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Home My WebLink About12-10-14City of San Luis Obispo, Agenda, Planning Commission Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the Community Development, 919 Palm Street, during normal business hours. SAN LUIS OBISPO PLANNING COMMISSION AGENDA Council Chamber City Hall - 990 Palm Street San Luis Obispo, CA 93401 December 10, 2014 Wednesday 6:00 p.m. CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL:Commissioners Hemalata Dandekar, Michael Draze, John Fowler, Ronald Malak, William Riggs, Vice-Chairperson Michael Multari, and Chairperson John Larson ACCEPTANCE OF AGENDA:Commissioners or staff may modify the order of items. MINUTES: Minutes of November 12, 2014. Approve or amend. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to five minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. Any decision of the Planning Commission is final unless appealed to the City Council within 10 days of the action (Recommendations to the City Council cannot be appealed since they are not a final action.). Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal documentation. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. Planning Commission Agenda Page 2 The City of San Luis Obispo is committed to include the disabled in all of its services, programs, and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. 1.1845 Monterey Street.AP-PC 143-13: Review of an appeal of the Administrative Hearing Officer’s approval of a proposed 102-unit multi-story hotel building with associated site improvements; C-T-S zone; West Coast Asset Management, applicant; Robert Lucas, appellant. (Marcus Carloni) 2.40 Prado Road.USE-0413-2014: Review of a new homeless shelter and safe parking program within the Office with a Planned Development overlay (O-PD) zone with a categorical exemption from environmental review; CAPSLO of San Luis Obispo County, applicant. (Rachel Cohen) COMMENT AND DISCUSSION: 3.Staff a. Agenda Forecast b. Review Final Budget Goals 4.Commission ADJOURNMENT Presenting Planners: Marcus Carloni and Rachel Cohen 0HHWLQJ'DWH'HF ,WHP1XPEHU 3/$11,1*&200,66,21$*(1'$5(3257 68%-(&75HYLHZ RI DQ DSSHDO RI WKH $GPLQLVWUDWLYH +HDULQJ 2IILFHU¶V GHFLVLRQ WR DSSURYH DQ $GPLQLVWUDWLYH 8VH 3HUPLW IRU D SURSRVHG XQLW PXOWLVWRU\ KRWHO EXLOGLQJ ZLWK DVVRFLDWHG VLWH LPSURYHPHQWV 352-(&7$''5(660RQWHUH\6WUHHW%<0DUFXV&DUORQL$VVRFLDWH3ODQQHU 3KRQH1XPEHU HPDLOPFDUORQL#VORFLW\RUJ ),/(180%(5$33&)5203DP5LFFL6HQLRU3ODQQHU 5(&200(1'$7,21$GRSW WKH 'UDIW 5HVROXWLRQ $WWDFKPHQW GHQ\LQJ WKH DSSHDO DQG XSKROGLQJWKH$GPLQLVWUDWLYH+HDULQJ2IILFHU¶VGHFLVLRQWRDSSURYHWKH$GPLQLVWUDWLYH8VH3HUPLW WKH³8VH3HUPLW´IRUWKHSURSRVHGSURMHFWEDVHGRQILQGLQJVDQGVXEMHFWWRFRQGLWLRQV 6,7('$7$ Applicant West Coast Asset Management Representative George Garcia, Garcia Architecture + Design Appellant Bob Lucas, San Luis Drive Zoning C-T-S & C/OS-5 (Tourist Commercial Special Considerations & Conservation/Open Space) General Plan Tourist Site Area 1.93 Acres Environmental Status Mitigated Negative Declaration ER 143-13 (Adopted by ARC) 6800$5< 7KHSURSRVHGSURMHFWLVDUHGHYHORSPHQWRIWKHVXEMHFWORFDWLRQZLWKDPXOWLVWRU\XQLWKRWHODERYH VXEWHUUDQHDQDQGDWJUDGHSDUNLQJ7KHSURSHUW\LVORFDWHGZLWKLQD6SHFLDO&RQVLGHUDWLRQV2YHUOD\ ]RQH JRYHUQHG E\ 2UGLQDQFH 1R DSSURYHG LQ $ 8VH 3HUPLW ZDV DSSURYHG E\ WKH $GPLQLVWUDWLYH+HDULQJ2IILFHURQ$XJXVWWKEDVHGRQILQGLQJVRIFRQVLVWHQF\ZLWK2UGLQDQFH1R DQGDSSOLFDEOH&LW\VWDQGDUGVKRZHYHUWKHSURMHFWZDVDSSHDOHGWRWKH3ODQQLQJ&RPPLVVLRQRQ $XJXVWWKFLWLQJFRQFHUQVZLWK³RSHQLQJVIDFLQJWKHFUHHN´DQGWKH³VL]HDQGPDVV´RIWKHSURSRVHG VWUXFWXUH>VHHVHFWLRQIRUEDFNJURXQG@ 6WDIIKDVUHYLHZHGWKHDSSHDOOHWWHUDQGVWDIIUHVSRQVHVWRSHUWLQHQWLWHPVDUHSURYLGHGLQVHFWLRQ EHORZ8OWLPDWHO\VWDIIILQGVWKHSURMHFWWRFRPSO\ZLWK2UGLQDQFH1RDQGDSSOLFDEOH&LW\ VWDQGDUGVDQGUHFRPPHQGVWKH3ODQQLQJ&RPPLVVLRQGHQ\WKHDSSHDODQGXSKROGWKH$GPLQLVWUDWLYH +HDULQJ2IILFHU¶VDSSURYDORIWKH8VH3HUPLW PC1 - 1 $33&0RQWHUH\6WUHHW 3DJH &200,66,21¶63859,(: 7KH3ODQQLQJ&RPPLVVLRQ¶VUROHLVWRGHWHUPLQHZKHWKHUWKHDSSHDORIWKH$GPLQLVWUDWLYH+HDULQJ 2IILFHU¶VGHFLVLRQLVZDUUDQWHGDVLWUHODWHVWRWKHUHTXLUHPHQWVRI2UGLQDQFH1RDQGDSSOLFDEOH &LW\VWDQGDUGV 352-(&7,1)250$7,21 6LWH,QIRUPDWLRQ6HWWLQJ 7KHSURMHFWVLWHWZRDEXWWLQJSDUFHOVLVDSSUR[LPDWHO\DFUHVLQVL]HDQGLVORFDWHGLQWKH7RXULVW &RPPHUFLDO±6SHFLDO&RQVLGHUDWLRQV&76]RQHZLWK&RQVHUYDWLRQ2SHQ6SDFH]RQLQJDWWKH UHDURIWKHSURSHUW\DORQJWKHFUHHNFRUULGRU7KHSURMHFWVLWHLVFXUUHQWO\GHYHORSHGZLWK3DSS\ 0F*UHJRU¶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¶VUHVWDXUDQW0RQWHUH\6WUHHW'HPROLWLRQ DSSURYHGE\$5& Site Size 1.93 Acres (62,353 sq. ft. C-T-S) & (21,920 sq. ft. C/OS-5) Present Use & Development One SFR to be removed and one commercial building and associated parking to remain Land Use Designation Tourist Commercial (C-T) with Special Considerations and Conservation Open Space (C/OS-5) Access Monterey Street Surrounding Use/Zoning North: Hotels (C-T-S zoning) South: Hotels (C-T-S zoning) East: San Luis Creek and Single-family residences (R-1) West: Hotels (C-T zoning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oDGH$WWDFKPHQW3URMHFW3ODQV6KHHW $YLHZ Table 2.2: Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 10 feet 10 feet Side Yard Setbacks East (C-T) West (C-T) South (C/OS-5) 0 feet 0 feet 20 feet 0 feet 0 feet 20 feet Max. Height of Structure(s) 44.5 feet + 9 feet for Architectural Projections 45 feet + 10 feet for Architectural Projections Coverage (buildings & paving) 54% 75% Floor Area Ratio (FAR) 1.85 2.5 Parking Spaces Vehicle Motorcycle Bicycle 141 spaces (7.84% reduction)3 7 7 153 spaces (138 w/ 10% shared-use parking reduction)3 7 7 Notes: 1. Applicant’s project plans 2. 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roject Statistics Table Item Proposed 1 Ordinance Standard 2 Street Yard setback 10 feet 10 feet Side Yard Setbacks East (C-T) West (C-T) South (C/OS-5) 0 feet 0 feet 20 feet 0 feet 0 feet 20 feet Max. Height of Structure(s) 44.5 feet + 9 feet for Arch Projections 45 feet + 10 feet for Arch Projections Coverage (buildings & paving) 54% 75% Floor Area Ratio (FAR) 1.85 2.5 Parking Spaces Vehicle Motorcycle Bicycle 141 7 7 153 (138 w/ shared parking reduction) 7 7 Notes: 1. Applicant’s project plans dated July 2, 2014 2. 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50 $WWDFKPHQWAttachment 6 PC1 - 51 $WWDFKPHQWAttachment 6 PC1 - 52 $WWDFKPHQWAttachment 6 PC1 - 53 $WWDFKPHQWAttachment 6 PC1 - 54 Acoustic Analysis For the Monterey Hotel San Luis Obispo, California Prepared by: David Dubbink Associates 864 Osos Street, Ste D San Luis Obispo, CA 93401 October 10, 2014 $WWDFKPHQW PC1 - 55 David Dubbink Associates 2 of 18 Acoustic Analysis: The Monterey Hotel This report evaluates acoustic issues related to the proposed construction of the 102 room Monterey Hotel at 1845 Monterey Street in San Luis Obispo. Several concerns have prompted this study. One concern is the extent to which noise produced by hotel guests on balconies fronting San Luis Creek might impact residential properties on the opposite side of the creek. A second concern is noise from two levels of parking under the hotel. Both are open to the creek side and could impact nearby residences. Figure 1 shows the location of the Monterey Hotel and identifies some other nearby hotels that front onto the creek. The Monterey Hotel is indicated by the white outline at the center of the graphic. The light red lines are property lines. Figure 2 shows a close up view of the hotel as a semi-transparent overlay on the aerial. The property is on a slender parcel that extends from Monterey Street to the far side of San Luis Creek. Pappy McGregor’s Pub is located within the parcel that is to be developed and will remain on the site. The hotel is in two separated structures shown in tan. The parking for the hotel is below, on two levels; one at the present site level with a second level underneath. The parking structure stops well short of the creek, ending at approximately the same location as the current parking lot for the pub. Figure 1: Aerial of Project Site Figure 2: Hotel Site Plan Overlaid on Aerial $WWDFKPHQW PC1 - 56 David Dubbink Associates 3 of 18 The Acoustic Setting In order to determine the present ambient noise at the location, sound levels were monitored a several days, at different times of the day. Table 1 shows the data that was collected during multiple ten minute monitoring periods1. Table 1: Monitoring of Background Levels The hotel site drops in elevation from the side of the parcel fronting Monterey Street to the lowest level parking close to San Luis Creek and the rear property line. The ambient sound level varies with distance from traffic on Monterey Street as would be expected. However, the drop in topography has an effect too. At the lower elevations, the roadway noise is screened by topography and by the line of buildings fronting Monterey Street. The character of the sounds varies with elevation also. Near Monterey Street, traffic noise is the dominant feature. At creek level, traffic sounds are muted with the only notable evidence being the occasional vehicles with loud mufflers or rumbling tires. Apart from the distant traffic sounds, the loudest noise events lower elevation comes from residential activities on the opposite side of the creek. The sounds vary; people talking across patios, calls to people outdoors, children playing, dogs barking and yard maintenance activities. At the lower elevations, traffic sounds from Highway 101 can be heard, from the direction of Cuesta Grade. The hotel site is bracketed on Monterey Street by the Best Western Summerset Inn to the north and a Travelodge to the south. The access to the upper level rooms is from continuous balconies that, in both cases, face away from the proposed hotel property. Both hotels have parking areas that extend as deeply as the existing parking for Pappy McGregor’s. However, patrons choose to park closer to hotel registration and, during the monitoring period, the lowest levels of the hotel parking was not being used. 1 A Brüel & Kjær Precision Integrating Sound Level Meter, Type 2230 was used in making the measurements. The meter was calibrated before and after the survey using a B&K Acoustic Calibrator Model 4231. The readings were determined to be accurate. 1-Oct 2-Oct 27-Sep 6:00 PM 10:30 AM 1:00 PM Leq 57.4 53.4 - Lmax 64.1 68.2 - Monterey Street @ 64 feet Lmin 51.8 40 - Leq 57.6 48.1 - Lmax 61 63 - Mid Parcel @ 210 feet Lmin 46.7 44.2 - Leq 48.6 44.9 48.1 Lmax 53.1 53.7 60 Base of parking @ 342 feet Lmin 43.3 42 38 $WWDFKPHQW PC1 - 57 David Dubbink Associates 4 of 18 Project Plans Figure 3, shows a cross sectional view of the hotel and the topographic profile. The view is from the “south” with Monterey Street at the left of the diagram and San Luis Creek at the right. There are two parking levels beneath the hotel which extend beyond the hotel building. Where the parking levels are open to the sides, they will be bordered by a 5 foot high “headlight” wall. The column of numbers at the center of the graphic indicates the floor elevation of each level of the building. The rear property line is on the far side of San Luis Obispo Creek; at a ground elevation of 280 feet. The topographic rise on the far side of the creek is not as steep as on the hotel side. The red dots on the hotel structure indicate the location of sound sources evaluated in the analysis section of this report. The dot at the property line represents the receptor location. Applying the City’s Noise Regulations Maximum Noise Exposure for Noise-Sensitive Uses Due to Stationary Noise Sources Daytime Nighttime (7 a.m. to 10 p.m.) (10 p.m. to 7 a.m.) ========================================================= Hourly Leq, dB1, 2 50 45 Maximum level, dB 1, 2 70 65 Maximum level, dB-Impulsive Noise1, 3 65 60 1 As determined at the property line of the receiver. 2 Sound level measurements shall be made with slow meter response 3 Sound level measurements shall be made with fast meter response The City of San Luis Obispo has adopted multiple strategies dealing with noise issues. The Municipal Code and the Noise Element of the General Plan specify the permitted levels for the noise that can be produced by land use activities referred to as “stationary Figure 3: Cross Section of the Hotel Site Viewed from the South Table 2: Noise Element Standards $WWDFKPHQW PC1 - 58 David Dubbink Associates 5 of 18 sources”. The City’s Noise Element, adopted in 1996, includes a table that specifies maximum noise exposure levels as shown in Table 22. In the case of the Monterey Hotel there are two areas of concern, based on two different metrics. There is a question of whether noise from day and nighttime noise hotel activities will contribute to a sound level in excess of the permitted hourly Leq level. Similarly, there is a question of whether noise from individual events exceeds the specified levels for Lmax. CEQA standards are also a consideration. While CEQA does not set explicit quantitative standards it requires that local governments make specific determinations regarding noise levels. The City’s Noise Guidebook includes a table describing people’s “subjective reaction to changes in noise levels”. 3 It suggests that increase of 1 decibel is the minimum noticeable change and that a 3 decibel change is usually noticeable. One question is whether the permitted activity will significantly alter existing noise environment. The City’s Code includes a number of exemptions. Some bothersome sounds can be generated by car alarms or by drivers sounding horns. But, the Code exempts “Warning Devices” or sounds alerting people to the existence of an emergency4. “Emergency Signaling Devices” are not covered by the code, including car alarms, as long as they are not sounded longer than 30 minutes5. The Code also permits the testing of such devices. The Code also includes a provision that, when measurements are made on the boundary of two different land use zones, the noise level of the more restricted zone will apply plus 5 decibels6. In this case, where a single family area borders a commercial area, the specified limits increase by 5 decibels. The City Code includes a separate collection of standards regulating the noise that can be produced by individuals. This is based on “public nuisance law” which controls activities that adversely affect community welfare. If people were producing noise at levels disturbing to neighbors, the activity could be treated as an infraction under nuisance law. The maximum noise production from mobile vehicle sources is regulated by the state and drivers with exceptionally loud vehicles could be ticketed and required to undergo state supervised inspection. Analysis In order to construct this analysis it was necessary to assemble data from multiple sources and to collect original data where reference material was absent. An extended discussion 2 Noise Element, page 26. 3 City of SLO Noise Guidebook, page 5. 4 San Luis Obispo Municipal Code, Section 9.12.090, page 11. 5 Ibid, Section 9.12.050 B.9, page 7 6 Ibid, Section 9.12.060 A.4, page 6 $WWDFKPHQW PC1 - 59 David Dubbink Associates 6 of 18 of this work is included in Appendix A. The analysis presented here is drawn from the data described in this appendix. The noise associated with the restaurant/pub operations or customer activities are not included in the analysis of the Monterey Hotel’s acoustic impacts. This is an existing condition and activities will not be substantially changed because of the presence of the hotel. The present parking area for the restaurant/pub extends closer to the creek area than the limit of the hotel’s parking. Lmax Levels As noted, the maximum noise levels that can be produced in the City of San Luis Obispo are 70 decibels during daytime (7AM to 10PM) and 65 decibels at night. Loud voices on balconies would produce sound at 50 decibels at a 50 foot reference distance. This extrapolates to a level of 39 decibels heard at the property line bordering the closest residential uses. These voice levels do not exceed the City’s Leq standards. Measured at a 50 foot distance, typical parking lot events were determined to have a maximum sound level of 73 decibels for a horn beep (such as when car doors are locked and the alarm set with a remote), 60 decibels for a door slam and 61 for a trunk lid closing. Based on our test situation, the same events within the enclosed space of the lower parking level would be amplified by 8 decibels. The “headlight wall” surrounding the parking levels will act as a noise barrier, reducing sound by 5 decibels heard at the property line (this reduction factor includes a consideration of the relative elevations of the source, boundary wall and receptor). Table 3 shows the estimated Lmax values associated with the different parking area noise events. Source At 50 foot Reference At Property Boundary Enclosure Amplification Barrier Effect Result horn beep 73 60 8 -5 63 door closing 60 47 8 -5 50 trunk closing 61 48 8 -5 51 The sounds associated with door and trunk closings do not exceed the City’s standard for “impulsive noise” as expressed in the Noise Element. The Code defines these as “sound of a short duration, usually less than one second, with an abrupt onset and rapid decay”7. Horn beeps, within the enclosed portion of the parking structure do not exceed the daytime limit of 65 decibels but do exceed the nighttime limit. As has been previously noted, the City Code exempts the brief testing of warning devices from regulation, specifically mentioning car alarms. If the brief signal beeps associated with opening and un-opening car doors with a remote are excepted, the other typical parking lot activities do not exceed the City’s Lmax standards. However, it is appropriate to adopt strategies 7 Ibid, Municipal Code, page 2 Table 3: Computed Lmax Levels for Parking Lot Events $WWDFKPHQW PC1 - 60 David Dubbink Associates 7 of 18 Table 4: Computation for Leq at the Property Line. (It is not customary to show decibels to the hundredth place in environmental reports. It is done here to illustrate the increment of change when the source and ambient sounds are added) for reducing the sound of events taking place within the covered portions of the parking structure. Leq Levels The Leq is a time-averaged metric depicting the average noise energy over a specified period of time. The City’ code establishes one hour as the time period. Appendix A provides information on how the hourly Leq values for hotel noise events were computed. Table 4 shows the reference and property line Leq values for sounds from balcony voices and parking lot events at the two parking levels. Only the second level balcony values are shown which represent the worst case for the three room levels. Leq @ 50 Foot Barrier Leq @ Property Duration Source Reference Effect Line (minutes) Ambient Source+ Ambient Balcony Voices (Level 2) 51 0 39 10 47 47.11 Level 1 Parking 50 -5 33 8 47 47.02 Lower Level Parking 58 -5 41 4 47 47.15 Loud voices from the balconies, heard for the specified duration, do not significantly raise the Leq level at the property line. Sound from the several parking levels increases the hourly Leq, but minimally. It is conceivable that all hotel sound events might be present during the same hour. A computation including all sound sources at the specified durations plus ambient levels would produce less than a 1 decibel increase in the Leq. Figures 4 through 6 on the following pages are noise maps showing the sound dispersion patterns associated with people speaking loudly at each of the 3 floor levels of the hotel. The numeric values on the graphics combine the source and background levels. There is little difference between the sound dispersion patterns. None appreciably change the Leq level at the property line. The minor distinction is that the sound beneath a balcony changes with its elevation. Figures 7 and 8 show the dispersion pattern associated with vehicle activities at the two parking levels. These contour patterns include the noise level reduction effect of the perimeter “headlight wall”. As with the balcony diagrams the significant changes in sound exposure are close by the source and, at the property line, there is little change from the 47 decibel background. Figures 4 through 8 are on the following pages $WWDFKPHQW PC1 - 61 David Dubbink Associates 8 of 18 Figure 4 Sound Dispersion Pattern, Balcony at Hotel Level 2 $WWDFKPHQW PC1 - 62 David Dubbink Associates 9 of 18 Figure 5 Sound Dispersion Pattern, Balcony at Hotel Level 3 $WWDFKPHQW PC1 - 63 David Dubbink Associates 10 of 18 Figure 6 Sound Dispersion Pattern, Balcony at Hotel Level 4 $WWDFKPHQW PC1 - 64 David Dubbink Associates 11 of 18 Figure 7 Sound Dispersion Pattern, Parking on Level 1 $WWDFKPHQW PC1 - 65 David Dubbink Associates 12 of 18 Figure 8 Sound Dispersion Pattern, Parking at Lower Level $WWDFKPHQW PC1 - 66 David Dubbink Associates 13 of 18 Conclusion Sound produced by guests using the balconies of the Monterey Hotel or loading and unloading cars in the parking levels will not produce sound at levels that exceed the limits specified in the City’s Noise Element. Evaluated at the property line, there is a minimal increase in the Leq level. That is not to say that hotel activities will be inaudible at nearby homes. People can detect the presences of intruding sounds at levels well below ambient levels. And ambient levels vary from moment to moment. People’s balcony conversations will be audible and vehicle loading and unloading will generate sounds that will be heard well beyond the hotel’s property line. This analysis indicates that these events will not occur with sufficient frequency to produce changes that are significant measured by the metrics used in the City’s Noise Element or Municipal Code. Recommendations While the project, as proposed, will not produce noise levels that are in excess of the City’s standards there are steps that can be taken to reduce the potential for noise disturbance in adjacent neighborhoods. The hotel should maintain a nighttime staff that can quickly respond to guest or to neighbor’s complaints about excessive noise. The surface of the parking areas should be finished with a texture that lessens the potential for tire squeal. Concrete surface treatments that can achieve this include burlap drag texturing. The echo effects within the parking levels can be reduced by surfacing portions of the ceiling with sound absorbing material. A variety of products are available for this purpose including foam or porous expanded polypropylene panels. The “headlight wall” bordering the parking area should be constructed of a solid material with no openings or gaps. The driveway ramp that connects the two parking levels should be enclosed by a sound blocking wall that is at least as high as the “headlight wall”. Construction activities should be conditioned to take place only between the hours of 7 AM to 7 PM. This condition is consistent with City standards. $WWDFKPHQW PC1 - 67 David Dubbink Associates 14 of 18 Appendix A Estimating Sound Levels for Hotel Sources This narrative describes the process that was used for evaluating noise sources for the Monterey Hotel project. The City’s noise regulations use several metrics in describing sound levels. One is Lmax, which is the maximum noise level reached during an event. A second is hourly Leq which is the average noise energy over an hour. Computation of the Lmax level for an event is straightforward but determining Leq is more complex. It requires information about the loudness of the source, but also its duration and frequency. In times when the source is silent, the ambient background level becomes the sound floor. Ambient Sound Ambient sound is often represented by the hourly Leq value. Since ambient sound levels vary over a day it is important to identify a period that is most significant in determining the acoustic impacts of a specific project. In this case, for a hotel project, the most representative time period might be the peak times of guest arrival which is during the four to six PM hours. This would be when the greatest amount of parking lot activity would occur with the sound of vehicle maneuvering, door and trunk lid closings, rolling suitcases and the horn peeps as car locks are set. Table 1 in the report shows the current background noise levels at different locations on the project site. Noise Produced by Hotel Guests There are limits to the loudness of sounds that individuals can generate without amplification. There is a substantial body of research on this topic because speech recognition is so critical to proper communication8. Normal conversation, heard at 3 feet, is at the level of 60 to 65 decibels. A person speaking in a raised voice, such as a person talking to a group, is in the 70 to 75 decibel range. A person shouting at full volume, heard at a three foot distance, would generate sound in the 80 to 89 decibel range. In computing Leq, there also need to be assumptions concerning the frequency and duration of the sound events. The Madonna Inn has 110 rooms and gets a regular mix of commercial and holiday travelers. I asked Clint Pierce, of Madonna Enterprises about the frequency of complaints about guest noise. He reports that this is a regular occurrence, with about one incident per night. He says that it typically is ten minutes between the time the desk receives a complaint and hotel staff quiets the problem. Parking Lot Noise While voice communication has long been a subject of study and there is a reservoir of information available, noise from parking lot activities is less studied. In a Google search only a few California EIRs were identified where this was studied and these concerned major parking structures. There is has been some careful research done on this topic in 8 http://www.alfwarnock.info/profess/Average%20Speech%20Levels.pdf $WWDFKPHQW PC1 - 68 David Dubbink Associates 15 of 18 Germany but the projects studied and the metrics used differ from parking areas proposed for the Monterey Hotel9. We decided to conduct several studies in settings that resemble the situation at the Monterey Hotel. The several questions that were addressed were: •Determining the noise levels associated with a typical parking lot activity. This would include car door and trunk slams, conversation across the car top, and the horn beep of a car alarm being set. •The hotel’s parking levels are above the level of the rear property line and the houses on the far side of the creek. The question is the extent to which this elevation change would modify sound propagation and how echoes from the interior of the structure might affect what is heard. Table 1 shows the sound levels associated with a multiple 15 second sound events that included motor sounds, door and trunk closures, voices, and the horn peep of car being locked with a remote. The sounds were evaluated at a distance of fifty feet. The tests were done in a remote setting with little background noise. Table 1: Leq values for combined parking lot activities In the mathematical averaging of sound events, the louder sounds dominate. In this analysis it will be assumed that a parking lot event, heard at 50 feet, will produce a Leq at the 50 dB level. The maximum sound level output of the various events was also evaluated. The test was repeated for several events from the same source. The maximum sound for a car door slamming was 60 dB. For a trunk lid closing the maximum was 61. The brief chirp of the horn on locking produced a maximum level of 73 decibels. The elevation difference between the parking levels and the closest property line is substantial. The floor of the upper parking lot level is at 311 feet and the boundary with the closest residences is at a 280 foot elevation; a difference is 31 feet. A person standing at the property line would be looking upward toward the parking levels and only see the closest row of parked vehicles. The lower level of the parking structure is at 301 feet, an elevation difference of 21 feet. The closest edge of the parking area is 165 feet from the property line. The best local analogy for parking lot noise exposure was found to be the back side of the City’s Chinatown parking structure. This backs up to apartment structures that front onto 9 References to studies go here. Event Leq Level 1 48.1 2 49.7 3 47.1 4 48 $WWDFKPHQW PC1 - 69 David Dubbink Associates 16 of 18 Mill Street. Figure 1 shows an aerial view of the setting. The red “X” is the measurement position which is 70 feet from the wall of the parking structure. Figure 2 shows a photo of the parking structure taken from this location. The floor of the parking on the top of the structure is estimated to be 27 feet above ground level compared to the measurement location. The floor surface of the level below this is 16 feet above the measuring point. The perimeter of both levels is enclosed by “headlight walls” but these consist of a row of flat plates with spaces between. They would block some parking lot noise but not as well as would a solid wall. We evaluated the changes associated with an elevated parking level with no covering and a parking level enclosed within a structure but open on the side toward the receiver. A car was parked on the top level in the closest rank of spaces, directly opposite the measuring point. The horn was sounded for five seconds to establish a sound reference level. Then the car was moved to the enclosed area of the structure, directly below the previous location and parallel to the measuring point. Again the horn was sounded. This experiment was done on two different days using two different cars. Table 2 shows the results. Table 2: Effects of open and enclosed parking levels (and elevation differences) In the first experiment the horn sounded on the open rooftop parking level, at an elevation above the monitoring point, the average decibel reading was 64 decibels. The same event, but with the horn sounded within an enclosed structure and at a lesser elevation, was 8 decibels louder. In the second experiment the car horn was not as loud, but the decibels difference between the open rooftop parking level and the enclosed level was the same. This difference is due mostly to the echo effects of the enclosure but would also reflect Oct. 2, 2014 Test 1 Test 2 Test 3 Test 4 Average Roof Level 64.9 64.8 64.9 62 64 Level Below 70.9 72.5 71.8 Not done 72 Oct. 3, 2014 Test 1 Test 2 Test 3 Average Roof Level 59.7 60.1 60.4 60 Level Below 69.9 66.5 69.0 68 Figure 1 (Appendix): Location of Monitoring Site for the Chinatown Parking Structure and the View from the Monitoring Location. $WWDFKPHQW PC1 - 70 David Dubbink Associates 17 of 18 the varying elevation of the source and the slightly closer measurement distance, but mostly to the echo effects of the enclosure. It should be noted that steady horn soundings, as done in the experimental setting are not a typical parking lot event. The most common horn sounding is the brief beep made when a remote is used to lock or open a car. (This sound was included with the staged events with the door and trunk closings and motor noise.) To determine the frequency of the sort of parking lot events that were measured, we consulted the Trip Generation Manual compiled by the Institute of Transportation Engineers. The ITE manual contains averages of trip generations for a multiplicity of land use activities, including hotels and motels. For a “Resort Hotel” the PM period trip generation rate is .49 per occupied room. For a “Motel” the PM trip generation rate is .47 per occupied room. It would be likely that not all trips made to the hotel would involve guests loading and unloading equipment or that the hotel would always operate at full occupancy. However, this 100% number is used to insure estimates are conservative. Applying the ITE data (assuming .48 trips per occupied room) the peak hour “events” would number 49. The cumulative time period with events occurring would be a bit over 12 minutes in an hour if these were to occur sequentially. In the analysis, we chose to examine the Leq levels produced by different activities independently by floor level. The reasoning is that noise events such as loud voices on a balcony or car unloading in the parking lot would occur at different times. In considering the frequency of car unloading there needs to be a proportioning of events to the two parking levels. People typically park as close to their rooms as possible and in a parking area, closest to the elevators. The analysis makes the assumption that two thirds of the parking lot activity will take place on the upper level of parking with one third on the lower level. The associated time durations are 8 minutes of activity for the upper level and 4 minutes of activity at the lower level. Car Alarms We did try to establish the likelihood of car alarms sounding, even though The City code exempts sound produced by warning devices. We questioned personnel working at several of the City’s downtown parking structures, asking them to estimate the frequency of such events. The following estimates were received: Parking Structure Spaces Estimated Events Chinatown 412 Once Daily 919 Palm 192 Infrequent Marsh Street 520 Several Daily It was noted that the Marsh Street structure serves a different clientele than the others and there is more in and out activity. Table 3: Frequency of Car Alarm Events in City Parking Structures $WWDFKPHQW PC1 - 71 David Dubbink Associates 18 of 18 The Monterey Hotel along with the restaurant will have 141 spaces. A comparison with the City experience suggests that car alarm events will be “infrequent”; on the order of one or two a week. $WWDFKPHQW PC1 - 72 23 4 ’ 14 9 ’ 10 9 ’ 105’SAN LUIS DRIVEAPPLE FARM 2015 MONTEREY P E A C H T R E E I N N 20 0 1 M O N T E R E Y SUP E R 8 195 1 M O N T E R E Y SA N L U I S C R E E K I N N 194 1 M O N T E R E Y BE S T W E S T E R N 189 5 M O N T E R E Y TR A V E L L O D G E 182 5 M O N T E R E Y MO N D A Y C L U B 181 5 M O N T E R E Y QU A L I T Y S U I T E S 1984 1950 1940 1920 1900 1890 1872 1854 1842 1830 1818 1804 1794 1780 1778 1760 1750 1740 1885 1879 1867 1855 1843 1831 1819 1805 TH E M O N T E R E Y H O T E L 184 5 M O N TE R E Y 182’1730 1720 21 4 ’ 3 STORY WINDOWS 1 STORY PATIO DOORS & PATIOS 2 STORY WINDOWS, & BALCONY FACING CREEK 3 STORY: BALCONY 2 STORY: WINDOWS, FALSE BALCONIES 2 STORY WALKWAY BALCONY & CREEK FACING WINDOWS WALKWAY BALCONY & CREEK FACING WINDOW $WWDFKPHQW PC1 - 73 view from 2ndfloor hotel rooms...$WWDFKPHQW PC1 - 74 view from upper hotel rooms…$WWDFKPHQW PC1 - 75 0HHWLQJ'DWH$XJXVW ,WHP1XPEHU $5&+,7(&785$/5(9,(:&200,66,21$*(1'$5(3257 68%-(&75HYLHZ RI D QHZ XQLW PXOWLVWRU\ KRWHO EXLOGLQJ ZLWK DGRSWLRQ RI D 0LWLJDWHG 1HJDWLYH'HFODUDWLRQRI(QYLURQPHQWDO,PSDFW 352-(&7$''5(660RQWHUH\6WUHHW%<0DUFXV&DUORQL$VVRFLDWH3ODQQHU 3KRQH1XPEHU HPDLOPFDUORQL#VORFLW\RUJ ),/(180%(5$5&)5203DP5LFFL6HQLRU3ODQQHU 5(&200(1'$7,21$GRSW WKH 'UDIW 5HVROXWLRQ $WWDFKPHQW ZKLFK DSSURYHV WKH SURMHFW EDVHGRQILQGLQJVDQGVXEMHFWWRFRQGLWLRQV 6,7('$7$ Applicant West Coast Asset Management Representative George Garcia, Garcia Architecture + Design Zoning C-T-S & C/OS-5 (Tourist Commercial Special Considerations & Conservation/Open Space) General Plan Tourist Site Area 1.93 Acres Environmental Status Mitigated Negative Declaration ER 143-13 recommended for adoption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ttachment 10 PC1 - 76 UUUUUUUUUU $5&0RQWHUH\6WUHHW 3DJH &200,66,21¶63859,(: 7KH $5&¶V UROH LV WR UHYLHZ WKH SURMHFW LQ WHUPV RI LWV FRQVLVWHQF\ ZLWK WKH &RPPXQLW\ 'HVLJQ *XLGHOLQHVDQGDSSOLFDEOH&LW\VWDQGDUGV7KH$5&LVDOVRWDVNHGZLWKWKHUHYLHZDQGDGRSWLRQRIWKH SURMHFW¶V HQYLURQPHQWDO GRFXPHQW LQ WKLV FDVH D 0LWLJDWHG 1HJDWLYH 'HFODUDWLRQ VLQFH WKH &RPPLVVLRQZLOOEHWDNLQJILQDODFWLRQRQWKHSURMHFW 352-(&7,1)250$7,21 6LWH,QIRUPDWLRQ6HWWLQJ 7KHSURMHFWVLWHWZRDEXWWLQJSDUFHOVFRQVLVWVRIDSSUR[LPDWHO\DFUHVRIXQGHUGHYHORSHGODQGLQ WKH7RXULVW&RPPHUFLDO ±6SHFLDO&RQVLGHUDWLRQV&76]RQHZLWK&RQVHUYDWLRQ2SHQ6SDFH ]RQLQJDWWKHUHDURIWKHSURSHUW\DORQJWKHFUHHNFRUULGRU7KHSURMHFWVLWHLVFXUUHQWO\GHYHORSHG ZLWK3DSS\0F*UHJRU¶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¶VUHVWDXUDQW0RQWHUH\6WUHHW Site Size 1.93 Acres (62,353 sq. ft. C-T-S) & (21,920 sq. ft. C/OS-5) Present Use & Development One SFR to be removed and one commercial building and associated parking to remain Land Use Designation Tourist Commercial (C-T) with Special Considerations and Conservation Open Space (C/OS-5) Access Monterey Street Surrounding Use/Zoning North: Hotels (C-T-S zoning) South: Hotels (C-T-S zoning) East: San Luis Creek and Single-family residences (R-1) West: Hotels (C-T zoning) Attachment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¶V5HVWDXUDQWDQGWKHSURSRVHGKRWHODVSDFHUHGXFWLRQ E5HWHQWLRQ RI H[LVWLQJ SDYHG SDUNLQJ VSDFHV ORFDWHG LQ WKH &26 ]RQHG SRUWLRQRIWKHVLWH$WWDFKPHQW3URMHFW3ODQV6KHHW$6FDOORXW &RQWHPSRUDU\ GHVLJQ LQFRUSRUDWLQJ FHPHQW SODVWHU DQG FRPSRVLWHZRRG VLGLQJ ZLWK DOWHUQDWLQJZRRGGHWDLOLQJRQWKHHQWUDQFHIDoDGH$WWDFKPHQW3URMHFW3ODQV6KHHW $YLHZ Table 2.2: Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 10 feet 10 feet Side Yard Setbacks East (C-T) West (C-T) South (C/OS-5) 0 feet 0 feet 20 feet 0 feet 0 feet 20 feet Max. Height of Structure(s) 44.5 feet + 9 feet for Arch Projections 45 feet + 10 feet for Arch Projections Coverage (buildings & paving) 54% 75% Floor Area Ratio (FAR) 1.85 2.5 Parking Spaces Vehicle Motorcycle Bicycle 141 7 7 153 (138 w/ shared-use parking reduction)3 7 7 Notes: 1. Applicant’s project plans 2. 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82 Attachment 10 PC1 - 83 Attachment 10 PC1 - 84 Attachment 10 PC1 - 85 Attachment 10 PC1 - 86 Attachment 10 PC1 - 87 Attachment 10 PC1 - 88 Attachment 10 PC1 - 89 Attachment 10 PC1 - 90 0HHWLQJ'DWH2FW ,WHP1XPEHU $5&+,7(&785$/5(9,(:&200,66,21$*(1'$5(3257 68%-(&7&RQWLQXHG UHYLHZ RI D QHZ XQLW PXOWLVWRU\ KRWHO EXLOGLQJ ZLWK DGRSWLRQ RI D 0LWLJDWHG1HJDWLYH'HFODUDWLRQRI(QYLURQPHQWDO,PSDFW 352-(&7$''5(660RQWHUH\6WUHHW%<0DUFXV&DUORQL$VVRFLDWH3ODQQHU 3KRQH1XPEHU HPDLOPFDUORQL#VORFLW\RUJ ),/(180%(5$5&)5203DP5LFFL6HQLRU3ODQQHU 5(&200(1'$7,21$GRSW WKH 'UDIW 5HVROXWLRQ $WWDFKPHQW ZKLFK DSSURYHV WKH SURMHFW EDVHGRQILQGLQJVDQGVXEMHFWWRFRQGLWLRQV 6,7('$7$ Applicant West Coast Asset Management Representative George Garcia, Garcia Architecture + Design Zoning C-T-S & C/OS-5 (Tourist Commercial Special Considerations & Conservation/Open Space) General Plan Tourist Site Area 1.93 Acres Environmental Status Mitigated Negative Declaration ER 143-13 recommended for adoption 6800$5< 7KHSURSRVHGSURMHFWLVDUHGHYHORSPHQWRIWKHVXEMHFWORFDWLRQZLWKDPXOWLVWRU\XQLWKRWHODERYH VXEWHUUDQHDQ DQG DWJUDGH SDUNLQJ 7KH $5& UHYLHZHG WKH SURMHFW RQ 6HSWHPEHU DQG FRQWLQXHGWKHSURMHFWSURYLGLQJVL[GLUHFWLRQLWHPV>VHHVHFWLRQEHORZ@ 6WDIIKDVUHYLHZHGWKHDSSOLFDQW¶VUHVSRQVHDQGILQGVWKHUHYLVHGSODQVDQGVXSSRUWLQJLQIRUPDWLRQWR FRPSO\ZLWK$5&GLUHFWLRQ6WDIIUHFRPPHQGVWKH$5&DGRSWWKHGUDIWUHVROXWLRQ$WWDFKPHQW JLYLQJILQDODSSURYDORIWKHSURMHFWEDVHGRQFRQVLVWHQF\ZLWK$5&GLUHFWLRQDVZHOODV&RPPXQLW\ 'HVLJQ*XLGHOLQHV2UGLQDQFH1RDQGDSSOLFDEOH&LW\UHJXODWLRQV Attachment 11 PC1 - 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107 Attachment 11 PC1 - 108 Attachment 11 PC1 - 109 Attachment 11 PC1 - 110 Attachment 11 PC1 - 111 Attachment 11 PC1 - 112 Attachment 11 PC1 - 113 Attachment 11 PC1 - 114 Attachment 11 PC1 - 115 Gray Electrical Consulting + Engineering, LLC P.O. Box 368, Santa Maria, CA 93456 Tel: (805) 234-6058 E-mail: info@GECELLC.com 1 | Page October 8, 2014 Garcia Architecture + Design 1330 Monterey Street, Suite 230 San Luis Obispo, CA 93401 Attention: George Garcia RE: The Monterey Hotel Photometric Analysis Dear George: Our office has prepared photometric analysis for the above referenced project, specifically focusing on the East project boundary. Exterior luminaire selections are consistent with Architectural sheet A9.0, with the exception of the ceiling mounted light fixture “2” located in the parking garage area. Please see the attached luminaire specification sheets. The following summarizes our review, outlining any assumption made, with regard to the schematic level lighting design proposed. 1. Hotel guest units are provided with a single wall sconce (type “B”) at each exterior balcony. This luminaire is orientated down, and considered full cut off. Mounting for these luminaires has been assumed at +8’ AFF of the balcony. 2. Parking garage lighting is provided with a type five (5) wide distribution. As noted in the photometric analysis, the iso-curve has been placed at a 0.2fc threshold. This luminaire was selected for its performance, and ability to minimize light spill beyond the covered parking area. The proposed luminaire is capable of bi-level control through integral motion sensors, where when vacant, luminaire output can reduce by 50% (or any other desired increment). 3. Photometric calculation planes have been defined at the project boundary, 15’ offset of the project boundary, and the creek area. Refer to photometric plan sheet 2 of 6. Statistics indicated that each of these areas have a maximum foot-candle level of 0, which complies with California Green Building Code 5.106.8, “Light Pollution Reduction”, whereas no more than 0.01fc is allowed to escape 15’ and beyond the project site boundary. Feel free to contact our office should you have any questions. Sincerely, Heather A. Gray, P.E., LEED AP BD+C Principal Electrical Engineer Gray Electrical Consulting + Engineering, LLC Attachments: (1) Photometric Analysis, (2) Luminaire Specification Sheets Attachment 12 PC1 - 116 ! "#$%&' ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( () ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( Attachment 12 PC1 - 117 ! "#$%&"'!() * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Attachment 12 PC1 - 118 !"#$%# & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & Attachment 12 PC1 - 119 !"#$% & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & &' & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & Attachment 12 PC1 - 120 !"#$% & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & & Attachment 12 PC1 - 121 ! " "! "#$%"$ $ $ &$'($)%* !+ , * - .* * /! "#$%"$ $ $ &$'($)%* !+ , * %010!"#%" &'()%2%)%3!-)4"#!5&01!5!60#75(0%01013 !"50)53 &%" 3'(0*%" ."%(!(0"%"(8,39 3 3'(%"399 3/(%010!"#%" &'()%2-!1%)%3-%(4"#!5&01!5!60#75(0%01013 !"50)53 &%" 3'(0*%"###" $ % %& $&': ;-,8284<!2=84<=24%>8;-,8284 * * * 1?!1?! * * * 1?!1?! * * * 1?!1?! * * * 1?!1?!Attachment 12 PC1 - 122 D-Series LED Parking Garage Specifications Catalog Number Notes Type Introduction The D-Series LED Parking Garage luminaire provides energy savings of 88% when replacing 175W metal halide luminaires. With an expected service life of over 100,000 hours (10+ years of 24/7 operation), up to ten metal halide lamp changes are avoided over the life of the product. All of this adds up to quick paybacks and a very low total cost of ownership. Five dedicated precision refractive optics allow the D-Series Parking Garage luminaire to meet the desired criteria for minimums, verticals and uniformity. Exceptional glare control is achieved while delivering the required vertical illumination. Length:17-3/4” (45.1 cm) Width:8-1/2” (21.6 cm) Height:3-7/16” (8.7 cm) Weight (max): 16 lbs (7.3 kg) 0OF-JUIPOJB8BZt$POZFST (FPSHJBt1IPOFt'BYtwww.lithonia.com © 2013-2014 Acuity Brands Lighting, Inc. All rights reserved. Hit the Tab key or mouse over the page to see all interactive elements. DSXPGYK DWHXD U Yoke/trunnion accessory, white (other finishes available) DSXPGHS U House-side shield (1 per light engine) DSXPGBDS DWHXD U Bird shroud for pendant or yoke, white (other finishes available) DSXPGBDSSJ DWHXD U Bird shroud for SRM on surface J-box only, white (other finishes available) Accessories Ordered and shipped separately. Mounting OptionsMotion Sensing 0 ft 10 0 m 3 31 23 15.5 8 0 ft 8 15.5 23 31 9.4 7 4.8 2.3 0 m 2.3 4.8 7 9.4 SIDE VIEW TOP VIEW W 31 15.5 0 ft 15.5 31 9.4 4.8 0 m 4.8 9.4 The motion sensor options (PIR360SS or PIRH360SS) have 360° of passive infrared sensing and adjustable bi-level dimming to save energy when there is no occupancy. L H W Surface Mounting Yoke/Trunnion Mounting NOTES 1 Available with 700mA or 1000mA option only. 2 Not available with 347 or 480V. 3 AMBPC only available with 530mA or 700mA. 4 MVOLT driver operates on any line voltage from 120- 277V (50/60 Hz). Specify 120, 208, 240 or 277 options only when ordering with fusing (SF, DF options). 5 N/A with one light engine (10C). Only available with 700mA or 1000mA. 6 Compatible with 3/4” NPT pendant stem, by others. 7 Also available as a separate accessory; see Accessories information at left. 8 Single fuse (SF) requires 120, 277 or 347 voltage option. Double fuse (DF) requires 208, 240 or 480 voltage option. 9 Not available with XAD. 10 PIR360SS specifies the SensorSwitch SBOR-10-ODP control; PIRH360SS specifies the SensorSwitch SBOR- 6-ODP control; see Motion Sensor Guide for details. Dimming driver standard. 11 See the electrical section on page 3 for more details. 12 Dimming driver standard. Available 120v or 277v only. Not available with fusing, PIR360SS or PIRH360SS. 13 Available with DNAXD or DDBXD only. Ordering Information EXAMPLE: DSXPG LED 20C 1000 40K T5M MVOLT DWHXD DSXPG LED Series LEDs Drive current Color temperature Distribution Voltage Mounting Options Finish (required) DSXPG LED 10C 10 LEDs (one engine) 1, 2 20C 20 LEDs (two engines) 30C 30 LEDs (three engines) 350 350 mA 530 530 mA 700 700 mA 1000 1000 mA (1 A) 30K 3000 K 40K 4000 K 50K 5000 K AMBPC Amber phosphor converted3 T5E Type V, entryway T5M Type V, medium T5W Type V, wide T5R Type V, rectangular ASY Asymmetric MVOLT 4 120 4 208 4 240 4 277 4 347 5 480 5 Shipped included (blank)Pendant mount 6 SRM Surface mount Shipped separately YK Yoke/ trunnion mount 7 Shipped installed DMG 0-10V dimming driver (no controls) HS House-side shield (housing visor) 7 SF Single fuse (120, 277, 347V) 8,9 DF Double fuse (208, 240, 480V) 8,9 PIR360SS Motion/ambient sensor, 8-15’ mounting height 9,10 PIRH360SS Motion/ambient sensor, 15-30’ mount- ing height 9,10 SPD Separate surge protection 11 XAD XPoint Wireless enabled 12 CFMH Cover finish matches housing13 Shipped separately SLVRD Pendant swivel cover for round or octagonal j-box SLVSQ Pendant swivel cover for 4” square j-box BDS Bird shroud 7 DWHXD White DNAXD Natural aluminum DDBXD Dark bronze Attachment 12 PC1 - 123 Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Actual performance may differ as a result of end-user environment and application. Actual wattage may differ by +/- 8% when operating between 120-480V +/- 10%. Performance Data Lumen Output Electrical Load Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Ambient Temperature (LAT) Multipliers Ambient Lumen Multiplier 0°C 32°F 1.02 10°C 50°F 1.01 20°C 68°F 1.00 25°C 77°F 1.00 30°C 86°F 1.00 40°C 104°F 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 Lumen Maintenance Factor DSXPG LED 10C 1000 1.0 0.97 0.94 0.90 DSXPG LED 30C 1000 1.0 0.93 0.89 0.80 DSXPG LED 30C 700 1.0 0.98 0.97 0.95 Current (A) LEDs Drive Current (mA) System Watts 120 208 240 277 347 480 10C 700 26W 0.25 0.15 0.13 0.11 – – 1000 37W 0.37 0.21 0.18 0.16 – – 20C 350 25W 0.23 0.13 0.12 0.10 – – 530 37W 0.33 0.19 0.17 0.14 – – 700 46W 0.43 0.25 0.22 0.19 0.15 0.11 1000 74W 0.68 0.39 0.34 0.29 0.23 0.17 30C 350 35W 0.33 0.19 0.16 0.14 – – 530 53W 0.50 0.29 0.25 0.22 – – 700 67W 0.66 0.38 0.33 0.29 0.23 0.17 1000 107W 1.01 0.58 0.50 0.44 0.35 0.25 Light Engines Drive Current (mA) Performance Package System Watts Dist. Type 30K (3000 K, 80 CRI) 40K (4000 K, 70 CRI) 50K (5000 K, 65 CRI) Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW 10C (10 LEDs) 700 mA 10C 700--K 26W ASY 1,792 0 0 1 69 2,253 1 0 1 87 2,428 1 0 1 93 T5E 1,882 1 0 0 72 2,366 1 0 0 91 2,550 1 0 0 98 T5M 1,889 1 0 0 73 2,375 2 0 0 91 2,560 2 0 0 98 T5R 1,860 2 0 2 72 2,339 2 0 2 90 2,521 2 0 2 97 T5W 1,771 2 0 1 68 2,226 2 0 1 86 2,399 2 0 1 92 1000 mA 10C1000 --K 37W ASY 2,444 1 0 1 66 3,074 1 0 1 83 3,314 1 0 1 90 T5E 2,566 1 0 0 69 3,227 2 0 0 87 3,479 2 0 0 94 T5M 2,576 2 0 0 70 3,241 2 0 1 88 3,493 2 0 1 94 T5R 2,537 2 0 2 69 3,191 2 0 2 86 3,440 3 0 3 93 T5W 2,414 2 0 1 65 3,037 2 0 1 82 3,274 3 0 1 88 20C (20 LEDs) 350 mA 20C 350 --K 25W ASY 1,995 1 0 1 80 2,511 1 0 1 100 2,705 1 0 1 108 T5E 2,095 1 0 0 84 2,637 1 0 0 105 2,840 2 0 0 114 T5M 2,103 2 0 0 84 2,647 2 0 0 106 2,851 2 0 1 114 T5R 2,071 2 0 2 83 2,607 2 0 2 104 2,808 2 0 2 112 T5W 1,971 2 0 1 79 2,481 2 0 1 99 2,672 2 0 1 107 530 mA 20C 530 --K 37W ASY 2,803 1 0 1 76 3,526 1 0 1 95 3,799 1 0 1 103 T5E 2,943 2 0 0 80 3,702 2 0 0 100 3,989 2 0 0 108 T5M 2,955 2 0 1 80 3,717 2 0 1 100 4,005 2 0 1 108 T5R 2,910 2 0 2 79 3,660 3 0 3 99 3,944 3 0 3 107 T5W 2,770 2 0 1 75 3,483 3 0 1 94 3,754 3 0 1 101 700 mA 20C 700 --K 46W ASY 3,449 1 0 1 75 4,337 1 0 1 94 4,675 1 0 1 102 T5E 3,621 2 0 0 79 4,554 2 0 0 99 4,909 2 0 0 107 T5M 3,636 2 0 1 79 4,572 3 0 1 99 4,928 3 0 1 107 T5R 3,580 3 0 3 78 4,502 3 0 3 98 4,853 3 0 3 106 T5W 3,407 3 0 1 74 4,285 3 0 1 93 4,619 3 0 1 100 1000 mA 20C 1000 --K 74W ASY 4,632 1 0 1 63 5,828 1 0 1 79 6,283 1 0 2 85 T5E 4,864 2 0 0 66 6,119 2 0 0 83 6,597 2 0 1 89 T5M 4,883 3 0 1 66 6,143 3 1 1 83 6,623 3 0 1 90 T5R 4,808 3 0 3 65 6,050 3 0 3 82 6,522 3 0 3 88 T5W 4,577 3 0 1 62 5,758 3 0 2 78 6,207 3 0 2 84 30C (30 LEDs) 350 mA 30C 350 --K 35W ASY 3,022 1 0 1 86 3,799 1 0 1 109 4,097 1 0 1 117 T5E 3,172 2 0 0 91 3,989 2 0 0 114 4,302 2 0 0 123 T5M 3,185 2 0 1 91 4,005 2 0 1 114 4,319 3 0 1 123 T5R 3,137 2 0 2 90 3,944 3 0 3 113 4,253 3 0 3 122 T5W 2,985 2 0 1 85 3,754 3 0 1 107 4,048 3 0 1 116 530 mA 30C 530 --K 53W ASY 4,239 1 0 1 80 5,333 1 0 1 101 5,748 1 0 1 108 T5E 4,451 2 0 0 84 5,599 2 0 0 106 6,035 2 0 0 114 T5M 4,468 3 0 1 84 5,622 3 0 1 106 6,059 3 0 1 114 T5R 4,400 3 0 3 83 5,536 3 0 3 104 5,967 3 0 3 113 T5W 4,188 3 0 1 79 5,269 3 0 1 99 5,679 3 0 1 107 700 mA 30C 700 --K 67W ASY 5,170 1 0 1 77 6,504 1 0 2 97 7,011 1 0 2 105 T5E 5,428 2 0 0 81 6,829 3 0 1 102 7,362 3 0 1 110 T5M 5,450 3 0 1 81 6,856 3 0 1 102 7,391 3 0 2 110 T5R 5,367 3 0 3 80 6,752 3 0 3 101 7,278 3 0 3 109 T5W 5,108 3 0 1 76 6,426 3 0 2 96 6,927 3 0 2 103 1000 mA 30C 1000 --K 107W ASY 6,775 1 0 2 63 8,520 2 0 2 80 9,187 2 0 2 86 T5E 7,113 3 0 1 66 8,946 3 0 1 84 9,646 3 0 1 90 T5M 7,141 3 0 1 67 8,982 3 0 2 84 9,685 3 0 2 91 T5R 7,032 3 0 3 66 8,845 4 0 4 83 9,537 4 0 4 89 T5W 6,693 3 0 2 63 8,418 4 0 2 79 9,077 4 0 2 85 0OF-JUIPOJB8BZt$POZFST (FPSHJBt1IPOFt'BYtwww.lithonia.com © 2013-2014 Acuity Brands Lighting, Inc. All rights reserved. DSXPG 3FW Note: Available with phosphor-converted amber LEDs (nomenclature AMBPC). These LEDs produce light with 97+% >530 nm. Output can be calculated by applying a 0.7 factor to 4000 K lumen values and photomet- ric files (for 530mA and 700mA drive currents only). Attachment 12 PC1 - 124 To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s D-Series Parking Garage homepage. Photometric Diagrams FEATURES & SPECIFICATIONS INTENDED USE The energy savings, long life, and easy-to-install design of the D-Series LED Parking Garage luminaire make it the smart choice for commercial and municipal garage applications. It is designed to meet or exceed recommended illuminance criteria when installed as a direct replacement of most HID parking garage luminaires. CONSTRUCTION Two-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance and future light engine upgrades. The LED drivers are mounted in direct contact with the casting to promote low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP66) and is suitable for hose-down. FINISH &YUFSJPSQBSUTBSFQSPUFDUFECZB[JODJOGVTFE4VQFS%VSBCMF5(*$UIFSNPTFU powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. OPTICS Precision-molded proprietary acrylic lenses provide five different photometric distributions tailored specifically to parking garage applications. Light engines BSFBWBJMBCMFJO, NJO$3* , NJO$3* PS, NJO$3* configurations. ELECTRICAL Light engines consist of 10 high-efficacy LEDs mounted to a metal-core circuit board to maximize heat dissipation and promote long life. The electronic driver IBTBQPXFSGBDUPSPG 5)% BOEBNJOJNVN,7TVSHFSBUJOH8IFO ordering the SPD option, a separate surge protection device is installed within UIFMVNJOBJSFXIJDINFFUTBNJOJNVN$BUFHPSZ$MPXPQFSBUJPO QFS"/4**&&& $ INSTALLATION 4UBOEBSEDPOmHVSBUJPOBDDFQUTBSJHJEPSGSFFTXJOHJOHw/15TUFN CZ others) for pendant mounting. The surface mount option attaches to a 4x4” recessed or surface mount outlet box using a quick-mount kit (included); kit contains galvanized steel luminaire and outlet box plates and a full pad gasket. Kit has an integral mounting support that allows the luminaire to hinge down for easy electrical connections. Luminaire and plates are secured with TFUTDSFXT"MTPBWBJMBCMFXJUIBZPLFUSVOOJPONPVOUPQUJPOXJUIw/15 provision for flexible conduit entry (conduit by others); height can be adjusted from 10-18”. Supply leads are 12” in length as standard. For longer supply leads, please consult factory. LISTINGS $4"DFSUJmFEUP64BOE$BOBEJBOTUBOEBSET-JHIUFOHJOFTBOEMVNJOBJSFBSF IP66 rated. Rated for -40°$NJOJNVNBNCJFOU %FTJHO-JHIUT$POTPSUJVN¥ %-$ RVBMJmFEQSPEVDU1BSLJOH(BSBHF -VNJOBJSFTDBUFHPSZ/PUBMMWFSTJPOTPGUIJTQSPEVDUNBZCF%-$RVBMJmFE 1MFBTFDIFDLUIF%-$2VBMJmFE1SPEVDUT-JTUBUwww.designlights.org to confirm which versions are qualified. WARRANTY 'JWFZFBSMJNJUFEXBSSBOUZ$PNQMFUFXBSSBOUZUFSNTMPDBUFEBU XXXBDVJUZCSBOETDPN$VTUPNFS3FTPVSDFT5FSNT@BOE@DPOEJUJPOTBTQY. Note: Specifications subject to change without notice. 0OF-JUIPOJB8BZt$POZFST (FPSHJBt1IPOFt'BYtwww.lithonia.com © 2013-2014 Acuity Brands Lighting, Inc. All rights reserved. DSXPG 3FW *TPGPPUDBOEMFQMPUTGPSUIF%491(-&%$,%JTUBODFTBSFJOVOJUTPGNPVOUJOHIFJHIU LEGEND 5.0 fc 10.0 fc 0.1 fc 0.5 fc 1.0 fc 20.0 fc 5FTU/P1UFTUFEJOBDDPSEBODFXJUI*&4/"-.4 3 2 1 0 -4 -3 -2 -1 43210 4321 T5W 5FTU/P1UFTUFEJOBDDPSEBODFXJUI*&4/"-.4 3 2 1 0 -4 -3 -2 -1 43210 4321 T5M 5FTU/P1UFTUFEJOBDDPSEBODFXJUI*&4/"-.4 3 2 1 0 -4 -3 -2 -1 43210 4321 T5E 5FTU/P1UFTUFEJOBDDPSEBODFXJUI*&4/"-.4 3 2 1 0 -4 -3 -2 -1 43210 4321 T5R Attachment 12 PC1 - 125 422 Bulb: COB LED (incl.) 2x 3,5W Material: Aluminum/glass Accessory/Included parts: LED driver (incl.) Versions: Art. No.: 3000K, 460lm, CRI 80 white 3230791U silver grey 3230794U DELWA WIDE Design by CDC 1.76 LED 2pce.30000 5.51 2.36 7.09 120VAC SLV Lighting North America, Inc. 5731 Benjamin Center Drive tTampa, FL 33634 Main Line: (813) 349–tFax Line: (813) 349–1907 twww.slvlighting.com Photometric Type "B" (Also referenced as "3" on A9.0)Attachment 12 PC1 - 126 Proposed Hotel Footprint (e)Pappy McGregor’s At-grade parking/access Ramp down to subterranean parking 1842 San Luis Drive 1854 San Luis Drive 1872 San Luis Drive $WWDFKPHQW PC1 - 127 g a r c i a a r c h i t e c t u r e + d e s i g n 1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1 p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m 26 November 2014 Marcus Carloni, Associate Planner Community Development Department City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Subject: Response to Condition #14 / Resolution ARC-1022-14 The Monterey Hotel, 1845 Monterey Street, San Luis Obispo Marcus: As you know, on October 20th 2014, the Architectural Review Commission granted final approval to the proposed Monterey Hotel project, making findings for consistency with the requirements of Ordinance 1130 as well as the City’s Community Design Guidelines, and adopted the Mitigated Negative Declaration (ER 143-13) for the hotel project, subject to proposed mitigations and conditions. However, in response to anecdotal public testimony regarding possible noise concerns that may impact the residential neighbors across the creek, the ARC added a condition suggesting that the applicant “consider the elimination of the 10 existing surface spaces at the eastern edge of the property in an effort to fully enclose the lower level of the parking garage, subject to review by the Planning Commission”. Based on information provided by the applicant, as well as supporting testimony provided by the project’s acoustic consultant and technical data provided in the project Noise Study, there are neither findings, basis, nor any substantiation that eliminating these existing parking spaces and fully enclosing the lower parking level would result in further noise reduction, as the project already complies with and performs well below the noise thresholds of the City’s Noise Element. In addition, the project’s proposed Rainstore storm water detention facility is currently located within the open drive aisle portion of this lower parking level. Fully enclosing this area with a continuous wall and (below-grade) footing will result in reduced infiltration performance of this on-site LID strategy. Of greater concern would be the potential for flooding of what would now be a fully-enclosed basement, should the proposed storm water facility fail and be deprived of an emergency overflow path directly to the creek, as it is currently designed. Lastly, please note that this project was recently registered with the US Green Build Council (USGBC) for LEED certification (Project ID #1000051844). Any revision to our current on-site storm water mitigation strategy would likely result in lower on-site storm water quality performance, and jeopardize the project’s ability to achieve LEED certification status for Sections 6.1 (Quality) and 6.2 (Quantity). $WWDFKPHQW PC1 - 128 p a g e 2 g a r c i a a r c h i t e c t u r e + d e s i g n g a r c i a a r c h i t e c t u r e + d e s i g n 1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1 p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m In summation, we are open to continuing a dialog with the Planning Commission in order to achieve a mutually satisfactory design solution to all project stakeholders. However at this juncture there appears to be neither technical, factual, or otherwise any compelling reason to redesign this specific area of the project. Sincerely, g a r c i a a r c h i t e c t u r e + d e s i g n George F. Garcia, AIA cc: Andrew Parker, Jess Parker / West Coast Asset Management $WWDFKPHQW PC1 - 129 Meeting Date:December 10, 2014 Item Number: 22 PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of a use permit for a new Homeless Shelter and Safe Parking Program within an Office zone with a Planned Development Overlay with a categorical exemption from environmental review. PROJECT ADDRESS: 40 Prado Road BY:Rachel Cohen, Associate Planner Phone Number: 781-7574 e-mail:rcohen@slocity.org FILE NUMBER: USE-0413-2014 FROM: Doug Davidson, Deputy Director RECOMMENDATION:Adopt the Draft Resolution (Attachment 1) which approves the Use Permit, based on findings, and subject to conditions. SITE DATA Applicant Community Action Partnership SLO Representative Jim Famalette Zoning Office-Planned Development (O- PD) General Plan Office Site Area 142,498 square feet (3.27 acres) Environmental Status Categorically Exempt from environmental review under Section 15332, Class 32, In-fill Development Projects, of the CEQA Guidelines. SUMMARY The applicant proposes to establish a homeless shelter with a long-term safe parking program at 40 Prado Road. The proposed homeless shelter will provide one location for all of CAPSLO’s homeless service programs that are currently spread throughout the City of San Luis Obispo. The new CAPSLO Homeless Services Center at 40 Prado Road will incorporate all activities currently being conducted at the existing Prado Day Center site and the Maxine Lewis Memorial Shelter. Staff has provided an analysis of the proposed project and recommends approval with the incorporation of conditions of approval which address potential impacts and ensure the project is compatible with the neighboring uses, the Good Neighbor Policy and the Safe Parking Ordinance. 2222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222 PC2 - 1 USE 0413-2014 (40 Prado Road) Page 2 1.0 COMMISSION’S PURVIEW The Planning Commission’s purview is to review the project in terms of its consistency with the General Plan, Zoning Regulations, and applicable City standards. 2.0 BACKGROUND Community Action Partnership of San Luis Obispo County (CAPSLO) has submitted an application for a Planning Commission Use Permit to allow a Homeless Services Center (HSC) to be developed on the vacant property across the street from the City of San Luis Obispo’s Corporation Yard at 40 Prado Road. The site was recently purchased by CAPSLO and the San Luis Obispo Regional Transit Authority (RTA) for the establishment of a new homeless shelter and regional transit facility. CAPSLO is the operator of the Maxine Lewis Homeless Shelter and the Prado Day Center. The new HSC would combine the functions of these two facilities and would provide comprehensive services to the area's homeless population. On June 23, 2010, the Planning Commission reviewed and approved a use permit for a HSC operated by CAPLSO located at 3451 and 3511 South Higuera Street (application #U 108-09). Subsequent to the approval of that use permit, CAPSLO reconsidered the location of the shelter in response to business and community feedback. The 40 Prado Road location requires a new use permit because land use entitlements are site-specific. The applicant has also submitted an application for architectural review for the design of the project and is tentatively scheduled to be reviewed by the Architectural Review Commission in January 2015. The initial design has been included as Attachment 3, Project Design. The applicant is still in the process of responding to various City Departments’ comments related to compliance with City standards and procedures across a wide range of issues areas including: transportation, fire and emergency access, utilities services, flood issues and architecture; therefore the exterior design of the building is subject to change. 3.0 SITE INFORMATION The subject property is located off Prado Road (Attachment 2, Vicinity Map) in the Office zone with a Planned Development overlay (O-PD). The site is a 142,498 square foot (3.27 acres) undeveloped parcel within the San Luis Obispo County Airport safety area S-1b. Approximately 56,000 square feet of the parcel is set aside for future road improvements, leaving approximately 86,500 square feet for development. The site is located adjacent to a residence at 50 Prado Street and approximately 0.22 miles (1,200 feet) west of the nearest residences on South Higuera. Further site specific details are noted in Table 3.1. PC2 - 2 USE 0413-2014 (40 Prado Road) Page 3 Table 3.1: Site details. Site Size 142,498 square feet (3.27 acres) Present Use & Development Vacant Topography Flat Access Prado Road Surrounding Use/Zoning North: C/OS (Commercial and Agricultural uses: Drive-In Theater) South: PF (Public Facility: SLO Corp yard and San Luis Obispo Water Resource Recovery Facility) East: O-PD (Office and Commercial uses: U-haul and future location of RTA transit center) West: C-S-S (Commercial and Residential Uses: Westside Auto supply and Contractor’s Glass ) 4.0 HOMELESS SERVICES CENTER 4.1 PROJECT DESCRIPTION The project involves the development of a HSC that will accommodate a shelter with up to 150 beds, food service, case management, a safe parking program (see Section 5.0 below) and other services designed to assist the homeless. The new facility is designed to incorporate activities currently being conducted at the existing Prado Day Center Services site and the Maxine Lewis Memorial Shelter while expanding overnight capacity to meet current needs. The HSC facility will be managed by 24 full-time employees, 12 part-time employees, 6 case managers and a support staff of volunteers. The HSC will operate 24-hours a day, seven days a week. The building will be single-story, approximately 20,000 square feet in size, and designed to fit into the surrounding neighborhood. The facility is configured in such a way to allow for a central courtyard that will provide clients with outside active and passive space and minimize the impact on the surrounding neighborhood. Additionally the site will support 80 vehicle and 50 bicycle spaces (Attachment 4, Site Plan). The following services/activities are proposed to be included as a part of the HSC (see Attachment 5, Homeless Services Center Project Description): Day Services: x Breakfast and lunch will be provided by volunteer groups or prepared on-site in the commercial kitchen. Meals will be served in the dining room, which will also serve as a multi-use room. x Case management activities (includes assistance in accessing community resources, housing, employment assistance, training and counseling) will be conducted in private offices as well as in a multi-purpose room/library equipped with computers, telephones, mailroom, information/resource area and lounge. x Children's activities will be conducted in a children's area and a separate outdoor children's play area. x Community meetings, as scheduled, will be held in the community room and would be open to outside groups. PC2 - 3 USE 0413-2014 (40 Prado Road) Page 4 x Clients would have use of laundry facilities located on-site. x Partner agency activities will occur in private offices. Examples would include mental health counseling, drug/alcohol out-patient activities and medical examinations. x Clients would have day-use storage for their belongings, enabling them to safely store their belongings should they need to go to job interviews and community appointments. x Shower and bathroom facilities will be available for clients to use. Overnight Shelter Services: x Dinner will be provided by volunteer groups or prepared on-site in the commercial kitchen. x Separate showers will be available for clients to use. x Male dormitories for up to 70 individuals. x Female dormitories for up to 40 individuals. x Separate family dormitories with up to 40 individuals 4.2 PROJECT ANALYSIS 4.2.1 Use Permit Considerations In 2010, the City amended the Zoning Regulations per Housing Element Policy 8.19 to allow Homeless Shelters by right within the Public Facilities (P-F) zone when they meet specific criteria.1 This was based on Senate Bill 2 which required local agencies allow a homeless shelter by right in at least one zoning district as a means to increase housing opportunities and ensure that local jurisdictions were accommodating appropriate services for the homeless. However, homeless shelters in other zones, such as O-PD, require a Planning Commission use permit. The use permit is utilized to review site compatibility, project characteristics and appropriate conditions. Shelters located outside of the P-F zone are subject to conditions of approval with requirements that may vary from the standards stipulated in the Zoning Regulations. The Commission has discretion on components of the land use such as capacity, parking, and business operations such as management and security. Several requirements of the proposed project have been considered and analyzed as part of the use permit review as stipulated in Section 17.08.110 (Homeless Shelters) of the Zoning Regulations. These requirements are identified and discussed below: 1.The shelter shall be operated by a responsible agency or organization, with experience in managing or providing social services.The shelter will be managed by CAPSLO, a nonprofit agency that focuses on helping people and changing lives through serving nearly 40,000 persons across Central and Southern California. Through a variety of programs and in collaboration with other community service agencies, Community Action Partnership helps individuals and families achieve and maintain self-sufficiency. 2.The shelter shall provide at least one qualified on-site supervisors at all times, plus one attendant for each 50 occupants. A minimum of 4 paid shelter staff will be maintained during daytime (awake) hours. Case managers, volunteers and partner agency staff will supplement staffing during peak times. During overnight periods, a minimum of 3 staff will be on-site in addition to volunteers. 1 Zoning Regulations Section 17.08.110: Homeless Shelters PC2 - 4 USE 0413-2014 (40 Prado Road) Page 5 3.Except as allowed by use permit, a homeless shelter shall not be approved when another homeless shelter exists within 300 feet of the proposed site.Services at both the Prado Day Center and the Maxine Lewis Memorial Shelter will be incorporated into the new Homeless Services Center. 4.Homeless shelters proposed adjacent to residential neighborhoods shall require architectural review to ensure the shelter design provides for adequate privacy between uses and minimizes potential impacts of the proposed shelter to adjacent residences.The HSC will be reviewed by the ARC to ensure the project meets development standards, community design guidelines and provides adequate privacy between uses. 5.Parking shall be supplied at a ratio of one vehicle space per 10 beds, and one secured bicycle parking area designed to accommodate up to one bicycle per 10 beds.The site is proposing to provide 80 vehicle spaces, 50 bicycle spaces. Only 15 vehicle and 15 bicycle spaces are required for the 150 beds. 6.Each homeless shelter shall be limited to a maximum occupancy of 250 persons (in total), including warming shelters and daytime facilities.The shelter will have a maximum occupancy of 185 (175 clients and 10 staff/volunteers). 7.A management plan shall be required to address how the immediate sheltering needs of individuals who may be turned away from the shelter will be handled. The management plan shall establish a maximum the length of time which clients may be accommodated. The management plan will remain the same as it currently exists with Maxine Lewis Memorial Shelter and the Prado Day Center (see Attachment 6, CAPSLO Organizational Chart). Additionally, CAPSLO has established a Neighborhood Relations Plan based on the mitigation tools outlined within the Good Neighbor Policy (Attachment 10, Neighborhood Relations Plan). Emergency sheltered clients, per HUD requirements, can be initially accommodated for up to 30 days – after that, clients not on case management are placed on a “lottery” for shelter beds. Clients that are actively participating in case management can remain at the shelter for longer, depending upon their housing timeline. The timeline will vary due to the challenges around affordable housing. 4.2.2 General Plan Policies Both the Land Use Element and Housing Element provide policies that speak specifically to homeless shelters. Currently the City is reviewing updates to both the Land Use and Housing Elements. The following paragraphs evaluate the proposed project with both current and proposed applicable General Plan Policies and Programs. Policies and Programs are in italics followed by staff’s response. Land Use Element, Policy 5.1.6: Social Services There should be a social-services area on South Higuera Street near Prado Road. The following functions should be located in the social services area: County Social Services; California Employment Development and Rehabilitation; federal Social Security Administration. This area should have sufficient space to accommodate regional offices of state and federal agencies. PC2 - 5 USE 0413-2014 (40 Prado Road) Page 6 Proposed 2014 Land Use Element, Policy 5.1.6: Social Services The City shall promote the location of the following uses in a social-services area in the general vicinity of South Higuera Street near Prado Road: County Social and Homeless Services; California Employment Development and Rehabilitation; Federal Social Security Administration. This area should have sufficient space to accommodate regional offices of State and Federal agencies. Staff Evaluation: The vicinity chosen for the homeless center is appropriate given its proximity to the Department of Social Services, Social Security, the DMV and other offices that are designed to assist the public. In addition to a complementary fit, the shelter is consistent with Land Use Element policy 5.16 which seeks to establish Homeless Service near Prado Road and South Higuera Street. The Homeless services center is a key addition to other social services in this vicinity. Housing Element, Policy 1.1: Assist those citizens unable to obtain safe shelter on their own. Staff Evaluation: The goal of the Homeless Services Center is not to permanently house the region's homeless population, but to assist them with integration back into the community, assisting them with job placement and obtaining permanent housing. Since case management is a key component of the homeless services center, expanding and combining services in one location will help with this need and is consistent with this basic Housing Element policy. Housing Element, Program 1.7: Continue to support local and regional solutions to homelessness by funding programs such as the Maxine Lewis Memorial Shelter and the Prado Day Center. Staff Evaluation: The City supports the current programs as solutions to homelessness and will continue to support these programs through allocations of Community Development Block Grants (CDBG) to help support these facilities. The proposed shelter is designed specifically to assist the City's homeless, but is not restricted to residents of the City and can function as a regional solution to homelessness. Housing Element, Policy 8.1: Encourage housing development that meets a variety of special needs, including large families, single parents, disabled persons, the elderly, students, veterans 2, the homeless, or those seeking congregate care, group housing, single-room occupancy or co-housing accommodations, utilizing universal design. Staff Evaluation: Policy 8.1 asks that the City encourage housing development that meets the needs of the homeless such as the proposed homeless services center. While the HSC is not a housing development, the services provided will assist the homeless with transitioning to and locating permanent housing. 2 Proposed 2014 Housing Element Update adds “veterans” to the list of special needs housing. PC2 - 6 USE 0413-2014 (40 Prado Road) Page 7 Housing Element, Policy 8.9: Support continued efforts to implement the document “The Path Home: San Luis Obispo County's 10 Year Plan to End Chronic Homelessness.” Staff Evaluation: The need for a facility such as the proposed HSC is crucial. While the homeless population in the City and surrounding areas continues to increase, the condition of the existing overnight facilities has become degraded and in need of replacement. The 2013-2015 Major City Goal on Homelessness specifically calls for the support of the establishment of a new homeless services center and is focused on supporting the “implementation of comprehensive strategies to address homelessness in our City in partnership with other entities.” In addition, the Ten-Year Plan to End Chronic Homelessness calls for a focus on comprehensive services and rapid rehousing of first-time homeless individuals and households. The development of the proposed center with a variety of services, including temporary housing for homeless households and case management services, is the best way to accomplish these goals. Proposed 2014 Housing Element, Policy 8.12: Assist the homeless and those at risk of becoming homeless by supporting shelters, temporary housing, transitional housing, and by facilitating general housing assistance. Staff Evaluation: Allowing the establishment of the HSC will directly meet the goal of Policy 8.12. Housing Element, Program 8.11:3 As funding allows, support local and regional solutions to meeting the needs of the homeless and continue to support, jointly with other agencies, shelters for the homeless and for displaced women and children. Staff Evaluation: The City allotted $250,000 as part of the 2014 Mid-Year Budget Review to be set aside as a matching grant for future use in acquiring the land at 40 Prado Road for the HSC as proposed by CAPSLO (February 18, 2014). Proposed 2014 Housing Element, Program 8.24: Continue to coordinate with the County, social services providers and non-profit organizations for delivery of existing, improved and expanded services, including case management, drug, alcohol, detoxification, and mental health services. Staff Evaluation: The HSC will be a place where various community partner organizations can provide a range of services in one location such as case management, job training, onsite classes, a library/resource center, medical exams and consultations including drug and alcohol and mental health services. Proposed 2014 Housing Element, Program 8.25: Continue to engage the Homeless Services Oversight Council (HSOC) and Friends of Prado Day Center (FPDC) to identify, evaluate, and implement strategies to reduce the impacts of homelessness on the City. 3 Renumbered as Program 8.13 in the proposed 2014 Housing Element Update. PC2 - 7 USE 0413-2014 (40 Prado Road) Page 8 Staff Evaluation: The intent of the HSC is to provide a place not only for homeless individuals, but to encourage the engagement of local organizations in developing strategies to reduce homeless within the City and the County. 4.2.3 Airport Land Use Compatibility The property is located within Airport safety zone S-1b which severely limits residential density and non-residential density. In December 2014, the City Council will review the Land Use and Circulation Element (LUCE) Update to the City’s General Plan, which includes a potential override of the Airport Land Use Commission determination of inconsistency of the LUCE with the Airport Land Use Plan (ALUP). Under current and proposed land use standards, the HSC development is considered similar to a hotel/motel use and is consistent with safety and noise considerations related to current and future airport operations. Under the Airport Land Use Plan, however, the shelter use is considered a residential use and is limited to 1 dwelling unit/5 acres, making it inconsistent with the Airport Land Use Plan. In the event that the LUCE update is not approved, the new HSC project will need to be referred to the Airport Land Use Commission for review and consistency determination with the ALUP. A proposed condition of the use permit includes a requirement that either an override of the ALUP by the City or a determination of consistency by the Airport Land Use Commission be in place prior to issuance of building permits. 4.2.4 Site Development Criteria Consistency with Zoning The project site was rezoned to O-PD in 19924 as an expansion of the Social Services Area as part of one of the City's Land Use Element policies 5 (also known as the tri-polar policy). The “tri” in the policy nickname was derived from three geographical areas the City identified as being appropriate for government and social services development and expansion. As a non- profit social services development, the HSC is consistent with the Planned Development Overlay zone at the proposed site. Site Compatibility/Location One of the most difficult factors in evaluating a homeless facility is location. Facilities that accommodate the homeless often invoke neighborhood concerns regarding security, and a sense that the presence of a different sector of the population will degrade the neighborhood. The HSC facility is designed to improve neighborhood quality by providing an alternative to persons experiencing homelessness from the neighborhood parks, the creeks, and back alleys behind commercial businesses. The intent is to bundle temporary housing with services aimed at facilitating transition into permanent housing and jobs, thereby reducing potential neighborhood impacts. The proposed location is optimal due to proximity to other services and transit, and lack of sensitive resources on site or within the vicinity. It is a flat property with good access and adequate site area to meet the needs of the building and parking. Public transit is available nearby and social services are also located close to the site. 4 Ordinance No. 1223 (1992 Series). 5 Land Use Element Policy 5.1.6 Social Services. PC2 - 8 USE 0413-2014 (40 Prado Road) Page 9 Parking The zoning code regulations dictate that parking shall be supplied at a ratio of one vehicle space per 10 beds, and one secured bicycle parking area designed to accommodate up to one bicycle per 10 beds. With up to 150 beds, the site requires 15 vehicle and 15 bicycle parking spaces. A total of 80 vehicle and 50 bicycle parking spaces are proposed. Conditions Nos. 3 and 4 stipulate a minimum of 50 bicycle and 30 vehicular spaces shall be provided on-site as part of the project. Management/Security Increasing the capacity of the shelter and combining services at one location will substantially reduce the number of individuals that are turned away. Currently, clients must navigate between the Prado Day Center and the Maxine Lewis Memorial shelter for food and overnight services. The facilities at either location cannot support the existing regional demand; therefore many potential clients are turned away each night. Additionally, the distance between each facility can pose a significant hardship for the mobility-impaired. The majority of individuals are turned away due to limited space in the shelter. Currently both Prado Day Center and the Maxine Lewis Memorial Shelter operate a “sobriety behavior based” approach. Unless clients are behaving inappropriately or are clearly under the influence or intoxicated, they will be allowed to remain on-campus. Should a client not be willing to leave the premises without incident, the police are contacted. CAPSLO staff has an excellent relationship with the City of San Luis Obispo Police. A professional security system, which will include cameras and video, will be installed in common areas, outside the building and in the parking area to monitor the facility and surroundings and will help to ensure safety and security of the immediate vicinity. 5.0 SAFE PARKING PROGRAM 5.1 PROJECT DESCRIPTION In June 2012, CAPSLO initiated a pilot program to establish a Safe Parking at the Prado Day Center. Since the implementation of the pilot program, the Safe Parking Program at the Prado Day Center has been successful in transitioning homeless from their vehicles to permanent housing. The City Council, on September 3, 2013, adopted amendments to Title 17 of the Municipal Code to allow for safe parking facilities in the City of San Luis Obispo with the approval of a Planning Commission Use Permit.6 The Safe Parking Program at the Prado Day Center (43 Prado Road) received a formal use permit approval from the Planning Commission on October 22, 2014 for seven safe parking spaces. The Safe Parking Program has enabled those currently sleeping in their vehicles in public places to have a safe and stable place to live while they have engaged in case management services to transition into housing. CAPSLO is requesting to continue that program by establishing a safe parking program at the proposed HSC. The proposed program includes the following significant elements (see also Attachment 7, Safe Parking Project Description and Attachment 4, Site Plan): 6 Zoning Regulations, Section 17.08.115: Safe Parking PC2 - 9 USE 0413-2014 (40 Prado Road) Page 10 1. The proposed program will have a maximum of 7 vehicles; 2. Participants will be required to enroll in case management services with an ultimate goal of obtaining permanent housing; 3. Hours of operation will be 4:45 p.m. to 8:30 a.m.; 4. Trash and recycling facilities will be provided; 5. Water and restroom facilities will be provided; 6. The site is removed from residential areas; 7. Located in close proximity to public transportation (85 feet from the existing Prado Road Bus Stop); 8. Monitoring and oversight of the program will be provided by CAPSLO; 9. Preference shall be given to residents of San Luis Obispo County who have been living in the county for a minimum period of six months within the last two years; 10. Participants will be required to submit to a criminal background check; 11. Only those vehicles registered in the Safe Parking Program will be allowed to use designated spaces; 12. Parking permits will be issued to eligible and enrolled participants; and 13. All participants will be required to participate in CAPSLO’s sobriety based program and to sign a written agreement to follow all terms and conditions of the program (Attachment 8, Program Rules). 5.2 PROJECT ANALYSIS 5.2.1 Performance Standards Section 17.08.115 of the Zoning Regulations establishes standards required for any Safe Parking Facility within the City of San Luis Obispo. As noted above and within the project description, the applicant provides programming that meets each of these standards. 5.2.2 Use Permit Considerations Several factors of the proposed projected have been considered and analyzed as part of the use permit review as stipulated in Section 17.08.115 of the Zoning Regulations. These factors are identified and discussed below: 1.Number of Vehicles Allowed:The applicant is proposing a maximum number of 7 vehicles be allowed at the HSC site. Currently Prado Day Center hosts 7 vehicles. 2.Hours of operation:The facility will operate from 4:45 p.m. to 8:30 a.m. Staff finds that the proposed hours are appropriate per information from the City of San Luis Obispo Police Department and past program practice. 3.Separation between Facilities:A safe parking program currently exists at Prado Day Center, approximately 500 feet from where the proposed HSC will be located. Upon the completion of the HSC, CAPSLO will no longer be utilizing Prado Day Center or using the site to continue a safe parking program. Staff recommends condition of approval #12, which states that the safe parking program at the HSC shall not be authorized until the expiration or termination of the safe parking program located at the Prado Day Center site (43 Prado Road). 4.Neighborhood Relations Plan:CAPSLO will maintain the same Neighborhood Relations Plan being used at the Prado Day Center safe parking program (Attachment 10, Neighborhood Relations Plan). Staff is supportive of employing the same Plan for the proposed Safe Parking Program. PC2 - 10 USE 0413-2014 (40 Prado Road) Page 11 5.Monitoring and Oversight:The proposed safe parking program will provide live, overnight monitoring of the Safe Parking Area with the use of on-site security cameras. Video will be viewed regularly throughout the night hours by CAPSLO staff. In addition, the applicant will provide a hotline that can be reached via phone or e-mail by which concerned community members may contact the organization with any issues or concerns related to the program. 6.0 ENVIRONMENTAL REVIEW The project to establish the homeless services land use and construct a new building is exempt from CEQA in accordance with section 15332 (Class 32) of the CEQA guidelines. The construction of the homeless services center is categorically exempt from environmental review (CEQA Guidelines, Section 15332, Class 32, In-fill Development Projects) because the project is within City limits, consistent with applicable with Zoning and General Plan policies, surrounded by urban uses, and on a project site less than five acres in size served by required utilities and public services. 7.0 OTHER DEPARTMENT COMMENTS Other departments have reviewed the proposed project. Any comments or recommendations have been incorporated into the staff report. 8.0 CONCLUSION Establishing the HSC is an essential step in meeting one of the Major City Goals and a key component of the San Luis Obispo Countywide 10-Year Plan to End Homelessness. The establishment of the HSC would allow for the improvement and expansion of existing homeless services within the City and County. The proposed use of the HSC is consistent with land use policies that encourage similar uses within this vicinity, and the proposed location is suitable at this site given the size of the property and the characteristics of the neighborhood. The establishment of one location for all of CAPSLO’s homeless service programs, including the safe parking program, is consistent with the Housing Element policies and programs that seek to provide expanded services and programs for those that want to transition into permanent housing. As conditioned, the proposed HSC and Safe Parking Program are consistent with the General Plan, Zoning Regulations, and applicable City standards. The program incorporates performance standards in order to ensure that the uses will be compatible with surrounding neighborhood and effective at facilitating participants’ transition to permanent housing. 9.0 ALTERNATIVES 9.1. Continue the project with direction to the applicant and staff on pertinent issues. 9.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations and applicable City policy. 10.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Project Design 4. Site Plan PC2 - 11 USE 0413-2014 (40 Prado Road) Page 12 5. Homeless Services Center Project Description 6. CAPSLO Org Chart 7. Safe Parking Project Description 8. Program Rules 9. Program Screening Form 10.Neighborhood Relations Plan PC2 - 12 RESOLUTION NO. PC-XXXX-14 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A USE PERMIT TO ALLOW A HOMELESS SHELTER AND A SAFE PARKING FACILITY WITHIN AN OFFICE ZONE WITH A PLANNED DEVELOPMENT OVERLAY WITH CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 10, 2014 (40 PRADO ROAD, USE-0413-2014) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on December 10, 2014, for the purpose of considering application #USE-0413-2014; 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 makes the following findings: Homeless Shelter 1. The proposed project is consistent with the General Plan Land Use Element policy 5.16, because it allows the establishment of a necessary homeless services center within close proximity to other social services. 2. The proposed project is consistent with the General Plan Housing Element Policy 1.1 since it will fill an unmet need of assisting those who are unable to find shelter on their own. 3. The proposed project is consistent with the General Plan Housing Element policy 8.1 and 8.9 since it will facilitate the development of a facility that will assist the homeless population while implementing the City’s 10-Year Plan and the City’s 2013-2015 Major City Goal on Homelessness. 4. The use is in conformance with the requirements of City’s Zoning Regulations Section 17.08.110, Homeless Shelters. ATTACHMENT 1 PC2 - 13 5. The site is adequate for the project in terms of size, configuration, topography, and other applicable features, and has appropriate access to public transit, and public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use. 6. As conditioned, the establishment, maintenance, or operation of the proposed project will not, in the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. Safe Parking 7. As conditioned, the use will not harm the general health, safety, and welfare of people living or working in the vicinity because the proposed use is compatible with the project site and with existing and potential uses in the vicinity which include public facilities and service commercial uses. Conditions of approval have been included to ensure compatibility with surrounding uses and the facilitation of participants’ transition to permanent housing. 8. The proposed project is consistent with General Plan Housing Element policies to support local solutions to meet the needs of the homeless (HE 1.7 and 8.11). 9. The proposed project is consistent with the City’s 10-Year Plan and furthers the City’s 2013-2015 Financial Plan Major City Goal to “Implement Comprehensive Strategies to Address Homelessness.” 10. As proposed, the use is in conformance with the City’s Safe Parking Ordinance (M.C. Section 17.08.115, Safe Parking). Section 2. Environmental Review. The construction of the homeless services center is categorically exempt from environmental review (CEQA Guidelines, Section 15332, Class 32, In-fill Development Projects) because the project is within City limits, consistent with applicable with Zoning and General Plan policies, surrounded by urban uses, and on a project site less than five acres in size served by required utilities and public services. Section 3.Action. The Planning Commission does hereby approve Use Permit #U 87-14 subject to the following conditions: 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified ATTACHMENT 1 PC2 - 14 Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim. 2. The project shall be reviewed by the Architectural Review Commission for project design consistency with the Community Design Guidelines. Specific attention shall be given to the compatibility between the building design and adjacent commercial uses. 3. A secured bicycle parking area with a minimum of 50 bicycle parking spaces shall be required on-site, 2 of which shall be long-term bicycle parking spaces. 4. The project shall provide a minimum of 30 vehicle parking spaces on-site. 5. The applicant shall implement the proposed Neighborhood Relations Plan for the Homeless Services Center (Exhibit A). Any changes to the Neighborhood Relations Plan shall be to the approval of the Community Development Director. 6. Project shall be in substantial compliance with project description (Exhibit B). Minor changes to the description may be approved by the Community Development Director; substantial modifications (10% or more increase in floor area or occupancy, or substantial changes to the operation plan) shall require modification of the use permit. 7. The Use Permit shall not be effective unless: (1) the City of San Luis Obispo adopts the Land Use and Circulation Element (“LUCE”) update, overrules the Airport Land Use Commission’s (“ALUC”) determination that the LUCE update is inconsistent with the Airport Land Use Plan (“ALUP”), and adopts the related Zoning Ordinance; or (2) the Use Permit is determined by the ALUC to be consistent with the ALUP. 8. The maximum number of vehicles allowed as part of the Safe Parking Program at the subject location shall not exceed 7. 9. The hours of operation for the Safe Parking Program at the subject location shall be 4:45 p.m. to 8:30 a.m., daily. 10. The applicant shall provide live, overnight monitoring and oversight of the Safe Parking Area with the use of on-site security cameras and staff. 11. The applicant shall provide water, restroom and trash facilities for participant use from 4:45 p.m. to 8:30 a.m. Trash and restroom maintenance shall be provided on a weekly basis. 12. The Safe Parking Program for the HSC shall not be authorized until expiration or termination of the Safe Parking Program at the Prado Day Center site. ATTACHMENT 1 PC2 - 15 13. The use permit for the Safe Parking Program shall be valid only for the operation of a safe parking facility at the subject location. Any expansion or modification of the use shall require a modification to the Use Permit. On motion by , seconded by , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 10th day of December, 2014. _____________________________ Doug Davidson, Secretary Planning Commission ATTACHMENT 1 PC2 - 16 COMMUNITY ACTION PARTNERSHIP OF SAN LUIS OBISPO COUNTY NEIGHBORHOOD RELATIONS PLAN In order to mitigate potential impacts of the Homeless Service Center activities and programs on the community, Community Action Partnership of San Luis Obispo County (CAPSLO) will implement the following processes/procedures: A. CAPSLO will provide various methods in which the community may contact the organization. During business hours (Monday through Friday, 8am-5pm) concerned community members can contact the CAPSLO administrative office to communicate any concerns they may have. After business hours, CAPSLO maintains a confidential hotline that can accessed via telephone (805.549.6899) or email (hotline@capslo.org). These contacts are posted on the CAPSLO website (under Contact Us). All concerns are given to, and reviewed by, the Deputy Director, COO or CEO, and are promptly (within 24 business hours) addressed. B. All concerns or complaints will be documented, with copies given to the Deputy Director, COO and/or CEO, who review, contact the complainant and address the issue within 24 business hours. C. CAPSLO will establish a block watch program when the new Homeless Service Center opens. D. All participants within the Homeless Service Center Safe Parking Program must initial and sign the Program Rules which advises participants, in writing, of their obligation to comply with applicable laws and established protocols which address and prevent repeated violation of laws, which have adverse neighborhood or community impacts. E. CAPSLO staff is provided with information pertaining to emergency contact procedures during initial training. Police and/or Fire are always contacted in an emergency. F. All CAPSLO facilities undergo yearly in-depth inspections by the Facilities and Maintenance Division to identify any large-scale needs. On a quarterly basis, Facilities inspects the facility to develop a “punch list” of needs that are to be addressed in the next 90 days. The Deputy Director also conducts a monthly walk-through of facility needs. Staff is also trained to conduct daily walk-throughs for immediate issues and complete work orders that are submitted to the Facilities Division with timeframes for completion. Emergency issues are dealt with immediately. ATTACHMENT 1 PC2 - 17 Exhibit A G. The Homeless Service Center site will provide security cameras and outdoor lighting for the Safe Parking Program location. H. Participants of the Safe Parking Program who are denied or suspended from the program are provided with the San Luis Obispo County Community Services tri-fold resource list as well as a list of Food Distribution Sites for SLO County. I. CAPSLO will mail all businesses within a ¼ mile radius their contact information should business owners have concerns regarding the Safe Parking Program. In the case any changes occur to the Safe Parking Program, neighboring businesses within the ¼ mile radius will be notified. J. CAPSLO will meet whenever needed and requested by the City and/or other community groups to review reports, issues and policies. ATTACHMENT 1 PC2 - 18 City of San Luis Obispo Planning Commission UsePermit Application Community Action Partnership of San Luis Obispo County Homeless Center Application Project Description Type of Proposed Activities CAPSLO provides the comprehensive day services at Prado Day Center and night shelter at the Maxine Lewis Memorial night shelter. Also CAPSLO partners with the Interfaith Coalition (ICH) for the homeless overflow (women and children night services at designated churches in SLO City). All of these facilities are spread throughout the city. The distance between facilities along with the limited space of each structure has been a barrier for our clients as they travel daily from one source of assistance to the other, often times clients may be turned away due to lack of space. Having all services located on one site will enable clients to remain on-campus instead of traveling across town and placing additional burdens on the local neighborhoods. An increase in the number of beds available will address the issue of clients being turned away due to lack of space. These individuals most likely spent the night somewhere outdoors in the community. With the additional space available at the campus this issue should be significantly resolved. The CAPSLO Homeless Services Campus at 40 Prado Road will incorporate all activities currently being conducted at the existing Prado Day Center site and the Maxine Lewis Memorial Shelter. The Campus will operate 24-hours a day, seven days a week. The facility will be configured in such a way to allow for a central courtyard that will provide clients with outside active and passive space. This courtyard will be in the center of an inward focused building which will have minimal impact on the surrounding neighborhood. Day Services x Breakfast and Lunch will be provided by volunteer groups or prepared on-site in the commercial kitchen. Meals will be served in the dining room, which may also serve as a multi-use room during all other times. x Case management activities (includes assistance in accessing community resources for housing, employment, training and counseling) will be conducted in private offices as well as a multi-purpose community day room/library equipped with computers, telephones, mailroom, information/resource area and lounge. x Children's activities will be conducted in a children’s area and a separate outdoor children’s play area. x Clients will have use of laundry facilities located on-site. x Partner agency activities and services will occur in private offices. Examples would include mental health counseling, drug/alcohol out-patient activities and medical examinations. x Clients would have day-use storage for their belongings, enabling them to safely store ATTACHMENT 1 PC2 - 19 Exhibit B their belongings should they need to go to job interviews and community appointments. x Shower and bathroom facilities will be available for clients to use. Overnight Shelter Services x Dinner will be provided by volunteer groups or prepared on-site in the commercial kitchen. x Shower and bathroom facilities will be available for clients to use. x Male dormitories housing up to 70 individuals. x Female dormitories housing up to 40 individuals. x Family dormitories housing up to 40 individuals. Outdoor Area A total of 80 auto and 50 bicycle parking spaces will be available during business hours. A pet kennel area will allow clients to bring their pet’s on-campus, a major reason why many individuals do not come to the shelter and are instead sleeping outdoors throughout the community. Client Rules/ Security Currently both Prado Day Center and the MLM Shelter operate on a "sobriety behavior based" approach. Unless clients are behaving inappropriately or are clearly under the influence or intoxicated they will be allowed to remain on-campus. Should a client not be willing to leave the premises without incident, the police are contacted. A professional security system, which will include cameras and video, will be installed in common areas, outside the building and in the parking area to monitor the facility and surroundings and will help to ensure safety and security of the immediate vicinity. CAPSLO staff has an excellent relationship with SLO Police and staff has been in discussion with the Department to provide a designated space at the HSC for officers. This would allow for a more consistent presence throughout the day and night time hours. The Homeless Service Center Campus will be the base for 24 fulltime employees, 12 part-time employees, 6 case managers and support staff of volunteers. ATTACHMENT 1 PC2 - 20 DRAFTPROGRESS SETATTACHMENT 3 PC2 - 21 1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863DRAFTNOT UPDATEDATTACHMENT 3 PC2 - 22 ATTACHMENT 3 PC2 - 23 ATTACHMENT 3 PC2 - 24 ATTACHMENT 3 PC2 - 25 ATTACHMENT 3 PC2 - 26 ATTACHMENT 3 PC2 - 27 ATTACHMENT 3 PC2 - 28 ATTACHMENT 3 PC2 - 29 ATTACHMENT 3 PC2 - 30 Safe Parking Site PlanATTACHMENT 4 PC2 - 31 City of San Luis Obispo Planning Commission UsePermit Application Community Action Partnership of San Luis Obispo County Homeless Center Application Project Description Type of Proposed Activities CAPSLO provides the comprehensive day services at Prado Day Center and night shelter at the Maxine Lewis Memorial night shelter. Also CAPSLO partners with the Interfaith Coalition (ICH) for the homeless overflow (women and children night services at designated churches in SLO City). All of these facilities are spread throughout the city. The distance between facilities along with the limited space of each structure has been a barrier for our clients as they travel daily from one source of assistance to the other, often times clients may be turned away due to lack of space. Having all services located on one site will enable clients to remain on-campus instead of traveling across town and placing additional burdens on the local neighborhoods. An increase in the number of beds available will address the issue of clients being turned away due to lack of space. These individuals most likely spent the night somewhere outdoors in the community. With the additional space available at the campus this issue should be significantly resolved. The CAPSLO Homeless Services Campus at 40 Prado Road will incorporate all activities currently being conducted at the existing Prado Day Center site and the Maxine Lewis Memorial Shelter. The Campus will operate 24-hours a day, seven days a week. The facility will be configured in such a way to allow for a central courtyard that will provide clients with outside active and passive space. This courtyard will be in the center of an inward focused building which will have minimal impact on the surrounding neighborhood. Day Services x Breakfast and Lunch will be provided by volunteer groups or prepared on-site in the commercial kitchen. Meals will be served in the dining room, which may also serve as a multi-use room during all other times. x Case management activities (includes assistance in accessing community resources for housing, employment, training and counseling) will be conducted in private offices as well as a multi-purpose community day room/library equipped with computers, telephones, mailroom, information/resource area and lounge. x Children's activities will be conducted in a children’s area and a separate outdoor children’s play area. x Clients will have use of laundry facilities located on-site. x Partner agency activities and services will occur in private offices. Examples would include mental health counseling, drug/alcohol out-patient activities and medical examinations. x Clients would have day-use storage for their belongings, enabling them to safely store ATTACHMENT 5 PC2 - 32 their belongings should they need to go to job interviews and community appointments. x Shower and bathroom facilities will be available for clients to use. Overnight Shelter Services x Dinner will be provided by volunteer groups or prepared on-site in the commercial kitchen. x Shower and bathroom facilities will be available for clients to use. x Male dormitories housing up to 70 individuals. x Female dormitories housing up to 40 individuals. x Family dormitories housing up to 40 individuals. Outdoor Area A total of 80 auto and 50 bicycle parking spaces will be available during business hours. A pet kennel area will allow clients to bring their pet’s on-campus, a major reason why many individuals do not come to the shelter and are instead sleeping outdoors throughout the community. Client Rules/ Security Currently both Prado Day Center and the MLM Shelter operate on a "sobriety behavior based" approach. Unless clients are behaving inappropriately or are clearly under the influence or intoxicated they will be allowed to remain on-campus. Should a client not be willing to leave the premises without incident, the police are contacted. A professional security system, which will include cameras and video, will be installed in common areas, outside the building and in the parking area to monitor the facility and surroundings and will help to ensure safety and security of the immediate vicinity. CAPSLO staff has an excellent relationship with SLO Police and staff has been in discussion with the Department to provide a designated space at the HSC for officers. This would allow for a more consistent presence throughout the day and night time hours. The Homeless Service Center Campus will be the base for 24 fulltime employees, 12 part-time employees, 6 case managers and support staff of volunteers. ATTACHMENT 5 PC2 - 33 ATTACHMENT 6 PC2 - 34 SAFE PARKING PROGRAM PROJECT DESCRIPTION 17.08.115 Safe parking. A Purpose and Intent.Safe parking provides homeless individuals and families with vehicles a safe place to temporarily park overnight in order to facilitate the transition to permanent housing.The provisions set forth in this section enable safe parking in certain zoning districts in the city subject to specific performance standards and permit requirements.These standards and requirements are intended to ensure that safe parking facilities will be compatible with surrounding uses and effective at facilitating Participants' transition to permanent housing. B. Definitions. 1. "Safe parking"means a parking program. Operated on property located outside of the public right-of-way and managed by a social service provider that provides individuals and families with vehicles a safe place to park overnight while working towards a transition to permanent housing. 2."Social service provider" means an agency or organization licensed or supervised by any federal, state or local health/welfare agency that participates in the federal Homeless Management Information System (HMIS)and has demonstrated experience with the homeless population by assisting individuals and families achieve economic self-sufficiency and self-- determination through a comprehensive array of programs and actions. 3. "Case management"means a system for arrange ng and coordinating care and services whereby a case manager assesses the needs of the client and client's family and arranges, coordinates,monitors,and advocates for services to meet the client's needs. 4."Self-sufficiency program" means a program designed to assist individuals and families in meeting their basic needs and address any substance dependency and mental health issues so that they do not need to rely on emergency public or private assistance. 5."Background check" means a criminal records check from a variety of public sources that would provide information regarding an individual's possible criminal history. C.Permit Required. 1. Planning Commission Use Permit Required. The establishment of a safe parking use ATTACHMENT 7 PC2 - 35 shall require planning commission use permit approval where allowed,consistent with Table 9. D. Application Requirements. Whenever a social service provider (or, if the social service provider is not the property owner,a property owner who is affiliated with or can qualify as a social service provider) submits a planning commission use permit application for consideration, as a part of said application, sufficient information shall be submitted to the community development department to determine whether the proposed safe parking facility complies with the provisions of this section.In addition to the required planning commission application checklist items, the application shall include the following: 1.Site plan indicating the location of trash and recycling facilities, water, restroom facilities, exterior light fixtures, location and distances to residential properties, public transportation, and location of designated overnight parking spaces. See site plan. 2. Hours of operation. 4:45 PM to 8:30 AM, 7 days a week. 2. Monitoring and oversight program. Overnight monitoring consists of security cameras which tape activities and are monitored by staff. 3.Neighborhood relations plan. The Homeless Service Center will adhere to the City of San Luis Obispo Good Neighbor Policy.A 24 -hour hotline number and email is on the CAPSLO website to ensure accessibility to the agency to address any community issues as they occur. A yearly neighborhood outreach effort will inc lude a review of current issues as well as any proposed changes. 4.Sufficient information to determine that the applicant is a social service provider that is qualified to operate a safe parking program or is affiliated with a social service provider that demonstrates the experience and qualifications to manage the site and meet the performance standards set forth in this chapter. CAPSLO has been funded by the City and County to provide homeless day and sheltering services for approximately 20 years. In addition CAPSLO has prov ided case management services to homeless individuals and families for over 10 years. ATTACHMENT 7 PC2 - 36 5.Any other information the community development director may determine is necessary to ensure compliance with the provisions of this section. E.Performance Standards. 1.Social Service Provider. Safe parking facilities shall be managed by a qualified social service provider, subject to the approval of the community development director. CAPSLO has been funded by the City and County to provide homeless day and sheltering services for approximately 20 years. In addition CAPSLO has provided case management services to homeless individuals and families for over 10 years. 2.Case Management.Participants must be paired with a case manager and enrolled in aself- sufficiency program to facilitate the transition to permanent housing. All Safe Parking Program participants are required to be enrolled in case management to facilitate the transition to more permanent housing. 3.Background Check. Prospective participants shall submit to a criminal history background check. Participant exclusion shall be determined by the social service provider on a case-by- case basis. All Safe Parking Program participants are required to submit to a background check (see CAPSLO Safe Parking Program Screening form). 4.Restroom,Water and Trash Facilities.Restroom,water and trash facilities shall be provided, maintained and accessible to participants during safe parking facility hours. A bathroom will be provided for evening use.During the day clients use the Homeless Service Center restroom, shower and laundry facilities. A commercial trash bin is located on-site. Regular trash and toilet maintenance is provided. 5.Residency Preference.Social service provider shall give preference to those with proof of residency in San Luis Obispo County for a minimum period of six months within the last two years. Evidence of residency may include, but not limited to,items such as rental agreements, mortgage,utility, hotel and medical facility bills,paystubs and intake from homeless service programs. Preference is given to local residents and is verified during the case management intake process. 6.Buffer from Residential Use. Participant vehicles shall maintain a minimum buffer of fifty feet from any property that contains a residential use. Buffers less than fifty feet may be permitted through the use permit review process on a case-by-case basis when determined to be compatible with the neighborhood.Buffers greater than fifty feet may be necessary for neighborhood compatibility, which will be determined on a case-by-case basis as part of the use permit review process. ATTACHMENT 7 PC2 - 37 A residence is located adjacent to the proposed site at 46 Prado Road. The next nearest neighborhood is located 0.22 miles (1,200 feet) at the corner of Prado Road and South Higuera Street. 7.Authorized Vehicles Only. Social service provider shall ensure that only vehicles registered in the program are parked overnight during program hours. A parking permit shall be provided to all participants to be displayed in vehicle windows in a form to be approved by the public works director. Only vehicles registered in the program are allowed (one vehicle per program participant at the site). 8.Participant Information.At all times the social service provider shall maintain a roster of the names and vehicle license numbers of each participant who is authorized to park overnight. An updated roster of names and vehicle numbers are located at the Center office. 9.Written Agreement with Participants.Only participants who have entered into a written agreement with a social service provider shall be allowed to use parking spaces overnight. The written agreement between the social service provider and participant must include,but not limited to,the following terms and conditions: a.Only one vehicle is allowed per participant. b.At least one participant per vehicle shall possess a current driver's license, vehicle registration,and insurance for the vehicle that will be parked overnight. Social service provider shall keep a copy of all three on record. c.Vehicles may only be occupied by participants and approved registered household members. Guests shall not be allowed. d.Participants shall not use or possess any illegaldrugs or alcohol either on their person or in their vehicle. e.Participants shall not use or possess any weapons or firearms of any kind in program vehicles. f.No fires of any kind shall be permitted. g.No music may be played that is audible outside participants' vehicles. h.No cooking or food preparation shall be performed outside of the participants' vehicles. Cooking inside vehicles is prohibited unless the vehicle was manufactured with cooking appliances. i.Camping tarps or equipment beyond the participant's vehicle are prohibited. j.Participants shall maintain control of animals. Animals shall be kept on a leash at all times and animal waste shall be picked up immediately and disposed of ATTACHMENT 7 PC2 - 38 properly. k.Participants shall not dump sewage or other waste fluids or solids,deposit excrement outside a vehicle, or park vehicles that leak excessive fluids (i.e., gasoline,transmission or radiator fluid, or engine oil). See attached Rules and Regulations form. F. Use Permit Considerations. Items to be determined by the planning commission as part of the use permit review process on a case-by-case basis shall include, but are not limited to, the following: (see above answers) 1. Number of Vehicles Allowed. The total number of vehicles allowed at each safe parking faci lity locati on. 2. Hours of Operation.The days and hours of safe parking facility operation. 3. Separation between Facilities.Sufficient distance between existing and proposed safe parking facilities. 4.Neighborhood Relations Plan. A neighborhood relations plan shall be provided for each safe parking facility location to address any complaints in a timely manner, including consistency with any adopted good neighbor policy. 5.Monitoring and Oversight.Monitoring and oversight shall be provided during safe parking facilit y hours. 6. Restroom, Water and Trash Facility Plan.A restroom, water and trash facility plan shall be provided and include the location,hours of availability and maintenance program for site facilities. G.Revocation of a Permit.The use permit can be referred to the planning commission if determined by the communit y development director upon receipt of substantiated written complaints from any citizen,code enforcement officer,or police department officer, which includes information and/or evidence supporting a conclusion that a violation of the use permit, or of c ity ordinances or regulations applicable to the property or operation of the facility, has occurred. At the time of use permit review, to ensure compliance with applicable laws and conditions of use permit,conditions of approval may be added,deleted,modified,or the use permit may be revoked. (Ord.1592 § 3,2013) ATTACHMENT 7 PC2 - 39 Community Action Partnership Homeless Service Center Safe Parking Program Rules I,agree to abide by the rul es and regulations of the Homeless Service Center 's Safe Parking Program. Please initial all items: _______ Program Participants must be enrolled in Case Management to facilitate their transition to more permanent housing. _______ Program Participants shall not use or possess any drugs or alcohol either on their person or in their vehicle. _______ Program Participants shall not possess any weapons or firearms of any kind either on their person or in their vehicle. _______ No fires of any kind shall be permitted. _______ No music may be played that is audible outside Program Participants' vehicles. _______ No cooking or food preparation shall be performed outside of the Program Participant’s vehicles. _______ Camping tarps or equipment beyond the top of the Program Participant's vehicle are prohibited. _______Only one vehicle is allowed per Program Participant at the site. _______ Overnight parking is limited to the hours between 4:45 p.m.and 8:30 a.m. _______ At least one Program Participant per vehicle shall possess a current driver's license, vehicle registration, and insurance for the vehicle that will be parked overnight. _______U tilities such as water, electricity or gas shall not be connected to RVs or other vehicles. _______Vehicles may only be occupied by Program Participants and approved registered household members. Guests are not allowed. ATTACHMENT 8 PC2 - 40 _______I hereby assume all risks of program participation, waive, release, and discharge,on behalf of myself and any minor participant for whom I am legally responsible (List names of minor participants), _____________________________________the City of San Luis Obispo,its officia l s,employees, agents and volunteers for any and all claims for damages for death, personal injury, disability, or property of any kind ,whi ch may accrue to me as a result of, or arising out of or related to, m y participation or the participation of any minor for w hom I am responsibl e or a ny Registered Household Parti cipant in the program. This wa i ver and release is expressly intended to di scharge in advance,the Ci t y of San Luis Obispo and its officers,employees,agents, and vo lunteers from and against any and all li abi lity a ri s in g out of, or connectedinan y way w i t h participation in this activity. THIS WAIVER AND R ELEASE WILL APPLY EVEN THOUGH LI ABILITY MAY AR ISE OUT OF ORDINARY NEGLIGENCE OR CARELESSNESS ON THE PART OF THOSE SO DISCHARGED. This Assumption of Risk,Waiver and Release of Lia bility sha ll apply to me,as well as to any of my heirs,executors, or administrators. By m y signature below,I acknowledge that I have read this document and understand its contents. _______Program Participants shall keep barking dogs in their vehicles and dogs demonstrating aggressive behavior shall not be permitted to be maintained on the property. Pets shall be kept on a leash at all times on the property. Animal waste shall be picked up immediately and disposed of properly. _______Program Participants shall comply with all local, state, and federal l laws, rules and regulations. _______Failure of Program Participants to follow all program rules will result in termination from the Safe Parking Program. Signature of Participant/ Registered Household Member Date Signature of CAPSLO Witness Date 11/14 ATTACHMENT 8 PC2 - 41 ATTACHMENT 9 PC2 - 42 COMMUNITY ACTION PARTNERSHIP OF SAN LUIS OBISPO COUNTY NEIGHBORHOOD RELATIONS PLAN In order to mitigate potential impacts of the Homeless Service Center activities and programs on the community, Community Action Partnership of San Luis Obispo County (CAPSLO) will implement the following processes/procedures: A. CAPSLO will provide various methods in which the community may contact the organization. During business hours (Monday through Friday, 8am-5pm) concerned community members can contact the CAPSLO administrative office to communicate any concerns they may have. After business hours, CAPSLO maintains a confidential hotline that can accessed via telephone (805.549.6899) or email (hotline@capslo.org). These contacts are posted on the CAPSLO website (under Contact Us). All concerns are given to, and reviewed by, the Deputy Director, COO or CEO, and are promptly (within 24 business hours) addressed. B. All concerns or complaints will be documented, with copies given to the Deputy Director, COO and/or CEO, who review, contact the complainant and address the issue within 24 business hours. C. CAPSLO will establish a block watch program when the new Homeless Service Center opens. D. All participants within the Homeless Service Center Safe Parking Program must initial and sign the Program Rules which advises participants, in writing, of their obligation to comply with applicable laws and established protocols which address and prevent repeated violation of laws, which have adverse neighborhood or community impacts. E. CAPSLO staff is provided with information pertaining to emergency contact procedures during initial training. Police and/or Fire are always contacted in an emergency. F. All CAPSLO facilities undergo yearly in-depth inspections by the Facilities and Maintenance Division to identify any large-scale needs. On a quarterly basis, Facilities inspects the facility to develop a “punch list” of needs that are to be addressed in the next 90 days. The Deputy Director also conducts a monthly walk-through of facility needs. Staff is also trained to conduct daily walk-throughs for immediate issues and complete work orders that are submitted to the Facilities Division with timeframes for completion. Emergency issues are dealt with immediately. ATTACHMENT 10 PC2 - 43 G. The Homeless Service Center site will provide security cameras and outdoor lighting for the Safe Parking Program location. H. Participants of the Safe Parking Program who are denied or suspended from the program are provided with the San Luis Obispo County Community Services tri-fold resource list as well as a list of Food Distribution Sites for SLO County. I. CAPSLO will mail all businesses within a ¼ mile radius their contact information should business owners have concerns regarding the Safe Parking Program. In the case any changes occur to the Safe Parking Program, neighboring businesses within the ¼ mile radius will be notified. J. CAPSLO will meet whenever needed and requested by the City and/or other community groups to review reports, issues and policies. ATTACHMENT 10 PC2 - 44 PC3b - 1 PC3b - 2 PC3b - 3 PC3b - 4 PC3b - 5 PC3b - 6 PC3b - 7 PC3b - 8 PC3b - 9 PC3b - 10 PC3b - 11 PC3b - 12 PC3b - 13 PC3b - 14 PC3b - 15 PC3b - 16 PC3b - 17 PC3b - 18 PC3b - 19 DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES November 12, 2014 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL:Commissioners Michael Draze, John Fowler, Ronald Malak, William Riggs, Vice-Chairperson Michael Multari, and Chairperson John Larson Absent:Commissioner Hemalata Dandekar Staff:Deputy Community Development Directors Doug Davidson and Kim Murry, Assistant Planner Erik Berg-Johansen, Assistant Planner Walter Oetzell, Housing Programs Manager Tyler Corey, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA:The agenda was accepted as presented. MINUTES:Minutes of October 22, 2014, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1.City-Wide.GPI/ER 15-14: Housing Element Update: Planning Commission recommendation to City Council to approve the Housing Element Update and proposed Negative Declaration of Environmental Impact; City of San Luis Obispo – Community Development Dept., applicant. (Tyler Corey) Housing Programs Manager Corey presented the staff report, recommending adoption of the resolution which recommends that the City Council approve the Negative Declaration of Environmental Impact and adopt the 2014 Housing Element. PUBLIC COMMENTS: Steve Delmartini, SLO, made the following comments about the Housing Element: a. He noted that Policy 2.1 does not make any reference to workforce housing, and he encouraged the City to develop policies for this. b. He stated that the Moylan Terrace development achieved Goal 4.6 with the only difference between the affordable and market rate units being white vs. stainless appliances. c. He encouraged placing housing near employment centers (Goal 5.3)and noted that the Broad Street/Tank Farm area needs this type of housing, whether for sale or for rent. Draft Planning Commission Minutes November 12, 2014 Page 2 d. He stated that Policy 7.1 which deals with neighborhood character is a tough policy to meet where single-family detached housing is adjacent to higher density housing or non-residential areas. e. He stated that he is not sure how Policy 7.8 Neighborhood Stabilization can be achieved. f. He supports allowing PD zoning on less than an acre. He also noted that Policies 11.2 and 11.3 may pose challenges for existing manufacturing uses in areas such as the Broad Street corridor. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Multari complimented staff on the Housing Element Update and noted that the California Department of Housing and Community Development (HCD) approval process is difficult and does not take into account local community issues. He added that the City has not been allowed to account for Cal Poly housing in meeting the local housing needs allocation despite its impact on housing availability. He suggested changing the wording of Program 1.4 to clearly state rehabilitation objectives He stated he will not support the update if Policy 1.6 remains in place and added that he has expressed concern before about this residential inspection program which he thinks should be oriented only to life safety issues. He noted that this policy, as presented, will result in the creation of a bureaucracy with new staff that, after dealing with the most egregious violations, will be incentivized to find less and less egregious problems. He stated that this policy is not necessary because the City already has other ways to protect housing stock and the program will be intrusive, expensive, and not a good way to spend community resources. He noted that the City's Neighborhood Wellness Program already takes action on issues. He supported removing Policy 1.6 Commr. Multari stated that the HCD requires the monitoring and tracking in Program 3.12 without consideration for the City's budget. He asked staff if they are comfortable that “basic quality” in Program 4.6 clearly indicates that basic does not mean equal. Housing Programs Manager Corey responded that 4.6 is a program that will come back to the Commission for further discussion regarding how “basic quality” is applied. Commr. Multari noted that he has previously expressed his displeasure with the proactive enforcement in Program 7.13 because it has diminished, not increased, neighborliness. He ended his comments by repeating that his biggest concern is Policy 1.6, which he would like to remove from the Housing Element Update. Commr. Larson asked if Policy 1.6, enacting a rental inspection program, is the same as proactive code enforcement or does it envision something above and beyond that. Housing Programs Manager Corey responded that it was above and beyond that and will be up for consideration by the City Council. Deputy Director Murry added that the City Council had directed that the Residential Inspection Program is part of a Council- Draft Planning Commission Minutes November 12, 2014 Page 3 identified Major City Goal and that staff is bringing forward a study session in order to receive direction from the Council regarding the parameters of the program. Commr. Riggs asked if there are pieces of the Housing Element that have been made consistent with the updated General Plan and asked what the path forward will be for that. Deputy Director Murry responded that the Housing Element is about how to achieve the housing goals in the General Plan and that the element is consistent with both the existing and proposed Land Use Element. Commr. Riggs stated that, in that case, the path for this goes forward whether or not the LUCE Update gets approved. Deputy Director Murry stated that the Housing Element can stand on its own and noted that the opportunity sites pursued in the LUCE Update could still come in individually for consideration if the LUCE Update is not approved. Commr. Riggs complimented staff for their work on the Housing Element Update. He noted that he is concerned by Policy 1.6 and supports removing it from the Housing Element. He agreed with Mr. Delmartini's comments except on Program 4.6. He stated that the language in this program is appropriate and that there is a basic human right to housing. He referred to Policy 7.1 as being overly restrictive and suggested that the word “respect”would be more appropriate than the word “preserve” when referring to neighborhood character. Commr. Draze noted that HCD did allow the City to count Cal Poly housing in 2004. He stated that he knows the City Council wants the Rental Inspection Program in Policy 1.6 and asked staff if this program could still be developed if it was removed from the Housing Element Update. Housing Programs Manager Corey stated that Policy 1.6 exists in the current Housing Element and that the Council may enact a rental inspection program regardless of whether the policy is included in the updated Housing Element. Commr. Draze supported removing Policy 1.6 since removing it does not stop Council action from happening. In reference to Program 4.6, he stated that, since affordable housing is not housing as an investment, it is not important to have the same quality as non-restricted units. He suggested striking “size” and “amenities” while retaining “number of bedrooms.” He noted that Program 6.11 was originally included because the City did not want to see developers design large properties with large lots in residential expansion areas. He stated that he does not like removing the last sentence entirely but would prefer it be edited to capture the concept of not supporting proposals that propose densities “significantly less than” those planned for in the specific plans. Deputy Director Murry stated that the sentence in Program 6.11 was removed because the previous Resolution that set up phasing plans for the specific plans was rescinded Draft Planning Commission Minutes November 12, 2014 Page 4 and was replaced by a reference to the Land Use Element Table which shows the anticipated 1% growth allowed under growth management. Commr. Draze responded that he wanted to ensure that density in the expansion areas would not be reduced and stated that he is supportive of the rest of the update and complimented staff on their work. Commr. Fowler asked whether the goal of Policy 1.6 is to get into every house or just into the rental units that need attention. Deputy Director Murry responded that the study session with City Council is intended to obtain direction regarding the parameters of the inspection program. Commr. Larson stated there was at least one project in the last year with an egregious violation of the number of sleeping rooms in a rental unit and his guess is that the City is looking for a proactive way to get ahead this and not have gross code violations occur. Commr. Fowler stated that he wants further discussion on Policy 1.6 and noted that the City does have other ways to get into troubled properties. He stated he is struggling with Program 4.6 and noted that affordable housing tends to be put in the worst locations, which troubles him. He stated that he likes the trend to integrate these units within development projects. He added that he is torn over the issue of size because home buyers who cannot afford the bells and whistles would find it hard to afford the same size and quality as non-restricted units. He emphasized his concern about not relegating affordable housing to the least desirable areas of land. Commr. Malak complimented staff on their work and stated he agrees with Commr. Multari about Policy 1.6 because the City has enough laws to do this. He added that he almost agrees with Commr. Draze about Program 4.6 but would also like to take out “number of bedrooms.” He noted that he has seen developments that have affordable duplexes on corners that look just like adjacent single-family homes. He added that this program stifles the creativity of the developers because they cannot meet all the criteria. He supported amending this policy to require that affordable units “be of similar character and basic quality” as the non-restricted units. After a discussion, Commr. Malak supported adding “location” to his suggested wording for Policy 1.6. He asked staff if Program 6.22 is in place now. Housing Programs Manager Corey responded that it is in place now and is a benefit to smaller projects because it is a less costly and more expeditious review process. Commr. Malak suggested adding “and Green Point Rated programs” just after “LEED program” in Policy 9.1.(I) so two environmental checklists would be mandatory. Commr. Riggs stated that LEED is not associated with the environmental process and is not a requirement so it may be better to use “or” rather than “and.” Draft Planning Commission Minutes November 12, 2014 Page 5 Deputy Director Murry indicated that Commr. Riggs was correct and Commr. Malak agreed to the change. Commr. Multari stated that the intent of Program 4.6 is in line with the comment by Commr. Riggs that the City should be providing housing as a right and it should be comparable to the non-restricted units. He noted that requiring the same size is going overboard, but that the intent is to force those affordable units to be similar, and that “amenities” could be taken out if “basic quality” is included. He added that the City should avoid segregation of affordable units and should not allow them to be put in the worst locations, which is a common problem. He summarized by suggesting that “size” and “amenities” be removed from Program 4.6 and “location” be added to avoid segregation. In response to a question from Commr. Malak, he stated that he wanted to leave “similar number of bedrooms” in. Commr. Malak stated that, if you look at the needs of seniors and handicapped in the community, a development with only 3-4 bedroom units would not be appealing so a portion of the community would be excluded from that development. He supported wording that stated the affordable units shall have at least one bedroom. Commr. Draze stated that the word “similar” deals with this and he wants to see bedrooms and a reference to location included. Commr. Malak stated that he is concerned that if the same number of bedrooms is required, it will result in three-story town homes which will eliminate the handicapped and possibly seniors. Commr. Draze stated that requiring the same number of bedrooms does not preclude those with limited abilities because projects can be designed to deal with those issues. Commr. Riggs noted that these are really complex important issues, but that Program 4.6 is really just a suggestion to consider amending a policy so perhaps this conversation is a little premature. Commr. Malak stated he would prefer to finalize Program 4.6 now, rather than later. Commr. Draze suggested striking “devoted to automobiles”from Program 9.9. At this point Commr. Draze made a motion to strike Policy 1.6 that was seconded by Commr. Malak and discussion ensued. Commr. Fowler stated he would like to hear from staff before striking Policy 1.6. Deputy Director Murry responded that in a community with older housing stock and with a high percentage of rentals vs. owner-occupied housing, the concern is the degradation and safety of the housing. She added that Neighborhood Wellness efforts can address exterior conditions but getting inside the dwelling allows for safety inspection. She noted that currently, if a complaint is received, staff can get inside if consent is obtained from the owner or resident, but a rental inspection program would Draft Planning Commission Minutes November 12, 2014 Page 6 provide a regular way to do that. She asked that Assistant City Attorney Ansolabehere add any additional information. Commr. Draze noted that he is not saying he would vote against this program if it came up as code, but that there is just not enough information about it now and it does not need to be in the Housing Element Update. Assistant City Attorney Ansolabehere stated that if there is an imminent threat to safety, consent is not needed to enter a house, but otherwise consent and probable cause are required. He added that, if this program is in place, probable cause would not be needed and, if consent is not given, then staff is able to get an inspection warrant. Commr. Fowler stated that trying to beef up enforcement is one thing but having a policy that means getting into each and every house is something he cannot support. Assistant City Attorney Ansolabehere stated that when a complaint is received, consent to enter can come from either the occupant or the owner. Commr. Multari stated that an educational program for tenants about safety violations would be better and that Policy 1.6 will make housing more expensive, increase costs, hassle, and the potential that the problems discovered will not be about life/safety shortly after the program is in place. Commr. Malak stated that after hearing the Assistant City Attorney, he wants Policy 1.6 out totally. He noted he does not want someone coming to his door with a court order. On motion by Commr. Draze, seconded by Commr. Malak, to strike Program 1.6 from the Housing Element Update. AYES:Commrs. Draze, Fowler, Larson, Malak, Multari, and Riggs NOES:None RECUSED:None ABSENT:Commr. Dandekar The motion passed on a 6:0 vote. On motion by Commr. Multari, seconded by Commr. Riggs, to adopt the resolution which recommends that the City Council approve the Negative Declaration of Environmental Impact and adopt the 2014 Housing Element with the following amendments: a. Restate language for 1.4 to clarify rehabilitation objectives. b. Amend Program 4.6 to remove “size” and “amenities” and add “in locations that avoid segregation of such units”. c. Change “preserves” to “respects” in Policy 7.1. d. Include “or GreenPoint ” just after “LEED” in Policy 9.1(I) e. Replace “paving devoted to automobiles”in Policy 9.9 with “impermeable surface”. Draft Planning Commission Minutes November 12, 2014 Page 7 AYES:Commrs. Draze, Fowler, Larson, Malak, Multari, and Riggs NOES:None RECUSED:None ABSENT:Commr. Dandekar The motion passed on a 6:0 vote. There were no further comments made from the Commission. 2.500 Mountain View Street.AP-PC 111-14: Appeal of the Director’s interpretation of the Municipal Code in upholding a Notice to Correct regarding use of a recreational vehicle as a dwelling unit; R-1-S zone; City of San Luis Obispo, applicant; John Hollowman, appellant. (Assistant Planner Berg-Johansen) Assistant Planner Berg-Johansen presented the staff report, recommending adoption of the Draft Resolution denying the appeal and supporting the Director’s decision to uphold the citation. PUBLIC COMMENTS: Francesca Bonior, representing the property owner, requested a continuance because the property owner is in India and will be back in three weeks. Michelle Tasseff, SLO, described the difference between a trailer that is a legal dwelling unit and one that is not. She stated that the trailer on this property is not a legal dwelling unit. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Larson noted that the request for continuance would result in a long delay in dealing with this issue. Deputy Director Davidson affirmed this and noted that the appellant agreed to have a representative stand in for him because he knew he would be gone. Commr. Multari asked why this appeal, filed in April, took so long. Deputy Director Davidson stated that it was partly the decision of staff due to many other important issues that had to come before the Commission over the past several months. He added that this matter was removed from the agenda several times. Commr. Larson reopened public comment so Ms. Bonoir could speak again. In response to a question from Commr. Draze, Ms. Bonoir stated that she is a lawyer and she is familiar enough with the issue to be able to represent the owner's interest. Draft Planning Commission Minutes November 12, 2014 Page 8 In response to a question from Commr. Larson, she stated that there is a primary residence and a currently unoccupied secondary residence on the property. Deputy Director Davidson stated he is not sure this secondary residence is permitted but the owner is allowed to have two residences (one single family residence, one secondary dwelling unit) on this property. He stated that a third residence would not be allowed except with a use permit which would allow multiple dwellings on a large property of this size without the need for a lot split. Commr. Draze asked if Ms. Bonoir would have another opportunity to testify at this hearing. Assistant City Attorney Ansolabehere stated that she can speak again. Commr. Larson stated he would have been willing to reopen the public comment period if appropriate He added that it might make sense to continue the issue but he is disinclined to uphold the appeal and the way out is to get some kind of use permit although this vehicle may not be appropriate for that. He stated that there comes a time to bring operations up to code and he is inclined to uphold the staff recommendation which would mean the appellant could appeal to the City Council sooner. Commr. Fowler stated that he feels he does not have enough information. Commr. Riggs stated he is ready to make a motion. Commr. Malak stated that this issue is troubling because the trailer fulfills the need of a homeless person. Commr. Riggs stated that this was speculation. Commr. Malak stated that, according to his research, that the trailer used as a residence before 2012 could not be said to be a non-corforming use but that changes in the ordinance in 2012 leave him no choice but to deny the appeal. Deputy Director Davidson stated that he wanted to clarify that he is not implying that all that is needed is a use permit to legalize the existing RV because that would apply only to a permanent structure. He added that in 2012 there was a lot of discussion and an Ordinance about camping on the streets and in the public right-of-way but this situation is on private property. Commr. Multari stated he would like to grant the continuance since staff has put the hearing off previously. Commr. Draze stated he would like to offer the opportunity to do that. Commr. Larson reopened public comment. Ms. Bonoir stated that the applicant's position was that, due to a financial crisis that brought him within a month of losing his property, he rented out the trailer and did a refinance. She added that he was asking for a two-year period, long enough to keep his Draft Planning Commission Minutes November 12, 2014 Page 9 own property. She stated he was open to whatever options anyone suggests. She noted that she did not know about the use permit and was not clear on the definition of RVs as described by Michelle Tasseff. Commr. Riggs stated that perhaps the refinance and the secondary unit not being rented implies that the financial hardship no longer exists. Ms. Bonoir stated that the renter had moved out of the secondary unit. Commr. Draze asked if the person in the RV could rent the vacant secondary unit. Ms. Bonoir noted that the rent is double that of the RV. Commr. Fowler asked what the owner's plan is now if it was originally said to be a two- year plan. Ms. Bonoir stated that the owner was open to any option to bring the RV up to code but it looks like that would have to be about another dwelling. Commr. Larson stated that clearly use of the RV or trailer as a residence is not consistent with City code and, even it was, it would be a third unit. He added that this has been going on for four years so he is not too sympathetic. Commr. Fowler stated that the Commission is trying to find a path but Ms. Bonoir has to give “us a bone.” He added that this unit is a clear violation. Commr. Larson noted that, if the Commission goes along with the staff recommendation, the appellant can always take it to the City Council, but it is time to resolve this and a continuance would mean more delay. He added that the Commission does have a reasonable understanding of the appellant’s position and situation. Ms. Bonoir stated that the owner was interested in anything that would move it forward. Commr. Larson noted that moving forward would be resolving the code violation. Commr. Riggs stated that the Commission's decision is a code interpretation and he would like the Commissioners to stop speculating. He stated he wanted to be sure staff had reached out to the appellant to schedule this. Assistant Planner Berg-Johansen responded that he had a conversation with the appellant in which he asked him if the City could move forward without him there and he appellant agreed to that but a few days later had changed his mind. He added that the City decided that with the safety and fire issues, it was best to move forward. At this point Commr. Riggs moved to support the staff recommendation with a second by Commr. Draze. Draft Planning Commission Minutes November 12, 2014 Page 10 Commr. Fowler stated that the Commission has tried to solve problems before when it was about someone struggling with housing. He noted that this is when you go the extra mile. He supported a continuation. Commr. Larson stated he understood and appreciated that, but the path forward was to recognize the code violation and work to correct it. Commr. Riggs stated that it is not out of a lack of compassion that he is trying to move this forward but that the Commission has to interpret the code and the primary problem he has is that some of the facts do not seem to add up, such as the owner going to India and the secondary unit being unoccupied, so he supports focusing on a code interpretation. Commr. Malak agreed and stated that with code violations in 2008, six years ago, there has been more than enough time to resolve those issues. There were no further comments made from the Commission. On motion by Commr. Riggs, seconded by Commr. Draze, to adopt the Draft Resolution denying the appeal and supporting the Director's decision to uphold the citation. AYES:Commrs. Draze, Larson, Malak, Multari, and Riggs NOES:Commr. Fowler RECUSED:None ABSENT:Commr. Dandekar The motion passed on a 5:1 vote. 3.1460 Calle Joaquin.USE-0049-2014: Review of the establishment of a car wash in the Tourist-Commercial (C-T) zone including a categorical exemption from environmental review; Auzco Development, LLC, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of the draft resolution determining that the project is categorically exempt from the provisions of the California Environmental Quality Act, and granting a use permit to allow the operation of a car wash in the Tourist-Commercial (C-T) Zone, based on findings and subject to conditions. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Draze stated that this is a wonderful reuse of the building and asked if the roof equipment will be fixed because the roof looks shabby. Architect Garcia stated that the intent is to take building shell back to its original design. Draft Planning Commission Minutes November 12, 2014 Page 11 There was a discussion of the non-potable well water that will be filtered and recycled to wash cars Commr. Fowler noted that there was a problem with that aquifer being over- drafted which resulted in a compression of the land. Deputy Director Davidson stated that the Utilities Department developed conditions for this property's water use and concerns did not rise to a high level about over-drafting the aquifer. Commr. Riggs noted that this project was not required to go to the Cultural Heritage Committee. He complimented the applicant for preserving mid-century heritage, and noted that maybe the CHC will think about districting these parts of our heritage. There were no further comments made from the Commission. On motion by Commr. Draze, seconded by Commr. Riggs, to adopt the Draft Resolution determining that the project is categorically exempt from the provisions of the California Environmental Quality Act, and granting a use permit to allow the operation of a car wash in the Tourist-Commercial (C-T) Zone, based on findings and subject to conditions. AYES:Commrs. Draze, Fowler, Larson, Malak, Multari, and Riggs NOES:None RECUSED:None ABSENT:Commr. Dandekar The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 4.Staff a.Agenda Forecast: December 10, 2014, meeting--appeal of use permit for the Monterey Hotel, homeless center use permit, and the 2015-2017 goals. January 14, 2014 - -use permit for a private school academy, and use permit for a bar/brewery and tentatively the Righetti Ranch/Jones Tract Map in the Orcutt Area on January 28, 2014, meeting. 5.Commission ADJOURNMENT:The meeting was adjourned at 8:45 p.m. Respectfully submitted by, Diane Clement Recording Secretary