (NPS) pollutants in storm water and constitute the project’s
SWPPP for construction activities. While the SWPPP will include several of the
same components as the ECP, the SWPPP will also include BMPs for preventing
the discharge of other NPS pollutants besides sediment (such as paint, concrete,
etc.) to downstream waters.
Notice of Intent. Prior to beginning construction, the applicant shall file a
Notice of Intent (NOI) for discharge from the proposed development site.
Storm Water Pollution Prevention Plan. The applicant shall require the
building contractor to prepare and submit a SWPPP to the City forty-five
(45) days prior to the start of work for approval. The contractor is
responsible for understanding the Stat e General Permit and instituting
the SWPPP during construction. A SWPPP for site construction shall be
developed prior to the initiation of grading and implemented for all
construction activity on the project site in excess of one acre. The
SWPPP shall include specific BMPs to control the discharge of material
from the site. BMP methods may include, but would not be limited to, the
use of temporary detention basins, straw bales, sand bagging, mulching,
erosion control blankets, silt fencing, and soil stabil izers. Additional
BMPs should be implemented for any fuel storage or fuel handling that
could occur on-site during construction. The SWPPP must be prepared
in accordance with the guidelines adopted by the State Water Resources
Control Board (SWRCB). The SW PPP shall be also submitted to the City
along with grading/development plans for review and approval.
Notice of Completion of Construction. The applicant shall file a notice of
completion of construction of the development, identifying that pollution
sources were controlled during the construction of the project and
implementing a closure SWPPP for the site.
Monitoring Program: The SWPPP shall be obtained prior to issuance of any grading
permits, subdivision improvement plans, or public improvement plans. The applicant shall
provide a copy of the approved SWPPP or NOI to the City Public Works Department for
review.
OASP Final EIR D-3(a). Payment of Fair Share Fees for Area Drainage
Improvements. The City/Zone 9 Waterway Management Plan (WMP, Questa,
2002) provides for imposition of a Drainage Impact Fee on new development
projects that would result in adverse hydrological impacts. The Drainage Impact
Fee can only be used to pay for drainage improvements made necessary by the
hydrologic impacts of a project. The applicant shall pay their “fair share” of any
mitigation fee established by the City of San Luis Obispo for drainage
Page 269 of 466
Resolution No. _____ (2022 Series) Page 16
R ______
improvements made necessary by cumulative project development. These fair
share fees may be used to fund components of the City’s Storm Drain Master Plan
(Boyle Engineering, 2000), or other improvements as identified by the City.
Components of the City’s Storm Drain Master Plan preferred alternative
downstream of the Orcutt Plan Area include:
o A new concrete box culvert at Broad Street on Orcutt Creek,
o A new concrete slab bridge at Santa Fe Road on the East Branch of SLO
Creek, and
o A modified channel for improved conveyance capacity from Santa Fe to
Buckley Road on the East Branch of SLO Creek.
Monitoring Program: The fee shall be paid prior to issuance of building, grading, or site
improvement permits.
Noise
OASP Final EIR N-1(a). Compliance with City Noise Ordinance. Construction hours
and noise levels shall be compliant with the City Noise Ordinance [Municipal Code
Chapter 9.12, Section 9.12.050(6)]. Methods to reduce construction noise can
include, but are not limited to, the following:
Equipment Shielding. Stationary construction equipment that generates
noise can be shielded with a barrier.
Diesel Equipment. All diesel equipment can be operated with closed
engine doors and equipped with factory-recommended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run
air compressors and similar power tools.
Sound Blankets. The use of sound blankets on noise generating
equipment
N-1 For the entire duration of the construction phase of the project, the following BMPs
shall be adhered to:
a. Stationary construction equipment that generates noise that exceeds 60
dBA at the project boundaries shall be shielded with the most modern noise
control devises (i.e., mufflers, lagging, and/or motor enclosures).
b. Impact tools (e.g., jack hammers, pavement breakers, rock drills, etc.) used
for project construction shall be hydraulically or electrically powered
wherever possible to avoid noise associated with compressed -air exhaust
from pneumatically powered tools.
c. Where use of pneumatic tools is unavoidab le, an exhaust muffler on the
compressed-air exhaust shall be used.
Page 270 of 466
Resolution No. _____ (2022 Series) Page 17
R ______
d. All construction equipment shall have the manufacturers’ recommended
noise abatement methods (such as mufflers, engine enclosures, and engine
vibration insulators) installed, intact, and operational.
e. All construction equipment shall undergo inspection at periodic intervals to
ensure proper maintenance and presence of noise control devices (e.g.,
mufflers, shrouding, etc.).
N-2 Construction plans shall note construction hours, truck routes, and all construction
noise BMPs and shall be reviewed and approved by the City Community
Development Department prior to issuance of grading/building permits. The City
shall provide and post signs stating these restrictions at construction entry sites
prior to commencement of construction and maintained throughout the
construction phase of the project. All construction workers shall be briefed at a
preconstruction meeting on construction hour limitations and how, why, and where
BMP measures are to be implemented.
N-3 For all construction activity at the project site, additional noise attenuation
techniques shall be employed as needed to ensure that noise levels are
maintained within levels allowed by the City of San Luis Obispo Municipal Code,
Title 9, Chapter 9.12 (Noise Control). Such techniques shall include, but are not
limited to, the following:
a. Sound blankets shall be used on noise-generating equipment.
b. Stationary construction equipment that generates noise levels above 65
dBA at the project boundaries shall be shielded with a barrier that meets a
sound transmission class (a rating of how well noise barriers attenuate
sound) of 25.
c. All diesel equipment shall be operated with closed engine d oors and shall
be equipped with factory-recommended mufflers.
d. The movement of construction-related vehicles, with the exception of
passenger vehicles, along roadways adjacent to sensitive receptors shall
be limited to the hours between 7:00 a.m. and 7:00 p .m., Monday through
Saturday. No movement of heavy equipment shall occur on Sundays or
official holidays (e.g., Thanksgiving, Labor Day).
e. Temporary sound barriers shall be constructed between construction sites
and affected uses.
N-4 Construction activities shall be conducted so that the maximum noise levels at
affected properties will not exceed 75 dBA for single-family residential uses and
80 dBA for multi-family residential uses.
N-5 The project contractor shall inform residents and business operators at properties
within 300 feet of the project of proposed construction timelines and noise
Page 271 of 466
Resolution No. _____ (2022 Series) Page 18
R ______
compliant procedures to minimize potential annoyance related to construction
noise. Signs shall be in place prior to and throughout grading and construction
activities informing the public that noise-related complaints shall be directed to the
construction manager prior to the City Community Development Department.
N-6 All residential development within 240 feet of the centerline of the UPRR (identified
by Exhibit 4 of the 2019 Noise Analysis) shall include adequate ventilation in
compliance with the California Building Code so that adequate noise attenuation
may be achieved with windows closed.
N-7 Indoor noise levels shall be reduced using the design and materials techniques
described in OASP Programs 4.5.1a, 4.5.1b, 4.5.1c, 4.5.1d, 4.5.1e, 4.5.1f, 4.5.2a,
4.5.2b, and 4.5.2c. All residential development within 163 feet of the centerline of
the UPRR (identified by Exhibit 3 of the 2019 Noise Analysis) shall include a noise
barrier at least six feet in height that will shield exterior residential uses (i.e. patios,
decks) from noise exposure greater than 60 CNEL. The noise barriers for the
decks and patios must have a surface density of at least 3.5 pounds per square
foot, and shall have no openings or gaps. The wall may be constructed of stud and
stucco, 3/8-inch plate glass, 5/8-inch Plexiglas or Lexan, any masonry material, or
a combination of these materials. Additionally, individual homes shall be designed
so that structures block the line-of-sight from usable backyards to the railroad
tracks. For homes with backyards not blocked by intervening structures, backyard
fencing shall be installed of sufficient height to block line-of-sight to the railroad
tracks.
Monitoring Program: These measures shall be incorporated into project grading and
building plans for review and approval by the City Community Development Department.
Compliance shall be verified by the City during regular inspections.
OASP Final EIR N-5(a). Fair Share of Cumulative Noise Improvements. Applicants
under the Specific Plan must contribute their fair financial share, as determined by
the City, to the implementation of one or more of the mitigation approaches listed
in policy 9 of the Noise Element (refer to Appendix E of this EIR). The Specific Plan
shall be revised to include a specific program to contribute to mitigating cumulative
impacts. Implementation of the program must occur prior home occupancy for
development pursuant to the Specific Plan.
Monitoring Program: The fee shall be paid prior to issuance of any building permits.
Page 272 of 466
Resolution No. _____ (2022 Series) Page 19
R ______
Transportation
TR-1 Prior to issuance of building permits, the project applicant/owner(s) shall provide
finalized circulation plans indicating addition of W11-2 pedestrian warning signage
along Ranch House Road in both directions approaching the Ranch House
Road/Sponza Place intersection.
Monitoring Program: These measures shall be incorporated into project grading and
building plans for review and approval by the City Community Development and Public
Works Departments. Compliance shall be verified by the City during regular inspections.
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 City Council does
hereby grant final approval of the architectural review application ARCH-0489-2019 and
SBDV-0490-2019 for a residential and mixed-use development project located at 3580
and 3584 Bullock Lane (“Project”), subject to the following conditions:
Planning Division – Community Development Department
1. Final Project design and construction drawings submitted for a building permit shall
be in substantial compliance with the project plans approved by the ARC. A
separate, full-size sheet shall be included in working drawings submitted for a
building permit that lists all conditions of project approvals listed as sheet number 2.
2. Reference shall be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials,
landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
3. 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.
4. Signage for the Project shall be consistent with the sign program described in the
project description and below. Any requests to modify the sign program shall be
submitted to the Community Development Director for review.
Page 273 of 466
Resolution No. _____ (2022 Series) Page 20
R ______
Sign Type Quantity Maximum Size and dimensions
Awning Sign 3 18 inches x 6 feet (9 square feet)
Wall Sign 4 18 inches x 6 feet (9 square feet)
Awning Sign (corner
commercial space)
1 18 inches x 8 feet (12 square feet)
Awning Sign (corner
commercial space)
1 18 inches x 12 feet (18 square feet)
Residential Monument Sign 1 30 square feet (approx. 4 feet x 12 feet)
Apartment Community Sign 1 36 square feet (24 feet x 1.5 feet)
Total No. of Signs 11
Wall signs may be made from wood, metal, or plastic. Wall signs may be painted on
the wall or on a board that is attached to the wall. Signs may be illuminated externally
or internally consistent with Municipal Code Section 15.40.430. The residential
monument sign shall have a maximum height of 4 feet and width of 12 feet. The sign
shall have a stucco finish with a terracotta cap that ties into the project architecture
and shall not be illuminated.
5. Plans submitted for building permits 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/parking lighting, shall be included ·in plans submitted f or a building permit.
All wall-mounted lighting fixtures shall be clearly called out on building elevations
included as part of working drawings. Any wall mounted lighting installed above the
first floor on the exterior elevations shall be minimal and cons ider its impact on the
surrounding neighborhood. All wall-mounted lighting shall complement building
architecture, subject to the approval of the Community Development Director. 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.
6. Plans submitted for a building permit shall include window details indicating the type
of materials for the window frames and mullions, their dimensions, and colors. 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 the windows that reflect the architectural style of the project and are
compatible with the neighborhood character, to the approval of the Community
Development Director.
Page 274 of 466
Resolution No. _____ (2022 Series) Page 21
R ______
7. Plans submitted for a building permit shall include balcony railing details indicating
the type of materials, picket details, dimensions and colors. Plans shall demonstrate
the use of high-quality materials for the railings that reflect the architectural style of
the Project and are compatible with the neighborhood character, to the approval of
the Community Development Director.
8. Plans submitted for a building permit shall include all trim and awning details
indicating the type of materials, dimensions and colors. Plans shall demonstrate the
use of high-quality materials that reflect the architectural style of the project and are
compatible with the neighborhood character and recommendations of the
Architectural Review Commission, subject to the approval of the Community
Development Director.
9. Mechanical and electrical equipment shall be located internally to the buildings or
screened by fencing, landscaping, building features, and/or other treatments . With
submittal of working drawings, the applicant shall include sectional views of the
building, which clearly show the sizes of any proposed condensers and other
mechanical equipment. If any condensers or other mechanical equipment is to be
placed on the roof, plans submitted for a building permit shall confirm that parapets
and other roof features will adequately screen them. A line-of-sight diagram may be
required to confirm that proposed screening will be adequate. This condition applies
to initial construction and later improvements.
10. Storage areas for trash and recycling cans shall be screened from the public right -
of-wa y 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. A final landscaping plan, including all irrigation details, shall be submitted to the
Community Development Department along with working drawings. The legend for
the landscaping plan shall include the sizes and species of all groundcovers, shrubs,
and trees with corresponding symbols for each plant material showing their specific
locations on plans. Landscaping plans shall include the following information, at a
minimum:
a. The species, diameter at breast height, location, and condition of all existing
trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the
size and species of proposed street trees; and
e. A reclaimed water irrigation plan.
Page 275 of 466
Resolution No. _____ (2022 Series) Page 22
R ______
12. The final landscape plan shall provide details showing that the street trees are
consistent with the OASP selected tree species and that where possible, plant Coast
Live Oaks. Coast Live Oaks shall be planted with 8 feet of clearance on all sides.
Additionally, the tree replacement ratio shall remain greater than 1:1 as provided in
the project description.
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. Plans submitted for construction permits shall include elevation and detail drawings
of all walls, retaining walls, and fences or any combination. Plans should clearing
show the location of property lines. Fences, walls, and hedges shall comply with the
development standards described in the Zoning Regulations §17.70.070. Walls,
fences, and combinations that exceed the development standards shall be approved
through the entitlement process or separate Fence Height exception process.
15. The location of any required transformer shall be shown on the site plans submitted
for a building permit and shall be screened by structures, walls, or heavy landscaping
to the satisfaction of the Community Development Director.
16. Bicycle Parking: 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 shall include bicycle lockers o r interior space
within each residential unit, including garage space, 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 for long-term bicycle
parking, to the satisfaction of the Public Works and Community Development
Directors.
Unless otherwise approved by the Public Works Department, short -term bicycle
parking shall consist of “peak style” racks. Plans submitted for a building permit shall
Page 276 of 466
Resolution No. _____ (2022 Series) Page 23
R ______
clearly depict the bicycle rack type proposed, location and dimensions of all short
bicycle parking. Sufficient detail shall be provided about the placement and design
of bike racks to demonstrate compliance with relevant Engineering Standards and
Community Design Guidelines, to the satisfaction of the Public Works and
Community Development Directors.
17. The design of proposed structures will incorporate noise attenuating construction
techniques that reduces noise exposure to acceptable levels. Exposure in outdoor
activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB
consistent with the City’s Noise Ordinance. Plans submitted for construction permits
must clearly indicate and describe noise attenuation measures, techniques, and
materials, and demonstrates their compliance with noise levels limits.
18. Affordable Housing: Prior to issuance of a building permit, the applicant shall record
an agreement, in a form subject to the approval of the City Attorney, ensuring that
the project includes 7 deed restricted affordable housing units (2 low and 5 moderate
income households) as shown in the plans submitted for Planning Commission
review and the table below. The affordable housing units shall be of similar quality,
size, and amenities as the market rate units and dispersed throughout the project.
The affordable housing units shall be constructed at the same time, or before, the
market units are constructed in the same building or adjacent buildings.
Housing
Type
No. of
Bedrooms
No. of Affordable
Bungalow 1 1 Low
Bungalow 3 1 Moderate
Townhouse 1 1 Moderate
Townhouse 1 1 Low, 2 Moderate
Townhouse 2 1 Moderate
19. In order to be consistent with the requirements of the Orcutt Area Specific Plan and
County Airport Land Use Plan, the property owner shall grant an avigation easement
for the benefit and protection of the City of San Luis Obispo, the County of San Luis
Obispo and the San Luis Obispo County Airport via an avigation easement
document prior to the recordation of the final map. Prior to occupancy, an overflight
notification shall be recorded and appear with the property deed. The applicant shall
also record a covenant with the City to ensure that disclosure is provided to all
buyers and lessees at the subject property. Notice form and content shall be to the
satisfaction of the Community Development Director and include the following
language:
Page 277 of 466
Resolution No. _____ (2022 Series) Page 24
R ______
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity
of an airport, within what is known as the airport influence area. For that reason, the
property may be subject to some of the annoyances or inconveniences associated
with proximity to airport operations (for example: noise, vibration, or odors).
Individual sensitivities to those annoyances can vary from person to person. You
may wish to consider what airport annoyances, if any, are associated with the
property before you complete your purchase and determine whether they are
acceptable to you.
20. All owners, potential purchasers, occupants (whether as owners or renters), and
potential occupants (whether as owners or renters) shall receive full and accurate
disclosure concerning the noise, safety, or overf light impacts associated with airport,
railroad, or mixed-use operations prior to entering any contractual obligation to
purchase, lease, rent, or otherwise occupy any property or properties on the project
site.
21. Provisions for trash, recycle, and green waste containment, screening, and
collection shall be approved to the satisfaction of the City and San Luis Obispo
Garbage Company. Proposed refuse storage area(s) and on-site conveyance shall
consider convenience, aesthetics, safety, and functionality. Ownership boundaries
and/ or easements shall be considered in the final design. Any common storage
areas shall be maintained by the Homeowners Association(s) (“HOA”) and shall be
included in the CC&Rs or other property maintenance agreement accordingly.
22. The proposed Project was deemed complete on January 10, 2020 and as such, the
impact fees shall be paid at time of building permits through the Community
Development Department per the fee schedule in effect at the time the Vesting
Tentative Map was deemed complete (adjusted for CPI increases), unless the
vesting rights have expired as set forth in Government Code Section 66498.5(b)
through (d). If the vesting rights have expired, the fees shall be paid at the rate in
effect at time of building permits.
23. The Project shall comply with the mitigation measures outlined in the Orcutt Area
Specific Plan EIR as approved by City Council in Resolution No. 10154 (2010
Series) prior to the approval of building plan permits, except as set forth herein.
24. Building plans for the project shall include a tot lot located adjacent and east of the
Neighborhood Gathering Space identified on Sheet L1 of the project plans that is a
minimum of 650 square feet in size and includes play equipment (e.g. slides,
climbing apparatus, grassy areas, etc.), and appropriate safety features (e.g.
fencing, playground mulch, etc.) to the satisfaction of the Community Development
Director.
Page 278 of 466
Resolution No. _____ (2022 Series) Page 25
R ______
Engineering Division – Public Works/Community Development
25. The developer shall pay the required parkland (Quimby) fee at the time of
recordation of the subdivision map in accordance with the City’s fee resolution and
OASP Parkland reimbursement agreement. The park improvement fees shall be
paid at the time of building permit issuance. The fees shall be based on the
appropriate fee schedule in effect at the time of permit application.
26. The developer shall pay the prescribed reimbursement fee in accordance with the
Infrastructure Reimbursement Agreement per Document No. 2017030488 on file in
the Office of the San Luis Obispo County Recorder. The fee substantiation and
payment timing shall be in accordance with the provisions of said agreement.
Dedications and Easements
27. The City supports the summary abandonment of the 30’ Offer of Dedication for
Public Street and Utility purposes as recorded per Document Number 2017025192
on June 9, 2017 on file in the Office of the County Recorder. The City has determined
that a portion or all of the offered property is not needed for public street or utilities
purposes. The final map may be used to abandon all or a portion of said offer
depending upon the final subdivision improvement design. The map shall include
the new/amended offer along the Ranch House Road frontage along with any
required street tree and Public Utility Easement (PUE).
28. Except as set forth herein, any easements including but not limited to provisions for
all public and private utilities, access, grading, drainage, slope banks, construction,
public and private streets, pedestrian and bicycle facilities, common driveways, and
maintenance of the same shall be shown on the final map and/or shall be recorded
separately prior to or concurrent with the recordation of the map, unless a deferral
is requested by the Developer and granted by the City. Said easements may be
provided for in part or in total as blanket easements.
29. Except as set forth herein, the final map, improvement plans, and separate
instruments, if any, shall show the extent of all on-site and off-site offers of
dedication. Subdivision improvement plans and or preliminary designs may be
required for any deferred improvements so that dedication limits can be established.
These improvements may include but are not limited to road construction and
widening, grading and drainage improvements, utility easements, roadway
improvements, bikeways, pedestrian paths, and bike/pedestrian bridges.
Page 279 of 466
Resolution No. _____ (2022 Series) Page 26
R ______
30. The improvement plans, final map, and separate instruments, if any, shall clarify the
limits of the UPRR right-of-way and shall show and note any established
monumentation for reference. The clarification shall include the defined right-of-way
as related to the existing track(s), whether measured from the mainline track,
centerline of the tracks, or centerline of the easterly (siding) track.
31. Access rights shall be dedicated to the City along the Project’s frontage with both
Bullock Lane and Ranch House Road, except at approved driveway locations and
intersections as shown on the tentative map or as otherwise approved by the City.
32. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility
easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent
to and contiguous with all public right-of-way lines bordering each lot. Any reduction
or elimination of these easements along the Ranch House Road frontage of Lot 2
and Lot 9 shall be approved to the satisfaction of the Public Works Department and
serving utility companies.
33. The private sewer and stormwater easements on the Project site which are noted
for abandonment shall be terminated or quit-claimed prior to approval of the
subdivision improvement plans and map recordation.
34. All improvements on private property shall be owned and maintained by the
individual property owners or the (HOA) as applicable. Private improvements include
but are not limited to internal streets, sidewalks, private pedestrian/bike paths, sewer
mains, drainage systems, detention basin(s), street lighting, landscape, landscape
irrigation, and common areas.
35. A notice of requirements or other agreement acceptable to the City of San Luis
Obispo may need to be recorded in conjunction with the Final Map for construction
phasing to clarify development restrictions and/or conditions of development, set
forth in these conditions of approval.
36. Except as set forth herein, off-site easements and/or dedications may be required to
facilitate through street access and public water and sewer main extensions beyond
the tract boundary and in accordance with the OASP. Looped water mains may be
required in accordance with the tentative map, development phasing, and the City
water model to provide adequate service and compliance with adopted codes and
standards.
37. Except as set forth herein and/or where the City agrees to take a lead in securing
access rights or easements, the Developer shall acquire any off-site
dedication/acquisition of property for public right -of-way purposes necessary to
Page 280 of 466
Resolution No. _____ (2022 Series) Page 27
R ______
facilitate orderly development of the OASP improvements required to be constructed
by the Developer as described herein. The Developer shall work with the City and
the landowner(s) to acquire the necessary rights-of-way. In the event the Developer
is unable to acquire said rights-of-way, the City Council may consider lending the
Developer its powers of condemnation to acquire the off -site right-of-way dedication,
including any necessary slope and drainage easements. If condemnation is
required, the Developer shall agree to pay all costs associated with the off-site right-
of-way acquisition (including attorney fees and court costs).
38. The City recognizes that the existing sections of the original 30’ Bullock Lane north
of the Pratt parcels that were party to the street improvement and assessment, along
with the accepted offers of dedication for the widening of Bullock are considered
public rights-of-way. The developer or their contractor shall secure an encroachment
permit from the City for work or construction staging within the Bullock Lane public
right-of-way.
39. With respect to any off-site improvements, except for the extension of the Railroad
Safety Trail (“Bike Path”) as set forth herein, prior to the approval of the development
improvement plans or the filing of the Final Map, the developer/subdivider shall
either:
a. Clearly demonstrate their right to construct the improvements by showing
access to, title or interest in the property in a form acceptable to the City
Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable
efforts to acquire interest to the subject property and request that the City
assist in acquiring the property required for the construction of such
improvements and exercise its power of eminent domain in accordance with
Government Code Section 66462 .5 to do so, if necessary. Developer shall
also enter into an agreement with the City to pay all costs of such acquisition
including, but not limited to, all costs associated with condemnation. Said
agreement shall be in a form acceptable to the City Engineer and the City
Attorney. If condemnation proceedings are required, the subdivider shall
submit, in a form acceptable to the City Engineer, the following documents
regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a
Licensed Land Surveyor or Civil Engineer authorized to practice land
surveying in the State of California.
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course
of obtaining such appraisal, the property owner(s) must be given an
Page 281 of 466
Resolution No. _____ (2022 Series) Page 28
R ______
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the
right to do so;
iv. Copies of all written correspondence with off -site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Developer shall deposit with the City all or a portion of
the anticipated costs, as determined by the City Attorney, of the
condemnation proceedings. The City does not and cannot guarantee
that the necessary property rights can be acquired or will, in fact, be
acquired. All necessary procedures of law would apply and would
have to be followed.
Improvement Plans
40. Except as set forth herein, all public improvements, including any off -site
improvements, shall be designed, and completed to the satisfaction of the Public
Works Department, Utilities Department and Fire Department. Public Improvements
shall be in substantial conformance with the OASP, Bicycle Transportation
Plan/Active Transportation Plan, and City Engineering Standards, except where the
Developer and/or the City have requested and been granted a formal design
exception. Where conflicts occur between the City Engineering Standards and
concepts identified in the OASP, final determination shall be provided by the City
Engineer.
41. On-site private streets, pedestrian pathways, and common areas and facilities shall
comply with the City Parking and Driveway Standards, City Standard Specifications
and Engineering Standards, ADA standards, and the California Building Code as
applicable.
42. The public improvement plans shall include full frontage improvements along Ranch
House Road and Bullock Lane in accordance with the tentative map, OASP and City
Engineering Standards as follows:
a. Ranch House Road: Improvements shall include the full Project (Tract
3136) frontage. Unless otherwise approved by the City Engineer, the plans
shall show, at a minimum, all improvements along the project frontage
including 5’ sidewalk, 7’ landscaped parkway, concrete curb and gutter, 6’
southbound bike lane, 12’ southbound travel lane, and complete details for
the new project driveway/intersection access. The proposal to use a 5’
sidewalk in accordance with the OASP shall include full compliance with
Page 282 of 466
Resolution No. _____ (2022 Series) Page 29
R ______
ADA access requirements. Otherwise, the sidewalk or sections of sidewalk
may need to be widened to accommodate minimum clearances around
sidewalk furniture such as posts, light standards, and fire hydrants.
Improvements do not include construction of curb/gutter/sidewalk or other
street improvements along the frontage of the neighboring property north of
Tract 3136, except for transitions to the unimproved shoulder.
b. Bullock Lane: Improvements shall include the full Project (Tract 3136)
frontage and extending northerly approximately 230 feet along the 3540 and
3560 Bullock Lane property frontages to connect with the existing sidewalk
and paved roadway at the southern boundary of the Willow Creek Country
Estates property. Unless otherwise approved by the Public Works
Department via design exception request, t he plans shall show, at a
minimum, all improvements along this extent, including the following street
elements listed from the east to west side of Bullock Lane: 6’ sidewalk with
concrete curb and gutter (4’ at driveways), 8’ parking lane (where street
parking is proposed), two 10’-12’ travel lanes, concrete curb and gutter. See
Transportation Conditions of Approval for details on Bike Path
improvements along west side of Bullock Lane.
Bullock Lane improvements shall include complete details for new project
driveway and undergrounding of overhe ad utilities on the east side of
Bullock Lane. Some off -site dedication of property for public right-of-way
purposes shall be required along the 3540 and 3560 Bullock Lane property
frontages to facilitate the Bullock Lane and shared-use path improvements,
and transitions between the existing adjoining road segments beyond the
tract boundaries. Some modifications to the existing off-site shared-use
path beyond the southerly tract boundary within Righetti Ranch may need
to be modified for vertical and/or horizontal control to accommodate the
project plans and to avoid the UPRR right-of-way. Public improvement plans
for the Bike Path and portions of Bullock Lane beyond the Project frontage
may be provided as separate submittals from the on-site and frontage
improvement plans.
Design, permitting and construction costs for Bullock Lane improvements
north of the 3540 Bullock Lane frontage are eligible for Transportation
Impact Fee credits or reimbursement (with a public reimbursement
agreement approved by the City Council).
43. Unless stated otherwise in these conditions of approval, offers of dedication will be
required for the widening of Ranch House Road and Bullock Lane along the Project’s
Page 283 of 466
Resolution No. _____ (2022 Series) Page 30
R ______
frontage, and the extension of Bullock Lane and the Bike Path across the 3540 and
3560 Bullock Lane properties.
44. The Developer may present financing and reimbursement programs for
transportation improvements to be considered with approval and recordation of the
initial final map for VTM #3136. Any such program(s) will be subject to approval by
the City Council.
45. Unless stated otherwise in these conditions of approval, the public improvements
related to this development shall be approved or substantially approved to the
satisfaction of the Public Works and Community Development Departments prior to
issuance of any building permits and improvements shall be completed prior to
issuance of fist occupancy permits. Prior to approval of any deferrals, the Developer
shall demonstrate that the construction of the required imp rovements is impractical
to the satisfaction of the Community Development and Public Works directors. The
City generally supports a practical phasing of the following items, including but not
limited to:
a. The shared sitework improvements such as driveways, utilities, and
landscaping on each lot of Tract 3136 until the first certificate of occupancy
for the lot provided that the Developer shall substantially construct Sponza
Place including its utilities prior to issuance of a building permit for the
Project;
b. The permanent underground stormwater retention facilities located in
construction phase 2 of the Project (Phase 2) if replaced by a temporary
open storm water basin in Phase 2; and
c. Bullock Lane, the undergrounding of PG&E lines as set forth in Conditions
of Approval #64 and #65, all internal streets located in Phase 2 but for the
sections of “B” street and Court “4” necessary for through access, and/or
the Community Building, Pool, Spa, and Pool Building, until the first
certificate of occupancy in Phase 2.
46. Unless stated otherwise in these conditions, the Developer shall exhaust reasonable
efforts to complete the final design and construction of the off -site transportation
improvements to the ultimate plan to limit the amount of throwaway improvements.
Phased, partial, or temporary improvements may be considered and shall be
approved to the satisfaction of the Public Works and Community Development
Departments. Temporary improvements may include water quality treatment Best
Management Practices (BMPs) and stormwater peak management facilities.
47. Unless otherwise approved by the Public Works Director, improvement plans shall
include the installation of public street lighting and all associated facilities including
but not limited to conduits, sidewalk vaults, fusing, wiring and luminaires along the
Page 284 of 466
Resolution No. _____ (2022 Series) Page 31
R ______
east side of Bullock Lane (along the Project frontage and frontage of 3540 and 3560
Bullock Lane properties) and west side of Ranch House Road along the Project
frontage per City Engineering Standards. Existing street lighting shall be shown on
the improvement plans for reference and will be considered in establishing the
required spacing, location, number, and type of fixtures.
48. Lighting fixtures, including public streetlights shall not exceed 16' in height in
accordance with the OASP unless otherwise required for traffic saf ety. The
developer shall submit a streetlight proposal for approval by the City Engineer for
any public streetlights.
49. Street trees are required as a condition of development. Street trees shall generally
be planted at the rate of one street tree for each 35 lineal feet of property frontage.
Landscape plans may include grouping of trees to vary this standard, to achieve
visual variety or where conflicts may exist with the site development and
infrastructure within the subdivision.
50. The subdivision improvement plans and building plan submittal shall include a
complete tree summary show the diameter and species of trees. The plan shall
clarify the trees to remain and the trees to be removed. Trees to remain may require
a tree preservation plan per City Engineering Standards.
51. A separate map check application, final map review fee, improvement plan
application, review fee, and inspection fee will be required in accordance with the
Engineering fee schedule in effect at the time of map or plan submittal. The plans
and supporting documents shall be in accordance with the codes and standards in
effect at the time of application. Multiple final maps will require a separate map
review fee for each subsequent map phase.
52. A separate demolition permit will be required from the Building Division for the
removal of any existing structures and related infrastructure. A separate application
may be required for each detached residential structure, if more than one.
Miscellaneous structures can be included in the demolition permit application for the
primary structure. Building removals are subject to the Building Demolition
Regulations including the additional notification and timing requirements for any
structure over 50-years old.
53. The improvement plans submittal shall include a complete topographic survey
and/or existing site development plans showing all existing structures, site
improvements, utilities, water wells, septic tanks, leach fields, gas and wire services,
trees, etc. The plan shall clarify the limits of the demolitions and improvements to
remain. The plan shall show and note the location and proposed disposition of any
Page 285 of 466
Resolution No. _____ (2022 Series) Page 32
R ______
existing water wells, private waste disposal system, or leach fields whether active or
abandoned. The plan shall include any pertinent off -site water well and private waste
disposal systems that are located within regulated distances to the proposed
drainage and utility improvements. The plan shall include the proposed disposition
of the improvements and any proposed phasing of the removal and demolition. All
structures and utilities affected by the proposed lot lines shall be removed and
receive final inspection approvals prior to map recordation.
54. Unless a phased construction plan is approved by the Community Development
Department, all access roads, required secondary access, fire department access,
fire department turn-around area(s), and any required fire hydrant installations shall
be completed prior to commencing with combustible construction.
55. If construction phasing of the new street pavement is proposed, the phasing shall
provide for the ultimate structural street section and pavement life (per the City's
Pavement Management Plan) prior to acceptance by the City. The engineer of
record shall detail this requirement in the public improvement plans, to the
satisfaction of the Public Works Director.
56. The development/improvement plan submittal shall include a complete construction
phasing plan in accordance with the conditions of approval, City codes, and
standards. A truck circulation plan and construction management and staging plan
shall be included with the improvement plan submittal. General truck routes shall be
submitted for review and acceptance by the City. The engineer of record shall
provide a summary of the extent of cut and fill with estimates on the yards of import
and export material. The summary shall include rough grading, utility trench
construction, road construction, AC paving, concrete delivery, and vertical
construction loading estimates on the existing public roadways. The developer shall
either; 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre-construction
condition, or 2) shall pay a roadway maintenance fee in accordance with City
Engineering Standards and guidelines, or 3) shall propose a pavement
repair/replacement program to the satisfaction of the City Engineer.
57. Construction phasing plans shall consider emergency vehicle access, access to fire
hydrants, construction traffic, occupant access to facilities and amenities, and
public/visitor and occupant pedestrian and vehicle circulation requirements.
58. Street naming of the private streets and site addressing shall be established through
the map review and subdivision improvement plan review processes and prior to
building permit issuance in accordance with City guidelines. Street name signs shall
conform to City Engineering Standards for public vs. private streets.
Page 286 of 466
Resolution No. _____ (2022 Series) Page 33
R ______
59. The parking and site development shall show and note compliance with the City
Engineering Standards, Community Design Guidelines, and the OASP.
60. Mailbox unit (MBUs) shall be provided on-site to the satisfaction of the Postal Service
and the City Planning Division. The number and location shall consider access,
convenience, and circulation requirements.
61. Private on-site lighting shall be provided per City Engineering Standards and t he
OASP and/or as approved in conjunction with the ARC direction or PC/CC
approvals.
Utilities
62. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV
shall be served to each proposed lot/unit to the satisfaction of the Utilities
Department, Public Works Department, and serving utility companies. All public and
private mains shall be shown on the development/improvement plans and shall be
constructed per the City’s adopted codes and City Engineering Standards unless a
waiver or alternate standard is otherwise approved by the City. The plans shall
clearly delineate and distinguish the difference between public and private
improvements. Gas service may be omitted to all or a portion of the subdivision in
accordance with current City Codes and Standards.
63. The private water and recycled water mains shall be provided with backflow
prevention devices per City and State standards. The main sizing shall be justified
and approved to the satisfaction of the City. The backflow prevention device type,
size, and orientation shall be approved to the satisfaction of the Public Works
Department, Utilities Department, and Planning Division. A compact device type,
screening/landscape screening, and/or color matching may be required by the
Planning Division. Sizing analysis to potentially reduce the pipe and device size,
particularly with the recycled main line may be appropriate. Unless otherwise
required and approved by the City, the proposed looped domestic mainline shall be
eliminated in favor of a single point of connection.
64. All new wire utilities shall be placed underground. The underground placement shall
be completed without a net increase in utility poles located within the public right -of-
way unless specifically approved to the satisfa ction of the Public Works and
Community Development Departments.
65. The existing overhead wire services and service poles that are located within this
tract and along the extent of the Bullock Lane frontage improvements described
Page 287 of 466
Resolution No. _____ (2022 Series) Page 34
R ______
herein shall be removed or services undergrounded where applicable, unless
otherwise deferred or waived by the Public Works and Community Development
Directors. Unless otherwise specifically approved, pole relocation in lieu of
undergrounding is not supported.
66. Street widening generally requires undergrounding per City codes and resolutions.
The applicant shall exhaust reasonable efforts to maintain, extend, or convert the
existing wire services to underground for the 3540 and 3560 Bullock Lane parcel(s)
located beyond the northerly tract boundary.
67. Final grades and alignments of all public and/or private water, sewer and storm
drains shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of service laterals and
meters shall be approved in conjunction with the review of the building plans, fire
sprinkler plans, and /or public improvement plans.
68. The improvement plans shall show the location of all domestic and landscape water
meters. The plan shall include service lateral sizes and meter sizes. Sizing
calculations may be required to justify service and meter sizing. Water impact fees
related to the irrigation water meter(s) shall be paid prior to approval of the
subdivision improvement plans for each pertinent map and /or construction phase.
Detailed water meter manifold exhibits shall be included in the subdivision
improvement plans showing compliance with City Engineering Standards and
sequential addressing requirements.
Grading, Drainage and Stormwater
69. Agency permits required for any work within nearby drainage ditches shall be
secured prior to commencing with any demolitions, grading, and construction within
the jurisdictional areas. Any jurisdictional permits from the Army Corp, Fish and
Wildlife, or Regional Water Quality Control Board required for the drainage, site
improvements, street and road improvements shall be issued prior to plan approval
and/or commencing with work within the respective waterways . Permit conditions
shall be reflected on the approved plans and/or development submittal supporting
documents.
70. A SWPPP and Waste Discharger Identification Number (WDID) shall be issued and
referenced on the grading, erosion control, and stormwater contro l plan sheets prior
to permit issuance.
71. The limits of improvements within the nearby drainage ditches required for any
potential modifications proposed to the existing Bullock Lane culverts shall be
Page 288 of 466
Resolution No. _____ (2022 Series) Page 35
R ______
approved by the Public Works Director in collaboration with the City Biologist and
Natural Resources Manager.
72. The grading, drainage, and stormwater control plan shall clarify the scope and limit
of the existing and new drainage outlet structures proposed to discharge to the
existing facilities within the UPRR right-of-way. The drainage report and calculations
shall confirm the capacity of the existing roadside ditch. Any required outlet or
capacity improvements within the UPRR jurisdiction shall be approved by UPRR.
73. The subdivision improvement plans, grading plans, drainage plans, and drainage
reports shall show and note compliance with City Codes, Standards and
Ordinances, Floodplain Management Regulations, OASP stormwater provisions,
Waterways Management Plan Drainage Design Manual, and the Post Construction
Stormwater Regulations as promulgated by the Regional Water Quality Control
Board, whichever pertinent sections are more restrictive. Run -on from adjoining
developed or undeveloped parcels shall be considered.
74. The drainage report shall show compliance with the more conservative peak
management requirements of the OASP for both the 50 and 100 -year post
development events to match or be lower than the 25 -year predevelopment Q.
75. Although not located within a mapped flood zone, the Project shall clarify any areas
of existing or proposed flooding. The calculated 100-year flood limits shall be shown
and noted on the improvement plans and an additional final map sheet for reference
if applicable. The drainage report and final plans shall clarify the 100 -year flood
elevations, clearances, and freeboard at any new pedestrian/bicycle or vehicle
crossings of the creek corridors and for the UPRR roadside ditch.
76. This project site shall include the private and public improvements related to this
common plan for evaluation of the Post Construction Requirements (PCRs).
Temporary treatment facilities may be proposed for any minor off -site access
roadways. The final PCR compliance documentation, drainage management areas,
and improvement drawings shall include both the on-site and proposed public street
and sidewalk impervious surfaces. Run-off from all impervious surfaces shall be
treated in accordance with the PCR’s.
77. The off-site Bike Path improvements may qualify for an exemption within the PCR’s
but will need to be considered based on the final design and requirements of the
Regional Water Quality Control Board.
78. The developer shall prepare an Operations and Maintenance Manual for review and
approval by the City in conjunction with the development of any stormwater B MP' s
Page 289 of 466
Resolution No. _____ (2022 Series) Page 36
R ______
that will be maintained by the HOA or by the respective private property owner. A
Private Stormwater Conveyance Agreement shall be recorded in a format provided
by the City prior to final inspection approvals and acceptance of subdivision
improvements.
79. Unless specifically approved by the Public Works Department all stormwater control
measures (SCMs), except for those SCMs for public streets dedicated to the City,
shall be located on private property and shall be maintained by the property owner,
a Property Owner Association, or HOA. The Developer shall provide notification to
private property owners regarding any individual maintenance responsibility of
stormwater BMPs in accordance with Section E.2 of the RQWCB Resolution R3 -
2013 -0032, if proposed. The notification may be by Notice of Requirements or other
method acceptable to the City.
80. The final details for any bioretention facilities proposed to be located within the public
right-of-way shall be approved to the satisfaction of the City Engineer. The project
soils engineer shall review and provide recommendations on the proposed site
constructed and/or proprietary retention systems. Analysis of impacts to the public
improvements, protection of utilities, and methods to minimize piping and protection
of private properties shall be addressed in the final analysis.
81. Unless otherwise approved for acceptance and maintenance by the City, the SCMs
that are proposed for location within the public right -of-way shall require an
Encroachment Agreement and shall be maintained by the property owner or HOA.
82. The Project’s development and grading shall comply with all air quality standards
and mitigation measures. The developer shall provide written notification from the
County Air Pollution Control District (APCD) regarding compliance with all local,
state, and federal regulations including but not limited to the National Emission
Standards for Hazardous Air Pollutants (NESHAP) regulations related to Naturally
Occurring Asbestos (NOA).
Transportation Division - Public Works Department
83. Railroad Safety Trail Extension (“Bike Path”)
a. The Developer shall be responsible for design, permitting and construction of
the extension of the Railroad Safety Trail pedestrian/bicycle path along the
west side of Bullock Lane from the Bullock Ranch property boundary just
north of Tiburon Way north to Orcutt Road (“Bike Path”). Design details shall
be approved to the satisfaction of the City Public Works Director, but are
anticipated to include:
Page 290 of 466
Resolution No. _____ (2022 Series) Page 37
R ______
Construction of a 10’-12’ wide concrete shared-use path on the west
side of Bullock Lane per City Engineering Standards
Path signing and striping
Minimum 2’ wide shoulder on the west side
2’-4’ wide shoulder/parkway on the east side with concrete curb and
gutter (extending north to approximately 150’ south of Bullock Lane
culvert crossing)
Street trees and/or landscaping within shoulder on east side of path, as
approved by the City Engineer and required per applicable post-
construction stormwater regulations
Path lighting per City Engineering Standards, or an approved equivalent
solar path lighting system
Safety fencing on the west side of the path along the UPRR property line
Improvements to the Orcutt Road/Laurel Lane/Bullock Lane intersection
to improve connectivity between the Railroad Safety Trail segments to
the north and south of Orcutt Road. Intersection improvements are
expected to include geometric modifications at the southwest
intersection corner to remove the right-turn slip lane, traffic signal
modifications (relocating poles at southwest corner, bike signal heads,
bike detection, etc.), modifications to road/path signing and striping
b. It is assumed that construction of the Bike Path will not require significant
modifications or reconstruction of the existing Bullock Lane storm drain or
creek culverts. Based on preliminary design concepts, the path is anticipated
to cross the existing Bullock Lane culverts as follows:
The path will cross the creek just south of Orcutt Road on a
bicycle/pedestrian-only bridge spanning the creek channel west of the
existing culvert
The path will cross the storm drain culvert just south of Willow Circle at
grade over the existing culvert. This may require installation of a
pedestrian/bicycle railing along the culvert headwall.
c. The pathway designs shall endeavor to minimize potential encroachment into
UPRR right-of-way. The City Public Works Department is willing to support
potential design exception requests to utilize reduced cross section
dimensions along the pathway and Bullock Lane (e.g. 7’ parking lane (or no
on-street parking lane), 10’ auto lanes), if needed to minimize UPRR
encroachment and/or to address other geometric constraints.
Page 291 of 466
Resolution No. _____ (2022 Series) Page 38
R ______
d. The Project Applicant shall be responsible for obtaining any jurisdictional
permits required to construct the path extension, including the
pedestrian/bicycle-only bridge over the creek channel.
e. The City shall obtain all approvals, easements, access agreements,
dedications, and/or license agreements needed from the UPRR for the
extension of the Railroad Safety Trail, including the bike/ped bridge, with the
exception of any permits or approvals required by the construction contractor
hired by the Developer to construct the Bike Path. The Developer will not be
required to obtain any other approvals, easements, access agreement,
dedications, and/or license agreement from the UPRR for the Bike Path or
any other purpose except that prior to subdivision plan approval or
commencement of construction the City may require the Developer to obtain
UPRR approval for any substantial alterations proposed by the Developer to
the existing drainage outlets on the UPRR property along the Project's
frontage, including an increase in the volume or rate of storm water calculated
to pass through the drainage outlets after the completion of the Project. The
City began negotiations with UPRR in earnest in September 2021 upon
receipt of preliminary design drawings that identified path details at a
sufficient level to confirm right-of-way needs from UPRR. The Developer shall
make a good faith effort to provide engineering plans, design information and
design revisions in a timely manner to address design review questions and
comments submitted to the City by UPRR. The City shall make a good faith
effort to obtain all approvals and agreements required by UPRR for
construction of the Bike Path in a timely manner and to include De veloper’s
representatives in relevant communications between the City and UPRR.
f. Off-site dedication/acquisition of public right-of-way may be necessary to
facilitate orderly development of the Bike Path improvements. Excluding
UPRR and the section of Bullock Lane north of 3540 Bullock Lane, if off-site
dedications/acquisitions of private property or temporary easements are
necessary to facilitate construction of the pathway public improvements, the
Project Applicant is responsible for working with landowne r(s) in coordination
with the City to acquire the necessary rights -of-way. In the event the Project
Applicant is unable to acquire said rights-of-way, the City Council may
consider lending the Project Applicant its powers of condemnation to acquire
the off-site right-of-way dedication, including any necessary slope and
drainage easements. If condemnation is required, the Project Applicant shall
agree to pay all costs associated with the off -site right-of-way acquisition
(including attorney fees and court costs).
Page 292 of 466
Resolution No. _____ (2022 Series) Page 39
R ______
g. If the City is unsuccessful with acquiring UPRR right-of-way agreements
within 24 months following (a) City acceptance of substantially complete Bike
Path designs, or (b) UPRR approval of designs for the purposes of drafting
right-of-way agreements (whichever comes sooner), the Developer is
released of the obligation to construct the Bike Path , and the Bike Path will
transition to a City-led capital improvement project. City’s review and approval
of substantially complete Bike Path plans shall not be unreasonably delayed
for the purpose of providing additional time for UPRR right-of-way
negotiations. Further, the Public Works Director may ultimately deem
construction of the Bike Path to be infeasible if good faith right-of-way
negotiations with UPRR are unproductive.
In the case that the Developer is relieved of the obligation to construct the
Bike Path, the Developer’s fair share financial contribution towards this
improvement is satisfied through payment of applicable transportation impact
fees (minus fee credits for eligible Bike Path design costs) and the City agrees
to release any performance bonds or sureties provided by the Developer
related to the Bike Path improvements.
h. Unless otherwise approved by the Public Works Director, Developer shall be
responsible for funding and constructing the Bike Path improvements upon
City receipt of fully-executed UPRR right-of-way agreements. The Developer
shall complete Bike Path construction within 18 months following of City
receipt of fully-executed UPRR right-of-way agreements or City issuance of
first building permits for the Project (whichever comes later).
i. Bike Path project costs, including design, permitting and construction costs,
are eligible for Transportation Impact Fee credits or reimbursement (with a
public reimbursement agreement approved by the City Council).
84. Ranch House Road/Sponza Place Pedestrian Signage – The Developer shall
install pedestrian warning signs (CA MUTCD Sign W11-2) in the northbound and
southbound directions approaching the intersection of Ranch House Road & Sponza
Place. Signs shall be florescent yellow/green and installed on punch posts per City
Engineering Standards approximately 100’ in advance of the intersection
approaching from the north and south on Ranch House Road.
85. Ranch House Road Bike Lanes – As part of the Project’s frontage improvements,
the Developer shall install striping, pavement markings and signage to delineate
Class II bike lanes in the southbound direction of Ranch House Road. This work
shall include removal (i.e. grind and seal) the conflicting shared lane pavement
Page 293 of 466
Resolution No. _____ (2022 Series) Page 40
R ______
markings “sharrows” that currently exist in the southbound lane along Ranch House
Road.
86. Transportation Impact Fees – Prior to issuance building permits, the project
applicant shall pay all required transportation impact fees (TIF) minus any approved
fee credits associated with construction of the Bike Path and Bullock Lane to the
north of 3540 Bullock Lane. Applicable TIF fees include participation in the Citywide
Transportation Impact Fee (TIF) Program and Orcutt Area Specific Plan (OASP) TIF
Program. Participation in these TIF programs shall satisfy the Project’s fair share
contribution towards future and in-progress off-site transportation improvements,
including the Tank Farm/Orcutt roundabout and future capacity improvements to the
Orcutt/Laurel/Bullock intersection. Design, permitting and construction costs for
Bullock Lane improvements north of the 3540 Bullock Lane frontage are eligible for
Transportation Impact Fee credits or reimbursement (with a public reimbursement
agreement approved by the City Council).
87. Driveway Sight Distance – The development plans shall include all final line-of-
sight analysis at new intersections and driveways to the satisfaction of the Public
Works Department. Fence heights, signs, and plantings in the areas of control shall
be reviewed in conjunction with the analysis. A separate recorded declaration,
covenant, agreement or Notice of Requirements for private property owner
maintenance of sight lines may be required.
88. Bullock Lane Speed Management – Public improvement plans shall include traffic
calming improvements on Bullock Lane along the Project frontage, which can be
satisfied with the proposed addition of a speed table/raised crosswalk connecting
the east side of Bullock Lane with the extension of the Railroad Safety Trail on the
west side. Design of traffic calming elements shall be approved to the satisfaction of
the Public Works and Fire Departments. The developer shall record a Notice of
Requirements with each map phase regarding the designed and installed traffic
calming measures and convey that the subdivision is not eligible for future
Residential Parking District or Neighborhood Traffic Management program
processing.
89. Fire Access – Fire Department access shall be provided for each construction
phase to the satisfaction of the Fire Chief. Phased street construction shall consider
and provide suitable Fire Department hydrant access, circulation routes, passing
lanes, and turnaround areas in accordance with current codes and standards.
Page 294 of 466
Resolution No. _____ (2022 Series) Page 41
R ______
Utilities Department
90. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have
reasonable alignments needed for maintenance of public infrastructure along public
roads.
91. Provide calculations for the proposed sewer generations based on Section 7 of the
City’s Engineering Design Standards.
92. Building permit submittal shall clarify size of existing and proposed water services
and water meters for the project, including both potable and recycled water.
93. Provide a comparison of the existing water demands versus proposed water
demands per Section 6 of the City’s 2020 Engineering Design Standards.
94. All residential units are to be individually metered. Privately owned water sub-meters
may be provided for residential condominiums upon approval of the Utilities Director
or her/his designee. The CCR’s for the property/homeowner association shall
require that the sub-meters be read by the association (or a contracted service) and
each condominium billed monthly according to water use. Reports of readings and
associated billings shall be provided to the Utilities Department on an annual basis,
or when requested by the Utilities Department.
95. Water service meter(s) shall be adequately sized to serve the project’s proposed
units. Residential units shall be separately metered from the non -
residential/commercial units, and service lines shall not cross parcel boundaries per
MC 13.04.120, unless waived in writing by the Utilities Director.
96. The on-site sewer shall be privately owned and connect to the City sewer main with
a wye.
97. Property shall be served with a private domestic water main with a single connection
to the City's public main.
98. The recycled water line serving the project shall be private.
99. The proposed residential apartments shall have a master public water meter with
individual private sub-meters and constructed to the satisfaction of the Utilities
Director.
Page 295 of 466
Resolution No. _____ (2022 Series) Page 42
R ______
100. Potable city water shall not be used for major construction activities, such as grading
and dust control, as required under Prohibited Water Uses; Chapter 13.07.070.C of
the City’s Municipal Code. Recycled water is available through the City’s
Construction Water Permit program.
101. The site is within the City’s Water Reuse Master Plan area and shall utilize recycled
water for landscape irrigation. The irrigation system shall be designed and operated
as described consistent with recycled water standards in the City’s Procedures for
Recycled Water Use, including the requirement that sites utilizing recycled water
shall provide backflow protection on all potable service connections per City
Engineering Standards. An Application for Recycled Water Service and three sets
of irrigation plans conforming to the City’s Procedures shall be submitted to the
Building Department for review during the City’s building permit review process.
102. The project’s estimated total water use (ETWU) to support new ornamental
landscaping shall not exceed the project’s maximum applied water allowance
(MAWA). Information shall be submitted during the Building Permit Review Process
for review and approval by the Utilities Department prior to issuance of a Building
Permit to support required water demand of the project’s proposed landscaping.
103. 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.
104. Driveways and access routes to all refuse receptacles shall be designed to
accommodate the size and weight of the garbage trucks; a written confirmation from
the San Luis Garbage Company shall be included in the building permit plans for the
proposed project.
105. Building permit submittal shall include a letter of service from San Luis Garbage
Company on the site plans.
106. Projects generating more than two cubic yards of total waste sha ll comply with AB
1826, and local waste management ordinance to reduce greenhouse gas emissions.
107. In order for trash enclosures to be shared between parcels, a Conditional Exception
Application shall be submitted to the Utilities Solid Waste Coordinator and shall be
included in the property/homeowner association CC&Rs.
Page 296 of 466
Resolution No. _____ (2022 Series) Page 43
R ______
Fire Department
108. The Fire Department supports and encourages the connection of Bullock to Righetti
Ranch Road to improve response times.
Note of applicable Code Requirements:
109. All access roads less than 35 feet in width shall be posted as fire lanes on one side,
if less than 28 feet in width they shall be posted no parking on both sides.
110. No combustible construction prior to having live fire hydrants and all-weather access
roads approved and installed.
Indemnification
111. The Developer 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 City shall fully cooperate in the defense against an Indemnified Claim.
On motion by Council Member ______________, seconded by Council Member
______________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this day of January 11, 2022.
___________________________
Mayor Erica A. Stewart
ATTEST:
_________________________
Page 297 of 466
Resolution No. _____ (2022 Series) Page 44
R ______
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
__________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on ______________________.
___________________________
Teresa Purrington
City Clerk
Page 298 of 466
RESOLUTION NO. 1049-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE COMMON
INTEREST VESTING TENTATIVE TRACT MAP (VTTM 3136), A 192-UNIT
MIXED-USE DEVELOPMENT, INCLUDING 7 LIVE/WORK UNITS, A 585
SQUARE FOOT COMMERCIAL UNIT, ON-SITE PARKING, AND OTHER
RESIDENTIAL COMMUNITY AMENITIES ON A 10.93-ACRE SITE
LOCATED WITHIN THE 231-ACRE ORCUTT AREA SPECIFIC PLAN
(OASP), A REQUEST TO ALLOW LIVE/WORK UNITS ON THE GROUND
FLOOR WITHIN THE FIRST 50 FEET OF FLOOR AREA MEASURED
FROM THE BUILDING FACE ADJACENT TO A STREET, A SIGN
PROGRAM, THE SUMMARY ABANDONMENT OF 30 FEET OFFER OF
DEDICATION FOR PUBLIC STREET AND UTILITY PURPOSES, AND
ADOPT A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL REVIEW AS REPRESENTED IN THE PLANNING
COMMISSION AGENDA REPORT AND ATTACHMENTS DATED
OCTOBER 27, 2021 (3580/3584 BULLOCK LANE FILE #ARCH-0489-2019,
SBDV-0490-2019, EID-0345-2020)
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based
public hearing on October 26, 2020 and recommended approving the proposed tree removal and
replanting plan associated with an development review applications ARCH-0755-2019, Bullock
Ranch, LLC, applicant, with the addition of specific conditions of approval; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on December 7, 2020 for the purpose of reviewing a
development review applications ARCH-0489-2019, Bullock Ranch, LLC, applicant and
recommended approving the design with direction regarding metal railing design on balconies to
maximize privacy and variation of the use of masonry on porches; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 27, 2021 for the purpose of reviewing a development review
applications ARCH-0489-2019, SBDV-0490-2019 & EID-0345-2020, Bullock Ranch, LLC,
applicant, for a mixed-use development project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission hereby recommends
approval of the project (ARCH-0489-2019, SBDV-0490-2019 & EID-0345-2020) to the City
Page 299 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 2
Council, 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 intention of the
site's Medium-High Density Residential and Community Commercial with a Mixed-use
overlay zoning designation and will be subject to conformance with all applicable building,
fire, and safety codes.
2. The proposed San Luis Obispo Mission, Adobe Ranch, and Farmhouse architectural styles
of the residential and commercial structures are consistent with the California Mission and
California Bungalow styles described in the Orcutt Area Specific Plan because the designs
include architectural features such as gable end roof forms, rafter tails, fenestration and
porch styles of the bungalow style and tile roofs, smooth stucco facades, end roof forms
and arched openings of the mission style.
3. The proposed architectural style of the project is consistent with the Design Guidelines
described in the Orcutt Area Specific Plan because the project provides architecture that is
internally compatible with one another and with adjacent developments and enhances San
Luis Obispo’s unique sense of place.
4. The project is consistent with the General Plan because it promotes policies related to
compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and
housing production (HE 6.10).
5. The project is consistent with the Housing Element because the project provides a variety
of residential types, sizes, and styles of dwellings (HE Policy 5.2). The project supports
Housing Element policies related to inclusion and expansion of missing middle and
affordable housing units within the City (HE Policies 2.4, 4.1, 4.2, & 5.3).
6. The project is consistent with the Orcutt Area Specific Plan’s policy framework, as it
relates to land development and project design.
Sign Program Findings
7. The proposed sign program is consistent with Sign Regulations Section 15.40.485 because
it includes sign requirements to ensure signage is complementary and compatible within
the development and with the surrounding neighborhood.
Mixed-Use Development Findings
8. The request to allow live work units on the ground floor within the first 50 feet of floor
area measured from the building face adjacent to a street is consistent with the Zoning
Regulations for Mixed-Use Projects (Section 17.70.130.D.1(2)), because the project
enhances the pedestrian environment in the surrounding area by placing the commercial
space at the sidewalk and fulfills the Orcutt Area Specific Plan Policy 3.2.21 that
encourages live work units in the multifamily residential portion of the community
commercial zone.
Page 300 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 3
9. The project is consistent with the Zoning Regulations for Mixed-Use Projects (Section
17.70.130), since the proposed building design complies with design and performance
standards for mixed-use development and is consistent with all property development
standards including height, coverage, access, and setbacks for the Community Commercial
(C-C) zone.
Subdivision Findings
10. The design of the Vesting Tentative Tract Map is consistent with the General Plan because
the proposed subdivision respects existing site constraints, will incrementally add to the
City's residential housing inventory and will be consistent with the density and project
amenities established by the Orcutt Area Specific Plan (OASP).
11. The site is physically suited for the type and density of development allowed in the
medium-high density (R-3-SP) and community commercial (C-C) zones.
12. The design of the subdivision is consistent with the pattern of development prescribed in
the Orcutt Area Specific Plan.
13. The design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision.
Section 2. Environmental Review. A Mitigated Negative Declaration (MND) was
prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the
potential environmental effects of a Bullock Ranch Residential and Mixed-Use Development
Project. The project is consistent with what is described in the CEQA documentation and will
implement all required mitigation measures included in that document that are necessary to reduce
potential impacts to a less than significant level, some of which derive from those included in the
Final EIR for the Orcutt Area Specific Plan, which was certified in 2009.
MITIGATION MEASURES
Aesthetics
OASP Final EIR AES-3(a). Minimize Lighting on Public Areas. Lighting shall be shielded as
shown in the Specific Plan and directed downward. Lighting shall not be mounted more
than 16 feet high. Streetlights, where they are included, shall be primarily for pedestrian
safety, and shall not provide widespread illumination unless necessary to comply with
safety requirements, as determined by the Public Works Director. Street lighting should
focus on intersections and should be placed between intersections only when it is necessary
to comply with safety requirements, as determined by the Public Works Director. Trail
lighting shall be at a scale appropriate for pedestrians, utilizing bollards, although overhead
lighting may be used where vandalism of bollard lights is a concern. Prior to development
of individual lots, proposed lighting shall be indicated on site plans and shall demonstrate
that spill-over of lighting would not affect nearby residential areas.
Page 301 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 4
Monitoring Program: These measures shall be incorporated into project building plans for review
and approval by the City Community Development and Public Works Departments. Compliance
shall be verified by the City during regular inspections.
Air Quality
AQ-1 The following SLOAPCD-recommended Standard Mitigation Measures shall be
implemented to reduce construction-generated NOX, ROG, and DPM:
a. Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
b. Fuel all off-road and portable diesel-powered equipment with CARB-certified
motor vehicle diesel fuel (non-taxed version suitable for use off-road);
c. Diesel-fueled construction equipment shall meet, at a minimum, CARB’s Tier 2-
certified engines or cleaner off-road heavy-duty diesel engines, and comply with
the State Off-Road Regulation;
d. Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification
standard for on-road heavy-duty diesel engines, and comply with the State On-Road
Regulation;
e. Construction or trucking companies with fleets 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;
f. 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;
g. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
h. Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors, if feasible;
i. Electrify equipment, when feasible;
j. Substitute gasoline-powered in place of diesel-powered equipment, where feasible;
and
k. Use alternative-fueled construction equipment on-site where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane, or biodiesel.
AQ-2 The following SLOAPCD-recommended mitigation measures shall be implemented to
reduce construction generated fugitive dust. These measures shall be shown on grading and
building plans.
a. Reduce the amount of disturbed area where possible.
b. Use water trucks, SLOAPCD-approved dust suppressants (see Section 4.3 in the
CEQA Air Quality Handbook), or sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the site and from exceeding the SLOAPCD’s
limit of 20% opacity for greater than 3 minutes in any 60-minute period. Increased
watering frequency would be required whenever wind speeds exceed 15 miles per
hour (mph). Reclaimed (non-potable) water should be used whenever possible.
Page 302 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 5
Please note that since water use is a concern due to drought conditions, the
contractor or builder shall consider the use of a SLOAPCD-approved dust
suppressant where feasible to reduce the amount of water used for dust control. For
a list of suppressants, see Section 4.3 of the CEQA Air Quality Handbook.
c. All dirt stockpile areas should be sprayed and covered daily, as needed.
d. Permanent dust control measures identified in the approved project revegetation
and landscape plans should be implemented as soon as possible following
completion of any soil-disturbing activities;
e. Exposed ground areas that are planned to be reworked at dates greater than 1 month
after initial grading should 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 should be stabilized using
approved chemical soil binders, jute netting, or other methods approved in advance
by the SLOAPCD.
g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon
as possible. In addition, building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or
should maintain at least 2 feet of freeboard (minimum vertical distance between the
top of load and top of trailer) in accordance with California Vehicle Code (CVC)
Section 23114.
j. Install wheel washers at the construction site entrance/exit, wash off the tires or
tracks of all trucks and equipment leaving the site, or implement other SLOAPCD-
approved track-out prevention devices sufficient to minimize the track-out of soil
onto paved roadways.
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water should be used where feasible.
l. The burning of vegetative material shall be prohibited. Effective February 25, 2000,
the SLOAPCD prohibited developmental burning of vegetative material within San
Luis Obispo County. If you have any questions regarding these requirements,
contact the SLOAPCD Engineering & Compliance Division at (805) 781-5912.
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 20% opacity, and to
prevent the transport of dust off-site. 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 SLOAPCD Compliance Division
prior to the start of any grading, earthwork, or demolition.
n. When applicable, portable equipment, 50 horsepower (hp) or greater, used during
construction activities shall be registered with the California statewide portable
equipment registration program (issued by the CARB) or be permitted by the
SLOAPCD. Such equipment may include power screens, conveyors, internal
combustion engines, crushers, portable generators, tub grinders, trammel screens,
Page 303 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 6
and portable plants (e.g., aggregate plant, asphalt plant, concrete plant). For more
information, contact the SLOAPCD Engineering & Compliance Division at (805)
781-5912.
o. Construction of the proposed project shall use low volatile organic compound
(VOC)-content paints not exceeding 50 grams per liter.
p. To the extent locally available, use prefinished building materials or materials that
do not require the application of architectural coatings.
AQ-3 The following measures shall be implemented to reduce construction emissions from on-
and off-road construction equipment (NOX, ROG, and DPM). These measures shall be
shown on grading and building plans:
a. Idling Restrictions Near Sensitive Receptors for Both On- and Off-Road
Equipment.
1. Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors;
2. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
3. Use of alternative-fueled equipment is recommended whenever possible;
and
4. Signs that specify the no-idling requirements must be posted and enforced
at the construction site.
a. Idling Restrictions for On-Road Vehicles. Section 2485 of 13 CCR limits diesel-
fueled commercial motor vehicles that operate in the state of California with gross
vehicular weight ratings of greater than 10,000 pounds and licensed for operation
on highways. It applies to California and non-California-based vehicles. In general,
the regulation specifies that drivers of said vehicles:
1. Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes
at any location, except as noted in Subsection (d) of the regulation; and
2. Shall not operate a diesel-fueled auxiliary power system (APS) to power a
heater, air conditioner, or any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater than 5 minutes at any
location when within 100 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 web site:
www.arb.ca.gov/msprog/truck-idling/2485.pdf.
b. Idling Restrictions for Off-Road Equipment. Off-road diesel equipment shall
comply with the 5-minute idling restriction identified in Section 2449(d)(3) of the
CARB’s In-Use Off-Road Diesel regulation:
www.arb.ca.gov/regact/2007/ordiesl07/frooal.pdf.
Signs shall be posted in the designated queuing areas and job sites to remind off-
road equipment operators of the 5-minute idling limit.
AQ-4 The following mitigation measures shall be implemented to reduce the disturbance of
asbestos and lead. Strategies include but are not limited to the following:
Page 304 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 7
a. Demolition of on-site structures shall comply with the National Emission Standards
for Hazardous Air Emissions (NESHAP) requirements (40 Code of Federal
Regulations [CFR] Part 61, Subpart M) for the demolition of existing structures.
The SLOAPCD is delegated authority by the EPA to implement the federal
Asbestos NESHAP. Prior to demolition of on-site structures, the SLOAPCD shall
be notified, per NESHAP requirements. The SLOAPCD notification form and
reporting requirements are included in Appendix A. Additional information may be
obtained at the following website: http://slocleanair.org/business/asbestos.php.
b. If during the demolition of existing structures paint is separated from the
construction materials (e.g., chemically or physically), the paint waste will be
evaluated independently from the building material by a qualified hazardous
materials inspector to determine its proper management. All hazardous materials
shall be handled and disposed of in accordance with federal, state, and local
regulations. According to the California Department of Toxic Substances Control
(DTSC), if the paint is not removed from the building material during demolition
(and is not chipping or peeling), the material can be disposed of as construction
debris (a non-hazardous waste). The landfill operator will be contacted prior to
disposal of building material debris to determine any specific requirements the
landfill may have regarding the disposal of lead-based paint materials. The disposal
of demolition debris shall comply with any such requirements. Contact the
SLOAPCD Enforcement Division at (805) 781-5912 for more information.
Approval of a lead work plan and permit may be required. Lead work plans, if
required, will need to be submitted to SLOAPCD 10 days prior to the start of
demolition.
c. Prior to any grading activities, a geologic evaluation shall be conducted to
determine if NOA is present within the area that will be disturbed, unless the
applicant agrees to comply with the Asbestos ATCM without an evaluation. If NOA
is not present, an exemption request must be filed with the SLOAPCD. If NOA is
found at the site, the applicant must comply with all requirements outlined in the
Asbestos ATCM. These requirements may include but are not limited to:
1. Development of an Asbestos Dust Mitigation Plan, which must be approved
by the SLOAPCD before operations begin; and
2. Development and approval of an Asbestos Health and Safety Program
(required for some projects).
OASP Final EIR AQ-1(c). Shade Trees. All parking lots shall include shade trees within the
parking area. There shall be at least one shade tree for every six vehicle parking spaces.
OASP Final EIR AQ-1(d). Telecommuting. All new homes within the Specific Plan area shall
be constructed with internal wiring/cabling that allows telecommuting, teleconferencing,
and telelearning to occur simultaneously in at least three locations in each home.
OASP Final EIR AQ-1(e). Pathways. Where feasible, all cul-de-sacs and dead-end streets shall
be links by pathways to encourage pedestrian and bicycle travel.
Page 305 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 8
Monitoring Program: These measures shall be incorporated into project grading and building
plans for review and approval by the City Community Development Department. Compliance shall
be verified by the City during regular inspections, in coordination with the County of San Luis
Obispo Air Pollution Control District, as necessary.
Biological Resources
OASP Final EIR B-5(a). Bird Pre-Construction Survey. To avoid impacts to nesting special-
status bird species and raptors including the ground nesting burrowing owl, all initial
ground-disturbing activities and tree removal shall be limited to the time period between
September 15 and February 1. If initial site disturbance, grading, and tree removal cannot
be conducted during this time period, a pre-construction survey for active nests within the
limits of grading shall be conducted by a qualified biologist at the site no more than 30
days prior to the start of any construction activities (for ground-nesting burrowing owl
survey see below). If active nests are located, all construction work must be conducted
outside a buffer zone of 250 feet to 500 feet from the nests as determined in consultation
with the CDFG. No direct disturbance to nests shall occur until the adults and young are
no longer reliant on the nest site. A qualified biologist shall confirm that breeding/nesting
is completed and young have fledged the nest prior to the start of construction.
OASP Final EIR B-5(c). Monarch Pre-Construction Survey. If initial ground-breaking is to
occur between the months of October and March a preconstruction survey for active
monarch roost sites within the limits of grading shall be conducted by a qualified biologist
at the site two weeks prior to any construction activities. If active roost sites are located no
ground-disturbing activities shall occur within 50 feet of the perimeter of the habitat.
Construction shall not resume within the setback until a qualified biologist has determined
that the monarch butterfly has vacated the site.
OASP Final EIR B-6(c). Educational Pet Brochure. Any development pursuant to the Specific
Plan shall prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non-native animals,
especially cats and dogs, to the project site; similarly, the brochure must inform potential
homebuyers and all HOA members of the potential for coyotes to prey on domestic
animals.
OASP Final EIR B-6(d). Landscaping Plan Review. To ensure that project landscaping does
not introduce invasive non-native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualified biologist. The California
Invasive Plant Council (Cal-IPC) maintains several lists of the most important invasive
plants to avoid. The lists shall be used when creating a plant palette for landscaping to
ensure that plants on the lists are not used. The following plants shall not allowed as part
of potential landscaping plans pursuant to development under the Specific Plan:
African sumac (Rhus lancea)
Australian saltbush (Atriplex semibaccata)
Black locust (Robinia pseudoacacia)
Page 306 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 9
California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
Cape weed (Arctotheca calendula)
Cotoneaster (Cotoneaster pannosus), (C. lacteus)
Edible fig (Ficus carica)
Fountain grass (Pennisetum setaceum)
French broom (Genista monspessulana)
Ice plant, sea fig (Carpobrotus edulis)
Leafy spurge (Euphorbia esula)
Myoporum (Myoporum spp.)
Olive (Olea europaea)
Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
Russian olive (Elaeagnus angusticifolia)
Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
Spanish broom (Spartium junceum)
Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T.
ramosissima)
Blue gum (Eucalyptus globulus)
Athel tamarisk (Tamarix aphylla)
With the exception of poison oak, only those species listed in the Specific Plan’s Suggested
Plant List (Appendix E) shall not be planted anywhere on-site because they are invasive
non-native plant species. Poison oak is a native plant species and could be used to deter
human entrance to an area such as a mitigation/enhancement area.
Monitoring Program: These conditions and measures shall be noted on all grading and
construction plans for review and approval by the City Community Development Department. The
pre-construction surveys shall be completed prior to any site disturbance, including grading,
trenching, or demolition. The biologist completing the surveys shall provide a report to the City
Community Development Department and Natural Resources Manager within 5 days of
completion of surveys. The Educational Pet Brochure shall be reviewed and approved by the City
Community Development Department prior to occupancy of the first unit. The City Community
Development Department and Natural Resources Manager shall review the final landscape plan
after it has been reviewed and approved by the project qualified biologist. The City Community
Development Department and Natural Resources Manager verify compliance of all measures.
Cultural Resources
OASP Final EIR CR-1(d). Archaeological Resource Construction Monitoring. At the
commencement of project construction, an orientation meeting shall be conducted by an
archaeologist for construction workers associated with earth disturbing procedures. The
orientation meeting shall describe the possibility of exposing unexpected archaeological
resources and directions as to what steps are to be taken if such a find is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of the two
isolated finds. In the event that prehistoric or historic archaeological resources are exposed
Page 307 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 10
during project construction, all earth disturbing work within 50 meters (164 feet) of the
find must be temporarily suspended or redirected until an archaeologist has evaluated the
nature and significance of the find. After the find has been appropriately mitigated (e.g.,
curation, preservation in place, etc.), work in the area may resume. The City should
consider retaining a Chumash representative to monitor any field work associated with
Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires that
no further disturbance shall occur until the County Coroner has made the necessary
findings as to origin and disposition pursuant to Public Resources Code Section 5097.98.
Monitoring Program: These conditions shall be noted on all grading and construction plans. The
City Community Development Department shall verify compliance, including preparation and
implementation of the Monitoring Plan, and review and approval of cultural resources monitoring
reports documenting compliance with required mitigation measures.
Note: Isolated finds were not identified on the proposed project site and the requirement for
monitoring during construction within 50 meters of the two isolated finds does not apply to this
project.
Geology and Soils
GEO-1 Prior to application for construction permits of any development at the project site, the
applicant shall retain a qualified soil engineer to prepare a revised Soils Engineering Report
to evaluate on-site soil stability risks, including expansive soils. This report shall include
specific design recommendations to properly safeguard against risks identified. The
applicant shall incorporate all recommendations identified in the geotechnical report into
the final design and construction plans for the project.
OASP Final EIR G-4(a). Expansive Soils Grading. If the project area is identified as having
expansive soils (through the Soils Engineering Report required in [OASP Final EIR]
Mitigation Measure G-2(a)), the foundations and transportation infrastructure shall be
designed by a structural engineer to withstand the existing conditions, or the site shall be
graded in such a manner to address the condition. Suitable measures to reduce impacts
from expansive soils could include, but need not be limited to:
a. Excavation of existing soils and importation of non-expansive soils; and/or
b. Foundation design to accommodate certain amounts of differential expansion such
as post-tensional slab and/or ribbed foundations designed in accordance with
Chapter 18, Division III of the Uniform Building Code (UBC).
GEO-2 Should any vertebrate fossils or potentially significant finds (e.g., numerous well-
preserved invertebrate or plant fossils) be encountered during work on the site, all activities
in the immediate vicinity of the find shall cease until a qualified paleontologist evaluates
the find for its scientific value. If deemed significant, the paleontological resource(s) shall
Page 308 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 11
be salvaged and deposited in an accredited and permanent scientific institution where they
will be properly curated and preserved.
Monitoring Program: These measures shall be incorporated into project grading and building
plans for review and approval by the City Community Development and Public Works
Departments. Compliance shall be verified by the City during regular inspections.
Greenhouse Gas Emissions
GHG-1 The following mitigation measures shall be implemented to reduce long-term operational
GHG emissions:
a. The project shall be served by Central Coast Community Energy (CCCE).
b. The project shall provide on-site bicycle parking/amenities and electric vehicle
(EV) charging stations in accordance with applicable building code requirements.
c. The project shall incorporate a pedestrian and bicycle access network that connects
proposed on-site land uses to adjacent existing or planned pedestrian and bicycle
facilities contiguous with the project site.
d. The project shall be designed to minimize barriers to pedestrian access and
interconnectivity.
e. The project shall be designed to provide safe and convenient access to public transit
contiguous to the project site.
f. The project shall provide organic waste pick up and shall provide the appropriate
on-site enclosures consistent with the provisions of the City of San Luis Obispo
Development Standards for Solid Waste Services.
g. Trees shall be planted in accordance with the City’s municipal code requirements.
Monitoring Program: These measures shall be incorporated into project grading and building
plans for review and approval by the City Community Development Department. Compliance shall
be verified by the City during regular inspections, in coordination with the County of San Luis
Obispo Air Pollution Control District, as necessary.
Hazards
OASP Final EIR S-4(d). 55-Gallon Drums. Prior to development on the property where 55-
gallon drums were identified as shown in Figure 4.9-1 [of the Final EIR for the OASP],
soils samples shall be taken in the vicinity of the drums and analyzed for total extractable
petroleum hydrocarbons (TEPH) by EPA method 8015, heavy metals by CCR Title 22
metals, and solvents by EPA method 8260B. If levels of contaminants are found to exist in
concentrations that exceed regulatory thresholds, further sampling may be needed to
determine the extent of contamination. Once the extent of contamination is delineated, an
appropriate remediation method should be implemented according to the size of the area
contaminated and the contaminant involved.
Monitoring Program: The applicant shall provide the City Community Development
Department with the soil sample analysis and report prior to issuance of any construction, grading,
Page 309 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 12
or site improvement permits. Compliance shall be verified by the City Community Development
Department. [Note the 55-gallon drums and equipment identified in Figure 4.9-1 are a few yards
to the north of this project site. Applicant will provide a soil sample analysis and report for
samples take on its property in the vicinity of the drums. Applicant shall not be required to obtain
samples on property it does not own.]
Hydrology and Water Quality
OASP Final EIR D-1(a). Erosion Control Plan. Prior to issuance of grading permits, the
applicant shall submit a detailed erosion control plan (ECP) to the City Community
Development Department for review and approval. At a minimum, the ECP should be
prepared according to the guidelines outlined in the Drainage Design Manual and should
include the following:
a. A proposed schedule of grading activities, monitoring, and infrastructure
milestones in chronological format;
b. Identification of critical areas of high erodibility potential and/or unstable slopes;
c. Soil stabilization techniques such as short-tern biodegradable erosion control
blankets and hydroseeding should be utilized. Silt fences should be installed
downslope of all graded slopes. Straw bales should be installed in the flow path of
graded areas receiving concentrated flows, as well as around storm drain inlets;
d. Description of erosion control measures on slopes, lots, and streets;
e. Contour and spot elevations indicating runoff patterns before and after grading;
f. Filter systems at catch basins (drop inlets) in public streets as a means of sediment
control; and
g. Post-construction inspection of all drainage facilities for accumulated sediment,
and the clearing of these drainage structures of debris and sediment.
Monitoring Program: These measures shall be incorporated into project grading and building
plans for review and approval by the City Community Development, Public Works, and Utilities
Departments. Compliance shall be verified by the City during regular inspections.
OASP Final EIR D-1(b). Storm Water Pollution Prevention Plan. The applicant shall comply
with NPDES General Construction Activities Storm Water Permit Requirements
established by the CWA. Pursuant to the NPDES Storm Water Program, an application for
coverage under the statewide General Construction Activities Storm Water Permit (General
Permit) must be obtained for project development. It is the responsibility of the project
applicant to obtain coverage prior to site construction.
The applicant can obtain coverage under the General Permit by filing a Notice of Intent
(NOI) with the State Water Resource Control Board’s (SWRCB) Division of Water
Quality. The filing shall describe erosion control and storm water treatment measures to be
implemented during and following construction and provide a schedule for monitoring
performance. These BMPs will serve to control point and non-point source (NPS)
pollutants in storm water and constitute the project’s SWPPP for construction activities.
While the SWPPP will include several of the same components as the ECP, the SWPPP
Page 310 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 13
will also include BMPs for preventing the discharge of other NPS pollutants besides
sediment (such as paint, concrete, etc.) to downstream waters.
Notice of Intent. Prior to beginning construction, the applicant shall file a Notice
of Intent (NOI) for discharge from the proposed development site.
Storm Water Pollution Prevention Plan. The applicant shall require the building
contractor to prepare and submit a SWPPP to the City forty-five (45) days prior
to the start of work for approval. The contractor is responsible for understanding
the State General Permit and instituting the SWPPP during construction. A
SWPPP for site construction shall be developed prior to the initiation of grading
and implemented for all construction activity on the project site in excess of one
acre. The SWPPP shall include specific BMPs to control the discharge of
material from the site. BMP methods may include, but would not be limited to,
the use of temporary detention basins, straw bales, sand bagging, mulching,
erosion control blankets, silt fencing, and soil stabilizers. Additional BMPs
should be implemented for any fuel storage or fuel handling that could occur
on-site during construction. The SWPPP must be prepared in accordance with
the guidelines adopted by the State Water Resources Control Board (SWRCB).
The SWPPP shall be also submitted to the City along with grading/development
plans for review and approval.
Notice of Completion of Construction. The applicant shall file a notice of
completion of construction of the development, identifying that pollution
sources were controlled during the construction of the project and implementing
a closure SWPPP for the site.
Monitoring Program: The SWPPP shall be obtained prior to issuance of any grading permits,
subdivision improvement plans, or public improvement plans. The applicant shall provide a copy
of the approved SWPPP or NOI to the City Public Works Department for review.
OASP Final EIR D-3(a). Payment of Fair Share Fees for Area Drainage Improvements. The
City/Zone 9 Waterway Management Plan (WMP, Questa, 2002) provides for imposition of
a Drainage Impact Fee on new development projects that would result in adverse
hydrological impacts. The Drainage Impact Fee can only be used to pay for drainage
improvements made necessary by the hydrologic impacts of a project. The applicant shall
pay their “fair share” of any mitigation fee established by the City of San Luis Obispo for
drainage improvements made necessary by cumulative project development. These fair
share fees may be used to fund components of the City’s Storm Drain Master Plan (Boyle
Engineering, 2000), or other improvements as identified by the City. Components of the
City’s Storm Drain Master Plan preferred alternative downstream of the Orcutt Plan Area
include:
o A new concrete box culvert at Broad Street on Orcutt Creek,
o A new concrete slab bridge at Santa Fe Road on the East Branch of SLO Creek,
and
o A modified channel for improved conveyance capacity from Santa Fe to Buckley
Road on the East Branch of SLO Creek.
Page 311 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 14
Monitoring Program: The fee shall be paid prior to issuance of building, grading, or site
improvement permits.
Noise
OASP Final EIR N-1(a). Compliance with City Noise Ordinance. Construction hours and noise
levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12,
Section 9.12.050(6)]. Methods to reduce construction noise can include, but are not limited
to, the following:
Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory-recommended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run air
compressors and similar power tools.
Sound Blankets. The use of sound blankets on noise generating equipment
N-1 For the entire duration of the construction phase of the project, the following BMPs shall
be adhered to:
a. Stationary construction equipment that generates noise that exceeds 60 dBA at the
project boundaries shall be shielded with the most modern noise control devises
(i.e., mufflers, lagging, and/or motor enclosures).
b. Impact tools (e.g., jack hammers, pavement breakers, rock drills, etc.) used for
project construction shall be hydraulically or electrically powered wherever
possible to avoid noise associated with compressed-air exhaust from pneumatically
powered tools.
c. Where use of pneumatic tools is unavoidable, an exhaust muffler on the
compressed-air exhaust shall be used.
d. All construction equipment shall have the manufacturers’ recommended noise
abatement methods (such as mufflers, engine enclosures, and engine vibration
insulators) installed, intact, and operational.
e. All construction equipment shall undergo inspection at periodic intervals to ensure
proper maintenance and presence of noise control devices (e.g., mufflers,
shrouding, etc.).
N-2 Construction plans shall note construction hours, truck routes, and all construction noise
BMPs and shall be reviewed and approved by the City Community Development
Department prior to issuance of grading/building permits. The City shall provide and post
signs stating these restrictions at construction entry sites prior to commencement of
construction and maintained throughout the construction phase of the project. All
construction workers shall be briefed at a preconstruction meeting on construction hour
limitations and how, why, and where BMP measures are to be implemented.
Page 312 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 15
N-3 For all construction activity at the project site, additional noise attenuation techniques shall
be employed as needed to ensure that noise levels are maintained within levels allowed by
the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such
techniques shall include, but are not limited to, the following:
a. Sound blankets shall be used on noise-generating equipment.
b. Stationary construction equipment that generates noise levels above 65 dBA at the
project boundaries shall be shielded with a barrier that meets a sound transmission
class (a rating of how well noise barriers attenuate sound) of 25.
c. All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
d. The movement of construction-related vehicles, with the exception of passenger
vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours
between 7:00 a.m. and 7:00 p.m., Monday through Saturday. No movement of
heavy equipment shall occur on Sundays or official holidays (e.g., Thanksgiving,
Labor Day).
e. Temporary sound barriers shall be constructed between construction sites and
affected uses.
N-4 Construction activities shall be conducted so that the maximum noise levels at affected
properties will not exceed 75 dBA for single-family residential uses and 80 dBA for multi-
family residential uses.
N-5 The project contractor shall inform residents and business operators at properties within
300 feet of the project of proposed construction timelines and noise compliant procedures
to minimize potential annoyance related to construction noise. Signs shall be in place prior
to and throughout grading and construction activities informing the public that noise-
related complaints shall be directed to the construction manager prior to the City
Community Development Department.
N-6 All residential development within 240 feet of the centerline of the UPRR (identified by
Exhibit 4 of the 2019 Noise Analysis) shall include adequate ventilation in compliance
with the California Building Code so that adequate noise attenuation may be achieved with
windows closed.
N-7 Indoor noise levels shall be reduced using the design and materials techniques described in
OASP Programs 4.5.1a, 4.5.1b, 4.5.1c, 4.5.1d, 4.5.1e, 4.5.1f, 4.5.2a, 4.5.2b, and 4.5.2c. All
residential development within 163 feet of the centerline of the UPRR (identified by
Exhibit 3 of the 2019 Noise Analysis) shall include a noise barrier at least six feet in height
that will shield exterior residential uses (i.e. patios, decks) from noise exposure greater than
60 CNEL. The noise barriers for the decks and patios must have a surface density of at
least 3.5 pounds per square foot, and shall have no openings or gaps. The wall may be
constructed of stud and stucco, 3/8-inch plate glass, 5/8-inch Plexiglas or Lexan, any
masonry material, or a combination of these materials. Additionally, individual homes shall
be designed so that structures block the line-of-sight from usable backyards to the railroad
Page 313 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 16
tracks. For homes with backyards not blocked by intervening structures, backyard fencing
shall be installed of sufficient height to block line-of-sight to the railroad tracks.
Monitoring Program: These measures shall be incorporated into project grading and building
plans for review and approval by the City Community Development Department. Compliance shall
be verified by the City during regular inspections.
OASP Final EIR N-5(a). Fair Share of Cumulative Noise Improveme nts. Applicants under the
Specific Plan must contribute their fair financial share, as determined by the City, to the
implementation of one or more of the mitigation approaches listed in policy 9 of the Noise
Element (refer to Appendix E of this EIR). The Specific Plan shall be revised to include a
specific program to contribute to mitigating cumulative impacts. Implementation of the
program must occur prior home occupancy for development pursuant to the Specific Plan.
Monitoring Program: The fee shall be paid prior to issuance of any building permits.
Transportation
TR-1 Prior to issuance of building permits, the project applicant/owner(s) shall provide finalized
circulation plans indicating addition of W11-2 pedestrian warning signage along Ranch
House Road in both directions approaching the Ranch House Road/Sponza Place
intersection.
Monitoring Program: These measures shall be incorporated into project grading and building
plans for review and approval by the City Community Development and Public Works
Departments. Compliance shall be verified by the City during regular inspections.
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 does hereby
recommend City Council grant final approval of applications ARCH-0489-2019 and SBDV-0490-
2019 for a residential and mixed-use development project located at 3580 and 3584 Bullock Lane
(“Project”), subject to the following conditions:
Planning Division – Community Development Department
1. Final Project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions of project approvals listed as sheet number 2.
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.
Page 314 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 17
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
4. Signage for the Project shall be consistent with the sign program described in the project
description and below. Any requests to modify the sign program shall be submitted to the
Community Development Director for review.
Sign Type Quantity Maximum Size and dimensions
Awning Sign 3 18 inches x 6 feet (9 square feet)
Wall Sign 4 18 inches x 6 feet (9 square feet)
Awning Sign (corner commercial space) 1 18 inches x 8 feet (12 square feet)
Awning Sign (corner commercial space) 1 18 inches x 12 feet (18 square feet)
Residential Monument Sign 1 30 square feet (approx. 4 feet x 12 feet)
Apartment Community Sign 1 36 square feet (24 feet x 1.5 feet)
Total No. of Signs 11
Wall signs may be made from wood, metal, or plastic. Wall signs may be painted on the wall
or on a board that is attached to the wall. Signs may be illuminated externally or internally
consistent with Municipal Code Section 15.40.430. The residential monument sign shall
have a maximum height of 4 feet and width of 12 feet. The sign shall have a stucco finish
with a terracotta cap that ties into the project architecture and shall not be illuminated.
5. Plans submitted for building permits 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/parking lighting, shall be included ꞏin 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. Any wall mounted lighting installed above the first floor on the exterior
elevations shall be minimal and consider its impact on the surrounding neighborhood. All
wall-mounted lighting shall complement building architecture, subject to the approval of the
Community Development Director. 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.
6. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. 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 the windows
that reflect the architectural style of the project and are compatible with the neighborhood
character, to the approval of the Community Development Director.
Page 315 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 18
7. Plans submitted for a building permit shall include balcony railing details indicating the type
of materials, picket details, dimensions and colors. Plans shall demonstrate the use of high-
quality materials for the railings that reflect the architectural style of the Project and are
compatible with the neighborhood character, to the approval of the Community Development
Director.
8. Plans submitted for a building permit shall include all trim and awning details indicating the
type of materials, dimensions and colors. Plans shall demonstrate the use of high-quality
materials that reflect the architectural style of the project and are compatible with the
neighborhood character and recommendations of the Architectural Review Commission,
subject to the approval of the Community Development Director.
9. Mechanical and electrical equipment shall be located internally to the buildings or screened
by fencing, landscaping, building features, and/or other treatments. With submittal of
working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
10. Storage areas 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. A final landscaping plan, including all irrigation details, shall be submitted to the Community
Development Department along with working drawings. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. Landscaping plans
shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
12. The final landscape plan shall provide details showing that the street trees are consistent with
the OASP selected tree species and that where possible, plant Coast Live Oaks. Coast Live
Oaks shall be planted with 8 feet of clearance on all sides. Additionally, the tree replacement
ratio shall remain greater than 1:1 as provided in the project description.
Page 316 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 19
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. Plans submitted for construction permits shall include elevation and detail drawings of all
walls, retaining walls, and fences or any combination. Plans should clearing show the
location of property lines. Fences, walls, and hedges shall comply with the development
standards described in the Zoning Regulations §17.70.070. Walls, fences, and combinations
that exceed the development standards shall be approved through the entitlement process or
separate Fence Height exception process.
15. The location of any required transformer shall be shown on the site plans submitted for a
building permit and shall be screened by structures, walls, or heavy landscaping to the
satisfaction of the Community Development Director.
16. Bicycle Parking: 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 shall include bicycle lockers or interior space within each residential
unit, including garage space, 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 for long-term bicycle parking, to the satisfaction of the Public Works and
Community Development Directors.
Unless otherwise approved by the Public Works Department, short-term bicycle parking
shall consist of “peak style” racks. Plans submitted for a building permit shall clearly depict
the bicycle rack type proposed, location and dimensions of all short bicycle parking.
Sufficient detail shall be provided about the placement and design of bike racks to
demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines, to the satisfaction of the Public Works and Community Development Directors.
17. The design of proposed structures will incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must
not exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s
Noise Ordinance. Plans submitted for construction permits must clearly indicate and
describe noise attenuation measures, techniques, and materials, and demonstrates their
compliance with noise levels limits.
Page 317 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 20
18. Affordable Housing: Prior to issuance of a building permit, the applicant shall record an
agreement, in a form subject to the approval of the City Attorney, ensuring that the project
includes 7 deed restricted affordable housing units (2 low and 5 moderate income
households) as shown in the plans submitted for Planning Commission review and the table
below. The affordable housing units shall be of similar quality, size, and amenities as the
market rate units and dispersed throughout the project. The affordable housing units shall be
constructed at the same time, or before, the market units are constructed in the same building
or adjacent buildings.
Housing Type No. of
Bedrooms
No. of Affordable
Bungalow 1 1 Low
Bungalow 3 1 Moderate
Townhouse 1 1 Moderate
Townhouse 1 1 Low, 2 Moderate
Townhouse 2 1 Moderate
19. In order to be consistent with the requirements of the Orcutt Area Specific Plan and County
Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit
and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San
Luis Obispo County Airport via an avigation easement document prior to the recordation of
the final map. Prior to occupancy, an overflight notification shall be recorded and appear
with the property deed. The applicant shall also record a covenant with the City to ensure
that disclosure is provided to all buyers and lessees at the subject property. Notice form and
content shall be to the satisfaction of the Community Development Director and include the
following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property
may be subject to some of the annoyances or inconveniences associated with proximity to
airport operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
20. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) shall receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport, railroad, or mixed-
use operations prior to entering any contractual obligation to purchase, lease, rent, or
otherwise occupy any property or properties on the project site.
21. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed
refuse storage area(s) and on-site conveyance shall consider convenience, aesthetics, safety,
Page 318 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 21
and functionality. Ownership boundaries and/ or easements shall be considered in the final
design. Any common storage areas shall be maintained by the Homeowners Association(s)
(“HOA”) and shall be included in the CC&Rs or other property maintenance agreement
accordingly.
22. The proposed Project was deemed complete on January 10, 2020 and as such, the impact
fees shall be paid at time of building permits through the Community Development
Department per the fee schedule in effect at the time the Vesting Tentative Map was deemed
complete (adjusted for CPI increases), unless the vesting rights have expired as set forth in
Government Code Section 66498.5(b) through (d). If the vesting rights have expired, the fees
shall be paid at the rate in effect at time of building permits.
23. The Project shall comply with the mitigation measures outlined in the Orcutt Area Specific
Plan EIR as approved by City Council in Resolution No. 10154 (2010 Series) prior to the
approval of building plan permits, except as set forth herein.
Engineering Division – Public Works/Community Development
Dedications and Easements
24. The City supports the summary abandonment of the 30’ Offer of Dedication for Public Street
and Utility purposes as recorded per Document Number 2017025192 on June 9, 2017 on file
in the Office of the County Recorder. The City has determined that a portion or all of the
offered property is not needed for public street or utilities purposes. The final map may be
used to abandon all or a portion of said offer depending upon the final subdivision
improvement design. The map shall include the new/amended offer along the Ranch House
Road frontage along with any required street tree and Public Utility Easement (PUE).
25. Except as set forth herein, any easements including but not limited to provisions for all public
and private utilities, access, grading, drainage, slope banks, construction, public and private
streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same
shall be shown on the final map and/or shall be recorded separately prior to or concurrent
with the recordation of the map, unless a deferral is requested by the Developer and granted
by the City. Said easements may be provided for in part or in total as blanket easements.
26. Except as set forth herein, the final map, improvement plans, and separate instruments, if
any, shall show the extent of all on-site and off-site offers of dedication. Subdivision
improvement plans and or preliminary designs may be required for any deferred
improvements so that dedication limits can be established. These improvements may include
but are not limited to road construction and widening, grading and drainage improvements,
utility easements, roadway improvements, bikeways, pedestrian paths, and bike/pedestrian
bridges.
27. The improvement plans, final map, and separate instruments, if any, shall clarify the limits
of the UPRR right-of-way and shall show and note any established monumentation for
Page 319 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 22
reference. The clarification shall include the defined right-of-way as related to the existing
track(s), whether measured from the mainline track, centerline of the tracks, or centerline of
the easterly (siding) track.
28. Access rights shall be dedicated to the City along the Project’s frontage with both Bullock
Lane and Ranch House Road, except at approved driveway locations and intersections as
shown on the tentative map or as otherwise approved by the City.
29. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility easement
(P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and contiguous
with all public right-of-way lines bordering each lot. Any reduction or elimination of these
easements along the Ranch House Road frontage of Lot 2 and Lot 9 shall be approved to the
satisfaction of the Public Works Department and serving utility companies.
30. The private sewer and stormwater easements on the Project site which are noted for
abandonment shall be terminated or quit-claimed prior to approval of the subdivision
improvement plans and map recordation.
31. All improvements on private property shall be owned and maintained by the individual
property owners or the (HOA) as applicable. Private improvements include but are not
limited to internal streets, sidewalks, private pedestrian/bike paths, sewer mains, drainage
systems, detention basin(s), street lighting, landscape, landscape irrigation, and common
areas.
32. A notice of requirements or other agreement acceptable to the City of San Luis Obispo may
need to be recorded in conjunction with the Final Map for construction phasing to clarify
development restrictions and/or conditions of development, set forth in these conditions of
approval.
33. Except as set forth herein, off-site easements and/or dedications may be required to facilitate
through street access and public water and sewer main extensions beyond the tract boundary
and in accordance with the OASP. Looped water mains may be required in accordance with
the tentative map, development phasing, and the City water model to provide adequate
service and compliance with adopted codes and standards.
34. Except as set forth herein and/or where the City agrees to take a lead in securing access rights
or easements, the Developer shall acquire any off-site dedication/acquisition of property for
public right-of-way purposes necessary to facilitate orderly development of the OASP
improvements required to be constructed by the Developer as described herein. The
Developer shall work with the City and the landowner(s) to acquire the necessary rights-of-
way. In the event the Developer is unable to acquire said rights-of-way, the City Council
may consider lending the Developer its powers of condemnation to acquire the off-site right-
of-way dedication, including any necessary slope and drainage easements. If condemnation
is required, the Developer shall agree to pay all costs associated with the off-site right-of-
way acquisition (including attorney fees and court costs).
Page 320 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 23
35. The City recognizes that the existing sections of the original 30’ Bullock Lane north of the
Pratt parcels that were party to the street improvement and assessment, along with the
accepted offers of dedication for the widening of Bullock are considered public rights-of-
way. The developer or their contractor shall secure an encroachment permit from the City
for work or construction staging within the Bullock Lane public right-of-way.
36. With respect to any off-site improvements, except for the extension of the Railroad Safety
Trail (“Bike Path”) as set forth herein, prior to the approval of the development improvement
plans or the filing of the Final Map, the developer/subdivider shall either:
a. Clearly demonstrate their right to construct the improvements by showing access
to, title or interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring
the property required for the construction of such improvements and exercise its
power of eminent domain in accordance with Government Code Section 66462 .5
to do so, if necessary. Developer shall also enter into an agreement with the City to
pay all costs of such acquisition including, but not limited to, all costs associated
with condemnation. Said agreement shall be in a form acceptable to the City
Engineer and the City Attorney. If condemnation proceedings are required, the
subdivider shall submit, in a form acceptable to the City Engineer, the following
documents regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying in
the State of California.
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the right to
do so;
iv. Copies of all written correspondence with off-site property owners
including purchase summary of formal offers and counter offers to purchase
at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Developer shall deposit with the City all or a portion of the
anticipated costs, as determined by the City Attorney, of the condemnation
proceedings. The City does not and cannot guarantee that the necessary
property rights can be acquired or will, in fact, be acquired. All necessary
procedures of law would apply and would have to be followed.
Page 321 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 24
Improvement Plans
37. Except as set forth herein, all public improvements, including any off-site improvements,
shall be designed, and completed to the satisfaction of the Public Works Department, Utilities
Department and Fire Department. Public Improvements shall be in substantial conformance
with the OASP, Bicycle Transportation Plan/Active Transportation Plan, and City
Engineering Standards, except where the Developer and/or the City have requested and been
granted a formal design exception. Where conflicts occur between the City Engineering
Standards and concepts identified in the OASP, final determination shall be provided by the
City Engineer.
38. On-site private streets, pedestrian pathways, and common areas and facilities shall comply
with the City Parking and Driveway Standards, City Standard Spe cifications and Engineering
Standards, ADA standards, and the California Building Code as applicable.
39. The public improvement plans shall include full frontage improvements along Ranch House
Road and Bullock Lane in accordance with the tentative map, OASP and City Engineering
Standards as follows:
a. Ranch House Road: Improvements shall include the full Project (Tract 3136)
frontage. Unless otherwise approved by the City Engineer, the plans shall show, at
a minimum, all improvements along the project frontage including 5’ sidewalk, 7’
landscaped parkway, concrete curb and gutter, 6’ southbound bike lane, 12’
southbound travel lane, and complete details for the new project
driveway/intersection access. The proposal to use a 5’ sidewalk in accordance with
the OASP shall include full compliance with ADA access requirements. Otherwise,
the sidewalk or sections of sidewalk may need to be widened to accommodate
minimum clearances around sidewalk furniture such as posts, light standards, and
fire hydrants. Improvements do not include construction of curb/gutter/sidewalk or
other street improvements along the frontage of the neighboring property north of
Tract 3136, except for transitions to the unimproved shoulder.
b. Bullock Lane: Improvements shall include the full Project (Tract 3136) frontage
and extending northerly approximately 230 feet along the 3540 and 3560 Bullock
Lane property frontages to connect with the existing sidewalk and paved roadway
at the southern boundary of the Willow Creek Country Estates property. Unless
otherwise approved by the Public Works Department via design exception request,
the plans shall show, at a minimum, all improvements along this extent, including
the following street elements listed from the east to west side of Bullock Lane: 6’
sidewalk with concrete curb and gutter (4’ at driveways), 8’ parking lane (where
street parking is proposed), two 10’-12’ travel lanes, concrete curb and gutter. See
Transportation Conditions of Approval for details on Bike Path improvements
along west side of Bullock Lane.
Page 322 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 25
Bullock Lane improvements shall include complete details for new project
driveway and undergrounding of overhead utilities on the east side of Bullock Lane.
Some off-site dedication of property for public right-of-way purposes shall be
required along the 3540 and 3560 Bullock Lane property frontages to facilitate the
Bullock Lane and shared-use path improvements, and transitions between the
existing adjoining road segments beyond the tract boundaries. Some modifications
to the existing off-site shared-use path beyond the southerly tract boundary within
Righetti Ranch may need to be modified for vertical and/or horizontal control to
accommodate the project plans and to avoid the UPRR right-of-way. Public
improvement plans for the Bike Path and portions of Bullock Lane beyond the
Project frontage may be provided as separate submittals from the on-site and
frontage improvement plans.
Design, permitting and construction costs for Bullock Lane improvements north of
the 3540 Bullock Lane frontage are eligible for Transportation Impact Fee credits
or reimbursement (with a public reimbursement agreement approved by the City
Council).
40.Unless stated otherwise in these conditions of approval, offers of dedication will be required
for the widening of Ranch House Road and Bullock Lane along the Project’s frontage,
and the extension of Bullock Lane and the Bike Path across the 3540 and 3560 Bullock
Lane properties.
41.The Developer may present financing and reimbursement programs for transportation
improvements to be considered with approval and recordation of the initial final map for
VTM #3136. Any such program(s) will be subject to approval by the City Council.
42.Unless stated otherwise in these conditions of approval, the public improvements related to
this development shall be approved or substantially approved to the satisfaction of the Public
Works and Community Development Departments prior to issuance of any building permits
and improvements shall be completed prior to issuance of fist occupancy permits. Prior to
approval of any deferrals, the Developer shall demonstrate that the construction of the
required improvements is impractical to the satisfaction of the Community Development and
Public Works directors. The City generally supports a practical phasing of the following
items, including but not limited to:
a.The shared sitework improvements such as driveways, utilities, and landscaping
on each lot of Tract 3136 until the first certificate of occupancy for the lot
provided that the Developer shall substantially construct Sponza Place
including its utilities prior to issuance of a building permit for the Project;
b.The permanent underground stormwater retention facilities located in construction
phase 2 of the Project (Phase 2) if replaced by a temporary open storm water basin
in Phase 2; and
c.Bullock Lane, the undergrounding of PG&E lines as set forth in Conditions of
Approval #64 and #65, all internal streets located in Phase 2 but for the sections of
“B” street and Court “4” necessary for through access, and/or the Community
Page 323 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 26
Building, Pool, Spa, and Pool Building, until the first certificate of occupancy in
Phase 2.
43. Unless stated otherwise in these conditions, the Developer shall exhaust reasonable efforts
to complete the final design and construction of the off-site transportation improvements to
the ultimate plan to limit the amount of throwaway improvements. Phased, partial, or
temporary improvements may be considered and shall be approved to the satisfaction of the
Public Works and Community Development Departments. Temporary improvements may
include water quality treatment Best Management Practices (BMPs) and stormwater peak
management facilities.
44. Unless otherwise approved by the Public Works Director, improvement plans shall include
the installation of public street lighting and all associated facilities including but not limited
to conduits, sidewalk vaults, fusing, wiring and luminaires along the east side of Bullock
Lane (along the Project frontage and frontage of 3540 and 3560 Bullock Lane properties)
and west side of Ranch House Road along the Project frontage per City Engineering
Standards. Existing street lighting shall be shown on the improvement plans for reference
and will be considered in establishing the required spacing, location, number, and type of
fixtures.
45. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance
with the OASP unless otherwise required for traffic safety. The developer shall submit a
streetlight proposal for approval by the City Engineer for any public streetlights.
46. Street trees are required as a condition of development. Street trees shall generally be planted
at the rate of one street tree for each 35 lineal feet of property frontage. Landscape plans may
include grouping of trees to vary this standard, to achieve visual variety or where conflicts
may exist with the site development and infrastructure within the subdivision.
47. The subdivision improvement plans and building plan submittal shall include a complete tree
summary show the diameter and species of trees. The plan shall clarify the trees to remain
and the trees to be removed. Trees to remain may require a tree preservation plan per City
Engineering Standards.
48. A separate map check application, final map review fee, improvement plan application,
review fee, and inspection fee will be required in accordance with the Engineering fee
schedule in effect at the time of map or plan submittal. The plans and supporting documents
shall be in accordance with the codes and standards in effect at the time of application.
Multiple final maps will require a separate map review fee for each subsequent map phase.
49. A separate demolition permit will be required from the Building Division for the removal of
any existing structures and related infrastructure. A separate application may be required for
each detached residential structure, if more than one. Miscellaneous structures can be
included in the demolition permit application for the primary structure. Building removals
Page 324 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 27
are subject to the Building Demolition Regulations including the additional notification and
timing requirements for any structure over 50-years old.
50. The improvement plans submittal shall include a complete topographic survey and/or
existing site development plans showing all existing structures, site improvements, utilities,
water wells, septic tanks, leach fields, gas and wire services, trees, etc. The plan shall clarify
the limits of the demolitions and improvements to remain. The plan shall show and note the
location and proposed disposition of any existing water wells, private waste disposal system,
or leach fields whether active or abandoned. The plan shall include any pertinent off-site
water well and private waste disposal systems that are located within regulated distances to
the proposed drainage and utility improvements. The plan shall include the proposed
disposition of the improvements and any proposed phasing of the removal and demolition.
All structures and utilities affected by the proposed lot lines shall be removed and receive
final inspection approvals prior to map recordation.
51. Unless a phased construction plan is approved by the Community Development Department,
all access roads, required secondary access, fire department access, fire department turn-
around area(s), and any required fire hydrant installations shall be completed prior to
commencing with combustible construction.
52. If construction phasing of the new street pavement is proposed, the phasing shall provide for
the ultimate structural street section and pavement life (per the City's Pavement Management
Plan) prior to acceptance by the City. The engineer of record shall detail this requirement in
the public improvement plans, to the satisfaction of the Public Works Director.
53. The development/improvement plan submittal shall include a complete construction phasing
plan in accordance with the conditions of approval, City codes, and standards. A truck
circulation plan and construction management and staging plan shall be included with the
improvement plan submittal. General truck routes shall be submitted for review and
acceptance by the City. The engineer of record shall provide a summary of the extent of cut
and fill with estimates on the yards of import and export material. The summary shall include
rough grading, utility trench construction, road construction, AC paving, concrete delivery,
and vertical construction loading estimates on the existing public roadways. The developer
shall either; 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre-construction condition,
or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards
and guidelines, or 3) shall propose a pavement repair/replacement program to the satisfaction
of the City Engineer.
54. Construction phasing plans shall consider emergency vehicle access, access to fire hydrants,
construction traffic, occupant access to facilities and amenities, and public/visitor and
occupant pedestrian and vehicle circulation requirements.
55. Street naming of the private streets and site addressing shall be established through the map
review and subdivision improvement plan review processes and prior to building permit
Page 325 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 28
issuance in accordance with City guidelines. Street name signs shall conform to City
Engineering Standards for public vs. private streets.
56. The parking and site development shall show and note compliance with the City Engineering
Standards, Community Design Guidelines, and the OASP.
57. Mailbox unit (MBUs) shall be provided on-site to the satisfaction of the Postal Service and
the City Planning Division. The number and location shall consider access, convenience, and
circulation requirements.
58. Private on-site lighting shall be provided per City Engineering Standards and the OASP
and/or as approved in conjunction with the ARC direction or PC/CC approvals.
Utilities
59. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be
served to each proposed lot/unit to the satisfaction of the Utilities Department, Public Works
Department, and serving utility companies. All public and private mains shall be shown on
the development/improvement plans and shall be constructed per the City’s adopted codes
and City Engineering Standards unless a waiver or alternate standard is otherwise approved
by the City. The plans shall clearly delineate and distinguish the difference between public
and private improvements. Gas service may be omitted to all or a portion of the subdivision
in accordance with current City Codes and Standards.
60. The private water and recycled water mains shall be provided with backflow prevention
devices per City and State standards. The main sizing shall be justified and approved to the
satisfaction of the City. The backflow prevention device type, size, and orientation shall be
approved to the satisfaction of the Public Works Department, Utilities Department, and
Planning Division. A compact device type, screening/landscape screening, and/or color
matching may be required by the Planning Division. Sizing analysis to potentially reduce
the pipe and device size, particularly with the recycled main line may be appropriate. Unless
otherwise required and approved by the City, the proposed looped domestic mainline shall
be eliminated in favor of a single point of connection.
61. All new wire utilities shall be placed underground. The underground placement shall be
completed without a net increase in utility poles located within the public right-of-way unless
specifically approved to the satisfaction of the Public Works and Community Development
Departments.
62. The existing overhead wire services and service poles that are located within this tract and
along the extent of the Bullock Lane frontage improvements described herein shall be
removed or services undergrounded where applicable, unless otherwise deferred or waived
by the Public Works and Community Development Directors. Unless otherwise specifically
approved, pole relocation in lieu of undergrounding is not supported.
Page 326 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 29
63. Street widening generally requires undergrounding per City codes and resolutions. The
applicant shall exhaust reasonable efforts to maintain, extend, or convert the existing wire
services to underground for the 3540 and 3560 Bullock Lane parcel(s) located beyond the
northerly tract boundary.
64. Final grades and alignments of all public and/or private water, sewer and storm drains shall
be approved to the satisfaction of the Public Works Director and Utilities Department. The
final location, configuration, and sizing of service laterals and meters shall be approved in
conjunction with the review of the building plans, fire sprinkler plans, and /or public
improvement plans.
65. The improvement plans shall show the location of all domestic and landscape water meters.
The plan shall include service lateral sizes and meter sizes. Sizing calculations may be
required to justify service and meter sizing. Water impact fees related to the irrigation water
meter(s) shall be paid prior to approval of the subdivision improvement plans for each
pertinent map and /or construction phase. Detailed water meter manifold exhibits shall be
included in the subdivision improvement plans showing compliance with City Engineering
Standards and sequential addressing requirements.
Grading, Drainage and Stormwater
66. Agency permits required for any work within nearby drainage ditches shall be secured prior
to commencing with any demolitions, grading, and construction within the jurisdictional
areas. Any jurisdictional permits from the Army Corp, Fish and Wildlife, or Regional Water
Quality Control Board required for the drainage, site improvements, street and road
improvements shall be issued prior to plan approval and/or commencing with work within
the respective waterways. Permit conditions shall be reflected on the approved plans and/or
development submittal supporting documents.
67. A SWPPP and Waste Discharger Identification Number (WDID) shall be issued and
referenced on the grading, erosion control, and stormwater control plan sheets prior to permit
issuance.
68. The limits of improvements within the nearby drainage ditches required for any potential
modifications proposed to the existing Bullock Lane culverts shall be approved by the Public
Works Director in collaboration with the City Biologist and Natural Resources Manager.
69. The grading, drainage, and stormwater control plan shall clarify the scope and limit of the
existing and new drainage outlet structures proposed to discharge to the existing facilities
within the UPRR right-of-way. The drainage report and calculations shall confirm the
capacity of the existing roadside ditch. Any required outlet or capacity improvements within
the UPRR jurisdiction shall be approved by UPRR.
70. The subdivision improvement plans, grading plans, drainage plans, and drainage reports shall
show and note compliance with City Codes, Standards and Ordinances, Floodplain
Page 327 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 30
Management Regulations, OASP stormwater provisions, Waterways Management Plan
Drainage Design Manual, and the Post Construction Stormwater Regulations as promulgated
by the Regional Water Quality Control Board, whichever pertinent sections are more
restrictive. Run-on from adjoining developed or undeveloped parcels shall be considered.
71. The drainage report shall show compliance with the more conservative peak management
requirements of the OASP for both the 50 and 100-year post development events to match
or be lower than the 25-year predevelopment Q.
72. Although not located within a mapped flood zone, the Project shall clarify any areas of
existing or proposed flooding. The calculated 100-year flood limits shall be shown and noted
on the improvement plans and an additional final map sheet for reference if applicable. The
drainage report and final plans shall clarify the 100-year flood elevations, clearances, and
freeboard at any new pedestrian/bicycle or vehicle crossings of the creek corridors and for
the UPRR roadside ditch.
73. This project site shall include the private and public improvements related to this common
plan for evaluation of the Post Construction Requirements (PCRs). Temporary treatment
facilities may be proposed for any minor off-site access roadways. The final PCR compliance
documentation, drainage management areas, and improvement drawings shall include both
the on-site and proposed public street and sidewalk impervious surfaces. Run-off from all
impervious surfaces shall be treated in accordance with the PCR’s.
74. The off-site Bike Path improvements may qualify for an exemption within the PCR’s but
will need to be considered based on the final design and requirements of the Regional Water
Quality Control Board.
75. The developer shall prepare an Operations and Maintenance Manual for review and approval
by the City in conjunction with the development of any stormwater BMP' s that will be
maintained by the HOA or by the respective private property owner. A Private Stormwater
Conveyance Agreement shall be recorded in a format provided by the City prior to final
inspection approvals and acceptance of subdivision improvements.
76. Unless specifically approved by the Public Works Department all stormwater control
measures (SCMs), except for those SCMs for public streets dedicated to the City, shall be
located on private property and shall be maintained by the property owner, a Property Owner
Association, or HOA. The Developer shall provide notification to private property owners
regarding any individual maintenance responsibility of stormwater BMPs in accordance with
Section E.2 of the RQWCB Resolution R3- 2013 -0032, if proposed. The notification may
be by Notice of Requirements or other method acceptable to the City.
77. The final details for any bioretention facilities proposed to be located within the public right-
of-way shall be approved to the satisfaction of the City Engineer. The project soils engineer
shall review and provide recommendations on the proposed site constructed and/or
proprietary retention systems. Analysis of impacts to the public improvements, protection of
Page 328 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 31
utilities, and methods to minimize piping and protection of private properties shall be
addressed in the final analysis.
78. Unless otherwise approved for acceptance and maintenance by the City, the SCMs that are
proposed for location within the public right-of-way shall require an Encroachment
Agreement and shall be maintained by the property owner or HOA.
79. The Project’s development and grading shall comply with all air quality standards and
mitigation measures. The developer shall provide written notification from the County Air
Pollution Control District (APCD) regarding compliance with all local, state, and federal
regulations including but not limited to the National Emission Standards for Hazardous Air
Pollutants (NESHAP) regulations related to Naturally Occurring Asbestos (NOA).
Transportation Division - Public Works Department
80. Railroad Safety Trail Extension (“Bike Path”)
a. The Developer shall be responsible for design, permitting and construction of the
extension of the Railroad Safety Trail pedestrian/bicycle path along the west side of
Bullock Lane from the Bullock Ranch property boundary just north of Tiburon Way
north to Orcutt Road (“Bike Path”). Design details shall be approved to the
satisfaction of the City Public Works Director, but are anticipated to include:
Construction of a 10’-12’ wide concrete shared-use path on the west side of
Bullock Lane per City Engineering Standards
Path signing and striping
Minimum 2’ wide shoulder on the west side
2’-4’ wide shoulder/parkway on the east side with concrete curb and gutter
(extending north to approximately 150’ south of Bullock Lane culvert crossing)
Street trees and/or landscaping within shoulder on east side of path, as approved
by the City Engineer and required per applicable post-construction stormwater
regulations
Path lighting per City Engineering Standards, or an approved equivalent solar
path lighting system
Safety fencing on the west side of the path along the UPRR property line
Improvements to the Orcutt Road/Laurel Lane/Bullock Lane intersection to
improve connectivity between the Railroad Safety Trail segments to the north
and south of Orcutt Road. Intersection improvements are expected to include
geometric modifications at the southwest intersection corner to remove the
right-turn slip lane, traffic signal modifications (relocating poles at southwest
corner, bike signal heads, bike detection, etc.), modifications to road/path
signing and striping
Page 329 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 32
b. It is assumed that construction of the Bike Path will not require significant
modifications or reconstruction of the existing Bullock Lane storm drain or creek
culverts. Based on preliminary design concepts, the path is anticipated to cross the
existing Bullock Lane culverts as follows:
The path will cross the creek just south of Orcutt Road on a bicycle/pedestrian-
only bridge spanning the creek channel west of the existing culvert
The path will cross the storm drain culvert just south of Willow Circle at grade
over the existing culvert. This may require installation of a pedestrian/bicycle
railing along the culvert headwall.
c. The pathway designs shall endeavor to minimize potential encroachment into UPRR
right-of-way. The City Public Works Department is willing to support potential
design exception requests to utilize reduced cross section dimensions along the
pathway and Bullock Lane (e.g. 7’ parking lane (or no on-street parking lane), 10’
auto lanes), if needed to minimize UPRR encroachment and/or to address other
geometric constraints.
d. The Project Applicant shall be responsible for obtaining any jurisdictional permits
required to construct the path extension, including the pedestrian/bicycle-only bridge
over the creek channel.
e. The City shall obtain all approvals, easements, access agreements, dedications,
and/or license agreements needed from the UPRR for the extension of the Railroad
Safety Trail, including the bike/ped bridge, with the exception of any permits or
approvals required by the construction contractor hired by the Developer to construct
the Bike Path. The Developer will not be required to obtain any other approvals,
easements, access agreement, dedications, and/or license agreement from the UPRR
for the Bike Path or any other purpose except that prior to subdivision plan approval
or commencement of construction the City may require the Developer to obtain
UPRR approval for any substantial alterations proposed by the Developer to the
existing drainage outlets on the UPRR property along the Project's frontage,
including an increase in the volume or rate of storm water calculated to pass through
the drainage outlets after the completion of the Project. The City began negotiations
with UPRR in earnest in September 2021 upon receipt of preliminary design
drawings that identified path details at a sufficient level to confirm right-of-way needs
from UPRR. The Developer shall make a good faith effort to provide engineering
plans, design information and design revisions in a timely manner to address design
review questions and comments submitted to the City by UPRR. The City shall make
a good faith effort to obtain all approvals and agreements required by UPRR for
construction of the Bike Path in a timely manner and to include Developer’s
representatives in relevant communications between the City and UPRR.
f. Off-site dedication/acquisition of public right-of-way may be necessary to facilitate
orderly development of the Bike Path improvements. Excluding UPRR and the
section of Bullock Lane north of 3540 Bullock Lane, if off-site
Page 330 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 33
dedications/acquisitions of private property or temporary easements are necessary to
facilitate construction of the pathway public improvements, the Project Applicant is
responsible for working with landowner(s) in coordination with the City to acquire
the necessary rights-of-way. In the event the Project Applicant is unable to acquire
said rights-of-way, the City Council may consider lending the Project Applicant its
powers of condemnation to acquire the off-site right-of-way dedication, including
any necessary slope and drainage easements. If condemnation is required, the Project
Applicant shall agree to pay all costs associated with the off-site right-of-way
acquisition (including attorney fees and court costs).
g. If the City is unsuccessful with acquiring UPRR right-of-way agreements within 24
months following (a) City acceptance of substantially complete Bike Path designs, or
(b) UPRR approval of designs for the purposes of drafting right-of-way agreements
(whichever comes sooner), the Developer is released of the obligation to construct
the Bike Path, and the Bike Path will transition to a City-led capital improvement
project. City’s review and approval of substantially complete Bike Path plans shall
not be unreasonably delayed for the purpose of providing additional time for UPRR
right-of-way negotiations. Further, the Public Works Director may ultimately deem
construction of the Bike Path to be infeasible if good faith right-of-way negotiations
with UPRR are unproductive.
In the case that the Developer is relieved of the obligation to construct the Bike Path,
the Developer’s fair share financial contribution towards this improvement is
satisfied through payment of applicable transportation impact fees (minus fee credits
for eligible Bike Path design costs) and the City agrees to release any performance
bonds or sureties provided by the Developer related to the Bike Path improvements.
h. Unless COA #80h: Unless otherwise approved by the Public Works Director,
Developer shall be responsible for funding and constructing the Bike Path
improvements upon City receipt of fully-executed UPRR right-of-way agreements.
The Developer shall complete Bike Path construction within 18 months following of
City receipt of fully-executed UPRR right-of-way agreements or City issuance of first
building permits for the Project (whichever comes later).
i. Bike Path project costs, including design, permitting and construction costs, are
eligible for Transportation Impact Fee credits or reimbursement (with a public
reimbursement agreement approved by the City Council).
81. Ranch House Road/Sponza Place Pedestrian Signage -- The Developer shall install
pedestrian warning signs (CA MUTCD Sign W11-2) in the northbound and southbound
directions approaching the intersection of Ranch House Road & Sponza Place. Signs shall
be florescent yellow/green and installed on punch posts per City Engineering Standards
approximately 100’ in advance of the intersection approaching from the north and south on
Ranch House Road.
Page 331 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 34
82. Ranch House Road Bike Lanes -- As part of the Project’s frontage improvements, the
Developer shall install striping, pavement markings and signage to delineate Class II bike
lanes in the southbound direction of Ranch House Road. This work shall include removal
(i.e. grind and seal) the conflicting shared lane pavement markings “sharrows” that currently
exist in the southbound lane along Ranch House Road.
83. Transportation Impact Fees – Prior to issuance building permits, the project applicant shall
pay all required transportation impact fees (TIF) minus any approved fee credits associated
with construction of the Bike Path and Bullock Lane to the north of 3540 Bullock Lane.
Applicable TIF fees include participation in the Citywide Transportation Impact Fee (TIF)
Program and Orcutt Area Specific Plan (OASP) TIF Program. Participation in these TIF
programs shall satisfy the Project’s fair share contribution towards future and in-progress
off-site transportation improvements, including the Tank Farm/Orcutt roundabout and future
capacity improvements to the Orcutt/Laurel/Bullock intersection. Design, permitting and
construction costs for Bullock Lane improvements north of the 3540 Bullock Lane frontage
are eligible for Transportation Impact Fee credits or reimbursement (with a public
reimbursement agreement approved by the City Council).
84. Driveway Sight Distance -- The development plans shall include all final line-of-sight
analysis at new intersections and driveways to the satisfaction of the Public Works
Department. Fence heights, signs, and plantings in the areas of control shall be reviewed in
conjunction with the analysis. A separate recorded declaration, covenant, agreement or
Notice of Requirements for private property owner maintenance of sight lines may be
required.
85. Bullock Lane Speed Management -- Public improvement plans shall include traffic
calming improvements on Bullock Lane along the Project frontage, which can be satisfied
with the proposed addition of a speed table/raised crosswalk connecting the east side of
Bullock Lane with the extension of the Railroad Safety Trail on the west side. Design of
traffic calming elements shall be approved to the satisfaction of the Public Works and Fire
Departments. The developer shall record a Notice of Requirements with each map phase
regarding the designed and installed traffic calming measures and convey that the subdivision
is not eligible for future Residential Parking District or Neighborhood Traffic Management
program processing.
86. Fire Access -- Fire Department access shall be provided for each construction phase to the
satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable
Fire Department hydrant access, circulation routes, passing lanes, and turnaround areas in
accordance with current codes and standards.
Utilities Department
87. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure along public roads.
Page 332 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 35
88. Provide calculations for the proposed sewer generations based on Section 7 of the City’s
Engineering Design Standards.
89. Building permit submittal shall clarify size of existing and proposed water services and water
meters for the project, including both potable and recycled water.
90. Provide a comparison of the existing water demands versus proposed water demands per
Section 6 of the City’s 2020 Engineering Design Standards.
91. All residential units are to be individually metered. Privately owned water sub-meters may
be provided for residential condominiums upon approval of the Utilities Director or her/his
designee. The CCR’s for the property/homeowner association shall require that the sub-
meters be read by the association (or a contracted service) and each condominium billed
monthly according to water use. Reports of readings and associated billings shall be provided
to the Utilities Department on an annual basis, or when requested by the Utilities Department.
92. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial units, and
service lines shall not cross parcel boundaries per MC 13.04.120, unless waived in writing
by the Utilities Director.
93. The on-site sewer shall be privately owned and connect to the City sewer main with a wye.
94. Property shall be served with a private domestic water main with a single connection to the
City's public main.
95. The recycled water line serving the project shall be private.
96. The proposed residential apartments shall have a master public water meter with individual
private sub-meters and constructed to the satisfaction of the Utilities Director.
97. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
98. The site is within the City’s Water Reuse Master Plan area and shall utilize recycled water
for landscape irrigation. The irrigation system shall be designed and operated as described
consistent with recycled water standards in the City’s Procedures for Recycled Water Use,
including the requirement that sites utilizing recycled water shall provide backflow
protection on all potable service connections per City Engineering Standards. An Application
for Recycled Water Service and three sets of irrigation plans conforming to the City’s
Procedures shall be submitted to the Building Department for review during the City’s
building permit review process.
Page 333 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 36
99. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project’s maximum applied water allowance (MAWA). Information shall be
submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit to support required water demand
of the project’s proposed landscaping.
100. 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.
101. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
102. Building permit submittal shall include a letter of service from San Luis Garbage Company
on the site plans.
103. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions.
104. In order for trash enclosures to be shared between parcels, a Conditional Exception
Application shall be submitted to the Utilities Solid Waste Coordinator and shall be included
in the property/homeowner association CC&Rs.
Fire Department
105. The Fire Department supports and encourages the connection of Bullock to Righetti Ranch
Road to improve response times.
Note of applicable Code Requirements:
106. All access roads less than 35 feet in width shall be posted as fire lanes on one side, if less
than 28 feet in width they shall be posted no parking on both sides.
107. No combustible construction prior to having live fire hydrants and all-weather access roads
approved and installed.
Indemnification
108. The Developer 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
Page 334 of 466
Planning Commission Resolution No. PC-1049-2021
ARCH-0489-2019, SBDV-0490-2019, EID-0345-2020 (3580/3584 Bullock Lane)
Page 37
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim, and City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner Wulkan, seconded by Commissioner Kahn, and on the following roll
call vote:
AYES: Commissioners Dandekar, Hopkins, Kahn, Wulkan, and Chair Jorgensen
NOES: None
REFRAIN: None
ABSENT: Vice Chair Quincey
The foregoing resolution was passed and adopted this day of October 27, 2021.
____________________________
Tyler Corey, Secretary
Planning Commission
Page 335 of 466
Page 336 of 466
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age 337 of 466
************************************************************************************
3DUNVI
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%3RRO5
55
5
5
%%%%%
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³$´URRIFRYHULQJV%XLOGLQJ7\SHJ\S%XLOGLQJ2FFXSDQF\JS\&RQVWUXFWLRQ7\SH\S%XQJDORZV57\SH9%/LYH:RUN57\SH9%$SDUWPHQWV57\SH9%Page 338 of 466
************************
3DUNVI
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%% %% %% %% %% %%%%%%%%%%%%%%%%%%%%%%% %%%%% %%%%%%%%% %%%% %% %%%3RRO5
5
5
5
%%%%
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age 339 of 466
ŷËŷË
ŷË
ŷË
ŷË NJə99
666666 &2 7(03
0%0%0%0%0%0%1RWWR6FDOH9,&,1,7<0$3/(*$/'(6&5,37,216,7(0$36859(<252:1(59HVWLQJ7HQWDWLYH7UDFW%XOORFN/DQH3257,212)/27$1'3257,21/276$1/8,62%,63268%85%$175$&7&,7<2)6$1/8,62%,632&2817<2)6$1/8,62%,63267$7(2)&$/,)251,$3(5/6 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ 'DNRV/DQG6XUYH\V,QF0RUUR5RDG$WDVFDGHUR&$ $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(56&$/(
ƻNJŷğrNǻǢǻǻÝǢǻÝNǢ(DUWKZRUN&XW F\ )LOO F\ 7RWDO F\ 0D[FXW IW 0D[ILOO IW 6LWH$YHUDJHVORSH3DUFHO$UHD DF 6LWH'LVWXUEDQFH VI %(1&+0$5.ǻËrDǢÝǢŷ®rĵrəǻÝŷŗǢ®ŷNJǻËÝǢǢȕNJərɳÝǢDrŗNËōNJħ˞˥˧ËəÝŗµŗrĵrəǻÝŷŗŷ®ˡ˨˨ʳˤˣ˂ŗə^˧˧NNŷNJ^ÝŗµǻŷǻËrNÝǻɳŷ®ǢŗĵȕÝǢŷDÝǢƻŷ˂Ǣˡ˟ˠ˦DrŗNËōNJħǢɳǢǻrōDŷŷħʳ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
2
13
$
&,),
&
5
5Ǣŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠ%8//
2
&
./
1
5$1&
+
+
2
86(
5
'7,%8521:$<5,*+(
7
7,
5
$
1
&
+
5
'6321=$'5ƻËǢrˡˤˠˣˠ˟ˠˠˠˡˠˢˠˢˣ˥˦ƻËǢrˠ˨ˡ˧6,7(%$6,62)%($5,1*6ǻËrDǢÝǢŷ®DrNJÝŗµǢ®ŷNJǻËÝǢǢȕNJərɳNJrǢȕNJərɳr^ǻÝrǢǻŷƻŷÝŗǻǢ˞˧ˡ˟˧˓˞˧˟˨˟ƻrNJǻËrNÝǻɳŷ®ǢŗĵȕÝǢŷDÝǢƻŷ˂Ǣˡ˟˟˦ËŷNJÝʉŷŗǻĵNŷŗǻNJŷĵŗrǻɟŷNJħDŷŷħʳ6KHHW,QGH[1XPEHU7LWOH&7LWOH6KHHW&9HVWLQJ7HQWDWLYH7UDFW0DS&0DVWHU6LWH3ODQ&3UHOLPLQDU\8WLOLW\3ODQ&3UHOLPLQDU\*UDGLQJ 'UDLQDJH3ODQ&3UHOLPLQDU\*UDGLQJ 'UDLQDJH3ODQ&3UHOLPLQDU\*UDGLQJ 'UDLQDJH3ODQ&7\SLFDO6HFWLRQV& 'HPROLWLRQ3ODQ&9HKLFOH7UDFNLQJ([KLELW3$&,),& 0,/(3267'UDIWLQJ6HUYLFHVOLQNHGLQFRPLQSDFLILFPLOHSRVW''&9 'RXEOH'HWHFWRU&KHFN9DOYH®ɟ)LUH:DWHU/LQHNJɟ5HFODLPHG:DWHU/LQHǢ^6WRUP'UDLQ/LQH0DQKROH6HZHU&OHDQRXW):)LUH:DWHU:0:DWHU0HWHU)3)LQLVK6XUIDFH3DG7*7RSRI*UDWH(3(GJHRI3DYHPHQW6321=$3/^ɟ3ULYDWH'RPHVWLF:DWHU/LQHPage 340 of 466
ŷËŷËŷËŷËŷËŷËŷË
NJə$31
ŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂ˤ˟˂ˤ˟˂ˢ˟˂ˡ˦˂ˠ˟˟˂ˤ˦˂ƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡǢĵŷƻrōÝŗǻrŗŗNrrǢrōrŗǻˢˠˀŷNJˀˣ˟˨ǢǻNJrrǻNJݵËǻ˚ŷ®˚ɟɳ^ŷN˞ˠ˦˚ˡˣˢ˟ˤƻȕDĵÝNNJŷ^ˀȕǻÝĵÝǻɳ^ŷN˞˨˟˚ˢ˧ˡ˥˟ˡˡ˂ǢrɟrNJrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˢ˟˥
ʹǻŷDrDŗ^ŷŗr^ʺƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡƻȕDĵÝNǢǻNJrrǻˀȕǻÝĵÝǻÝrǢ^ŷN˞ˠ˦˚ˡˤˠ˨ˡǢǻŷNJō^NJÝŗrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˤˣ˟ǻŷDrDŗ^ŷŗr^®ŷNJr®®ŷ˂˟ˢŗŷÝǻNÝ^r^ˡ˦˂ŷ®®rNJŷ®ŗŷÝǻNÝ^r^ˤˢʳˠ˨˂ˡ˟ˣʳ˟˟˂ˠ˧˟ʳ˟˟˂ˠ˧ˡʳ˟˟˂ˠˤˡʳ˧ˢ˂ˠ˨ˢʳˣˡ˂ˡˣ˟ʳˠˣ˂ˤ˨ʳ˟˟˂ˠ˥ˢʳˣ˦˂ˠˤ˧ʳˢˢ˂˦˨ʳˡ˧˂ˡˡˤʳ˟˟˂ˡˡˣʳ˨˟˂˦˨ʳˢ˟˂ˠˤ˧ʳˢˣ˂ˡˣ˟ʳˡˤ˂ˡˡˡʳˢ˟˂ʹrʺƻNJNrĵĵÝŗrǻŷDr^rĵrǻr^ǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻƻËǢrˠƻËǢrˡƻËǢrˠƻËǢrˡƻËǢrˠƻËǢrˡˢˢˤʰ˦˟˦Ǣ®ˡˠ˨ʰ˥ˢ˨Ǣ®˨ˠˢʰ˟ˣ˥Ǣ®˧ˢˠʰ˦ˠˢǢ®ˣˣˢʰˡˣˢǢ®ˤˣ˥ʰˤ˨˟Ǣ®ˠˠˢˣʰˢ˦ˤǢ®ˠ˟ˠˡʰˠˠ˧Ǣ®ˠˡˣˠʰ˧˧˟Ǣ®ˠˢˤ˟ʰˠˣ˥Ǣ®ˠˣˡˣʰˠ˨˨Ǣ®˥ˢˠʰ˦ˠˢǢ®˦ˡ˨ʰˣˡˣǢ®ˠˢ˥ʰ˧ˤˠǢ®ƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻ˧˂ƻNJÝəǻr^NJÝŗµrrǢrōrŗǻ˥˂^NJÝŗµrrǢrōrŗǻǻŷ
Drŗr®Ýǻƻŗ˟˦˥˚ˣ˧ˠ˚˟˟˦ƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻʉŷŗr^˂ōÝɭr^ȕǢrˀŗrݵËDŷNJËŷŷ^NŷōōrNJNÝĵʹǢË^r^NJrʺǢƻŷŗʉƻĵ˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠ˂NŷȕNJǻ˂ˡ˂NŷȕNJǻ˂ˣ˂NŷȕNJǻ˂ˢ˂NŷȕNJǻ˂ˤ˂NŷȕNJǻ˂˥˂˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠˠ˂NŷȕNJǻ˂ˠ˟˂NŷȕNJǻ˂˨˂NŷȕNJǻ˂˦˂NŷȕNJǻ˂˧˂Ǣƻŷŗʉƻĵ˂˂ǢǻNJrrǻ˂˂ǢǻNJrrǻ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(51257+ˣ˟ ˡ˟ ˟ ˣ˟ ˧˟6&$/(
%8//2&./183553URSRVHG3DUFHO,QGH[/RW3KDVH$UHD VI &RQGRPLQLXPV 2))(56 727$/ ([LVWLQJ3DUFHO,QGH[3ULRU$31 *URVV 1HW2:1(535,25&855(17/276)$&5(6)$&5($QGHUVRQ 3257,21/27/6 (YDQV 3257,21/27/6 727$/ Ǣŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠ%/$1.(7($6(0(17127( $//216,7($5($6(;&(37%8,/',1*635,9$7(3$7,26325&+(6$1')(1&('5($5<$5'6$5(5(6(59(')25&2002186(38(35,9$7($&&(6687,/,7<6(:(5:$7(5$1''5$,1$*(($6(0(176ƻNJÝəǻrNJrNÝƻNJŷNĵNNrǢǢrǢrōrŗǻƻNJÝəǻrNJrNÝƻNJŷNĵƻr^rǢǻNJÝŗNNrǢǢrǢrōrŗǻ727+(1257+2)7+(2$63&,7<2:16/$1'81'(5:(67(51)((72)%8//2&./$1(Page 341 of 466
ˡˠˤˡˡ˟ˡˠˠˡˠˠˡˠˡˡˠˡˡˠˢˡˠˢˡˠˣˡˠˣˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡ
ˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠ
ˡˡˡˡˡˢˡˡˣ
ˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣ
ˡˢ˥ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˠ˟ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˦ˡˢ˦ˡˠ˟ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤ
ˡˠˠ
ˡˠˡ
ˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˧ˡˢ˧ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡˡˠˢˡˠˣ
ˡˠ˥
ˡˠ˦
ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˧ˡˢ˧ˡˢ˨ˡˢ˨ˡˢ˨ˡˠˤˡˡ˟ˡˡˤˡˢ˟
ˡˢˤˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦
ˡˡ˟
ˡˡˤ
ˡˢ˟ˡˢˤˡˣ˟ˡˣ˟ˡˣ˟ˡˣ˟ˡˣ˟ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧
ˡˡ˨
ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˨ˡˢ˧ˡˣ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠˠˡˠˠˡˠˡˡˠˡˡˠˢˡˠˢˡˠˣˡˠ˟ˡ˟˧ˡ˟˧ˡ˟˨ˡ˟˨ˡˠ˟ˡ˟˧ˡ˟˧
ˡ˟˨
ˡ˟˨ˡˠ˟ˡ˟˨ˡ˟˨ˡˠˡˡˠˢˡˠˣˡˠŷËŷËŷËŷËŷËŷË
NJə5$1&++7,%8521:$<$31$317,%8521:$<9
9999666
0%0%0%0%0%0%ˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡ˟ˡ˟˟ˡ˟˟ˡ˟ˡ˟ˡ˟ˡ˟ˡ˟ˡ˟ˡ˟ˡ˟ˡ˟˟˟˟ˡˡ˟˟ˡ˟ˡˡˠˠˠˠˠˠˠˠˠˠˠ˨˨˨ˠ˨˨˨ˠ˨ˠ˨ˠ˨ˠˠ˨ˠˠˠˠˠ˨ˠ˨ˠ˨ˠˠˠˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˠˡˠˡˠˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˡˡˠ˥ˡˠˡˠˡˠ˥ˠ˥ˡˠˡˠ˥ˡˠˡˠˡˠˡˡˠˡˠˡˡˡˠˡˡˠ˥ˡˠˡˠ˥ˡˡ˥˥ˡˠ˥ˡˠ˥ˠ˥ˠ˥ˡˠ˥ˠˡˠ˥ˡˠˠ˥ˡˠ˥ˡˠ˦ˡˠˡˡˠ˦ˠˡˠˡˡˡˡˡˠ˦ˠ˦ˡˠ˦ˡˠˡˠˡˠˡˡˡˡˡˡˡˠ˦ˠˡˠˡˡˡˡˡˡˠ˧ˠ˧ˠ˧˧˧˧ˡˠ˧ˡˠ˧ˡˠˡˡˡ˧˧ˠ˧ˡˠ˧ˠ˧˧˧ˠ˧ˠ˧ˡ˧ˠ˧ˡˠ˧ˠ˧˧˧ˠˡˡˠˡˡˡˡˠˡˠˡˡˠˠˡˠˡˠˡˠˡˠˡˡˡˠˡˠˡˠˠˠˤˤˤˠˤˤˠˤˠˤˤˤˤˠˤˠˤˠˤˡˠˢˠˢˠˢˡˠˢˡˠˢˡˠˢˡˠˡˠˡˠˢˡˠˢˡˠˢˡˠˢˢˡˠˢˡˠˢˡˠˢˡˠˠˠˠˠˡˠˢˡˠˢˡˠˢˡˠˢˡˠˣˡˠˣˠˡˠˣˡˠˡˠˣˡˠˠˠˠˡˠˣˡˠˣˡˠˡˠˣˡˠˡˠˡˠˡˠˣˡˠˣˡˠˡˠˣˡˡˠˡˠˣˣˡˠˣˡˠˣˠˣˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˡˠˠˡˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˡˠˠˠˡˠˡˠˡˠˠˡˠˠˠˡˠˠˡˠˠˠˠˠˠˠˠˠˡˠˠˡˠˠˠˠˠˠˠˠˡˠˠˡˠˠˡˠˠˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˡˡˡˡˡˠˠˡˠˠˠˠˠˠˠˡˠˠˠˠˠˠˠˠˡˠˡˠˠˠˡˠˡˠˡˡˡˡˡˡˡˡˡˡˠˠˠˠˠˠˡˠˡˠˡˠˡˡˡˡˡˡˡˠˡˡˡˠˡˠˠˡˡˡˠˡˡˡˠˡˠˡˠˡˡˠˡˠˡˠˡˡˠˡˡˠˡˠˡˡˠˠˠˡˡˠˡˡˠˡˠˡˡˠˠˡˡˠˡˡˠˡˠˠˡˡˠˡˡˠˡˡˡˠˡˠˠˠˠˡˠˠˡˡˡˡˡˡˡˡˡˡˠˡˡˠˡˡˡˡˠˡˡˡˠˡˠˡˡˠˡˡˠˡˠˠˠˠˡˡˡˡˡˠˡˡˡˠˡˡˠˡˠˡˠˡˡˠˠˠˡˡˢˢˢˢˢˢˢˡˠˢˡˠˡˠˡˠˠˠˢˠˢˢˢˢˢˢˣˠˣˠˣˣˠˣˠˣˣˣˠˣˣˣˣˣˠˣˣˡˠˣˡˠˡˠˡˠˡˠˡˡˠˣˡˠˡˠˡˠˡˠˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˡˠˣˡˠˡˠˡˠˡˠˡˠˤˡˤˤˤˡˠˤˡˠˤˡˡ˟ˡ˟ˡˡ˟ˡˡ˟ˡˠˠˡˠˡˠˠˡˠˠˡˠ˥ˡˠ˥ˡˠ˥ˡˠˡˠ˥ˡˠ˥ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˧ˡ˧˧˧˧ˡˠ˧ˡˠ˧ˡˠ˨ˠ˨ˡˠˡˠˡˠ˨ˡˠ˨ˡˠˡˠˤˠˤˤˠˤˠˤˡˡ˟ˡ˟˟ˡˡ˟ˡˡ˟ˠˠˠˡˠˠˠˠˡˠˡˡˠˡˡˠˡˡˠˢˡˠˢˢˢˡˠˢˡˠˢˡˠˣˡˣˣˡˠˣˡˠˣˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˧ˡ˧˧˧˧ˡˠ˧ˡˠ˧ˡˠ˨ˡ˨˨ˡˠˤˠˤˡˠˡˡˠˡˠˡˠˤˡˠˤ
ˡˠˠˠˡˡˡˡˠˠˡˠˠ
ˡˠˡˡˠˡˡˠˡˡˠˡˠˡˡˠˡˡˠˡˡˠˡ
ˡˠˢˢˡˡˡˡˠˢˡˠˢˡˠˣˡˣˣˡˠˣˡˠˣˡˠ˥˥ˡˡˡˡˡˠ˥ˡˠ˥ˡˠ˦ˡ˦˦˦˦ˡˠ˦ˡˠ˦ˡˠ˧˧ˡˡˠ˧ˡˠ˧
ˡˠ˨˨ˡˡˡˠ˨ˡˠ˨ˡˠˤˠˤˡˠˡˡˠˡˠˡˠˤˡˠˤˡˠˠˠˡˠˡˠˡˠˡˠˠˡˠˠˡˠˡˠˡˡˠˡˠˡˡˠˡ
ˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣ
ˡˠ˥ˠ˥ˡˠˡˠ˥ˡˠ˥
ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˣˡˠˣˡˠˣˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˦ˠ˦ˡˠˡˠˡˠ˦ˡˠ˦ˡˠ˧ˠ˧ˡˠˡˠˡˠ˧ˡˠ˧ˡˠ˨ˠ˨ˡˠˡˠˡˠˡˠ˨ˡˠ˨ˠˢˠˢˠˢˠˢˠˢˡˠˡˠˡˠˡˠˡˠˡˠˠˤˠˤˠˤˠˤˤˠˤˠˤˠˤˠˤˠˤˢ˦ˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˡ˦˦˦˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˧ˡˡˡ˧˧˧˧˧˧˧ˢ˧ˡˢ˧ˢ˧ˡˢ˧ˢ˧ˢ˧˧˧ˡˡˢˡˢˡˢ˧ˡˢˡˢ˧ˡˢ˨ˡˢ˨ˡˢ˨ˡˢ˨ˡˢ˨ˡˢ˨ˡˠˡˡˠˡˡˠˡˠˡˡˠˡˠˡˡˠˡ
ˡˠˢˠˢˢˢˡˡˡˡˠˢˡˡˠˢˡˠˣˡˠˣˣˣˣˡˠˣˡˠˣ˟˟˟˟˟˟ˠ˟˟ˠˠˡˡˡˡˡˠˠˠ˟ˠ˟ˠˠˠˠˠ˟˟˟˟˟˟˟˟˟˟ˠˠˠˠ˟˟ˡˡˡˠˡˠˡˡˡˡˡˡˡˡˡˡˠˡˠˠˡ˟˟ˠˠ˟˟˟˟˟˟˟˟˟˟˟˟˟˟˟˟˟ˠ˟ˠˠ˟ˡˠˠˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˠˠˠˠ˟˟˟ˠ˟˟˟˟˟˟˟˟˟˟˟˟˟˟˟ˠ˟˟ˠ˟˟˟˟˟˟˟ˠˠˠˠˠ˟˟˟˟˟˟˟˟˟ˣˣˣˢˡˡˠˠˠˠˠˠ˟ˠˠˠˡˡˡˡˢˣˣˣˡˡ˟˟ˡˡˡˡˡˡ˟ˡˡ˟
˨˨ˡˠˠ˨ˠ˨
ˡˡˡˡˡˡˡˡˡˢˡˢˢˢˢˡˡˢˡˡˢ˟ˡˡˡˡˡˡˡˡˣˡˣˡˡˣˡˡˣˡˡˣˡˡˣˡˡˣˡˠ˨ˠ˨ˡˡˡˡˠˡˠ
ˡˡ
ˡˠˠˡˠˡˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˢˢˡˡˡˡˡˢˡˡˢˡˡˠˡˠˡˡˡˡˡˡˠˡˡˠˡˡˡˡˡˡˡˠ˧ˠ˧ˡˠˡˠ˧ˡˠ˧ˡˡ˟ˡ˟ˡ˟˟ˡˡˡˡˡ˟ˡ˟ˡˡ˟ˡ˟˂˟˧ʳ˧ˡ˟ˠr˃ˢˡ˂ˤˤ̨˦ˤŗŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂˂ˠˣʳ˧ˡ˟ˠɟ˃ˤˣ˂˥ˤ̨˦ˤǢˤ˟˂ˤ˟˂ˢ˟˂ˡ˦˂ˠ˟˟˂ˤ˦˂ˢˡ˨˧ˣˤˠˠˠ˟ˠˡˠˢˠˣ˥˦ˠˡˣ˂ˡˣ˂ˡˣ˂ˡˣ˂
ˡ˥˂˂˥ˡˡ˥˂ˡˣ˂ˡ˥˂˂˥ˡˢ˥˂
ˡ˟˂ˡˣ˂ˡˣ˂˂ˣˡ˂ˣˡˢ˥˂
ˡ˟˂ˡˣ˂ˡˣ˂
ˠˡ˂ˠˣʳˡ˂˨ʳ˧˂˨ʳ˧˂˂ˣʳˣˠˠ˟ʳˤ˂
ˠ˟ʳ˥˂
ˠˡʳˣ˂ˠ˟ʳ˟˂
ˠ˟ʳˣ˂
ˠ˟ʳˣ˂
˦ʳ˨˂
˦ʳ˨˂˨ʳ˟˂ˠˡʳ˟˂˂ˤʳ˦˧ʳ˟˂˂˟ʳ˧˨˂
ˠˡʳ˦˂
ˠˠʳ˨˂˂˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠ˂NŷȕNJǻ˂ˡ˂NŷȕNJǻ˂ˣ˂NŷȕNJǻ˂ˢ˂NŷȕNJǻ˂ˤ˂NŷȕNJǻ˂˥˂˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠˠ˂NŷȕNJǻ˂ˠ˟˂NŷȕNJǻ˂˨˂NŷȕNJǻ˂˦˂NŷȕNJǻ˂˧˂NJ̠ˡ˟˂ǻɳƻNJ̠ˠ˥˂NJ̠˥˂ǻɳƻNJ̠ˠ˥˂NJ̠ˣˡ˂NJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠˥˂NJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠˥˂NJ̠˥˂NJ̠˥˂ǻɳƻNJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠˥˂ǻɳƻNJ̠˥˂ǻɳƻNJ̠˥˂NJ̠ˠ˥˂NJ̠˥˂NJ̠ˠ˥˂NJ̠ˡ˟ˡ˂NJ̠ˡˢ˧˂NJ̠ˡ˟ˡ˂NJ̠ˡˢ˧˂NJ̠ˡ˟˂ǻɳƻNJ̠ˡ˟˂NJ̠ˡ˟˂NJ̠ˠ˟˂NJ̠ˠ˟˂˂˂ǢǻNJrrǻǢƻŷŗʉƻĵrərə$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(51257+ˣ˟ ˡ˟ ˟ ˣ˟ ˧˟6&$/(
81,213$&,),&55ˡˡ˦ʳˢ˥®Ǣˡˡ˦ʳ˦®ĵˡˢ˟ʳˣˡ®Ǣˡˢˤʳ˧ˣ®Ǣˡˢ˦ʳˤ®ƻˡˢ˦ʳˤ®ƻˡˢ˥ʳˠ®ƻˡˢˡʳˠ®ƻˡˢ˟ʳ˥®ƻˡˡ˧ʳ˦®ƻˡˡ˦ʳˣ®ƻ ˡˡ˦ʳ˦®ƻˡˢ˟ʳ˥®ƻˡˢˣʳ˥®ĵˡˡ˨ʳ˨®ĵˡˡˤʳˤ®ĵ
ˡˡ˦ʳˤǻµˡˡˡʳ˟Dŷǻˡˢ˥ʳ˦˥ǻNˡˠˡʳ˦˦®ĵ
NƻərƻŷNJŷȕǢƻərNJǻɳƻǢÝǻrǢǻNJrrǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗN˚˧NƻərƻNJħÝŗµǻɳƻǻNJǢËrŗNĵŷǢȕNJrǻɳƻǢǻNJrrǻÝōƻNJŷərōrŗǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗN˚˧ǢǻNJrrǻÝōƻNJŷərōrŗǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗN˚˧^ğNrŗǻÝōƻNJŷərōrŗǻǢDɳŷǻËrNJǢǢËŷɟŗ®ŷNJNJr®rNJrŗNrǻɳƻ^ğNrŗǻÝōƻNJŷərōrŗǻǢDɳŷǻËrNJǢǢËŷɟŗ®ŷNJNJr®rNJrŗNrǻɳƻNJrǢÝ^rŗǻÝĵȕŗÝǻǻɳƻɟĵħǻɳƻNJrǢÝ^rŗǻÝĵȕŗÝǻǻɳƻˠˡ˂ɟÝ^rƻǻËƻǻËDÝŷ˚NJrǻrŗǻÝŷŗDǢÝŗǻɳƻƻƻNJrŗǻµNJµrrŗNNJŷNËōrŗǻˠʳˠ˂̝6321=$'57,%8521:$<ˡ˥˂˥˟˂ˢ˟˂ˠˠ˨˧˂ˠˠʳˡ˂ˢʳ˥˂ˠ˟ʳˣ˂Ǣŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠ127( ),5(/$1(3267,1*,65(48,5(':+(5(52$':$<6$5(/(667+$1)((7,1:,'7+ˠ˟ʳˡ˂ˠ˟ʳ˦˂ˠ˟ʳˣ˂727+(1257+2)7+(2$63&,7<2:16/$1'81'(5:(67(51)((72)%8//2&./$1(Page 342 of 466
ŷËŷËŷËŷËŷËŷË
NJə9
9999666
0%0%0%0%0%0%
ŗˢˡ̨˟ˠ˂ˢ˟˃ɟˣ˥ˡʳˣ˥˂˂˟˧ʳ˧ˡ˟ˠr˃ˢˡ˂ˤˤ̨˦ˤŗŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂˂ˠˣʳ˧ˡ˟ˠɟ˃ˤˣ˂˥ˤ̨˦ˤǢˤ˟˂ˤ˟˂ˢ˟˂ˡ˦˂ˠ˟˟˂ˤ˦˂ˠˡ̛ˤ˥ʳ˟ˠ˟̛˟˟˟ˤ̛˟ˠ̛˟˟˟ˤ̛ˠˡ̛˟˟ˡ̛ˤ˟ˢ̛˟˟ˢ̛ˤ˟˟˟̛ˣˣ̛ˤ˟˟˟̛ˤˤ̛ˤ˟˥̛˟˟˟ˤ̛˥˦̛˟˟˦̛ˤ˟˧̛˟˟˧̛ˤ˟˟˟̛˨˨̛ˤ˟˟˟̛˟ˠˠ˟̛ˤ˟ˠˠ̛˟˟ˠˠ̛ˤ˟ˠˡ̛˟˟˟ˤ̛ˡˠ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˤ˟ˢ̛˟˟˟ˤ̛ˢˣ̛˟˟ˣ̛ˤ˟ˤ̛˟˟ˤ̛ˤ˟˥̛˟˟˥̛˟˧ʳ˨ˡˠ̛˥˧ʳ˥ˤ˟˟̛˟˟̛ˡˤ˟̛ˤ˟˟̛˦ˤˠ̛˟˟ˤˡ̛ˠˠ̛ˤ˟˟˟̛˟˟̛ˤ˟ˠ̛˟˟˟ˤ̛ˠˠ̛˥˧ʳ˥ˤ˟˟̛˟˟̛ˤ˟ˠ̛˟˟˟ˤ̛ˠˠ̛˥˧ʳ˥˥˟̛˟˟˟ˤ̛˟˟˟̛ˠˠ̛ˤ˟ˣ˨ʳ˦˦̛ˠ˟̛˟˟˟̛ˤ˟˟˟̛ˠ˦˥ʳ˨ˢ̛ˠ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˣ˦ʳ˨ˡ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟˟˟̛ˡˡ̛ˤ˟ˢ̛˟˟ˢ̛ˤ˟ˣ̛˟˟ˣ̛ˤ˟ˤ̛˟˟ˤ̛ˤ˟˥̛˟˟˥̛ˤ˟˦̛˟˟˦̛ˡ˧ʳˠˤ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˤ˟ˢ̛˟˟ˢ̛ˤ˟ˣ̛˟˟ˣ̛ˢ˧ʳˣˢ˟̛˟˟˟̛ˤ˟˟˟̛ˠˠ̛ˤ˟ˠ̛ˤ˥ʳˣ˨˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˣˡʳ˥ˤˣ̛˟˟ˣ̛ˤ˟ˤ̛˟˟ˤ̛ˤ˟˥̛˟˟˥̛ˤ˟˦̛˟˟˦̛ˤ˟˧̛˟˟˧̛ˤ˟˨̛˟˟
˨̛ˤ˟
ˠ˟̛˟˟ˠ˟̛ˤ˟ˠˠ̛˟˟
ˠˠ̛ˤ˟ˠˠ̛˥ˠʳ˥
ˤ˨˟ˠ̛ˡˤʳˣ˦˨˟ˠ̛ˤ˟˨˟ˡ̛˟˟˨˟ˡ̛ˤ˟˨˟ˢ̛˟˟˨˟ˢ̛ˤ˟˨˟ˣ̛˟˟˨˟ˣ̛ˤ˟DȕĵĵŷNħĵŗ˂ˡ˂ǻNJȕŷN˂ˠ˂ǻNJȕŷN˂ˢ˂ǻNJȕŷN˂ˤ˂ǻNJȕŷNǻrrNJǻǢ˂D˂˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻNŷȕNJǻ˂˥˂˂N˂ǢǻNJrrǻ˂N˂ǢǻNJrrǻĵƻʉŗŷƻǢNŷȕNJǻ˂˦˂˂˧˂ǻNJȕŷNNŷȕNJǻ˂ˠ˟˂˂N˂ǢǻNJrrǻ˂ˣ˂ǻNJȕŷN˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˡ˥ʳˤ˥NŷȕNJǻ˂˨˂ˣ̛ˣ˟ʳˣˡĵˡˢʳˤˡˣ̛˦˥ʳˤ˥ĵ˟ʳ˟ˡˡˡ̛˟˟ˡˡ̛ˤ˟ˡˢ̛˟˟ˡˢ̛ˤ˟ˡˣ̛˟˟^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ®ɟ ®ɟ ®ɟ ®ɟ ®ɟ
Ǣ Ǣ Ǣ Ǣ Ǣ Ǣ Ǣ
ɟ^^ɟ^ɟɟ®®ɟ®ɟ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ®ɟ ®ɟ ®ɟ ®ɟ ®ɟ ®ɟ ®ɟ ®ɟ
ǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟɟ®®ɟ®ɟ®ɟNJɟNJɟNJɟNJɟNJɟNJɟɟNJǢǢǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟNJɟNJɟNJɟNJɟNJɟ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ
Ǣ Ǣ Ǣ Ǣ Ǣ Ǣ Ǣ Ǣ
^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ
Ǣ Ǣ Ǣ Ǣ Ǣ Ǣ Ǣ^ɟ^ɟ^ɟǢǢǢ^ɟ ^ɟ ^ɟ ^ɟǢǢ ^ɟ ^ɟ ^ɟ ^ɟǢǢǢǢ
^ɟ^ɟ^ɟ^ɟ^ɟ^ɟǢ
Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^^ǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^
Ǣ^Ǣ^Ǣ^Ǣ^
Ǣ^Ǣ^Ǣ^
Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^
Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^ǢǢ^Ǣ^ǢǢǢǢ^ɟ^ɟɟ^®ɟ®ɟɟ®ɟ ɟ ɟ ɟ ɟ ɟ ɟ ɟ ɟ<<<<<<<<<<<®ɟ®ɟ®ɟ®ɟɟ®®ɟ®ɟɟ®ɟɟɟɟɟɟɟɟɟɟ˂˟˧ʳ˧ˡ˟ˠr˃ˢˡ˂ˤˤ̨˦ˤŗˢˡ˨˧ˣˤˠˠˠ˟ˠˡˠˢˠˣ˥˦ˠǢǻŷNJō^NJÝŗǻŷNNrƻǻ^NJÝŗµr®NJŷōŗŷNJǻËŗ^DɳƻǢǢǢÝǻrǻŷDȕĵĵŷNħĵŗrǢǻŷNJō^NJÝŗǢǻŷNJōǻrNËÝŗ®ÝĵǻNJǻÝŷŗNËōDrNJǢǻɳƻ˧˃NJrNĵÝōr^ɟǻrNJǻɳƻ˥˃^ŷōrǢǻÝNɟǻrNJĵÝŗrǻɳƻǢǻŷNJō^NJÝŗǻɳƻ˧˃ǢŗÝǻNJɳǢrɟrNJǻɳƻ&2857
):):)+)+)+)+)+)+)+)+)+)+)+):):):):):):):): 7<3):7<3):7<3):):):):66666666666666':':':':':':':':':':':':':':::666&266&266&266&266&266&266&266&266&2660+660+660+660+660+660+660+660+660+660+''&9:0''&9:0˧˃®ÝNJrɟǻrNJĵÝŗrǻɳƻ˥˃ǢŗÝǻNJɳǢrɟrNJˠˡ˂ˡˢ˂˂ˡˠ˦˂ˠˡ˂˂˥˥˂ˠˡ˂ˠˡ˂˥˂ˠˡ˂˥˂
˥˂ˠˡ˂˥˂˂ˡˠ˥˂ˠˡ˂˥˂ˠˡ˂rərə
$
675((7
$
675((7):˥˃ƻNJÝəǻrɟǻrNJōrǻrNJDrµÝŗƻNJÝəǻr^ŷōrǢǻÝNɟǻrNJĵÝŗr˥˃ƻNJÝəǻrɟǻrNJōrǻrNJDrµÝŗƻNJÝəǻr^ŷōrǢǻÝNɟǻrNJĵÝŗrŷË
ˡ̛˟˧ʳ˥ˡ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(51257+ˣ˟ ˡ˟ ˟ ˣ˟ ˧˟6&$/(
81,213$&,),&55ˡˢ˦ʳˤ®ƻˡˢ˦ʳˤ®ƻˡˢ˥ʳˠ®ƻˡˢˡʳˠ®ƻˡˢ˟ʳ˥®ƻˡˡ˧ʳ˦®ƻˡˡ˦ʳˣ®ƻ ˡˡ˦ʳ˦®ƻˡˢ˟ʳ˥®ƻˡˠˡʳ˦˦®ĵǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠ^rōŷˀNJrōŷərǢǢNŷÝŗǢǻĵĵʹŗʺǢǢōËʹˡˠˡʳ˥NJÝōʰˡ˟˧ʳˡÝŗə̝ʺˡ˦˟˂˚˧˃ǢǢ˔Ǣ̠˟ʳˤ˟̇ĵŗ^ǢNƻrōrǻrNJĵŗ^ǢNƻrōrǻrNJ727+(1257+2)7+(2$63&,7<2:16/$1'81'(5:(67(51)((72)%8//2&./$1(NOTE: ALTERNATIVE ROUTE FOR PROJECT SEWER IS TO CONNECT AT EXISTING CITY SSMH IN ROUNDABOUT.Page 343 of 466
^ɟ^ɟ^ɟ®ɟ®ɟ®ɟNJɟNJɟNJɟǢǢǢ®ɟǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟ^ɟ^ɟ^ɟ^ɟ^ɟɟ^^ɟɟ^^ɟ^ɟ^ɟ^ɟ^ɟ^ɟɟ^^ɟǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟɟ^^ɟǢǢǢǢǢǢɟ^^ɟɟ^^ɟɟ^^ɟ^ɟ^ɟǢǢǢǢǢǢǢǢǢ^Ǣ^^ǢǢ^Ǣ^Ǣ^Ǣ^^ǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^^ǢǢ^Ǣ^Ǣ^Ǣ^^ǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^^ǢǢ^Ǣ^Ǣ^Ǣ^^ǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^<<®ɟ®ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟNJɟNJɟNJɟǢǢǢǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟɟ^^ɟ^ɟ^ɟǢǢǢ^ɟɟɟ^^ɟǢǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^<<ɟ®ɟ®ɟ®ɟ ɟ^ɟɟɟɟǢ^ɟɟ^^^^^ɟɟɟɟɟ^^^ɟɟɟ^ɟ^^^^^ɟɟɟǢǢǢ^^^ɟɟɟ^^ɟ^ɟ^^^ɟ^ɟɟɟ^^^^^^^^^^ǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^Ǣ^ǢǢǢǢǢɟǢɟǢɟǢǢǢǢǢǢǢǢǢǢǢǢǢ^ǢɟǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^^ɟɟǢǢǢǢǢǢǢǢǢ^Ǣ^^^^^ɟɟǢɟɟ^^ɟɟǢǢǢǢǢǢǢǢǢǢ^^^^ɟǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^ǢǢǢǢǢǢǢǢǢǢ^^ǢǢǢǢǢ^ɟǢɟ^ɟ^ɟɟɟɟ^^^ɟɟɟ^^^ɟɟ^^^ǢǢǢ^ǢǢǢǢǢɟɟ^^ɟ^ǢɟǢ^ɟ^ɟǢǢǢ^^^ɟɟɟɟɟɟ^ɟ^ɟ^ɟɟɟɟɟ^ɟ^^^ɟ^ɟɟɟ^ɟɟɟɟ^ɟ^ɟ^^^^ǢǢǢǢǢ^ɟǢǢǢǢ^^^^^^^Ǣ^Ǣ^Ǣ^^^Ǣ^^Ǣ^^Ǣ^Ǣ^^ǢǢǢǢǢǢ^ɟ^^^^^ɟ^ɟ^^ɟɟɟɟɟǢǢǢǢɟɟɟǢǢǢǢǢǢǢǢǢǢɟɟɟ^^^ǢǢǢɟɟɟǢǢǢǢǢǢǢǢǢǢǢǢɟɟɟɟɟɟɟɟ^^^ǢǢǢǢǢǢǢǢǢǢǢɟɟɟɟ^^^^^^^^^^^^ǢǢǢ^^ɟɟɟɟɟ^^^^^ǢǢ^Ǣ^ɟ^ǢǢǢǢǢǢɟɟǢǢǢ^^ɟɟɟɟɟ^^^Ǣ^^^ǢǢ^Ǣ^^^Ǣ^^ǢǢ^Ǣ^Ǣ^^ǢǢ^Ǣ^ǢǢɟ^ǢǢǢǢ^^ɟɟɟɟɟ^^^ɟ^ɟ^ɟɟ^^^ɟɟɟ^ɟ^ɟɟɟɟ^^ɟɟ^^^^^^ǢǢ^^Ǣ^^^ɟɟɟɟ^ɟ^ɟɟɟɟɟɟɟɟɟɟɟɟ^^^^^ɟɟɟɟ^^^^^Ǣ^^^^^^^^^^^^^^^^^^^^^^^^^^^ǢǢǢǢǢǢ^^^^^^ǢǢ^^^^^ǢǢǢǢǢǢǢǢǢǢǢǢǢǢɟɟɟɟɟɟɟɟɟɟɟɟ^^^^^^^^^®ɟɟɟ®®®®ɟɟ®ɟɟNJNJɟɟ®ɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟ®®ɟ®ɟ®ɟ®ɟ®ɟɟɟɟ®ɟ®®ɟ®ɟ%00%0%0%0%%0˨˟ˡ̛˟˟˨˟ˡ̛ˤ˟˨˟ˢ̛˟˟˨˟ˢ̛ˤ˟˨˟ˣ̛˟˟˟ˤ̛ˣ˟˨ˣ˟ʳ˨˨̛ˣ˟˨ˠˡ̛ˤ˥ʳ˟ˠˡˢ˦ʳ˧ˣ˨̛˟˟ˡˡ˥ʳˡ˦˨̛ˡˤˡˡ˥ʳ˨ˤ˨̛ˤ˟ˡˡ˦ʳ˥ˣ˨̛˦ˤˡˡ˧ʳˢˡˠ˟̛˟˟
ˡˡ˨ʳ˟ˠ
ˠ˟̛ˡˤ
ˡˡ˨ʳ˥˨
ˠ˟̛ˤ˟
ˡˢ˟ʳˢ˧
ˠ˟̛˦ˤ
ˡˢˠʳ˟˥
ˠˠ̛˟˟
ˡˢˠʳ˦ˤ
ˠˠ̛ˡˤ
ˡˢˡʳˣˢ
ˠˠ̛ˤ˟
ˡˢˢʳˠˡ
ˠˠ̛˦ˤ
ˡˢˣʳˠˣˠˡ̛˟˟ˡˢˤʳˣ˟ˠˡ̛ˡˤˡˢ˥ʳ˥ˤˠˡ̛ˤ˟ˡˢ˦ʳ˦ˡˢˣʳ˧ˢ̛ˣˡˡ˨ʳˣ˟˟˟̛˟˟ˣʳ˟ˢˡ˟̛ˡˤˡˢ˟ʳˡˠ˟ˤ̛˟ˠ˟ʳ˟ˢˡ˟̛˦ˤˡ˧ʳ˨ˡˡˠ̛˟˟ˡˡ˨ʳ˥ˢˠ̛ˡˤˢˣʳ˨ˡˡˠ̛ˤ˟ˡˡ˨ʳˡˣˤ˦̛ˠˡˡ˨ʳ˟ˤˡ̛˟˟˥˧ʳ˧ˡˡˤˡ̛ˡˡˡ˧ʳ˥˥ˡ̛ˤ˟˦ˣʳ˧ˡˡˡ̛˦ˤˡˡ˧ʳˣ˨˟˟̛ˢˢ˥ʳ˧ˡˡˢ̛ˡˤˡˡ˧ʳ˦˦˟ˤ̛ˢˠ˨ʳ˧ˡˡˢ̛˦ˤˤ˟ʳ˨ˡˡˣ̛˟˟˨ˠʳ˨ˡˡˣ̛ˡˤˢˢʳ˨ˡˡˠ̛ˤ˥ʳˣ˨ˡˢˢʳ˦˟˟̛˟˟ˡˡ˨ʳ˦˟˟̛ˡˤˡˢ˟ʳˣ˟˟̛ˤ˟ˡˢ˟ʳ˥ˤ˟̛˦ˤˡˢ˟ʳ˨˟ˠ̛˟˟ˡˢˠʳ˥ˤˠ̛ˡˤˡˢˡʳˣ˟ˠ̛ˤ˟ˡˢˢʳˣˢˡ̛ˡ˥ʳˤ˥˟ˣʳˣˢˡ˟̛˟˟ˡˢˡʳ˨˟ˤˡ̛˟ˡˢˢʳ˟˦˟̛ˤ˟ˢˡʳˢˢˡˤ˦̛˟ˡˢˢʳˣ˟ˠ̛˟˟˥ˤʳˢˢˡˠ̛ˡˤˡˢˢʳ˦ˢˠ̛ˤ˟˨˧ʳˢˢˡˤ˦̛ˠˡˢˣʳ˟˥˟˟̛ˡˡˢˣʳˡˡˡ̛ˡˤ˨ˢʳˣˢˡˤ˥ʳˡˣ̛ˡ˧˟ʳˤˢˡ˟˟̛˟ˡˢˢʳˣ˟˟̛ˡˤˡˢˢʳˤ˦˟ˤ̛˟ˡˢˢʳ˦ˤ˟̛˦ˤˡ˨ʳˢˢˡˠ̛˟˟ˡˢˣʳ˟˨ˠ̛ˡˤ˦ˡʳˣˢˡˠ̛ˤ˟ˡˢˣʳˣˣˤ˦̛ˠˡˢˣʳ˥ˠˡ̛˟˟˧˦ʳˣˢˡˡ̛ˡˤˡˢˣʳ˨˥ˡˡ̛˟˟ˡˡ̛ˤ˟ˡˢ̛˟˟ˡˢ̛ˤ˟ˡˣ̛˟˟ˡˣ̛ˡ˧ʳˢ˨˥˂ˣˤ˃ɟˠ˟ˡ˧ʳˣˠ˂ )))) )) )) )) )) )) )) )) )) )))) )) )))))))))))))))))))))))) )))) )) )))) )) )))))))) )) )) )) )) )) )) )) ))ˢ˥˂ˢ˥˂ˡ˟˂˧˂˧˂ˡˣ˂ˡˣ˂ˡˣ˂ˡˣ˂ˡˣ˂ˡˡ˦ʳ˦®ĵˡˢ˟ʳˣˡ®Ǣˡˡ˨ʳ˨®ĵˡˢˣʳ˥®ĵˡˢˤʳ˧ˣ®Ǣˡˢ˥ʳ˦˥ǻN)3)3)3)3)3ˡˢ˥ʳ˦ˢ®Ǣˡˢ˥ʳˣˢ®Ǣˡˢ˥ʳ˦ˣ®Ǣˡˢ˦ʳˠ˨®Ǣˡˢ˦ʳ˥ˣ®Ǣˡˣ̛ˡ˧ʳˢ˨̠˨˟ˣ̛˨˨ʳ˟ˣˡˢ˨ʳ˟˧®Ǣˡˢ˨ʳˤ˧®Ǣˡˣ˟ʳ˟˧®Ǣˡˣ˟ʳˤ˧®Ǣˡˣˠʳ˟˧®Ǣʹˡˢˤʳ˟ʺµNJʹˡˢ˧ʳ˟ʺµNJʹˡˢ˟ʳ˟ʺµNJ)))))))))))) )) )) )) )))) )) )) )) )) )))) )) )) )) )) )) )) )) )) )))) )) )) )) )) )))) )) )) )) )) )) ))&2857
&2857
&2857
&2857
&2857
5$1&++286(5'6321=$3/6321=$3/ǢǢNŷˡˡ˨ʳˢNJÝōˡˡˡʳ˦ÝŗəǢǢōËˡˡ˧ʳˢNJÝōˡˡˠʳ˟ÝŗəÝŗˡˡ˟ʳ˨ÝŗəŷȕǻǢǢNŷˡˢ˟ʳˢNJÝōˡˡˢʳ˧ÝŗəǢǢNŷˡˢˣʳˢNJÝōˡˡ˦ʳ˨ÝŗəǢǢōËˡˡ˨ʳ˥NJÝōˡˡˢʳˠÝŗəÝŗˡˡˢʳ˟ÝŗəŷȕǻǢǢōËˡˢˢʳ˦NJÝōˡˡ˦ʳˠÝŗəÝŗˡˡ˦ʳ˟ÝŗəŷȕǻǢǢōËˡˢˢʳˤNJÝōˡˡ˥ʳˠÝŗəÝŗˡˡ˥ʳ˟ÝŗəŷȕǻǢǢNŷˡˢˣʳ˧NJÝōˡˡ˧ʳ˟Ýŗə':
66 66':66':6666':66':66':5:˥˂˥˂˥˂ˠˡ˂˥˂˥˂˥˂˥˂˥˂ʹrʺǢ^ʹrʺǢ^ʹrʺǢ^ʹrʺǢ^ʹrʺǢ^ʹrʺrƻʹrʺrƻʹrʺrƻʹrʺrƻ˥˟˂ˤ˂˦˂ˠ˧˂ˠ˧˂˦˂ˤ˂˥˂ʹŗʺǢǢNŷǻɳƻʹŗʺǢǢōËǻɳƻǢǻNJrrǻƻŷNJŷȕǢƻərNJǻɳƻǢÝ^rɟĵħǻɳƻǢǻNJrrǻNƻərǻɳƻDÝŷNJrŗǻÝŷŗDǢÝŗǻɳƻǢ^ōËǻɳƻNŷŗ®ŷNJōǻŷrɭÝǢǻÝŗµʹŗʺNŷŗNNȕNJDˀµȕǻǻrNJNJ̠ˡ˟˂ʹŗʺNNJŷǢǢµȕǻǻrNJʹŗʺǢÝ^rɟĵħNŷŗ®ŷNJōǻŷrɭÝǢǻÝŗµʹŗʺǢÝ^rɟĵħ^ğNrŗǻÝōƻNJŷərōrŗǻǢDɳŷǻËrNJǢ^ğNrŗǻÝōƻNJŷərōrŗǻǢDɳŷǻËrNJǢǢǻŷNJō^NJÝŗDɳƻǢǢˢˡ˨˧ˣ˦ˠ66':):rə':':':66665:
5:
5:
5:
):
):
):':':':6666665:5:':
':66
66 6666':':':':6666':':':':6666666666':':$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(5ˡ˟ ˠ˟ ˟ ˡ˟ ˣ˟6&$/(
6((6+((7&0$7&+/,1(1257+ǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗǢËrrǻN˚˧Page 344 of 466
^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟǢǢǢǢǢǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^<<<<®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟNJɟǢǢǢǢǢǢǢǢǢǢǢɟ^ɟɟ®®^ɟǢǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^<<®ɟ ^Ǣ^Ǣ^^^^^^^Ǣ^Ǣ^^^^^ǢǢǢɟǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢɟǢǢ^ǢǢǢǢǢǢǢǢǢǢǢ^^^^ǢǢǢǢǢǢ^ɟɟɟɟ®ɟ®ɟɟɟɟɟɟɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟǢǢǢǢNJɟǢǢ^Ǣ^ǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^<<®ɟɟɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢ^ǢǢǢ^^ǢǢ^ǢǢǢǢǢ^Ǣ^Ǣ^Ǣ^^^Ǣ^^^^^^^^^^^^^^ǢǢǢǢ^^^^^^^^^^^^^ǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^ǢǢǢǢǢǢǢǢǢ^^^Ǣ^^^ǢǢǢǢǢǢǢǢǢǢɟǢǢ^ɟɟɟǢɟɟɟ^®^^^ɟǢǢɟ®ɟɟɟ®®ɟǢǢǢ^ɟɟ^Ǣ^^^^^^^^ɟ^^^^Ǣɟ®ɟ^^^^^^ɟɟɟɟǢ^^^^ɟɟɟɟɟǢǢɟɟǢǢǢǢǢɟɟɟɟɟɟɟɟɟ^^^^˟˟ʳ˦ˣˣ̛ˡˤˡˠ˦ʳ˨˥ˣ̛ˤ˟ˡˠ˧ʳˠ˨ˣ̛˦ˤˡˠ˧ʳˣ˧ˤ̛˟˟ˡˠ˨ʳˤˡˤ̛ˡˤˡˠ˨ʳ˦ˢˤ̛ˤ˟ˡˠ˨ʳ˥ˣˤ̛˦ˤˡˠ˨ʳˤˤ˥̛˟˟ˡˠ˨ʳˣˤ˥̛ˡˤˡˠ˨ʳ˥ˢ˥̛ˤ˟ˡˡ˟ʳˠ˨˥̛˦ˤˡˡ˟ʳ˦ˣ˦̛˟˟ˡˡˠʳˡ˨˦̛ˡˤˡˡˠʳ˧ˣ˦̛ˤ˟ˡˡˡʳˣ˟˦̛˦ˤˡˡˡʳ˨ˤ˧̛˟˟ˡˡˢʳˤˢ˧̛ˡˤˡˡˣʳˡˠ˧̛ˤ˟ˡˡˣʳ˨˟˧̛˦ˤˡˡˤʳˤ˧˨̛˟˟ˡˡ˥ʳˡ˦˥̛˟˧ʳ˨ˡˡˠ˨ʳˣ˟ˢ̛ˤ˟ˡˠ˥ʳ˥ˣˢ̛˦ˤˡˠ˥ʳ˦˦ˣ̛˟˟ˡˠ˥ʳ˧˨ˣ̛ˡˤˡˠ˦ʳ˧ˡˣ̛ˤ˟ˡˠ˧ʳ˧ˡˣ̛˦ˤˡˠ˨ʳˢˠˤ̛˟˟ˡˠ˨ʳ˦˥ˤ̛ˡˤˡˠ˨ʳ˦ˠˤ̛ˤ˟ˡˠ˨ʳ˥ˡˤ̛˦ˤˡˠ˨ʳˤˢ˥̛˟˟ˡˠ˨ʳˣˢƻNˣ̛ˠ˧ʳ˦ˢƻǻˣ̛˥ˣʳˡ˧ˠ̛ˣ˦ʳ˨ˡˡˠ˧ʳ˨˟˟̛˟˟ˡˠ˦ʳ˨˟˟̛ˡˤˡˠ˧ʳˠˤ˟̛ˤ˟ˡˠ˧ʳˣ˟˟̛˦ˤˡˠ˧ʳˤˢˠ̛˟˟ˡˠ˧ʳ˥˥ˠ̛ˡˤˡˠ˧ʳ˦˧˦̛ˡ˧ʳˠˤˡˡˣʳˣ˟˟̛˟˟ˡˠ˨ʳ˧˟˟̛ˡˤˡˠ˨ʳ˨˟˟̛ˤ˟ˡˡ˟ʳ˟˟˟̛˦ˤˡˡ˟ʳˠ˟ˠ̛˟˟ˡˡ˟ʳˡˠˠ̛ˡˤˡˡ˟ʳˢˠˠ̛ˤ˟
ˡˡ˟ʳˣ˦ˠ̛˦ˤˡˡˠʳˢ˟ˡ̛˟˟ˡˡˡʳˠˢˡ̛ˡˤˡˡˡʳ˨˦ˡ̛ˤ˟ˡˡˢʳ˧˟ˡ̛˦ˤˡˡˣʳ˥ˢˢ̛˟˟ˡˡˤʳˢ˨ˢ̛ˡˤˡˡˤʳˡˣˢ̛ˤ˟ˡˡˤʳ˟˨ˢ̛˦ˤˡˡˣʳ˨ˣˣ̛˟˟ˡˡˣʳ˦˨ˣ̛ˡˤˡˡˣʳ˥ˣˣ̛ˤ˟ˡˡˣʳˣ˨ˣ̛˦ˤˡˡˣʳˢˣˤ̛˟˟ˡˡˣʳˠ˦ˤ̛ˡˤˡˡˢʳ˦˦ˤ̛ˤ˟ˡˡˢʳˣˠˤ̛˦ˤˡˡˢʳˤˤ˥̛˟˟ˡˡˢʳ˥˨˥̛ˡˤˡˡˢʳ˧ˢ˥̛ˤ˟ˡˡˢʳ˨˥˥̛˦ˤˡˡˣʳˠ˟˦̛˟˟ˡˡˣʳˡˣ˦̛ˡˤˡˡˣʳˢ˧ˠ̛ˢ˨ʳ˥˦ˡˠ˥ʳ˨˟˟̛˦ˤˡˠ˥ʳˤ˧ˠ̛˟˟ˡˠ˥ʳ˦˟ˠ̛ˡˤˡˠ˥ʳ˧ˢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟǢǢǢǢǢǢǢǢǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^^ɟ^ɟǢǢ^^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ǢǢǢǢǢǢǢǢ®ɟǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^®ɟˤ̛˟˟˟ˡˠ˨ʳˤˡʳˤ̛ˡˤˡˠ˨ʳ˦ˢˤ̛ˤ˟˟ˡˠ˨ʳ˥ˣ˥ˣˤ̛˦ˤ̛ˡˠ˨ʳˤˤ˨˟̛˟˟̛ˡˠ˨ʳ˧˟˨ʳ˧˟˟̛ˡˤˡˠ˨ʳ˨˟˟̛ˤ˟ˡˡ˟ʳ˟˟˟̛˦ˤˡˡ˟ʳˠ˟˟ˠ̛˟˟ˡˡ˟ʳˡˠˠ̛ˡˤ̛ˡˤˡˡ˟ʳˢˠˠ̛ˤ˟
ˡˡ˟ʳˣ˦ˠ̛˦ˤˡˡˠʳˢ˟ˡ̛˟˟˟ˡˡˡʳˠˢˡ̛ˡˤˡˡˡʳ˨˦ˡ̛ˤ˟˟ˡˡˢʳ˧˟ˡ̛˦ˤˡˡˣʳ˥ˢˢ̛˟˟ˡˡˤʳˢ˨ˢ̛ˡˤˢ̛ˡˡˡˤʳˡˣˢ̛ˤ˟ˡˡˤʳ˟˨ˢ̛˦ˤˡˡˣʳ˨ˣˣ̛˟˟ˡˡˣʳ˦˨ˣ̛ˡˤˣ̛ˡˤˡˡˣʳ˥ˣˣ̛ˤ˟ˡˡˣʳˣ˨ˣ̛˦ˤˡˡˣʳˢˣˤ̛˟˟ˡˡˣʳˠ˦Ǣˤ˦̨ˤ˥˂ˣˤ˃ɟˠ˟ˡ˧ )))))))) )))) )) )) )))) )) )) )) )) )) )) )))) )) )) )))) )) )) )) )))) )) )))) )))) )) )) )) ))ˡ˥˂ˡˣ˂ˡ˥˂ˡˣ˂ˡ˥˂ˡ˟˂˧˂ˡˣ˂ˢ˥˂ˡ˟˂˧˂˧˂ˡˡˡʳ˟Dŷǻˡˡ˦ʳˤǻµˡˡ˦ʳˢ˥®Ǣˡˡ˦ʳ˦®ĵˡˡˤʳˤ®ĵ)3)3)3ʹˡˡˤʳ˟ʺµNJʹˡˡ˟ʳ˟ʺµNJ)) )) )) )) )) )) )) )) )) )))) )) )) )))) )) )) )) )) )))) )) )) )) )))) )) )) )))) )) )) )) )))) )) )) )) )))) )))))))))) )) )) )) )))) )))))) )))) )) )))) )))) ))75((76321=$3/
%
675((7
&
675((7
&
675((77
&2857
&
675((7
&
675((76ǢǢōËˡˠ˧ʳ˧NJÝōˡˠˣʳ˧ÝŗəǢǢōËˡˠ˨ʳˣNJÝōˡˠˢʳˢ˟ÝŗəÝŗˡˠˢʳˡ˟ÝŗəŷȕǻǢǢNŷˡˠ˦ʳˡNJÝōˡˠˢʳˢÝŗəǢǢNŷˡˡˤʳˢNJÝōˡˠ˧ʳ˥ÝŗəǢǢōËˡˡˢʳˢNJÝōˡˠ˥ʳ˟˟ÝŗəÝŗˡˠˤʳ˨ÝŗəŷȕǻǢǢNŷˡˡˣʳˢNJÝōˡˠ˦ʳ˥ˤÝŗəÝŗ':66':66':666666':':665:˦˂˥˂˥˂˥˂˥˂ŗˤ˦̨ˤˤ˂ˡˢ˃rˠ˟ˡ˧ʳ˧˟˂ˣˤˠ˟ˠˣ˥˦ˠǢǢōËˡˠ˨ʳˤNJÝō
ˡˠˡʳ˥˟ÝŗəÝŗˡˠˡʳˤ˟Ýŗəŷȕǻ):5:):):):':66):$
675((75:6666':':5:5:5:5:666666':':':':':':':':':':666666666666':':':':):):):6666666666':):$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(51257+ˡ˟ ˠ˟ ˟ ˡ˟ ˣ˟6&$/(
6((6+((7&0$7&+/,1(6((6+((7&0$7&+/,1(ǢǻNJrrǻNƻərōrŗǻǢǻNJrrǻNƻərǻɳƻDÝŷ˚NJrǻrŗǻÝŷŗDǢÝŗǻɳƻǻNJǢËrŗNĵŷǢȕNJrǻɳƻPage 345 of 466
^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟǢǢǢǢǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^ǢǢǢǢǢǢǢǢǢǢɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢǢǢǢǢǢɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟ<<<<®ɟ<®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟǢ^ɟɟǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣɟ®ɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷËŷË^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟǢǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^^^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^ǢǢǢǢǢ<®ɟ®ɟ®ɟ®ɟ®ɟŷËŷŷËŷËŷËŷËËŷËŷËŷËŷËŷËËŷËËËËËËË^^Ǣ^Ǣ^ǢǢ^ǢǢǢ^^ǢǢǢǢ^^^^^^^^^ǢǢ^Ǣ^^^^ǢǢǢ^Ǣ^Ǣ^^^^ǢǢǢ^^^ǢǢǢŷË^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢ^ɟɟ^ɟɟ^ɟɟ^ɟɟǢ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^Ǣ^ǢǢǢǢǢǢǢ^ɟ^ɟ^ɟ^ɟ^ɟ^ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟ®ɟǢǢǢǢǢ<<<®ɟ®ɟ®ɟǢ^Ǣ<^ŷËŷËËŷËŷËǢǢǢ^ǢǢ^ǢǢ^Ǣ^^ǢǢ^ǢǢǢ^Ǣ^Ǣ^Ǣ^Ǣ^^^^^^^^^^^^^^ǢǢǢǢ^^^^^^^^^ǢǢǢǢǢǢǢǢǢǢǢǢǢǢ^ɟǢ^Ǣ^Ǣ®ɟ^ɟǢ^Ǣ^Ǣ®ɟ^ɟ^ɟ^ɟ^ɟǢǢ^Ǣ^Ǣ^^Ǣ^Ǣ^ǢǢ®ɟǢǢ˟̛ˡˤˡˠˤʳˠˠ˟̛ˤ˟ˡˠˤʳˤ˥˟̛˦ˤˡˠ˥ʳ˟˟ˠ̛˟˟ˡˠ˥ʳˣˤˠ̛ˡˤˡˠ˥ʳ˨˟ˠ̛ˤ˟ˡˠ˦ʳˢˤˠ̛˦ˤˡˠ˦ʳˢ˦ˡ̛˟˟ˡˠ˦ʳˣ˟ˡ̛ˡˤˡˠ˦ʳˡ˥ˡ̛ˤ˟ˡˠ˦ʳˠˡˡ̛˦ˤˡˠ˥ʳ˨˦ˢ̛˟˟ˡˠ˥ʳ˦ˤˢ̛ˡˤˡˠ˥ʳˣˣˢ̛ˤ˟ˡˠ˦ʳ˟ˢˢ̛˦ˤˡˠ˦ʳˤˠˣ̛˟˟ˡˠ˦ʳ˦ˣˣ̛ˡˤˡˠ˦ʳ˨˥˟̛˟˟ˡˠ˥ʳˣ˟˟̛ˡˤˡˠ˥ʳˠˤ˟̛ˤ˟ˡˠˤʳ˨˟˟̛˦ˤˡˠˤʳ˥ˤˠ̛˟˟ˡˠˤʳˣ˟ˠ̛ˡˤˡˠˤʳˤˡˠ̛ˤ˟ˡˠˤʳ˥ˤˠ̛˦ˤˡˠˤʳ˦˦ˡ̛˟˟ˡˠˤʳ˨˟ˡ̛ˡˤˡˠ˥ʳ˟ˡˡ̛ˤ˟ˡˠ˥ʳˠˣˡ̛˦ˤˡˠ˥ʳˡ˦ˢ̛˟˟ˡˠ˥ʳˢ˨ˢ̛ˡˤˡˠ˥ʳˤˡˢ̛ˤ˟ˡˠ˥ʳ˥ˣˢ̛˦ˤˡˠ˥ʳ˦˦ƻNˡ̛ˤˡʳˢˣƻǻˡ̛˨˦ʳ˧˨ˠ̛˥˧ʳ˥ˤˡˠˣʳˣ˟˟̛˟˟ˡˠ˥ʳ˨˟˟̛ˡˤˡˠ˥ʳˠˤ˟̛ˤ˟ˡˠˤʳˣ˟˟̛˦ˤˡˠˤʳˠ˨ˠ̛˟˟ˡˠˣʳ˨˧ˠ̛ˡˤˡˠˣʳ˦˦ˠ̛ˤ˟ˡˠˣʳˤ˥ˠ̛˥˧ʳ˥ˤˡˠˡʳ˨˟˟̛˟˟ˡˠˤʳ˨˟˟̛ˡˤˡˠˣʳ˥ˤ˟̛ˤ˟ˡˠˢʳˣ˟˟̛˦ˤˡˠˢʳˡ˨ˠ̛˟˟ˡˠˢʳˠ˨ˠ̛ˡˤˡˠˢʳ˟˧ˠ̛ˤ˟ˡˠˡʳ˨˧ˠ̛˥˧ʳ˥˥ˡˠˡʳˣ˟˟̛˟˟ˡˠˤʳ˧˟˟̛ˡˤˡˠˣʳ˥˟˟̛ˤ˟ˡˠˢʳˣ˟˟̛˦ˤˡˠˢʳˠ˨ˠ̛˟˟ˡˠˡʳ˨˧ˠ̛ˡˤˡˠˡʳ˦˦ˠ̛ˤ˟ˡˠˡʳˤ˥ˠ̛˦˦ʳ˨ˣˡˠˡʳˣ˟˟̛˟˟ˡˠ˥ʳˡ˟˟̛ˡˤˡˠˣʳ˧˟˟̛ˤ˟ˡˠˢʳˣ˟˟̛˦ˤˡˠˢʳˡ˟ˠ̛˟˟ˡˠˢʳ˟ˠˠ̛ˡˤˡˠˡʳ˧ˠˠ̛ˤ˟ˡˠˡʳ˥ˡˠ̛˦ˤˡˠˡʳˣˡˠ̛ˣ˦ʳ˨ˡˡˠ˧ʳ˨˟˟̛˟˟ˡˠ˦ʳ˨˟˟̛ˡˤˡˠ˧ʳˠˤ˟̛ˤ˟ˡˠ˧ʳˣ˟˟̛˦ˤˡˠ˧ʳˤˢˠ̛˟˟ˡˠ˧ʳ˥˥ˠ̛ˡˤˡˠ˧ʳ˦˧˟̛˟˟ˡˠˤʳ˨˟˟̛ˡˤˡˠ˥ʳˡˠ˟̛ˤ˟ˡˠ˥ʳˣˤ˟̛˦ˤˡˠ˥ʳˤ˧ˠ̛˟˟ˡˠ˥ʳ˦˟̛˟˟ˣ̛ˡˤˣ̛ˤ˟ˡˠˤʳ˟ˢˣ̛˦ˤˡˠˣʳ˥˧ˤ̛˟˟ˡˠˣʳˢˡˤ̛ˡˤˡˠˢʳ˨˥ˤ̛ˤ˟ˡˠˢʳ˥˟ˤ̛˦ˤˡˠˢʳˡˤ˥̛˟˟ˡˠˡʳ˧˨˥̛ˡˤˡˠˡʳˤˢ˥̛ˤ˟ˡˠˡʳˡˠ˥̛˦ˤˡˠˠʳ˨˦˦̛˟˟ˡˠˠʳ˧˟˦̛ˡˤˡˠˠʳ˦ˠ˦̛ˤ˟ˡˠˠʳ˥˨˦̛˦ˤˡˠˠʳ˦ˤ˧̛˟˟ˡˠˠʳ˧˨˧̛ˡˤˡˠˡʳˠ˟˧̛ˤ˟ˡˠˡʳˢˤ˧̛˦ˤˡˠˡʳ˥˟˨̛˟˟ˡˠˡʳ˧ˤ˨̛ˡˤˡˠˢʳˠ˟˨̛ˤ˟ˡˠˢʳˢˤƻN˧̛ˤ˧ʳ˧ˢƻǻ
ˡˠ̛˟˟ˡˠ̛ˤ˟ˡˡ̛˟˟ˡˡ̛ˤ˟ˡˢ̛˟˟ˡˢ̛ˤ˟ˡˣ̛˟˟ˡˣ̛ˤ˟ˡˤ̛˟˟ˡˤ̛ˤ˟ˡ˥̛˟˟ˡ˥̛ˤ˟ɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟɟˤ˟˂ˢ˟˂ˡ˦˂ˤ˦˂)))) )) )))) )) )) )) )) ))))ˠ˧˂ˡ˥˂ˠˢ˂ˠˢ˂ˡ˥˂ˠ˧˂ˠ˧˂ˡ˥˂ˡˣ˂ˡˣ˂ˡˣ˂ˡ˥˂ˠ˧˂ˡ˥ˡˣ˂ˡ˥˂ˡˣ˂ˡˠˣʳ˥˥®Ǣˡˠˡʳ˦˦®ĵʹˡˡ˟ʳ˟ʺµNJʹˡˠ˥ʳ˟ʺµNJʹˡˠˤʳ˟ʺ®Ǣ)))))))) )))) )) )) )) )) )) )) )) )) )))))))))) )) )) )) )))) )))) )))) )))) )))))))))))))))))))))) )) )) )) )) )) )) )) )) )) )))) )))) ))))))))))))))))))))))))))))))))))))))&2857
&2857
&2857
&2857
%
675((7
%
675((7&2857
&2857
ǢǢōËˡˠ˥ʳ˟NJÝōˡˠˡʳ˦ˤÝŗəǢǢōËˡˠ˥ʳˢNJÝōˡˠˠʳˤˤÝŗəÝŗˡˠˠʳˣˤÝŗəŷȕǻ':66':66':6666':66:˥˂˥˂
˥˂˥˂ʹˢˢʺ˚ǢN˚ˢˤ˟˟ǢǻŷNJōǻrNËNËōDrNJǢǻɳƻ˨˂ǻɳƻ ˠ˧˂ˠˡ˂ˠˡ˂˧˂˥˂ˠˡ˂ƻǻËNŷŗ®ŷNJōǻŷrɭÝǢǻÝŗµƻərˠˠˠ˟ˠˡˠˢˡˠˣʳˣNJÝō
ˡ˟˨ʳ˥ˤÝŗəÝŗ
ˡ˟˨ʳˤˤÝŗəŷ
ȕǻ ǢǢōËˡˠ˦ʳˢNJÝōˡˠ˟ʳ˧˟ÝŗəÝŗˡˠ˟ʳ˦˟Ýŗəŷȕǻ):):):):66':):::
$
675((7rə
$
675((7':):):):):):':':':':666666666666):):):':':':666666$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(51257+81,213$&,),&55%8//2&./1ˡ˟ ˠ˟ ˟ ˡ˟ ˣ˟6&$/(
6((6+((7&0$7&+/,1(ǻDĵrǻŷƻNNJŷǢǢÝŗµǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗǢËrrǻN˚˧NŷŗNNȕNJDˀµȕǻǻrNJǻɳƻǢÝ^rɟĵħǻɳƻ^ŷōrǢǻÝNɟǻrNJǻɳƻǢŗÝǻNJɳǢrɟrNJǻɳƻǢǻŷNJō^NJÝŗǻɳƻ727+(1257+2)7+(2$63&,7<2:16/$1'81'(5:(67(51)((72)%8//2&./$1(NOTE: ALTERNATIVE ROUTE FOR PROJECT SEWER IS TO CONNECT AT EXISTING CITY SSMH IN ROUNDABOUT.Page 346 of 466
ȕŗÝǻ®®ˤ˦˂ˤ˟˂NJÝĵNJŷ^NJˀɟˤ˟˂NJNJNJˀɟˠˡ˂ˠˡ˂ɟĵħƻNJħÝŗµĵŗr ĵŗrNĵNJNJǻNJNħǢ®ĵʹrʺǢɟĵrNJˀɟNJˀɟNĵNJˀɟˡ̇ˡ̇ˠʳˤ̇NŷŗNNȕNJD˓µȕǻǻrNJǻɳƻŗŷµNJ^ÝŗµƻNJŷƻŷǢr^ÝŗNJÝĵNJŷ^NJݵËǻ˚ŷ®˚ɟɳNƻərNJˀɟNJˀɟNĵ˥˟˂ˤ˂˦˂˥˂ˠˡ˂ˠˡ˂˥˂˦˂ˤ˂ɟĵħɟĵħDÝħr DÝħrĵŗr ĵŗrNŷŗNǢÝ^rɟĵħȕŗÝǻ®®NƻərǢǻNJrrǻÝōƻNJŷərōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗʹǢrƻNJǻrƻrNJōÝǻʺNŷŗNNȕNJD˓µȕǻǻrNJǻɳƻˡ̇ˡ̇NŷŗNǢÝ^rɟĵħˠʳˤ̇ˡʲˠ˥˂˧˂ˠ˂ˡ˦˂ŷ®®rNJŷ®^r^ÝNǻÝŷŗˢ˟˂ʹrʺNJˀɟˢ˂ˠˡ˂ˢ˂ˠʳˤ̇ƻǻËˢ˟˂ŷ®®rNJˢ˟˂ƻĵƻĵNĵNĵ®®̠ˡˡˢʳ˨˟ ®®̠ˡˡˢʳ˨˟®®̠ˡˡˢʳˣ˟ ®®̠ˡˡˢʳˣ˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟ ®®̠ˡˡˡʳ˨˟ƻĵƻĵ6321=$3/
&
675((7/27/27ƻĵƻĵƻĵƻĵNĵNĵNĵ%8//2&./1/27/27/27
%
675((7
%
675((7®®̠ˡˠˢʳˣ˟®®̠ˡˠ˥ʳ˨˟®®̠ˡˠ˨ʳ˨˟®®̠ˡˡ˟ʳ˨˟ƻĵƻĵNĵƻĵƻĵƻĵNĵNĵNĵ/27/27/27/27 5$1&++286(5'
&
675((7&2857
&2857
®®̠ˡˡˡʳ˨˟®®̠ˡˡˣʳˣ˟ ®®̠ˡˡˣʳˣ˟®®̠ˡˡˤʳ˨˟®®̠ˡˡ˦ʳˣ˟®®̠ˡˡ˧ʳ˨˟®®̠ˡˡ˨ʳˣ˟®®̠ˡˢ˟ʳ˨˟®®̠ˡˢˡʳˣ˟®®̠ˡˢˢʳ˨˟®®̠ˡˢˣʳˣ˟ˣˡ˚ˣˣ˂ˠ˧˂ˡˣ˚ˡ˥˂ˠˡ˚ˠˢ˂ˠˡ˚ˠˢ˂ƻNJħÝŗµNĵNŷŗNǢÝ^rɟĵħǢǢËŷɟŗƻrNJƻĵŗǻɳƻˡ˂ɟÝ^rNŷŗNNJŷĵĵr^NȕNJDǻɳƻ˥˃NŷŗNNȕNJDˠʳˤ̇ˡ̇ˡ̇ˠ˟˚ˠˠ˂ˠ˟˚ˠˠ˂NƻərNƻərŷNJƻŷNJŷȕǢƻərNJˡ˂ɟÝ^rNŷŗNNJŷĵĵr^NȕNJDǻɳƻNƻərNĵNJˀɟNJˀɟˤ˨˂˦˂˥˂ˠ˧˂˥˂ˣ˂ɟĵħɟĵħˠ˧˂˧˂ˠ˟˂ˠ˟˂˧˂ƻNJħÝŗµĵŗrƻNJħÝŗµĵŗrNŷŗNɟĵħǻɳƻ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(57<3,&$/216,7(675((76(&7,21%8//2&./$1(7<3,&$/6(&7,215$1&++286(52$'7<3,&$/6(&7,216,7(6(&7,21$$6,7(6(&7,21$$ &217 6,7(6(&7,21%%+25=6&$/( 9(576&$/(
+25=6&$/( 9(576&$/(
52//('&85%'(7$,/6321=$3/$&( /27 7<3,&$/6(&7,21675((7:,7+3$5.,1*7<3,&$/6(&7,21Page 347 of 466
ˡˠˤˡˡ˟ˡˠˠˡˠˠˡˠˡˡˠˡˡˠˢˡˠˢˡˠˣˡˠˣˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠ
ˡˡˡˡˡˢˡˡˣ
ˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣ
ˡˢ˥ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˠ˟ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˦ˡˢ˦ˡˠ˟ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤ
ˡˠˠ
ˡˠˡ
ˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˧ˡˢ˧ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡˡˠˢˡˠˣ
ˡˠ˥
ˡˠ˦
ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˧ˡˢ˧ˡˢ˨ˡˢ˨ˡˢ˨ˡˠˤˡˡ˟ˡˡˤˡˢ˟
ˡˢˤˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦
ˡˡ˟
ˡˡˤ
ˡˢ˟ˡˢˤˡˣ˟ˡˣ˟ˡˣ˟ˡˣ˟ˡˣ˟ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧
ˡˡ˨
ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˨ˡˢ˧ˡˣ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠˠˡˠˠˡˠˡˡˠˡˡˠˢˡˠˢˡˠˣˡˠ˟ˡ˟˧ˡ˟˧ˡ˟˨ˡ˟˨ˡˠ˟ˡ˟˧ˡ˟˧
ˡ˟˨
ˡ˟˨ˡˠ˟ˡ˟˨ˡ˟˨ˡˠˡˡˠˢˡˠˣˡˠˣŷËŷËŷËŷËŷËŷËŷË
NJə
ˡˡˡˡˡˡˡˡˡˡˡˡ˟˟ˡ˟ˡ˟˟ˡ˟ˡ˟˟ˡ˟˟ˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˠˡˠˡˠˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˠˡˠˡˡˡˡˡˡˠˤˤˠˤˤˠˤˠˤˠˤˠˠˤˠˤˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˠ˥ˡˠˡˠ˥ˠˡˠˡˠˡˠˡˠˡˠˡˠˡˠˡˡˡˡ˥˥ˡˠ˥ˡˠ˥ˡˠˡˠˡˠ˥ˡˠ˥ˡˠˡˠˡˠ˦ˡˠˡˠˡˠˡˡˡˡˠ˦ˡˠ˦ˠˡˠˠˡˡˡˠ˦ˡˠˡˠˡˡˡˡˠ˧˧ˠ˧ˡˠ˧ˡˠˠˡˡ˧˧˧ˡˠ˧˧ˠˠ˧ˠ˧˧ˡˠ˧˧ˠ˧ˠ˧ˡˠˡˠˡˡˡˠˡˠˠˡˠˡˡˠˠ˨˨ˠ˨˨˨ˠ˨ˠˠ˨ˠ˨ˠ˨˨ˠ˨ˠˠˠˠ˨˨ˡˠˠˡˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˡˠˡˡˡˠˠˠˡˠˡˡˡˠˠˠˡˠˠˡˠˠˡˠˠˡˠˡˠˠˠˠˠˠˡˠˠˡˠˠˡˠˠˡˠˡˠˠˠˠˠˡˠˠˡˠˠˡˠˡˠˡˠˡˠˡˠˡˡˠˡˡˡˡˡˡˡˡˡˡˡˡˠˠˡˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˠˡˠˠˠˠˠˠˡˠˡˠˡˡˡˡˡˡˠˠˠˠˠˠˠˠˡˠˡˠˡˡˡˡˡˡˠˡˡˠˡˡˠˡˠˡˡˡˡˡˡˠˡˡˡˡˠˡˡˡˠˡˠˡˠˡˡˠˡˠˡˠˡˠˡˠˡˡˠˡˡˠˡˠˠˡˡˡˠˡˠˡˠˡˡˠˡˡˠˡˠˡˡˡˠˡˡˡˠˡˠˡˠˡˡˠˡˠˠˡˠˠˡˠˡˡˡˡˡˡˡˡˡˡˡˡˡˠˡˠˡˡˠˡˡˠˡˡˡˡˠˡˡˡˠˡˡˠˡˠˡˠˠˠˡˡˠˡˠˡˠˡˡˡˡˡˠˡˡˡˠˡˠˠˡˢˢˢˢˢˢˢˢˢˡˠˢˠˡˡˠˢˢˢˢˢˢˡˠˢˡˠˢˡˠˢˡˠˢˡˠˢˠˢˡˡˡˡˡˡˠˢˡˠˢˠˢˡˠˢˡˡˠˢˡˠˢˠˢˡˠˢˢˠˢˠˢˠˢˠˡˡˠˢˡˠˢˠˢˡˠˢˡˣˠˣˣˠˣˠˣˣˣˣˠˣˠˣˣˣˣˣˠˣˡˠˣˡˠˡˠˡˡˡˡˡˠˣˡˠˡˠˡˠˡˠˣˡˠˣˣˡˠˣˣˣˣˠˣˣˡˠˣˣˡˠˡˠˡˠˣˡˠˡˠˡˠˡˠˣˡˠˣˡˠˡˠˣˡˠˣˡˠˣˡˠˡˣˣˡˠˣˡˠˣˡˠˣˡˠˣˠˣˣˣˡˠˣˠˣˡˠˣˡˠˣˡˠˣˡˠˡˠˣŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂ˤ˟˂ˤ˟˂ˢ˟˂ˠ˟˟˂ŷËŷËŷË
ŷË
ŷËŷËŷËŷËŷË
ŷËŷËŷËŷËŷËŷËŷËŷËŷË
NJŷNħ
ƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡǢĵŷƻrōÝŗǻrŗŗNrrǢrōrŗǻˢˠˀŷNJˀˣ˟˨ǢǻNJrrǻNJݵËǻ˚ŷ®˚ɟɳ^ŷN˞ˠ˦˚ˡˣˢ˟ˤƻȕDĵÝNNJŷ^ˀȕǻÝĵÝǻɳ^ŷN˞˨˟˚ˢ˧ˡ˥˟ˡˡ˂ǢrɟrNJrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˢ˟˥
ʹǻŷDrDŗ^ŷŗr^ʺƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡƻȕDĵÝNǢǻNJrrǻˀȕǻÝĵÝǻÝrǢ^ŷN˞ˠ˦˚ˡˤˠ˨ˡǢǻŷNJō^NJÝŗrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˤˣ˟ǻŷDrDŗ^ŷŗr^ʹrʺƻNJNrĵĵÝŗrǻŷDr^rĵrǻr^^rōŷˀNJrōŷərNJrǢÝ^rŗNrǢ^NJÝərɟɳŗ^ƻƻȕNJǻrŗŗNrǢ^rōŷˀNJrōŷərŷȕǻDȕÝĵ^ÝŗµǢŗ^®rŗNrǢǻɳƻNJrōŷər^ĵĵŷŗǢÝǻrǻNJrrǢǻɳƻ^rōŷˀNJrōŷərNJrǢÝ^rŗNrǢ^NJÝərɟɳŗ^ƻƻȕNJǻrŗŗNrǢ^rōŷˀNJrōŷərƻərōrŗǻƻŷĵr˓ŷərNJËr^ĵÝŗrǢǻŷDrNJrōŷər^ǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻNJrōŷərĵĵŷŗǢÝǻrǻNJrrǢǻɳƻƻNJrǢrNJərˀƻNJŷǻrNǻɟǻrNJĵÝŗr^rōŷˀNJrōŷərǢǻŷNJō^NJÝŗ^rōŷˀNJrōŷərǢǻŷNJō^NJÝŗƻŷĵr˓ŷərNJËr^ĵÝŗrǢǻŷDrNJrōŷər^Dŗ^ŷŗµǢǢrNJəÝNrDŗ^ŷŗɟǻrNJǢrNJəÝNr^rōŷˀNJrōŷər®rŗNrǻɳƻ^rōŷˀNJrōŷər®rŗNrǻɳƻ^rōŷˀNJrōŷər®rŗNrǻɳƻDŗ^ŷŗɟǻrNJǢrNJəÝNrNJrōŷərrĵrNǻNJÝNǢrNJəÝNr˟˥˃ǻNJrrˡƻ˟ˤ˃ǻNJrrˢƻˠˣ˃ǻNJrr˟ˢ˃ǻNJrrˣƻˠ˧˃ǻNJrrˡˣ˃ǻNJrrˠˡ˃ǻNJrr˟˧˃ƻÝŗrˢƻˠˣ˃ƻÝŗr˟˧˃ǻNJrrˠ˥˃Ǣǻȕōƻˠ˟˃Ǣǻȕōƻˠ˟˃ǻNJrr˟ˤ˃ǻNJrr˟ˣ˃ǻNJrrˡƻˠ˟˃ǻNJrrˠ˥˃ǻNJrr˟˥˃ǻNJrrˠˡ˃ǻNJrrˠˣ˃ǻNJrrˠ˥˃ǻNJrrˠˡ˃ǻNJrrˠˣ˃ĵŷˠ˟˃ĵŷˠ˟˃ǻNJrrˡƻˠ˥˃ǻNJrrˠˣ˃ǻNJrr˟˧˃ǻNJrrˠˣ˃ǻNJrr˟˧˃ǻNJrr$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(51257+ˣ˟ ˡ˟ ˟ ˣ˟ ˧˟6&$/(
%8//2&./18355Ǣŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠ127( $//(;,67,1*216,7(75((6$5(72%(5(029('727+(1257+2)7+(2$63&,7<2:16/$1'81'(5:(67(51)((72)%8//2&./$1(Page 348 of 466
ŷËŷËŷËŷËŷËŷË
NJə$31
6321=$3/
$
675((7
%
675((7
%
675((7
%
675((7
&
675((7&2857
&2857
&2857
&2857
&2857
&
675((7
&
675((7&2857
&2857
&2857
&2857
&2857
&2857
$
675((70%0%0%0%0%0%(9(9
ŗˢˡ̨˟ˠ˂ˢ˟˃ɟˣ˥ˡʳˣ˥˂ŗˤ˦̨ˤˤ˂ˡˢ˃rˠ˟ˡ˧ʳ˧˟˂Ǣˢˠ̨ˤ˥˂ˠˠ˃rˡˢˠʳˤˣ˂ŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂Ǣˤ˦̨ˤ˥˂ˣˤ˃ɟˠ˟ˡ˧ʳˣˠ˂ˣˤˠ˟ʳˤˡ˥ʳˤˣˡ˧ʳˤˣˤ¯ǼDȖǣ^sǣÞ¶ŘəsÌÞOĶsŷɚsNjĶĶĵsضǼÌ ˣˤʳ˟˟˟¯ǼŷɚsNjĶĶɟÞ_ǼÌ ˧ʳˤ˟˟¯ǼŷɚsNjĶĶDŸ_ɴËsÞ¶ÌǼ ˠ˟ʳˡˡ˧¯ǼōÞŘDŸ_ɴµNjŸȖŘ_NĶsNjŘOs ˠʳˠˤ˧¯ǼǻNjOĨɟÞ_ǼÌ ˧ʳˤ˟˟¯ǼĵŸOĨ˚ǼŸ˚ĶŸOĨǼÞŎs ˥ʳ˟˟ǣōɮǢǼssNjÞضضĶsʹəÞNjǼȖĶʺ ˣˣʳˢ˟̨$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW6(37(0%(51257+ˣ˟ ˡ˟ ˟ ˣ˟ ˧˟6&$/(
81,213$&,),&55%8//2&./1127( ),5(/$1(3267,1*,65(48,5(':+(5(52$':$<6$5(/(667+$1)((7,1:,'7+Page 349 of 466
Page 350 of 466
Page 351 of 466
Page 352 of 466
Page 353 of 466
Page 354 of 466
Page 355 of 466
Page 356 of 466
Page 357 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$675((76&(1(%81*$/2:&/867(5 6LWH3ODQ176$$$$$$6WUHHW6FHQH6WUHHW6FHQHPage 358 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5Page 359 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5Page 360 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5Page 361 of 466
)5217(/(9$7,21)DFLQJ&RXUW\DUG/()7(/(9$7,215($5(/(9$7,215,*+7(/(9$7,21)DFLQJ6WUHHW6FDOH
33*DUDJH33*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO
/HYHO/HYHO&$/,)251,$0,66,210$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( '(&25$7,9(7,/(6 :528*+7,521 '(&25$7,9(*$%/((1''(7$,/ %5,&.9(1((53ODQ3ODQ3ODQ3ODQ3ODQ3ODQ3ODQ3
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 362 of 466
)5217(/(9$7,21)DFLQJ&RXUW\DUG/()7(/(9$7,215($5(/(9$7,215,*+7(/(9$7,21)DFLQJ6WUHHW3ODQ3ODQ3ODQ3ODQ3ODQ33*DUDJH33*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO&$/,)251,$0,66,210$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( '(&25$7,9(7,/(6 :528*+7,521 '(&25$7,9(*$%/((1''(7$,/ %5,&.9(1((53
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 363 of 466
)5217(/(9$7,21)DFLQJ&RXUW\DUG/()7(/(9$7,215($5(/(9$7,215,*+7(/(9$7,21)DFLQJ6WUHHW3ODQ3ODQ3ODQ3ODQ3ODQ33*DUDJH33*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO0,66,215$1&+0$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( &(0(17,7,2866,',1* '(&25$7,9(&25%(/6 %5,&.9(1((5 :22'5$,/,1*3
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$160,66,215$1&+ 6&+(0( Page 364 of 466
5,*+7(/(9$7,21)DFLQJ6WUHHW/()7(/(9$7,215($5(/(9$7,21)5217(/(9$7,21)DFLQJ&RXUW\DUG33*DUDJH33*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO0,66,215$1&+0$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( &(0(17,7,2866,',1* '(&25$7,9(&25%(/6 %5,&.9(1((5 :22'5$,/,1*3
3ODQ3ODQ3ODQ3ODQ3ODQ3ODQ3ODQ
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$160,66,215$1&+ 6&+(0( Page 365 of 466
/()7(/(9$7,215($5(/(9$7,215,*+7(/(9$7,213ODQ3ODQ3ODQ3ODQ3ODQ333*DUDJH3*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO&$/,)251,$0,66,210$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( '(&25$7,9(7,/(6 :528*+7,521 '(&25$7,9(*$%/((1''(7$,/ %5,&.9(1((53
)5217(/(9$7,21)DFLQJ&RXUW\DUG
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 366 of 466
/()7(/(9$7,215($5(/(9$7,215,*+7(/(9$7,21333*DUDJH3*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO&$/,)251,$0,66,210$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( '(&25$7,9(7,/(6 :528*+7,521 '(&25$7,9(*$%/((1''(7$,/ %5,&.9(1((533ODQ3ODQ3ODQ3ODQ3ODQ
)5217(/(9$7,21)DFLQJ&RXUW\DUG
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 367 of 466
)5217(/(9$7,21)DFLQJ&RXUW\DUG/()7(/(9$7,215($5(/(9$7,215,*+7(/(9$7,213ODQ3ODQ3ODQ3ODQ3ODQ333*DUDJH3*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO0,66,215$1&+0$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( &(0(17,7,2866,',1* '(&25$7,9(&25%(/6 %5,&.9(1((5 :22'5$,/,1*3
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$160,66,215$1&+ 6&+(0( Page 368 of 466
/()7(/(9$7,215($5(/(9$7,215,*+7(/(9$7,213ODQ3ODQ3ODQ3ODQ3ODQ333*DUDJH3*DUDJH3*DUDJH333%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO0,66,215$1&+0$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( &(0(17,7,2866,',1* '(&25$7,9(&25%(/6 %5,&.9(1((5 :22'5$,/,1*3
)5217(/(9$7,21IDFLQJ&RXUWU\DUG
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$160,66,215$1&+ 6&+(0( Page 369 of 466
5,*+7(/(9$7,21)DFLQJ6WUHHW5($5(/(9$7,21/()7(/(9$7,21)5217(/(9$7,21)DFLQJ&RXUW\DUG3333*DUDJH3*DUDJH%XQJDORZ&OXVWHU33/HYHO%XQJDORZ&OXVWHU33/HYHO&$/,)251,$0,66,210$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( '(&25$7,9(7,/(6 :528*+7,521 '(&25$7,9(*$%/((1''(7$,/ %5,&.9(1((53ODQ3ODQ
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 370 of 466
33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO3
33&$/,)251,$0,66,210$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( '(&25$7,9(7,/(6 :528*+7,521 '(&25$7,9(*$%/((1''(7$,/ %5,&.9(1((5
/()7(/(9$7,215($5(/(9$7,213ODQ3ODQ3ODQ5,*+7(/(9$7,213ODQ3ODQ)5217(/(9$7,21)DFLQJ&RXUW\DUG
/HYHO/HYHO3ODQ3ODQ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$ %81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 371 of 466
33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO3
33&$/,)251,$0,66,210$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( '(&25$7,9(7,/(6 :528*+7,521 '(&25$7,9(*$%/((1''(7$,/ %5,&.9(1((5
/()7(/(9$7,215($5(/(9$7,213ODQ3ODQ3ODQ3ODQ3ODQ)5217(/(9$7,21)DFLQJ&RXUW\DUG
/HYHO/HYHO3ODQ3ODQ%XQJDORZ&OXVWHU333/HYHO$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 372 of 466
33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO3
330,66,215$1&+0$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( &(0(17,7,2866,',1* '(&25$7,9(&25%(/6 %5,&.9(1((5 :22'5$,/,1*
/()7(/(9$7,215($5(/(9$7,213ODQ3ODQ3ODQ3ODQ3ODQ)5217(/(9$7,21)DFLQJ&RXUW\DUG
/HYHO/HYHO3ODQ3ODQ%XQJDORZ&OXVWHU333/HYHO$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 373 of 466
33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO3
330,66,215$1&+0$7(5,$//,67 &21&5(7(
6
7,/(522) 678&&2),1,6+ 678&&229(5)2$075,0 '(&25$7,9(6+877(56 6(&7,21$/*$5$*('225 /,*+7),;785( &(0(17,7,2866,',1* '(&25$7,9(&25%(/6 %5,&.9(1((5 :22'5$,/,1*
/()7(/(9$7,215($5(/(9$7,213ODQ3ODQ3ODQ3ODQ3ODQ)5217(/(9$7,21IDFLQJ&RXUWU\DUG
/HYHO/HYHO3ODQ3ODQ%XQJDORZ&OXVWHU333/HYHO$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$%81*$/2:(/(9$7,2163/$16&$/,)251,$0,66,21 6&+(0( Page 374 of 466
6HFRQG)ORRU 64)73ODQ%HG%DWK1HW64)764)73ULYDWH2SHQ6SDFH
/DX.LWFKHQ:,&0%DWK30%HGURRP
[
/LQ*UHDW5RRP
[
%DOFRQ\
[
64)78S3ODQ*DUDJH
[
64)7)LUVW)ORRU64)7'Q$$81,73/$16%81*$/2: $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 375 of 466
6HFRQG)ORRU64)7)LUVW)ORRU 64)73ODQ%HG%DWK1HW64)7 64)73ULYDWH2SHQ6SDFH
:,&0DVWHU%DWK%DWK/LQHQ%HGURRP
[
3ODQ*DUDJH
[
%HGURRP
[
0%HGURRP
[
/LQHQ3ZGU/DX'LQLQJ
[
/LYLQJ
[
3%DOFRQ\
[
64)7'Q8S.LWFKHQ/LQHQ2SWLRQDO'XDO0DVWHU6XLWH0%HGURRP
[
:,&0DVWHU%DWK3RUFK$$81,73/$16%81*$/2: $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 376 of 466
6HFRQG)ORRU64)7)LUVW)ORRU 64)73ODQ%HG%DWK1HW64)7/LYLQJ
[
/DX:,&0DVWHU%DWK%DWK/LQHQ.LWFKHQ3DQWU\%HGURRP
[
%HGURRP
[
%HGURRP
[
0%HGURRP
[
'LQLQJ
[
8S'Q%DWK/LQHQ&RDW3ULYDWH2SHQ6SDFH9DULHV6((/$1'6&$3(3/$16)25',0(16,2163ULYDWH2SHQ6SDFH9DULHV$GMDFHQW3ODQ$$81,73/$16%81*$/2: $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 377 of 466
/LYLQJ
[
6HFRQG)ORRU64)7)LUVW)ORRU 64)73ODQ%HG%DWK1HW64)7
/DX.LWFKHQ:,&3ZGU0DVWHU%DWK0DVWHU%DWK/LQ3&RDW:,&:,&0%HGURRP
[
%HGURRP
[
0%HGURRP
[
%HGURRP
[
%DWK/LQ'LQLQJ
[
'Q8S3RUFK3ULYDWH2SHQ6SDFH9DULHV$GMDFHQW3ODQ6((/$1'6&$3(3/$16)25',0(16,216$$81,73/$16%81*$/2: $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 378 of 466
3ODQ%HG%DWK 1HW64)7
)LUVW)ORRU 64)76HFRQG)ORRU 64)70%HGURRP
[
%HGURRP
[
%HGURRP
[
0DVWHU%DWK%DWK:,&:,&/DX/LYLQJ
[
'LQLQJ
[
.LWFKHQ33ZGU0%HGURRP
[
0DVWHU%DWK&RDW/LQ/LQHQ'Q8S3RUFK3ULYDWH2SHQ6SDFH9DULHV$GMDFHQW3ODQ6((/$1'6&$3(3/$16)25',0(16,216$$81,73/$16%81*$/2: $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 379 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $%675((76&(1(/,9(:25.1766LWH3ODQ176$%Page 380 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $%3(563(&7,9(/,9(:25.Page 381 of 466
)URQW(OHYDWLRQ
0D[LPXP
/HIW(OHYDWLRQ5HDU(OHYDWLRQ5LJKW(OHYDWLRQ 678&&2 678&&275,0 &(0(17,7,2866,',1* &(0(17,7,28675,0 6721(9(1((5 :22'&2/801 :22'5$,/,1* $/80,1806725()5217 '(&25$7,9(&25%(/ '(&25$7,9(287/22.(5 :22'$:1,1* 67((/$:1,1* *$5$*('225 /,*+7),;785( 3276+(/)0$7(5,$//,67$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $%(/(9$7,216/,9(:25. Page 382 of 466
6HFRQG)ORRU)LUVW)ORRU7KLUG)ORRU
3F3F3F3E3E3E3D3D3D3E3E3E3D3D3D3E3E3E3D3D3D3E3E3E(OHF&DELQHW/RZ9ROWDJH)LUH5LVHU$%%8,/',1*3/$16/,9(:25. $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 383 of 466
6HFRQG)ORRU64)7)LUVW)ORRU64)73ODQD%HG%DWK1HW64)7 64)73ULYDWH2SHQ6SDFH/DX.LWFKHQ:,&0DVWHU%DWK3%HGURRP
[
/LQ*UHDW5RRP
[
%DOFRQ\
[
64)78S
7KLUG)ORRU64)7%HGURRP
[
0%HGURRP
[
%DWK'Q8S3ZGU3ZGU5HWDLO
[
64)7*DUDJH
[
64)7)$8/LQ'Q$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $%%8,/',1*3/$16/,9(:25. Page 384 of 466
6HFRQG)ORRU64)7)LUVW)ORRU64)73ODQE%HG%DWK 1HW64)764)73ULYDWH2SHQ6SDFH.LWFKHQ:,&0DVWHU%DWK3%HGURRP
[
/LQ*UHDW5RRP
[
%DOFRQ\
[
64)78S
7KLUG)ORRU64)7%HGURRP
[
0%HGURRP
[
'Q8S3ZGU3ZGU5HWDLO
[
64)7*DUDJH
[
64)7/DX%DWK)$8/LQ'Q$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $%%8,/',1*3/$16/,9(:25. Page 385 of 466
6HFRQG)ORRU 64)7)LUVW)ORRU64)73ODQF%HG%DWK1HW64)764)73ULYDWH2SHQ6SDFH.LWFKHQ:,&0DVWHU%DWK3%HGURRP
[
/LQ*UHDW5RRP
[
%DOFRQ\
[
64)78S
7KLUG)ORRU64)7%HGURRP
[
0%HGURRP
[
'Q8S3ZGU3ZGU5HWDLO
[
64)7*DUDJH
[
64)7/DX%DWK)$8/LQ(OHF/RZ9ROW(OHF
'Q)LUH5LVHU$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $%%8,/',1*3/$16/,9(:25. Page 386 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&3(563(&7,9(322/5(&5($7,21Page 387 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&3(563(&7,9($3$570(176Page 388 of 466
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&3(563(&7,9($3$570(176Page 389 of 466
5HDU(OHYDWLRQ)URQW(OHYDWLRQ/HIW(OHYDWLRQ5LJKW(OHYDWLRQ5HDU(OHYDWLRQ)URQW(OHYDWLRQ/HIW(OHYDWLRQ5LJKW(OHYDWLRQ
2IILFH
[
:RPHQ
V5HVWURRPP0HQ
V5HVWURRP3RRO(TXLSPHQW%LF\FOH6KRZHUV3RRO%XLOGLQJ 64)75HFUHDWLRQ%XLOGLQJ64)7/HDVLQJ
[
)LWQHVV
[
$FWLYLW\
[
6WRUDJH8WLOLW\5HVWURRPPPPP(QWU\3RUWLFR
678&&2678&&229(5)2$075,0'(&25$7,9(:528*+7,521*$5$*('225/,*+7),;785('(&25$7,9(7,/(&21&5(7(67,/(522) %$<:,1'2: 9,1</:,1'2: ),1,$/ '(&25$7,9(.,&.(5 %5,&.9(1((50$7(5,$//,67$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&3/$16$1'(/(9$7,216322/5(&5($7,21Page 390 of 466
)URQW(OHYDWLRQ/HIW(OHYDWLRQ5HDU(OHYDWLRQ5LJKW(OHYDWLRQ 678&&2 678&&229(5)2$075,0 0(7$/5$,/,1* '(&25$7,9(:528*+7,521 *$5$*('225 /,*+7),;785( '(&25$7,9(7,/( 6+877(56 &21&5(7(67,/(522) %$<:,1'2: 9,1</:,1'2: :22'$:1,1* '(&25$7,9(0(7$/$:1,1* :22'&25%(/ %5,&.9(1((5 325&+ */$666281':$//0$7(5,$//,67
0D[LPXP$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&(/(9$7,216%8,/',1*$$3$570(176&+(0( Page 391 of 466
)URQW(OHYDWLRQ
0D[LPXP 678&&2 678&&229(5)2$075,0 0(7$/5$,/,1* '(&25$7,9(:528*+7,521 *$5$*('225 /,*+7),;785( '(&25$7,9(7,/( 6+877(56 &21&5(7(67,/(522) %$<:,1'2: 9,1</:,1'2: :22'$:1,1* '(&25$7,9(0(7$/$:1,1* :22'&25%(/ %5,&.9(1((5 325&+ */$666281':$//0$7(5,$//,67
%DOFRQ\6HFWLRQDW*ODVV6RXQG:DOO6FDOH
*ODVV6RXQG:DOO0HWDO5DLOLQJ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&(/(9$7,216%8,/',1*$$3$570(176&+(0($7/276 Page 392 of 466
)URQW(OHYDWLRQ
0D[LPXP
/HIW(OHYDWLRQ5HDU(OHYDWLRQ5LJKW(OHYDWLRQ 678&&2 678&&229(5)2$075,0 0(7$/5$,/,1* '(&25$7,9(:528*+7,521 *$5$*('225 /,*+7),;785( '(&25$7,9(7,/( 6+877(56 &21&5(7(67,/(522) %$<:,1'2: 9,1</:,1'2: :22'$:1,1* '(&25$7,9(0(7$/$:1,1* :22'&25%(/ %5,&.9(1((5 325&+ */$666281':$//0$7(5,$//,67%XLOGLQJ%%XLOGLQJ%$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&(/(9$7,216$3$570(176&+(0( Page 393 of 466
)URQW(OHYDWLRQ
0D[LPXP/HIW(OHYDWLRQ5HDU(OHYDWLRQ5LJKW(OHYDWLRQ 678&&2 678&&229(5)2$075,0 0(7$/5$,/,1* '(&25$7,9(:528*+7,521 *$5$*('225 /,*+7),;785( '(&25$7,9(7,/( 6+877(56 &21&5(7(67,/(522) %$<:,1'2: 9,1</:,1'2: :22'$:1,1* '(&25$7,9(0(7$/$:1,1* :22'&25%(/ %5,&.9(1((5 325&+ */$666281':$//0$7(5,$//,67%XLOGLQJ%;DWORWV%XLOGLQJ%;DWORWV
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $&(/(9$7,216$3$570(176&+(0( Page 394 of 466
***%XLOGLQJ$64)7
33333333333333)LUVW)ORRU64)76HFRQG)ORRU*URVV64)77KLUG)ORRU*URVV64)7)LUH5LVHU(OHF&DELQHW/RZ9ROWDJH$&%8,/',1*3/$16$3$570(17 $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 395 of 466
******)LUVW)ORRU64)7
33333333333333333333333333336HFRQG)ORRU *URVV64)77KLUG)ORRU *URVV64)7%XLOGLQJ% 64)73RUFKRQ%XLOGLQJ%;DWORWV(OHF&DELQHW/RZ9ROWDJH)LUH5LVHU$&%8,/',1*3/$16$3$570(17 $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 396 of 466
6HFRQG)ORRU64)73ODQ%HG%DWK 1HW64)764)73ULYDWH2SHQ6SDFH
7KLUG)ORRU64)7)LUVW)ORRU64)7
:,&0DVWHU%DWK0%HGURRP
[
/DX3.LWFKHQ*DUDJH
[
64)7833DWLR
[
64)78S'Q*UHDW5RRP
[
$&81,73/$16$3$570(17 $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 397 of 466
6HFRQG)ORRU64)73ODQ%HG%DWK1HW64)764)73ULYDWH2SHQ6SDFH)LUVW)ORRU64)7
:,&0DVWHU%DWK*UHDW5RRP
[
0%HGURRP
[
/DX3*DUDJH
[
64)73DWLR
[
64)78S'Q.LWFKHQ$&81,73/$16$3$570(17 $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 398 of 466
/LQ
6HFRQG)ORRU64)73ODQ%HG%DWK1HW64)764)73ULYDWH2SHQ6SDFH7KLUG)ORRU64)7)LUVW)ORRU64)7
:,&0DVWHU%DWK%DWK3ZGU%HGURRP
[
*UHDW5RRP
[
0%HGURRP
[
/DX3.LWFKHQ*DUDJH
[
64)7'Q3DWLR
[
64)78S8S'Q(96($&81,73/$16$3$570(17 $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 399 of 466
:,&0DVWHU%DWK%DWK3ZGU%HGURRP
[
*UHDW5RRP
[
%HGURRP
[
0%HGURRP
[
/DX3.LWFKHQ*DUDJH
[
64)7%DOFRQ\
[
64)7'Q8S6HFRQG)ORRU64)73ODQ%HG%DWK1HW64)764)73ULYDWH2SHQ6SDFH7KLUG)ORRU64)7)LUVW)ORRU64)7
%DWK:,&'Q8S(OHF&DELQHW(96(/LQ
/LQ/RZ9ROWDJH$&81,73/$16$3$570(17 $UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ Page 400 of 466
$&$/,)251,$0,66,21'(7$,/6$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ ,URQZRUNDQG7LOH,URQZRUNDW*DEOH(QG&ROXPQ&KLPQH\7LOH:LQGRZ6XUURXQG,URQ5DLOLQJLQ$UFKHG2SHQLQJ*DUDJH'RRU'HFRUDWLYH6KXWWHUV(DYH&ROXPQVDW%DOFRQ\5HFHVVHG:LQGRZZLWK+HDGHU7LOH5HFHVVHG:LQGRZ :LQJZDOO$UFKHG%ULFN6XUURXQG6RIILW6FDOORSPage 401 of 466
$0,66,215$1&+'(7$,/6$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ 'RXEOH&ROXPQ6LQJOH&ROXPQZLWK'LDJRQDO.LFNHU%ULFN:LQGRZ7ULP*DUDJH'RRU:RRG5DLOLQJDQG2SHQLQJ*DEOH(QG'HWDLOZLWK6LGLQJ%D\:LQGRZ)LEHU&HPHQW6LGLQJ)URQW'RRU(QWU\5HFHVVHG:LQGRZZLWK6KXWWHUV5HFHVVHG:LQGRZPage 402 of 466
$)$50+286('(7$,/6$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*16(37(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ :RRG5DLOLQJRQ:UDSDURXQG3RUFK*DEOH(QG'HWDLOZLWK6LGLQJ7UHOOLVRYHU%DOFRQ\)LEHU&HPHQW6LGLQJDQG6WDQGLQJ6HDP5RRI%UDFHLQ*DEOH(QG(QWU\'RRUV3RW6KHOYHV*DUDJH'RRU:LQGRZ7ULP6WRUHIURQWZLWK5HFHVVHG6LJQDJHRQ6WRQH 6WRUHIURQWZLWK,%HDP6LJQDJHPage 403 of 466
%XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ 6$1/8,62%,632&$ %XOORFN5DQFK0$7(5,$/%2$5'$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP$BRICK VENEERSUMMIT BRICK - 850-5 NUTMEGSTUCCO 2 - SW 6037 SIDING - SW 7016 TRIM - SW 9171STUCCO 1 - SW 7568ACCENT 2 - SW 6529ACCENT 1 - SW 6452ACCENT 3 - SW 7045 WINDOW FRAME - TANACCENT 4 - SW 7740ACCENT 4 - SW 6167STUCCO 2 - SW 6045STUCCO 1 - SW 7757 ACCENT 1 - SW 0017 ACCENT 2 - SW 9071 ACCENT 3 - SW 7054WINDOW FRAME - BRONZETILE - TIERRA Y FUEGO 6X6 POINT LOMA SANTA BARBARACALIFORNIA MISSION (APARTMENTS & BUNGALOWS) - SCHEME 1ACCENT 4 - SW 6174WROUGHT IRON-SW 7069ROOF - EAGLE CAPISTRANO 8830WINDOW FRAME - BRONZECALIFORNIA MISSION (APARTMENTS & BUNGALOWS) - SCHEME 2TILE - TIERRA Y FUEGO 6X6 RASARIO SANTA BARBARASTUCCO 1 - SW 7529ACCENT 1 - SW 7614ACCENT 3 - SW 6173SIDING - SW 7018 TRIM - SW 7046 ACCENT 2 - SW 6054BRICK VENEERSUMMIT BRICK - ESPRESSOMISSION RANCH (BUNGALOWS) - SCHEME 2WINDOW FRAME - TAN ROOF - EAGLE MALIBU 2530ROOF - EAGLE CAPISTRANO 8820MISSION RANCH (BUNGALOWS) - SCHEME 1ROOF - EAGLE MALIBU 2702STUCCO 2 - SW 7671STUCCO 1 - SW 9173 ACCENT 1 - SW 7601 ACCENT 2 - SW 6062 ACCENT 3 - SW 2851 ACCENT 4 - SW 6174WROUGHT IRON-SW 7069STUCCO 2 - SW 6546BRICK VENEERSUMMIT BRICK - COUNTRY CLUBBRICK VENEERSUMMIT BRICK - ALAMEDAPage 404 of 466
%XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ 6$1/8,62%,632&$ %XOORFN5DQFK0$7(5,$/%2$5'$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP$STUCCO 1 - SW 7102ROOF - EAGLE 4697ACCENT 1 - SW 6515SIDING 1 - SW 6087 SIDING 2 - SW 6241 SIDING 3 - SW 6163ACCENT 2 - SW 6081 WINDOW FRAME - WHITEFARMHOUSE (LIVE WORK)SIDING 4 - SW 7006TRIM - SW 7006METAL - SW 7069ACCENT 3 - SW 6004 ACCENT 4 - SW 7047STONE VENEERCREATIVE MINES SPLIT MODULAR GRAYPEARLMETAL ROOF - BERRIDGE ZINC GREYPage 405 of 466
Page 406 of 466
Signage Program
1
Bullock Ranch Tentative Tract 3136
Allowed Commercial Signage at Mixed Used Building facing Ranch House Road and Recreation Building
at western terminus of private Sponza extension
The following regulations shall govern allowed signage types and locations on the above referenced building.
General:
The project includes a sign program as required by Section 15.40.485 of the Municipal Code. The purpose of this
sign program is to provide for project specific designs and sign accommodations that are compatible and
appropriate signage which is compatible with the building design and site layout.
Allowed Locations are as follows:
18” H by 6’ L 18” H by 6’ L 18” H by 6’ L
18” H by 8’ L
18” H by 12’ L
Page 407 of 466
2
Signage Program
Allowed Types:
This sign program includes a total of 11 signs. Table 1 breaks down the sign type, quantity, and size of each
sign as shown on building elevations. Signage would be allowed on metal awnings over the door or on the wall
for each live/work, commercial space and the recreation building. Wall signs can be made from wood, metal, or
plastic. Wall signs may be painted on the wall or on a board that is attached to the wall. Signs may be
illuminated externally or internally consistent with Municipal Code Section 15.40.430.
Table 1
Residential Monument Sign
The following design shown below shall govern the allowed one (1) residential monument sign for the project
site. Sign materials include stucco, terra cotta, decorative spanish tile and lazer-cut lettering.
Page 408 of 466
GENERAL LEGENDGENERAL LEGENDOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHSSSSS215
215220220235231232233234225230232262272282292312322332341 OF 620210190 BULL0CK RANCHNOT FORCONSTRUCTIONTRACT 3136BULLOCK RANCH3580 BULLOCK LANE, SAN LUIS OBISPO, CA 9340100 20' 40'20'SCALE: 1" = BULLOCK LANESTA 2+00 - 5+25CONTINUATION LINE - STA 5+25SEE SHEET 2CONTINUATION LINE - STA 5+25SEE SHEET 2INITIAL OFFSITEIMPROVEMENTSEXHIBITPage 409 of 466
GENERAL LEGENDGENERAL LEGENDOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS2202182192212212212212212222232 OF 620210190 BULL0CK RANCHNOT FORCONSTRUCTIONTRACT 3136BULLOCK RANCH3580 BULLOCK LANE, SAN LUIS OBISPO, CA 9340100 20' 40'20'SCALE: 1" = BULLOCK LANESTA 5+25 - 10+75SEE SHEET 1CONTINUATION LINE - STA 5+25SEE SHEET 1CONTINUATION LINE - STA 5+25CONTINUATION LINE - STA 10+75SEE SHEET 3CONTINUATION LINE - STA 10+75SEE SHEET 3INITIAL OFFSITEIMPROVEMENTSEXHIBITPage 410 of 466
GENERAL LEGENDGENERAL LEGENDOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS215211212213214
2162002052102178Station3 OF 620210190 BULL0CK RANCHNOT FORCONSTRUCTIONTRACT 3136BULLOCK RANCH3580 BULLOCK LANE, SAN LUIS OBISPO, CA 9340100 20' 40'20'SCALE: 1" = BULLOCK LANESTA 10+75 - 16+25SEE SHEET 2CONTINUATION LINE - STA 10+75SEE SHEET 2CONTINUATION LINE - STA 10+75CONTINUATION LINE - STA 16+25SEE SHEET 4CONTINUATION LINE - STA 16+25SEE SHEET 4INITIAL OFFSITEIMPROVEMENTSEXHIBITPage 411 of 466
4OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHARVSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS213214213214215214214OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHGENERAL LEGENDGENERAL LEGEND20210190 BULL0CK RANCHNOT FORCONSTRUCTIONTRACT 3136BULLOCK RANCH3580 BULLOCK LANE, SAN LUIS OBISPO, CA 9340100 20' 40'20'SCALE: 1" = BULLOCK LANESTA 16+25 - 21+75SEE SHEET 3CONTINUATION LINE - STA 16+25SEE SHEET 3CONTINUATION LINE - STA 16+25CONTINUATION LINE - STA 21+75SEE SHEET 5CONTINUATION LINE - STA 21+75SEE SHEET 54 OF 6INITIAL OFFSITEIMPROVEMENTSEXHIBITPage 412 of 466
GENERAL LEGENDGENERAL LEGENDOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH21121221321121221321421021021021020820820920920210190 BULL0CK RANCHNOT FORCONSTRUCTIONTRACT 3136BULLOCK RANCH3580 BULLOCK LANE, SAN LUIS OBISPO, CA 9340100 20' 40'20'SCALE: 1" = BULLOCK LANESTA 21+75 - 26+50SEE SHEET 4CONTINUATION LINE - STA 21+75SEE SHEET 4CONTINUATION LINE - STA 21+755 OF 6INITIAL OFFSITEIMPROVEMENTSEXHIBITPage 413 of 466
GENERAL LEGENDGENERAL LEGENDOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH235234230235229231232233234OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH235234230235229231232233234OOHOHOHOHOHOHOHOHOHOHOHOHOHDEMOLITION LEGEND6 OF 620210190 BULL0CK RANCHNOT FORCONSTRUCTIONTRACT 3136BULLOCK RANCH3580 BULLOCK LANE, SAN LUIS OBISPO, CA 93401INITIAL OFFSITEIMPROVEMENTSEXHIBIT00 10' 20'10'SCALE: 1" = 00 10' 20'10'SCALE: 1" = ORCUTT AND BULLOCK - DEMOLITION PLANORCUTT AND BULLOCK - GRADING PLAN DETAIL00 20' 40'20'SCALE: 1" = SLO FIRE TRUCK TURNING DETAILPage 414 of 466
BULLOCK RANCH LIGHTING PLAN
Page 415 of 466
Townhome and recreational area lighting fixtures and locations
Page 416 of 466
Center bungalow lighting fixtures and locations
Page 417 of 466
Eastside lighting fixtures and locations
Page 418 of 466
Attachment K
Project Modifications in Response to Planning Commission Direction
Proposed Tot Lot:
Page 419 of 466
Proposed Balcony Reconfiguration:
Original Balcony Configuration (typical):
Proposed Balcony Reconfiguration (typical):
Page 420 of 466
Page 421 of 466
Page 422 of 466
MEMORANDUM
To: Rachel Cohen, Associate Planner, City of San Luis Obispo
cc: John Rickenbach, Contract Planner, City of San Luis Obispo
From: Brandi Cummings, SWCA
Date: January 19, 2021
Re: Response to SLOAPCD Comments on the Bullock Ranch ISMND
This memorandum is provided in response to the San Luis Obispo Air Pollution Control District’s
(SLOAPCD’s) comment letter regarding the Bullock Ranch Initial Study/Mitigated Negative Declaration
(ISMND; SCH #2020110448) dated December 28, 2020.
SLOAPCD Comment No. 1 (General Comments)
Health Risk from nearby Locomotives
While the SLOACPD supports infill development, development adjacent to sources where mobile sources
produce diesel particulate matter can present health risks to residents. The initial study states that the
proposed project would be located approximately 94 feet from a railroad. Future residents living in the
proposed residential units would be exposed to diesel particulate matter from locomotives traveling on the
railroad. Diesel particulate matter has been classified by the state as a toxic air contaminant and a
carcinogen.
Recognizing the public disclosure role of CEQA, the ACPD recommends that the lead agency estimate
and disclose potential health risks from the railroad to the future residents for informational purposes. The
SLOAPCD also recognizes that the lead agency has authority to require mitigation measures for projects
to protect public health and safety.
Should it be determined that mitigation of health impacts from this toxic emission source is necessary, the
most effective measure is to locate the sensitive receptors (residential units) as far as feasible from the
toxic source (the railroad), which will directly reduce cancer risk. Please note that implementing strategies
such as air filtration systems, sound walls, and vegetation barriers have not been proven to be as effective
as moving a sensitive receptor farther from the toxic source.
Response: The City recognizes potential air quality implications associated with the nearby railroad
operations. However, the proposed project would not exacerbate existing potentially hazardous conditions
associated with exposure to toxic emissions associated with railroad operations. It should also be noted
that while the western property boundary is located approximately 94 feet from the railroad, actual
development within the project would be increasingly distanced from the railroad moving east across the
Page 423 of 466
Response to SLOAPCD Comments on the Bullock Ranch ISMND
2
site, to approximately 1,100 feet at the eastern property boundary. In accordance with California Building
Industry Association v. Bay Area Quality Management District (2015), further analysis potential health
risks associated with the nearby railroad is not required.
SLOAPCD Comment No. 2 (Air Quality)
Construction Phase Impacts – Below Thresholds
Based on the initial study emission estimates using the most recent CalEEMod computer model, the
construction phase would not exceed the SLOAPCD’s construction phase thresholds identified in Table
2-1 of the CEQA Air Quality Handbook (April 2012). The initial study stated four construction mitigation
measures in Section 3 – Air Quality. These measures include the SLOAPCD’s language for standard
control measures for construction equipment (AQ-1) expanded dust control measures (AQ-2), idling near
sensitive receptors (AQ-3), and proper demolition of asbestos containing material, proper abatement of
lead-based coated structures, & naturally occurring asbestos on-site (AQ-4). These measures are
consistent with the SLOAPCD’s analysis of the proposed project and the SLOAPCD supports the
inclusion of these measures in the conditions of approval for the construction phase to reduce construction
emissions further below SLOAPCD threshold levels.
Operational Phase Impacts - Below Threshold
Based on the initial study operational phase emission estimates using the most recent CalEEMod
computer model, the operational phase air quality impacts from criteria air pollutants would likely be less
than the SLOAPCD’s significance threshold values identified in Table 3-2 of the CEQA Air Quality
Handbook (April 2012). Therefore, SLOAPCD is not requiring criteria pollutant operational phase
mitigation measures for this project.
Response: Comments noted.
SLOAPCD Comment No. 3 (Greenhouse Gases)
The applicable GHG thresholds in the CEQA Air Quality Handbook (April 2012) are not valid for
projects with horizons beyond 2020. The project’s Air Quality & Greenhouse Gas Impact Assessment
appears to provide a 2030 project-specific threshold from statewide data. The SLOAPCD recommends
the derivation of this threshold also be provided. It is not clear to the SLOAPCD whether the concerns
identified in the Golden Door Properties case about using statewide metrics for local projects are
addressed in the assessment. Ultimately, the City as the lead agency may make project specific GHG
threshold determinations. The assessment also provides a consistency analysis with the applicable City
Climate Action Plan at the time the project application was deemed complete by the City.
Response: The following provides a discussion of the methodology used for development of the project-
specific GHG significance threshold used for this project and the project’s applicability to relevant case
law related to the use of GHG significance thresholds. Worksheets used for quantification of the project-
specific GHG significance threshold are attached.
GHG Significance Thresholds Methodology
At the time during which the analysis was being prepared, the City of San Luis Obispo’s current Climate
Action Plan had not yet been adopted. The City’s previously prepared plan was based on a target year of
2020. Therefore, the analysis did not rely on consistency with the city’s Climate Action Plan. The
SLOAPCD bright-line and efficiency thresholds were, likewise, based on achieving target year 2020
Page 424 of 466
Response to SLOAPCD Comments on the Bullock Ranch ISMND
3
GHG reductions and do not account for the more stringent 2030 GHG emissions reduction target set forth
by SB 32. Therefore, the SLOAPCD bright-line and efficiency thresholds were, likewise, not deemed
appropriate for evaluating the Project’s GHG emissions. As a result, the analysis developed a project-
specific, locally-appropriate efficiency threshold to determine the significance of the Project’s GHG
emissions. A locally-appropriate 2030 project-specific threshold was derived from CARB’s
recommendations in the 2017 Climate Change Scoping Plan.
The project-specific efficiency threshold was calculated by dividing statewide GHG emissions for locally-
appropriate emission sectors by the sum of statewide jobs and residents. In accordance with case law
(e.g., Center for Biological Diversity v. California Department of Fish and Wildlife and Golden Door
Properties, LLC v. County of San Diego/Sierra Club, LLC v. County of San Diego), the 2030 statewide
inventory target was modified to establish a locally-appropriate, project-specific threshold consistent with
the SB 32 target. Emission sectors that would not be impacted by the proposed project were excluded
from the efficiency calculation. Emission sources and sectors determined to not be locally appropriate
and, therefore, excluded from the efficiency-threshold calculation included Cap-and-Trade reductions, as
well as, emissions associated with industrial and agricultural sources, including the following:
•oil, gas, and hydrogen production
•refineries
•general fuel use
•mining operations
•Enteric fermentation
•crop residue burning
•manure management
Locally-appropriate emissions inventory was then divided by the statewide population to derive a locally-
appropriate, project-specific efficiency threshold for both opening year and future year 2030 operational
conditions.
The 2030 GHG emissions reduction target established by SB 32 is considered an interim target toward
meeting the 2045 state goal. As a result, the project’s consistency with the project-specific efficiency
threshold for year 2030, would also be considered as contributing to substantial progress toward meeting
the state’s long-term, post-year 2030 GHG-reduction goals.
Summary of Relevant Case Law & Project Applicability
Relevant Case Law:
Center for Biological Diversity v. California Department of Fish and Wildlife (Case No. 217763).
This case related to the proposed development of the Newhall Ranch multi-use development project in
northwestern Los Angeles County. In this case, the Court found that the project did not include
substantial evidence to support the use of the business-as-usual GHG threshold of significance for
determination of a less-than-significant project impact. The Court did not, however, preclude a lead
agency from using a business-as-usual GHG threshold. The Court offered potential methods for
establishing the necessary link between project-level GHG emission reductions and statewide GHG
emission reduction goals, including assessing the project’s consistency with regulatory GHG-reduction
programs adopted by state agencies. The Court also found that a lead agency may rely on numerical and
efficiency-based thresholds of significance for GHG emissions, if supported by substantial evidence.
Page 425 of 466
Response to SLOAPCD Comments on the Bullock Ranch ISMND
4
Golden Door Properties, LLC v. County of San Diego/Sierra Club, LLC v. County of San Diego (Case
No. 072406)
In it’s decision, the California Court of Appeal affirmed a trial court judgement that barred San Diego
County from using a 2016 guidance document on climate change analysis for project reviews under the
California Environmental Quality Act (CEQA). Specifically, the ruling barred the County of San Diego
from using the GHG threshold of significance of 4.9 MT of CO2e/year/service population (SP). The
CEQA guidance document, including the GHG threshold of significance, was determined to violate
CEQA because it was not adopted formally by ordinance, rule, resolution, or regulation through a public
review process. The Court also found that the County did not provide substantial evidence to support
reliance on the GHG threshold. The determination, however, did not preclude lead agencies from
development of project-specific GHG thresholds.
Project Applicability:
In Golden Door Properties, LLC v. County of San Diego/Sierra Club, LLC v. County of San Diego (Case
No. 072406), the court ruled that the County of San Diego’s threshold violated CEQA given that it was
not formally adopted by ordinance, rule, resolution or regulation through a public review process and was
not based on substantial evidence. However, this case related to thresholds identified in a County-wide
CEQA guidance document. The threshold was intended to be applied generally to all projects for which
the County was lead agency, was not project specific, and did not take into account future year GHG
reduction targets (e.g., SB32 year 2030 reduction target). A threshold of significance for general use (as
opposed to a project-specific threshold) “is subject to CEQA public adoption guidelines.” (Save Cuyama
Valley v. County of Santa Barbara (2013) 213 Cal.App.4th 1059, 1068.) Thus, the court’s decision was
not necessarily to preclude lead agencies from developing and applying project-specific thresholds,
including those based on statewide data, but rather that the threshold developed by the County should
have undergone CEQA review and should have been supported by substantial evidence.
As noted above, the GHG-efficiency threshold developed for this project is a project-specific threshold
based on an evaluation of locally-appropriate emission sectors. Contrary to the GHG threshold in question
in Golden Door Properties, LLC v. County of San Diego/Sierra Club, LLC v. County of San Diego (Case
No. 072406), the project-specific thresholds used for this project are not intended to represent thresholds
that are to be applied for all projects undergoing CEQA review for which the City is the lead agency. It is
also important to note that in the Newhall case, the court noted that a numeric threshold approach may be
appropriate for determining significance of a project’s GHG emissions/impacts, and emphasized the
consideration of an efficiency metric for development of a project-specific GHG threshold. The threshold
used for this project is consistent with this approach. It is also important to note that AEP’s Final White
Paper Beyond Newhall and 2020: A Field Guide to New CEQA Greenhouse Gas Thresholds and Climate
Action Plan Targets for California (October 2016) includes recommended methodologies for
development of project-specific GHG thresholds, including the use of statewide data. In this document the
AEP Climate Change Committee recommended development of a project-specific GHG threshold
utilizing the state’s locally-appropriate land use sector emissions inventory and state forecasts for
population and employment. The project-specific threshold developed for this project is based on and
consistent with this approach and reflective of the state’s future year 2030 GHG-reduction target. The
GHG threshold used for this project is a project-specific threshold and is not representative of a City-
recommended GHG threshold to be used for all projects for with the City is the lead agency.
Page 426 of 466
Orcutt Area Specific Plan , San Luis Obispo, California
Create a community that embraces the goals of the Orcutt Specific Plan including:•Design a community which encourages walking, biking, and social interaction•Design a community which is land efficient and affordable by design •Design the homes and the site plan to reduce the visibility of cars and garages •Design housing typologies which are diverse by type, size, and use •Design a unique village in three architectural styles which are distinct but complementary •Design and install approximately ½ mile of bike path between Tiburon Way and Orcutt Road.
CommunityFocal PointWalkable, Bikeable, Interconnected CommunityCreate a central Spine “Main Street”Applicant Installed Class I Bike Path Along Bullock Ln to Orcutt RdExisting Class II Bike Path Along Ranch House Road
PRIOR CURRENT
NEIGHBORHOOD GATHERING SPACE WITH TOT LOT SPACE ADDED
The following are additional reference slides to be used to assist in answering specific commission questions
CENTRAL RECREATION AREA
CENTRAL RECREATION AREA
NEIGHBORHOOD GATHERING SPACE
NEIGHBORHOOD GATHERING SPACE
NEIGHBORHOOD GATHERING SPACE
NEIGHBORHOOD GATHERING SPACE
PERVIOUS PAVERS FOR LOW IMPACT DEVELOPMENT45,000 SF of Pervious Pavers
Legend1 Story2 Story3 StoryFARMHOUSE STYLE THREE STORY LIVE/WORKAmbient Bullock Ranch
Legend1 Story2 Story3 StoryTWO STORY PRODUCTBullock RanchBungalowsAmbientTownhouses
Legend1 Story2 Story3 StoryTHREE STORY MISSION STYLE PRODUCTBullock RanchTownhomesPSHHCTiburon Place
2134
PRIORCURRENT
PRIORCURRENT
APPLICANT SUGGESTS THIS BE BUYER OPTIONCALIFORNIA MISSION STYLEMISSION RANCH STYLEAdded Awnings Options
CorbelsDecorative Shutters Tile WindowSurroundIronwork at Gable Recessed Window with headerTrellis Window DetailWrong Iron Deck RailingDeck Brick detailEaveBrick Entryway with Column Ironwork and Tile Fiber Cement Window Tile WindowSurround Chimney
Front Elevation8'-1"9'-1"35'-0"Maximum9'-1"Left ElevationRear ElevationRight Elevation1. STUCCO2. STUCCO TRIM3. CEMENTITIOUS SIDING4. CEMENTITIOUS TRIM5. STONEVENEER6. WOODCOLUMN7. WOOD RAILING8. ALUMINUMSTOREFRONT9. DECORATIVE CORBEL10. DECORATIVE OUTLOOKER11. WOODAWNING12. STEELAWNING13. GARAGEDOOR14. LIGHTFIXTURE15. POT SHELFMATERIALLIST
Wood Railing on Wrap around PorchGable End Detail with SidingTrellis over BalconyFiber Cement Siding and Standing Seam RoofBrace in Gable EndEntry DoorsPot ShelvesGarage DoorWindowTrimStorefront with Recessed Signage on Stone Storefront with I-Beam Signage
18” H by 6’ L18” H by 6’ L18” H by 6’ L18” H by 8’ L18” H by 12’ LThis sign program includes: 9 wall signs. Table 1 breaks down the sign type, quantity, and size of each sign as shown on building elevation. Signage would be allowed on metal awnings over the door or on the wall for each live/work and commercial space. Signs can be made from wood, metal, or plastic. Wall signs may be painted on the wall or on a board that is attached to the wall. Signs may be illuminated externally or internally consistent with Municipal Code Section 15.40.430.
ADDITIONAL INFORMATION IN RESPONSE TO AND STAFF COMMENTS
ADDITIONAL SITEPLAN INFORMATION
EV Charging LocationsGuest Bike Parking
ADDITIONAL PRODUCT INFORMATION
Building Area CalculationsUnit Plan #Apartment 1 32 930 SF 29,760 SF 7,936 SF 1,216 SF 38 SFApartment 2 32 733 SF 23,456 SF 7,936 SF 1,216 SF 38 SFApartment 3 16 1,352 SF 21,632 SF 7,856 SF 1,152 SF 72 SFApartment 4 16 1,839 SF 29,424 SF 7,856 SF 1,664 SF 104 SFApartments Total 96SF104,272 SF31,584 SF5,248 SFBungalow 1 5 749 SF 3,745 SF 1,035 SF 185 SF 37 SFBungalow 2 26 1,412 SF 36,712 SF 10,608 SF4,732 SF 182 SFBungalow 3 32 1,600 SF 51,200 SF 13,088 SF15,200 SF475 SFBungalow 4 12 1,753 SF 21,036 SF 4,896 SF 4,668 SF 389 SFBungalow 5 13 1,901 SF 24,713 SF 5,304 SF 4,602 SF 354 SFBungalow Total 88SF137,406 SF34,931 SF29,387 SFLive Work 1a 3 2,050 SF 6,150 SF 1,329 SF 417 SF 139 SFLive Work 1b 4 2,152 SF 8,608 SF 1,772 SF 544 SF 136 SFLive Work 1c 1 2,329 SF 2,329 SF 443 SF 352 SF 352 SFLive Work Total 8SF17,087 SF3,544 SF1,313 SFSite Total 192SF258,765 SF70,059 SF35,948 SFGross Area Garage Area Private O.S. P.O.S./UnitUnit
BRICK VENEERSUMMIT BRICK - 850-5NUTMEGSTUCCO 2 - SW 6037 SIDING - SW 7016 TRIM - SW 9171STUCCO 1 - SW 7568ACCENT 2 - SW 6529ACCENT 1 - SW 6452ACCENT 3 - SW 7045 WINDOW FRAME - TANACCENT 4 - SW 7740ACCENT 4 - SW 6167STUCCO 2 - SW 6045STUCCO 1 - SW 7757 ACCENT 1 - SW 0017 ACCENT 2 - SW 9071 ACCENT 3 - SW 7054WINDOW FRAME - BRONZETILE - TIERRA Y FUEGO6X6 POINT LOMA SANTA BARBARACALIFORNIA MISSION (APARTMENTS & BUNGALOWS) - SCHEME 1ACCENT 4 - SW 6174WROUGHT IRON-SW 7069ROOF - EAGLE CAPISTRANO 8830WINDOW FRAME - BRONZECALIFORNIA MISSION (APARTMENTS & BUNGALOWS) - SCHEME 2TILE - TIERRA Y FUEGO6X6 RASARIO SANTA BARBARASTUCCO 1 - SW 7529ACCENT 1 - SW 7614ACCENT 3 - SW 6173SIDING - SW 7018 TRIM - SW 7046 ACCENT 2 - SW 6054BRICK VENEER SUMMIT BRICK - ESPRESSOMISSION RANCH (BUNGALOWS) - SCHEME 2WINDOW FRAME - TAN ROOF - EAGLE MALIBU 2530ROOF - EAGLE CAPISTRANO 8820MISSION RANCH (BUNGALOWS) - SCHEME 1ROOF - EAGLE MALIBU 2702STUCCO 2 - SW 7671STUCCO 1 - SW 9173 ACCENT 1 - SW 7601 ACCENT 2 - SW 6062 ACCENT 3 - SW 2851 ACCENT 4 - SW 6174WROUGHT IRON-SW 7069STUCCO 2 - SW 6546BRICK VENEERSUMMIT BRICK - COUNTRY CLUBBRICK VENEER SUMMIT BRICK - ALAMEDA
STUCCO 1 - SW 7102ROOF - EAGLE 4697ACCENT 1 - SW 6515SIDING 1 - SW 6087 SIDING 2 - SW 6241 SIDING 3 - SW 6163ACCENT 2 - SW 6081 WINDOW FRAME -WHITEFARMHOUSE (LIVEWORK)SIDING 4 - SW 7006TRIM - SW 7006METAL - SW 7069ACCENT 3 - SW 6004 ACCENT 4 - SW 7047STONE VENEERCREATIVE MINES SPLIT MODULAR GRAYPEARLMETAL ROOF - BERRIDGE ZINC GREY
ADDITIONAL BUNGALOWINFORMATION
FRONT ELEVATION - Facing CourtyardLEFT ELEVATIONREARELEVATIONP3P2GarageP5P5GarageP3GarageP3P2P5Bungalow Cluster P2, P3, P5Level 1Bungalow Cluster P2, P3, P5Level 29'-1"9'-1"±27'-0"Level1Level2CALIFORNIA MISSION MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAM TRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGE DOOR6. LIGHT FIXTURE7. DECORATIVE TILES8. WROUGHT IRON9. DECORATIVE GABLE ENDDETAIL10. BRICK VENEERPlan5Plan3RIGHT ELEVATION - Facing StreetScale1/4"=1'-0"Plan 3Plan2Plan2Plan2Plan5P212'-0"8'-0"9'-0"7'-0"8'-0"9'-0"8'-0"10'-0"12'-0"
FRONT ELEVATION - Facing CourtyardLEFT ELEVATIONREARELEVATIONRIGHT ELEVATION - Facing StreetPlan3Plan5Plan3Plan2Plan2P3P2GarageP5P5GarageP3GarageP3P2P5Bungalow Cluster P2, P3, P5Level 1Bungalow Cluster P2, P3, P5Level 2CALIFORNIA MISSION MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAM TRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGE DOOR6. LIGHT FIXTURE7. DECORATIVE TILES8. WROUGHT IRON9. DECORATIVE GABLE ENDDETAIL10. BRICK VENEERP28'-0"8'-0"9'-0"8'-0"12'-0"10'-0"9'-0"7'-0"12'-0"9'-1"9'-1"±29'-5"Level1Level2Plan2Plan5
FRONT ELEVATION - Facing CourtyardLEFT ELEVATIONREARELEVATIONRIGHT ELEVATION - Facing StreetPlan3Plan5Plan3Plan2Plan2P3P2GarageP5P5GarageP3GarageP3P2P5Bungalow Cluster P2, P3, P5Level 1Bungalow Cluster P2, P3, P5Level 2MISSION RANCH MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAMTRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGEDOOR6. LIGHT FIXTURE7. CEMENTITIOUS SIDING8. DECORATIVE CORBELS9. BRICKVENEER10. WOODRAILINGP28'-0"8'-0"9'-0"7'-0"12'-0"9'-0"8'-0"12'-0"10'-0"9'-1"9'-1"±27'-5"Level1Level2Plan2Plan5
RIGHT ELEVATION - Facing StreetLEFT ELEVATIONREARELEVATIONFRONT ELEVATION - Facing CourtyardP3P2GarageP5P5GarageP3GarageP3P2P5Bungalow Cluster P2, P3, P5Level 1Bungalow Cluster P2, P3, P5Level 2MISSION RANCH MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAMTRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGEDOOR6. LIGHT FIXTURE7. CEMENTITIOUS SIDING8. DECORATIVE CORBELS9. BRICKVENEER10. WOODRAILINGP28'-0"8'-0"9'-0"8'-0"12'-0"10'-0"12'-0"7'-0"9'-0"Plan3Plan5Plan3Plan2Plan29'-1"9'-1"±27'-5"Level1Level2Plan2Plan5
LEFT ELEVATIONREARELEVATIONRIGHT ELEVATIONPlan2Plan4Plan2Plan2Plan3P3P4P2GarageP4GarageP3GarageP3P4P2Bungalow Cluster P2, P3, P4Level 1Bungalow Cluster P2, P3, P4Level 2CALIFORNIA MISSION MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAM TRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGE DOOR6. LIGHT FIXTURE7. DECORATIVE TILES8. WROUGHT IRON9. DECORATIVE GABLE ENDDETAIL10. BRICK VENEERP28'-0"8'-0"9'-0"7'-0"12'-0"10'-0"9'-0"8'-0"12'-0"10'-0"FRONT ELEVATION - Facing Courtyard9'-1"9'-1"±27'-10"Level1Level2Plan4Plan3
LEFT ELEVATIONREARELEVATIONRIGHT ELEVATIONP3P4P2GarageP4GarageP3GarageP3P4P2Bungalow Cluster P2, P3, P4Level 1Bungalow Cluster P2, P3, P4Level 2CALIFORNIA MISSION MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAM TRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGE DOOR6. LIGHT FIXTURE7. DECORATIVE TILES8. WROUGHT IRON9. DECORATIVE GABLE ENDDETAIL10. BRICK VENEERP2Plan2Plan4Plan2Plan2Plan38'-0"8'-0"10'-0"12'-0"8'-0"9'-0"9'-0"7'-0"12'-0"10'-0"FRONT ELEVATION - Facing Courtyard9'-1"9'-1"±27'-5"Level1Level2Plan4Plan3
FRONT ELEVATION - Facing CourtyardLEFT ELEVATIONREARELEVATIONRIGHT ELEVATIONPlan2Plan4Plan2Plan2Plan3P3P4P2GarageP4GarageP3GarageP3P4P2Bungalow Cluster P2, P3, P4Level 1Bungalow Cluster P2, P3, P4Level 2MISSION RANCH MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAMTRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGEDOOR6. LIGHT FIXTURE7. CEMENTITIOUS SIDING8. DECORATIVE CORBELS9. BRICKVENEER10. WOODRAILINGP28'-0"8'-0"10'-0"8'-0"7'-0"9'-0"10'-0"12'-0"8'-0"9'-0"9'-1"9'-1"±27'-5"Level1Level2Plan4Plan3
LEFT ELEVATIONREARELEVATIONRIGHT ELEVATIONPlan2Plan4Plan2Plan2Plan3P3P4P2GarageP4GarageP3GarageP3P4P2Bungalow Cluster P2, P3, P4Level 1Bungalow Cluster P2, P3, P4Level 2MISSION RANCH MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAMTRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGEDOOR6. LIGHT FIXTURE7. CEMENTITIOUS SIDING8. DECORATIVE CORBELS9. BRICKVENEER10. WOODRAILINGP28'-0"8'-0"10'-0"12'-0"8'-0"9'-0"9'-0"7'-0"12'-0"10'-0"FRONT ELEVATION facing Courtyard9'-1"9'-1"±27'-5"Level1Level2Plan3Plan4
RIGHT ELEVATION - Facing StreetREARELEVATIONLEFT ELEVATIONFRONT ELEVATION - Facing CourtyardP5P1P5P1GarageP5GarageBungalow Cluster P1, P5Level 1Bungalow Cluster P1, P5Level 2CALIFORNIA MISSION MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAM TRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGE DOOR6. LIGHT FIXTURE7. DECORATIVE TILES8. WROUGHT IRON9. DECORATIVE GABLE ENDDETAIL10. BRICK VENEERPlan1Plan512'-0"10'-0"12'-0"9'-1"9'-1"±26'-8"Level1Level2Plan1Plan5
P3P2GarageP5GarageP3GarageP3P2Bungalow Cluster P2, P3, P3Level 1Bungalow Cluster P2, P3, P3Level 2P28'-0"9'-0"7'-0"8'-0"9'-0"8'-0"P3P3CALIFORNIA MISSION MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAM TRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGE DOOR6. LIGHT FIXTURE7. DECORATIVE TILES8. WROUGHT IRON9. DECORATIVE GABLE ENDDETAIL10. BRICK VENEER7'-0"8'-0"9'-0"9'-0"LEFT ELEVATIONREARELEVATIONPlan3Plan2Plan2RIGHT ELEVATIONPlan3Plan2FRONT ELEVATION - Facing Courtyard9'-1"9'-1"±27'-10"Level1Level2Plan3Plan3
P3P2GarageP5GarageP3GarageP3P2Bungalow Cluster P2, P3, P3Level 2P28'-0"9'-0"7'-0"8'-0"9'-0"8'-0"P3P3CALIFORNIA MISSION MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAM TRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGE DOOR6. LIGHT FIXTURE7. DECORATIVE TILES8. WROUGHT IRON9. DECORATIVE GABLE ENDDETAIL10. BRICK VENEER7'-0"8'-0"9'-0"9'-0"LEFT ELEVATIONREARELEVATIONPlan3Plan2Plan2Plan3Plan2FRONT ELEVATION - Facing Courtyard9'-1"9'-1"±27'-10"Level1Level2Plan3Plan3Bungalow Cluster P2, P3, P3Level 1
P3P2GarageP5GarageP3GarageP3P2Bungalow Cluster P2, P3, P3Level 2P28'-0"9'-0"7'-0"8'-0"9'-0"8'-0"P3P3MISSION RANCH MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAMTRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGEDOOR6. LIGHT FIXTURE7. CEMENTITIOUS SIDING8. DECORATIVE CORBELS9. BRICKVENEER10. WOODRAILING7'-0"8'-0"9'-0"9'-0"LEFT ELEVATIONREARELEVATIONPlan3Plan2Plan2Plan3Plan2FRONT ELEVATION - Facing Courtyard9'-1"9'-1"±27'-5"Level1Level2Plan3Plan3Bungalow Cluster P2, P3, P3Level 1
P3P2GarageP5GarageP3GarageP3P2Bungalow Cluster P2, P3, P3Level 2P28'-0"9'-0"7'-0"8'-0"9'-0"8'-0"P3P3MISSION RANCH MATERIAL LIST:1. CONCRETE 'S' TILE ROOF2. STUCCO FINISH3. STUCCO OVER FOAMTRIM4. DECORATIVE SHUTTERS5. SECTIONAL GARAGEDOOR6. LIGHT FIXTURE7. CEMENTITIOUS SIDING8. DECORATIVE CORBELS9. BRICKVENEER10. WOODRAILING7'-0"8'-0"9'-0"9'-0"LEFT ELEVATIONREARELEVATIONPlan3Plan2Plan2Plan3Plan2FRONT ELEVATION facing Courtyard9'-1"9'-1"±27'-5"Level1Level2Plan3Plan3Bungalow Cluster P2, P3, P3Level 1
Ironwork and TileIronwork at Gable EndColumnChimneyTile WindowSurroundIron Railing in Arched OpeningGarage DoorDecorative ShuttersEaveColumns at BalconyRecessed Window with HeaderTileRecessedWindow WingwallArched Brick SurroundSoffitScallop
Double ColumnSingle Column with Diagonal KickerBrick WindowTrimGarage DoorWood Railing and OpeningGable End Detail with SidingBay WindowFiber CementSidingFront Door EntryRecessed Window with ShuttersRecessedWindow
ADDITIONAL LIVE/WORKINFORMATION
Second FloorFirst FloorThird Floor170'-4"179'-2"179'-2"45'-0"49'-0"49'-0"P1cP1cP1cP1bP1bP1bP1aP1aP1aP1bP1bP1bP1aP1aP1aP1bP1bP1bP1aP1aP1aP1bP1bP1bFire Riser Low VoltageElec. Cabinet
Site Plan NTSAB1.1
ADDITIONAL TOWNHOMESINFORMATION
Front Elevation1. STUCCO2. STUCCO OVER FOAM TRIM3. METAL RAILING4. DECORATIVE WROUGHT IRON5. GARAGEDOOR6. LIGHTFIXTURE7. DECORATIVE TILE8. SHUTTERS9. CONCRETE S-TILE ROOF10. BAY WINDOW11. VINYLWINDOW12. WOODAWNING13. DECORATIVE METAL AWNING14. WOODCORBEL15. BRICKVENEER16. PORCH17. GLASS SOUND WALLMATERIALLIST9'-1"9'-1"35'-0"Maximum8'-1"Balcony Section at Glass Sound Wall Scale: 1/2"=1'-0"9'-1"6'-0"3'-6"Glass Sound WallMetal Railing
Front Elevation9'-1"9'-1"35'-0"Maximum8'-1"Left ElevationRear ElevationRight ElevationMATERIAL LIST1. STUCCO2. STUCCO OVER FOAM TRIM3. METAL RAILING4. DECORATIVE WROUGHT IRON5. GARAGEDOOR6. LIGHTFIXTURE7. DECORATIVE TILE8. SHUTTERS9. CONCRETE S-TILE ROOF10. BAY WINDOW11. VINYLWINDOW12. WOODAWNING13. DECORATIVE METAL AWNING14. WOODCORBEL15. BRICKVENEER16. PORCH17. GLASS SOUND WALLBuilding BBuilding B
Front ElevationLeft ElevationRear ElevationRight ElevationMATERIAL LIST1. STUCCO2. STUCCO OVER FOAM TRIM3. METAL RAILING4. DECORATIVE WROUGHT IRON5. GARAGEDOOR6. LIGHTFIXTURE7. DECORATIVE TILE8. SHUTTERS9. CONCRETE S-TILE ROOF10. BAY WINDOW11. VINYLWINDOW12. WOODAWNING13. DECORATIVE METAL AWNING14. WOODCORBEL15. BRICKVENEER16. PORCH17. GLASS SOUND WALLBuilding BX at lots 12,13Building BX at lots 12,139'-1"9'-1"35'-0"Maximum8'-1"
Front ElevationLeft ElevationRear ElevationRight ElevationMATERIAL LIST1. STUCCO2. STUCCO OVER FOAM TRIM3. METAL RAILING4. DECORATIVE WROUGHT IRON5. GARAGEDOOR6. LIGHTFIXTURE7. DECORATIVE TILE8. SHUTTERS9. CONCRETE S-TILE ROOF10. BAY WINDOW11. VINYLWINDOW12. WOODAWNING13. DECORATIVE METAL AWNING14. WOODCORBEL15. BRICKVENEER16. PORCH17. GLASS SOUND WALL9'-1"8'-1"9'-1"35'-0"Maximum
G G G
Building A 10,450 SQ. FT.33'-1 1/2"133'-6"29'-1 1/2"125'-6"29'-1 1/2"122'-0"P3P3P3P2P1P4P2P4P1P4P2P1P2P1First Floor 3,744 SQ. FT.Second Floor 3,431 Gross SQ. FT.Third Floor 3,275 Gross SQ. FT.Elec. CabinetLow VoltageFire Riser
GGGGGG First Floor 6,458 SQ. FT.51'-9"129'-0"58'-5"125'-6"58'-5"122'-0"P3P3P3P3P3P3P2P2P1P1P4P4P2P2P4P4P1P1P4P4P2P2P1P1P2P2P1P1Second Floor 6,910 Gross SQ. FT.Third Floor 6,597 Gross SQ. FT.Building B 19,965 SQ. FT.Porch on Building BX at lots 12,13Elec. CabinetLow VoltageFire Riser
ADDITIONAL REC CENTERINFORMATION
Rear ElevationFront ElevationLeft ElevationRight ElevationRear ElevationFront ElevationLeft ElevationRight Elevation±27'-8"14'-1"11'-1"±16'-1"Office10'-4"x10'-10"Women's RestroomMen's RestroomPool EquipmentBicycleShowersPool BuildingRecreationBuildingLeasing22'-10"x15'-1"Fitness20'-0"x21'-7"Activity16'-6"x26'-0"StorageUtilityRestroomEntryPortico49'-7"18'-6"59'-0"49'-0"1. STUCCO2. STUCCO OVER FOAMTRIM3. DECORATIVE WROUGHTIRON4. GARAGEDOOR5. LIGHTFIXTURE6. DECORATIVE TILE7. CONCRETE S-TILE ROOF8. BAY WINDOW9. VINYL WINDOW10. FINIAL11. DECORATIVE KICKER12. BRICK VENEERMATERIALLIST
ADDITIONAL MISCINFORMATION
Trash EnclosuresLighting
Resident EV ChargingGuest Bike Parking Resident Bike Parking With Bullock Ranch having 100% Garages to Residential Units all Resident Bike Parking is intended to occur in Personal GaragesBecause EV Charging in a shared setting is very inconvenient for residents all garages will at a minimum have conduit and a dedicated J-box for a 220V outletGuest EV ChargingEV Charging for guests will be provided in two locations, with two charging connectors at each station to accommodate a total of four onsite. In both locations it will serve a standard and a handicap parking stall, therefore the locations have been strategically located to accomplish this.
End of reference slides
1/12/202213580/3584 Bullock LaneVTTM 3136Bullock Ranch Mixed-Use ProjectJanuary 11, 2022Applicant: Bullock Ranch, LLCRepresentative: Barry EphraimApplication Nos.: ARCH-0489-2019; SBDV-0490-2019; EID-0345-2020Recommendation2Adopt the Draft Resolution (Attachment A):Approving the development plan based on findings and subject to conditions of approval (including allowing live/work units within 50 feet to street, and a sign program);Approving the Vesting Tentative Tract Map (VTTM 3136); Approving the summary abandonment of the 30’ Offer of Dedication for Public Street and Utility Purposes; andAdopting a Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA).12
1/12/20222Project Location within Orcutt Area Specific Plan3Project Site and Location4Project site is 10.93 acres adjacent to Bullock LaneWithin the 231-acre Orcutt Area Specific PlanSite currently supports two vacant homes, a barn, accessory structures, and 56 trees34
1/12/20223Project DescriptionGeneral Plan: Medium-High Density Residential and Community Commercial (under OASP)Zoning: R-3 and CC-MU (Medium-High Density Residential and Community Commercial Mixed Use)Surrounding UsesEast: New residential development; vacant landWest: Bullock Lane and UPRR; industrial beyond the tracksNorth: Two SFR homes; mobile home parkSouth: Soon to be developed townhomes and apartments5Project Description192 residential units88 bungalows (on the east side of the site)96 townhouse apartments (on the west side of the site)7 live/work units (along Ranch House Road)1 unit above a small commercial space in the same complex at the 7 live/work unitsCommercial Space585 SF Commercial UnitCommunity Center facilities1,766 SF community center (w/ fitness center, lease office)Related amenities (pool, landscaped areas, fire pit, shade structure)SubdivisionA common interest, air space phased subdivision that includes easements for shared driveways and parking spacesRoadway and Infrastructure improvementsBullock Lane improvementsBike path extension along Bullock Lane656
1/12/20224Project Architecture and Site Plan7Conceptual Rendering: Live/Work Units878
1/12/20225Conceptual Rendering: Bungalow Clusters9Conceptual Rendering: Townhouse Apartments10910
1/12/20226Affordable Housing Proposal11IHO Requirement7 inclusionary units required per Table 2 and 2A of the Housing Element and Municipal Code.Proposed ProjectProvides 7 inclusionary units:2 low-income units5 moderate-income unitsPrevious Review and DirectionTree Committee – October 26, 2020Architectural Review Commission – December 7, 2020Planning Commission – October 27, 20211211 12
1/12/20227Directional Items: Planning CommissionPC Directional Items:Add family “tot lot” area in appropriate locationExplore feasibility of expanding 4-foot-deep balconies in townhouse apartmentsPC also suggested Bullock Lane could be narrowed to allow a 12-foot bike path instead of 10 feet13Proposed Tot Lot14Add Condition No. 24:Building plansfor the project shall include a tot lot locatedadjacent and east of the NeighborhoodGathering Space identified on Sheet L1 of theproject plans that is a minimum of 650 squarefeet in size and includes play equipment (e.g.slides, climbing apparatus, grassy areas,etc.), and appropriate safety features (e.g.fencing, playground mulch, etc.) to thesatisfaction of the Community DevelopmentDirector.13 14
1/12/20228Proposed Balcony Reconfiguration15Bullock Lane and Bike PathThe applicant has modified plans to accommodate a 12-foot bike path along Bullock Lane.1615 16
1/12/20229Policy ConsistencyOrcutt Area Specific Plan (OASP)Consistent with key OASP policies regarding mixed use, density, connectivity, affordability and live/work unit requirementsProvides 410 parking spaces (399 required); provides 384 bike parking spaces (384 required)Zoning RegulationsConsistent with mixed use, lighting and signage provisionsSubdivision RegulationsConsistent with common open space requirementsAffordable Housing Requirements Consistent with affordability requirements17CEQA DocumentationDraft MND Circulated for 30 days (Nov 24 to Dec 24, 2020)One letter received—from SLOAPCDResponse to SLOAPCD was providedNo revisions to analysis or mitigation measures as a resultDraft MND tiered from OASP Final EIRCertified in 2009Draft MND incorporates appropriate mitigation from the FEIR where applicable1817 18
1/12/202210Recommendation19Adopt the Draft Resolution:Approving the development plan based on findings and subject to conditions of approval (including allowing live/work units within 50 feet to street, and a sign program);Approving the Vesting Tentative Tract Map (VTTM 3136); Approving the summary abandonment of the 30’ Offer of Dedication for Public Street and Utility Purposes; andAdopting a Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA).Questions and Comments2019 20
1010 Marsh St., San Luis Obisp,
(805) 546-8208 . FAX (805)
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of San Luis Obispo,
I am a citizen of the United States and a resident
of the county aforesaid; I am over the age of
eighteen years, and not a party interested in the
above entitled matter. I am the principal clerk
of the printer of the New Times, a newspaper
of general circulation, printed and published
weekly in the City of San Luis Obispo, County
of San Luis Obispo, and which has been
adjudged a newspaper of general circulation by
the Superior Court of the County of San Luis
Obispo, State of California, under the date of
February 5, 1993, Case number CV72789: that
notice of which the annexed is a printed copy
(set in type not smaller than nonpareil), has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to -wit:
—D-e,ae.K cc 30
in the year 2021.
I certify (or declare) under the the penalty of
perjury that the foregoing is true and correct.
Dated at San Luis Obispo, Calif rnia, this day
of Qa4fM'��l�, Xr 2021.
va &:_ 14ZZ�
Patricia Horton, New Times Legals
Proof of I
s; SAN LUIS OBISPO CITY COUNCIL
IW NOTICE OF PUBLIC HEARING
The San Luis Obispo City Council invites all interested persons
to attend a public hearing on Tuesday. January 11, 202Z in 690
p.m. held via tele"Afiro rice. Pursuant to Executive Orders
N-60-M and N-08-21 executed by the Governor of California,
and subsequently Assembly Bill 361, enacted in response to the
sUte of emergency relating to novel coronavous disease 2019
(COVID-19) and enabling teleconferencing accommodations
by suspending or waiving specified provisions in the Ralph
M. Brown Act fGowooment Code § 54950 at seq.), Council
Members and the public may participate in tons meeting by
teleconference. Meetings can be viewed on Government
Access Channel 2D or streamed live boom the Curs YouTube
channel at h[1pV/youlube.clo.city. Public comment prior to the
.an of the meeting, may be submitted in writing vid U.S. Mail
delivered to the CM Clerk's office at 99n Palm Street San Luis
Obispo, CA 93QI or by email to ann icouni lsislit itv
PUBLIC HEARING ITEMS:
• The CM Council will consider adopting a Resolution to uphold
the Planning Commission's decision be uphold the Community
Development Directors decision to deny a requested setback
reduction for a Property located at 1953 Choon Street Denial
of a reduction in Setback Standards is net subject to the
California Enalude mail Dan* Act (CEGA), as descrbed in
CEOA Guidelines§ ISM 'Projects Which Are Disappmved'
11953 them Street APPL-0512-2021).
Farmore information, you are invited [o contact Walter Disney
order City's Community DevelopmentDapammeM at
(805)781-75Aiar by email at weetajok2sloeftep
• A Public Hearing to review a Common Interest Vesting
Tentative Tract Map (VITM No. 3136) for a 192-i n t Mixw-
Use Development Project 93581113584 Bullock Lane, including
7 Live/Work Units, a 50bsgwm [am Commercial Unit on -
she parking, and other residential community amenities on
a 10.M3 acre site located within the 231-acre Onat Area
Specific Plan, a rec onto allow live/work units on the ground
floor within the first 50 het of floor area measured from
the building face adjacent to a street a Sign Program, the
summary abandonment of 30 feet offer of dedication for public
street and u[ilhy purposes. The project also includes review
of a Mitigated Negative Declaration for the project underthe
Caltomia Environmema]DualhyAct (CEDA((358VJW Bullock
Lane,ARCH-LH89-2019, SBDV`Dd9U2019, EID-0345-M).
For more information, you are invited to contact Rachel Cohen
of the Cif y's Community Development Department at
(8051781-7574 arbyemaila[ mahavogisjoix,
• As recommended by the Cultural Heritage Committee, the
City Council will consider adopting a Resolution to add the
property located at 211 Charm Street to the Master List
of Historic Resources as •The Muller-Noggle House and
Garage." This project is categorically exempt from the
provisions ofthe California Environmental Quality Act (CE13A).
Inclusion of the subject property on the city's Inventory of
Historic Resources does not have the potential for causing
a significant effect on the environment and is covered by the
general rule described in fl51)(11b)(3) older CEGA Guidelines
(211 Chorro Street, HIST-O608-20211.
For more information, you are invited to caMeet Walter Derrell
of the City's Community Development Department at
(805)781-7593 or by email at woepeloclo dv
• A Public Hearing to introduce an Ordinance to amend This
10 (Vehicles and Traffic), Chapter 10.36 ]Stopping, Standing
and Parking for Certain Purposes or in Certain Places],
of the Municipal Code to revise the City's Parking Permit
Program. This amendment will allow commercial properties
to participate in the parking district formation process.
For more information, you are earned to corhtactAlawmater
Fuchs of the City's Parking Division atf 195)781-7553
or by email at aftechwitfmgre,v
the City Council may also discuss other hearings or business
tams before or after the hems listed above. If you challenge
he proposed project in court, you may be limbed to raising only
hose issues you or someone else raised at the public hearing
]ascribed in this notice, or in written correspondence delivered
o the Crry Council at or priorto, the public hearing.
;mncil Agenda Reports for this meeting will be available for
eview in the City Clerk's Office and online at wwwslorm ore
tna week in advance of the meeting date. Please call the
:iffy Clerk's Office at (805) 781-7100 for more information. The
:dY Council meeting will be televised live on Charter Cable
:hannel 20 and live streaming on the City's YouTube channel
rtmsl/ uWb 1 rtv.
AJ,N„ x n«,,.,,x/-N rAC Ad — IN Mc o1emraUSINFssr Posit. I December 30, 2021