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HomeMy WebLinkAboutItem 8b. Review of 600 Tank Farm Road Project Circulation Modifications and approve an Addendum to the FEIR (MOD-0753-2024) Item 8b Department: Community Development Cost Center: 4008 For Agenda of: 4/1/2025 Placement: Public Hearing Estimated Time: 60 minutes FROM: Timmi Tway, Community Development Director Prepared By: John Rickenbach, Contract Planner 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 RECOMMENDATION As recommended by the Planning Commission, adopt a Draft Resolution entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, approving 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 City Council Agenda Report and attachments dated April 1, 2025 (MOD-0753-2024)” to: 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). REPORT-IN-BRIEF 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 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. Page 313 of 464 Item 8b  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. 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. 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 and any resulting requirements from the Regional Water Quality Control Board are addressed, which could take several more years, or longer. After 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 projec t, removing the roundabout from the 600 Tank Farm project description. Tank Farm Rd. Page 314 of 464 Item 8b 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 l and 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 round about is not constructed, which is reflected in updated conditions of approval #113, #114, #116, #117, #118, and #119. The applicant is still required to pay applicable Transportation Impact Fees (TIF) for future construction of the roundabout by others, a s reflected in updated conditions of approval #113 and #116. 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 site 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. POLICY CONTEXT The proposed project is within the Airport Area Specific Plan (AASP) and is therefore subject to the requirements of that plan. 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. A summary of the proposed project’s consistency with the relevant policy framework is included in the Discussion section of this Agenda Report. PREVIOUS ACTION Original City Council Project Approval – February 1, 2022 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 wi th the San Luis Page 315 of 464 Item 8b 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). Active Transportation Committee – January 16, 2025 On January 16, 2025, the Active Transportation Committee (ATC) reviewed the proposed modified/interim circulation improvements for consistency with the Active Transportation Plan (ATP). The ATC unanimously recommended approval of the proposed interim transportation improvements, subject to additional modifications which have since been incorporated into the proposal by the applicant as further detai led and analyzed in the Policy Consistency section of this report below. Planning Commission – February 26, 2025 The Planning Commission reviewed the proposed modified/interim circulation and utilities improvements on February 26, 2025, which incorporated the recommendations of the ATC. The Planning Commission unanimously recommended approval to the City Council with no further changes to the proposal. Resolution No. PC-1097-25 recommending City Council approval is included as Attachment I. The 2022 approval of the 600 Tank Farm project was authorized by the City Council, and therefore any modifications to the project description, including removal of the roundabout, must be reviewed by the City Council for final approval of an amendment to the entitlement. DISCUSSION At this time, the Applicant is proposing changes to the previously approved project. The changes relate to transportation improvements and the undergrounding of a utility pole. The project’s density, number of units, site plan, and land uses are not proposed for any modifications and would be constructed as originally approved in 2022. Proposed Transportation 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) as an obligation of the development, 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. Left turns exiting the main driveway at the 600 Tank Farm project would be restricted by a center median on Tank Farm, with only righthand turns onto Tank Farm westbound allowed at this location. Left hand turns from the new Santa Fe Road intersections (both north and southbound) would be allowed via new turn lanes onto Tank Farm Road west and eastbound (Original Approval required construction of the roundabout). Page 316 of 464 Item 8b  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. (Original Approval required construction of separate sidewalk and northbound only protected bike lane on the east side of Santa Fe. Modified project provides two-way shared-use path to provide improved bicycle connectivity in the interim until neighboring properties develop and provide internal east-west route for cyclists. Shared-use path design to allow for future conversion to separate sidewalk and one-way bike lane consistent with 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 the 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. (Original Approval required construction of separate sidewalk and west only protected bike lane on the north side of Tank Farm. Modified project provides two-way shared-use path from Santa Fe to Mindbody signal to provide improved bicycle connectivity in interim until neighboring properties develop and provide internal east-west route for cyclists parallel to Tank Farm. Shared-use path design to allow for future conversion to separate sidewalk and one-way bike lane consistent with ATP).  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 inte rsection until permanent sidewalks are constructed by neighboring properties in the future. (No change from Original Approval).  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 Santa Fe (East), radar speed feedback signs, striping and warning signage to encourage safer speeds. (Original Approval required construction of roundabout with center median, which provided benefits to traffic calming and access restrictions along project frontage. Modified project features intend to accomplish similar benefits with roundabout now infeasible). Page 317 of 464 Item 8b  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. (Original Approval required addition of pedestrian signals only. Modified project also improves bicycle crossings at this intersection). 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 Project1 (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 , as further discussed in the Addendum to the Final EIR (Attachment G.) 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. A complete list of conditions that would be modified as a result of this action, including specific changes to the text of those conditions, is included as part of the Resolution (Attachment A). 1 The previously approved adjacent projects at 650 and 660 Tank Farm Road are currently on hold, and may move forward at a future date at the discretion of the property owners/applicants of those projects. Construction timing is currently unknown. Figure 1: Proposed Interim Transportation Improvements Design Concept: Tank Farm Road Page 318 of 464 Item 8b Proposed Utility Changes to the Previously Approved Project 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 last pole at the southeast corner of the property supports utility connections that traverse across Tank Farm Road to a property on the south side of the street. In order to underground this pole, the applicant would need to obtain easements from other property owners, and underground the portion of the utilities that traverse the road. 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. The applicant’s written request regarding undergrounding is included as Attachment E of this report. Coordination with PG&E over the past year has provided cost estimates for undergrounding. Due to site conditions, lack of existing easements, and the inability to obtain new easements on a property across Tank Farm Road 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 requirements would exceed $1.3 million in addition to the costs for undergrounding on the project site and along the project frontage. As described in Attachment E (Applicant’s Utility Proposal), 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 due to the inability to obtain an easement from other property owners on the south side of Tank Farm Road. In addition, the developer proposes to construct a conduit crossing the creek to the east of the project site 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. Figure 2: Proposed Utility Undergrounding Revisions Design Concept: Tank Farm Road Page 319 of 464 Item 8b Policy Consistency 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. Based on City staff’s analysis of the relevant policies as included in the Planning Commission Agenda Report of February 26, 2025, the Planning Commission found that the proposed project modifications were consistent with the City’s relevant regulatory framework. No other aspect of the approved project’s development potential or any r elated 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. The following analysis was included in the Planning Commission Agenda Report, which provided the basis for the Planning Commission’s finding that the project is consistent with the City’s applicable policies: Consistency with 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 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 modi fied project would still provide improvements to pedestrian circulation facilities along Tank Farm Road and Santa Fe Road. The proposed project would provide for Page 320 of 464 Item 8b 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 discus sed 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 f ollowing section of this report. 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. 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 and 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. Page 321 of 464 Item 8b Section 6.2.1 of the AASP acknowledges the potential trade offs 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.” This statement shows that the overall circulation goal of the AASP is to ensure access, mobility, and safety in the design of the arterial and collector streets, while the plan is open to different design approaches to meeting these goals based on the needs and demands of current projects and traffic volumes. Based on the City Engineer’s review of the updated circulation concept, the modified design would meet the goals of the AASP. Although the project will construct a more standard intersection configuration than the previously planned roundabout, the applicant is also required to 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 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 th at delta, as noted in condition #1132. For reference, the fees in the current TIF program (last updated in 2019), are based on an assumed project cost of $3.5 million for the roundabout, with 70% of the costs collected in the TIF, leaving the remainder to be funded by City General Fund or other sources, such as grants. The updated project cost is estimated to exceed $7 million.  Updated condition #113 requires the applicant to pay a deposit for the costs needed to remove/reconstruct portions of their interim frontage improvements when the future roundabout is constructed. 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 the roundabout, so that the City (or other developer) is not paying any direct costs for reconstruction of 600 Tank Farm’s interim frontage improvements. 2 For example, if the current TIF program hypothetically collects $1 per residential unit towards the Tank Farm/Santa Fe Roundabout project based on a previously assumed roundabout cost of $3.5 million, and the roundabout is now expected to cost $7 million (twice the original cost), the 600 Tank Farm development would pay an additional $1 in TIF fees per unit to ensure their full fair share towards future construction of the roundabout is collected. Page 322 of 464 Item 8b The proposed project modification may be 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. 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 lines along new roadways concurrent with the construction of new roadways.” In addition to the AASP requirement, utility undergrounding is required citywide by City Council Resolution No. 3752, which requires developers to underground all existing utilities for projects that require road widening. The project conditions of approval #75 and #76 were included with the original 600 Tank Farm approval to reflect these requirements. 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. Council Resolution No. 3752 also includes a provision that allows the Council to modify the undergrounding requirements if it can be shown that there is a definite technical or engineering issue that makes undergrounding infeasible. For 600 Tank Farm, the southeasterly pole along the project frontage is interconnected to other power poles located offsite from the 600 Tank Farm project frontage. There is a high cost associated with undergrounding the pole at the southeastern corner of the project site as it would require continuing the undergrounding beyond the southeast corner of the project site along several adjacent property frontages. The neighboring property owners have not been willing to grant PG&E new needed easements to facilitate undergrounding be yond the 600 Tank Farm frontage. Therefore, the applicant’s proposal to underground 7 of the 8 poles on the property and install 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. The applicant’s current proposal for modification to undergrounding requirements may be considered consistent with the AASP and Council Resolution No. 3752. 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. 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: Page 323 of 464 Item 8b 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 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 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. City staff will monitor the Broad/Tank Farm intersection after project construction, as recommended by ATC (3 above) and signage will be installed if warranted. 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 2 025 design are also included in Attachment H, as discussed 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 future 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. For example, with addition of the 600 Tank Farm development project traffic and installation of the left -turn acceleration lane at this intersection, the existing PM peak hour level of service (LOS) is projected to improve from LOS F to LOS D, with a reduction in average delay for the worst-case movement (northbound left-turn from Santa Fe to Tank Farm) from 55 seconds/vehicle on average to 30 seconds per vehicle on average. Page 324 of 464 Item 8b 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 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). Page 325 of 464 Item 8b 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. 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. Public Engagement As noted under “Previous Action”, the City Council originally approved the project in February 2022, which was based on an extensive record of public input. That approval was based on the Planning Commission’s recommendation of approval in November 2021, which in turn was based on input from the Tree Committee and Architectural Review Commission, which considered the project in September 2021 and October 2021, respectively. Each of those hearings provided an opportunity for public engagement. With respect to the currently proposed project modifications, the public had the opportunity to provide input when the Active Transportation Committee (ATC) considered the project on January 16, 2025, and then subsequently at the Planning Commission on February 26, 2025. As noted previously, based on al l previous input, the Planning Commission recommended approval of the proposed project modifications at that February 2025 public hearing. Legal noticing requirements, including neighboring property owner/occupant mailings and legal ads in the newspaper, were completed by the City for both the February Planning Commission hearing and the April City Council hearing for the proposed project entitlement modification. Required Entitlements to Implement the Modified Project The entitlements enabling the 600 Tan k Farm Road project were originally approved by the City Council on February 1, 2022. No additional entitlements are required to implement the proposed project modifications, other than the City Council Resolution (Attachment A) authorizing changes to the various relevant project conditions. CONCURRENCE The City’s review of the project involved all City departments in the development review process, including Transportation, Planning, Engineering, Building, Utilities, Fire, and City Attorney’s Office. The modified conditions of approval included in the Resolution were developed based on input from the City’s departments , and the Planning Commission recommended approval of these modified conditions. Page 326 of 464 Item 8b 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. Conditions that would require a subsequent EIR (as listed in Section 15162) include substantial changes which increase the severity of previously identified significant effects, would require major revisions of the previous EIR due to the involvement of new significant environmental effects, or new information of substantial importance that would have significant effects not discussed in the previous EIR. Findings for consideration of the EIR Addendum are included in the attached Draft Council Resolution. The decision-making body must consider the Addendum with the Final EIR prior to making a decision on the project (Section 15164[d]). An Addendum is appropriate to address the proposed 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, as further discussed in Attachment G. FISCAL IMPACT Budgeted: No Budget Year: 2024-25 Funding Identified: No Fiscal Analysis: Funding Sources Total Budget Available Current Funding Request Remaining Balance Annual Ongoing Cost General Fund $N/A $ $ $ State Federal Fees Other: Total $ $ $ $ Page 327 of 464 Item 8b There is no direct fiscal impact related to approving the modifications to the proposed project that would increase the City’s funding obligations to improvements related to this project at this time. Eliminating the developer’s previous obligation to construct the Tank Farm/Santa Fe Roundabout will in turn eliminate the need for the City to prioritize approximately $5 million in future TIF revenues and over $2 million in General Funds towards reimbursement to the developer for construction of the roundabout in the short - term, as previously required per the approved reimbursement agreement fo r the 600 Tank Farm development. The City Council may choose to reserve these funds towards future construction of the roundabout by the City or other developers, or prioritize these funds towards other high - priority infrastructure projects through future Financial Planning efforts. The trade-off with approving deferral of the roundabout, is there is a higher likelihood that the City may be required to lead construction of the roundabout, drawing staffing resources away from other capital project priorities. However, the there may be opportunities to pursue grant funding to support construction of the roundabout as a City-led project, which would not be available if the project is constructed by private development. As outlined in the reimbursement agreement between the City and the 600 Tank Farm developer (originally approved on February 1, 2022, and amended on May 22, 2024), with the original project approvals, the City would be obligated to reimburse the applicant with roughly $5.7 million in TIF fees a nd up to $3.85 million in General Funds for public improvement costs that exceed the developer’s fair share. As noted above, by eliminating the developer’s obligation to construct the Tank Farm/Santa Fe Roundabout, approximately $5 million in TIF funds and $2 million in City General Funds would no longer need to be reserved and obligated to reimburse the developer. If the City Council approves the proposed project modification, staff would return at a future date in the near future to formally amend the reimbursement agreement to de-obligate these City funding commitments. Other than the Tank Farm/Santa Fe Roundabout, the developer would be required to implement the other public improvements required with the previous project approval . In some cases, the applicant is eligible for City reimbursement for portions of public improvements that are beyond what would otherwise be required to offset the impacts of the proposed project—specifically, the developer would still be eligible for reimbursement for costs related to design of the Tank Farm/Santa Fe Roundabout, design work and technical studies for a future Tank Farm Road shared-use path, design and construction for portions of the Santa Fe Road (North) Extension and the on-site Acacia Creek Shared- Use Path. No previously unanticipated fiscal impacts would occur because of this action. Page 328 of 464 Item 8b ALTERNATIVES 1. Approve the project with modified conditions of approval, findings, or requested modifications to the project. When considering the draft resolution of approval, the City Council may modify any conditions of approval or findings included in the attached draft resolution or may approved the project with requested modifications. 2. Continue project. An action to continue the item should include a detailed list of additional information or analysis required prior to the item returning for further Council discussion. 3. Deny the requested project modification. The previously approved 2022 project entitlement and associated conditions of approval would remain in place. ATTACHMENTS A - Draft Resolution Approving the Modification and EIR Addendum 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 I - PC Resolution Recommending Approval of 600 Tank Farm Modifications Page 329 of 464 Page 330 of 464 R _______ RESOLUTION NO. _____ (2025 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING 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 CITY COUNCIL AGENDA REPORT AND ATTACHMENTS DATED APRIL 1, 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, the applicant has requested a modifaction to conditions of approval to allow one (1) PG&E pole at the southeast corner of the project site to remain overhead, with conduit to be installed to allow for future undergrounding to the southeast of the project site; 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 Page 331 of 464 Resolution No. _____ (2025 Series) Page 2 R ______ 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 WHEREAS, the City Council of the City of San Luis Obispo conducted a hearing on April 1, 2025, pursuant to a proceeding instituted under MOD-0753-2024, Covelop Inc., applicant, to consider the modified project and recommendations from the Planning Commission; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo 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 City Council does hereby approve 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. 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 included 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. The interim improvements and modified conditions address roadway safety needs for motorists, cyclists, and pedestrians as identified in the February 2025 Page 332 of 464 Resolution No. _____ (2025 Series) Page 3 R ______ Transportation Impact Study. The subdivision will occur on a previously developed site within an urbanized area. Approval of this subdivision modification does not include variances or exceptions from applicable design standards set forth in the Subdivision Regulations. 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. 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 or on/off-site subdivision improvement permit issuance. 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 roundabo ut construction, with final location to be reviewed and approved by the City Engineer to ensure compatibly, as required by conditions of approval. Page 333 of 464 Resolution No. _____ (2025 Series) Page 4 R ______ SECTION 2. California Environmental Quality Act (CEQA) Findings. Based upon all the evidence, the City Council approves the Addendum to the certified Final Environmental Impact Report (FEIR) (State Clearing House #2020110426), subject to the following CEQA findings in support 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. 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. Approval. The City Council does hereby 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. Page 334 of 464 Resolution No. _____ (2025 Series) Page 5 R ______ 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 addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. 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 and 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. Page 335 of 464 Resolution No. _____ (2025 Series) Page 6 R ______ 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. 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 fixt ures 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. Page 336 of 464 Resolution No. _____ (2025 Series) Page 7 R ______ 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 Regulations. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 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 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. Species, diameter at breast height, location, and condition of all existing trees; b. Identification of trees that will be retained, removed, or relocated; c. Location and size of plant and tree species proposed to be planted; d. The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and e. A reclaimed water irrigation plan. 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 by the Utilities Director, the back - flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 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. Page 337 of 464 Resolution No. _____ (2025 Series) Page 8 R ______ 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. 17. Prior to building occupancy, the owner of the property shall provide 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 building 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). Page 338 of 464 Resolution No. _____ (2025 Series) Page 9 R ______ 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. 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 shal l 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. Page 339 of 464 Resolution No. _____ (2025 Series) Page 10 R ______ 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. 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 sha ll 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 acce ss 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. Page 340 of 464 Resolution No. _____ (2025 Series) Page 11 R ______ 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. 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 compliance 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 L etter 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. Page 341 of 464 Resolution No. _____ (2025 Series) Page 12 R ______ 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. 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 oc curs 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 public 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 height 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. Page 342 of 464 Resolution No. _____ (2025 Series) Page 13 R ______ 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. Page 343 of 464 Resolution No. _____ (2025 Series) Page 14 R ______ 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 the 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; Page 344 of 464 Resolution No. _____ (2025 Series) Page 15 R ______ 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 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 City 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. Page 345 of 464 Resolution No. _____ (2025 Series) Page 16 R ______ 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 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 per the City’s adopted codes and City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements. 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. Page 346 of 464 Resolution No. _____ (2025 Series) Page 17 R ______ 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 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 compensatory 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 recorda tion 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 Page 347 of 464 Resolution No. _____ (2025 Series) Page 18 R ______ 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. 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 recor d 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 individu al 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. Page 348 of 464 Resolution No. _____ (2025 Series) Page 19 R ______ 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 92. Unless specifically approved by the City, all public and private subdivision improvements shall be approved prior to map recordation and/or b uilding 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. Page 349 of 464 Resolution No. _____ (2025 Series) Page 20 R ______ 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. 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 th e Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded declaration, covenant, agreement or Notice of Requirements for private property owner maintenance of si ght 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 City 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 lighting per City Engineering Standards and the City’s Bike Plan. Page 350 of 464 Resolution No. _____ (2025 Series) Page 21 R ______ 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. 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 developer shall either; 1) complete roadway deflection testing before and after construct ion 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 W orks 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 Engineering Standards unless a waiver or alternate standard is otherwise approved by the Cit y. The plans shall clearly delineate and distinguish the difference between public and private improvements. Gas service is not required as a condition of the subdivision 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 Construction 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. Page 351 of 464 Resolution No. _____ (2025 Series) Page 22 R ______ 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. 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 Page 352 of 464 Resolution No. _____ (2025 Series) Page 23 R ______ 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 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 median 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 Develop ment Departments prior to issuance of any building permits and improvements shall be completed prior to issuance of first occupancy permits. Page 353 of 464 Resolution No. _____ (2025 Series) Page 24 R ______ 116. Tank Farm/Santa Fe Road (West) Intersection Roundabout. Interim Intersection Configuration – Side-Street Stop Control: 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. Page 354 of 464 Resolution No. _____ (2025 Series) Page 25 R ______ 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: 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 Page 355 of 464 Resolution No. _____ (2025 Series) Page 26 R ______ 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 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. 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 i s 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 ve rtical 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 define 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 such as biology, soils, wetlands, cultural resources, and other, and a detailed set of Page 356 of 464 Resolution No. _____ (2025 Series) Page 27 R ______ 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: 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, earthwork calculations and balance, and utility locations. An OPIC shall be prepared. This plan set shall be submitted for City revie w 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 p repared based on the selected alignment. The assessment shall include relevant technical studies, evaluation of each environmental 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 that 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. Page 357 of 464 Resolution No. _____ (2025 Series) Page 28 R ______ 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 Sa nta Fe Road northeast to the Damon-Garcia Sports Park internal path network, approximately 200 feet north of the project’s northern 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 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 for 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 shared 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 Page 358 of 464 Resolution No. _____ (2025 Series) Page 29 R ______ 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 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): Page 359 of 464 Resolution No. _____ (2025 Series) Page 30 R ______ 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 Engineer. 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 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/Mindbod y 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 Street 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. Page 360 of 464 Resolution No. _____ (2025 Series) Page 31 R ______ 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 stop 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 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 infrastructure 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. Page 361 of 464 Resolution No. _____ (2025 Series) Page 32 R ______ 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 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. Page 362 of 464 Resolution No. _____ (2025 Series) Page 33 R ______ 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. 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. Page 363 of 464 Resolution No. _____ (2025 Series) Page 34 R ______ 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 . Page 364 of 464 Resolution No. _____ (2025 Series) Page 35 R ______ 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 Gove rnment 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. Upon motion of Council Member ___________, seconded by Council Member ___________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of __________ 202 5. ___________________________ Mayor Erica A. Stewart ATTEST: ______________________ Teresa Purrington City Clerk APPROVED AS TO FORM: ______________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ______________________. ___________________________ Teresa Purrington City Clerk Page 365 of 464 Page 366 of 464 Page 367 of 464 Page 368 of 464 FOR REVIEW ONLY JOSIAH SHULTZ 84152 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s pe c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a ti o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . © 2023 KIMLEY-HORN AND ASSOCIATES, INC. 401 B STREET, SUITE 600; SAN DIEGO, CA 92101 PHONE: 619-234-9411 PREPARED BY: SHEET No. SCALE: AS SHOWN OF - COVELOP INC 1304 GARDEN ST SAN LUIS OBISPO, CA 93401 DEVELOPER: DATE:11/4/2024 ENGINEER OF RECORD:CITY OF SAN LUIS OBISPO 600 TANK FARM RD SAN LUIS OBISPO, CA 93401 - 0 GRAPHIC SCALE IN FEET 20 40 80 NORTH NORTH NOR T H M A T C H L I N E A B O V E L E F T MA T C H L I N E B E L O W R I G H T MA T C H L I N E B E L O W R I G H T MA T C H L I N E A B O V E L E F T WAIT HER E WAIT HE R E LEGEND ROADWAY WIDENING ROUNDABOUT IMPROVEMENTS NOT CONSTRUCTED EXISTING RIGHT-OF-WAY SIGNALIZED INTERSECTIONTS Page 369 of 464 Page 370 of 464 600 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 Page 371 of 464  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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“ēĖŜϙiƯϱ‹Ėťôϙ˜IJîôŘČŘĺŪIJîĖIJČϙŜèĺŕôϙĖŜϙťƅŕĖèÍīīƅϙťēôϙŘôŜŕĺIJŜĖæĖīĖťƅϙĺċϙťēôϙŕŘĺŕôŘťƅϙĺſIJôŘŜϙſēĺŜôϙ ŕŘĺŕôŘťƅϙèĺIJťÍĖIJŜϙťēôϙŕĺīôŜϟϙϙ‹ôôϙťťÍèēıôIJťϙϙċĺŘϙťēôϙÍŘôÍŜϙĺċϙ„ŘĺĤôèťϙ˜IJîôŘČŘĺŪIJîĖIJČϙÍIJîϙiƯϱ ‹Ėťôϙ˜IJîôŘČŘĺŪIJîĖIJČϟϙϙ“ēĖŜϙÍîîĖťĖĺIJÍīϙſĺŘħϙèôIJťôŘŜϙÍŘĺŪIJîϙťēôϙŪIJîôŘČŘĺŪIJîĖIJČϙĺċϙĺIJôϙŕĺīôϙÍťϙťēôϙ‹(ϙ èĺŘIJôŘϙĺċϙťēôϙŕŘĺĤôèťϙŜĖťôϠϙÍIJîϙĖċϙĖıŕīôıôIJťôîϠϙĖŜϙĖIJċôÍŜĖæīôϟϙϙ"ŪôϙťĺϙťēôϙŜèĺŕôϙĺċϙſĺŘħϙŘôŗŪĖŘôîϙæƅϙ „@Э(ϙĖIJϙĺŘîôŘϙťĺϙŪIJîôŘČŘĺŪIJîϙťēĖŜϙŕĺīôϠϙťēôϙîôŽôīĺŕôŘϙēÍŜϙÍŜħôîϙċĺŘϙÍϙıĺîĖƱèÍťĖĺIJϙťĺϙťēôϙŕŘĺĤôèťϙ èĺIJîĖťĖĺIJϙťĺϙīôÍŽôϙťēôϙŕĺīôϙĖIJϙŕīÍèôϯŜīĖČēťīƅϙıĺîĖċƅϙťēôϙŕĺīôϙīĺèÍťĖĺIJϙſēĖīôϙħôôŕĖIJČϙĺŽôŘēôÍîϙīĖIJôŜϙťĺϙ Ėťϟϙϙ “ēôϙŕŪŘŕĺŜôϙĺċϙťēĖŜϙīôťťôŘϙĖŜϙťĺϙŕŘĺŽĖîôϙÍIJϙĺŪťīĖIJôϙĺċϡϙ •“ēôϙĺIJîĖťĖĺIJŜϙĺċϙŕŕŘĺŽÍīϙċĺŘϙĺŪŘϙŕŘĺĤôèťϙŘôīÍťĖIJČϙťĺϙ(īôèťŘĖèÍīϙ˜IJîôŘČŘĺŪIJîĖIJČϙĺċϙĺŽôŘēôÍîϙ ŪťĖīĖťƅϙťŘÍIJŜıĖŜŜĖĺIJϙīĖIJôŜϠϙÍŜϙſôīīϙÍŜϙŜôèťĖĺIJŜϙĺċϙťēôϙ‹[iϙĖŘŕĺŘťϙŘôÍϙ‹ŕôèĖƱèϙ„īÍIJϙ ϼ‹[i‹„ϽϙťēÍťϙÍŘôϙŘôīôŽÍIJťϙťĺϙťēôϙĖŜŜŪôϟϙ •iŪŘϙôƯĺŘťŜϙťĺϙèĺıŕīƅϙſĖťēϙťēôϙĺIJîĖťĖĺIJŜϙÍŜϙſôīīϙÍŜϙťēôϙŘĺÍîæīĺèħϙſôϙēÍŽôϙôIJèĺŪIJťôŘôîϟϙ •iŪŘϙŕŘĺŕĺŜôîϙŜĺīŪťĖĺIJϙťĺϙĺŽôŘèĺıôϙťēôϙĖŜŜŪôŜϙſôЍŽôϙĖîôIJťĖƱôîϟϙ ĺIJîĖťĖĺIJŜϙiċϙŕŕŘĺŽÍīϙϱϙiϙϙ ôīĺſϙÍŘôϙťēôϙŕŘĺĤôèťϙŜŕôèĖƱèϙiŜϙŘôīÍťôîϙťĺϙŪIJîôŘČŘĺŪIJîĖIJČϙĺċϙĺŽôŘēôÍîϙŪťĖīĖťĖôŜϟϙ •iϙ͖͔ϙϱϙīīϙIJôſϙſĖŘôϙŪťĖīĖťĖôŜϙŜēÍīīϙæôϙŕīÍèôîϙŪIJîôŘČŘĺŪIJîϟϙ“ēôϙŪIJîôŘČŘĺŪIJîϙŕīÍèôıôIJťϙŜēÍīīϙæôϙ èĺıŕīôťôîϙſĖťēĺŪťϙÍϙIJôťϙĖIJèŘôÍŜôϙĖIJϙŪťĖīĖťƅϙŕĺīôŜϙīĺèÍťôîϙſĖťēĖIJϙťēôϙŕŪæīĖèϙŘĖČēťϱĺċϱſÍƅϙŪIJīôŜŜϙ ŜŕôèĖƱèÍīīƅϙÍŕŕŘĺŽôîϙťĺϙťēôϙŜÍťĖŜċÍèťĖĺIJϙĺċϙťēôϙ„ŪæīĖèϙ®ĺŘħŜϙÍIJîϙĺııŪIJĖťƅϙ"ôŽôīĺŕıôIJťϙ "ôŕÍŘťıôIJťŜϟϙ Page 373 of 464 •iϙ͖͕ϙϱϙ“ēôϙôƄĖŜťĖIJČϙĺŽôŘēôÍîϙſĖŘôϙŜôŘŽĖèôŜϙÍIJîϙŜôŘŽĖèôϙŕĺīôŜϙťēÍťϙÍŘôϙīĺèÍťôîϙĺIJϙťēĖŜϙŕÍŘèôīϙÍIJîϙ ÍīĺIJČϙťēôϙ“ÍIJħϙ>ÍŘıϙ‡ĺÍîϙċŘĺIJťÍČôϙŜēÍīīϙæôϙŘôıĺŽôîϙĺŘϙŜôŘŽĖèôŜϙŕīÍèôîϙŪIJîôŘČŘĺŪIJîϙſĖťēĖIJϙťēôϙīĖıĖťŜϙ ÍIJîϙŜťÍIJîÍŘîŜϙĺċϙťēôϙŜŪŕŕīƅĖIJČϙŪťĖīĖťƅϙèĺıŕÍIJĖôŜϟϙ ϙ “ēôϙŜťÍIJîÍŘîŜϙĺċϙ„@Э(ϙÍŜϙťēôϙŜŪŕŕīƅĖIJČϙŪťĖīĖťƅϙèĺıŕÍIJƅϙŘôŗŪĖŘôŜϙĺæťÍĖIJĖIJČϙôÍŜôıôIJťŜϙċŘĺıϙ 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16' 22' 9'9' 6.5' 14' 4' 9' 225' SHIFT TAPER 4' 4' 5' RM 5' RM 4' 6' BL 50' TAPER 6' BL 9' 2' 5' 90' OPENING 150' TURN POCKET 6' BL 11' 11' 11' 2' 12' 10 PM 11' 225' SHIFT TAPER (W = 5', S = 45) 4'4' 800 LF Additional Undergrounding Project Frontage Undergrounding Off-Site Undergrounding NOR T H Total Off-Site Undergrounding - Estimated Cost = $1,371,000 including sub-branches Attachment A Installed for Future tie-in Legend: GREEN - Underground to be installed in project scope RED - Off-Site Undergrounding requesting exemption (responsibility of other property owners) 600 Tank Farm Electrical Undergrounding Condition 50 LF445 LF115 LF Undergrounding as part of 600 TF Project Actual Project Frontage Off-Site Undergrounding along other frontages Location of Pole to remain Area of Easement Unable to be obtained (orange shading) Page 376 of 464 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: x Sign as indicated on the signature page. x Have the signature(s) notarized and return the signed document to the address below. Note: x Please don’t mail back as USPS “Certified Mail”. x Please don’t 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 Attachment B Page 377 of 464 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 Grantee’s Drawing No. S-3112178 attached hereto and made a part hereof. Grantee agrees that on receiving a request in writing, it will at Grantor’s expense, survey, prepare and record a “Notice of Final Description” referring to this instrument and setting forth a description of said strip of land. Page 378 of 464 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:____________________________________ Page 379 of 464 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. Page 380 of 464 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&E’s applicant. Please read this disclosure carefully before signing the Grant of Easement. x You are under no obligation or threat of condemnation by PG&E to grant this easement. x The granting of this easement is an accommodation to PG&E’s applicant requesting the extension of PG&E utility facilities to the applicant’s 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. x 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. x 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&E’s contractors perform this work on your property, if available, or granting permission to PG&E’s applicant or the applicant’s 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. x The description of the easement location where PG&E utility facilities are to be installed across your property must be satisfactory to you. x The California Public Utilities Commission has authorized PG&E’s 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 applicant’s contractor, to work on your property. Upon completion of the applicant’s 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. Page 381 of 464 Page 382 of 464 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: Page 383 of 464 Page 384 of 464 (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 Page 385 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 386 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 387 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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. Page 388 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 389 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 390 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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. Page 391 of 464 Page 392 of 464 Page 393 of 464 Page 394 of 464 Page 395 of 464 Page 396 of 464 Page 397 of 464 Page 398 of 464 Page 399 of 464 Page 400 of 464 Page 401 of 464 Page 402 of 464 Page 403 of 464 Page 404 of 464 Page 405 of 464 Page 406 of 464 Page 407 of 464 Page 408 of 464 Page 409 of 464 Page 410 of 464 Page 411 of 464 Page 412 of 464 Page 413 of 464 Page 414 of 464 Page 415 of 464 Page 416 of 464 Page 417 of 464 (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 Page 418 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 419 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 420 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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. Page 421 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 422 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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 Page 423 of 464 600 Tank Farm Road Access Evaluation Central Coast Transportation Consulting February 4, 2025 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. Page 424 of 464 Page 425 of 464 Page 426 of 464 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 Page 427 of 464 Page 428 of 464 Page 429 of 464 Page 430 of 464 RESOLUTION NO. PC-1097-25 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 1 6, 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 431 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 included 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 432 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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. 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 the single power pole that would remain in place or be moved slightly offsite, would not conflict with the proposed interim public improvements or future rounda bout 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 support 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 433 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 434 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) Page 5 addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. 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 and 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. Page 435 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 Regulations. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 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 Page 436 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 existing trees; b. Identification of trees that will be retained, removed, or relocated; c. Location and size of plant and tree species proposed to be planted; d. The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and e. A reclaimed water irrigation plan. 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 mo notony. 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 by the Utilities Director, the back - flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 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 pri or 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. Page 437 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) Page 8 17. Prior to building occupancy, the owner of the property shall provide 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 building 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. Page 438 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 supporting 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. Page 439 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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. Page 440 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 compliance 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. Page 441 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 public 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 height 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. Page 442 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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/or the City have requested and been granted a formal design exceptio n. 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. Page 443 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 the 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. Page 444 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 City 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 Page 445 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 per the City’s adopted codes and City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements. 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 Page 446 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 compensatory 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. Page 447 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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. Page 448 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 e fforts 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 acquired. All necessary procedures of law would apply and would have to be followed. Page 449 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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, covenant, 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 City 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 lighting 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. Page 450 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 developer shall either; 1) complete roadway deflection testing befo re 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 p avement 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 Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements. Gas service is not required as a condition of the subdivision 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 Construction 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. Page 451 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 Page 452 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 median 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 building 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: Page 453 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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: Page 454 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 permits Page 455 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 specific ations 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 define 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 such 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: Page 456 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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, earthwork 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 environmental 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 that 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 northern 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 Page 457 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 for 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 shared 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 Works 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 connection to the adjacent 650 Page 458 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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/monuments 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 (Nor thwest Corner) have not yet been constructed, a temporary pedestrian path of travel using asphalt concrete may be accepted to the satisfaction of the City Engineer. 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 Page 459 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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/M indbody 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 Street 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 stop 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 Page 460 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 infrastructure 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 metered 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 Page 461 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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. Page 462 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) 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 service. 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. Page 463 of 464 Resolution No. PC-1097-25 MOD-0753-2024 (600 Tank Farm) Page 34 On motion by Commissioner Munoz-Morris, seconded by Commissioner Jorgensen, and on the following roll call vote: AYES: Commissioners Munoz-Morris, Jorgensen, Flores, Vice Chair Houghton, and Chair Cooley NOES: None REFRAIN: None ABSENT: Commissioners Kahn and Tolle The foregoing resolution was passed and adopted this 26th day of February, 202 5. _____________________________ Tyler Corey, Secretary Planning Commission Page 464 of 464 600 Tank Farm Road Project MOD-0753-2024 Review of Proposed Circulation Modifications to the Previously Approved 600 Tank Farm Road Project April 1, 2025 Recommendation Adopt the Draft Resolution (Attachment A) to: 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 City Council approved GPA, SPA, and Rezone Vesting Tentative Parcel Map Development Plan Final EIR Within the Airport Area Specific Plan 11.7-acre site adjacent to Acacia Creek 280 Residential Units 240 high density units 40 mixed use units 12,500 SF of commercial office space 1.0 acres of offsite transportation improvements 600 Tank Farm Road – original circulation 6 New Acacia Creek Path Future Ped/Bike Connector – 600 to 650 TFR New Santa Fe extension New Roundabout Future N-S street connecting Mindbody intersection with Industrial Way Each development to construct frontage parkway, protected bike lane, sidewalkSanta Fe Road (east) 600 Tank Farm Road – original circulation 7 Future N-S street connecting Mindbody intersection with Industrial Way Each development to construct frontage parkway, protected bike lane, sidewalk on north side Existing Santa Fe Road (east) New Acacia Creek Path Future Ped/Bike Connector – 600 to 650 TFR New Santa Fe extension New Roundabout 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 8 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 9 Project Status July 2020: ATC reviewed project 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 Jan 2025: ATC unanimously recommends modified design Feb 2025: PC unanimously recommends approval 10 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 11 Proposed Circulation Improvements 12 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 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. 13 Proposed Circulation Improvements (detail) 14 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 15 Proposed Circulation Improvements (detail) 16 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 17 Proposed Circulation Improvements 18 Post-Project Outcome – Circulation With project completed and installation of left-turn acceleration lane, shared-use path and sidewalk on Tank Farm Road: New sidewalk and improved bikeway on north side of Tank Farm between Broad and Santa Fe (west) is improvement over existing conditions. Tank Farm/Santa Fe (west): o Operates at acceptable level of service (LOS) LOS C, until one of these future changes, which will require roundabout or signal: o Santa Fe (west) extended north to Prado Road o Santa Fe (east) realigned to intersection w/ Santa Fe (west) o Both improvements require ROW on Union Oil property 19 Post-Project Outcome – Circulation With project completed and installation of the left-turn acceleration lane on Tank Farm Road: Tank Farm/Santa Fe (east): o Existing PM peak LOS is projected to improve from LOS F to LOS D o Reduction in average delay for the worst-case movement (northbound left-turn from Santa Fe to Tank Farm) from 55 seconds/vehicle on average to 30 seconds per vehicle on average. 20 Calculating the Applicant’s Fair Share Applicant to provide final engineer’s estimate for roundabout construction (required per COA) to confirm fair share fee due Applicant to pay current Transportation Impact Fees (TIF) plus additional TIF fees based on escalated cost of roundabout to ensure fair share is collected Applicant to provide additional deposit for costs to reconstruct interim frontage improvements when roundabout is built in future by others Impact fees escalated annually by CCCI to ensure costs are updated at time of collection 21 Anticipated Cost of Public Improvements Original approval required City to reimburse applicant about $5.7 million in TIF fees and up to $3.85 million in General Funds for public improvement costs that exceed the developer’s fair share. By eliminating the developer’s obligation to construct Tank Farm/Santa Fe Roundabout, about $5 million in TIF funds and $2 million in City General Funds would no longer need to be reserved and obligated to reimburse the developer at this time. Impact fees would continue to be collected towards future construction of the roundabout. If proposed project modification is approved, staff would return at a future date to formally amend the reimbursement agreement to de-obligate these City funding commitments. 22 Modified Condition – Undergrounding Utilities Original Project Condition requires undergrounding 8 PG&E power poles and utility lines on project site and along frontage Full compliance would cost $1.3 million plus cost of undergrounding on project site City asked for supporting documentation to support necessity of modified approach Applicant could not get necessary encroachment agreement from neighboring property owner 23 Modified Condition – Undergrounding Utilities Applicant requests one power pole onsite be allowed to remain, citing cost and inability to obtain easement for undergrounding this pole Developer proposes a conduit crossing Acacia Creek to the east to allow future undergrounding of the pole and power line Power pole would not conflict with interim circulation improvements of future roundabout 24 600 Tank Farm Road Undergrounding Condition 25 600 Tank Farm Road Undergrounding Condition 26 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. 27 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 28 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. 29 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 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. City could require deposit or bond to cover costs. 30 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 31 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 32 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 33 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 34 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 35 Recommendation Adopt the Draft Resolution (Attachment A) to: 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). 36 Next Steps If approved, staff to work with applicant to calculate fair share cost of modified improvements; Staff to return to City Council to formally modify re-imbursement agreement 37 Questions and Comments 38 Backup Slides 39 Original (2022) Circulation 40 Original (2022) Circulation 41 Original (2022) Circulation 42