HomeMy WebLinkAboutItem 4a. Tree Removal Application (3450 Broad St, SLOCA) (TREE-0033-2025, ARCH-0672-2024, PDEV-0673-2024, USE-0674-2024)
TREE COMMITTEE AGENDA REPORT
SUBJECT: REQUEST TO REMOVE 20 EXISTING TREES AND PROVIDE 45
COMPENSATORY TREE PLANTINGS AT 3450 BROAD STREET; THE PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW (TREE-0033-2025)
BY: Hannah Hanh, Associate Planner FROM: Walter Gault, City Arborist
Phone Number: (805) 781-7432 Phone Number: (805) 781-7578
Email: hhanh@slocity.org Email: wgault@slocity.org
RECOMMENDATION
Review the proposed tree removals and compensatory plantings for consistency with
requirements in San Luis Obispo Municipal Code Chapter 12.24 (Tree Regulations) and
provide a recommendation to the Planning Commission.
SITE DATA
Land Use Designation: Services and
Manufacturing
Zone: Service Commercial Zone with
Planned Development Overlay (C-S-PD)
Site Area: Approximately 3.5 acres
Environmental Status: Categorically
exempt from environmental review under
CEQA Guidelines Section 15332 (Class
32 – In-Fill Development Projects)
1.0 PROJECT DESCRIPTION
San Luis Obispo Classical Academy (SLOCA, Applicant) has applied for a Tree Removal
Application (TRA, TREE-0033-2025) to remove 20 existing trees and provide 45
compensatory tree plantings at 3450 Broad Street (Attachment A – SLOCA Tree Removal
Application, Attachment C – SLOCA Arborist Report). The TRA is associated with the
Applicant’s Moderate Development Review (ARCH-0672-2024), Planned Development
Amendment (PDEV-0673-2024), and Conditional Use Permit (USE-0674-2024)
applications to establish and operate a private school with daycare services (i.e., infant
childcare through eighth grade), including various building and site improvements, at the
existing development (Attachment B – SLOCA Project Plans).
Proposed building improvements include (a) an approximate 4,300 square foot addition
(i.e., enclose loading dock to accommodate gymnasium, second floor offices, and library
mezzanine) to the existing approximate 50,800 square foot building (to result in an
approximate 55,100 square foot building); (b) tenant improvements to create classrooms,
offices, library, gymnasium, etc.; (c) façade upgrades, including new exterior colors and
Meeting Date: 03/24/2025
Item Number: 4a
Time Estimate: 30 minutes
Page 9 of 65
Item 4a
TREE-0033-2025 (ARCH-0672-2024, PDEV-0673-2024, USE-0674-2024)
Tree Committee Report – March 24, 2025
finishes; and (d) establishment of a sign program. Proposed site improvements include
(a) removal of the north parking lot and replacement with an outdoor field and various
activity areas; (b) design revisions to the south parking lot to accommodate new access
and circulation improvements; and (c) landscape upgrades, which include the 20 tree
removals and 45 compensatory tree plantings.
In addition to the Tree Committee’s (TC) review, the overall project scope requires a
review and recommendation by the Architectural Review Commission (ARC) for the
various proposed building and site improvements, and a final review and decision by the
Planning Commission (PC) to allow the private school and daycare services along with
all associated building and site improvements. The project is tentatively scheduled for the
ARC’s review on Monday, April 7, 2025, and for the PC’s review and final decision on
Wednesday, May 14, 2025.
Tree Removals
The project site includes a total of 40 trees, which consist primarily of Callery pear trees
(Pyrus calleryana) with three (3) Australian willows (Geijera parviflora), three (3) coast
live oaks (Quercus agrifolia), one (1) Western Sycamore (Platanus racemosa), and one
(1) cut tree (currently a stump and may have been a plum tree) (Attachment B – Sheet
L1.2A of Project Plans). To facilitate the project, the Applicant is requesting the removal
of 20 trees as follows:
To accommodate a new outdoor field and various recreational a ctivity areas, nine
(9) trees located in the north parking lot (identified as Trees #2 -6, 8, 30-31) would
be removed;
o Note – Tree #8 has been cut (may have previously been a plum tree), and
its stump is to be removed as part of the project.
To accommodate new decks for outdoor classroom areas and a seating area, ten
(10) trees located in the side yard along Sacramento Drive (identified as Trees #9-
16, 32, 36) would be removed; and
To accommodate a new parking design, one (1) tree located in the south parki ng
lot (identified as Tree #37) would be removed.
Compensatory Plantings
As proposed, the project includes 45 compensatory plantings consisting of Chitalpas
(Chitalpa tashkentensis), Brisbane box trees (Lophostemon confertus), coast live oaks
(Quercus agrifolia), Engelmann oaks (Quercus engelmannii), island oaks (Quercus
tomentella), water gum (Tristaniopsis laurina), and Chinese elms (Ulmus parvifolia)
(Attachment B – Sheet L1.2C of Project Plans). These compensatory trees would (a)
range from 24-inch to 60-inch box replacements; (b) be planted on the perimeter of the
outdoor field, along Sacramento Drive, and throughout the south parking area; (c) be
native or native-adjacent trees; and (d) result in larger and more visually prominent trees
at maturity for a majority of the selected species. In addition, the 20 existing trees to
remain would be protected during project construction.
Page 10 of 65
Item 4a
TREE-0033-2025 (ARCH-0672-2024, PDEV-0673-2024, USE-0674-2024)
Tree Committee Report – March 24, 2025
2.0 COMMITTEE PURVIEW
Per Section 12.24.090(F)(4) (Process for Tree Removals Related to Ministerial or
Discretionary Property Development Permits), the TC is to review a TRA related to
Planning Applications (i.e., Moderate Development Review, Planned Development
Amendment, and Conditional Use Permit) that require final approval by the PC and
provide a recommendation to the PC as the approving authority. The TC’s review and
recommendation for the project would be based on consistency with the policies and
standards set forth in San Luis Obispo Municipal Code (SLOMC) Chapter 12.24 (Tree
Regulations).
3.0 TREE REGULATIONS
Per SLOMC Chapter 12.24 (Tree Regulations), the purpose of the Tree Regulations is to
establish a comprehensive program for installing, maintaining, and preserving trees within
the City. This Chapter establishes policies, regulations, and specifications necessary to
govern installation, maintenance, removal, and preservation of trees to beautify the city;
purify the air; provide shade and wind protection; add environmental and economic value;
and preserve trees with historic or unusual value.
Criteria for Construction Related Tree Removal Recommendations
Per SLOMC Section 12.24.090(F)(4), the TC shall review and make a recommendation
on the tree removal request to the authorized approving authority (i.e., PC) based on the
criteria set forth in SLOMC Section 12.24.090(G)(1-7):
Size of Tree – Per Subsection (G)(1), the scale of the tree shall be considered, as
well as the size of the tree’s canopy. Larger, more visually prominent trees may
have a higher preservation priority than smaller, less visually prominent trees.
The trees proposed for removal are fairly small in scale, ranging from 3 to 11-
inches in diameter at breast height (DBH), with limited to moderate canopy sizes.
Location of Tree on Private Property – Per Subsection (G)(2), the location of the
tree on private property shall be considered. Trees located in a private rear yard,
which are not highly visible from the public right-of-way, may have a lower
preservation priority than trees with a high visual impact to the neighborhood .
The locations of the trees proposed for removal are visible from the public right-of-
way because they are primarily located in the north parking lot and side yard area
along Sacramento Drive. However, these trees may carry a lower preservation
priority because they do not have a high visual impact to the neighborhood based
on their fairly small scales.
Species of Tree – Per Subsection (G)(3), native trees shall have a higher
preservation priority than non-native trees.
The pear trees proposed for removal are non-native.
Page 11 of 65
Item 4a
TREE-0033-2025 (ARCH-0672-2024, PDEV-0673-2024, USE-0674-2024)
Tree Committee Report – March 24, 2025
Forestry Best Practice – Per Subsection (G)(4), the number of healthy trees that a
given parcel of land will support shall be considered, and whether removal would
enhance the health or survival of remaining tr ees. Applications that increase
biodiversity of native trees and tree age distribution within a given area are
preferred.
Of the 20 trees to be removed, 13 are in poor condition, six (6) are in fair condition,
and one (1) has been cut and is a stump. The remaining 20 trees would be
protected on site. As proposed, the 45 compensatory trees would provide a range
of young native and native-adjacent trees that would increase the biodiversity and
tree age distribution of the project site. The majority of the species selected are
expected to result in larger and more visually prominent trees at maturity.
Public Right-of-Way Obstruction or Displacement – Per Subsection (G)(5), street
trees requested for removal due to obstruction of vision, access, mobility of public
traffic or sidewalk infrastructure repair or replacement shall have a lower
preservation priority when the tree species is known to have invasive root structure
or other characteristics that increase the likelihood that damage is likely to reoccur
if not authorized for removal. Trees adjacent to sidewalks with a high volume of
pedestrian use with large vertical or slope displacements may have a lower
preservation priority.
The trees proposed for removal are not due to obstruction of vision, access,
mobility of public traffic or sidewalk infrastructure repair or replacement but are
requested to accommodate new site improvements for a proposed school use.
Compliance with Subsection J of This Section Regarding Compensatory Plantings
– Per Subsection (G)(6), the approving authority may consider an application
proposal to provide compensatory plantings in excess of required minimums in
evaluating this criterion.
Per Section 12.24.090(J) (Compensatory Tree Planting), onsite tree removals
require a minimum of one (1) new tree for each tree authorized for removal (1:1
replacement ratio). As proposed, the 20 tree removals and 45 compensatory
plantings would result in a replacement ratio of 2.25:1, which significantly exceeds
the minimum 1:1 requirement. All compensatory plantings will range from 24-inch
to 60-inch box, exceeding the minimum 15-gallon size requirement.
Heritage Trees – Per Subsection (G)(7), heritage trees have the highest
preservation priority.
None of the trees onsite, or proposed for removal, are designated as heritage
trees.
Page 12 of 65
Item 4a
TREE-0033-2025 (ARCH-0672-2024, PDEV-0673-2024, USE-0674-2024)
Tree Committee Report – March 24, 2025
Based on the criteria and accompanying discussion above, the proposed tree removals
and compensatory plantings appear to be consistent with the City’s Tree Regulations.
4.0 ACTIONS
1. Recommend findings of consistency with the Tree Regulations. An action
recommending approval of the application based on consistency with the SLOMC
Chapter 12.24 (Tree Regulations) will be forwarded to the Planning Commission
for final action. This action may include recommendations for conditions to address
consistency with the Tree Regulations.
2. Continue the review of the project to a certain, or uncertain, hearing date. An
action continuing the application should include direction to the applicant and staff
on pertinent issues.
3. Recommend findings of inconsistency with the Tree Regulations. An action
recommending denial of the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Tree
Regulations, or other policy documents.
5.0 ATTACHMENTS
A - SLOCA Tree Removal Application
B - SLOCA Project Plans
C - SLOCA Arborist Report
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' '
'"# "! && $ %& % %
TREE REMOVAL APPLICATION
For all Non-Construction and Construction related tree removals
Owner Name: Applicant Name:
Address:Address:
City:Zip:City:Zip:
Phone:Phone:
Email:Email:
Address of Tree(s):
Number of trees applying to remove:
Tree Species:
Reason for Removal:
Is this removal a City Tree?YES NO DON’T KNOW Dog in yard? YES NO
Is this associated with a Building Permit or Development Plan? _____ YES _____ NO
If YES, please provide appropriate reference numbers:
Is this property governed by a Homeowners Association (HOA)? YES NO If YES, please provide
HOA Board Approved Meeting minutes authorizing tree removal(s) with your tree removal application.
ALL ITEMS BELOW MUST BE INCLUDED TO PROCESS TREE REMOVAL APPLICATIONS
Tree(s) banded with ribbon or duct tape for identification
Site plan drawing or photo of tree site with Tree ID (Tree#1, Tree #2, etc.)
Supporting documentation (repair, receipts, etc.)
Photo log showing damage or reasons for removal1
Replanting plan2
Arborist Report3
INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED.
FAILURE TO KEEP TREES BANDED MAY RESULT IN A REJECTED APPLICATION.
1. Include a photo log that clearly shows the trees requested for removal. All tree(s) must be
uniquely identified by a number and a ribbon, or an identifier wrapped around the truck in the
photo and prior to inspection.
2. Include a replanting plan in accordance with Section 12.24.090(J) of the City’s Municipal
Code. A minimum 1:1 replanting rate is required for plantings onsite, and a minimum 2:1
replanting rate is required for plantings offsite or within the public right-of-way.
3. An application for tree removal on a site where a discretionary or ministerial development
permit is requested shall include an arborist report and a site plan that includes accurate drip
line delineation and cross sections of construction work impacting both trees proposed for
removal and trees planned to remain.
X
X Pending
X
Pending
Sea Oak, a California Limited Partnership Bosky Landscape Architecture
P.O. Box 5150 590 E Gutierrez St, SUITE D
Paso Robles 93447 Santa Barbara CA 93103
(805) 423-8135 805-845-3251
johncoakley@hotmail.com brooks@boskyland.com
3450 Broad Street
21
Pyrus calleryana, Plum Spp.
A portion of trees to be replaced due to interference with location of new construction; The
remaining portion, which occurs along the Sacramento sidewalk, are to be replaced with a more
desired species which is evergreen, low water use, and more consistent with the naturalised
plant palette proposed elsewhere on site.
✔
✔
✔✔
ATTACHMENT A
20
X
X BANDED PRIOR TO TREE COMMITTEE REVIEW
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Tree Removal Decisions as outlined in Section 12.24.090 of the City’s Municipal Code
SELECT TYPE OF TREE REMOVAL APPLICATION BEING SUBMITTED DECISION MAKER
Imminent Hazard to Life or Property
SLOMC 12.24.090(E)(1)(a) City Arborist
Tree Health and Hazard Mitigation
SLOMC 12.24.090(E) City Arborist
Convenience Removal
SLOMC 12.24.090(E)(3)
Tree Committee makes recommendation to Community Development Director
Community
Development Director
Minor Ministerial Development Permit
SLOMC 12.24.090(F)(1)
Removal for residential or accessory construction on an R-1 or R-2 lot
City Arborist
Discretionary Permits Construction Tree Removal
SLOMC 12.24.090(F)(3)
Community
Development Director
Major Development / Tentative Tract Map/ Conditional Use Permit
SLOMC 12.24.090(F)(4) Planning Commission
Submittal Instructions
Submit Tree Removal applications to the City of San Luis Obispo, Community Development Department at
the following address: 919 Palm Street, San Luis Obispo, CA 93401 or by email to trees@slocity.org.
Payment of the “Tree Removal Permit” fee shall be submitted along with this application. Refer to the City’s
current Comprehensive Fee Schedule for the current fee.
Property Owner Authorization:
By signing this application, I certify that I have reviewed
this completed application and the attached material
and consent to its filing. I agree to allow the Community
Development Department to duplicate and distribute
submitted materials to interested persons as it
determines is necessary for the processing of the
application.
Signed Date
Applicant/ Representative Certification:
By signing this application, I certify that the information
provided is accurate. I understand the City might not
approve what I’m applying for or might set conditions of
approval. I agree to allow the Community Development
Department to duplicate and distribute submitted
materials to interested persons as it determines is
necessary for processing of the application.
Signed Date
Permission to Access Property:
This section is to be completed by the property owner
and/or occupant who controls access to the property. To
adequately evaluate the submitted proposal,
Community Development Department Staff,
Commissioners and City Council Members will have to
gain access to the exterior of the real property in order
to adequately review and report on the proposed
request. Your signature below certifies that you agree to
give the City permission to access the project site from
8 a.m. to 5 p.m., Monday through Friday, as part of the
normal review of this application.
Signed Date
Indemnification Agreement:
The Owner/Applicant shall defend, indemnify and hold
harmless the City or its agents or officers and
employees from any claim, action or proceeding against
the City or its agents, officers or employees, to attack,
set aside, void, or annul, in whole or in part, the City’s
approval of this project. In the event that the City fails to
promptly notify the Owner / Applicant of any such claim,
action or proceeding, or that the City fails to cooperate
fully in the defense of said claim, this condition shall
thereafter be of no further force or effect.
Signed Date
X
12/20/24
1/30/25
SLOCA Board Chair
ATTACHMENT A
X
X
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ATTACHMENT B
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ATTACHMENT B
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ATTACHMENT B
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ATTACHMENT B
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ATTACHMENT B
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ATTACHMENT B
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ATTACHMENT B
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ATTACHMENT B
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REVISIONS:
CDS JOB #:
SCALE:
24-078
AS SHOWN
DATE:February 13, 2025
PREPARED BY:MRS
REVIEWED BY:MRS
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SHEET XX OF 3 SHEETS
CONSTRUCTION NOTES
LEGEND
21 PROPOSED ASPHALT OR ASPHALT GRIND AND OVERLAY
22 PROPOSED CONCRETE FLATWORK
23 PROPOSED CONCRETE CURB
24 PROPOSED REMOVAL OF DRIVEWAYS AND CONSTRUCTION OF PUBLIC CURB,
GUTTER, AND SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARDS
25 PROPOSED PUBLIC ASPHALT SIDEWALK TO CONNECT AS SHOWN FROM PUBLIC
ROAD ADA RAMP AT EASTERN CORNER OF SITE, EXTENDING TO EXISTING
SIDEWALK APPROXIMATELY 200' TO THE SOUTH (NOT SHOWN)
26 STANDARD ACCESSIBLE STALL WITH STRIPING AND SIGNAGE. PAVEMENT
MAXIMUM SLOPE IN ANY DIRECTION SHALL NOT EXCEED 2%
27 VAN ACCESSIBLE STALL WITH STRIPING AND VAN ACCESSIBLE SIGNAGE.
PAVEMENT MAXIMUM SLOPE IN ANY DIRECTION SHALL NOT EXCEED 2%
28 DETECTABLE WARNING SURFACE (TRUNCATED DOMES)
29 PROPOSED PARKING BAY DIMENSIONS IN COMPLIANCE WITH THE CITY OF SAN
LUIS OBISPO PARKING STANDARDS 2230 - 2240
30 PROPOSED RETAINING WALL
31 PROPOSED 4" WIDE WHITE PARKING STRIPE PER CITY REQUIREMENTS
32 PROPOSED STAIRS (WOOD OR CONCRETE)
33 PROPOSED DECK OVER EXISTING STORM DRAINAGE BASINS. BOTTOM OF DECK
SHALL BE LOCATAED 6" MIN ABOVE SPILLWAY ELEVATION
34 PROPOSED LANDSCAPE FEATURE
35 PROPOSED FENCE WITH GATES
36 EXISTING BUILDING
37 PROPOSED DECOMPOSED GRANITE
ASPHALT
CONCRETE IN PEDESTRIAN AREA
DETECTABLE WARNING SURFACE28
22
21
20 10 015
SCALE: 1" = 20'
20 40
C1
PRELIMINARY CIVIL
SITE PLAN
1
EXISTING CONDITIONS NOTES
1 EXISTING ASPHALT PATH, PROTECT IN PLACE
2 EXISTING TREE, PROTECT IN PLACE
3 EXISTING PARKING LOT ASPHALT, PROTECT IN PLACE
4 EXISTING CONCRETE CURB, PROTECT IN PLACE
5 EXISTING PARKING LOT STRIPING, PROTECT IN PLACE
6 EXISTING TRASH ENCLOSURE, PROTECT IN PLACE
7 EXISTING SPEED BUMP OR SPEED TABLE, PROTECT IN PLACE
8 ACACIA CREEK FLOWLINE, APPROXIMATE LOCATION
9 LOCATION OF TOP OF CREEK BANK AND RIPARIAN VEGETATION
10 LOCATION OF EXISTING 20' CREEK SETBACK
DECK33
ATTACHMENT B
Page 25 of 65
S
A
C
R
A
M
E
N
T
O
D
R
I
V
E
EXISTING BUILDING
200.50 FF (APPROXIMATE)
200.60 - 200.43 FF RANGE
RIGHT OF WAY
RIGHT OF WAY
PROPERTY LINE
PROPERTY LINE
S
A
C
R
A
M
E
N
T
O
D
R
I
V
E
V I A E
S
T
E
B
A
N
A C A
C
I
A
C
R
E
E
K
60.0' R
I
G
H
T
O
F
W
A
Y
8.1'
21.8'
20.4'
9.7'
///
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///
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///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
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///
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///
///
///
///
///
///
///
NO
PARKING
NO
PA
R
K
I
N
G
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACTCOMPACT
WM
IRR
200.51
FS
(199)
(19
9
)
(1
9
7
)
(1
9
8
)
(1
9
9
)
(199)
(200)
(1
9
8
)
(
1
9
9
)
(2
0
1
)
(2
0
2
)
(
2
0
3
)
(2
0
4
)
(
2
0
4
)
(
2
0
5
)
(19
6
)
(19
7
)
(19
8
)
(1
9
9
)
(19
5
)
(19
6
)
(19
7
)
(19
8
)
(19
9
)
(20
1
)
(
2
0
2
)
(
2
0
3
)
(2
0
0
)
(2
0
0
)
(199)
(
2
0
1
)
(
2
0
2
)
(202)
199.4
EG
199.4
EG
(199.6)
EG
(199.2)
EG
(199.3)
EG
(199.4)
EG
(199.4)
EG
(199.3)
EG
(199.4)
EG
(199.4)
EG
(199.3)
EG
(199.3)
EG
(199.3)
EG
(199.5)
EG
(199.5)
EG
(199.4)
EG
(199.4)
EG
(199.4)
EG
(199.5)
EG
(199.6)
EG
(201.3)
EG
(199.4)
EG
(198.7)
EG
(198.4)
EG
(198.6)
EG
(198.7)
EG
(198.8)
EG
(198.6)
EG
(198.5)
EG
(198.5)
EG
(198.6)
EG
(198.7)
EG
(198.9)
EG
(198.8)
EG
(198.7)
EG
(198.5)
EG
(198.3)
EG
(198.6)
EG
(198.9)
EG
(199.3)
EG
(199.8)
EG
(200.7)
EG
(199.3)
EG
200.10 TC
199.60 FS
200.2
EG
200.10 TC
199.60 FS
200.00 TC
199.50 FS 200.00 TC
199.50 FS
200.08 TC
199.58 FS
200.08 TC
199.58 FS
200.56
FS
(200.56)
FF
(200.49)
FF
(200.49)
FF
(200.50)
FF
(200.50)
FF
(200.51)
FF
(200.49)
FF
(200.51)
FF
(200.49)
FF
(200.60)
FF
(200.58)
FF
(200.43)
FF
(200.49)
FF
(200.51)
FF
(200.45)
FF
(200.48)
FF
(200.46)
FF
199.3
EG
199.3
EG
199.60
FS
199.70
FS
200.20
FS
200.10 TC
199.60 FS
197.5
EG
200.00
FS
199.70
FS
5
%
M
A
X
5
%
M
A
X
200.10 TC
199.60 FS 200.90 TC
200.40 FS
201.90 TC
201.40 FS
200.35
FS
200.70
FS200.25
FS
200.10 TC
199.60 FS
201.58
FS
(203.2)
EG
(204.3)
EG
8
.
3
%
M
A
X
200.36
FS
200.33
FS
200.36
FS
201.20
FS
205.00
FS
205.00
FS
200.87
FS200.87
FS
200.00
FS
199.70
FS
200.50
FS 5% MAX
5% M
A
X
200.58
FS
200.60
FS
199.00
TG
199.80
FS
200.0
FG
200.00
FS
201.0
FG
202.1
FG
203.1
FG
200.40
FS
200.50
FS
(200.8)
EG
200.55
FS
201.20 TC
200.70 FS
200.20
FS
3 STEPS AT 6.5"
200.65
FS
199.95
FS
200.80 TC
200.30 FS
SL
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:
0
5
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2
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3
5
ENGINEER OF RECORD:
REVISIONS:
CDS JOB #:
SCALE:
24-078
AS SHOWN
DATE:February 13, 2025
PREPARED BY:MRS
REVIEWED BY:MRS
Z:
\
S
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A B C DEFG HIJKLMNO
2
1
3
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5
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CI
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I
No
.
7
4
7
3
6
TS
C
TAE
FO
I
GE R
AI
O
F
I
L
A
C
L
I
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N
R
R
E
R
P
S
D
ERET
F
O
NO
I
LA
GNE
ISS
M
O
N
T
E
R
S O T O
SHEET XX OF 3 SHEETS
20 10 015
SCALE: 1" = 20'
20 40
C2
PRELIMINARY
GRADING PLAN
2
NOTE:
ALL PROPOSED CONCRETE WALKWAYS SHALL BE CONSTRUCTED WITH
ACCESSIBLE SLOPES. 1.5% CROSS SLOPE AND 4.5% MAXIMUM RUNNING
SLOPE.
NOTE:
CONCRETE POURED ADJACENT TO BUILDING DOORS SHALL PROVIDE AN
ACCESSIBLE FLUSH TRANSITION FROM EXTERIOR FLATWORK TO THE BUILDING
FINISHED FLOOR ELEVATION.
ATTACHMENT B
Page 26 of 65
S
A
C
R
A
M
E
N
T
O
D
R
I
V
E
EXISTING BUILDING
200.50 FF (APPROXIMATE)
200.60 - 200.43 FF RANGE
RIGHT OF WAY
RIGHT OF WAY
PROPERTY LINE
PROPERTY LINE
S
A
C
R
A
M
E
N
T
O
D
R
I
V
E
ENCROACHMENT
EASEMENT
OPEN SPACE EASEMENT
OPEN SPACE EASEMENT
10
.
0
0
'
PG
E
EA
S
E
M
E
N
T
V I A E
S
T
E
B
A
N
A C A
C
I
A
C
R
E
E
K
60.0' R
I
G
H
T
O
F
W
A
Y
8.1'
21.8'
20.4'
9.7'
SD
SD
SD SD SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
///
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
W
L
WL
WL
WL
SD
SD
G
G
G
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G
G
G
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L
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WLWLWLWLWLWL
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WM
IRR
WL WL
41
41
41
41
41
41 41
41
41
42
42
42
42
42
42
43
43
43
51
51
51
52
52
53
51
41
61
62
62
63
6465
81
81
81
82
83
83838383
83
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54
66
66
81
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N
:
0
5
3
-
2
2
1
-
0
3
5
ENGINEER OF RECORD:
REVISIONS:
CDS JOB #:
SCALE:
24-078
AS SHOWN
DATE:February 13, 2025
PREPARED BY:MRS
REVIEWED BY:MRS
Z:
\
S
h
a
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1
3
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5
6
7
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9
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11
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I
No
.
7
4
7
3
6
TS
C
TAE
FO
I
GE R
AI
O
F
I
L
A
C
L
I
V
N
R
R
E
R
P
S
D
ERET
F
O
NO
I
LA
GNE
ISS
M
O
N
T
E
R
S O T O
SHEET XX OF 3 SHEETS
20 10 015
SCALE: 1" = 20'
20 40
C3
PRELIMINARY
UTILITY PLAN
3
NOTE:
STORM DRAINAGE PIPING AND CATCH
BASINS SHOWN ON THIS PLAN ARE BASED
ON A COMBINATION OF RECENT
TOPOGRAPHIC SURVEY INFORMATION AS
WELL AS RECORD INFORMATION FROM
ORIGINAL BUILDING CONSTRUCTION
PLANS.
UTILITY CONSTRUCTION NOTES
41 EXISTING STORM DRAIN PIPE, PROTECT IN PLACE
42 EXISTING STORM DRAIN CATCH BASIN, ADJUST TO GRADE IF NECESSARY
43 LOCATION OF EXISTING STORMWATER BASIN, NO MODIFICATION PROPOSED.
DECK ABOVE WILL NOT AFFECT STORAGE CAPACITY
NOTES 44 TO 50 NOT USED
51 EXISTING SANITARY SEWER LINE - PROTECT IN PLACE
52 EXISTING SANITARY SEWER MANHOLE - PROTECT IN PLACE
53 EXISTING SANITARY SEWER CLEANOUT - PROTECT IN PLACE
54 PROPOSED GREASE INTERCEPTOR
NOTE 55 TO 60 NOT USED
61 SIX EXISTING WATER LATERALS AND METERS - ABANDON LATERALS IN PLACE,
REMOVE METERS AND RECONSTRUCT SIDEWALK, CAP AT CORPORATION STOP.
62 EXISTING FIRE HYDRANT - PROTECT IN PLACE
63 PROPOSED COMMERCIAL WATER SERVICE, METER, AND BACKFLOW
PREVENTION PER CITY STANDARDS
64 PROPOSED LANDSCAPE WATER SERVICE, METER, AND BACKFLOW PREVENTION
(IRRIGATION POINT OF CONNECTION) PER CITY STANDARDS
65 EXISTING 6" DOUBLE CHECK DETECTOR WITH FIRE DEPARTMENT CONNECTION
(FDC)
66 PROPOSED PUBLIC HYDRANT ASSEMBLY TO BE INSTALLED
NOTES 67 TO 80 NOT USED
81 PROPOSED MECHANICAL EQUIPMENT
82 EXISTING GAS METERS, PROTECT IN PLACE
83 EXISTING SITE LIGHT, PROTECT IN PLACE
EXISTING SITE STORMWATER CONTROL NARRATIVE:
THE EXISTING DEVELOPMENT PROJECT WAS CONSTRUCTED IN APPROXIMATELY
1998. DRAINAGE FOR THE PROPERTY IS COLLECTED INTO THREE SURFACE
STORAGE BASINS AND DRAINAGE INLETS IN THE PARKING LOT WHICH FLOW TO
A JUNCTION BOX WITH ORIFICE PLATE TO MITIGATE PEAK FLOW DISCHARGE.
PROPOSED STORMWATER CONTROL NARRATIVE:
EXISTING DRAINAGE PATTERNS FOR THE PROPOSED DEVELOPMENT WILL NOT
BE MODIFIED FROM THE EXISTING DEVELOPMENT. THE PROPOSED
DEVELOPMENT WILL RESULT IN A REDUCTION OF IMPERVIOUS AREA FOR THE
PROJECT SITE DUE TO THE REMOVAL OF THE PARKING LOT ON THE NORTH SIDE.
THEREFORE, THE PROPOSED RECONSTRUCTION OF THE SITE WILL RESULT IN A
REDUCTION IN STORMWATER RUNOFF.
PROPOSED WATER DESIGN NARRATIVE:
WATER SERVICE TO THE REMODELED BUILDING IS PROPOSED TO BE
RECONSTRUCTED INTO ONE PROPERLY SIZED WATER METER. THERE ARE
CURRENTLY 6 EXISTING WATER METERS FOR THE PROPERTY, WHICH WILL BE
REMOVED WITH THIS PROJECT. PROPOSED WATER SERVICE FIXTURE UNITS
TOTAL APPROXIMATELY 220 WSFU. THE PROPOSED WATER METER WILL BE
PROPERLY SIZED TO ACCOMMODATE THE NEW DEMAND.
PROPOSED FIRE DESIGN NARRATIVE:
THE PROPERTY CURRENTLY HAS AN EXISTING 6" DOUBLE DETECTOR CHECK
VALVE INSTALLED. NO MODIFICATION TO THIS SYSTEM IS PROPOSED AT THIS
TIME. THE CITY WATER MAIN CAN PROVIDE 2500GPM WITH A RESIDUAL
PRESSURE OF 79PSI PER WATER MODEL PROVIDED BY WALLACE GROUP.
PROPOSED SEWER DESIGN NARRATIVE:
THE PROPERTY CURRENTLY HAS AN EXISTING 6" SEWER LATERAL AND SEWER
PIPE INSTALLED. NO MODIFICATION TO THIS SYSTEM IS PROPOSED AT THIS
TIME. PROPOSED DRAINAGE FIXTURE UNITS TOTAL APPROXIMATELY 220 DFU.
THEREFORE, PER CPC TABLE 702.1, A 6" SEWER LATERAL IS SUFFICIENT.
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for
SLOCA
3450 Broad Street
San Luis Obispo, CA 93401
Prepared for:
Bosky Landscape Architecture
590 East Gutierrez Street
Santa Barbara, CA 93103
Prepared by:
Sam Oakley
ISA Board Certified Master Arborist # WE-9474B TRAQ
ASCA Registered Consulting Arborist #556
The Oakley Group LLC
PO Box 2412
Pismo Beach, CA 93448
February 7, 2025
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Table of Contents
Project Assignment 3
Project Description 3
Tree Inventory 3
Inventory Map 4
Inventory Data 5
Site Description 6
Site Plan Review 6
Impacts to Trees 6
Replacements 6
Tree Protection Guidelines 7
Conclusion 12
Additional Figures (Images of Trees) 13
Arborist Certification 23
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Project Assignment
The City of San Luis Obispo requires an arborist report prepared that identifies and discusses each tree
within the development footprint (including, but not limited to, structural development, grading, staging
areas, ground cover removal, changes in drain age patterns, and associated off-site improvements)
including those tree proposed for removal and those tree that will remain. This report was prepared for a
total of forty (40) trees, located on the site at 3450 Broad Street as required by the City of Sa n Luis Obispo
(Fig. 1).
The owner of 3450 Broad Street in San Luis Obispo, California, is preparing to renovate the existing
commercial building and perform capital improvements to the landscape . There are twenty (20) trees on
the property to be protected during the project and twenty (20) will require removal.
The trees that are to be preserved may be impacted by the proposed development. Specifically, a group
of three (3) Quercus agrifolia. (Coast Live Oaks; Trees 28, 29 & 33) in the rear parking lot, a Platanus
racimosa (California Sycamore; Tree 34), and various small Pyrus ssp. (Pear) and Geijera sp. (Australian
Willow) located along the property frontage may be impacted by the renovation. To what extent cannot
be specifically determined, but by implementing the following Tree Protection Plan, impacts may be
mitigated to a degree that the trees will survive and thrive .
No trees on neighboring properties will be subjected to potential impacts to the project.
This document estimates the proposed impacts and provides mitigation. It also serves as a tree protection
plan to avoid damage during the construction.
Project Description
The commercial structure is to be converted to a school and landscaping upgraded with sports facilities.
Tree Inventory
Site evaluation was conducted on January 24, 2025, to include all trees 3-inches diameter or greater
measured at 4.5-feet above grade, located within or directly adjacent to the property.
The field analysis was conducted to document the following:
• Unique identifying tree number consistent with numbering shown on the tree site plan/map ;
• Tree species;
• Trunk diameter/ DBH;
• Health and structural condition with brief description of relevant characteristics ;
• Suitability for preservation based on existing conditions and reason for removal (when
recommended);
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During the site visits, a visual inspection of the Roots, Trunk, Scaffold (Large) Branches, Small Branches & Twigs
as well as Foliage & Buds was conducted using the following health, structure, and form determinations:
Scoring System:
1. Poor: Extreme problems, decay and/or structural defects present, potential for future removal
2. Fair: Minor to Major problems present; Problems treatable and/or correctable
3. Good: No apparent problems, tree is in overall good health and vigor
Inventory Map
Figure 1: the existing structure and trees at 3450 Broad Street with tree locations numbered 1 through 40.
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Inventory Data
Table 1: the tree information for the existing trees at 3450 Broad Street.
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Site Description
3450 Broad Street is an occupied, single-level commercial property. The southern parking lot along the
frontage contains many ornamental trees. There is a steep berm up to Sacramento Drive . The northern
parking lot has several sitting areas and is bounded by a creek .
Site Plan Review
The landscape design plans A1.0-4.0, dated 12/20/24, showing the proposed building footprint and
landscape upgrades were issued to me.
Impacts to Trees
The following are potential impacts to trees from the proposed construction activities:
Trees 1, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 36, 38, 39, & 40 – The existing root zone and canopy
footprint will be protected with tree protection fencing (see Size and Type of Fence section). Impacts are
not likely to the critical root zone and pruning is not anticipated. Existing ground cover should be removed
and replaced with mulch. Any work performed within proximity to these trees will need to be done so
under the supervision of the Project Arborist.
Trees 28, 28, & 33 – The existing root zone and canopy footprint will be protected with tree protection
fencing (see Size and Type of Fence section). There may be impacts to the critical root zone with the
construction of raised wood decks. Pruning may be needed (Fig. 3). Existing ground cover should be
removed and replaced with mulch. Any work performed within proximity to these trees will need to be
done so under the supervision of the Project Arborist.
Trees 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 30, 31, 32, 35, & 37 – these trees will be removed based
as will be close to footprint of the proposed construction.
Tree 34 —I do not foresee any impacts to this tree from any proposed construction activities including
grading, excavation for utility installation, retaining walls, drainage, landscaping, or any other aspects of
the project so long as construction activities remain out of their tree protection zones
Replacement Trees
The proposed removals are proposed to be replaced with the following quantities, species, and sizes:
Four (4) 24-inch box Angophora costata (Sydney Red Gum)
Two (2) 24-inch box Chitalpa taskentensis (Chitalpa)
Six (6) 36-inch box Quercus agrifolia (Coast Live Oak)
Four (4) 60-inch box Quercus engelmannii (Engelman Oak)
Fourteen (14) 24-inch box Quercus tomentella (Island Oak)
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Ten (10) 24-inch box Tristaniopsis laurina (Swamp Myrtle)
Two (2) 48-inch box Ulmus parvifolia (Chinese Elm)
Tree Protection Guidelines
The objective of this section is to reduce the negative impacts of construction on trees to a less than
significant level. Trees vary in their ability to adapt to altered growing conditions, while mature trees have
established stable biological systems in the preexisting physical environment. Disruption of this
environment by construction activities interrupts the tree’s physiological processes, causing depletion of
energy reserves and a decline in vigor. This sometime is exhibited as death. Typically, this reaction may
develop several years or more after disruption.
The tree protection regulations are intended to guide a construction project to ensure that appropriate
practices will be implemented in the field to eliminate undesirable consequences that may result from
uninformed or careless acts and preserve both tree s and property values.
The following a required to be implemented along with the TPP:
The project arborist or contractor shall verify, in writing, that all preconstruction conditions have been met
(tree fencing, erosion control, pruning, etc.)
The demolition, grading and underground contractors, construction superintendent and other pertinent
personnel are required to meet with the project arborist at the site prior to beginning work to review
procedures, tree protection measures and to establish haul routes, staging, areas, contacts, watering, etc.
Tree Protection shall be erected around trees to be protected to achieve three primary goals:
To keep the foliage crowns and branching structure of the trees to be preserved clear from contact by
equipment, materials, and activities;
Preserve roots intact and maintain proper soil conditions in a non -compacted state and; To identify the
tree protection zone (TPZ) in which no soil disturbance is permitted, and activities are restricted.
Tree Protection Zone (TPZ)
Each tree to be preserved shall have a designated TPZ identifying the area sufficiently large enough to
protect the tree and roots from disturbance.
Activities prohibited within the TPZ include:
Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials
on or around trees and roots. Poisonous materials include, but are not limited to, paint, petroleum
products, concrete or stucco mix, dirty water or any other material which may be deleterious to tree health.
The use of tree trunks as a winch support, anchorage, as a temporary power pole, signposts, or other similar
function.
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Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other
miscellaneous excavation without prior approval of the project arborist.
Activities Allowed
Activities allowed or required within the TPZ include:
Mulching: During construction, wood chips shall be spread within the TPZ to a six (6) inch depth, leaving
the trunk clear of mulch to help inadvertent compaction and moisture loss from occurring. The mulch may
be removed if improvements or other landscaping is required. Mulch material shall be two (2) inch
unpainted, untreated wood chip mulch or approved equal.
Root Buffer: When areas under the tree canopy cannot be fenced, a temporary buffer is required and shall
cover the root zone and remain in place at the specified thickness until final grading stage.
Irrigation, aeration, fertilizing or other beneficial practices that have been specifically approved for use
within the TPZ.
Size and type of fence
Trees shall be protected with the following specifications:
Six (6)-foot-tall chain link fencing shall be installed around the landscaped dripline of the trees. Fence posts
shall be 1.5 inches in diameter, driven 2 feet into the ground, at most 10 feet apart . Signage (in both English
and Spanish) should be printed on an 11” x 17” yellow -colored paper and secured in a prominent location
on each protection fence. Signage shall include the Project Arborist’s contact information. Fencing may
only be moved to within the TPZ if authorized by the Project Arborist and City Arborist. The fence must
remain at least 1.5 times the diameter of the tree from its trunk (i.e. The fence must remain at least 30 -
inches from the trunk of a 20-inch tree). The builder may not move the fence without authorization from
the Project Arborist or City Arborist.
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Duration of Tree Protection Fencing
Tree fencing shall be erected prior to demolition, grading or construction and remain in place until final
inspection or under the direction of the Project Arborist.
Tree protection fencing, if required to be moved, must be moved under the direction of the Project
Arborist. All tree protection zones need to be clear of debris and construction materials and cleared of
weeds regardless of if fencing is present or not.
“Warning” Signage
Warning signs a minimum of 8.5x11-inches shall be prominently displayed on each fence. The sign shall
clearly state the following in both English and Spanish:
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Pruning, Surgery& Removal
Any pruning shall occur prior to construction, pruning to clear from structures, activities, building
encroachment or may need to be strengthened by means of mechanical support (cabling) or surgery. Such
pruning, surgery or the removal of trees shall adhere to the following standards:
Pruning limitations:
• Minimum Pruning: If the project arborist recommends that trees be pruned, and the type of
pruning is left unspecified, the standard pruning shall consist of ‘crown cleaning’ as defined by ISA
Pruning Guidelines. Trees shall be pruned to reduce hazards and develop a strong, safe framework.
• Maximum Pruning: Maximum pruning should only occur in the rarest situation approved by the
project arborist. No more than one-fourth (1/4) of the functioning leaf and stem area may be
removed within one (1) calendar year of any tree, or removal of foliage to cause the unbalancing
of the tree. It must be recognized that trees are individual in form and structure, and that pruning
needs may not always fit strict rules. The project arborist shall assume all responsibility for special
pruning practices that vary from the standards outlined in this TPP.
Tree Workers: Pruning shall not be attempted by construction or contractor personnel but shall be
performed by a qualified tree care specialist or certified tree worker.
The Project Arborist shall provide a follow-up letter documenting the pruning has been completed to
specification.
Activities During Construction & Demolition Near Trees
Soil disturbance or other injurious and detrimental activity within the TPZ is prohibited unless approved by
the project arborist. If an injurious event inadvertently occurs, or soil disturbance has been specifically
conditioned for project approval, then the following mitigation is required:
Soil Compaction: If compaction of the soil occurs, it shall be mitigated as outlined in Soil Compaction
Damage, and/or Soil Improvement.
Grading Limitations within the Tree Protection Zone:
• Grade changes outside of the TPZ shall not significantly alter drainage to the tree.
• Grade changes within the TPZ are not permitted.
• Grade changes under specifically approved circumstances shall not allow more than six (6) inches
of fill soil added or allow more than four (4) inches of existing soil to be removed from natural grade
unless mitigated.
Trenching, Excavation & Equipment Use
No trenching, excavation, and heavy equipment used is permitted for this project unless specifically
approved by the Project Arborist.
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Root Severance
No cutting and removal of roots is permitted for this project unless specifically approved by the Project
Arborist.
Irrigation Program
Irrigate to wet the soil within the TPZ to a depth of twenty -four to thirty (24-30) inches at least once a
month, preferably twice a month. Ten (10) gallons per inch DBH is enough. Begin irrigating immediately
prior to any construction activity. Alternatively, sub -surface irrigation may be used at regular specified
intervals by injecting on approximate three (3) foot centers, ten (10) gallons of water per inch trunk
diameter within the TPZ. Duration shall be until project completion plus monthly until se asonal rainfall
totals at least eight (8) inches of rain, unless specified otherwise by the project arborist.
Damage to Trees - Reporting
Any damage or injury to trees shall be reported within 6-hours to the project arborist and job
superintendent or City Arborist so that mitigation can take place. Remedial action should be taken within
48-hours.
All mechanical or chemical injury to branches, trunk or to roots over two (2) inches in diameter shall be
reported in the monthly inspection report. In the event of injury, the following mitigation and damage
control measures shall apply:
Root injury: If trenches are cut and tree roots two (2) inches or larger are encountered they must be cleanly
cut back to a sound wood lateral root. The end of the root shall be covered with either a plastic bag and
secured with tape or rubber band or be coated with latex paint. All exposed root areas within the TPZ shall
be backfilled or covered within one (1) hour. Exposed roots may be kept from drying out by temporarily
covering the roots and draping layered burlap or carpeting over the upper three (3) feet of trench walls.
The materials must be kept wet until backfilled to reduce evaporation from the trench walls.
Bark or trunk wounding: Current bark tracing and treatment methods shall be performed by a qualified
tree care specialist within two (2) days.
Scaffold branch or leaf canopy injury: Remove broken or torn branches back to an appropriate branch
capable of resuming terminal growth within five (5) days. If leaves are heat scorched from equipment
exhaust pipes, consult the project arborist within six (6) hours.
Any damage any tree’s canopy will need to be restoratively pruned effective immediately after the damage
occurs and no later than 48 hours after the damage occurs.
Any tree on-site protected by the City’s Municipal Code will require replacement according to its appraised
value if it is damaged beyond repair because of construction activities.
The Project Arborist shall provide a follow -up letter documenting the mitigation has been completed to
specification.
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Inspection Schedule
The project arborist retained by the applicant shall conduct the following required inspections of the
construction site:
At least once every four (4) weeks;
Monitor the effectiveness of the Tree Protection Plan;
Provide recommendations for any necessary additional care or treatment; and
Will be followed by monthly construction monitoring reports emailed directly to the City Arborist.
The Project Arborist shall provide a follow-up letter documenting any mitigation has been completed to
specification.
A required final inspection is to be completed by the City Arborist at the end of the project. This is to be
done before the tree protection fencing is taken down. Replacement trees should be planted at this time
as well (before the tree protection fencing is taken down).
Maintenance of Trees After Construction
All trees to remain will need to be irrigated post-construction. Each tree should be inspected annually to
monitor for disease or external stress and treated accordingly.
Conclusion
It is the nature of trees exposed to construction that some do not survive, and mortality cannot be
predicted. If due care is exercised, all the trees on the project are expected to remain healthy and alive.
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Figure 2: Trees 1 (top left), 2 (top right), 3 (bottom left), and 4 (bottom right).
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Figure 3: Trees 5 (top left), 6 (top right), 7 (bottom left), and 8 (bottom right).
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Figure 4: Trees 9 (top left), 10 (top right), 11 (bottom left), and 12 (bottom right).
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Figure 5: Trees 13 (top left), 14 (top right), 15 (bottom left), and 16 (bottom right).
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Figure 6: Trees 17 (top left), 18 (top right), 19 (bottom left), and 20 (bottom right).
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Figure 7: Trees 21 (top left), 22 (top right), 23 (bottom left), and 24 (bottom right).
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Figure 8: Trees 25 (top left), 26 (top right), 27 (bottom left), and 28 (bottom right).
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Figure 9: Trees 29 (top left), 30 (top right), 31 (bottom left), and 32 (bottom right).
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Figure 10: Trees 33 (top left), 34 (top right), 35 (bottom left), and 36 (bottom right).
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Figure 11: Trees 37 (top left), 38 (top right), 39 (bottom left), and 40 (bottom right).
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Certification
I, Sam Oakley, CERTIFY to the best of my knowledge and belief:
1. That the statements of fact contained in this plant appraisal are true and correct.
2. That the analysis, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and
conclusions.
3. That I have no present or prospective interest in the plants that are the subject of this analysis
and that I have no personal interest or bias with respect to the parties involved.
4. That my compensation is not contingent upon a predetermined value or direction in value that
favors the cause of the client, the amount of the value estimate, the attainment of a stipulated
result, or the occurrence of a subsequent event.
5. That my appraisal is based on the information known to me at this time. If more information is
disclosed, I may have further opinions.
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