HomeMy WebLinkAboutItem 4b. 600 Tank Farm (MOD-0753-2024)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF PROPOSED CIRCULATION MODIFICATIONS TO THE
PREVIOUSLY APPROVED 600 TANK FARM ROAD PROJECT, AND ASSOCIATED
ADDENDUM TO THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT
PROJECT ADDRESS: 600 Tank Farm Road BY: John Rickenbach, Contract Planner
Phone Number: 805-610-1109
FILE NUMBERS: MOD-0753-2024 Email: JFRickenbach@aol.com
APPLICANT: Covelop, Inc. FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Adopt the Draft PC Resolution (Attachment A) recommending the City Council:
1. Approve a modification to conditions of approval related to revised offsite public
circulation improvements for the previously approved 600 Tank Farm Road project;
and
2. Approve an Addendum to the previously certified Final Environmental Impact
Report (FEIR) for the 600 Tank Farm Road project, pursuant to the California
Environmental Quality Act (CEQA).
SITE DATA
Applicant
Representative
General Plan
Zoning
Site Area
Environmental
Status
Covelop, Inc.
Damien Mavis
Services & Manufacturing
Service Commercial (C-S) with
Airport Area Specific Plan overlay
(C-S-SP)
~11.7 acres; current action only
affects offsite improvements
A Final EIR was certified when the
600 Tank Farm Road project was
approved in 2022. An Addendum to
that document has been prepared.
BACKGROUND AND SUMMARY
The 600 Tank Farm Road mixed-use development project was approved by the City
Council on February 1, 2022. The approved project included 280 residential units and
12,500 square feet of commercial space on an 11.7-acre parcel near the intersection of
Tank Farm and Santa Fe Roads. The approved site plan is included as Attachment B of
Meeting Date: 2/26/2025
Item Number: 4b
Time Estimate: 45 Minutes
Tank Farm Rd.
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this report. As part of the approval, the project was required to construct several
transportation improvements, including:
Extending Santa Fe Road (West) north as a new collector street for primary
access to the site.
Widening Tank Farm Road to add width for two westbound lanes along the project
frontage.
Adding curb/gutter, landscaped parkways, elevated one-way protected bike lanes,
sidewalks, street trees, and lighting along the Tank Farm and Santa Fe (West)
project frontages.
Designing and constructing the north, east and west legs of a roundabout at the
Tank Farm/Santa Fe (West) intersection.
Creating a shared-use path through the site and along Acacia Creek to connect
to Damon Garcia Sports Complex.
Connecting to a pedestrian, bike, and emergency vehicle bridge to link the site
with the 650 Tank Farm development (bridge to be built by 650 Tank Farm).
Conducting preliminary design and environmental studies for a future shared -use
path along Tank Farm Road between Santa Fe (West) and Innovation Way.
Since the project was approved in 2022, the project applicant, Covelop, Inc., has worked
on designing the required on-site and off-site improvements. However, they have been
unable to acquire the necessary off-site land from Chevron/Union Oil to build the planned
Tank Farm/Santa Fe roundabout. Chevron/Union Oil is conducting environmental testing
for polyfluoroalkyl substances (PFAS) substances on the former tank farm property and
is not ready to proceed with sale of the full right-of-way needed for the roundabout until
that testing is complete, which could take several more years, or longer.
After several years of coordination between the applicant, City Attorney’s Office, and City
Transportation staff, the City has confirmed that all reasonable efforts to acquire the land
have been made. Since the roundabout is currently considered infeasible, the applicant
has requested a modification to this aspect of the approved project, removing the
roundabout as a requirement for the 600 Tank Farm project.
To address circulation at this location, the applicant has proposed a modified/interim
access design concept for City review, detailed later in this report and in Attachment C
and Attachment D. This circulation change would not affect the land use plan, buildout
potential, or other required circulation improvements associated with project approval.
The reimbursement agreement for 600 Tank Farm, previously approved in 2022 for the
roundabout construction, would need to be updated if the roundabout is not constructed,
which is reflected in updated conditions of approval #113, #114, #116, #117, #118, and
#119. The applicant is still required to contribute to Transportation Impact Fees (TIF) for
future construction of the roundabout by others, as reflected in updated conditions of
approval #113 and #116.
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In addition to modifications to the Tank Farm Road transportation improvements, the
developer is requesting modification to the conditions of approval related to
undergrounding of utilities. There are eight (8) PG&E poles and overhead lines combined
on the project site and along the project frontage which are required to be undergrounded
with development. The developer is requesting to modify conditions of approval to allow
one (1) PG&E pole at the southeast corner of the project site to remain overhead due to
field conditions, lack of existing easements, and inability to obtain required new
easements from neighboring property owners that prevent the undergrounding of the one
PG&E pole without significant increases in undergrounding costs across several
neighboring property frontages. Seven (7) poles and attached lines are proposed to be
undergrounded including all poles and lines along the project frontage. In addition, the
developer would construct a conduit crossing the creek to the east of the project sit e to
facilitate future undergrounding of the pole and power line that is proposed to remain in
place. The pole that would remain in place would not conflict with the proposed interim
public improvements or future roundabout construction.
1.0 COMMISSION'S PURVIEW
The Planning Commission’s (PC’s) role is to 1) review and make recommendations to the
City Council regarding the proposed project modifications’ consistency with the previous
project approval, which was found to be consistent with the General Plan 1, Airport Area
Specific Plan (AASP)2, Zoning Regulations3, Active Transportation Plan4, and other
applicable City development standards, and 2) review and make a recommendation to
the City Council regarding the associated Addendum to the Final Environmental Impact
Report (EIR).
2.0 PREVIOUS REVIEW
The original City Council February 1, 2022 project approval was based on previous review
from various advisory bodies from July 2020 through November 2021, including the Active
Transportation Committee (ATC), Tree Committee (TC), Architectural Review
Commission (ARC), and Planning Commission. The project was also reviewed by the
Airport Land Use Commission (ALUC) and found to be consistent with the San Luis
Obispo County Airport Land Use Plan. One of the required offsite improvements of the
City Council approved project was a roundabout at the intersection of Tank Farm Road
and Santa Fe Road (West).
On January 16, 2025, the Active Transportation Committee (ATC) reviewed the proposed
modified/interim circulation improvements for consistency with the Active Transportati on
Plan (ATP). The ATC recommended approval of the proposed interim transportation
improvements, subject to additional modifications which have since been incorporated
1 General Plan: Land Use Element Chapter 2 (Conservation and Development of Residential
Neighborhoods), Housing Element Chapter 3 (Goals, Policies and Programs), Circulation Element Chapter
6 (Multi-Modal Circulation) and Chapter 9 (Street Network Changes)
2 AASP: Chapter 4.0 (Land Use); Chapter 5.0 (Community Design)
3 Zoning Regulations Article 3 (Regulations and Standards Applicable to All Zones) and Article 8 (Housing-
Related Regulations)
4 Active Transportation Plan Chapter 5 (Recommended Bicycle & Pedestrian Projects), Chapter 6
(Bicycle & Pedestrian Programs), and Chapter 7 (Implementation)
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into the proposal by the applicant as further detailed and analyzed in Section 4.3 of this
report below.
3.0 PROPOSED CHANGES TO THE PREVIOUSLY APPROVED PROJECT
As currently proposed by the developer, the modified project would eliminate the
previously planned roundabout at the intersection of Tank Farm Road and Santa Fe Road
(West), replacing this project component with a modified/interim access design concept
that would provide access to the project site without the roundabout until it can be built in
the future by the City or other private development when the required right-of-way is
available. Key features of the interim transportation improvements include:
Tank Farm Road/Santa Fe Road (West) Intersection: Unsignalized, with stop
control on the Santa Fe Road (West) approach.
Minor Road Widening on Tank Farm Road: Widening to add an eastbound left-
turn lane into Santa Fe Road (West) and buffered on-street bike lanes along Tank
Farm Road.
Frontage Improvements:
o Santa Fe Road (West): Landscaped parkway, lighting, street trees, and an
elevated (sidewalk-level) two-way shared-use pedestrian/bicycle path on
the east side of street only. The shared-use path is to be constructed with
permanent materials (concrete) and designed with flexibility to convert to a
separate pedestrian sidewalk and one-way northbound protected bike lane
in the future by others, which is the ultimate configuration recommended
per the ATP.
o Tank Farm Road: Landscaped parkway, lighting, street trees, and a two-
way shared-use path between Santa Fe (West) and the Mindbody traffic
signal. Shared-use path constructed in permanent materials (concrete)
along 600 Tank Farm Road frontage, and with temporary (asphalt) east of
frontage to Mindbody signal. The shared-use path is to be designed with
flexibility to convert to a separate sidewalk and one-way westbound
protected bike lane in the future by others, consistent with the ATP. Tank
Farm Road improvements also include widening of the existing culvert at
Acacia Creek.
Temporary Sidewalk: Asphalt sidewalk on street-level along the north side of Tank
Farm Road from the Mindbody signal to Broad Street with a protective curb
separating pedestrians from vehicle traffic. This provides pedestrian connectivity
between the development and Tank Farm Road/Broad Street intersection until
permanent sidewalks are constructed by neighboring properties in the future.
Traffic Safety Features: Landscaped center median along Tank Farm Road
frontage to prevent illegal left turns, acceleration lanes to improve left -turn access
to Tank Farm Road from southbound Santa Fe (West) and northbound Sant a Fe
(East), radar speed feedback signs, striping and warning signage to encourage
safer speeds.
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Signal Modifications: Updates to the Tank Farm Road/Mindbody intersection to
add pedestrian and bicycle signals phases and bicycle left turn box to improve
Tank Farm Road crossings.
The improvements on Tank Farm Road east of the project site (in the direction of the
Tank Farm Road/Mindbody intersection and Broad Street) would occur on two adjacent
properties with approved projects: the 650 Tank Farm Road Mixed-Use Project (Mitigated
Negative Declaration SCH #2018111054) and the 660 Tank Farm Northwest Corner
Broad and Tank Farm Mixed-Use Commercial/Assisted Living Project (Mitigated
Negative Declaration SCH #2019049030). The modified project transportation
improvements are substantially consistent with the existing entitlements on these
properties in the context of their footprints and area of potential disturbance .
The interim transportation improvement design concept proposed by the applicant is
shown in Figure 1 below and included as Attachment C of this report, and the applicant’s
narrative of the proposed transportation modifications is included as Attachment D .
In addition to the proposed interim transportation improvements, the applicant is
proposing a modification to conditions of approval regarding undergrounding of overhead
utility lines. There are eight (8) PG&E poles and overhead lines combined on the project
site and along the project frontage which are required to be undergrounded with
development. The developer is requesting to modify conditions of approval to allow one
(1) PG&E pole at the southeast corner of the project site to rema in overhead. The
applicant’s written request regarding undergrounding is included as Attachment E.
Figure 1: Proposed Interim Transportation Improvements Design Concept: Tank Farm Road
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Coordination with PG&E over the past year has provided cost estimates for
undergrounding. Due to site conditions, lack of existing easements, and the inabil ity to
obtain new easements for electrical facilities needed to underground the pole at the
southeast corner of the project site, the additional offsite undergrounding that would be
required to comply with the current undergrounding condition would exceed $1.3 million
in addition to the costs for undergrounding on the project site and along the project
frontage. The applicant is requesting the project’s conditions of approval be modified to
allow the pole at the southeast corner to be left in place or moved slightly as required to
underground the rest of the project frontage to allow for undergrounding by a neighboring
property at a later date. In addition, the developer proposes to construct a conduit
crossing the creek to the east of the project site to fa cilitate future undergrounding of the
pole and power line that is proposed to remain in place. The pole that would remain in
place would not conflict with the proposed interim public improvements or future
roundabout construction.
4.0 PROJECT ANALYSIS
The 600 Tank Farm project as approved in 2022 was found to be in conformance with the
General Plan, AASP, and applicable aspects of the Zoning Regulations, as well as
applicable Engineering Standards. The currently proposed modification to offsite
transportation features and undergrounding of utilities must also conform with applicable
policies and standards. Staff has evaluated the proposed project modifications and
identified discussion items for the Planning Commission to consider, including
recommendations provided by the ATC. These are discussed Section 4.1 below.
No other aspect of the approved project’s development potential or any related onsite
improvements are proposed to change as a result of this action and remain in
conformance with applicable provisions of the City’s regulatory framework.
4.1 Consistency with the General Plan
The previously approved project was found to be consistent with all aspects of the
General Plan. The discussion below is limited to the proposed circulation modifications
and undergrounding of utilities as they relate to the relevant aspects of the General Plan.
Land Use Element (LUE): The approved project has components that support circulation-
oriented policies in the LUE. LUE Policy 10.4 (Encourage Walkability) states that the City
shall encourage projects which provide for and enhance active and environmentally
sustainable modes of transportation, such as pedestrian movement, bicycle access, and
transit services. The proposed circulation modification is consistent with that policy, as it
still provides multi-modal access between the project site and nearby non -residential
destinations.
Circulation Element (CE): The CE describes how transportation will be provided in the
community. The project includes features that support multi-modal transportation,
consistent with the following policies. CE Policy 4.1.1 (Bicycle Use) states that the City
shall expand the bicycle network and provide end of trip facilities to encourage bicycle
use and to make bicycling safe, convenient and enjoyable. CE Policy 5.1.2 (Sidewalks
and Paths) states that the City should complete a continuous pedestrian network
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connecting residential areas with major activity centers as well as trails leading into city
and county open spaces.
Project Features that Support General Plan Policies
Project components that support Circulation-related policies include improvements to
transit, bicyclist facilities, and pedestrian facilities. Bicycle facilities in the study area
consist of Class II bike lanes, which provide a striped lane for one -way on-street bicycle
travel. Broad Street and Tank Farm Road both have Class II bike lanes on both sides of
the road throughout the study segments. The modified project would still provide
improvements to pedestrian circulation facilities along Tank Farm Road and Santa Fe
Road. The proposed project would provide for improved pedestrian facilities and
connectivity by connecting and improving existing sidewalks, crosswalks, and pedestrian
signals at signalized intersections. The reconfigured intersection of Tank Farm Road and
Santa Fe Road without a roundabout would still provide multi-modal access to nearby
offsite non-residential destinations, traffic operations consistent with the City’s adopted
performance thresholds, and remain consistent with Circulation Element policies.
Table 5 of the Circulation Element provides direction for the design of improvements to
Tank Farm Road, as follows:
“Widen Tank Farm Road as a Parkway Arterial with 2 lanes in each direction, a
center turn lane/landscaped median, Class II bike lanes, sidewalks and Class I
bike lanes (where feasible) from Higuera to Broad. (see AASP)”
Based on this, the project remains consistent with the General Plan, since it does not
specify whether or not a roundabout is required at the intersection of Tank Farm and
Santa Fe Road. However, the table also refers to the AASP, which provides more
direction on the nature of this improvement. As discussed in the following section on the
AASP, that document does specify a roundabout at the intersection of Tank Farm and
Santa Fe Road. The project’s consistency with that document is discussed in the
following section of this report.
In relation to undergrounding of utilities, the General Plan does not include specific
requirements for undergrounding. General Plan Policy 8.1.2 refers to specific plans, which
include development standards that would apply to the Airport Area, as discussed in detail
in the following section of this report.
4.2 Consistency with the Airport Area Specific Plan
The project area is within the Airport Area Specific Plan (AASP) boundaries, and thus
subject to its goals and policies. The AASP effectively establishes a link between
implementing policies of the General Plan and the individual development proposals
within the AASP boundaries.
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Circulation Modifications
Chapter 6 of the AASP includes goals and policies related to circulation. The AASP
defines the roadway classifications for roads traversing the area. Tank Farm Road is
defined as a “Parkway Arterial”, while Santa Fe Road is a “Commercial Collector.” As
part of the 2022 project approval, required improvements to those roadways were
consistent with those classifications.
Figure 6-1 of the AASP shows a roundabout at the intersection of Tank Farm Road a nd
Santa Fe Road. The approved project included a roundabout and was consistent with
this aspect of the AASP. The proposed modification to this intersection does not include
the roundabout. However, the project applicant is constrained by the inability to acquire
the land needed for the roundabout for reasons beyond the applicant’s control.
Section 6.2.1 of the AASP acknowledges the potential tradeoffs in designing the street
system within the plan area, and states the following:
“A unique challenge is to design the AASP arterial and collector street system to
meet the access, mobility, safety and vehicle classification needs of the area
without over-designing the facilities.”
The intent of this statement is the overall circulation goal of the AASP i s to ensure access,
mobility and safety in the design of the arterial and collector streets. The plan is open to
different design approaches to meeting goals related to safety, access , and mobility.
Based on the City Engineer’s review of the updated circulation concept, the modified
design meets the goals of the AASP. Notably, while constructing a more standard
intersection configuration than the previously planned roundabout, the applicant shall also
prepare designs, dedicate on-site right-of-way, and pay fair share fees towards the future
roundabout to be constructed by others, as required by conditions of approval #113
through #117. The modified conditions of approval not only reflect elimination of the
obligation to construct the Tank Farm/Santa Fe Roundabout, but also include the
following considerations to facilitate future construction of the roundabout at a later date:
In addition to payment of TIF fees, the applicant is required to pay additional fair
share fee for the portion of the Tank Farm/Santa Fe Roundabout costs that exceed
the amount currently programed in the Citywide TIF program under which the
project will remained vested. Through the preliminary designs developed over the
past several years, the roundabout has been identified to cost significantly more
than the current TIF identifies. If the applicant receives approval to defer
construction of the roundabout to others, the project is still required to pay their fair
share percentage of that delta, as noted in condition #113.
Updated condition #113 requires the applicant to pay a deposit for the costs
needed to remove/reconstruct their interim frontage improvements when the future
roundabout is constructed by others. The proposed condition requires the
applicant to provide an engineer’s estimate for this cost and escalate the amount
out 10 years into the future using California Construction Cost index. The intent is
that these funds would be used in the future by whomever is constructing th e
roundabout, so that the City (or other developer) is not paying any direct costs for
reconstruction of 600 Tank Farm’s interim frontage improvements.
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The proposed project modification is considered consistent with the intent of the
circulation aspects of the AASP because the interim improvements will provide the
transportation improvements required to serve the 600 Tank Farm project and will also
provide right-of-way, design work, and fair share funding to facilitate the Tank Farm
roundabout build out in the future once land acquisitions are available. Please also refer
to the discussion in Section 4.3, which analyzes the project’s consistency with the City’s
Active Transportation Plan (ATP).
Utility Undergrounding
Utility undergrounding requirements are also identified in the AASP. Section 7.7 states
“All new development shall be responsible for undergrounding of existing overhead utility
lines along that development’s frontage or constructing underground utility line s along
new roadways concurrent with the construction of new roadways.” The project conditions
of approval #75 and #76 were included to reflect this requirement.
AASP section 7.8 acknowledges that interim utility solutions may be needed if the
permanent systems cannot be made available at the time of development. Due to the
interconnection of the southeasterly pole to other power poles located offsite from the 600
Tank Farm project frontage, and the high cost associated with undergrounding the pole
at the southeastern corner of the project site, which would require continuing the
undergrounding beyond the southeast corner of the project site along several adjacent
property frontages, the applicant’s proposal to underground 7 of the 8 poles on the
property and along the project frontage and construction of the conduit crossing the creek
east of the project site to facilitate future undergrounding of the one remaining pole can
be considered an interim improvement, consistent with the long term plan for
undergrounding to be completed at a later date by other adjacent property owners.
Therefore, the applicant’s current proposal for modification to undergrounding
requirements is consistent with the AASP. Condition #76 has been modified in the
attached resolution to reflect the applicant’s request for one pole (and powerlines to the
east of that pole) to remain and require the installation of the conduit to the east across
Acacia Creek to facilitate future undergrounding of the lines/pole.
4.3 Consistency with the Active Transportation Plan
The project was reviewed by the Active Transportation Committee (ATC) on January 16,
2025. In that meeting, the ATC provided recommendations to address key design issues
related to the revised circulation concept, in order to ensure consistency with both the
Circulation Element and the Active Transportation Plan (ATP). These included the
following:
1. Support the proposed two-way shared-use path on Tank Farm as an interim design,
with a recommendation to design this so it could be converted to a separate one-way
protected bike lane and sidewalk (per the original project design and ultimate plans per
the ATP) in the future, if needed; and
2. Recommend designing the portion of the Santa Fe (west) bikeway similar to Tank
Farm. This would be as a two-way shared-use path instead of separate sidewalk and
one-way protected bike lane, designed so that it could be converted back to a separate
sidewalk and bike lane in the future consistent with the ATP, if desired; and
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3. Direction to staff to monitor use of the Broad/Tank Farm intersection once the project
is occupied to see if right-turn on red restrictions or other features are warranted if there
are conflicts with new eastbound cyclists at this intersection.
The ATC recommendations (1 and 2 above) have been incorporated into the updated
improvement design by the applicant, as shown in Figure 1 above and in Attachment C.
In addition to deferring the Tank Farm/Santa Fe Roundabout, there are a few other
components of the modified/interim access design that differ from the long-term bicycle
and pedestrian facilities proposed on Tank Farm Road per the City’s currently adopted
Active Transportation Plan (ATP). Table 1, included as Attachment H of this report,
summarizes the consistency of the modified project to relevant city transportation
plans/policies and compares that to the originally approved project. Visual
representations of the bicycle and pedestrian circulation from both the approved 2022
designs and the proposed 2025 design are included in the January 16, 2025 ATC agenda
report.
The most noteworthy difference of the modified project is the elimination of the Tank
Farm/Santa Fe (West) roundabout as a project requirement, which has been deemed
infeasible at this time. Without the roundabout, it will be less convenient for autos, bikes,
and pedestrians to cross Tank Farm Road directly at this intersection. The Transportation
Impact Study prepared for the modified/interim project design (Attachment F) indicates
that Tank Farm/Santa Fe (West) intersection will operate within the City’s adopted
delay/congestion targets for autos until futu re planned modifications to Santa Fe are
constructed—if Santa Fe (West) is extended north to Prado Road or Santa Fe (East) is
realigned to the Santa Fe (West) as a single intersection, as planned per the Circulation
Element and AASP, installation of a roundabout or a traffic signal will be required. It
should also be noted that the modified project improves operations at the existing Tank
Farm/Santa Fe (East) intersection compared to current conditions through the addition of
a left-turn acceleration lane, which allows drivers to make the northbound left-turn onto
Tank Farm Road in two stages, which reduces delays and congestion.
Per the modified project proposal, pedestrians and bicyclists are encouraged to cross
Tank Farm Road at the nearby Mindbody signal. Under the modified project, the applicant
would construct improvements to this signal to better facilitate bike/pedestrian crossings
and construct a two-way shared-use path along the north side of Tank Farm between
Santa Fe and Mindbody to improve access to this crossing for eastbound cyclists. As
noted in Table 1 (Attachment H), this differs from the ATP, which calls for a westbound
one-way protected bike lane for this segment. The project applicant explored the
possibility of extending this two-way shared-use path all the way east to Broad Street;
however, the existing right-of-way east of Mindbody is not wide enough and the current
property owner(s) are not interested in negotiating additional right-of-way at this time. For
this reason, the project proposes a narrow temporary sidewalk only on the north side
between Mindbody and Broad Street for pedestrians, while eastbound cyclists would
need to cross the street at the Mindbody signal to continue easterly.
While the proposal to provide a two-way shared-use path on the north side of Tank Farm
along the project frontage is a logical interim design, it is not consistent with the ATP,
which calls for one-way protected bike lanes and separate sidewalks on each side of Tank
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Farm Road east of Santa Fe. However, the interim design does not preclude converting
the two-way path to separate one-way westbound bike lane and sidewalk at a future date
to ensure ATP consistency when other adjacent developments move forward . As
identified in modified condition of approval #126, the applicant shall demonstrate a good
faith effort to acquire the off-site right-of-way needed to extend this shared-use
pedestrian/bicycle path all the way east to the Tank Farm/Broad Street intersection, and
if right-of-way cannot be obtained, the interim pedestrian sidewalk shall be constructed
by the applicant within the available right-of-way.
At the January 2025 meeting, the ATC approved a motion supporting the design as two-
way shared-use ped/bike paths (Class I bikeway per Caltrans naming convention), but
did not want to formally amend the ATP. The direction was to provide two-way shared-
use paths for added connectivity in the interim, but to design in a way that could
reasonably be converted to separate sidewalk and one -way protected bike lanes (Class
IV bikeway per Caltrans naming) as called for in the ATP at a future date. For example,
the previously-approved developments at neighboring 650 Tank Farm and 660 Tank
Farm include plans for internal bicycle and pedestrian connectivity to Broad Street parallel
to Tank Farm Road; however, it is currently uncertain when these properties will develop.
The modified project design provides efficient two -way, east-west connectivity in the
interim until this off -street parallel route is available. If the neighboring properties at 650
and 660 Tank Farm develop in the future , there would be potential to then modify
striping/signage on the Tank Farm and Santa Fe shared -use paths to designate separate
sidewalk and one-way bike lanes, consistent with the ATP. The interim design proposed
by the applicant and recommended by ATC does not preclude the ultimate plans per the
ATP (which calls for one-way Class IV bikeways and separate sidewalks).
4.4 Consistency with the Zoning Regulations
The proposed circulation modifications and revised utility undergrounding do not affect
any aspect of the approved development related to zoning, including mixed -use
provisions, building design, square footage, the number of units, or other development
standards addressed in the zoning regulations. Therefore, the project as modified
remains consistent with the zoning regulations, as described in the February 2022 City
Council agenda report in support of the project’s original approval.
4.5 Consistency with the Subdivision Regulations
The proposed circulation modifications and revised utility undergrounding do not affect
any aspect of the approved development related to the approved common interest
phased subdivision. Therefore, the project as modified remains consistent with the
subdivision regulations, as described in the February 2022 City Council agenda report in
support of the project’s original approval.
4.6 Consistency with the Airport Land Use Plan
The San Luis Obispo County Airport Land Use Commission (ALUC) oversees
development subject to the ALUP to ensure safety related to airport operations, while the
City has ultimate jurisdiction over potential land use decisions and future development.
The ALUC reviewed the project on August 18, 2021 and determined that development
facilitated under the proposed AASP Amendment and rezone would be consistent with
the ALUP subject to conditions that are now required as part the project approval. The
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proposed circulation modifications do not affect any aspect of the project’s consistency
with the ALUP. In December 2024, ALUC staff confirmed that no ALUP conformity review
would be required for the modified project.
5.0 ENVIRONMENTAL REVIEW
A Draft Environmental Impact Report (EIR) was prepared for the originally approved
project under the California Environmental Quality Act (CEQA), and circulated for a 50-
day public review period that began on June 15, 2021 and ended on August 3, 2021. In
addition, a public meeting was held on Wednesday July 14, 2021 at a Planning
Commission meeting to receive public comments on the Draft EIR. The Final EIR, which
addressed public comments received during the public review period, was certified at the
time the project was approved in February 2022. The Final EIR, including responses to
comments on the Draft EIR, maybe be found on the City website in its entirety.
An Addendum to the Final EIR has been prepared to address changes to the approved
project, and is included as Attachment G. Pursuant to Section 15164(b) of the CEQA
Guidelines, an addendum to an adopted Final EIR may be prepared by the Lead Agency
that prepared the original Final EIR if only minor technical changes or additions are
necessary or none of the conditions described in Section 15162 have occurred that
require preparation of a subsequent EIR.
An Addendum is appropriate to address the modified project because the proposed
changes to the approved project do not meet the conditions of Section 15162(a) for
preparation of a subsequent EIR.
6.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including
Planning, Engineering, Transportation, Building, Utilities, and Fire. Any conditions of
approval or informational notes from these departments and divisions have been
incorporated into the Draft Resolution (Attachment A) for recommendation of project
approval.
7.0 ALTERNATIVES
1. Continue the item. An action to continue the hearing should include a detailed list
of additional information or analysis required.
2. Deny the project. An action recommending that the City Council deny the project
should include findings that cite the basis for denial and should reference
inconsistency with the General Plan, Community Design Guidelines, AASP,
Zoning Regulations or other policy documents. Should the PC want to pursue this
alternative, Staff recommends that the specific findings under Government Code
§ 65915(d)(1)(B) and (d)(3) are adequately addressed.
Page 22 of 214
MOD-0753-2024 600 Tank Farm Item 4b
Planning Commission Report – February 26, 2025
8.0 ATTACHMENTS
A – Draft PC Resolution Recommending City Council Approve the Modification
B – Previously Approved Site Plan and Roundabout (February 2022)
C – Proposed Project Modification: Tank Farm Road Transportation Improvements
D – Applicant Narrative: Proposed Project Modification
E – Applicant Proposal for Utilities Undergrounding Modification
F – Transportation Impact Study (Access Evaluation for Proposed Design)
G – Addendum to the 600 Tank Farm Final EIR
H – Policy Consistency of Proposed Active Transportation Facilities (Table 1)
Page 23 of 214
Page 24 of 214
RESOLUTION NO. PC-XXXX-25
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE THE PROPOSED
CIRCULATION AND CONDITION MODIFICATIONS FOR THE
PREVIOUSLY APPROVED 600 TANK FARM ROAD PROJECT AND
APPROVE THE ASSOCIATED ADDENDUM TO THE CERTIFIED FINAL
ENVIRONMENTAL IMPACT REPORT AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED FEBRUARY 26, 2025 (MOD-0753-2024)
WHEREAS, the City Council of the City of San Luis Obispo conducted a web
based teleconference hearing on February 1, 2022, pursuant to a proceeding instituted
under ARCH-0406-2021, SBDV-0407-2021, GENP-0814-2019, SPEC-0407-2020, and
EID-0608-2020, Covelop Inc., applicant, and adopted Resolution 11304 (2022 Series)
approving the 600 Tank Farm Road project and certifying the Final EIR for that project;
and
WHEREAS, as part of project development, the applicant has worked with City
staff to implement required mitigation measures and project conditions, one of which
would require a new roundabout at the intersection of Tank Farm Road and Santa Fe
Road; and
WHEREAS, the City has determined that all reasonable efforts have been made
by the applicant to acquire the land needed for the roundabout, but that the land is
unavailable for acquisition at this time; and
WHEREAS, the applicant has requested a modification to the roundabout
requirement and conditions of approval, proposing an alternate transportation design that
does not require as much land from the adjacent property owner; and
WHEREAS, an Addendum to the certified Final Environmental Impact Report
(EIR) (SCH #2020110426) was prepared to address changes to the previously-approved
project, pursuant to Section 15164(b) of the CEQA Guidelines, since only minor technical
changes or additions are necessary to the certified Final EIR and none of the conditions
described in Section 15162 of the CEQA Guidelines have occurred that require
preparation of a subsequent EIR; and
WHEREAS, the Active Transportation Committee of the City of San Luis Obispo
conducted a hearing on January 16, 2025, and provided recommended direction on the
modified circulation design; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
hearing on February 26, 2025, pursuant to a proceeding instituted under MOD-0753-
2024, Covelop Inc., applicant, to consider the modified project and recommendations
from the Active Transportation Committee; and
Page 25 of 214
Resolution No. PC-XXXX-25 Page 2
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo to recommend that the City Council approve the Addendum to the
certified Final EIR and approve the modified circulation design and conditions of approval
for the previously-approved 600 Tank Farm Mixed Use Project. This resolution is based
on the following findings, California Environmental Quality Act (CEQA) findings, and
conditions:
SECTION 1. Findings. The Planning Commission does hereby recommend
approval of the modified 600 Tank Farm Road project, based on the following findings:
1. The originally approved project (Resolution 11304 – 2022 Series) as conditioned
was found to be consistent with the General Plan and Airport Area Specific Plan
(AASP). As conditioned, the proposed project modification, together with the
provisions for design and improvement, is consistent with the General Plan,
including compatibility with objectives, policies, general land uses, and programs
specified in the General Plan and the AASP because Housing Element Program
6.13 specifically identifies the project site as appropriate for zoning to provide for
higher-density or mixed-use housing as compatible with other projects in the
vicinity.
2. As conditioned, the County of San Luis Obispo Airport Land Use Commission, on
August 18, 2021, found the originally approved project to be consistent with the
Airport Land Use Plan.
3. The modified project as conditioned is consistent with the land use and circulation
requirements of the General Plan, Airport Area Specific Plan, and Active
Transportation Plan, based on the analysis i ncluded in the Planning Commission
Agenda Report of February 26, 2025.
4. The originally approved project (Resolution 11304 – 2022 Series) as conditioned
was found to be conformance with development review requirements related to
project scale, size, character, or other considerations related to public health,
safety and welfare.
5. The modified project will not be detrimental to the health, safety, and welfare of
persons living or working at the project site or in the vicinity because the proposed
circulation modification will not introduce design issues detrimental to public health,
since the subdivision will occur on a previously developed site within an urbanized
area and, approval of this subdivision modification does not include variances or
exceptions from applicable design standards set forth in the Subdivision
Regulations, and the project modification has been found in conformance with
development standards and the Airport Area Specific Plan, and the project will be
compatible with site constraints, the scale/character of the site and the surrounding
neighborhood. As a Common Interest Subdivision, the project is subject to
architectural review and enforcement of relevant building and safety codes.
Page 26 of 214
Resolution No. PC-XXXX-25 Page 3
6. The project is consistent with Housing Element Policies 6.1 and 7.4 because the
project supports the development of more housing in accordance with the assigned
Regional Housing Needs Allocation and establishes a new neighborhood, with
pedestrian and bicycle linkages that provide direct, convenient and safe access to
adjacent neighborhoods consistent with the AASP.
7. As conditioned, the applicant has agreed to an indemnification clause to 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 and deferral of construction of the Tank Farm/Santa Fe Roundabout
(“Indemnified Claims”). Upon request of the City, applicant shall execute an
indemnification agreement in a form provided by the City prior to building permit
issuance. The site is physically suited for the type and density allowed in the
Service Commercial zone (C-S-SP) within the Specific Plan overlay, because the
adjacent property at 650 Tank Farm is also zoned C -S-SP and provides for a
similar mixed-use development project.
8. Due to property acquisition, environmental, and permitting constraints, and the
costs and timeframes associated with those constraints, current construction of the
Tank Farm/Santa Fe Roundabout project as originally contemplated is infeasible
at this time. As conditioned, the alternative interim transportation improvements
identified with this project modification are suitable for the density of the
development proposed and will not preclude the construction of future facilities
consistent with the ultimate long-term improvements consistent with the City’s
Active Transportation Plan and the Airport Area Specific Plan.
9. Due to property acquisition, environmental, and permitting constraints, and the
costs associated with those constraints, undergrounding of one single identified
utility pole has been determined to be infeasible at this time. As conditioned, the
utility undergrounding identified with this project modification, including th e single
power pole that would remain in place or be moved slightly offsite, would not
conflict with the proposed interim public improvements or future roundabout
construction, with final location to be reviewed and approved by the City Engineer
to ensure compatibly, as required by conditions of approval.
SECTION 2. California Environmental Quality Act (CEQA) Findings. Based upon
all the evidence, the Planning Commission recommends that the City Council approve
the Addendum to the certified Final Environmental Impact Report (FEIR) (State Clearing
House #2020110426), subject to the following CEQA findings in su pport of the modified
circulation improvements as conditioned and as related to the 600 Tank Farm Mixed Use
project:
1. The 600 Tank Farm Mixed Use Final Environmental Impact Report (Final EIR) was
prepared in accordance with the California Environmental Quality Act (CEQA) and
the State CEQA Guidelines, adequately addressing impacts associated with the
project.
Page 27 of 214
Resolution No. PC-XXXX-25 Page 4
2. The previously approved project was found to be consistent with the requirements
of the 600 Tank Farm Mixed Use FEIR as proposed based on the CEQA Findings
and Statement of Overriding Considerations, and prepared consistent with CEQA
Guidelines Sections 15091 and 15093, and this approval incorporates those FEIR
mitigation measures as applicable to the project, as described more fully in the
CEQA Findings of Fact and Statement of Overriding Considerations (Resolution
No.11304, Exhibit A) and Mitigation, Monitoring, and Reporting Program
(Resolution No.11304, Exhibit B).
3. All potentially significant effects were analyzed adequately in the referenced FEIR,
and reduced to the extent feasible, provided identified mitigation measures are
incorporated into the project and the mitigation monitoring program (refer to
Resolution No.11304, Exhibit B, Mitigation Monitoring and Reporting Program).
4. The proposed circulation modifications would not introduce any new impact nor
increase the severity of any previously-identified impact described in the certified
FEIR, nor would it modify or eliminate any previously -required mitigation
measures, as described in the Addendum to the FEIR prepared pursuant to CEQA
Guidelines Sections 15162 and 15164.
5. An addendum to the FEIR is the appropriate level of environmental review for the
modified project because neither the proposed project nor the circumstances
under which it is undertaken will result in substantial changes to the original project
which will require major revisions to the FEIR due to new or increased significant
environmental effects, and no new information of substantial importance shows
significant environmental effects not previously examined or newly-feasible
mitigation measures.
SECTION 3. Recommendation. The Planning Commission does hereby
recommend the City Council approve the proposed project modification with incorporation
of the following conditions, which were all part of the original 2022 project approval
(Resolution 11304), except modified as noted in strikethrough and underline to reflect
current 2025 modifications:
The project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to the project.
Planning Division
1. Final project design and construction drawings submitted for a building permit shall
be in substantial compliance with the project plans approved by the Planning
Commission (ARCH-0406-2021). A separate, full-size sheet shall be included in
working drawings submitted for a building permit that lists all conditions and code
requirements of project approval listed as sheet number 2. Reference shall be
made in the margin of listed items as to where in plans requirements are
Page 28 of 214
Resolution No. PC-XXXX-25 Page 5
addressed. Any change to approved de sign, colors, materials, landscaping, or
other conditions of approval must be approved by the Director or Architectural
Review Commission, as deemed appropriate.
2. Plans submitted for a building permit shall incorporate the design considerations
as described at the ARC hearing on October 4, 2021, the final designs of the
proposed project shall be modified to incorporate the following items, subject to
the satisfaction of the Community Development Director:
a. Provide one more color scheme for Building A types.
b. Incorporate balcony railings that provide more privacy; 66%-75% solid
panels to screen views.
c. On the Building B rear elevation provide white garage doors rather than gray
to blend in more.
d. Provide more planting or other visual indicators for pedestrians an d traffic
calming (referencing the red arrow shown on sheet A10 descending from
Santa Fe Road)
e. Use landscaping to reduce massing of Building E.
f. Provide well thought out pedestrian-scale elements.
3. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements. Colors and materials shall
be consistent with the color and material board submitted with Major Development
(Architectural) Review application. The project shall avoid repetition of design
color schemes, such that adjacent townhomes or buildings of a similar layout use
different color schemes. The applicant shall also note the use of smooth finish
stucco on the building plans to the satisfaction of the Community Development
Director.
4. Plans submitted for a building permit shall include recessed window details or
equivalent shadow variation, and all other details including but not limited to
awnings and railings. Plans shall indicate the type of materials for the window
frames and mullions, their dimensions, and colors. Plans shall include the
materials and dimensions of all lintels, sills, surrounds recesses and other related
window features. Plans shall demonstrate the use of high-quality materials for all
design features that reflect the architectural style of the project and are compatible
with the neighborhood character, to the approval of the Community Development
Director.
5. Plans submitted for a building permit shall include a revised railing system for the
balconies that provides a design that visually obscures views of storage on the
balconies and provides additional privacy between existing and new residential
units, subject to the satisfaction of the Community Development Director.
6. The property owner shall be responsible for maintaining and updating the current
parking calculation for the commercial component of the project upon the submittal
of Planning and Building permits for tenant changes or improvements, and/or each
business license, to ensure the site does not become under-parked.
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Resolution No. PC-XXXX-25 Page 6
7. All surface parking spaces must be available for common use and not exclusively
assigned to any individual use, required residential parking may be reserved, but
commercial parking must be made available for guests or overflow from
residences.
8. Plans submitted for a building permit shall clearly depict the location of all required
short and long-term bicycle parking for all intended uses, plans submitted for
construction permits shall include bicycle lockers or interior space within each
residential unit or parking area for the storage of at least two bicycle per residential
unit. Short-term bicycle racks such as “Peak Racks” shall be installed in close
proximity to, and visible from, the main entry into the buildings (inverted “U” rack
designs shall not be permitted). Sufficient detail shall be provided about the
placement and design of bike racks and lockers to demonstrate compliance with
relevant Engineering Standards and Community Design Guidelines, to the
satisfaction of the Public Works and Community Development Directors.
9. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained
value of 10 foot-candles. The locations of all lighting, including bollard style
landscaping or path lighting, shall be included in plans submitted for a building
permit. All wall-mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall-mounted lighting shall
complement building architecture. The lighting schedule for the building shall
include a graphic representation of the proposed lighting fixtures and cut -sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure
that light is directed downward consistent with the requirements of the City’s Night
Sky Preservation standards contained in Chapter §17.70.100 of the Zoning
Regulations.
10. Mechanical and electrical equipment shall be located internally to the buildings.
With submittal of working drawings, the applicant shall include sectional views of
the buildings, which clearly show the sizes of any proposed condensers and other
mechanical equipment. If any condensers, transformers, or other mechanical
equipment are to be ground mounted or placed on the roof, plans submitted for a
building permit shall confirm that these features will be adequately screened. A
line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
11. The storage area for trash and recycling cans shall be screened from the public
right-of-way consistent with §17.70.200 of the Zoning Regulatio ns. The subject
property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be
responsible for the clean-up of any landscape material in the public right-of-way.
12. A final landscaping plan, including irrigation details and plans, shall be submitted
to the Community Development Department along with working drawings. The
legend for the landscaping plan shall include the sizes and species of all
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Resolution No. PC-XXXX-25 Page 7
groundcovers, shrubs, and trees with corresponding symbols for each plant
material showing their specific locations on plans. Landscaping plans shall include
the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all exis ting
trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the
size and species of proposed street trees; and
e. A reclaimed water irrigation plan.
13. Plans submitted for construction permits shall include elevation and detail
drawings of all walls and fences. Fences, walls, and hedges will comply with the
development standards described in the Zoning Regulations (§17.70.070 –
Fences, Walls, and Hedges), except those identified in the Wall Height Exception
attached to the staff report dated November 17, 2021. Walls and fences should
remain as low as possible, long expanses of fence or wall surfaces shall be offset
and architecturally designed to prevent monotony. Evergreen ivy shall be planted
along the downslope side of all retaining walls that exceed 6 -feet in height, planting
of ivy shall be spaced out at a minimum of every 15 feet along the retaining walls,
to the satisfaction of the Community Development Director.
14. The location of any required backflow preventer and double -check assembly shall
be shown on all site plans submitted for a building permit, including the
landscaping plan. Construction plans shall also include a scaled diagram of the
equipment proposed. Where possible, as determined by the Utilities Director,
equipment shall be located inside the building within 20 feet of the front property
line. Where this is not possible, as determined b y the Utilities Director, the back-
flow preventer and double-check assembly shall be located in the street yard and
screened using a combination of paint color, landscaping and, if deemed
appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the
Utilities and Community Development Directors.
15. Prior to building permit issuance, the applicant shall submit an application and
receive approval for the installation of public art as part of the project or pay the in-
lieu fee (Municipal Code §17.32.030.E.5.b.(ii).(g)). Public art shall be installed prior
to occupancy of the project, to the satisfaction of the Community Development
Director.
16. The design of proposed structures will incorporate noise attenuating construction
techniques that reduces noise exposure to acceptable levels. Exposure in outdoor
activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB
consistent with the City’s Noise Ordinance. Plans submitted for construction
permits must clearly indicate and describe noise attenuation measures,
techniques, and materials, and demonstrates their compliance with noise levels
limits.
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Resolution No. PC-XXXX-25 Page 8
17. Prior to building occupancy, the owner of the property shall p rovide a Residential
Noise Notice in writing for residential occupants stating that the property is located
within a commercial zone in an urban-type environment and that noise levels may
be higher than a strictly residential area.
18. Plans submitted for a building permit shall ensure consistency with the Airport Land
Use Commission’s (ALUC) conditions from the August 18, 2021 hearing. Any
increase in the number of dwelling units or commercial square footage shall be
referred to the ALUC for determination of consistency with the Airport Land Use
Plan (ALUP). The project is subject to the following ALUC conditions;
a. The average density/intensity for the site shall not exceed 75 persons per
acre.
b. The densest portion of the site (southwest 1 acre containing the two mixed-
use buildings) shall have an intensity not to exceed 150 persons per acre.
c. The maximum height limit of structures on the Project site shall not exceed
36 feet for any occupied structures, and 46 feet for any non -occupied
architectural features. The construction plans for the proposed dwelling
shall be submitted via FAA Form 7460-1 to the Air Traffic Division of the
FAA regional office having jurisdiction over San Luis Obispo County at least
45 days before proposed construction or application for a bu ilding permit,
to determine compliance with the provisions of FAR Part 77.
d. The Project shall comply with all noise policies as required by the ALUP.
e. No structure, landscaping, apparatus, or other feature, whether temporary
or permanent in nature shall constitute an obstruction to air navigation or a
hazard to air navigation, as defined by the ALUP.
f. Any use is prohibited that may entail characteristics which would potentially
interfere with the takeoff, landing, or maneuvering of aircraft at the Airport,
including:
• Creation of electrical interference with navigation signals or radio
communication between the aircraft and airport;
• Lighting which is difficult to distinguish from airport lighting;
• Glare in the eyes of pilots using the airport;
• Uses which attract birds and create bird strike hazards;
• Uses which produce visually significant quantities of smoke; and
• Uses which entail a risk of physical injury to operators or passengers of
aircraft (e.g., exterior laser light demonstrations or shows).
g. Avigation easements shall be recorded for each property developed within
the Project site prior to the issuance of any building permit or land use
permit.
h. All owners, potential purchasers, occupants (whether as owners or renters),
and potential occupants (whether as owners or renters) shall receive full
and accurate disclosure concerning the noise, safety, or overflight impacts
associated with Airport operations prior to entering any contractual
obligation to purchase, lease, rent, or otherwise occupy any property or
properties within the Airport area.
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Resolution No. PC-XXXX-25 Page 9
19. Any new proposed signage in addition to the monument sign shall be reviewed by
the Planning Division to ensure appropriateness for the site and compliance with
the Sign Regulations. Signage shall coordinate with building architecture and the
type of land use. The Director may refer additional signage to the ARC if it seems
excessive or out of character with the project.
Housing Programs – Community Development Department
20. Prior to the issuance of construction permits, the city and the project owners shall
enter into an Affordable Housing Agreement, to be recorded in the office of the
county recorder. The agreement shall specify mechanisms or procedures to
assure the continued affordability and availability of 11 units (three studios, six 1-
bedrooms, and two 2-bedroom units) to moderate income households that is of the
same size, appearance and basic quality as the market-rate units, to the
satisfaction of the Community Development Director.
Engineering Division – Public Works/Community Development
21. The development project plans shall be in accordance with the approved tentative
map and any mitigation measures or conditions of approval related to Vesting
Common Interest Tentative Parcel Map SLO 21-0015 (SBDV-0407-2021) and as
reflected in the 2025 project modification, and the certified Final EIR and approved
Mitigation Monitoring and Reporting Program.
22. The public and subdivision improvements related to this development shall be
approved or substantially approved to the satisfaction of the Public Works and
Community Development Departments prior to building permit issuance for the
development project.
23. Construction and/or improvement phasing, if proposed, shall be approved to the
satisfaction of the directors of Community Development, Public Works, and Utility
Departments.
24. Final roadway alignment shall be substantially in conformance with the AASP,
Active Transportation Plan, and City Engineering Standards except where the
applicant has requested and been granted a formal design exception by the Public
Works Director or designee.
25. A separate public improvement/subdivision improvement plan application, review
fee, and inspection fee will be required in accordance with the Engineering fee
schedule in effect at the time of plan submittal. The plans and suppo rting
documents shall be in accordance with the codes and standards in effect at the
time of application.
26. A separate demolition permit will be required for the removal of any existing non -
exempt structures, if applicable.
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Resolution No. PC-XXXX-25 Page 10
27. The improvement plans and building plan submittals shall include a complete
topographic survey and/or existing site development plans showing all existing
structures, site improvements, utilities, water wells, private waste disposal
systems, tanks, and trees, if applicable. The plan shall clarify the limits of the
demolitions and improvements to remain.
28. The plans shall include a complete tree summary show the diameter and species
of all trees. The plans shall clarify the trees to remain and the trees to be removed.
Trees to remain may require a tree preservation plan per City Engineering
Standards.
29. Invasive plant species, if discovered along the Acacia Creek corridor or on site
shall be removed or eradicated to the satisfaction of the Planning Division and
Natural Resources Manager.
30. Agency permits required for any work within the creek corridor shall be secured
prior to commencing with any demolitions, grading, and construction within the
jurisdictional areas. Any jurisdictional permits and/or authorizations and/or
authorizations from the Army Corps of Engineers, California Department of Fish
and Wildlife, U.S. Fish and Wildlife Service, or Regional Water Quality Control
Board required for the drainage, site improvements, street and road improvements
shall be issued prior to plan approval and/or commencing with work within the
respective waterways. Permit conditions shall be reflected on the approved plans
and/or development submittal supporting documents.
31. A SWPPP and Waste Discharger Identification Number (WDID) shall be issued
and referenced on the grading, erosion control, and stormwater control plan sheets
prior to plan approval and permit issuance.
32. The site development plan and grading plan shall show and honor the entitled
design for the pedestrian and emergency vehicle access across Acacia Creek to
650 Tank Farm Road.
33. A reciprocal access agreement with 650 Tank Farm Road shall be recorded to
provide continuity for the pedestrian/bikeway accessways. The agreement shall
be recorded in junction with the parcel map recordation and/or prior to building
permit issuance for the development project.
34. Unless an alternate design is approved by the Planning Division and the Public
Works/Transportation Division, the proposed bike and pedestrian walks and
pathways shall be designed and constructed of Portland Cement Concrete per City
Engineering Standards.
35. The final site and stairway designs shall verify that required handrail extensions
will not project into walkways and the bikeway or required 2’ shoulder areas.
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Resolution No. PC-XXXX-25 Page 11
36. The limits of demolitions, culvert removal, rubble removal, and creek
cleaning/restoration in the area of the existing Acacia Creek crossing and access
easement shall be approved to the satisfaction of the City Biologist and Natural
Resources Manager.
37. Depending upon project timing through this corridor of Tank Farm Road, off -site
improvements currently proposed with the mixed -use development located at 650
Tank Farm Road may be required to accommodate motor vehicle, bike, and
pedestrian circulation improvements and their transitions to the existing
improvements.
38. The applicant/developer may request that the City support a private
reimbursement agreement for certain off -site improvements or infrastructure
oversizing that are considered to be in excess of those required to support the
proposed development.
39. If applicable for any off-site improvements, the limits of improvements within the
creek corridors required for the Tank Farm Road widening shall be approved by
the Public Works Director in collaboration with the City Biologist and Natural
Resources Manager. Additional silt and debris removal may be required within the
culverts and at their downstream outlets.
40. The development plans, building plans, grading/drainage plans, and public
improvement plans shall show and note com pliance with the City’s Drainage
Design Manual, Floodplain Management Regulations, and Post Construction
Stormwater Regulations (PCRs).
41. The project plans and reports shall show that the new structures will be located
outside of the Special Flood Hazard Area (SFHA) and shall be constructed with
finish floors at least 1’ above any established Base Flood Elevation(s). A
Conditional Letter of Map Revision (CLOMR) shall be processed and approved
prior to grading or placement of fill within the SFHA. The final Letter of Map
Revision (LOMR) shall be processed within 6 months after the completion of
grading and shall be finally approved prior to building permit issuance for any
structures located within the existing and unamended SFHA.
42. The grading and drainage plan and associate reports shall evaluate the run -on
from the adjoining “flower mound”. The plan and analysis shall evaluate how any
run-on will be collected and conveyed to a non-erosive outlet.
43. The grading and drainage plan shall evaluate the run-off from the development
improvements, including any run-off from the partial/interim development of Santa
Fe, and improvements to Tank Farm Road, and the round-a-bout. The analysis
shall include both water quantity and water quality treatment.
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Resolution No. PC-XXXX-25 Page 12
44. This project site shall include the private and public improvements related to this
common plan for evaluation of the PCRs. All off-site altered or replaced impervious
surfaces related to the development of the Santa Fe extension, round-a-bout
improvements, and Tank Farm Road improvements shall be included as Drainage
Management Areas (DMAs) with appropriate water quality treatment and retention
strategies. Temporary basins or Storm Water Control Measures (SCMs) may be
proposed.
45. Any off-site easements or easement agreements required for the proposed
improvements and SCM’s shall be recorded prior to plan approvals. A separate
grading permit and encroachment permits may be required from the County of San
Luis Obispo for work or construction staging that occurs outside the city limits or
within the County public right-of-way.
46. An Operation and Maintenance Manual will be required with the improvement and
building permit application submittals. A separate Private Stormwater Conveyance
Agreement shall be recorded prior to approvals.
47. Unless specifically approved by the Public Works Department all stormwater
control measures (SCMs) shall be located on private property and shall be
maintained by the property owner, a Property Owner Association, or Homeowner
Association.
48. Any SCMs approved for location within an existing or future publ ic right-of-way
may require an encroachment and maintenance agreement with the city and/or
County unless the City or County agree to any maintenance.
49. Walls, fences, and wall-fence combinations shall meet the wall height
requirements in the zoning code and community design guidelines to the
satisfaction of the Planning Division, unless a Fence Height Exception is approved
pursuant to the City Zoning Regulations. Tiered walls and/or off -site grading may
be required to eliminate walls or reduce the wall heig ht in the area of the “flower
mound” along the tract boundary at lots 5 and 7.
50. All site retaining walls shall be evaluated for areas needing fall protection
fencing/guardrails or privacy fencing that would increase the height of the wall-
fence combination.
51. Access controls for the proposed new bridge across Acacia Creek shall be
approved to the satisfaction of the Fire Department and shall be in accordance
with City Engineering Standards. An offsite easement or license agreement may
be required from the property owner at 650 Tank Farm to construct or improve any
required emergency access or proposed construction access across the adjoining
parcel.
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Resolution No. PC-XXXX-25 Page 13
52. Unless a phased construction plan is approved by the Community Development
Department, all access roads, required secondary access, fire department access,
and any required fire hydrant installations shall be completed prior to commencing
with combustible construction.
53. Any required or proposed secondary access road(s) shall comply with City
Standards and guidelines, ADA standards, and the California Fire and Building
codes.
54. The developer shall exhaust reasonable efforts to complete the final design and
construction of the off-site improvements to the ultimate plan to limit the amount of
throw away improvements. Phased, partial, or temporary improvements may be
considered and shall be approved to the satisfaction of the Public Works and
Community Development Departments. Temporary improvements may include
water quality treatment BMPs.
55. An offsite easement or license agreement may be required from Chevron to
construct the proposed Tank Farm and Santa Fe improvements.
56. Offers of dedication will be required for any Tank Farm Road and Santa Fe Road
improvements widening, round-a-bout construction, Santa Fe Road construction,
cul-de-sac improvements, including grading, drainage, and slope easements.
Offers of dedication of on-site property shall include the right-of-way needed for
construction of the interim street improvements and ultimate right -of-way needed
to construct the future Tank Farm/Santa Fe Roundabout.
57. The Tank Farm Road improvements shall conform to any existing endorsed and
entitled designs and/or built-out improvements or shall provide for a reasonable
transition to the existing unimproved sections to the satisfaction of the Public
Works Department.
58. Except as set forth herein, all public improvements, including any off -site
improvements, shall be designed, and completed to the satisfaction of the Public
Works Department, Utilities Department and Fire Department. Public
Improvements shall be in substantial conformance with the Airport Area Specific
Plan (AASP), Active Transportation Plan, and City Standard Specifications and
Engineering Standards, except where the project applicant and/o r the City have
requested and been granted a formal design exception. Where conflicts occur
between the AASP and other adopted City Standards, plans or policies, final
determination shall be provided by the City Engineer.
59. Unless stated otherwise in these conditions, the public improvements related to
this development shall be approved or substantially approved to the satisfaction of
the Public Works and Community Development Departments prior to issuance of
any building permits and improvements shall be completed prior to issuance of first
occupancy permits. Prior to approval of any deferrals, the project applicant shall
demonstrate that the construction of the required improvements is impractical to
the satisfaction of the Community Development and Public Works Directors.
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Resolution No. PC-XXXX-25 Page 14
60. Plans submitted for a building permit should include a phased improvement plan
with alternate designs and transitions, subject to the satisfaction of the Public
Works and Community Development Directors.
61. The project applicant shall be responsible for acquiring any off-site
dedication/acquisition of property for public right-of-way purposes necessary to
facilitate orderly development of the public improvements required to be
constructed by the applicant as described herein. The project applicant shall work
with the City and the landowner(s) to acquire the necessary rights -of-way. In the
event the applicant is unable to acquire said rights-of-way, the City Council may
consider lending the applicant its powers of condemnation to acquire th e off-site
right-of-way dedication, including any necessary slope and drainage easements.
If condemnation is required, the applicant shall agree to pay all costs associated
with the off-site right-of-way acquisition (including attorney fees and court costs ).
It should be noted that some right-of-way acquisition may require coordination with
and approval by the County of San Luis Obispo.
62. With respect to any off-site improvements, prior to the approval of the development
improvement plans or the filing of the Parcel Map, the developer/subdivider shall
either:
a. Clearly demonstrate their right to construct the improvements by showing
access to, title or interest in the property in a form acceptable to the City
Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable
efforts to acquire interest to the subject property and request that the City
assist in acquiring the property required for the construction of such
improvements and exercise its power of eminent domain in accordance with
Government Code Section 66462 .5 to do so, if necessary. Subdivider shall
also enter into an agreement with the City to pay all costs of such acquisition
including, but not limited to, all costs associated with condemnation. Said
agreement shall be in a form acceptable to the City Engineer and the City
Attorney. If condemnation proceedings are required, the subdivider shall
submit, in a form acceptable to the City Engineer, the following documents
regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a
Licensed Land Surveyor or Civil Engineer authorized to practice land
surveying in the State of California.
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course
of obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the
right to do so;
iv. Copies of all written correspondence with off -site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
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Resolution No. PC-XXXX-25 Page 15
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of
the anticipated costs, as determined by the City Attorney, of the
condemnation proceedings. The City does not and cannot guarantee
that the necessary property rights can be acquired or will, in fact, be
acquired. All necessary procedures of law would apply and would
have to be followed.
63. All public utilities including water, recycled water, sewer, and public storm drain
systems shall comply with City Engineering Standards. The final line and grade
for all public utilities shall be approved to the satisfaction of the Public Works and
Utilities departments.
64. The improvement plans shall show the water, fire, and recycled water service
connections, meters, and backflow prevention devices designed per Cit y
Engineering Standards. The services shall remain perpendicular to the main/street
rights-of-way until they reach their respective meters or backflow prevention
device. Changes in direction to serve the private on-sight system shall occur on
private property and not within the respective public rights-of-way.
65. The improvement plan submittal shall include a sewer system analysis to establish
the sizing, line, and grade for the public sewer main extension in Santa Fe and
Tank Farm Road, inclusive of associated infrastructure including but not limited to
manhole(s), to the satisfaction of the Public Works and Utilities departments. The
analysis shall consider the proposed sewer depth needed to provide adequate
gravity service to adjoining parcels in accordance with any Specific Plan, Sewer
Master Plan, and previously submitted area tentative map designs as required for
orderly development. The depth design should shall also consider construction
and future maintenance costs by limiting the depth to what is needed to serve a
defined sewer basin.
66. Street naming of the private streets and site addressing shall be established
through the building permit and subdivision mapping and improvement plan review
processes in accordance with City guidelines.
67. The parking and site development shall show and note compliance with the City’s
Parking and Driveway Standards, Community Design Guidelines, and the AASP.
68. Unless otherwise waived by the City, the use of pavers or alternate paving
materials as visual cues for pedestrians should be expanded to include some of
the more extensive parking areas serving the commercial lease spaces, common
area/Club House, the central pedestrian crossroads area, and the northerly shared
parking area on Lots 9 and 11 and the central area.
69. The final property line locations, site development, and building plans shall show
and note compliance with the California Building Code for building setbacks,
exterior wall protection, eave projections, openings, and access/egress. The final
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Resolution No. PC-XXXX-25 Page 16
development for the club house building Type F/#10 on Lot 6 shall be evaluated
for the proposed 2’-8” property line setback to the satisfaction of the Fire
Marshal/Building Official.
70. The existing access easements shall be abandoned or quit-claimed, where
necessary, prior to parcel map recordation or approval of the site development
plans.
71. Mailbox unit (MBUs) shall be provided on -site to the satisfaction of the Postal
Service and the City Planning Division. The number and location shall consider
access, convenience, and circulation requirements.
72. Private site lighting shall be provided per City Engineering Standards.
73. The development/improvement plan submittal shall include a complete
construction phasing plan in accordance with the conditions of approval, City
codes, and standards. A truck circulation plan and construction management and
staging plan shall be included with the improvement plan submittal. General truck
routes shall be submitted for review and acceptance by the City. The engineer of
record shall provide a summary of the extent of cut and fill with estimates on the
yards of import and export material. The summary shall include rough grading,
utility trench construction, road construction, AC paving, concrete delivery, and
vertical construction loading estimates on the existing public roadways. The
developer shall either; I ) complete roadway deflection testing before and after
construction to the satisfaction of the City Engineer and shall complete repairs to
the pre-construction condition, or 2) shall pay a roadway maintenance fee in
accordance with City Engineering Standards and guidelines, or 3) shall propose a
pavement repair/replacement program to the satisfaction of the City Engineer.
74. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV
shall be served to each proposed lot to the satisfaction of the Public Works
Department and serving utility companies. All public and private sewer mains shall
be shown on the development/improvement plans and shall be constructed p er the
City’s adopted codes and City Engineering Standards unless a waiver or alternate
standard is otherwise approved by the City. The plans shall clearly delineate and
distinguish the difference between public and private improvements.
75. All new wire utilities shall be placed underground. The underground placement
shall be completed without a net increase in utility poles located within the public
right-of-way unless specifically approved to the satisfaction of the Public Works
and Community Development Departments.
76. The existing overhead wire services and service poles that are located on the
northern portion of this parcel and along the Tank Farm Road frontage shall be
removed with the exception of one existing pole at the southeast corner of the
property. Overhead powerlines from this pole that cross Tank Farm Road to the
south/east may remain as a result. If deemed necessary by the utility purveyor, the
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Resolution No. PC-XXXX-25 Page 17
pole may be replaced in the same (or similar) location to ensure it can support any
overhead lines that terminate at its location. A new conduit shall be installed to the
east of the project site crossing Acacia Creek to facilitate future undergrounding of
the one pole that will remain on the property and all overhead lines that connect to
that pole. or services placed underground within the limits and standards of the
supplying utility companies.
77. City recycled water or another non-potable water source, shall be used for
construction water (dust control, soil compaction, etc.). An annual Construction
Water Permit is available from the City's Utilities Department for the use of recycled
water. Recycled water is readily available near the intersection of Tank Farm Road
and Orcutt Road.
78. The proposed tree removals are supported with the com pensatory tree plantings
shown on the plans provided with the Planning Commission Agenda Report on
November 17, 2021, and as reviewed by the Tree Committee. The final tree
species, mix, and specimen size for all street trees and on -site trees shall be
approved by the Planning Division and City Arborist. All street trees shall be
planted per City Engineering Standards. Street trees, including parkway trees and
landscaping shall be irrigated and maintained by the developer, property owner(s),
or HOA.
Engineering Division – Vesting Common Interest Parcel Map Conditions
79. The subdivision, required improvements, conditions, and mitigation measures
shall be in general conformance with the approved development project per
ARCH-0406-2021.
80. Unless otherwise approved for deferral or partial deferral by the City, park land and
park improvement fees shall be paid prior to map recordation or building permit
issuance, whichever occurs first.
81. Any easements including but not limited to provisions for all public and private
utilities, access, grading, drainage, open space, slope banks, construction, public
and private streets, pedestrian and bicycle facilities, common driveways, and
maintenance of the same shall be shown on the parcel map and/or shall be
recorded separately prior map recordation. Said easements may be provided for
in part or in total as blanket easements.
82. The parcel map and improvement plans shall show the extent of all existing and
proposed on-site and off-site offers of dedication. Subdivision improvement plans
and or preliminary designs may be required for any deferred improvements so that
dedication limits can be established. These improvements may include but are not
limited to road construction and widening, grading and drainage improvements,
utility easements, utility undergrounding, bridges/culverts, bike bridges, transit
stops, bikeways, pedestrian paths, and intersection improvements.
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Resolution No. PC-XXXX-25 Page 18
83. The parcel map and improvement plans shall show and label the separate access
easements to and through the property to the east known as 650 Tank Farm.
84. The subdivider shall dedicate a 10’ wide street tree easement and 15’ wide public
utility easement (P.U.E.) across the Tank Farm Road frontage of each parcel. Said
easements shall be adjacent to and contiguous with all public right-of-way lines
bordering each parcel. Additional site-specific utility easements may be required
by PG&E or other wire utilities related to the required undergrounding and service
requirements for the development.
85. The preliminary PG&E memo shall be reviewed and endorsed by the City and the
engineer of record prior to final designs. Unless otherwise approved for deferral,
the final PG&E handout package(s) for all undergrounding along the southerly and
northerly map boundaries along with the development specific service
requirements shall be reviewed and approved by both the engineer of record and
the City.
86. Access rights shall be dedicated to the City along the Tank Farm Road and Santa
Fe Road frontages except at approved driveway locations. Said dedications shall
be shown and labeled on the parcel map.
87. The developer shall include any other out-of-tract offers of dedication related to the
need for public utility extensions related to orderly development of the AASP that
are not otherwise located within a public street.
88. All private improvements shall be owned and maintained by the individual property
owners, Homeowners Association, and/or a Property Owner’s Association as
applicable. A common area maintenance agreement or other guiding agreement
shall be provided in conjunction with the parcel map submittal. Private
improvements include but are not limited to streets, drive aisles, parking lot
improvements, sidewalks, private pedestrian/bike paths, private sewer
mains/laterals, water services, fire services, reclaimed water services, drainage
systems, detention basin(s), site lighting, landscape, landscape irrigation, and
common areas.
89. A separate easement-agreement shall be processed in a format approved by the
Utilities Department for any future access and maintenance of on-site public water
meters that are served off of a private mainline system
90. A notice of requirements or other agreement acceptable to the City may need to
be recorded in conjunction with the parcel map to clarify development restrictions,
fee payments, conditions of development, and references to any pertinent
conditions of approval related to this map and/or off -site requirements.
91. Off-site improvements, easements and/or dedications may be required to facilitate
through street construction and transitions to the existing roadway, access, cul -de-
sac, round-a-bout, and public water, recycled water and sewer main extensions
beyond the map boundary and in accordance with the AASP.
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Resolution No. PC-XXXX-25 Page 19
92. Unless specifically approved by the City, all public and private subdivision
improvements shall be approved prior to map recordation and/or building permit
issuance, whichever occurs first. Subdivision sureties and a subdivision
agreement shall be provided for all subdivision improvements if the map will record
prior to completion of the improvements.
93. Unless phased or interim improvements are approved by the City, all pertinent
public and private subdivision improvements shall be completed prior to building
permit and building permit final inspection approvals/occupancy, respectively.
94. With respect to any off-site improvements, prior to filing of the Parcel Map, the
subdivider shall either:
a. Clearly demonstrate their right to construct the improvements by showing
access to, title or interest in the property in a form acceptable to the City
Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable
efforts to acquire interest to the subject property and request that the City
assist in acquiring the property required for the construction of such
improvements and exercise its power of eminent domain in accordance with
Government Code Section 66462.5 to do so, if necessary. Subdivider shall
also enter into an agreement with the City to pay all costs of such acquisition
including, but not limited to, all costs associated with condemnation. Said
agreement shall be in a form acceptable to the City Engineer and the City
Attorney. If condemnation proceedings are required, the subdivider shall
submit, in a form acceptable to the City Engineer, the following documents
regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a
Licensed Land Surveyor or Civil Engineer authorized to practice land
surveying in the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course
of obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the
right to do so;
iv. Copies of all written correspondence with off-site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of
the anticipated costs, as determined by the City Attorney, of the
condemnation proceedings. The City does not and cannot guarantee
that the necessary property rights can be acquired or will, in fact, be
acqu ired. All necessary procedures of law would apply and would have
to be followed.
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Resolution No. PC-XXXX-25 Page 20
95. All public streets shall conform to City Engineering Standards and AASP including
curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by
the City Engineer. Where conflicts occur between the City Engineering Standards
and concepts identified in the AASP and/or this project approval, a final
determination on design shall be provided by the City Engineer.
96. Final roadway alignment shall be consistent with the AASP, Active Transportation
Plan, Bike Plan, and City Engineering Standards except where the applicant has
requested and been granted a formal design exception.
97. The on-site drive aisles and parking areas shall comply with the Parking and
Driveway Standards and soils engineer recommendations.
98. The improvement plans shall include all final line-of-sight analysis at applicable
intersections to the satisfaction of the Public Works Department. Fence heights
and plantings in the areas of control shall be reviewed in conjunction with the
analysis. A separate recorded declaration, coven ant, agreement or Notice of
Requirements for private property owner maintenance of sight lines may be
required.
99. Any jurisdictional permits and/or authorizations from the Army Corps of Engineers,
California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, or
Regional Water Quality Control Board required for the drainage, site
improvements, street and road improvements shall be issued prior to plan approval
and/or commencing with work within the respective waterways.
100. The map submittal shall clarify the limits and extent of the private access rights
shown and referenced on the tentative map and preliminary report. The easements
shall be terminated, quit-claimed, or otherwise adjusted prior to map recordation.
101. The subdivider shall install public street lighting and all associated facilities
including but not limited to conduits, sidewalk vaults, fusing, wiring and luminaires
along all public streets and intersections per City Engineering Standards.
102. Private site lighting shall be provided per Cit y Engineering Standards. Unless
otherwise waived by the City or an alternate method of pathway lighting is
approved, the creek walk/bikeway from the northerly tract boundary to/through the
campus to the adjoining public street(s) shall include pathway lig hting per City
Engineering Standards and the City’s Bike Plan.
103. Improvement plans for the entire subdivision, including any off -site improvements
shall be approved or substantially approved to the satisfaction of the Public Works
Department, Utilities Department, and Fire Department prior to map recordation
and prior to building permit issuance.
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Resolution No. PC-XXXX-25 Page 21
104. The improvement plans shall clearly show all existing structures, site
improvements, utilities, water wells, septic tanks, leach fields, gas and wire
services, etc. The plan shall include the proposed disposition of the improvements
and any proposed phasing of the removal and demolition. Any above grade or
buried structures and utilities affected by the proposed lot lines shall be removed
and receive final inspection approvals prior to map recordation.
105. A separate demolition permit is required from the building division for building
demolitions, if applicable. A separate permit is required from SLO County
Environmental Health and a plumbing permit from the City of SLO for the
abandonment of any water wells, if applicable.
106. The improvement plan submittal shall include a complete construction phasing
plan in accordance with the conditions of approval, City codes, and standards. A
truck circulation plan and construction management and staging plan shall be
included with the improvement plan submittal. General truck routes shall be
submitted for review and acceptance by the City. The engineer of record shall
provide a summary of the extent of cut and fill with estimates on the yards of import
and export material. The summary shall include rough grading, utility trench
construction, road construction, AC paving, concrete delivery, and vertical
construction loading estimates on the existing public roadways. The de veloper
shall either; 1) complete roadway deflection testing before and after construction
to the satisfaction of the City Engineer and shall complete repairs to the pre -
construction condition, or 2) shall pay a roadway maintenance fee in accordance
with City Engineering Standards and guidelines, or 3) shall propose a pavement
repair/replacement program to the satisfaction of the City Engineer prior to
acceptance of the subdivision improvements.
107. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV
shall be served to each lot to the satisfaction of the Public Works Department and
serving utility companies. All public and private sewer mains shall be shown on
the public improvement plans and shall be constructed per City Engin eering
Standards unless a waiver or alternate standard is otherwise approved by the City.
The plans shall clearly delineate and distinguish the difference between public and
private improvements. Gas service is not required as a condition of the subdivis ion
if the applicant has documented the limits or absence of buildings proposing
mixed-fuel options.
108. City recycled water or another non-potable water source, shall be used for
construction water (dust control, soil compaction, etc.). An annual Constructi on
Water Permit is available from the City’s Utilities Department. Recycled water is
readily available near the intersection of Tank Farm Road and Orcutt Road.
109. Final grades and alignments of all public and/or private water, sewer and storm
drains shall be approved to the satisfaction of the Public Works Director and
Utilities Department. The final location, configuration, and sizing of service laterals
and meters shall be approved in conjunction with the review of the building plans,
fire sprinkler plans, and/or public improvement plans.
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Resolution No. PC-XXXX-25 Page 22
110. The improvement plans shall show the location of all domestic and landscape
water meters. The plan shall include service lateral sizes and meter sizes. Sizing
calculations may be required to justify service and meter sizing. Water impact fees
related to the irrigation water meter(s) for any public or private irrigation meter shall
be paid prior to approval of the subdivision improvement plans and
commencement with construction for each construction phase.
111. The final pathway design, location, access controls, and construction shall be
approved by the Planning Division, Public Works Department, and Parks and
Recreation Department. A separate use or license agreement may be required if
not otherwise covered within the property maintenance documentation or CCRs.
112. The public and private improvements are all considered part of the project site and
are subject to the Post Construction Stormwater Regulations as a common plan.
Stormwater Control Measures (SCMs) shall be located on private property unless
specifically allowed within the public rights -of-way by the Public Works
Department. If allowed, they shall be privately maintained under an encroachment
agreement unless certain and limited SCMs are approved for maintenance by the
City or County of San Luis Obispo.
Transportation Division – Public Works
113. Transportation Impact Fees. Prior to issuance of building permits, the project
applicant shall pay all required transportation impact fees, including participation
in the Citywide Transportation Impact Fee Program and the County’s Highway 227
Impact Fee Program. Payment of Citywide Transportation Impact Fees may be
deferred to issuance of first occupancy permits and total fees due may be reduced
to reflect approved fee credits pursuant to the terms of an approved and revised
Credit and Reimbursement Agreement, based on the 2025 revised transportation
improvements.
The project applicant shall pay additional fair share mitigation fees towards future
implementation of the Tank Farm/Santa Fe Roundabout project for the portion of
estimated roundabout project costs that exceed the amount programmed in the
current Citywide Transportation Impact Fee Program. To inform the calculation of
this fair share fee, the applicant shall provide an updated engineer’s estimate of
probable cost for the ultimate roundabout (ultimate buildout of the planned four -
leg, two-lane roundabout), prepared by a qualified civil engineering professional
and approved to the satisfaction of the Public Works Department.
Unless otherwise approved by the Public Works Department, the project applicant
shall also pay a fair share mitigation fee for the future removal and reconstruction
of the portion of the development’s interim frontage improvements that do not
conform with construction of the ultimate Tank Farm/Santa Fe Roundabout
improvements. The project applicant shall provide cost estimates for future
removal and reconstruction of these interim “throwaway improvements”, with costs
escalated to a year of construction 10 years into the future using the latest available
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Resolution No. PC-XXXX-25 Page 23
five-year average California Construction Cost Index, published by the California
Department of General Services, to the satisfaction of the Public Works Director.
114. Reimbursement for Public Improvements. Project applicant may be eligible for
reimbursement for costs related to planning, design and construction of eligible
public improvements. A new Public Credit/Reimbursement Agreement must be
obtained to reflect the modified project prior to building permit issuance to maintain
eligibility for financial reimbursement and shall be subject to approval by the City
Council. Interim or “throwaway” public improvements will not be eligible for public
reimbursement. A reimbursement agreement application shall be submitted by the
project applicant prior to the City processing the new reimbursement agreement.
115. Tank Farm Road Frontage Improvements. Project applicant shall reconstruct the
Tank Farm Road project frontage to current City Engineering Standards. Unless
otherwise approved by the Public Works Director, plans submitted for Public
Improvement Plans shall include widening the northern side of Tank Farm to a
cross section that substantially conforms with the Airport Area Specific Plan and
Active Transportation Plan, which includes the following typical cross section
elements, listed from north to south side of the street: 13’ shared-use bicycle and
pedestrian path / 7’ parkway (width may vary) / curb and gutter / 13’ on -street
westbound buffered bicycle land and striped shoulder (width for future second
westbound auto lane) / 11’ westbound auto lane / 5’ raised center media n with
landscaping / 10’ center left turn acceleration lane / 11’ eastbound auto lane / 8’
eastbound buffered bicycle lane. The shared-use bicycle/pedestrian path shall be
constructed in concrete in substantial conformance with City Engineering Standard
7040 (Option 2) and designed to allow flexibility for future conversion to a separate
sidewalk and one-way westbound protected bike lane using strategies that do not
require reconstruction of the path to accomplish this future conversion. on the north
half of the street: 5’ sidewalk / 7’ protected bike lane / 9’ parkway / curb and gutter
/ two westbound 12’-13’ auto lanes / raised median / one existing eastbound auto
lane / existing eastbound bike lane.
Frontage improvements shall be designed to minimize the amount of interim
“throwaway” improvements that do not conform with future roundabout
construction to the maximum extent practicable. Designs shall be developed in
coordination with the frontage improvements currently in development for the
adjacent 650 Tank Farm Road development to ensure that appropriate geometric
transitions are provided. Improvements shall be approved or substantially
approved to the satisfaction of the Public Works and Community Development
Departments prior to issuance of any buildin g permits and improvements shall be
completed prior to issuance of first occupancy permits.
116. Tank Farm/Santa Fe Road (West) Intersection Roundabout.
Interim Intersection Configuration – Side-Street Stop Control:
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Resolution No. PC-XXXX-25 Page 24
Project applicant shall be responsible for constructing a side-street stop-controlled
intersection at Tank Farm Road/Santa Fe (west) to serve as an interim
configuration until construction of a future roundabout by others. Unless otherwise
approved by the Public Works Department, the interim intersection design shall
include two southbound approach lanes, an eastbound left-turn lane and through
lane, a shared through/right lane, and a center left-turn acceleration lane to allow
two-stage left turns from southbound Sante Fe to eastbound Tank Farm Road.
Improvements related to this interim intersection configuration, including any off -
site right-of-way acquisition needed for the widening of Tank Farm Road, shall be
the sole responsibility of the project applicant and are ineligible for public
reimbursement.
Ultimate Intersection Configuration – Multilane Roundabout:
Project applicant shall be responsible for constructing a preparing designs for a
future roundabout at the intersection of Tank Farm Road & Santa Fe Road (west).
Unless otherwise approved by the Public Works Director, plans submitted for
Public Improvement Plans shall include both the near-term and ultimate layout for
the roundabout, with the near-term configuration reflecting improvements to be
constructed by the project applicant and the ultimate configuration to reflect
remaining improvements to be constructed at a future date by the City or others.
Near-term roundabout improvements shall include the following geometrics:
a. Landscaped center island with mountable truck apron.
b. Two continuous auto lanes approaching and continuing through the
roundabout in the westbound direction, tapering back down to a single lane
on Tank Farm Road west of the intersection.
c. One continuous lane approaching and continuing through the roundabout
in the eastbound direction.
d. One Two approach lanes and one departure lane at the north leg of the
roundabout.
e. No south leg of the roundabout.
f. Concrete curb/gutter and separated bicycle and pedestrian facilities to be
constructed as permanent improvements along the northwest and northeast
quadrants of the roundabout, including the north leg within the functional
area of the roundabout.
g. Temporary improvements along the southern extent of the roundabout,
which may include an asphalt berm and asphalt shoulder/bike lane. All ADA
curb ramps at the roundabout shall be constructed in concrete.
h. Consistent with design guidance per the City’s Active Transportation Plan,
installation of Rapid Rectangular Flashing Beacons (RRFBs) shall be
considered at the crosswalks on the east and west all legs of the
intersection.
Ultimate improvements, which shall be included in roundabout design
drawings, but are not required to be constructed by the project applicant
include:
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Resolution No. PC-XXXX-25 Page 25
a. Widening to provide two continuous auto lanes approaching and continuing
through the roundabout in the eastbound direction.
b. Permanent construction of separated bicycle and pedestrian facilities on the
southwest and southeast quadrants of the roundabout.
c. Construction of the south leg of the roundabout.
Roundabout designs shall be developed in coordination with the frontage
improvements currently in development for the adjacent 650 Tank Farm Road
development to ensure that appropriate geometric transitions are provided
approaching/departing the roundabout. Improvements Roundabout plans shall
be approved or substantially approved to the satisfaction of the Public Works
and Community Development Departments prior to issuance of any building
permits and improvements shall be completed prior to issuance of first
occupancy permits.
Applicable costs incurred by the applicant in designing and constructing this
public improvement the future roundabout shall be eligible for reimbursement
pursuant to the terms of an approved Public Credit/Reimbursement
Agreement.
117. Santa Fe Road Extension. Project applicant shall be responsible for constructing
a portion of the Santa Fe Road Extension north of Tank Farm Road, extending
approximately 570 feet north of Tank Farm Road. Unless otherwise approved by
the Public Works Director, plans submitted for Public Improvement Plans shall
include the following typical cross section elements listed from east to west: 5’
sidewalk / 7’ protected bike lane 13’ shared-use bicycle and pedestrian path / 9’ 7’
parkway (width may vary) / curb and gutter / two 12’ auto lanes / shared lane
“sharrow” bikeway markings in southbound auto lane 6.5’ bike lane / 2’ shoulder.
The shared-use bicycle/pedestrian path shall be constructed in concrete in
substantial conformance with City Engineering Standard 7040 (Option 2) and
designed to allow flexibility for future conversion to a separate sidewalk and one -
way northbound protected bike lane using strategies that do not require
reconstruction of the path to accomplish this future conversion.
The northern terminus of the proposed Santa Fe Road Extension may be
constructed as a City Standard street end with barricade. an interim cul-de-sac or
in the ultimate configuration, a single-lane roundabout. If constructed as an interim
cul-de-sac, the project applicant shall provide preliminary design concepts for a
future single-lane roundabout. Cul-de-sac plans should be designed to minimize
potential throw-away work to a reasonable extent, and final project property
boundaries and right-of-way dedications shall honor the anticipated footprint
required to accommodate the future roundabout to the satisfaction of the Public
Works Director. Frontage improvements shall be designed to minimize the amount
of interim “throwaway” improvements that do not conform with future roundabout
construction to the maximum extent practicable. Improvements shall be approved
or substantially approved to the satisfaction of the Public Works, Fire, Utilities, and
Community Development Departments prior to issuance of any building pe rmits
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Resolution No. PC-XXXX-25 Page 26
and improvements shall be completed prior to issuance of first occupancy permits.
Applicable costs incurred by the applicant in designing and constructing this public
improvement shall be eligible for reimbursement pursuant to the terms of an
approved Public Credit/Reimbursement Agreement.
118. Tank Farm Road Shared-Use Path. The project applicant shall provide planning
and preliminary engineering support for a proposed shared -use bicycle/pedestrian
path along Tank Farm Road, as identified in the City’s Active Transportation Plan,
extending from the new Tank Farm/Santa Fe Road (west) intersection Roundabout
west to either Innovation Way or Old Windmill Lane, with detailed path alignment
and extents to be confirmed in coordination with the City Public Works Department.
Planning and design for the Tank Farm Shared -Use Path are to be developed at
a sufficient level of detail to provide for an accurate determination of construction
quantities, necessary rights-of-way acquisition, and grading to a level sufficient to
conduct a project-level environmental assessment. Such level of detail is
described as a “65% level of detail” and is equivalent to Caltrans specifications
and requirements for a Plans, Specifications and Estimates (“PS&E”) and as
contained and described in Chapter 2, Section 2 -1 through Section 2-2, of
Caltrans’ Plans Preparation Manual, and in accordance with the City’s
Improvement Standards and Standard Specifications.
The project applicant shall provide environmental documentation that summarizes
relevant environmental analysis/concerns provided in previous environmental
reviews conducted to date (including the Project EIR and the Chevron EIR),
describe level of CEQA review anticipated to be required, and provide applicable
technical studies to support the City’s subsequent preparation of a formal CEQA
document.
The engineering design shall provide horizontal and vertical alignments, identify
utility conflicts, drainage strategy, grading needs, storm drainage solutions,
demonstrate compliance with Regional Board and Drainage Design Manual Post
Construction Storm Water regulations, and the approach to creek/stream
crossings. There shall be a rights of way analysis which shall defi ne the right-of-
way needed to construct the path, provide ROW exhibits and legal descriptions to
help guide future negotiations between the City and property owner(s). This level
of design requires a physical survey of the property, environmental studies s uch
as biology, soils, wetlands, cultural resources, and other, and a detailed set of
plans with accurate vertical and horizontal design elements, structural calcs, and
accurate survey data. Finally, the work shall include an engineer’s Opinion of
Probable Cost (OPIC).
Unless otherwise approved by the Public Works Director, notable deliverables
include the following:
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Resolution No. PC-XXXX-25 Page 27
a. Up to tThree alternative alignments and approaches for consideration and
review by the City. The City shall participate in the selection of these three
alternatives. These alternatives will be at a “schematic” level of detail with
general horizontal and vertical locations. After City comments (which may
include City Advisory body involvement to be managed by the City), the
three alternatives shall be refined and resubmitted to the City for selection
of one alternative. The relevant technical studies shall be submitted to the
City at this stage to inform City review, and for their comment and approval
by the City.
b. A refined alignment shall be presented to the City which reflects the further
development of the selected alternative. The level of detail shall be sufficient
to estimate construction quantities, structural design elements, rights of way
for the improvement, construction elements, earth work calculations and
balance, and utility locations. An OPIC shall be prepared. This plan set shall
be submitted for City review and comment. City shall provide plan check
comments in a consistent, non-contradictory format for all relevant
departments and reviewers (Planning, Utilities, Engineering, Natural
Resources, etc.).
c. An environmental assessment and initial study shall be prepared based on
the selected alignment. The assessment shall include relevant technical
studies, evaluation of each environment al subject area contained in the
most current version of Appendix G of the CEQA Guidelines, analysis of the
compliance with the City’s VMT regulations for transportation construction
projects, and compliance with city development policies and regulations t hat
have been adopted for the purpose of environmental impact regulation and
mitigation.
d. A final set of plans shall be prepared with the form and content in Section
1.1 of Division 1010 of the Engineering Standards. A final OPIC shall be
prepared. No plan check or final permit is anticipated.
Unless otherwise approved by the Public Works Director, all work required by the
project applicant under this condition shall be completed prior to issuance of 1st
occupancy permits. Applicable costs incurred by the applicant in preparing this
work shall be eligible for reimbursement pursuant to the terms of an approved
Public Credit/Reimbursement Agreement.
119. Acacia Creek Shared-Use Path. The project applicant shall construct the Acacia
Creek Shared-use Path, as identified in the City’s Active Transportation Plan, with
an alignment generally following the west bank of Acacia Creek connecting Santa
Fe Road northeast to the Damon-Garcia Sports Park internal path network,
approximately 200 feet north of the project’s north ern property line. Unless
otherwise approved by the Public Works Director, improvement plans shall include
a 12-foot-wide concrete path section per City Engineering Standard 7040 (Option
2), 2-foot clear shoulders, applicable path signage, striping, high-visibility markings
at driveway crossings, path lighting, and installation of a security gate on City
property at the boundary between the project site and the Damon Garcia Sports
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Resolution No. PC-XXXX-25 Page 28
Fields. Details for the security gate shall be approved to the satisfaction of the City
Public Works and Parks and Recreation Departments.
The Acacia Creek shared-use path shall be privately maintained by the HOA,
private property owner(s), or property association. The pathway shall remain open
and usable as a site amenity and fo r potential circulation to the Damon Garcia
Sports Fields. The City shall reserve the right to control hours accessing the
Damon Garcia Sports Fields via this path. Temporary closures of the path by the
HOA or others shall be approved at the discretion of the City. The path shall be
included in the maintenance documents related to the proposed subdivision or in
conjunction with the approval of the development permits. A private
easement/agreement or blanket easement will be required to allow for the shar ed
use.
Path improvements shall be approved or substantially approved to the satisfaction
of the Public Works and Community Development Departments prior to issuance
of any building permits and improvements shall be completed prior to issuance of
first occupancy permits. Applicable costs incurred by the applicant in designing
and constructing this public improvement shall be eligible for reimbursement
pursuant to the terms of an approved Public Credit/Reimbursement Agreement.
120. Street Lighting. Unless otherwise approved by the Public Works Director,
improvement plans shall include the installation of public street lighting and all
associated facilities including but not limited to conduits, sidewalk vaults, fusing,
wiring and luminaires along the north side of Tank Farm Road and east side of
Santa Fe Road (along the project frontages) and within the Tank Farm/Santa Fe
Roundabout consistent with City Engineering Standards and best practice design
guidance for roundabout lighting design. Existing street lighting shall be shown on
the improvement plans for reference and will be considered in establishing the
required spacing, location, number, and type of fixtures.
121. Shared-Use Path Lighting. Unless otherwise approved by the Public W orks
Director, improvement plans shall include the installation of shared -use path
lighting along the extent of the Acacia Creek path and at the interface between
project site and pedestrian/bicycle/emergency vehicle only connection to the
adjacent 650 Tank Farm site. Path lighting design shall utilize City Standard path
lighting per Standard Plan 7905 (or City-approved equivalent solar product) and
all associated facilities including but not limited to conduits, sidewalk vaults, fusing,
and wiring. Path lighting shall be oriented in a manner that minimizes potential
light spillover into the Acacia Creek riparian area and may require backlight
shields.
122. Access to 650 Tank Farm Property. Unless otherwise approved by the Public
Works Director, improvement plans shall include adequate access control
measures, such as removable bollards, signage, pavement markings and lighting
per City Engineering Standards at the interface between the project site and the
planned pedestrian/bicycle/emergency access only connec tion to the adjacent 650
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Resolution No. PC-XXXX-25 Page 29
Tank Farm site. Access control measures shall be approved to the satisfaction of
the City Public Works and Fire Departments.
123. On-Site Bicycle Parking. Short-term bicycle parking shall consist of Peak “high-low
staggered style” racks or City-approved equivalent. Short-term and long-term
bicycle parking shall comply with applicable design policies per the City’s Active
Transportation Plan. Short-term bike racks shall be located as close as practical
to the commercial business entry doors, club house entry, and the outdoor
recreation areas.
124. On-Site Auto Parking.
a. Plans submitted for building permit shall demonstrate that all on -site auto
parking stalls conform with City Engineering Standards 2210-2260,
including addition of wheel stops where parking stalls front pedestrian
walkways to avoid vehicle encroachment into sidewalk space.
b. On-site improvement plans shall demonstrate that all on-site auto parking
located along the site access driveways from Tank Farm Road and Santa
Fe Road are set back a minimum of 36 feet from the adjacent street,
measured from the face of curb, unless otherwise approved by the Public
Works Director.
125. Intersection/Driveway Sight Distance. Improvement plans shall demonstrate that
all landscaping, entry signage/m onuments or other vertical features exceeding 36
inches in height are located clear of applicable sight distance triangles at site
access driveways/intersections per City Engineering Standards. A separate
recorded declaration, covenant, agreement, or Notice of Requirements for private
property owner or HOA maintenance of sight lines may be required.
126. Pedestrian and Bicycle Connectivity East of the Project Site. Unless otherwise
approved by the Public Works Director, the project applicant shall be responsible
for constructing the following pedestrian and bicycle access improvements prior to
issuance of first occupancy permits, unless equivalent improvements are
completed sooner by others (i.e., 650 Tank Farm and/or Northwest Corner
developments):
a. Install pedestrian signal and crosswalk at the east leg of the Tank
Farm/Mindbody signalized intersection.
b. Provide a continuous pedestrian connection along Tank Farm Road
between the 600 Tank Farm site and the intersection of Tank Farm/Broad.
If frontage improvements required by the adjacent 650 Tank Farm Road
development and 660 Tank Farm Road Development (Northwest Corner)
have not yet been constructed, a temporary pedestrian path of travel using
asphalt concrete may be accepted to the satisfaction of the City Engine er.
a) Install a 12’ minimum width shared-use pedestrian/bicycle path on the north
side of Tank Farm Road from the 600 Tank Farm property boundary east
to the Tank Farm/Mindbody signalized intersection. The path may be
constructed in asphalt east of the Acacia Creek Culvert in substantial
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Resolution No. PC-XXXX-25 Page 30
conformance with City Engineering Standard 7040 (Option 1), unless
otherwise approved by the Public Works Department.
i. The project applicant shall demonstrate a good faith effort to
acquire the off-site right-of-way needed to extend this shared-use
pedestrian/bicycle path all the way east to the Tank Farm/Broad
Street intersection. If right-of-way acquisition can be achieved, the
path shall be constructed all the way east to Broad Street. If right -
of-way acquisition is unsuccessful and applicant has, to the
satisfaction of the City, demonstrated a good faith effort, the
obligation to extend this path east of the Tank Farm/Mindbody
intersection can be waived by the Community Development
Director.
b) Install ADA-compliant curb ramp, pedestrian signal and push buttons, and
high-visibility crosswalk markings to provide a new pedestrian crossing at
the east leg of the Tank Farm/Mindbody signalized intersection.
c) Install bicycle signal head, dedicated bicycle signal phase, and bicycle left
turn boxes to the satisfaction of the Public Works Department to facilitate
bicycle crossings to/from the shared-use path at the Tank Farm/Mindbody
intersection.
d) If a shared-use bicycle/pedestrian path cannot be constructed along the
north side of Tank Farm Road east to Broad Street, the project applicant
shall provide a continuous pedestrian sidewalk along the north side of Tank
Farm Road between the Tank Farm/Mindbody intersection and the existing
sidewalk at the northwest corner of the Tank Farm/Broad S treet
intersection. If permanent frontage improvements required by the adjacent
650 Tank Farm Road development and 660 Tank Farm Road development
(Northwest Corner) have not yet been constructed, a temporary pedestrian
sidewalk using asphalt surface and asphalt protective berm/curb may be
accepted to the satisfaction of the Public Works Department.
127. Transit Stop. Prior to issuance of first building permits, Project applicant shall
provide payment of $25,000 to the City for installation of a future transit s top by
other property owners within the vicinity of the 600 Tank Farm development. The
ultimate location of this transit stop shall be confirmed by SLO Transit and the City
Public Works Department and based on guidance in the City’s Active
Transportation Plan and Short-Range Transit Plan.
Fire Department
128. All access roads less than 26 feet in width, unobstructed, shall be posted as Fire
lane-No Parking”.
129. Buildings containing 2 or less dwelling units shall have NFPA 13D fire sprinkler
systems.
130. Buildings containing 3 or more dwelling units shall have NFPA 13 fire sprinkler
systems and standpipes in the stairwells. Floor control valves shall be collocated
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Resolution No. PC-XXXX-25 Page 31
in a fire sprinkler riser room with exterior door access.
Utilities Department – Vesting Common Interest Parcel Map Conditions
131. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have
reasonable alignments needed for maintenance of public infrastructu re along
public roads. The applicant shall submit revised Public Improvement Plans
inclusive of sewer, recycled water, water mains and fire service, and associated
infrastructure, to the satisfaction of the City’s Utility Director, to accommodate the
2025 Tank Farm Road project transportation modifications and avoid conflicts
between utilities, landscaping, and transportation improvements.
Unless otherwise approved by the Utilities Director, the project applicant shall also
pay 100% for the future removal and reconstruction of the portion of the
development’s public utility improvements that do not conform with construction of
the ultimate Tank Farm/Santa Fe Roundabout improvements (as applicable, and
as determined by the Utilities Director). The project applicant shall provide cost
estimates for the design and construction of future removal and reconstruction of
these interim improvements, with costs escalated to a year of construction 10
years into the future using the latest available five-year average California
Construction Cost Index, published by the California Department of General
Services, to the satisfaction of the Public Works and Utilities Directors.
132. Due to shallow groundwater in this area heat fused HDPE sewer lateral(s) shall be
installed per the engineering design standards and connected into the existing
sewer main.
133. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste
enclosure(s) shall be provided with the design. These types of facilities shall also
provide an area to wash floor mats, equipment, and trash cans. The wash area
shall be drained to the sanitary sewer, and an environmental compliance permit
shall be filed prior to issuance of occupancy permit.
134. The project’s commercial and residential uses shall be meter ed separately. All
residential units are to be individually metered with a private meter after the City’s
master public service meter per MC 16.20.020. Privately owned sub -meters may
be provided for residential apartments upon approval of the Utilities Director. The
CC&R’s for the property/homeowner association shall require that the sub -meters
be read by the association (or P/HOA contracted service) and each billed
according to water use.
135. Building permit submittal shall clarify size of existing and proposed water services
and water meters for the project.
136. The project shall install an 8” HDPE sewer main and manholes within Santa Fe
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Resolution No. PC-XXXX-25 Page 32
Road approximately 760 feet near the western boundary of the project’s frontage
improvements, consistent with Utilities Department-approved revised Public
Improvement Plans, to the satisfaction of the Utilities Director.
137. Any eExisting well(s) shall be destroyed per County Health Requirements and the
California Department of Water Resources Standard Bulletin 74 -81 and 74-90.
138. Water service meter(s) shall be adequately sized to serve the project’s proposed
units. Residential units shall be separately metered from the non -
residential/commercial units, and service lines shall not cross parcel boundaries
per MC 13.04.120
139. The project shall extend the existing 12” public water main within Tank Farm Road
approximately 750 feet near the southern part of the project’s frontage
improvements, consistent with Utilities Department-approved revised Public
Improvement Plans, to the satisfaction of the Utilities Director.
140. The project shall install an 8” public water main within Santa Fe Road
approximately 760 feet near the western boundary of the project’s frontage
improvements, consistent with Utilities Department-approved revised Public
Improvement Plans, to the satisfaction of the Utilities Director.
141. The project shall install an 8” recycled water main within Tank Farm Road
approximately 750 feet near the southern part of the project’s frontage
improvements, consistent with Utilities Department-approved revised Public
Improvement Plans, to the satisfaction of the Utilities Director.
142. The project shall install an 8” recycled water main within Santa Fe Road
approximately 760 feet near the western boundary of the project’s frontage
improvements, consistent with Utilities Department-approved revised Public
Improvement Plans, to the satisfaction of the Utilities Director.
143. The subdivision map must include a common interest parcel to include all the
landscape areas under one parcel if the private irrigation currently crosses parcel
boundaries. The blanket easement statement must comply with MC 16.01.010 and
16.10.020.
144. Recycled water shall be used for major construction activities, such as grading and
dust control as required under Prohibited Water Uses; Chapter 17.07.070.C of the
City’s Municipal Code. Recycled water is available through the City’s Construction
Water Permit program.
145. Projects having landscape areas greater than 500 square feet shall provide a
Maximum Applied Water Allowance calculation as required by the Water Efficient
Landscape Standards; Chapter 17.87 of the City’s Municipal Code.
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Resolution No. PC-XXXX-25 Page 33
146. Projects generating more than two cubic yards of total waste shall comply with AB
1826, and local waste management ordinance to reduce greenhouse gas
emissions.
147. Commercial and residential refuse services shall be separate unless a letter of
agreement between the tenants and a Conditional Exception Application from the
City’s Development Standards for Solid Waste Services are provided to the City
with the building permit submittal.
148. The project will be required to provide a plan for the disposal, storage, and
collection of solid waste material for both the residential and commercial
components of the project. The development of the plan shall be coordinated with
San Luis Garbage Company. The plan must be submitted for approval by the City's
Solid Waste Coordinator.
149. Trash enclosure(s) shall conform the requirements by the San Luis Garbage
Company and refuse bins shall be sized to provide a reasonable level of ser vice.
Separate refuse bins shall be accommodated within the site for the three (3) waste
streams, trash, recycling, and organics.
150. Driveways and access routes to all refuse receptacles shall be designed to
accommodate the size and weight of the garbage trucks; a written confirmation
from the San Luis Garbage Company shall be included in the building permit plans
for the proposed project.
Indemnification
151. The applicant shall with counsel selected by the City, 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”) as well as any and all claims arising from or related to the deferral of
construction of the Tank Farm/Santa Fe Roundabout or any alleged dangerous
condition alleged to have been caused by the approval of this interim alternative
project (“Indemnified Claims”). Upon request of the City, applicant shall execute
an indemnification agreement in a form provided by the City prior to building permit
issuance. The City shall promptly notify the applicant of any Indemnified Claim
upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim .
Notice of Opportunity to Protest
152. Applicant acknowledges and agrees that the project conditions of approval stated
herein provide adequate and proper notice pursuant to Government Code 66020
of applicant’s right to protest any requirements for fees, dedications, reservations,
and other exactions, and that any protest in compliance with Section 66020 must
be made within ninety (90) days of the date that notice was given.
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Resolution No. PC-XXXX-25 Page 34
On motion by Commissioner ___________, seconded by Commissioner
_____________, and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 26th day of February, 2025.
_____________________________
Tyler Corey, Secretary
Planning Commission
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600 Tank Farm – Modification Application #MOD-0753-2024 – Project Description
Applicant, Covelop, Inc., is making a revision to the currently approved 600 TF Project (ARCH-0405-
2021 and SBDV-0407-2021). All aspects of the project remain the same, with the exception of the
following changes:
• Applicant no longer proposes construction of a new roundabout at the Tank Farm Road and
Santa Fe intersection due to infeasibility of acquiring the necessary ROW from private
owners needed to construct the roundabout.
• Replacing the roundabout will be a side-street stop controlled intersection located at the
project driveway at Santa Fe Rd. West.
o Additional traffic calming features proposed with this design include a vehicle
speed feedback sign, speed reduction markings, and traffic signs as demonstrated
on the attached exhibit labeled “Preferred Alternative”
• Previously approved roundabout had 2 travel lanes in each direction that merged back into
existing improvement conditions located west and east of the project
o New plan includes a left turn lane on Tank Farm Rd into Santa Fe Rd West
o A 5’ wide raised median located between Santa Fe Rd. West and East
o A dedicated acceleration/refuge lane for automobiles turning left out of the project
driveway from Santa Fe Rd West onto Tank Farm Rd
o A dedicated acceleration/refuge lane for vehicles turning left from Santa Fe Rd East
onto Tank Farm Rd
o Dedicated left and turn lanes out of Santa Fe Rd. East onto Tank Farm Rd.
• Previously approved roundabout included class IV bike lanes due to assumed additional
ROW area acquisition. Revised design includes the following changes to the existing bike
lane conditions on Tank Farm Rd
o Existing 4’ eastbound bike lane would widen to 6’ with a 2’ buffer between the bike
lane and road. This widens to 8’ with conflict markings at Santa Fe Rd East before
connecting to existing bike lane
o Existing 6.5’ westbound bike lane would change to a 6’ bike lane with a 2’ buffer
between the bike lane and the road. This would increase to an 8’ bike lane with
conflict markings at both project driveways (Santa Fe Rd. West and driveway in
between Santa Fe Rd. West and East)
• Bike and pedestrian trips would be supported by a Class I connection along the project
frontage to the 650 Tank Farm frontage, including the paths, curbing and sidewalk,
consistent with the previously approved project.
• All the aforementioned new design elements noted above are located within the footprint of
the roundabout that was previously approved.
• Below are elements of the project that have expanded past the currently approved
roundabout footprint but are located either within the current ROW or within area applicant
is able to improve due to agreement with 650 Tank Farm owner. These aspects of the project
should also have already been covered by previous CEQA documentation associated with
neighboring project approvals. Previously, it was assumed that neighboring projects would
build out ahead of the project, but it is now assumed that the project builds out first.
o Continuation of Class I 13’ ped/bike path from eastern boundary of 600 Tank Farm
property to Mind Body traffic signal
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Path will be an interim improvement until the 650 Tank Farm project
eventually builds its frontage improvements
Path is outside the existing ROW, but applicant has agreement with 650 Tank
Farm owner to complete this aspect of the project
o New 10’ wide ped/bike crossing within Tank Farm Rd. at Mind Body signal with ped
push button and bike signal
Includes new bike conflict markings for crossing bicyclists
o New 6’ ped AC sidewalk on north side of Tank Fark Rd, east from Mind Body signal to
Broad St. intersection
Obtaining additional area from the neighboring project is infeasible at this
location
• All these changes would be included in Phase I of the project.
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Land Services Office
4325 S. Higuera St.
San Luis Obispo, CA 93401
Public
August 31, 2023
Mr. Patrick Arnold
PO Box 12910
San Luis Obispo, CA 93406
Dear Mr. Arnold:
You have requested that PG&E provide overhead/underground electric service to
your property on Tank Farm. In order to do so it will be necessary to acquire an
easements from your neighbors. As the applicant, I am providing the document set
to you for coordination of signature execution.
Please print the document out one sided and at actual size. Then have the property
owner review the document and if it meets with their approval:
Sign as indicated on the signature page.
Have the signature(s) notarized and return the signed document to the
address below.
Note:
Please dont mail back as USPS Certified Mail.
Please dont staple pages. Paperclip is preferred.
Pacific Gas & Electric
Attn: Land Department
4325 S. Higuera Street
San Luis Obispo, CA 93401
If you have any questions, please call me at (805) 263-3115 or email me at
m22f@pge.com.
Sincerely,
Matt Millhorn
Matt Millhorn
Land Technician
PM 35428966
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Utility Distribution Easement (02/2020)
Public
RECORDING REQUESTED BY AND RETURN TO:
PACIFIC GAS AND ELECTRIC COMPANY
245 Market Street, N10A, Room 1015
P.O. Box 770000
San Francisco, California 94177
Location: City/Uninc______________________
Recording Fee $_____________________________
Document Transfer Tax $ __________
[ ] This is a conveyance where the consideration and
Value is less than $100.00 (R&T 11911).
[ ] Computed on Full Value of Property Conveyed, or
[ ] Computed on Full Value Less Liens
& Encumbrances Remaining at Time of Sale
[ ] Exempt from the fee per GC 27388.1 (a) (2); This
document is subject to Documentary Transfer Tax
Signature of declarant or agent determining tax
(SPACE ABOVE FOR RECORDER'S USE ONLY)
LD# 2231-12-10039 EASEMENT DEED
UNITED RENTALS NORTHWEST, INC., an Oregon Corporation,
Hereinafter called Grantor, hereby grants to PACIFIC GAS AND ELECTRIC COMPANY, a
California corporation, hereinafter called Grantee, the right from time to time to excavate for,
construct, reconstruct, replace (of initial or any other size), remove, maintain, inspect, and use
facilities and associated equipment for public utility purposes, including, but not limited to electric,
gas, and communication facilities, together with a right of way therefor, on, over, and under the
easement area as hereinafter set forth, and also ingress thereto and egress therefrom, over and across
the lands of Grantor situated in the City of San Luis Obispo, County of San Luis Obispo, State of
California, described as follows:
(APN 053-422-002)
The parcel of land described in the deed from Donald Earnest Madsen and Donna Ruth Madsen to Grantor
dated August 14, 2008 and recorded as Document No. 2008043386, San Luis Obsipo County Records.
The easement area is described as follows:
The strip of land of the uniform width of 15 feet, lying 7.5 feet on each side of the alignment of the
facilities as initially installed hereunder. The approximate locations of said facilities are shown upon
Grantees Drawing No.S-3112178 attached hereto and made a part hereof.
Grantee agrees that on receiving a request in writing, it will at Grantors expense, survey, prepare and
record a Notice of Final Description referring to this instrument and setting forth a description of
said strip of land.
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Utility Distribution Easement (02/2020)
Public
Grantor further grants to Grantee the right, from time to time, to trim or to cut down, without Grantee
paying compensation, any and all trees and brush now or hereafter within said easement area, and shall
have the further right, from time to time, to trim and cut down trees and brush along each side of said
easement area which now or hereafter in the opinion of Grantee may interfere with or be a hazard to
the facilities installed hereunder, or as Grantee deems necessary to comply with applicable state or
federal regulations.
Grantor also grants to Grantee the right to use such portion of said lands contiguous to said easement
area as may be reasonably necessary in connection with the excavation, construction, reconstruction,
replacement, removal, maintenance and inspection of said facilities.
Grantor hereby covenants and agrees not to place or construct, nor allow a third party to place or
construct, any building or other structure, or store flammable substances, or drill or operate any well,
or construct any reservoir or other obstruction within said easement area, or diminish or substantially
add to the ground level within said easement area, or construct any fences that will interfere with the
maintenance and operation of said facilities.
Grantor further grants to Grantee the right to apportion to another public utility (as defined in Section
216 of the California Public Utilities Code) the right to excavate for, construct, reconstruct, replace,
remove, maintain, inspect, and use the communications facilities within said easement area including
ingress thereto and egress therefrom.
Grantor acknowledges that they have read the Grant of Easement Disclosure Statement, Exhibit
A, attached hereto and made a part hereof.
The legal description herein, or the map attached hereto, defining the location of this utility
distribution easement, was prepared by Grantee pursuant to Section 8730 (c) of the Business and
Professions Code.
This document may be executed in multiple counterparts, each of which shall be deemed an original,
but all of which, together, shall constitute one and the same instrument.
The provisions hereof shall inure to the benefit of and bind the successors and assigns of the respective
parties hereto, and all covenants shall apply to and run with the land.
Dated: __________________, _______.
UNITED RENTALS NORTHWEST, INC.,
an Oregon Corporation,
_____________________________________________
By:
Print Name:______________________________
Title:____________________________________
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Utility Distribution Easement (02/2020)
Public
State of California
County of )
On __________________________, before me, Notary Public,
Insert name
personally appeared
,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that
by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted,
executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true
and correct.
WITNESS my hand and official seal.
(Seal)
Signature of Notary Public
CAPACITY CLAIMED BY SIGNER
[ ] Individual(s) signing for oneself/themselves
[ ] Corporate Officer(s) of the above named corporation(s)
[ ] Trustee(s) of the above named Trust(s)
[ ] Partner(s) of the above named Partnership(s)
[ ] Attorney(s)-in-Fact of the above named Principal(s)
[ ] Other
A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of
that document.
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Utility Distribution Easement (02/2020)
Public
Pacific Gas and Electric Company
EXHIBIT A
GRANT OF EASEMENT DISCLOSURE STATEMENT
This Disclosure Statement will assist you in evaluating the request for granting an easement to Pacific Gas and
Electric Company (PG&E) to accommodate a utility service extension to PG&Es applicant. Please read this
disclosure carefully before signing the Grant of Easement.
You are under no obligation or threat of condemnation by PG&E to grant this easement.
The granting of this easement is an accommodation to PG&Es applicant requesting the extension of
PG&E utility facilities to the applicants property or project. Because this easement is an accommodation
for a service extension to a single customer or group of customers, PG&E is not authorized to purchase any
such easement.
By granting this easement to PG&E, the easement area may be used to serve additional customers in the
area and may be used to install additional utility facilities. Installation of any proposed facilities outside
of this easement area will require an additional easement.
Removal and/or pruning of trees or other vegetation on your property may be necessary for the
installation of PG&E facilities. You have the option of having PG&Es contractors perform this work on
your property, if available, or granting permission to PG&Es applicant or the applicants contractor to
perform this work. Additionally, in order to comply with California fire laws and safety orders, PG&E or its
contractors will periodically perform vegetation maintenance activities on your property as provided for in
this grant of easement in order to maintain proper clearances from energized electric lines or other facilities.
The description of the easement location where PG&E utility facilities are to be installed across your
property must be satisfactory to you.
The California Public Utilities Commission has authorized PG&Es applicant to perform the installation
of certain utility facilities for utility service. In addition to granting this easement to PG&E, your consent
may be requested by the applicant, or applicants contractor, to work on your property. Upon completion of
the applicants installation, the utility facilities will be inspected by PG&E. When the facility installation is
determined to be acceptable the facilities will be conveyed to PG&E by its applicant.
By signing the Grant of Easement, you are acknowledging that you have read this disclosure and understand that you
are voluntarily granting the easement to PG&E. Please return the signed and notarized Grant of Easement with this
Disclosure Statement attached to PG&E. The duplicate copy of the Grant of Easement and this Disclosure Statement
is for your records.
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Utility Distribution Easement (02/2020)
Public
Attach to LD: 2231-12-10039
Area, Region or Location: 4
Land Service Office: San Luis Obispo
Line of Business: Electric Distribution (43)
Business Doc Type: Easements
MTRSQ: 22.31.12.12.44,
FERC License Number:
PG&E Drawing Number: S-3112178
Plat No.: AZ-138-E02
LD of Affected Documents:
LD of Cross Referenced Documents:
Type of interest: Electric Underground Easements (4), Utility Easement (86), Electric Pole Line Easements (3)
SBE Parcel:
% Being Quitclaimed:
Order or PM: 35428966
JCN:
County: San Luis Obispo
Utility Notice Number:
851 Approval Application No: ;Decision:
Prepared By: m22f
Checked By: edm0
Approved By:
Revised by:
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(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
MEMORANDUM
Date: February 4, 2025
To: Luke Schwartz, Transportation Manager, City of San Luis Obispo
From: Joe Fernandez and Michelle Matson, CCTC
Subject: 600 Tank Farm Road Access Evaluation
CCTC prepared a Transportation Impact Study (TIS) for the 600 Tank Farm Road project in March 2021. The
applicant proposes an interim configuration (Attachment A) with the following features:
A new full access side-street-stop controlled intersection is proposed at one of the project driveways
(Tank Farm Road/Santa Fe Road West) and an additional right-in, right-out only driveway is proposed
on Tank Farm Road between Santa Fe Road West and East.
A Class I bicycle/pedestrian path is proposed on the north side of Tank Farm Road from Santa Fe
Road West to MindBody.
A temporary sidewalk is proposed on the north side of Tank Farm Road from MindBody to Broad
Street.
The Acacia Creek culvert under Tank Farm Road would be widened and driveway sight distance
obstructions removed.
The Tank Farm Road/MindBody intersection would be modified to provide a crosswalk on the east
leg with pedestrian crossing indications and a bike signal and bike box to facilitate crossing Tank Farm
Road to connect to the new Class I path.
Center acceleration lanes serving Santa Fe Road West and East to facilitate outbound left turns by
allowing the turns to occur in two stages.
Speed feedback signs and other advance warning features to improve driver awareness of the new
intersection bicycle and pedestrian conflicts.
No on-site land use changes are proposed, and the Santa Fe Road West project frontage would not change
from the previous approvals. The proposed interim configuration changes the lane configurations on multiple
approaches when compared to the previously proposed roundabout layout. This memorandum evaluates if the
proposed changes would substantially change the findings and requirements identified in the prior TIS.
SUMMARY AND RECOMMENDATIONS
The proposed interim side-street-stop control at Tank Farm Road/Santa Fe Road West (#3) would provide
acceptable automobile operations under Existing, Near Term, and Cumulative conditions with the addition of
project traffic. Side-street-stop control does not support pedestrian and cyclist crossings of Tank Farm Road
at this location and is inconsistent with the prior recommendations to construct a roundabout. However, there
are no destinations immediately across Tank Farm Road from the project, the roundabout is not needed to
accommodate vehicular volumes without the Prado Road extension, and interim access is proposed which
provides acceptable vehicular operations and pedestrian and cyclist connectivity to the east.
The proposed intersection control and recommendations are shown in Attachment A. The
roundabout is recommended as a future improvement and will be necessary to accommodate traffic levels when
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Santa Fe Road is extended to Prado Road. We recommend that the project be conditioned to make fair share
contributions towards the roundabout and that frontage designs accommodate the facilities planned in the
Active Transportation Plan and Circulation Element.
BACKGROUND
The 2021 TIS identified nine local transportation deficiencies and recommended improvements to address
them. Five of these deficiencies, described in Table 4, were associated with the project frontage or site design,
and would be affected by the currently proposed access changes.
The 2021 TIS identified deficiencies related to automobile, pedestrian, and bike level of service (LOS)
associated with side-street-stop control at the project driveway (Santa Fe Road West) which would be addressed
by construction of a roundabout. Section 0.2.1 of the 2021 TIS noted that stop control at this intersection
would not address pedestrian connectivity deficiencies and was not recommended as an interim measure. This
recommendation was due to high levels of side-street vehicular delay due to a single southbound approach lane,
and poor bicycle and pedestrian LOS due to an uncontrolled crossing. The revised interim design addresses
these concerns by providing median left-turn acceleration lanes, dual southbound approach lanes, and
pedestrian and bicycle connections to the east with a protected crossing at the Mindbody signal.
POLICY CONSISTENCY
Tank Farm Road is classified as a regional route/parkway arterial in t , a street type
described as arterial routes with landscaped medians where the number of cross-streets is limited and direct access from fronting
properties is discouraged. Santa Fe Road West is a proposed commercial collector planned to connect to the future
Prado Road extension to Broad Street. As currently proposed it would only serve the proposed project until
the Santa Fe Road and Prado Road extensions are complete.
should not be allowed within the functional area of adjacent signalized intersections. On 40 mile per hour
roadways, the upstream functional area is 420 feet plus 95th percentile queues, and the downstream functional
area is 300 feet.
Santa Fe Road West is approximately 465 feet from Santa Fe Road East and the proposed eastern project
driveway is approximately 170 feet from Santa Fe Road East. Secondary access to the site is recommended and
the eastern driveway is proposed as right-in, right out which limits conflict points and potential interaction with
nearby intersections.
(ATP) recommend a future
roundabout at the Tank Farm Road/Santa Fe Road West intersection. As modified, the project would not
advance that improvement. However, the project would not preclude the roundabout as a future improvement
and should be conditioned to pay fair share costs toward the future roundabout and ensure that the site design
accommodates the planned roundabout footprint.
ATP also calls for future Class IV bikeways on both sides of Santa Fe Road and Tank Farm Road,
with
frontage does not preclude these planned facilities. The Tank Farm Road frontage proposes a Class I path on
the north side of Tank Farm Road to the MindBody signal, and Class II bike lanes on Tank Farm Road, which
differs from the ATP. The proposed two-way Class I path design may require modifications to the one-way
Class IV design already prepared for the adjacent 650 Tank Farm Road development frontage improvements.
The City could consider amending the ATP to evaluate a two-way Class I path on the north side of Tank Farm
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Road between Santa Fe Road and Broad Street as the ultimate design for this location. This would allow
eastbound riders destined north on Broad Street to avoid an extra crossing of Tank Farm Road, or riding on
the sidewalk or contra-flow in the westbound bike lane.
and the project proposes, an interim Class I shared-
use path connecting the project to the MindBody signalized intersection to the east. This will convert to a
separate sidewalk and one-way Class IV bike lane in the future consistent with the ATP.
AUTO OPERATIONS ANALYSIS
The project TIS relied on traffic data collected in 2018 and 2019. Segment-level traffic counts on Tank Farm
Road from 2022 are lower than the 2018 data. The 2022 data was used to evaluate conditions at the Santa Fe
Road intersections under Existing and Existing Plus Project conditions with side-street-stop control and two-
stage gap acceptance as currently proposed. Turning volumes were assumed to remain the same for Santa Fe
Road East and Mind Body, through volumes on Tank Farm Road were adjusted to 2022 levels, and no volumes
were assumed on the northern intersection legs. The PM peak hour is the critical time period, so the analysis
focuses on this time period. Table 1 shows the auto LOS results under these scenarios. The intersection analysis
worksheets are included as Attachment B.
Table 1: Existing and Existing Plus Project Auto LOS
The analysis assumes all project trips would use Tank Farm Road/Santa Fe Road West (#3) and represents the
worst-case operations of LOS C if all project trips used a single driveway. The peak hour signal warrant would
not be met if all project trips used a single driveway. Note that without a center acceleration lane that enables
two-stage gap acceptance, the southbound approach to Santa Fe Road West (#3) would operate at LOS F.
The table also assumes two approach lanes for the northbound approach of Tank Farm Road/Santa Fe Road
East (#4) consistent with Attachment A. The results show acceptable LOS D or better operations with the
existing intersection lane configurations and a center acceleration lane that enables two-stage gap acceptance.
This reduces delay at the Tank Farm Road/Santa Fe Road East (#4) intersection compared to the existing
condition. The PM peak hour signal warrant is met at Tank Farm Road/Santa Fe Road East (#4) under Existing
conditions with and without the project.
The addition of a bicycle signal phase, an eastern pedestrian crosswalk with leading pedestrian intervals (LPI),
and northbound no right turn on red would maintain acceptable operations at Tank Farm Road/Mindbody
(#5). The delay improves with the project due to the longer cycle length. However, the 95th percentile
eastbound and westbound queues on Tank Farm Road would increase to 406 and 692 feet, respectively, under
Existing conditions with the project when the bike phase is actuated. These queues would be reduced with a
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second westbound through lane on Tank Farm Road, which is expected to occur once the parcels between the
project site and Broad Street develop.
Near Term conditions in the 2021 TIS forecast traffic volumes for substantial planned development in the City,
a portion of which is now complete. The 2021 TIS Near Term Plus Project scenario assumed the following
relevant roadway improvements:
The Tank Farm Road/Santa Fe Road West (#3) intersection included a second westbound through
lane, an eastbound left turn lane, a shared southbound right/left turn lane, and median storage to
enable two-stage gap acceptance.
The Tank Farm Road/Santa Fe Road East (#4) intersection included a second westbound through
lane, closure of the north leg, and median storage to enable two-stage gap acceptance.
The 2021 TIS identifies an auto LOS deficiency under Near Term Plus Project PM conditions at Tank Farm
Road/Santa Fe Road West (#3) with the above assumptions in place.
The proposed configuration shown in Attachment A is different from the prior Near Term lane
configurations. Table 2 shows the auto LOS results under Near Term and Near Term Plus Project conditions.
Near Term conditions assume no lane configuration changes from the Existing conditions layout. The
intersection analysis worksheets are included as Attachment B.
Table 2: Near Term and Near Term Plus Project Auto LOS
The addition of project traffic and the proposed intersection improvements results in acceptable operations at
the Tank Farm Road/Santa Fe Road West (#3) intersection with the provision of median storage. The Tank
Farm Road/Santa Fe Road East (#4) intersection is forecast to operate unacceptably both with and without
the project, but the delay with the project is reduced due to the provision of median storage.
The peak hour signal warrant would not be met at Tank Farm Road/Santa Fe Road West (#3). The peak hour
signal warrant would be met at Tank Farm Road/Santa Fe Road East (#4) under Near Term conditions.
Cumulative conditions in the 2021 TIS included many planned network and land use changes expected upon
changes were assumed that would shift travel patterns in the study area:
Prado Road extension from Higuera Street to Broad Street with a new intersection south of Capitolio
Way.
A full interchange would be constructed at Prado Road and US 101 along with replacement of the
Prado Road Creek Bridge.
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Bullock Lane extension from Orcutt Road to Tank Farm Road.
Victoria Avenue extension from Woodbridge Street to High Street.
Orcutt Road widening to four-lanes from the railroad tracks to Johnson Avenue.
Tank Farm Road widening to four lanes west of 250 Tank Farm Road.
A multilane roundabout at Tank Farm Road/Santa Fe Road West (#3).
Santa Fe Road south of Tank Farm Road would be realigned to the west with a new bridge and Santa
Fe Road would be extended north of Tank Farm Road to the Prado Road extension.
A multilane roundabout at Edna Road (SR 227)/Buckley Road.
The multilane roundabout at Tank Farm Road/Santa Fe Road West (#3) operated acceptably in the 2021 TIS
under Cumulative conditions with the project with the above assumptions in place.
The timing of the Santa Fe Road realignment and connection to the Prado Road Extension is unknown. Table
3 shows the auto LOS results under Cumulative and Cumulative Plus Project conditions without the Santa Fe
Road improvements. Cumulative no project conditions assume no lane configuration changes from the Existing
and Near Term conditions, except a right-in, right-out driveway on the north leg of Tank Farm Road/Santa Fe
Road East (#4) based on the recommendations shown on Attachment A. The intersection analysis worksheets
are included as Attachment B.
Table 3: Cumulative and Cumulative Plus Project Auto LOS
The addition of project traffic and the proposed intersection improvements results in acceptable operations at
the Tank Farm Road/Santa Fe Road West (#3) intersection with the provision of median storage.
The Tank Farm Road/Santa Fe Road East (#4) intersection is forecast to operate unacceptably both with and
without the project, but the delay with the project is reduced due to the provision of median storage. The 95th
percentile queues for northbound left and northbound right are 5 and 10 vehicles, respectively, under
Cumulative conditions with the project.
The peak hour signal warrant would not be met at Tank Farm Road/Santa Fe Road West (#3). The peak hour
signal warrant would be met at Tank Farm Road/Santa Fe Road East (#4) under Cumulative conditions. Note
that if Santa Fe Road is extended to Prado Road volumes at this intersection will increase, resulting in
unacceptable operations with side-street-stop control. A roundabout or signal would be triggered when Santa
Fe Road West is extended to Prado Road and/or when Santa Fe Road East is realigned opposite Santa Fe Road
West. The project will
contribution towards the planned roundabout and other area improvements.
PEDESTRIAN AND BICYCLE ANALYSIS
The 2021 TIS reports multiple pedestrian and bicycle deficiencies and recommends improvements to address
them. The improvements included a new roundabout at the Tank Farm Road/Santa Fe Road West (#3) to
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provide a controlled crossing location as well as connections to the east to enable non-auto access to shopping,
jobs, transit, and other residences. However, the roundabout is infeasible at this time.
Table 4 summarizes the local transportation deficiencies that were associated with the project frontage or site
design and would be affected by the currently proposed access changes.
Table 4: 2021 TIS Relevant Deficiencies
The applicant proposes a pedestrian and bicycle connection from the project site to Broad Street on the north
side of Tank Farm Road with a signalized crossing at Tank Farm Rd/MindBody (#5) which will address some
of the deficiencies. Pedestrian access will be provided to nearby destinations via the Class I path and signalized
crossing. While the proposed interim configuration does not provide a protected pedestrian crossing of Tank
Farm Road at the project site there are no destinations immediately across from the project, and pedestrian
access is provided to other nearby destinations.
Westbound bicycle access would be provided via the Class I path, while eastbound cyclists preferring a
controlled crossing (riders could use the left turn lane into the site) would pass the project site, cross at the
MindBody signal, and return the project. This additional travel for eastbound cyclists (roughly 2,000 feet) is
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contextually insignificant since these riders would have already traveled at least double this distance to reach
the site from the nearest destination from the west.
The preferred alternative for intersection control and recommendations are shown in Attachment A.
ATTACHMENTS
Attachment A: Preferred Alternative and Recommendations
Attachment B: LOS Worksheets
REFERENCES
City of San Luis Obispo. 2005. Airport Area Specific Plan.
______. 2017. Circulation Element of the General Plan.
______. 2020. Engineering Standards and Specifications.
______. 2020. Transportation Impact Study Guidelines.
______. 2021. Active Transportation Plan.
Federal Highway Administration. 2024. Crash Modification Factors Clearinghouse.
______. 2020. Access Management in the Vicinity of Intersections.
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(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
MEMORANDUM
Date: February 4, 2025
To: Luke Schwartz, Transportation Manager, City of San Luis Obispo
From: Joe Fernandez and Michelle Matson, CCTC
Subject: 600 Tank Farm Road Access Evaluation
CCTC prepared a Transportation Impact Study (TIS) for the 600 Tank Farm Road project in March 2021. The
applicant proposes an interim configuration (Attachment A) with the following features:
A new full access side-street-stop controlled intersection is proposed at one of the project driveways
(Tank Farm Road/Santa Fe Road West) and an additional right-in, right-out only driveway is proposed
on Tank Farm Road between Santa Fe Road West and East.
A Class I bicycle/pedestrian path is proposed on the north side of Tank Farm Road from Santa Fe
Road West to MindBody.
A temporary sidewalk is proposed on the north side of Tank Farm Road from MindBody to Broad
Street.
The Acacia Creek culvert under Tank Farm Road would be widened and driveway sight distance
obstructions removed.
The Tank Farm Road/MindBody intersection would be modified to provide a crosswalk on the east
leg with pedestrian crossing indications and a bike signal and bike box to facilitate crossing Tank Farm
Road to connect to the new Class I path.
Center acceleration lanes serving Santa Fe Road West and East to facilitate outbound left turns by
allowing the turns to occur in two stages.
Speed feedback signs and other advance warning features to improve driver awareness of the new
intersection bicycle and pedestrian conflicts.
No on-site land use changes are proposed, and the Santa Fe Road West project frontage would not change
from the previous approvals. The proposed interim configuration changes the lane configurations on multiple
approaches when compared to the previously proposed roundabout layout. This memorandum evaluates if the
proposed changes would substantially change the findings and requirements identified in the prior TIS.
SUMMARY AND RECOMMENDATIONS
The proposed interim side-street-stop control at Tank Farm Road/Santa Fe Road West (#3) would provide
acceptable automobile operations under Existing, Near Term, and Cumulative conditions with the addition of
project traffic. Side-street-stop control does not support pedestrian and cyclist crossings of Tank Farm Road
at this location and is inconsistent with the prior recommendations to construct a roundabout. However, there
are no destinations immediately across Tank Farm Road from the project, the roundabout is not needed to
accommodate vehicular volumes without the Prado Road extension, and interim access is proposed which
provides acceptable vehicular operations and pedestrian and cyclist connectivity to the east.
The proposed intersection control and recommendations are shown in Attachment A. The
roundabout is recommended as a future improvement and will be necessary to accommodate traffic levels when
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Santa Fe Road is extended to Prado Road. We recommend that the project be conditioned to make fair share
contributions towards the roundabout and that frontage designs accommodate the facilities planned in the
Active Transportation Plan and Circulation Element.
BACKGROUND
The 2021 TIS identified nine local transportation deficiencies and recommended improvements to address
them. Five of these deficiencies, described in Table 4, were associated with the project frontage or site design,
and would be affected by the currently proposed access changes.
The 2021 TIS identified deficiencies related to automobile, pedestrian, and bike level of service (LOS)
associated with side-street-stop control at the project driveway (Santa Fe Road West) which would be addressed
by construction of a roundabout. Section 0.2.1 of the 2021 TIS noted that stop control at this intersection
would not address pedestrian connectivity deficiencies and was not recommended as an interim measure. This
recommendation was due to high levels of side-street vehicular delay due to a single southbound approach lane,
and poor bicycle and pedestrian LOS due to an uncontrolled crossing. The revised interim design addresses
these concerns by providing median left-turn acceleration lanes, dual southbound approach lanes, and
pedestrian and bicycle connections to the east with a protected crossing at the Mindbody signal.
POLICY CONSISTENCY
Tank Farm Road is classified as a regional route/parkway arterial in t , a street type
described as arterial routes with landscaped medians where the number of cross-streets is limited and direct access from fronting
properties is discouraged. Santa Fe Road West is a proposed commercial collector planned to connect to the future
Prado Road extension to Broad Street. As currently proposed it would only serve the proposed project until
the Santa Fe Road and Prado Road extensions are complete.
should not be allowed within the functional area of adjacent signalized intersections. On 40 mile per hour
roadways, the upstream functional area is 420 feet plus 95th percentile queues, and the downstream functional
area is 300 feet.
Santa Fe Road West is approximately 465 feet from Santa Fe Road East and the proposed eastern project
driveway is approximately 170 feet from Santa Fe Road East. Secondary access to the site is recommended and
the eastern driveway is proposed as right-in, right out which limits conflict points and potential interaction with
nearby intersections.
(ATP) recommend a future
roundabout at the Tank Farm Road/Santa Fe Road West intersection. As modified, the project would not
advance that improvement. However, the project would not preclude the roundabout as a future improvement
and should be conditioned to pay fair share costs toward the future roundabout and ensure that the site design
accommodates the planned roundabout footprint.
ATP also calls for future Class IV bikeways on both sides of Santa Fe Road and Tank Farm Road,
with
frontage does not preclude these planned facilities. The Tank Farm Road frontage proposes a Class I path on
the north side of Tank Farm Road to the MindBody signal, and Class II bike lanes on Tank Farm Road, which
differs from the ATP. The proposed two-way Class I path design may require modifications to the one-way
Class IV design already prepared for the adjacent 650 Tank Farm Road development frontage improvements.
The City could consider amending the ATP to evaluate a two-way Class I path on the north side of Tank Farm
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Road between Santa Fe Road and Broad Street as the ultimate design for this location. This would allow
eastbound riders destined north on Broad Street to avoid an extra crossing of Tank Farm Road, or riding on
the sidewalk or contra-flow in the westbound bike lane.
and the project proposes, an interim Class I shared-
use path connecting the project to the MindBody signalized intersection to the east. This will convert to a
separate sidewalk and one-way Class IV bike lane in the future consistent with the ATP.
AUTO OPERATIONS ANALYSIS
The project TIS relied on traffic data collected in 2018 and 2019. Segment-level traffic counts on Tank Farm
Road from 2022 are lower than the 2018 data. The 2022 data was used to evaluate conditions at the Santa Fe
Road intersections under Existing and Existing Plus Project conditions with side-street-stop control and two-
stage gap acceptance as currently proposed. Turning volumes were assumed to remain the same for Santa Fe
Road East and Mind Body, through volumes on Tank Farm Road were adjusted to 2022 levels, and no volumes
were assumed on the northern intersection legs. The PM peak hour is the critical time period, so the analysis
focuses on this time period. Table 1 shows the auto LOS results under these scenarios. The intersection analysis
worksheets are included as Attachment B.
Table 1: Existing and Existing Plus Project Auto LOS
The analysis assumes all project trips would use Tank Farm Road/Santa Fe Road West (#3) and represents the
worst-case operations of LOS C if all project trips used a single driveway. The peak hour signal warrant would
not be met if all project trips used a single driveway. Note that without a center acceleration lane that enables
two-stage gap acceptance, the southbound approach to Santa Fe Road West (#3) would operate at LOS F.
The table also assumes two approach lanes for the northbound approach of Tank Farm Road/Santa Fe Road
East (#4) consistent with Attachment A. The results show acceptable LOS D or better operations with the
existing intersection lane configurations and a center acceleration lane that enables two-stage gap acceptance.
This reduces delay at the Tank Farm Road/Santa Fe Road East (#4) intersection compared to the existing
condition. The PM peak hour signal warrant is met at Tank Farm Road/Santa Fe Road East (#4) under Existing
conditions with and without the project.
The addition of a bicycle signal phase, an eastern pedestrian crosswalk with leading pedestrian intervals (LPI),
and northbound no right turn on red would maintain acceptable operations at Tank Farm Road/Mindbody
(#5). The delay improves with the project due to the longer cycle length. However, the 95th percentile
eastbound and westbound queues on Tank Farm Road would increase to 406 and 692 feet, respectively, under
Existing conditions with the project when the bike phase is actuated. These queues would be reduced with a
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second westbound through lane on Tank Farm Road, which is expected to occur once the parcels between the
project site and Broad Street develop.
Near Term conditions in the 2021 TIS forecast traffic volumes for substantial planned development in the City,
a portion of which is now complete. The 2021 TIS Near Term Plus Project scenario assumed the following
relevant roadway improvements:
The Tank Farm Road/Santa Fe Road West (#3) intersection included a second westbound through
lane, an eastbound left turn lane, a shared southbound right/left turn lane, and median storage to
enable two-stage gap acceptance.
The Tank Farm Road/Santa Fe Road East (#4) intersection included a second westbound through
lane, closure of the north leg, and median storage to enable two-stage gap acceptance.
The 2021 TIS identifies an auto LOS deficiency under Near Term Plus Project PM conditions at Tank Farm
Road/Santa Fe Road West (#3) with the above assumptions in place.
The proposed configuration shown in Attachment A is different from the prior Near Term lane
configurations. Table 2 shows the auto LOS results under Near Term and Near Term Plus Project conditions.
Near Term conditions assume no lane configuration changes from the Existing conditions layout. The
intersection analysis worksheets are included as Attachment B.
Table 2: Near Term and Near Term Plus Project Auto LOS
The addition of project traffic and the proposed intersection improvements results in acceptable operations at
the Tank Farm Road/Santa Fe Road West (#3) intersection with the provision of median storage. The Tank
Farm Road/Santa Fe Road East (#4) intersection is forecast to operate unacceptably both with and without
the project, but the delay with the project is reduced due to the provision of median storage.
The peak hour signal warrant would not be met at Tank Farm Road/Santa Fe Road West (#3). The peak hour
signal warrant would be met at Tank Farm Road/Santa Fe Road East (#4) under Near Term conditions.
Cumulative conditions in the 2021 TIS included many planned network and land use changes expected upon
changes were assumed that would shift travel patterns in the study area:
Prado Road extension from Higuera Street to Broad Street with a new intersection south of Capitolio
Way.
A full interchange would be constructed at Prado Road and US 101 along with replacement of the
Prado Road Creek Bridge.
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Bullock Lane extension from Orcutt Road to Tank Farm Road.
Victoria Avenue extension from Woodbridge Street to High Street.
Orcutt Road widening to four-lanes from the railroad tracks to Johnson Avenue.
Tank Farm Road widening to four lanes west of 250 Tank Farm Road.
A multilane roundabout at Tank Farm Road/Santa Fe Road West (#3).
Santa Fe Road south of Tank Farm Road would be realigned to the west with a new bridge and Santa
Fe Road would be extended north of Tank Farm Road to the Prado Road extension.
A multilane roundabout at Edna Road (SR 227)/Buckley Road.
The multilane roundabout at Tank Farm Road/Santa Fe Road West (#3) operated acceptably in the 2021 TIS
under Cumulative conditions with the project with the above assumptions in place.
The timing of the Santa Fe Road realignment and connection to the Prado Road Extension is unknown. Table
3 shows the auto LOS results under Cumulative and Cumulative Plus Project conditions without the Santa Fe
Road improvements. Cumulative no project conditions assume no lane configuration changes from the Existing
and Near Term conditions, except a right-in, right-out driveway on the north leg of Tank Farm Road/Santa Fe
Road East (#4) based on the recommendations shown on Attachment A. The intersection analysis worksheets
are included as Attachment B.
Table 3: Cumulative and Cumulative Plus Project Auto LOS
The addition of project traffic and the proposed intersection improvements results in acceptable operations at
the Tank Farm Road/Santa Fe Road West (#3) intersection with the provision of median storage.
The Tank Farm Road/Santa Fe Road East (#4) intersection is forecast to operate unacceptably both with and
without the project, but the delay with the project is reduced due to the provision of median storage. The 95th
percentile queues for northbound left and northbound right are 5 and 10 vehicles, respectively, under
Cumulative conditions with the project.
The peak hour signal warrant would not be met at Tank Farm Road/Santa Fe Road West (#3). The peak hour
signal warrant would be met at Tank Farm Road/Santa Fe Road East (#4) under Cumulative conditions. Note
that if Santa Fe Road is extended to Prado Road volumes at this intersection will increase, resulting in
unacceptable operations with side-street-stop control. A roundabout or signal would be triggered when Santa
Fe Road West is extended to Prado Road and/or when Santa Fe Road East is realigned opposite Santa Fe Road
West. The project will
contribution towards the planned roundabout and other area improvements.
PEDESTRIAN AND BICYCLE ANALYSIS
The 2021 TIS reports multiple pedestrian and bicycle deficiencies and recommends improvements to address
them. The improvements included a new roundabout at the Tank Farm Road/Santa Fe Road West (#3) to
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provide a controlled crossing location as well as connections to the east to enable non-auto access to shopping,
jobs, transit, and other residences. However, the roundabout is infeasible at this time.
Table 4 summarizes the local transportation deficiencies that were associated with the project frontage or site
design and would be affected by the currently proposed access changes.
Table 4: 2021 TIS Relevant Deficiencies
The applicant proposes a pedestrian and bicycle connection from the project site to Broad Street on the north
side of Tank Farm Road with a signalized crossing at Tank Farm Rd/MindBody (#5) which will address some
of the deficiencies. Pedestrian access will be provided to nearby destinations via the Class I path and signalized
crossing. While the proposed interim configuration does not provide a protected pedestrian crossing of Tank
Farm Road at the project site there are no destinations immediately across from the project, and pedestrian
access is provided to other nearby destinations.
Westbound bicycle access would be provided via the Class I path, while eastbound cyclists preferring a
controlled crossing (riders could use the left turn lane into the site) would pass the project site, cross at the
MindBody signal, and return the project. This additional travel for eastbound cyclists (roughly 2,000 feet) is
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contextually insignificant since these riders would have already traveled at least double this distance to reach
the site from the nearest destination from the west.
The preferred alternative for intersection control and recommendations are shown in Attachment A.
ATTACHMENTS
Attachment A: Preferred Alternative and Recommendations
Attachment B: LOS Worksheets
REFERENCES
City of San Luis Obispo. 2005. Airport Area Specific Plan.
______. 2017. Circulation Element of the General Plan.
______. 2020. Engineering Standards and Specifications.
______. 2020. Transportation Impact Study Guidelines.
______. 2021. Active Transportation Plan.
Federal Highway Administration. 2024. Crash Modification Factors Clearinghouse.
______. 2020. Access Management in the Vicinity of Intersections.
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Table 1. Plan/Policy Consistency of Proposed Active Transportation Facilities
Issue/Facility Adopted Plan/Policy Originally Approved
600 Tank Farm Road
Project (2022)
Modified
600 Tank Farm Road Project
(2025)
Tank Farm/Santa Fe
(West) Intersection
Control
Future multi-lane
roundabout
(LUCE, AASP)
Design and construct
north/west/east legs of
multilane roundabout
Construct interim
unsignalized intersection
Prepare designs, dedicate on-
site R/W and pay fair share
fees towards future
roundabout to be constructed
by others.
Nearest Low-Stress
Bike/Ped Crossing of
Tank Farm Rd to 600
Tank Farm Site
Future crossings at Tank
Farm/Santa Fe Roundabout
and at Tank
Farm/Mindbody signal
(ATP, AASP)
Crossings at new Tank
Farm/Santa Fe Roundabout
and at Tank Farm/Mindbody
signal
Designated crossings at Tank
Farm/Mindbody signal only
with initial project
Future crossings at Tank
Farm/Santa Fe Roundabout
when constructed by others
Santa Fe (West) Bicycle
and Pedestrian
Facilities
Future one-way protected
bike lanes & sidewalks on
each side of road (ATP)
Construct elevated one-
way (NB) protected bike
lane and sidewalk on east
side along project frontage.
Future bike lane and
sidewalk on west side by
others.
Construct elevated two-way
shared-use path on east side
along project frontage.
Potential to convert two-way
path to separate one-way
(NB) bike lane and sidewalk
in future.
Tank Farm Rd Bicycle
and Pedestrian
Facilities
Segment 1: West of Santa
Fe
Future two-way shared-use
paths on north and south
sides of street between
Innovation Way and Santa
Fe
(AASP, ATP)
Project applicant to prepare
65%-level designs and
environmental studies for
future path on north side of
street west of Santa Fe
Pay fair share fees towards
future construction of path
by others
Same as 2022 proposal
Segment 2: Santa Fe to
Mindbody
Future one-way protected
bike lanes & sidewalks on
each side of street (ATP)
Construct elevated one-
way (WB) protected bike
lane and sidewalk on north
side along project frontage
Future protected EB bike
lane and sidewalk on south
side by others
Construct elevated two-way
shared-use path on north side
along project frontage
between Santa Fe and
Mindbody.
Potential to convert two-way
path to separate one-way
(WB) bike lane and sidewalk
in future.
Segment 3: Mindbody to
Broad
Future one-way protected
bike lanes & sidewalks on
each side of street (ATP)
Construct temp asphalt
sidewalk on north side from
Mindbody to Broad if
permanent protected bike lane
and sidewalks per ATP have
not yet been constructed by
approved developments at 650
& 660 Tank Farm
Same as 2022 proposal
Plan/Policy Source
LUCE – General Plan Land Use & Circulation Element; AASP – Airport Area Specific Plan; ATP – Active Transportation Plan
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600 Tank Farm Road Project
MOD-0753-2024
Presentation to the Planning Commission for the
600 Tank Farm Road Project Update
February 26, 2025
Applicant: Covelop, Inc.
Representative: Damien Mavis
Recommendation
Adopt the Draft PC Resolution (Attachment A)
recommending the City Council:
1.Approve a modification to conditions of approval related
to revised offsite public circulation improvements for the
previously approved 600 Tank Farm Road project; and
2.Approve an Addendum to the previously certified Final
Environmental Impact Report (FEIR) for the 600 Tank
Farm Road project, pursuant to the California
Environmental Quality Act (CEQA).
2
Project Site and Location
3
Surrounding Land Uses
4
North: Damon Garcia Sports
Fields
East: Acacia Creek and mixed
use residential development
South: Tank Farm Road and
undeveloped land
West: undeveloped Union Oil
Company of California property
Approved 600 TFR Project – February 1, 2022
5
280 Residential Units
240 high density units
40 mixed use units
12,500 SF of commercial office space
11.7-acre site adjacent to Acacia Creek
1.0 acres of offsite transportation improvements
Within the Airport Area Specific Plan
Required Transportation Improvements
Tank Farm/Santa Fe (west) Roundabout
(north/west/east legs only)
New Santa Fe Road (west) extension north of Tank
Farm
Tank Farm & Santa Fe Road frontage improvements:
sidewalks, landscaped parkway, lighting, one-way
sidewalk-level protected bike lanes
6
Required Transportation Improvements
Acacia Creek shared-use path north between Tank Farm
Rd & Damon Garcia Park
Prepare 65% designs and environmental studies for future
Tank Farm shared-use path west of Santa Fe to Innovation
Way
Temporary sidewalk east to Broad Street (if not
constructed sooner by neighboring development)
Pay impact fees as fair share towards future Tank Farm Rd
improvements west of Santa Fe
7
600 Tank Farm Road – original circulation
8
Project Status
July 2020: ATC reviewed project proposal and provided
comments to guide final design of active transportation features.
February 2022: Project approved by City Council.
April 2023: ATC reviewed preliminary design alternatives for
future Tank Farm Road shared-use path west of Santa Fe and
provided input to guide further design.
2022-2024:
Development of on-site and off-site plans & permitting
Off-site right-of-way acquisition Applicant unable to
acquire necessary right-of-way from Union Oil
Company of California
2025: Applicant requests to pursue modified project proposal
due to current infeasibility of Tank Farm/Santa Fe Roundabout
9
Proposed Circulation Modifications
Eliminate planned roundabout at Tank Farm/Santa Fe
Road
Replace with modified/interim access design until
roundabout can be built in the future when the required
right-of-way is available
Applicant requests modified condition related to
undergrounding utilities
No onsite land use or circulation modifications
No change to onsite development
10
Proposed Circulation Improvements
Tank Farm Road/Santa Fe Road (West)
Intersection. Unsignalized, with stop control on the
Santa Fe Road (West) approach.
Minor Road Widening on Tank Farm Road.
Widening to add an eastbound left- turn lane into
Santa Fe Road (West) and buffered on-street bike
lanes along Tank Farm Road.
11
Proposed Circulation Improvements
Frontage Improvements
Santa Fe (west). Landscaped parkway, lighting, street
trees, two-way shared use path (east side only)
Tank Farm. Landscaped parkway, lighting, street
trees, two-way shared use path (between Santa Fe
and Mindbody signal)
Temporary Sidewalk. North side of Tank Farm from
Mindbody signal to Broad. Provides connection from
project to Broad until permanent sidewalks built by
neighboring properties
12
Proposed Circulation Improvements
Traffic Safety Features
Landscaped center median on Tank Farm (prevents
illegal left turns)
Acceleration lanes
Radar speed feedback signs
Striping and warning signage to encourage safe
speeds
Signal Modifications. Tank Farm/Mindbody intersection
to add ped/bike signal phases and bicycle left turn box
13
Proposed Circulation Improvements
14
INTERIM TWO-WAY 13’ SHARED-USE PATH ON SANTA
FE (WEST) (FUTURE ONE-WAY NB PROTECTED BIKE
LANE PER 2022 PROJECT APPROVAL AND ATP)
Proposed Circulation Improvements
15
Modified Condition – Undergrounding Utilities
Original Project Condition requires undergrounding 8
PG&E power poles and utility lines on project site
and along frontage
Applicant requests that one power pole onsite be
allowed to remain overhead, citing cost and inability
to obtain easement for undergrounding this pole
Developer proposes a conduit crossing Acacia Creek
to the east to allow for future undergrounding of the
pole and power line
Power pole would not conflict with interim circulation
improvements of future roundabout
16
600 Tank Farm Road Undergrounding Condition
17
600 Tank Farm Road Undergrounding Condition
18
One power pole
to remain
Policy Consistency: General Plan
LUE Policy 10.4.Encourages project which provide for and
enhance active transportation modes, such as pedestrian
movement, bicycle access and transit services
CE Policies 4.1.1 and 5.1.2.The City shall expand a safe
bicycle and pedestrian transportation network
Consistent. Project provides safe multi-modal access between
the project site and non-residential destinations.
19
Policy Consistency: Airport Area Specific Plan
Figure 6-1 of the AASP shows a roundabout at Tank
Farm/Santa Fe. Updated circulation plan does not include a
roundabout, but for reasons beyond the applicant’s control.
Section 6.2.1 establishes the intent for the road system “to
meet the access, mobility, and safety in design…without over-
designing the facilities”
Consistent. City engineer’s opinion is that the project meets
the intent of the AASP, especially since the applicant will
prepare the design, provide right-of-way, and fair share fees for
the roundabout to be built by others
20
Policy Consistency: Airport Area Specific Plan
Section 7-7 of the AASP states that “all new development shall
be responsible for undergrounding of existing overhead utility
lines along that development’s frontage or constructing
underground utility lines along new roadways concurrent with
the construction of new roadways.”
Section 7-8 acknowledges that interim utility solutions may be
needed if permanent systems cannot be made at the time of
development.
Consistent. Opinion of City Engineering staff is that the project
meets the intent of the AASP, since it will be designed to allow
for the future undergrounding of the final PG&E pole at a later
date.
21
Policy Consistency: Active Transportation Plan
ATC reviewed the proposed changes to circulation, and
determined they were consistent with the ATP on January 15,
2025, with recommendations that have been incorporated into
the project, including:
Two-way shared-use path on Tank Farm as interim design,
that could be converted into separate one way protected
bike lane and sidewalk
Similar concept for Santa Fe
22
Policy Consistency: other regulations
Zoning Regulations. Updated circulation
improvements do not affect any aspect of zoning
regulations, so the development remains consistent
with zoning
Airport Land Use Plan. Original project was found
consistent with ALUP in August 2021. The ALUP
does not apply to any aspect of proposed circulation
changes
23
CEQA Compliance
600 Tank Farm Road Final EIR certified in February
2022 when project was approved
Addendum to the Final EIR has been prepared for
the proposed AASP amendment
24
Modified Conditions of Approval
Condition 21.Now reflects updated project plans for circulation
and utilities
Conditions 43 and 44.Remove references to a roundabout with
respect to improvements to Tank Farm and Santa Fe.
Condition 50. Remove references to roundabout requirement, but
requires offer of dedication for land needed construct future
roundabout
Condition 65. Clarifies required sewer infrastructure requirements
Condition 76. Clarifies undergrounding utilities, but allows for one
power pole to remain overhead
25
Modified Conditions of Approval
Condition 91.Remove references to a roundabout.
Condition 96. Clarifies that the project must be consistent with
the Active Transportation Plan (ATP), the updated regulatory
document that replaced the “Bike Plan”
Conditions 113-118 and 126. Updates the circulation
requirements that replace aspects of the original circulation
plan, including the originally required roundabout at Tank Farm
and Santa Fe, as well as facilities, including roadway and
bike/ped facilities
Conditions 131, 134, 136, 137, 139-142. Updates and clarifies
utility infrastructure requirements
26
Modified Conditions of Approval
Condition 151.Updates applicant indemnification responsibility
related to the deferral of the roundabout requirement and
updated interim improvements.
Condition 152. New condition that applicant acknowledges and
agrees to the revised conditions and describes the procedure
for protesting any of these conditions
27
Recommendation
Adopt the Draft PC Resolution (Attachment A)
recommending the City Council:
1.Approve a modification to conditions of approval related
to revised offsite public circulation improvements for the
previously approved 600 Tank Farm Road project; and
2.Approve an Addendum to the previously certified Final
Environmental Impact Report (FEIR) for the 600 Tank
Farm Road project, pursuant to the California
Environmental Quality Act (CEQA).
28
Next Steps
April 1, 2025: City Council Review
29
Questions and Comments
30
Backup Slides
31
Original (2022) Circulation
32
Original (2022) Circulation
33
Original (2022) Circulation
34