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HomeMy WebLinkAbout03-23-2022 PC Agenda Packet Planning Commission AGENDA Wednesday, March 23, 2022, 6:00 p.m. Teleconference - Broadcast via Webinar Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of California, and subsequently Assembly Bill 361, enacted in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), commissioners and members of the public may participate in this regular meeting by teleconference. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in Planning Commission meetings in the following ways: Remote Viewing - Members of the public who wish to watch the meeting can view: View the Webinar (recommended for the best viewing quality): URL: https://slocity- org.zoom.us/j/83444721187?pwd=WDVoek9Bb3phQVJpTmV1ZEVrYytRZz09 Telephone Attendee: +1 (669) 900-6833 Webinar ID: 834 4472 1187; Passcode: 097513 Note: The City utilizes Zoom Webinar for City Council Meetings. All attendees will enter the meeting muted. Prior to joining the meeting, consider reviewing the following tutorials: Joining a Zoom Meeting, Zoom Audio & Video Basics, Basic In-Meeting Navigation Televised live on Charter Cable Channel 20 View a livestream of the meeting on the City’s YouTube channel: http://youtube.slo.city Public Comment - Public comment can be submitted in the following ways: Mail or Email Public Comment Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo, CA 93401. All emails will be archived/distributed to Commissioners, however, submissions after 3:00 p.m. on the day of the meeting may not be archived/distributed until the following day. Emails will not be read aloud during the meeting. Verbal Public Comment In Advance of the Meeting – Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to the Commissioners and saved as Agenda Correspondence. Voicemails will not be played during the meeting. During the meeting – Join the webinar (instructions above). Once public comment for the item you would like to speak on is called, please raise your virtual hand, your name will be called, and your microphone will be unmuted. If you have questions, contact the office of the City Clerk at cityclerk@slocity.org or (805) 781-7100. Pages 1.CALL TO ORDER Chair Jorgensen will call the Regular Meeting of the Planning Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA At this time, people may address the Commission about items not on the agenda. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Planning Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. Recommendation: To approve Consent Item 3a. 3.a.CONSIDERATION OF MINUTES - FEBRUARY 23, 2022 PLANNING COMMISSION MINUTES 5 Consideration of the Planning Commission Minutes of February 23, 2022. 4.PUBLIC HEARINGS Note: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 4.a.55 BROAD ST. (ARCH-0386-2020) REVIEW OF A NEW 79,492 SF, THREE TO FOUR STORY PROJECT CONSISTING OF 59 ROOMS BETWEEN TWO STRUCTURES, INCLUDING PROPOSED CREEK SETBACK EXCEPTIONS, FOR THE RESIDENTIAL CARE FACILITY KNOWN AS THE VILLAGES 9 Recommendation: Adopt a Resolution adopting the Initial Study/Mitigated Negative Declaration and approving the project, based on findings and subject to conditions of approval. 4.b.3490 EMPRESA DR. (ARCH-0516-2021) REVIEW OF A NEW TWO- STORY PROJECT CONSISTING OF 16,741 SF OF COMMERCIAL SPACE, THE PROJECT INCLUDES AN EXCEPTION TO THE FRONT YARD SETBACK, LOT COVERAGE LIMITATIONS, AND A 10% PARKING REDUCTION 101 Recommendation: Adopt a Resolution approving the project, based on findings and subject to conditions of approval. 4.c.2021 GENERAL PLAN ANNUAL REPORT (GENP-0076-2022)139 Recommendation: Receive and file the 2021 General Plan Annual Report for final review and acceptance by the City Council. 5.COMMENT AND DISCUSSION 5.a.STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Deputy Community Development Director Tyler Corey. 6.ADJOURNMENT The next Regular Meeting of the Planning Commission meeting is scheduled for April 13, 2022 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. Please note that with the return on in-person meetings, Zoom participation will no longer be supported. LISTENING ASSISTIVE DEVICES for the hearing impaired--see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Planning Commission meetings are televised live on Charter Channel 20 and on the City's YouTube Channel: http://youtube.slo.city. Agenda related writings or documents provided to the Planning Commission are available for public inspection on the City’s website: https://www.slocity.org/government/mayor-and- city-council/agendas-and-minutes. Meeting video recordings can be found on the City’s website: http://www.slocity.org/government/department-directory/city- clerk/on-demand-meeting-videos 1 Planning Commission Minutes February 23, 2022, 6:00 p.m. Teleconference - Broadcast via Webinar Planning Commissioners Present: Commissioner Hemalata Dandekar, Commissioner Emily Francis, Commissioner Michael Hopkins, Commissioner Steve Kahn, Commissioner Mike Wulkan, and Chair Bob Jorgensen Planning Commissioners Absent: Vice Chair Nick Quincey City Staff Present: Deputy Community Development Director Tyler Corey, Assistant City Attorney Markie Jorgensen, Deputy City Clerk Kevin Christian _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on February 23, 2022 at 6:01 p.m. by Chair Jorgensen with Commissioners present via teleconference. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT 3.a CONSIDERATION OF MINUTES - FEBRUARY 9, 2022 PLANNING COMMISSION MINUTES Approve the Planning Commission Minutes of February 9, 2022. Motion By Commissioner Dandekar Second By Commissioner Francis Ayes (6): Commissioner Dandekar, Commissioner Francis, Commissioner Hopkins, Commissioner Kahn, Commissioner Wulkan, and Chair Jorgensen Absent (1): Vice Chair Quincey CARRIED (6 to 0) Page 5 of 215 2 4. PUBLIC HEARINGS 4.a 1166 HIGUERA ST. (ARCH-0511-2021) REVIEW OF AN OUTDOOR DINING VENUE CONSISTING OF RETROFITTED SHIPPING CONTAINERS TO SERVE FOOD AND BEVERAGES Commissioner Hopkins recused himself from the Item due to employer conflict. Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Applicant Paul Tompkins, and applicant representatives, Scott Martin, Principal of RRM Design, and Architect Kyle Murray, provided a brief overview of the project, including a description of the "temporary" designation of the project and described the fit of the proposed eclectic design, and responded to questions raised. Chair Jorgensen opened the Public Hearing Public Comments: None --End of Public Comment-- Chair Jorgensen closed the Public Hearing Motion By Commissioner Dandekar Second By Commissioner Kahn Adopt the Resolution approving the project as consistent with the General Plan, Community Design Guidelines, and Zoning Regulations subject to findings and conditions of approval. “A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF AN OUTDOOR DINING VENUE CONSISTING OF RETROFITTED SHIPPING CONTAINERS TO SERVE FOOD AND BEVERAGES. THE PROJECT INCLUDES A 60% PARKING REDUCTION TO REDUCE THE REQUIRED PARKING TO 16 SPACES, WHERE 40 PARKING SPACES WOULD NORMALLY BE REQUIRED. PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 23, 2022 (1166 HIGUERA STREET, ARCH-0511-2021).” Page 6 of 215 3 Ayes (5): Commissioner Dandekar, Commissioner Francis, Commissioner Kahn, Commissioner Wulkan, and Chair Jorgensen Recused (1): Commissioner Hopkins Absent (1): Vice Chair Quincey CARRIED (5 to 0) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Deputy City Clerk Kevin Christian reviewed the strategy and timeline for going back to in-person public meetings. Deputy Community Development Director Tyler Corey provided an update of upcoming projects. 6. ADJOURNMENT The meeting was adjourned at 7:01 p.m. The next Regular Meeting of the Planning Commission meeting, scheduled for March 9, 2022 at 6:00 p.m. has been cancelled. The next meeting will be the Regular Meeting scheduled for March 23, 2022 at 6:00 p.m. via teleconference. _________________________ APPROVED BY PLANNING COMMISSION: XX/XX/202X Page 7 of 215 Page 8 of 215 PLANNING COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW 79,492 SF, THREE TO FOUR STORY PROJECT CONSISTING OF 59 ROOMS BETWEEN TWO STRUCTURES, INCLUDING PROPOSED CREEK SETBACK EXCEPTIONS, WITHIN THE PLANNED DEVELOPMENT OVERLAY FOR THE RESIDENTIAL CARE FACILITY KNOWN AS THE VILLAGES. PROJECT ADDRESS: 55 Broad Street & BY: Kyle Bell, Associate Planner 625 Ramona Drive Phone Number: 805-781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0386-2020 FROM: Tyler Corey, Deputy Director USE-0387-2020, PDEV-0001-2021 EID-0528-2021 RECOMMENDATION Adopt the Draft Resolution (Attachment A) adopting the Initial Study/Mitigated Negative Declaration and approving the project, based on findings and subject to conditions of approval. SITE DATA Applicant Representative Zoning General Plan Site Area Environmental Status Morrison I, LP Jay Blatter R-4-PD (High Density Residential, within Planned Development Overlay High Density Residential 4.55 acres An Initial Study of environmental impact has been prepared with a recommendation for a Mitigated Negative Declaration (IS/MND) SUMMARY The project consists of the expansion of an existing Residential Care Facility (The Villages) to provide two new three to four story structures consisting of a total of 59 rooms. The proposed project includes the demolition of existing parking facilities to provide for the new project and includes site improvements such as site access upgrades, and associated landscaping. The project also includes the following exceptions: creek setback of 20 feet for the upper-stories of Building A, and 28 feet for the upper-stories of Building B, where 30 feet is the standard, creek setback for paving and grading, front yard Meeting Date: 3/23/2021 Item Number: 4a Time Estimate: 45 Minutes Page 9 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 exception of 7 feet where 10 feet is normally required, front yard parking exception, parking in the creek setback, maximum building height deviation, abandonment or relocation of an existing public stormdrain easement, monument signs, and trash enclosure located within the street yard (Attachment B, Project Description). The project is located within a Planned Development (PD) Overlay that was originally established at this site to allow a student housing project. In 1997 the PD was amended to allow the senior housing project that exists today. ‘The Villages’ Planned Development currently consists of three three-story buildings, including: ‘Garden Creek’ an assisted living facility with 64 rooms along Broad St., ‘The Oaks’ a 50-unit senior living facility along Palomar Ave., and ‘The Palms’ a 127-unit senior living facility along Ramona Dr. The project includes an amendment to the existing PD Precise Plan to address the two new structures and a deviation from development standards1 to allow the maximum height of Building A to be 45 feet and 3 inches, and the maximum height of Building B to be 53 feet and 4 inches, where the maximum height is normally 35 feet (Attachment C, Project Plans). 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines (CDG), Sign Regulations and applicable City development standards. Planning Commi ssion (PC) review is required for amendments to Planned Development to establish new buildings within the Final Development Plan, in accordance with Zoning Regulations Section 17.48.090 (PDEV - 0001-2021), as well as the associated Minor Use Permit (USE-0387-2020) requesting to establish a residential care facility within the R-4 zone. 1 Zoning Regulations Section 17.48.030.D. Deviation from Development Standards . The application of the PD overlay zone to property may include the adjustment or modification, where necessary and justifiable, of any applicable development standard of this Title 17 (e.g., building height, floor area ratio, parcel size, parking, setbac ks, etc.)... Figure 1: Rendering of project design from the corner of Ramona and Palomar. Page 10 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 2.0 BACKGROUND The PD Overlay that was originally adopted by the City Council on January 4, 1965, through Council Resolution No. 1367 (1965 Series) that included a Precise Plan to construct three buildings for student housing. On April 27, 1988, the Planning Commission approved an amendment to the Precise Plan to replace the third structure, which had not yet been constructed, with a new three-story structure with 42 residential units, known as ‘The Gardens’. On May 20, 1997, the Planning Commission approved an additional amendment to the PD Overlay to convert the three residential structures into a senior housing facility, which remains as the current use today. On November 16, 2004, the City Council approved an additional PD Amendment to add two additional structures to the Precise Plan, with one residential structure to replace the parking lot between Old Garden Creek and ‘The Palms’ along Ramona Dr. and a two - story parking structure west of the creek along Palomar Ave., however, these two structures were not constructed and the entitlement approval of these two structures have since expired. 3.0 PREVIOUS REVIEW On October 25, 2021, the Tree Committee (TC) reviewed the proposed tree removals and compensatory planting plan (TC Report 10.25.21). The TC recommended that the Planning Commission (PC) find the project consistent with the Tree Removal Regulations (vote 4-0-1, Meeting Minutes). On November 1, 2021, the Architectural Review Commission (ARC) reviewed the project for consistency with the Community Design Guidelines (ARC Report 11.1.21). The ARC continued the project to a date uncertain, and provided eleven directional items f or the applicant and staff to address in the project plans (vote 4 -0-3, Meeting Minutes). The applicant revised the project to address ARC comments, and on December 6, 2021, the ARC reviewed the project for consistency with the CDG (ARC Report 12.6.21). The ARC determined that the project was consistent with applicable design guidelines and provided two design suggestions for the applicant to address related to building and site design and recommended that the Planning Commission approve the project (6-0-1, Meeting Minutes). The applicant has provided responses to the ARC’s suggestions which are further discussed in Section 5.5 of this report. On February 9, 2022, upon request by the applicant and staff the Planning Commission (PC) continued the project to a date certain of March 23, 2022 (PC Report 2.9.22), to allow more time for the applicant and staff to address questions regarding the proposed conditions in the draft resolution (vote 6-0-1, Meeting Minutes). Page 11 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 4.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Street Yard (Ramona) Corner Yard (Palomar) Trash Enclosure (Palomar) Side Yard 23.2 feet 7 feet 6.5 feet 12.7 feet 10 feet 10 feet 10 feet 10 feet Creek Setback – Building A First and Second Stories Third and Fourth Stories 20 feet 20 feet 20 feet 30 feet Creek Setback – Building B First and Second Stories Third and Fourth Stories 25 feet 28 feet 20 feet 30 feet Maximum Height of Structures Building A Building B 45.25 feet 53.3 feet 35 feet 35 feet Max Lot Coverage 33% (total) 60% Affordable Housing In-lieu fee On-site or In-Lieu fee Monument Sign Zone Height Size Illumination Exception Requested 4.5 feet 24 square feet Non-illuminated Not allowed in R-4 zone 6 feet 24 square feet Externally Illuminated Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 37 3 (EV ready) 7 (EV capable) 28 1 (EV ready) 7 (EV capable) Bicycle Spaces Short-term Long-term 2 6 2 5 Motorcycle Parking 3 1 *2019 Zoning Regulations 5.0 PROJECT ANALYSIS The proposed improvements must conform to the intentions, standards and limitations of the Zoning Regulations and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project’s consistency with relevant requirements and has found it to be in substantial compliance, as discusse d in this analysis. Page 12 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 5.1 Consistency with the General Plan The Land Use Element designates the subject property as High Density Residential intended to provide for high density residential development having locations and forms that provide for attached dwellings in two- and three-story buildings, with common outdoor areas and very compact private outdoor spaces. The Housing Element encourages the creation of housing for those with special housing needs such as facilities for aging in place in locations where public transit and commercial services are available. The project is consistent with the General Plan Housing Element for this location since the project proposes to expand an existing residential care facility that includes opportunity for housing for the elderly and residential uses that are consistent with activities envisioned by the High-Density Residential Land Use designation. 5.2 Consistency with the Zoning Regulations In accordance with Table 2-1 of the Zoning Regulations, residential care facilities require a Minor Use Permit to be constructed within the R-4 zone. Minor Use Permits require specific findings regarding General Plan consistency, neighborhood compatibility, findings for health, safety and welfare, and findings for site suitability regarding design, traffic generation, and public services. The project design includes requests for deviations from several development standards for the R-4 zone, as part of the PD Overlay (see Section 4.0 Project Statistics). Residential Care Facility: Residential Care Facilities are licensed by the State to provide permanent living accommodations and 24-hour primarily non-medical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or not-for-profit institutions, including hospices, nursing homes, convalescent facilities, and group homes for minors, persons with disabilities, and people in recovery from alcohol or drug addictions. Consistent with requirements for consideration of a Minor Use Permit (Zoning Regulations Section 17.110.070) for the proposed use, the project has been designed with consideration of the existing topography to ensure that buildings appear lower toward the nearby low-density neighborhood, with buildings primarily oriented toward the intersection of Ramona Drive and Palomar Avenue. The project has been designed to protect the privacy between neighboring residential uses and the care facility. The project design incorporates specific design features to minimize potential impacts to and from adjacent properties by orienting open areas for residents internal to the project site. Maximum Building Height: Zoning Regulations Section 17.48.030.D stipulates that projects within PD Overlays may incorporate deviations from development standards such as maximum height, where determined necessary and justifiable to accommodate the development of the project. The applicant is requesting a deviation from development standards associated with the PD amendment to exceed the 35-foot height standard within the R-4 zone. The project requests a maximum height of 45 feet and 3 inches for Page 13 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 Building A, and a maximum height of 53 feet 4 inches for Building B, where normally limited to 35 feet. Although the proposed project would be taller than surrounding development, it would not impede any scenic views in the area, including Bishop Peak to the northwest, Cerro San Luis to the southwest, or the Cal Poly “P” to the northeast. The proposed project would also be similar in nature to the density and style of surrounding high-density residential development in the vicinity. The project also includes a vegetative screen along Ramona Drive and Palomar Avenue, which would conceal lower portions of the buildings from the public right-of-way. For these reasons, the project would not substantially degrade the existing visual character or quality of public views of the site, nor would the project conflict with regulations that have been established for the purpose of preserving scenic quality or resources, see the Initial Study/Mitigated Negative Declaration Aesthetics section for a more in-depth analysis of the maximum building height request. Creek Setback Paving: The Zoning Regulations require a 20-foot setback from the top of bank. Section 17.70.030.G states that replacement of existing paving within a creek setback that existed on or before October 3, 1996 with new paving is not allowed unless a discretionary approval is obtained. The proposed project is requesting to repave the existing parking area on the east side of Old Garden Creek within the same footprint as the existing parking area which results in the same 0-foot setback from the top of bank for the pavement area in some areas (Attachment D, Creek Improvement Exhibit). Zoning Regulations Section 17.70.030 stipulate that an exception to the creek setback requirements may be considered where substantiated evidence is available that demonstrates that there is no practical way to comply with the provisions and that no other feasible alternatives will result in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of the site, subject to required findings. The project is limited to the repaving of an existing parking lot within the creek setback which will have no impact to any biological resources. A biological resource assessment was prepared by Keven Merk Associates, LLC (2021), and all recommended mitigation measures to address any potential impacts to biological resources have been incorporated into the Initial Study/Mitigated Negative Declaration. Redesign of the project to avoid parking areas within the creek setback would deny the property owner reasonable use of the property, because the existing parking lot that is to be repaved provides for the required parking for the existing uses on the property, and the parking lot cannot be redesigned in a way that would avoid encroaching in the creek setback and satisfy the parking requirements for the property due to the odd configuration of the lot. The project has been reviewed in accordance with the required findings for a creek setback exception which have been incorporated into the draft resolution. Page 14 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 Upper-Story Creek Setback: The proposed project is also requesting an exception for Building A to encroach within the upper-story creek setback2 by 10 feet, resulting in a 20- foot upper-story setback for the third floor, where 30 feet would normally be required; and an exception for Building B to encroach by 2 feet, resulting in a 28-foot upper-story setback, where 30 feet would normally be required (see Attachment C, Project Plans Sheet A1.2). Zoning Regulations Section 17.70.030.G.4 stipulates that an exception to the creek setback requirements may be considered where substantiated evidence demonstrates that there is no practical way to comply with the provisions and that no other feasible alternatives will result in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of the site, subject to required findings. The City’s creek setback regulations provide provisions for setback exceptions that are consistent with State and Federal Law, and the request does not result in any specific adverse impact to the public health, safety, or the physical environment. No useful purpose would be realized by requiring the full 30-foot creek setback for the upper stories because no significant fire protection, emergency access, privacy, or biological resources impacts would occur. A larger creek setback within the project design is not po ssible without a substantial project redesign that could adversely affect site circulation, safety, functionality, and the provision of housing consistent with City goals. Thus, the proposed design exception is supportable in the larger context of achievi ng multiple City goals to the extent possible. Front Yard Setback: The Zoning Regulations require a street yard setback of 10 feet within the R-4 zone, and 10 feet for additional street yards on corner lots (§17.18.020). Due to the unique configuration of the lot, Building B is surrounded by two street frontages and a creek. Zoning Regulations Section 17.70.170.D.1.b stipulates that new structures that provide a creek setback larger than required may reduce the front yard setback requirement by one foot for each additional foot of separation from the 20 -foot creek setback3. Building B provides a 25-foot setback from the creek and is requesting a front yard encroachment of 3 feet into the front yard (along Palomar Ave.) resulting in a 7 -foot front yard setback where 10 feet would normally be required. The requested setback of 7 feet for Building B is consistent with the intent of Section 17.70.170.D.1.b. 2 Zoning Regulations § 17.70.030.E.3 Additional Upper Story Setbacks. Where the zone allows more than two stories, an additional 10-foot step back (upper story building setback) shall be provided beginning at the third story level. The upper story step back shall be provided along all building elevations with creek-facing frontage 3 Zoning Regulations § 17.70.170.D.1.b Reduced Front or Street Side Setback for New Structure Providing Additional Creek Setback. Where a new structure provides a rear or side creek setback larger than required by these Zoning Regulations, the required front and/or street side setback, respectively, shall be reduced by one foot for each one foot of additional creek setback, so long as the front and street side setback is at least one-half that required by the zone in which the property is located. Refer to the front and street side setback standards for each zone in Chapters 17.12 through 17.64, inclusive. Page 15 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 Front Yard Parking: Zoning Regulations Section 17.70.170.D.2.a stipulates that projects, which require discretionary action, may request front yard setbacks to be reduced to zero for unenclosed parking spaces4. The project requests a 3-foot setback along Ramona Drive for two vehicle parking spaces and one motorcycle parking space, and a 7 -foot setback along Palomar Avenue for seven vehicle parking spaces, where 20 feet would normally be required. All parking spaces are unenclosed and do not exit dire ctly onto the street right-of-way. The proposed parking layout is consistent with the existing conditions of the property, and the project provides for the replacement of the existing parking lot configuration for this portion of the site. The required findings for the front yard parking exceptions have been incorporated into the draft resolution. Condition No. 15 requires design improvements to the parking areas as viewed from the public right -of-way by requiring a landscape buffer between the parking pavement and the back of sidewalk. Trash Enclosure Setback: The proposed trash enclosure area consists of a CMU block structure with a wood trellis covering intended to screen the location of the trash area along Palomar Avenue. Typically, trash enclosures that are constructed with permanent screening facilities are limited to a minimum of a 3 -foot setback from the public right-of- way. The proposed trash enclosure provides a 5-foot setback from the public-right-of-way and would be oriented away from the primary building entrances with the access gate facing away from the street so that it does not interfere with on -site or off-site circulation areas. Condition No. 15 requires design improvements to the trash enclosure as viewed from the public right-of-way by requiring a landscape buffer between the enclosure and the back of sidewalk. Parking: The project provides 37 new parking spaces on site, which exceeds the parking requirement of 28 spaces for the project. The proposed project and the existing structures within the PD Overlay require a total of 143 parking spaces, and upon completion of the two new structures, the project will provide a total of 152 parking spaces on-site for all uses, which exceeds minimum parking requirements. 5.3 Stormdrain Easement Abandonment or Relocation The project also includes the potential for the abandonment or relocation of an existing public storm drain easement. It has been discovered that the stormdrain pipe may not fall entirely within the mapped easement. The development project has been condi tioned to correct any mapping discrepancies, complete any required public storm drain relocation, or might propose the conversion of the existing public system that is located on private property to private maintenance to allow the piping to be located und er the proposed structure. 4 Zoning Regulations 17.70.170.D.2.a Reduced Front and Street Side Setbacks. Upon approval of a Director’s Action, or in conjunction with tandem parking approval, the Director may allow front and/or street side setbacks to be reduced to zero for unenclosed parking spaces. Page 16 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 5.4 Consistency with the Sign Regulations The Sign Regulations are intended to protect and enhance the character of the community against visual blight and the proliferation of signs, which can seriously detract from the pleasure of observing the natural scenic beauty of San Luis Obispo. Signs have an important design component and must be architecturally compatible with the character of surrounding development. It is the intent of the Sign Regulations to regulate the time, place and manner under which signs are permitted, and not the content of si gnage. Content shall not be used as a basis for determining whether or not a proposed sign may be permitted. The 2019 Sign Regulations Section 15.40.460.A (Sign Standards by District) identifies the sign types and size limitations for signs in the R-4 zone. The Sign Regulations only allow for wall signs, hanging/suspended signs, freestanding post signs, and flags, with a cumulative area of 20 square feet (SF). Monument signs are not identified as a sign type allowed in the R-4 zone, and therefore a sign program is required. A sign program has been presented as an opportunity to allow monument sign s within this property. The applicant has proposed three additional monument signs with 24 SF of area each, in addition to the two existing monument signs on the property (Broad Street), resulting in a cumulative signage area of 120 SF. Each monument sign has a maximum height of 4.5 feet, where 6 feet is normally allowed for monument signs (Attachment C, Project Plans Sheet A6.1). Exceptions to the Sign Regulations are subject to Section 15.40.610 (Findings for Approval of an Exception) and granting an exception must meet all of the required findings5. The ARC reviewed the sign exceptions at the December 6, 2021 hearing, and did not identify any concerns with the proposal; therefore, staff has incorporated the required findings as part of the draft resolution to this report for the PC’s consideration. 5.5 Architectural Review Commission Directional Items The ARC found the project consistent with the CDGs and provided two suggestions for the applicant to consider incorporating into the project design to be reviewed and evaluated by the PC prior to taking final action on the project: ARC Directional Item #1: Consider a material change to the wainscoting on the base of Building A - veering and cap to add more authenticity. ARC Directional Item #2: Consider a plane change on Building A such as adding a smooth surface like faux stone, cast concrete, or incorporate matching tile. Response: The applicant has noted these suggestions and intends to address these comments upon building permit submittal. Staff recommends Condition No. 7 which requires that plans submitted for a building permit, shall incorporate the design 5 Sign Regulations Section 15.40.610: Findings for Approva l of an Exception: C: The exception is consistent with the intent and purpose of the sign regulations (see Section 15.40.110) and will not constitute a grant of special privilege or entitlement inconsistent with limitations applied to other properties in the vicinity with the same zoning. D: The sign exception is for superior design will not result in visual clutter and is consistent with the intent and purpose of these Sign Regulations. Page 17 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 considerations as described at the ARC hearing on December 6, 2021, and the final designs of the proposed project shall be modified to incorporate the ARC recommendations, subject to the satisfaction of the Community Development Director. 6.0 CONSISTENCY COVID-19 ORDERS & CURRENT FISCAL CONTINGENCY PLAN This activity is presently allowed under the State and Local emergency orders associated with COVID-19. This Project and associated staff work will be reimbursed by the Developer directly or indirectly through fees and therefore consistent with the gui dance of the City’s Fiscal Health Contingency Plan. 7.0 ENVIRONMENTAL REVIEW An Initial Study (IS) has been prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative Declaration (MND) is recommended for adoption (Initial Study/Mitigated Negative Declaration). The IS-MND identifies that the project would potentially affect the following environmental factors unless mitigated: air quality, biological resources, cultural resources, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use planning, noise, tribal cultural resources, and utilities and service systems. Mitigation measures have been identified to reduce these potential impacts to less than significant, including, but not limited to, standard idling restrictions, dust control measures, preparation of a geologic investigation for asbestos containing materials, and implementation of best management controls for construction traffic and noise. Based on the project’s location and proposed ground disturbance, the project may have the potential to impact previously unidentified cultural materials during subsurface grading and excavation activities. Mitigation measures have been identified to require cultural resource awareness training of all construction personnel and preparation of an archaeological monitoring plan that would ensure an immediate halt work order shall be issued in the event that historical or archaeological remains are discovered. With incorporation of mitigation measures, potential environmental effects of the project would not directly or indirectly result in any substantial adverse effects on the environment. A 30-day public review period extended from October 21, 2021 through November 22, 2021, and comments were received from the Air Pollution Control District (APCD). APCD communicated their support of the project as infill development consistent with San Luis Obispo Council of Government’s Reginal Transportation Plan and Sustainable Communities Strategy and identified minor discrepancies in the Initial Study including an overestimation of emissions. The Initial Study has been corrected to address APCD comments (Revised IS/MND, link below). https://www.slocity.org/government/department-directory/community- development/documents-online/environmental-review-documents/-folder-2192 Page 18 of 215 Item 4a ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive Planning Commission Report – March 23, 2022 8.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including Planning, Engineering, Transportation, Building, City Arborist, Utilities, and Fire. Staff has not identified any unusual site conditions or circumstances that would require special conditions. Other comments have been incorporated into the draft resolution as conditions of approval. 9.0 ALTERNATIVES 9.1 Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 9.2 Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Sign Regulations, Zoning Regulations or other policy documents. 10.0 ATTACHMENTS 1. Draft Resolution 2. Project Description 3. Project Plans 4. Creek Improvement Exhibit Page 19 of 215 Page 20 of 215 RESOLUTION NO. PC-XXXX-22 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE EXPANSION OF AN EXISTING RESIDENTIAL CARE FACILITY (THE VILLAGES) TO PROVIDE TWO NEW THREE- AND FOUR-STORY STRUCTURES CONSISTING OF A TOTAL OF 59 ROOMS. PROJECT INCLUDES AN AMENDMENT TO THE EXISTING PLANNED DEVELOPMENT PRECISE PLAN, THE PROJECT ALSO INCLUDES THE FOLLOWING EXCEPTIONS: CREEK SETBACK OF 20 FEET FOR THE UPPER STORIES OF BUILDING A, CREEK SETBACK 28 FEET FOR THE UPPER STORIES OF BUILDING B, CREEK SETBACK FOR PAVING AND GRADING, FRONT YARD EXCEPTION OF 7 FEET WHERE 10 FEET IS NORMALLY REQUIRED, FRONT YARD PARKING EXCEPTION, PARKING IN THE CREEK SETBACK, MAXIMUM BUILDING HEIGHT DEVIATION, ABANDONMENT OR RELOCATION OF AN EXISTING PUBLIC STORMDRAIN EASEMENT, MONUMENT SIGNS, AND TRASH ENCLOSURE LOCATED WITHIN THE STREET YARD. THE PROJECT INCLUDES A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 23, 2022 (55 BROAD STREET, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID- 0528-2021) WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on February 10, 1965, approved the Precise Plan for the Planned Development located at 71 North Broad Street , pursuant to Resolution No. 1367 (1965 Series); Tropicana Housing, Ltd, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 27, 1988, to amend the Precise Plan to modify the third structure into a three story building with 42 residential units, known as ‘The Gardens’, pursuant to Planning Commission Resolution No. 1369, Tropicana Housing, Ltd, applicant; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on May 20, 1997, to amend the Precise Plan to convert the student housing residences into an assisting living center for senior housing, pursuant to Resolution No. 8673 (1997); and Page 21 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 2 WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based public hearing on October 25, 2021, recommending the Planning Commission find the project consistent with the Tree Removal Ordinance, pursuant to a proceeding instituted under ARCH-0386-2020, Morrison I, LP, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based public hearing on November 1, 2021, continuing the project to a date uncertain to address eleven directional items for consistency with the Community Design Guidelines, pursuant to a proceeding instituted under ARCH-0506-2019, Morrison I, LP, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based public hearing on December 6, 2021, recommending approval of the project to the Planning Commission based on consistency with the Community Design Guidelines, pursuant to a proceeding instituted under ARCH-0506-2019, Morrison I, LP, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on February 9, 2022, recommending a continuance to a date certain on March 23, 2022 to address questions regarding the proposed conditions on the project, pursuant to a proceeding instituted under ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021, Morrison I, LP, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on March 23, 2022, pursuant to a proceeding instituted under ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021, Morrison I, LP, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and 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 as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0386-2020, USE-0387-2020, & PDEV-0001-2021), based on the following findings: Page 22 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 3 1. The project is consistent with the Land Use Element (LUE) because the project provides multi-family dwellings which is consistent with uses intended for the High- Density Residential land use designation (LUE Table 1). The project is also consistent with the Circulation Element (CE) where new development is required to provide fair share responsibility for improvements to the street, bike, lanes, sidewalks and incorporates traffic calming measures to accomplish the objectives of the General Plan. 2. As conditioned, the project is consistent with the Zoning Regulation s because the proposed building design complies with the development standards for the project within the High Density Residential (R-4) zone (Municipal Code Chapter 17.22). 3. The proposed Planned Development Precise Plan amendment is consistent with Council Resolution No. 1367 (1965 Series) and Council Resolution No. 8673 (1997) because the amendment is limited to changes in the size and position of structures and does not include any changes to the overall density or land uses of the project site. Minor Use Permit Findings 4. As conditioned, the establishment, maintenance, or operation of the proposed project will not, in the circumstances of this particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City because the project has been designed to address noise, glare, and pedestrian traffic through the orientation of the building and internal pedestrian connections to the street and adjacent uses. The project is compatible and consistent with the mix of residential and non-residential uses in the neighborhood. 5. As conditioned, the proposed project is consistent with the General Plan Housing Element for this location since the project proposes to expand an existing residential care facility that includes opportunity for housing for the elderly and residential uses that are consistent with activities envisioned by the High-Density Residential Land Use designation. 6. As conditioned, the project complies with all applicable provisions of the Zoning Regulations as described within the property development standards for the R-4 zone and in accordance with allowances under Chapter 17.48 (Planned Development Overlay Zone). The proposed uses are compatible with the project site and with existing and potential uses in the vicinity which include religious facilities, commercial retail, and residential uses. 7. As conditioned, the residential care facility is compatible at this location because the project is located in an area that has been de veloped with residential and non- residential uses to the east and north. The project is compatible with existing and future land uses in the vicinity because the project has been designed to reflect high- density residential development with open space areas that are located internal to the site. Page 23 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 4 8. The site is physically suitable in terms of public utilities, traffic generation, and public emergency vehicle access, because the proposed project is within an existing developed neighborhood that provides adequate utilities, vehicle parking, and site circulation. The site is adequate for the project in terms of size, configuration, topography, and other applicable features, and has appropriate access to public streets with adequate capacity to accommodate the quant ity and type of traffic expected to be generated by the use. Development Review Findings 9. As conditioned, the project is consistent with the Community Design Guidelines for infill development because the architectural style is complementary to the surrounding neighborhood and is designed consistent with the prevailing building height and setback pattern of the neighborhood. 10. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that are compatible with the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 5.3). 11. As conditioned, the project respects the privacy of adjacent residences through appropriate building orientation and windows that minimize overlook and do not impair the privacy of the indoor or outdoor living space of neighboring structures. 12. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the street’s appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties. The project incorporates vertical and horizontal wall plan offsets, w hich provide a high-quality and aesthetically pleasing architectural design. Planned Development (PD) Overlay Findings 13. The proposed PD amendment providing for the two new structures is consistent with the General Plan because it provides for the expansion of an existing residential care facility for seniors, which is consistent with the intent of the High -Density Residential Land Use Designation for the property. 14. The expansion of the existing residential care facility is allowed use within the High- Density Residential zone. 15. As conditioned, the project complies with all applicable provisions of the Zoning Regulations other than the requested deviation from development standards to allow a greater maximum height for the buildings in accordance wit h Zoning Regulations §17.48.030.D that allows for deviations within PD-Overlay zoning where determined necessary and justifiable to accommodate the development of the project. 16. As conditioned, the proposed modifications to the development standards of these Zoning Regulations are necessary and appropriate to accommodate the superior design of the proposed project, and the project design is compatibility with adjacent land uses. Page 24 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 5 17. As conditioned, the project design complies with all applicable Community Design Guidelines. 18. All affected public facilities, services, and utilities are adequate to serve the proposed project site. 19. The location, size, site planning, building design features, and operating characteristics of the project are highly suited to the characteristics of the site and surrounding neighborhood, and is compatible with the character of the site for land uses and development intended for the surrounding neighborhood by the General Plan. 20. The site is adequate for the project in terms of size, configur ation, topography, and other applicable features. 21. The PD amendment provides a community benefit by providing senior housing for citizens to age in place which directly implements objectives of the General Plan Housing Element for special needs housing. 22. The community benefit of providing additional senior housing does not principally benefit the project or occupants of the project, but rather provide s a district or area- wide benefit within San Luis Obispo. 23. The site has appropriate access to public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use . 24. The establishment, maintenance, or operation of the proposed project will not, in the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. Creek Setback Exception Findings 25. As conditioned, the location and design of Buildings A and B, and the proposed parking areas receiving the creek setback exception will minimize impacts to scenic resources, water quality, and riparian habitat, including opportunities for wildlife habitation, rest, and movement, because the project includes the implementation of Mitigation Measures BIO-1 through BIO-7 that requires a qualified biologist to ensure no sensitive species are disturbed on the site prior to construction activities associated with the project. 26. As conditioned, the exceptions for portions of Building A to reduce the upper story setback requirement to 20 feet, and portions of Building B to reduce the upper story setback requirement to 28 feet, where 30 feet is normally required, as well as the proposed parking area within the creek setback will not limit the City’s design options for providing flood control measures that are needed to achieve adopted City flood policies. Page 25 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 6 27. The exceptions will not prevent the implementation of City-adopted plans, nor increase the adverse environmental effects of implementing such plans because the new structures exceed the minimum setback requirement of 20 feet from the top of bank, and the exceptions are only for the third and fourth stories of the buildings, and the proposed parking area is intended to replace an existing parking area within the creek setback. 28. There are circumstances applying to the site, such as a greater setback requirement than other properties in the vicinity due to multiple street frontages, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning. 29. The exceptions will not constitute a grant of special privilege because the parking area is to replace an existing parking area within the creek setback, and the upper story setback exceptions for Buildings A and B are considered minor. 30. The exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream, because the project includes the implementation of Mitigation Measures BIO -6 and BIO-7 that require training of construction workers to avoid impacts to the creek corridor, riparian habitat, nesting birds, or any other wildlife prior to initiating construction. 31. A larger creek setback within the project design is not possible without a substantial project redesign that could adversely affect site circulation, safety, functionality, and the provision of housing consistent with City goals. Sign Program Findings 32. The project site provides unusual circumstances which make strict adherence to the sign regulations impractical, as the project consists of an expansion of an existing residential care facility within a residential zone with three street frontages. The proposed sign program represents an innovative design consistent with the architectural style of the project. 33. The sign program is consistent with the intent and purpose of the Sign Regulations as each sign is consistent with all other limitations regarding number and size of signs allowed for the specific sign types (monument signs). The architectural style of the project has been designed to accommodate signage for the property that would provide sufficient visibility to the public. 34. The proposed signs consist of a superior design that complies with the Design Principles of the Sign Regulations that do not result in clutter or excessively sized signage in comparison to the other structures in the vicinity. The proposed signs have been reviewed by the Architectural Review Commission and found to be consistent with the intent of the Sign Regulations and Community Design Guidelines. Page 26 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 7 SECTION 2. Environmental Review. An Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects of the proposed project. Minor clarifications have been incorporated into the IS/MND following receipt of comments on the publicly circulated draft, and these minor clarifications support the impact determinations and conclusions of the Public Draft Initial Study, do not result in any modification of mitigation measures, and do not warrant recirculation of the IS/MND. The Planning Commission hereby adopts the IS/MND and associated Mitigation, Monitoring, and Reporting Program, based on incorporation of the following mitigation measures, which will reduce potential environmental impacts to less than significant. Air Quality AQ -1 During all construction activities and use of diesel vehicles, the Applicant shall implement the following idling control techniques: 1. Idling Restrictions Near Sensitive Receptors for Both On- and Off-Road Equipment a. Staging and queuing areas shall not be lo cated within 1,000 feet of sensitive receptors if feasible; b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted; c. Use of alternative fueled equipment shall be used whenever possible; and d. Signs that specify the no idling requirements shall be posted and enforced at the construction site. 2. California Diesel Idling Regulations. On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations. This regulation limits idling from diesel-fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California and non -California based vehicles. In general, the regulation specifies that drivers of said vehicles: a. Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection (d) of the regulation; and b. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5 minutes at any location when within 1,000 feet of a restricted area, except as noted in Subsection (d) of the regulation. Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5-minute idling limit. The specific requirements and exceptions in the regulation can be reviewed at the following website: http://www.arb.ca.gov/msprog/truck-idling/2485.pdf. Page 27 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 8 AQ -2 During all construction and ground-disturbing activities, the Applicant shall implement the following particulate matter control measures and detail each measure on the project grading and building plans: 1. Reduce the amount of disturbed area where possible. 2. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the San Luis Obispo County Air Pollution Control District (SLOAPCD) limit of 20% opacity for no greater than 3 minutes in any 60-minute period. Increased watering frequency shall be required whenever wind speeds exceed 15 miles per hour (mph) and cessation of grading activities during pe riods of winds over 25 mph. Reclaimed (non-potable) water is to be used in all construction and dust-control work. 3. All dirt stockpile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as needed. 4. Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible, following completion of any soil-disturbing activities. 5. Exposed grounds that are planned to be reworked at dates greater than 1 month after initial grading shall be sown with a fast-germinating, non- invasive, grass seed and watered until vegetation is established. 6. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical binders, jute netting, or other m ethods approved in advance by the SLOAPCD. 7. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. 8. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. 9. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall maintain at least 2 feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code Section 23114. 10. Install wheel washers where vehicles enter and exit unpaved roads onto streets or wash off trucks and equipment leaving the site. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. 11. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping when feasible. 12. All PM10 mitigation measures required shall be shown on grading and building plans. Page 28 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 9 13. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the SLOAPCD limit of 20% opacity for no greater than 3 minutes in any 60 - minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the SLOAPCD Compliance Division prior to the start of any site preparation, grading, or earthwork. 14. All off-road construction equipment shall be Tier 3 or higher. AQ -3 Prior to initiation of site preparation/construction activities, the Applicant shall retain a registered geologist to conduct a geologic evaluation of the property including sampling and testing for naturally occurring asbestos in full compliance with California Air Resources Board (CARB) Air Toxics Control Meas ure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (CARB ATCM Section 93105) and SLOAPCD requirements. This geologic evaluation shall be submitted to the City Community Development Department upon completion. If the geologic evaluation determines that the project would not have the potential to disturb naturally occurring asbestos (NOA), the Applicant must file an Asbestos ATCM exemption request with the SLOAPCD. AQ -4 If NOA are determined to be present on-site, proposed earthwork and construction activities shall be conducted in full compliance with the various regulatory jurisdictions regarding NOA, including the CARB ATCM for Construction, Grading, Quarrying, and Surface Mining Operations (CARB ATCM Section 93105) and requirements stipulated in the National Emission Standards for Hazardous Air Pollutants (NESHAP) (40 Code of Federal Regulations 61, Subpart M – Asbestos). These requirements include, but are not limited to, the following: 1. Written notification, within at least 10 business days of activities commencing, to the SLOAPCD; 2. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and 3. Implementation of applicable removal and disposal protocol and requirements for identified NOA. Monitoring Program: Measures AQ-1 through AQ-4 shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during regular inspections, in coordination with the SLOAPCD, as necessary. The applicant shall submit the geologic evaluation detailed in measure AQ-3 to the City Community Development Department upon completion. Page 29 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 10 Biological Resources BIO-1 Obscure Bumble Bee. Prior to any site disturbance and/or construction activities associated with the proposed project, the Applicant shall retain a City -approved qualified biologist to conduct preconstruction survey(s) for obscure bumble bee within suitable habitat areas (e.g., small mammal burrows, thatched/bunch grasses, upland scrubs, brush piles, unmowed/overgrown areas, dead trees, hollow logs, etc.) on the project site and areas within 50 feet of the project site. At a minimum, the survey effort shall include visual search methods targeting colonies or individuals. Upon completion of the surveys, the biologist shall prepare a survey report summarizing the findings and submit it to the City Community Development Department. If the survey(s) establish presence of obscure bumble b ee within the areas of disturbance, the Applicant shall retain a City-approved biologist to prepare a Biological Resources Management Plan (Management Plan) subject to review and approval of the City Community Development Department in coordination with the California Department of Fish and Wildlife (CDFW). The Management Plan shall include avoidance measures to conduct project activities in such a manner that avoids physical disturbances to the colony/nest site, including a minimum 50 -foot no disturbance buffer to avoid take and potentially significant impacts. Upon approval by the City Community Development Department and prior to and during construction, the Management Plan shall be implemented to ensure potentially significant impacts to the obscure bumble bee are avoided. Following approval, avoidance measures included in the Management Plan shall be implemented at appropriate times during construction activities. BIO-2 Northern California Legless Lizard. Between 2 and 4 weeks prior to initiation of construction activities, a City-approved biologist shall conduct surveys for northern California legless lizards. The surveyor shall utilize hand search or cover board methods in areas of disturbance where northern California legless lizards are expected to be found (e.g., under shrubs, other vegetation, or debris within the ornamental and riparian habitats on-site). If cover board methods are used, they shall commence at least 30 days prior to the start of construction. Hand search surveys shall be completed immediately prior to and during grading activities. During grading activities, the City-approved biologist shall walk behind the grading equipment to capture legless lizards that are unearthed by the equipment. The surveyor shall capture and relocate any legless lizards or other reptiles observed during the survey effort. The captured individuals shall be relocated from the construction area and placed in suitable habitat on -site but outside of the work area. Following the survey and monitoring efforts, the City-approved biologist shall submit to the City a project completion report that documents the number of northern California legless lizards and other reptiles captured and relocated, and the number of legless lizards or other reptiles taken during gradin g activities. Observations of these species or other special-status species shall be documented on California Natural Diversity Database (CNDDB) forms and submitted to the CDFW upon project completion. Page 30 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 11 BIO-3 Tree Replacement. In accordance with the City’s Municipal Code for Tree Removal (12.24.090), trees that are removed with a minimum diameter at breast height (dbh) of 3 inches shall be replaced at a 1:1 ratio on-site. A compensatory tree planting program shall be developed and implemented and shall inclu de areas within the creek setback area. Additional tree planting shall take place within the development as part of the landscaping effort to mitigate all tree removal on the site. The Applicant shall meet the final specifications of the City’s municipal c ode for tree protection and replacement to receive permit approval. BIO-4 Migratory Birds. If any ground disturbance will occur during the nesting bird season (February 1–September 15), prior to any ground-disturbing activity, a preconstruction nesting bird survey shall be conducted by a qualified biologist within 1 week prior to the start of activities. If nesting birds are located on or near the project site, they shall be avoided until they have successfully fledged, or the nest is no longer deemed active. A non-disturbance buffer of 50 feet will be implemented for non-listed, passerine species and a 250-foot buffer will be implemented for raptor species. No construction activities will be permitted within established nesting bird buffers until a qualifie d biologist has determined that the young have fledged or that proposed construction activities would not cause adverse impacts to the nest, adults, eggs, or young. If special-status avian species are identified, no work shall be conducted until an appropriate buffer is determined in consultation with the City and the U.S. Fish and Wildlife Service (USFWS) and/or CDFW. BIO-5 Roosting Bat Surveys. Within 2 weeks prior to removal of any trees, a qualified biologist shall survey the proposed trees to be removed to identify if roosting bats are present. If bats are found to be roosting, tree removal will be postponed until such time that roosting bats are no longer present. If postponement is not feasible, a Bat Exclusion Plan shall be prepared by a qualified biologist and submitted to the CDFW and the City for review and approval prior to construction. At a minimum, the exclusion plan shall describe the proposed action, background on the surveys conducted to date, installation and removal of exclusion materials, and the reporting process. BIO-6 Worker Environmental Awareness Program. As an additional protection measure to avoid impacts to the creek corridor, riparian habitat, nesting birds, and other wildlife, the project Applicant shall have a City-qualified biologist prepare a Worker Environmental Awareness Program that will be presented to all project personnel prior to the start of construction. This program shall detail measures to avoid impacts on biological resources and shall include a description of speci al-status species potentially occurring on the project site and their natural history, the status of the species and their protection under environmental laws and regulations, and the penalties for take. Review of the erosion and sediment control measures (see Mitigation Measure BIO-7), as well as any other appropriate recommendations, shall be given as actions to avoid impacts to all wildlife during construction. Other aspects of the training shall include a description of general measures to protect wildlife, including: Page 31 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 12 1. Delineation of the allowable work area, staging areas, access points, and limits to vehicle access; 2. Storage of all pipes, metal tubing, or similar materials stored or stacked on the project site for one or more overnight periods shall be either securely capped before storage or thoroughly inspected for wildlife before the materials are moved, buried, capped, or otherwise used. 3. Inspected of materials stored on-site, such as lumber, plywood, and rolls of silt fence, for wildlife that may have sheltered under or within the materials; 4. Use of netting to exclude birds from nesting in construction materials; 5. Constructing escape ramps in all excavations and trenches more than 6 - inches deep; 6. Contact information for the City-approved biologist and instructions should any wildlife species be detected in the work site; 7. Dust suppression methods during construction activities when necessary to meet air quality standards and protect biological resources; and 8. Methods for containment of food-related trash items (e.g., wrappers, cans, bottles, food scraps), small construction debris (e.g., nails, bits of metal and plastic), and other human-generated debris (e.g., cigarette butts) in animal- proof containers and removal from the site on a weekly basis. All project personnel who have attended the training shall sign an attendance sheet. The program shall be repeated for any new crews that arrive subsequently on the site. BIO-7 Riparian Area. Prior to ground disturbance or other construction activity, the proposed 25- to 28-foot setback from the Old Garden Creek top of bank shall be identified on all construction plans and shall be mapped on-site through installation of protective fencing or other measures to demarcate the limits of construction in proximity to Old Garden Creek. Monitoring Program: The survey requirements of Mitigation Measures BIO -1, BIO-2, BIO-4, and BIO-5 and delineation requirements of Mitigation Measure BIO-7 shall be incorporated into the project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified through submittal of an obscure bumble bee survey report, a northern California legless lizard survey report, a preconstruction nesting bird survey report, and a roosting bat survey report to the City Community Development Department. Mitigation Measure BIO-6 requires construction personnel to participate in environmental awareness training and sign a sign-in sheet following the training. The sign-in sheet shall be submitted to the City Community Development Department to confirm that all construction personnel have attended. Compliance shall be verified by the City prior to the start of construction and during regular inspections, as necessary. Page 32 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 13 Cultural Resources CR-1 Prior to construction activities, a City-qualified archaeologist shall conduct cultural resource awareness training for all construction personnel, including the following: 1. Review the types of archaeological artifacts that may be uncovered; 2. Provide examples of common archaeological artifacts to examine; 3. Review what makes an archaeological resource significant to archaeologists and local Native Americans; 4. Describe procedures for notifying involved or interested parties in case of a new discovery; 5. Describe reporting requirements and responsibilities of construction personnel; 6. Review procedures that shall be used to record, evaluate, and mitigate new discoveries; and 7. Describe procedures that would be followed in the case of discovery of disturbed as well as intact human burials and burial-associated artifacts. CR-2 If cultural resources are encountered during subsurface earthwork activities, all ground-disturbing activities within a 25-foot radius of the find shall cease and the City shall be notified immediately. Work shall not continue until a City-qualified archaeologist assesses the find and determines the need for further study. If the find includes Native American-affiliated materials, a local Native American tribal representative will be contacted to work in conjunction with the City-approved archaeologist to determine the need for further study. A standard inadvertent discovery clause shall be included in every grading and construction contract to inform contractors of this requirement. Any previously unidentified resources found during construction shall be recorded on appropriate California Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of California Environmental Quality Act (CEQA) criteria by a qualified archaeologist. If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan, in conjunction with locally affiliated Native American representative(s) as necessary, that will capture those categories of data for which the site is significant. The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the Central Coast Information Center (CCIC), located at the University of California, Santa Barbara, and provide for the permanent curation of the recovered materials. CR-3 In the event that human remains are exposed during ground -disturbing activities associated with the project, an immediate halt work order shall be issued, and the City Community Development Director and locally affiliated Native American representative(s) (as necessary) shall be notified. California Health and Safety Code Section 7050.5 requires that no further disturbance of the site or an y nearby area reasonably suspected to overlie adjacent human remains shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code (PRC) Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall notify the Native Page 33 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 14 American Heritage Commission within 24 hours. These requirements shall be printed on all building and grading plans. Monitoring Program: The conditions in Mitigation Measures CR-1 through CR-3 shall be noted on all grading and construction plans. The City shall review and approve the City-qualified archaeologist consistent with the Archaeological Resource Preservation Program Guidelines. Greenhouse Gas Emissions Implement Mitigation Measures AQ-1. GHG-1 A Greenhouse Gas Reduction Plan (GGRP) shall be prepared for the proposed project and shall be submitted to the City for review and approval prior to issuance of grading or building permits. The GGRP shall require annual impacts to be quantified over the life of the project to also account for reduction in project impacts due to future emission reduction technology that is included in the California Emissions Estimator Model (CalEEMod) and shall reduce annual greenhouse gas (GHG) emissions from the development by a minimum of 276.08 metric tons of carbon dioxide equivalence (MTCO2e) per year over the operational life of the proposed project. GHG emissions may be reduced through the implementation of on-site mitigation measures, off-site mitigation measures, or through the purchase of carbon offsets. It is recommended that the GGRP incorporate GHG -reduction measures identified in the City of San Luis Obispo’s CEQA GHG Emissions Analysis Compliance Checklist, Climate Action Plan Consistency Chec klist for New Development, as listed below. In the event that carbon offsets are required, carbon offsets shall be purchased from a validated/verifiable source, such as the California Climate Action Registry, and approved by City Planning staff prior to purchase. Demonstrated reduction of 276.08 MTCO2e per year over the operational life of the project could be achieved through a combination of the following specific measures. All or some of these measures may be elected and incorporated into the GGRP to provide the required reduction. 1. The project shall be provided electricity by 3CE. 2. The project could offset natural gas usage by building more efficient and higher performing buildings and performing retrofits on existing buildings. 3. The project shall be designed to minimize barriers to pedestrian access and interconnectivity. 4. The project shall be designed to provide safe and convenient access to public transit contiguous to the project site. 5. Additional Transportation Demand Management (TDM) reduction measures could be included to reduce vehicle miles traveled (VMT), which include but are not limited to: a. Telecommuting; b. Car sharing; c. Shuttle service; Page 34 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 15 d. Carpools; e. Vanpools; f. Participation in the SLO Rideshare Back ‘N’ Forth Club; g. Transit subsidies; and h. Off-site sustainable transportation infrastructure improvements. 6. The project shall provide organic waste pick up and shall provide the appropriate on-site enclosures consistent with the provisions of the City’s Development Standards for Solid Waste Services. 7. Carbon offsets could be purchased from a validated/verifiable source, such as the California Climate Action Registry, and approved by City Planning staff prior to purchase. Monitoring Program: Mitigation Measure AQ-1 shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Mitigation Measure GHG-1 shall be submitted to the City for review and approval prior to issuance of grading or building permits. Compliance shall be verified by the City during regular inspections, in coordination with the SLOAPCD, as necessary. Hazards and Hazardous Materials Implement Mitigation Measures AQ-3 and AQ-4. HAZ-1 Prior to initiation of site preparation, vegetation removal, and earth -moving activities, the project contractor shall prepare and implement a Hazardous Materials Management Plan that details procedures that will be taken to ensure proper transport, use, and storage of hazardous construction materials and the appropriate handling, stockpiling, testing, and disposal of excavated materials to prevent the inadvertent release of hazardous construction materials and/or contaminated soil and demolished materials to the environment during construction activities. Elements of the plan shall include, but would not be limited to, the following: Worker Health and Safety 1. Accident prevention measures. 2. Measures to address hazardous materials and other site-specific worker health and safety issues during construction, including the specific level of protection required for construction workers. This shall include preparation of a site-specific health and safety plan in accordance with federal Occupational Safety and Health Administration (OSHA) regulations (29 Code of Federal Regulations [CFR] 1910.120) and California Division of Occupational Safety and Health (Cal/OSHA) regulations (8 California Code of Regulations [CCR] 5192) to address worker health and safety issues during construction. 3. The requirement that all construction crew members be trained regarding best practices for the proper transport, use, and storage of hazardous construction materials and the appropriate handling, stockpiling, testing, and disposal of excavated materials prior to beginning work. Page 35 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 16 Soil Contamination 1. Procedures for the proper handling, stockpiling, testing, and disposal of excavated materials in accordance with CCR Title 14 and Title 22. 2. Soil contamination evaluation and management procedures, including how to properly identify potential contamination (e.g., soil staining, odors, o r buried material), the requirement that construction activities within a 50 - foot-radius of potentially contaminated soil be halted until the hazard has been assessed and appropriately addressed, the requirement that access to potentially contaminated areas be limited to properly trained personnel, and procedures for notification and reporting, including internal management and local agencies (e.g., fire department, City of San Luis Obispo), as needed. 3. Monitoring of ground-disturbing activities for soil contamination may include visual and organic vapor monitoring by personnel with appropriate hazardous materials training, including 40 hours of Hazardous Waste Operations and Emergency Response (HAZWOPER) training. 4. If visual and organic vapor monitoring indicates signs of suspected contaminated soil, then soil samples shall be collected and analyzed to characterize soil quality. 5. Evaluation of all potentially contaminated materials encountered during project construction activities in accordance with applicable federal, State, and local regulations and/or guidelines governing hazardous waste. All materials deemed to be hazardous shall be remediated and/or disposed of following applicable regulatory agency regulations and/or guidelines. Disposal sites for both remediated and non-remediated soils shall be identified prior to beginning construction. All evaluation, remediation, treatment, and/or disposal of hazardous waste shall be supervised and documented by qualified hazardous waste personnel. Hazardous Construction Materials 1. Appropriate work practices necessary to effectively comply with applicable environmental laws and regulations, including hazardous materials management, handling, storage, disposal, and emergency response. These work practices include the following: an on-site hazardous material spill kit shall be provided for small spills; totally enclosed containment shall be provided for all trash; and all construction waste, including trash, litter, garbage, other solid waste, petroleum products, and othe r potentially hazardous materials, shall be removed to an appropriate waste facility permitted or otherwise authorized to treat, store, or dispose of such materials. 2. The requirement that hazardous construction materials must be stored and equipment must be refueled at least 50 feet from storm drain inlets, creeks, and other drainage features and covered with tarps or stored inside buildings to ensure that materials are not released to the air during windy conditions or exposed to rain. Page 36 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 17 3. Procedures for proper containment of any spills or inadvertent releases of hazardous materials. 4. Notification requirements in the event of an accidental release of hazardous materials into the environment. Construction crew members shall immediately notify a construction foreperson who shall then report the release to the City of San Luis Obispo to ensure the release is remediated in accordance with City requirements. Monitoring Program: Mitigation Measure HAZ-1 shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified through submittal of a Hazardous Materials Management Plan to the City Community Development Department. Mitigation Measures AQ-3 and AQ-4 shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during regular inspections, in coordination with the SLOAPCD, as necessary. The applicant shall submit the geologic evaluation detailed in measure AQ -3 to the City Community Development Department upon completion. Hydrology and Water Quality Implement Mitigation Measure BIO-7. Monitoring Program: Delineation requirements of Mitigation Measure BIO-7 shall be incorporated into the project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City prior to the start of construction and during regular inspections, as necessary. Land Use and Planning Implement Mitigation Measures BIO-1 through BIO-7. Monitoring Program: The survey requirements of Mitigation Measures BIO -1, BIO-2, BIO-4, and BIO-5 and delineation requirements of Mitigation Measure BIO-7 shall be incorporated into the project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified through submittal of an obscure bumble bee survey report, a northern California legles s lizard survey report, a preconstruction nesting bird survey report, and a roosting bat survey report to the City Community Development Department. Mitigation Measure BIO -6 requires construction personnel to participate in environmental awareness training and sign a sign-in sheet following the training. The sign-in sheet shall be submitted to the City Community Development Department to confirm that all construction personnel have attended. Compliance shall be verified by the City prior to the start of con struction and during regular inspections, as necessary. Noise N-1 For the entire duration of the construction phase of the project, the following Best Management Practices (BMPs) shall be adhered to: Page 37 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 18 1. Stationary construction equipment that generates noise that exceeds 60 A-weighted decibels (dBA) at the project boundaries shall be shielded with the most modern noise control devices (i.e., mufflers, lagging, and/or motor enclosures). 2. Impact tools (e.g., jack hammers, pavement breakers, rock drills, etc.) used for project construction shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. 3. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used. 4. All construction equipment shall have the manufacturers’ recommended noise abatement methods installed, such as mufflers, engine enclosures, and engine vibration insulators, intact and operational. 5. All construction equipment shall undergo inspection at periodic intervals to ensure proper maintenance and presence of noise control devices (e.g., mufflers, shrouding, etc.). N-2 Construction plans shall note construction hours, truck routes, and all construction noise BMPs, and shall be reviewed and approved by the City Community Development Department prior to issuance of grading/building permits. The City shall provide and post signs stating these restrictions at construction entry sites prior to commencement of construction and maintained throughout the construction phase of the project. All construction workers shall be briefed at a preconstruction meeting on construction hour limitations and how, why, and where BMP measures are to be implemented. N-3 For all construction activity at the project site, additional noise attenuation techniques shall be employed as needed to ensure that noise levels are maintained within levels allowed by the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include, but are not limited to:  Sound blankets shall be used on noise-generating equipment;  Stationary construction equipment that generates noise levels above 65 dBA at the project boundaries shall be shielded with a barrier that meets a sound transmission class (a rating of how well noise barriers attenuate sound) of 25;  All diesel equipment shall be operated with closed engine doors and shall be equipped with factory-recommended mufflers;  The movement of construction-related vehicles, with the exception of passenger vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 A.M. and 7:00 P.M., Monday through Saturday. No movement of heavy equipment shall occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day); and  Temporary sound barriers shall be constructed between construction sites and affected uses. Page 38 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 19 N-4 The project contractor shall inform residents and business operators at properties within 300 feet of the project of proposed construction timelines and noise compliant procedures to minimize potential annoyance related to construction noise. Signs shall be in place prior to and throughout grading and construction activities informing the public that noise-related complaints shall be directed to the construction manager prior to the City’s Community Development Department. Monitoring Program: Construction plans shall note construction hours, truck routes, and all construction noise BMPs, and shall be reviewed and approved by the City Community Development Department prior to issuance of grading/building permits. Compliance shall be verified by the City prior to the start of construction and during regular inspections, as necessary. Tribal Cultural Resources Implement Mitigation Measures CR-1 through CR-3. Monitoring Program: These conditions shall be noted on all grading and construction plans. The City shall review and approve the City-qualified archaeologist consistent with the Archaeological Resource Preservation Program Guidelines. Utilities and Service Systems Implement Mitigation Measures AQ-1 through AQ-4, BIO-1 through BIO-7, CR-1 through CR-3, HAZ-1, and N-1 through N-4. Monitoring Program: Mitigation Measures AQ-1 through AQ-4 shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during regular inspections, in coordination with the SLOAPCD, as necessary. The applicant shall submit the geologic evaluation detailed in Mitigation Measure AQ-3 to the City Community Development Department upon completion. The survey requirements of Mitigation Measures BIO-1, BIO-2, BIO-4, and BIO-5 and delineation requirements of Mitigation Measure BIO-7 shall be incorporated into the project grading and building plans for review and approval by the City Community Development Departm ent. Compliance shall be verified through submittal of an obscure bumble bee survey report, a northern California legless lizard survey report, a preconstruction nesting bird survey report, and a roosting bat survey report to the City Community Development Department. Mitigation Measure BIO-6 requires construction personnel to participate in environmental awareness training and sign a sign-in sheet following the training. The sign-in sheet shall be submitted to the City Community Development Department to confirm that all construction personnel have attended. Compliance shall be verified by the City prior to the start of construction and during regular inspections, as necessary. The conditions of Mitigation Measures CR -1 through CR-3 shall be noted on all grading and construction plans. The City shall review and approve the City-qualified archaeologist consistent with the Archaeological Resource Preservation Program Guidelines. Mitigation Measure HAZ -1 shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified through submittal of a Hazardous Materials Management Plan to the City Community Development Department. Page 39 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 20 Construction plans shall note construction hours, truck routes, and all construction noise BMPs, and shall be reviewed and approved by the City Community Development Department prior to issuance of grading/building permits. Compliance shall be verified by the City prior to the start of construction and during regular inspections, as necessary. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: 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-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528- 2021). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all mitigation measures, 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. The project shall demonstrate compliance with all mitigation measures and conditions, applicable to the project site, established under the Planned Development Overlay Ordinance and associated Mitigated Negative Declaration (PDEV-0001- 2021 & EID-0528-2021). 3. The Use Permit shall be reviewed by the Community Development Director for compliance with conditions of approval, or to determine whether a modification of the Use Permit is necessary upon significant change to the project description, approved plans, and other supporting documentation submitted with this application or in the event of a change in ownership which may result in deviation from the project description or approved plans. Minor changes to the description may be approved by the Community Development Director; substantial modifications shall require modification of the Use Permit. 4. Plans submitted for a building permit shall include a sediment and erosion control plan that protects the creek banks and channel from erosion and prevent sedimentation of the creek near and downstream from the site. Current Best Management Practices (BMP) should be utilized. Washing of concrete, paint, tools, or equipment shall occur only in areas where polluted water and materials can be contained and removed from the site. Page 40 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 21 5. Plans submitted for a building permit shall not include any improvements, modifications, or grading within the top of bank of the creek channel. 6. 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 the Development Review application. 7. Plans submitted for a building permit shall incorporate the design considerations as described at the ARC hearing on November 1, 2021, the final designs of the proposed project shall be modified to incorporate the following items, subject to the satisfacti on of the Community Development Director: a. Consider a material change to the wainscoting on the base of Building A - veering and cap to add more authenticity. b. Consider a plane change on Building A such as adding a smooth surface like faux stone, cast concrete, or incorporate matching tile. 8. 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. 9. 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 or other area for the storage of long-term bicycle spaces. 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. 10. Plans submitted for a building permit shall clearly depict the location of all required electric vehicle (EV) ready and EV capable parking required for non-residential uses. Sufficient detail shall be provided about the placement and design of EV equipment and raceway for future supply, to the satisfaction of the Chief Building Official and the Community Development Director. 11. 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 Page 41 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 22 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. 12. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechani cal equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line -of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 13. 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. A landscape buffer shall be provided between the fence screening the storage area and the back of sidewalk. 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. 14. The applicant shall submit a landscaping plan containing an irrigation system plan with submittal of working drawings for a building permit. 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. The surfaces and finishes of hardscapes shall be included on the landscaping plan. 15. Plans submitted for a building permit, shall provide mature landscaping along t he street frontage between the trash enclosure and the street, and between the parking areas and the back of sidewalk, landscaping in these areas shall be of an evergreen species and a minimum size of 5 gallons to screen vehicle headlights from shining into the right-of-way, landscaping shall complement the buildings architecture, subject to the satisfaction of the Community Development Director. 16. 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). 17. 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 Page 42 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 23 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. 18. Plans submitted for a sign permit shall be in substantial conformance with the sign program submittal provided for this entitlement. Modifications to this sign program or additional signage may require addition al review by the Architectural Review Commission or the Community Development Director, as deemed appropriate. Engineering Division – Public Works/Community Development 19. Any required off-site public improvements related to conditions of approval or mitigation measures shall be completed under a separate public improvement plan submittal. Improvements located within the public right-of-way will require a separate encroachment permit an associated inspection fees. A separate plan review fee payable to the Public Works Department will be required for the review of the improvement plan submittal. Said review fee shall be in accordance with the miscellaneous public improvement plan review fee resolution in effect at the time of the permit application submittal. 20. Plans submitted for a building permit or public improvements shall include complete frontage improvements or demonstrate that existing improvements are upgraded per city standard (Municipal Code 12.16.05). 21. The building plan submittal shall show and label all property line dimensions and bearings, and all existing and proposed public and private easements for reference. 22. Plans submitted for a building permit shall demonstrate compliance with Parking and Driveway Standards for the driveway and parking areas for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 23. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. 24. Plans submitted for public improvements shall include a new street light at the existing mid-block crosswalk on Ramona Drive adjacent to the existing shopping center driveway entrance, subject to the satisfaction of the Public Works Director. Page 43 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 24 25. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 26. The building plan submittal will clearly label all creeks, top of bank and creek setbacks. 27. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show historic drainage. Include the finished floor elevation of the proposed structures. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 28. Any proposed stormwater features or other improvements located within the Public right-of-way shall be specifically reviewed and approved by the city. If approved, improvements shall require the recordation of an encroachment agreement. 29. The building plan submittal shall include a complete drainage report and plans prepared in accordance with the Waterway Management Plan, Volume III, Drainage Design Manual, Floodplain Management Regulation, and the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board. 30. Prior to building permit issuance for Building B, the applicant shall obtain approval of a plan that addresses the existing 42" storm drain located within the proposed building footprint. The improvement plans may show the existing 42" stormdrain to remain, be re-oriented, or relocated, subject to the satisfaction of the Public Works Director. Public drainage easement(s) shall be provided for onsite stormdrain(s) that are to be publicly maintained. Existing public drainage easement(s) may be abandoned in favor of a privately maintained system. Additional environmental permitting may be required for relocation or re -orientation of the storm drain outfalls or for construction within the creek setback. 31. The final drainage strategy shall reduce and/or elim inate the number of new storm drain outlet structures located within the creek channels, subject to the satisfaction of the Public Works Director. 32. A new public storm drain easement shall be recorded prior to plan approval/permit issuance. The portion of the existing easement that extends onto this parcel shall be abandoned accordingly. Exhibits required for the easement and abandonment shall be prepared by the owners’ engineer or surveyor to the satisfaction of the Public Works Director. Page 44 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 25 33. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, all new structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Flood Damage Prevention Regulations per Municipal Code Chapter 17.78. 34. The building plan submittal shall include a copy of the most current drainage report. The report and plans shall clarify that the building structure, building service equipment, additional insurance benefits may be realized by providing a freeboard of at least two feet. 35. The building plan submittal shall include a complete erosion control plan in accordance with city standards and Best Management Practices (BMP). 36. Work adjacent to, over, or within a channel or creek may require the approvals of California Department of Fish and Wildlife (CDFW), The Army Corp of Engineer’s, and/or the Regional Water Quality Control Board. A copy of any required permits or a written permit waiver or exemption for the same shall be provided to the City prior to demolition, grading, and/or building permit issuance. 37. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of build ing permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 38. Environmental Protection Agency (EPA) Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi -Application, Reporting, and Tracking System (SMARTS). 39. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. Page 45 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 26 40. Prior to building permit issuance, the applicant shall record a common driveway agreement and a shared parking agreement, subject to the satisfaction of the Public Works Director. 41. The building plan submittal or improvement plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/ or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The City Arborist supports the proposed tree removals with the compensatory tree plantings shown on the landscape plan and identified in the mitigation measures of the initial study. 42. Plans submitted for a building permit shall identify street tree planting at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The plans shall show all existing and proposed street trees. Tree species and planting requirements shall be in accordance with City Engineering Standards. 43. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the pr oposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city -approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Transportation Division – Public Works 44. Project shall include installation of pedestrian improvements at Palomar/Ramona per the Bishop Peak and Pacheco Safe Routes to School Plan, Project #6 Phase 2 which includes a bulbout, raised crosswalk and relocation of their driveway from Ramona to Palomar to reduce conflicts with pedestrians and the bus stop. Stop bar and legend on Palomar shall be relocated in accordance with the new bulbout. 45. Project shall implement the following pedestrian improvements identified in the Anholm Neighborhood Greenway: 1) ADA curb ramps and high visibility crosswalk on the north side of the Broad and Meinecke intersection, and 2) ADA curb ramp and bulbout on the southwest corner of Ramona and Broad Street. NOTE: The Anholm Neighborhood Greenway is included in the TIF Program, therefore these improvements are eligible for TIF credits. 46. Parking shall be restricted on either side of driveways to maintain adequate sight distance for exiting vehicles. Page 46 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 27 Fire Department 47. Plans submitted for a building permit shall demonstrate that the project can meet minimum required fire flow for fire sprinkler systems in each building, based on proposed construction type. Fire flow data can be obtained from the Wallace Group. 48. Plans submitted for a building permit shall identify the construction type and occupancy classification(s) for proposed buildings, subject to the satisfaction of the Fire Marshal. Utilities Department 49. The construction plans for sewer and water services shall be in accordance with the engineering design standards in effect at the time the building permit is approved. 50. 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. 51. The existing sewer lateral(s) for the existing building located at 55 Broad Street (“The Palms”) shall be inspected per Chapter 13.08.395 of the City’s Municipal Code and the inspection shall be submitted with the building permit submittal. Submit the inspection video to the Permit Technician in Community Development, Engineering Development Review. 52. The project is within a sewer capacity constrained area and shall replace 39 sewer laterals within the same capacity constrained sewer basin to meet the wastewater offset requirements of Municipal Code Ordinance 1 3.08.396, (26 laterals associated with permits for Building A and 13 laterals associated with permits for Building B), to the satisfaction of the Utilities Director, or the sewer lateral serving the existing building located at 71 Broad Street (“The Oaks”) shall disconnect from the existing sewer along the creek and reroute a new sewer lateral, such that the existing sewer main along the creek, may be abandoned within the project (between Manhole I06 - 48 at the intersection of Palomar and Ramona, to the sout herly boundary of “The Oaks” parcel), subject to the satisfaction of the Utilities Director. The City may vacate the public sewer easement once the lateral is installed. 53. All utility easements dedicated to the City shall comply with the latest engineering design standards and shall have reasonable alignments needed for maintenance of public infrastructure. 54. 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 commercial facilities shall also provide an area to wash floor mats, equipment, and trash cans. The wash area shall be inside, Page 47 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 28 drained to the sanitary sewer, and an environmental compliance permit shall be filed prior to issuance of occupancy permit. 55. Water service meter(s) shall be adequately sized to serve the project’s proposed units. The proposed housing units have a commercial use and shall be separately metered by parcel boundary; service lines shall not cross parcel boundaries per MC 13.04.120. 56. A separate meter shall be provided for the non -residential landscape areas greater than 1,000sf [2016 Green Building Code A5.304.2 Water Code Section 535 and City Uniform Design Criteria] and shall comply with the requirements of Municipal Code Section MC 17.87.020-C.2. 57. The project shall have a separate fire service connection, protected by a double detector check valve per City standards. 58. The project will result in increased water usage on site and shall perform frontage improvements along the northern property boundary. These improvements include replacing the existing 10” cast iron water main within Ramona with approximately 790-feet of new 12” C900 water main along the north frontage, and in accordance to the City Standards. The existing water main shall be abandoned per City Standards. 59. The existing fire hydrants located within 150-feet of the proposed building footprint on the Palomar, Ramona, and Broad Street frontages shall be removed and replaced with hydrants that meet City Standards. 60. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 61. The building permit submittal shall include a completed Maximum Applied Water Allowance (MAWA) form based on the final landscape design plan and a hydrozone table with a summary of Estimated Total Water Use (ETWU) and the corresponding irrigation window. The MAWA and ETWU calculator is available at: www.slocity.org/government/department‐directory/utilities‐department/documents‐ and‐files. 62. The building permit submittal shall include a final landscape design plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 63. The building permit submittal shall include a final irrigation plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. Page 48 of 215 Resolution No. PC-XXXX-22 55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021 Page 29 64. The building permit submittal shall include a soils management report that includes at a minimum the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 65. 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. 66. A trash enclosure capable of storing the required bins for waste, recycling, and organics shall be provided. 67. Please provide the Garbage Company's letter on the plans, which will need to confirm truck access and clearances needed to reach the trash bins. 68. Trash enclosures shall drain to a vegetative swale and shall not drain to the sewer. Indemnification 69. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 23rd day of March, 2022. _____________________________ Tyler Corey, Secretary Planning Commission Page 49 of 215 Page 50 of 215         Page 1 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com August 7, 2020 (Revised October 26, 2020) Kyle Bell, Associate Planner Community Development City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Re: The Village at The Palms 55 Broad Street San Luis Obispo, CA 93405 Proposed expansion of existing Assisted Living Facility Development review (major) application Minor Use Permit Architectural review (major) Dear Kyle, On behalf of our client, The Village at The Palms, Hochhauser Blatter Associates (HBA) submits this application for development review for the proposed expansion of their existing Assisted Living facilities located at 55 Broad Street. At this time, HBA is requesting the following approvals: 1. A Planned Development Amendment 2. A Minor Use Permit 3. Architectural Review Committee (ARC) review and approval 4. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per Section 17.70.030 E.3 5. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b 6. An exception to allow a small section of replacement parking incorporating impervious paving at the southwest corner of the “Building A” site, per Section 17.70.030 G.1 7. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft. creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1 Page 51 of 215         Page 2 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com 8. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the small section of “Building B” parking along Broad Street front yard setback 9. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone 10. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to facilitate increased setback from the creek 11. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be excessive for an Assisted Living project). Based upon this, the following would be required: Building A – 33,837 SF / 7,500 SF = 4.5 bicycles 8 bicycle spaces provided Building B – 22,489 SF / 7,500 SF = 2.99 bicycles 8 bicycles spaces provided The submitted plans include detailed development plans that are consistent with the City checklists and address comments identified by the Community Development Department, Utilities Department, and Fire Department during the December 19, 2019 Pre-Application meeting (PRE-0771-2019 (55 Broad Street)), as well as subsequent meetings and discussion with the City of San Luis Obispo. Project Description The Village at The Palms is an existing Continuing Care Retirement Community (RCFE) that provides a range of housing and services for the elderly population of San Luis Obispo, including Independent Senior Living, Assisted Living (including Memory Care), and Skilled Nursing. The proposed project is intended to meet the growing need within the community for additional Assisted Living housing and services. The project will provide various amenities and programs intended to promote social interaction, wellness and fitness, and group activities featuring art and music and access to the outdoors. In lieu of the current land use that is predominantly paved parking adjacent to the existing creek, the proposed development consolidates parking and will allow the new structures and associated outdoor patios and terraces meaningful visual access to the creek side environment. Building A includes a kitchen that will provide residents with a variety of food and meal choices and customized menus to meet specific nutritional needs of residents. The individual studio, one-bedroom, and two-bedroom accommodations reflect the current expectations of assisted living residents to live in a “residential setting” with nicely sized bedrooms, living spaces that allow for a variety of furniture layouts, bathrooms that meet all current accessibility and licensing standards, as well as +9 ft. ceiling heights which will allow windows with maximum natural daylight and opportunities for natural ventilation. The building designs reflects a more traditional “Spanish style” architecture that includes clay tile roofs, smooth plaster finish walls, decorative tile insets, ornamental wrought iron planters, and a variety of arched openings. The buildings incorporate a significant number of horizontal breaks in the building plane which helps frame the courtyards/patios and create a residential scale articulation.. In addition to the clay tile roofs, both buildings have substantial recessed flat roof areas behind the mansard roofs for the location and visual concealment of mechanical equipment, plumbing vents, exhaust fans, and potential solar panels. “Building A” incorporates an arrival porte- couchere that provides a meaningful drop-off / arrival feature that also complies with Fire Department vertical clearances. Page 52 of 215         Page 3 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com The main lobby for “Building B” incorporates a pedestrian courtyard that provides access to both a permeable creek side walkway and the existing pedestrian bridge. The pedestrian bridge will be modified to meet ADA standards, and in doing so, will serve as a meaningful pedestrian connection between the two new buildings and the overall existing campus. “Building B” also incorporates an automated parking system for a portion of the underbuilding parking, which, by its very nature, allows less of the site to be totally dedicated to surface parking. The landscape character will be consistent with the existing landscape at the Palms. Existing trees and palm trees, and the riparian plants of the creek corridor, are preserved and enhanced. City of San Luis Obispo planning documents, such as the “Water Efficient Landscape Ordinance (WELO)” and “Street Tree Master List,” have been consulted to meet city goals. Trees and shrubs are selected to highlight building entries, compliment building scale and screen less interesting site features such as trash enclosures and utilities. Trees and shrubs are selected to enhance microclimate conditions such as providing parking lot shade and shading outdoor gathering areas. Plants are selected for drought-tolerance and to provide a variety of forms, leaf color and texture, and flower color to create variety and interest throughout the year, especially where adjacent to pedestrian pathways and gathering areas. Justification for Exceptions 3. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per Section 17.70.030 E.3 Justification: Based upon site walk conducted on May 23, 2020 with Hal Hannula from the City of San Luis Obispo and Cristi Fry from Ashley & Vance Engineering, it was determined that the creek vegetation was a mix of very mature native and non-native vegetation with no predominant pattern of riparian vegetation. In addition, the majority of the upper story floor areas of “Building A” and “Building B” are not within the additional 10 ft. upper-story setback (see existing floor plans with 10 ft. additional setback indicated on plan). Lastly, the height and width of the existing trees within the creek boundaries are considerable which will already significantly impact the daylight within the existing creek corridor. 4. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b Justification: The Zoning Code Section 17.70.170 D.1.b is specifically intended to encourage enhanced setback from the creek. This will also allow for the inclusion of a permeable pedestrian walkway along the creek. 5. An exception to allow a small section of replacement parking incorporating impervious paving at the southwest corner of the “Building A” site, per Section 17.70.030 G.1 Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment. 6. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft. creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1 Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment. 7. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the small section of “Building B” parking along Broad Street front yard setback Justification: This parking is generally located in the areas currently consisting of driveways and parking. The parking in question will be visually screened by the existing and new site perimeter walls. Page 53 of 215         Page 4 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com 8. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone Justification: The additional height for “Building A” is primarily required in order to provide the Fire Department clearances at the main entrance area and to allow more appropriate ceiling heights. 9. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to facilitate increased setback from the creek Justification: The proposed location of the trash enclosure will allow for landscaping to screen it from the street elevation. It will not interfere with any driveway or vehicular access view lines. In addition, it is more desirable to have it screened on the street side versus on the creek side. 10. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be excessive for an Assisted Living project). Based upon this, the following would be required: Building A – 33,837 SF / 7,500 SF = 4.5 bicycles 8 bicycle spaces provided Building B – 22,489 SF / 7,500 SF = 2.99 bicycles 8 bicycles spaces provided Justification: The existing parking requirements in the City of San Luis Obispo Zoning Code do not specifically address an “Assisted Living” population. None of the residents will be “bicycle riders”, and therefore a ‘Medical Clinic’ use, and based upon HBA’s experience on similar projects, the proposed number of spaces will be sufficient. In conclusion, HBA would like to express our sincere appreciation to City staff for the recommendations and assistance provided to date, and we look forward to a successful review and approval of this much needed project. Sincerely, Jay I. Blatter, AIA, LEED AP Principal Page 54 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 COVER SHEET COVER SHEET VILLAGE AT THE PALMS PROPOSED ASSISTED LIVING 55 BROAD ST. SAN LUIS OBISPO, CA. VICINITY MAP PROJECT SITE 55 BROAD ST. SAN LUIS OBISPO, CA. N PROJECT STATISTICS SHEET INDEX PROJECT DIRECTORY ZONING ANALYSIS PROJECT: PROPOSED ASSISTED LIVING APPARTMENTS COMPLEX LOCATION: 55 BROAD ST. SAN LUIS OBISPO, CA APN: APN 052-162-021 PROPERTY OWNER: WESTPAC COMMUNITIES APPLICANT: APPLICANT CONTACT: 505 BATH ST. SANTA BARBARA CA. 93101 PROPOSED USE: ASSISTED LIVING ARCHITECT: HOCHHAUSER BLATTER ARCHITECTS 122 E. ARRELLAGA STREET SANTA BARBARA, CA 93101 T: (805) 962-2746 EXT. 101 CONTACT: JAY BLATTER JAN HOCHHAUSER PROPERTY OWNER: WESTPAC COMMUNITIES 505 BATH ST. SANTA BARBARA CA. 93101 PATRICK SMITH T. 1(805) 965 -2100 psmith@westpacinv.com ARCHITECTURAL LANDSCAPE ARCHITECT: JBLA 979 OSOS STREET, SUITE B6 SAN LUIS OBISPO, CA 93401 T. ((805) 439-3209 jim@jbla-slo.com CONTACT: JIM BURROWS CIVIL ENGINEER: ASHLEY & VINCE ENGINEERING 1413 Monterey St. San Luis Obispo, CA 93401 JUAN ALVAREZ: (805) 545-0010 x156 STUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7 STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37 BUILDING A: 1st FLOOR TOTAL: 2ND FLOOR TOTAL: 3RD FLOOR TOTAL: BUILDING A TOTAL: STUDIO ONE BEDROOM TWO BEDROOM - - - PARKING STUDIO ONE BEDROOM TWO BEDROOM - - - PARKING STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 BUILDING B: 1st FLOOR TOTAL: 2ND FLOOR TOTAL: 3RD FLOOR TOTAL: STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 22 4TH FLOOR TOTAL: BUILDING TOTAL: UNIT COUNT PARKING THE VILLAGE AT THE PALMS IS A PROPOSED PROJECT TO ADD TWO NEW BUILDINGS TO THE EXISTING VILLAGE AT THE PALMS CONTINUING CARE RETIREMENT COMMUNITY CAMPUS. THE PROPOSED NEW STRUCTURES ARE LOCATED AT THE WESTERN END OF THE CAMPUS IN AREAS CURRENTLY OCCUPIED BY PARKING ON THE EAST AND WEST SIDE OF THE EXISTING CREEK. THE INTENTION OF THE PROPOSED PROJECT IS TO CREATE ADDITIONAL ASSISTED LIVING UNITS THAT WILL MEET WITH CURRENT STANDARDS IN TERMS OF BOTH LICENSING AND QUALITY OF LIFE FOR RESIDENTS. THE PRIMARY MARKET WILL BE ELDERLY ADULTS FROM WITHIN THE GREATER SAN LUIS OBISPO COMMUNITY. BUILDING A IS A NEW THREE-STORY STRUCTURE THAT INCLUDES 37 NEW UNITS PLUS AMENITIES, INCLUDING A COMMERCIAL KITCHEN, DINING, LIVING ROOM, MULTI-PURPOSE ACTIVITIES SPACE, ADMINISTRATIVE OFFICES, AND A ROOFTOP TERRACE. BUILDING B IS A THREE-STORY BUILDING WHICH INCLUDES AN ADDITIONAL LEVEL OF NEW OFF-STREET PARKING, LOCATED ABOVE THE EXISTING PARKING LOT, AND 22 NEW UNITS. BOTH STRUCTURES WILL BE LICENSED BY THE CALIFORNIA DEPARTMENT OF SOCIAL SERVICES (DSS) COMMUNITY CARE LICENSING. ALL NEW STRUCTURES WILL BE FULLY SPRINKLERED PER NFPA13 REQUIREMENTS. ADDING NEW MONUMENT SIGNAGE INCORPORATING EXSITSTING PROJECT LOGO. LOCATED IN MUTIPLE LOCATIONS: 1)RAMONA DR. NEW ENTRY , 2) ON THE CORNER OF RAMONA DR. WITH PALOMAR AVE.3) AT THE PARKING ENTRY FROM PALOMAR AVE. NEW ENTRY, SEE SHEET A6.1 BUILDING A: FIRST FLOOR:9,293 SF SECOND FLOOR:13,293 SF THIRD FLOOR:11,251 SF TOTAL: 33,837 SF THIRD FLOOR TERRACE:1,054 SF BUILDING B: THIRD FLOOR:11,257 SF FOURTH FLOOR:11,232 SF TOTAL: 22,489 SF 1ST FLOOR PARKING:11,583 SF 2ND FLOOR PARKING:11,583 SF 2nd floor, TERRACE 245 SF 3rd floor, TERRACE 811 SF 4th floor TERRACE 245 SF PARCEL 2 LOT AREA = 198,356 SF (SLO AL 20-0002 IN PROGRESS) EX BLDG COVERAGE = 43,966 SF PROPOSED LOT COVERAGE (43,966 + 9,293 + 11,583)/198,356 = 33% CURRENT ZONING = R-4 PD A0.1 A0.1 COVER SHEET A1.0 MASTER SITE PLAN A1.1 ENLARGED CONCEPT SITE PLAN A1.2 EXHIBIT INDICATING EXCEPTION A2.1 FIRST FLOOR PLAN -BUILDING A A2.2 SECOND FLOOR PLAN -BUILDING A A2.3 THIRD FLOOR PLAN -BUILDING A A2.4 ROOF PLAN A A2.5 ELEVATIONS A A2.6 ELEVATIONS A A2.6s SITE SECTION A A2.7 FIRST FLOOR PLAN -BUILDING B A2.8 SECOND FLOOR PLAN -BUILDING B A2.9 THIRD FLOOR PLAN -BUILDING B A2.10 FOURTH FLOOR PLAN -BUILDING B A3.0 ROOF PLAN B A3.1 ELEVATIONS B A3.2 ELEVATIONS B A3.2s SITE SECTION B A4.3 OVERAL SITE SECTIONS PROJECT SCOPE C-1.0 GRADING AND UTILITY L-1 CONCEPTUAL LANDSCAPE PLAN L-2 WELO WORKSHEET ANDLANDSCAPE DESIGN NOTES CIVIL LANDSCAPE BICYCLE PARKING BUILDING A 33,837 SF ÷ 7,500 SF = 4.5 REQUIRED 8 PROVIDED (based on the medical clinic requirement) BUILDING B 22,489 SF ÷ 7,500 SF = 2.99 REQUIRED 8 PROVIDED BUILDING B & B 107 SPACES ÷ 20 SPACES = 5.3 REQUIRED 8 PROVIDED MOTORCYCLE PARKING 1. A PLANNED DEVELOPMENT AMENDMENT 2. A MINOR USE PERMIT 3. AN EXCEPTION TO ALLOW ENCROACHMENT INTO THE ADDITIONAL 10 FT. CREEK SIDE SETBACK AT THE UPPER STORIES, PER SECTION 17.70.030 E.3 4. AN EXCEPTION TO ALLOW A REDUCTION IN THE SIDE YARD SETBACK ALONG PALOMAR AVENUE TO FACILITATE ADDITIONAL BUILDING SETBACK FROM THE TOP OF THE BANK OF THE CREEK, PER SECTION 17.70.170 D.1.B 5. AN EXCEPTION TO ALLOW A SMALL SECTION OF REPLACEMENT PARKING INCORPORATING IMPERVIOUS PAVING AT THE SOUTHWEST CORNER OF THE “BUILDING A” SITE, PER SECTION 17.70.030 G.1 6. AN EXCEPTION ALLOW A SECTION OF REPLACEMENT PARKING INCORPORATING IMPERVIOUS PAVING WITHIN THE 20 FT. CREEK SIDE SETBACK ON THE EAST SIDE OF THE “BUILDING B” SITE, PER SECTION 17.70.030 G.1 7. AN EXCEPTION TO ALLOW PARKING WITHIN THE REQUIRED SIDE YARD SETBACK ADJACENT TO PALOMAR AVENUE AND THE SMALL SECTION OF “BUILDING B” PARKING ALONG BROAD STREET FRONT YARD SETBACK 8. AN EXCEPTION TO ALLOW THE BUILDING HEIGHT TO EXCEED 35 FT. INTHE EXISTING R4-PD ZONE 9. AN EXCEPTION TO ALLOW THE TRASH / RECYCLING ENCLOSURE FOR “BUILDING B” TO BE LOCATED WITHIN THE SIDE YARD ADJACENT TO PALOMAR AVENUE, IN ACCORDANCE WITH THE FLEXIBILITY ALLOWED PER SECTION 17.70.170 D.1.B, TO FACILITATE INCREASED SETBACK FROM THE CREEK 10. WE SEEKING ARC REVIEW AND APPROVAL OF THE PROPERTY SIGNAGE, THAT IS IIDENTICAL TO EXISTING ONE. A4.4 OVERAL SITE SECTION RELETIVE TO THE NEXT DOOR BUILDING A4.5 ILLUSTRATION -VIEW FROM RAMONA DRIVE A4.6 ILLUSTRATION -VIEW FROM RAMONA DRIVE ON SIGNAGE A4.6b ILLUSTRATION -VIEW ON BUILDING B FROM RAMONA ACROSS THE CREEK SIGNAGE A4.7 ILLUSTRATION -VIEW ON BUILDING A FROM SOUTH EAST A4.8 ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ON BUILDING B A4.9 ILLUSTRATIVE -VIEW FROM PALOMAR AVENUE ON BUILDING B A4.10 ILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECT A4.11 VIEW FROM RAMONA DRIVE AND PALOMAR AVE CORNER A6.0 SITE DETAILS: TRASH ENCLOSURES A6.1 SITE DETAILS M-1 MATERIAL BOARD M-2 MATERIAL BOARD -WORK TILE M-3 MATERIAL BOARD -DOORS M-4 SIGNAGE E0.1 GENERAL NOTES, SYMBOLS AND DETAILS E0.2 SITE LIGHTING PLAN E0.3 SITE LIGHTING PHOTOMETRIC PLAN E0.4 EXTERIOR LIGHT FIXTURE CUT SHEETS ELECTRICAL C-1.1 PRELIMINARY SITE CIRCULATION PLAN EXISTING CONDITIONS EXISTING NUMBER OF BEDS (242) = 48.4 PARKING SPACES PEAK NUMBER OF EMPLOYEES (67) = 67 PARKING SPACES PARKING REQUIRED = 115.4 SPACES EXISTING PARKING PROVIDED = 171 SPACES PROPOSED PROJECT ADDITIONAL NUMBER OF BEDS (59) = 11.8 SPACES ADDITIONAL ANTICIPATED EMPLOYEES (16) = 16 SPACES ADDITIONAL PARKING REQUIRED = 27.8 SPACES EXISTING PARKING REMOVED = 128 SPACES ADDITIONAL PARKING PROVIDED = 109 SPACES TOTAL PARKING REQUIRED = 143 TOTAL PARKING PROVIDED = 152 Zoning Regulations Section 17.72.030 Table 3-4 (Parking Requirements by Use): Residential Care Facility – 7 or more residents: 2 spaces for the owner-manager plus 1 for every 5 beds and 1 for each nonresident employee. AB C-0.0 PRELIMINARY TREE REMOVAL PLAN Page 55 of 215 TERRACE EXISTING BUILDING EXISTING BUILDING RAMONA DRIVE PA L O M A R A V E EXISTING BRIDGEBRIDGE WATERLINE EASEMENT THE OAKS THE PALMS 61 BROAD ST. 3-STORY BUILDING AREA: 8,750 SF APN: 052-162-018 EXISTING BUILDING EXISTING BUILDING TR A S H & RE C Y C L I N G A1.1 1 AC DRIVEWAY AC DRIVEWAY AC PARKING GARDEN CREEK BR O A D S T R E E T 22 ' - 2 3 / 4 " 21' - 0" 6' - 11 1/2" 37 UNITS BUILDING A 13,293 SF 22 UNITS BUILDING B 12,068 SF PROPERTY LINE PR O P E R T Y L I N E G A R D E N C R E E K --- - APN 052-162-021 PROPERTY SIGNAGE PROPERTY SIGNAGE PROPERTY SIGNAGE TRASH & RECYCLING NEW ENTRY BUS STOP PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 MASTER SITE PLAN MASTER SITE PLAN N 0'16'32'64' SCALE 1/32" = 1'-0 VILLAGE AT THE PALMS STUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7 STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37 BUILDING A: 1st FLOOR TOTAL: 2ND FLOOR TOTAL: 3RD FLOOR TOTAL: BUILDING A TOTAL: STUDIO ONE BEDROOM TWO BEDROOM - - - PARKING STUDIO ONE BEDROOM TWO BEDROOM - - - PARKING STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 BUILDING B: 1st FLOOR TOTAL: 2ND FLOOR TOTAL: 3RD FLOOR TOTAL: STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 22 4TH FLOOR TOTAL: BUILDING TOTAL: PROJECT SITE 55 BROAD ST. SAN LUIS OBISPO, CA. VICINITY MAP. A1.0 Page 56 of 215 7' - 0" SEATTING AREA T O P O F C R E E K 2 0' F R O M C R E E K S E T B A C K A D D T O U P P E R F L O O R S S ET B A C K 10 ' - 0 " OUTDOOR TERRACE FIREPLACE A D D T O U P P E R F L O O R S S E T B A C K10' - 0" 2 0 ' F R O M C R E E K S E T B A C K PA L O M A R A V E BUILDING B BUILDING A -INDICATES AREAS WHERE EXCEPTION FOR THE ADDITIONAL THIRD STORY SETBACK IS BEING REQUESTED RAMONA DRIVE T O P O F C R E E K SETBACK 10' - 0" SETBACK 20 ' - 0 " 1 0' s et b a c k, m i n. 1 2' - 8 3 / 4 " proposed setback 7' - 0" PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 EXHIBIT INDICATING EXCEPTION FOR ADDITIONAL THIRD STORY SETBACKEXHIBIT INDICATING EXCEPTION FOR ADDITIONAL THIRD STORY SETBACK A1.2 Page 57 of 215 OUTDOOR PATIO EXISTING BUILDING EXISTING BUILDING COVERED DROP-OFF RAMONA DRIVE BUILDING B PARKING PA L O M A R A V E SOUTH BRIDGE EDGE OF EXISTING AC PAVING AND NEW FLOOD PLAIN LINE 10'-0" WATER PIPELINE EASEMENT FLOOD PLAIN LINE THE OAKS CREEK SETBACK 61 BROAD ST. 3-STORY BUILDING AREA: 8,750 SF APN: 052-162-018 WATERLINE EASEMENT TR A S H & RE C Y C L I N G E PARKING AT GRADE EXIST. A.C. DRIVEWAY THE PALMS N CONCRETE ACCESSIBLE RAMP 14 1 7' - 0" 2' - 0" A2.51 A2.5 2 A2.6 1 A2.6 2 A3.1 1 A3.2 2 1 6 12 6' - 11 1/2" PROPERTY LINE PR O P E R T Y L I N E 2 WATERLINE EASEMENT 3 7 9 3 F LATOR 22 F TRRA 1 F TAIR B 22 F TAIR 1 18 23 26 N C O N CR E T E A C C E S S I B L E R A M P E N T R Y 1 6 8 1 1 1 4 1 7 A U T O M A T E D P A R K L I F T S Y S T E M E WALL TO REMAIN 2 A4.3 1 A4.3 SU R V EY E DT O P O F C R E EK B A N K CREEK SETBACK 2 0 ' M I N . 2 0 ' MI N. PROPERTY SIGNAGE PROPERTY SIGNAGE 2 4' - 0 " EV CHARGING STATIONS 2 AR ING A MO T O R C Y C L E P A R K I N G PROPOSED SITE 6' MAX. HIGH ALL TYP. SEE 4/A6.1 , , TR A S H & RE C Y C L I N G A3.2 1 1' - 0"16' - 0" MOTORCYCLE PARKING BICYCLES BICYCLES 20 1 A4.4 DDCV 16' - 4"2' - 0" F & F 22' - 0" 16' - 10 1/2" 38' - 8" 1 5' - 5 1 / 4 " 1 4 7 ' - 1 1 / 4 " 6 0' - 9 1 /2 " 1 4 4 ' - 5 1 / 2 " 8 7' - 1 3 /4 " PERMEABLE DECOMPOSED GRANITE WALKWAY F & F BIC YC L ES PERMEABLE DECOMPOSED GRANITE WALKWAY PERMEABLE DECOMPOSED GRANITE WALKWAY 42" PATIO WALL, TYP. ONE WAY TOP OF CREEK BANK PER SURVEY TOP OF CREEK BANK PER SURVEY p r o p o s e d p r o p erty lin e , 1 0' m in . 1 2' - 8 3 / 4 " s e t b a c k to SEWER EASEMENT 4 A6.1 PERMEABLE PAVERS 1 A6.1 A6.0 1 A6.0 4 PROPERTY SIGNAGE 3 A6.1 MOTORCYCLE PARKING PROPOSED SITE 6' MAX. HIGH ALL TYP. SEE 4/A6.1 26' - 0" 26' - 0" 5' - 6 3/4" 20 ' - 0 " EV CHARGING STATIONS EV CHARGING STATIONS 1 A6.1 S PROPERTY LINE PROPE R TYLINE DECOMPOSED GRANITE SETBACK 10' - 0" PAVERS 5 A6.1 proposed setback 7' - 0" MO T O R C Y C L E PA R K I N G MO T O R C Y C L E PA R K I N G 26 ' - 1 " 22 ' - 6 3 / 4 " PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ENLARGED CONCEPT SITE PLAN ENLARGED CONCEPT SITE PLAN N 0'8'16'32' SCALE 1/16" = 1'-0 A1.1 Page 58 of 215 1 F LAUNDR 3 F ATIITI 2 F TAIR 2 12 F DINING ROO 43 F IT H N 44 F LIN N 4 F AN 3 F RI AT DINING 32 F DR TOR 3 F FR 32 F RF 31 F TUDIO A 4 F 1 BDROO A 144 F ORRIDOR F 1 BDROO A F 1 BDROO A 4 F 1 BDROO A 42 F 1 BDROO A 1 F TAIR 1 341 F RTION 11 F AIL A AG 12 F BU IN OFFI 1 F ALON F ON RR F N RR 2 F L 3 F TUDIO A 7' - 0 " 4' - 9" DRO OFF AR A 2 A2.6 1 A2.6 16' - 0" T O P O F C R E E K 2 0 ' C R E E K S E T B A C K 26' - 0" 26' - 0" 50 ' - 1 0 1 / 4 " 8' - 0 " 1' - 0 " EQ 28 ' - 5 1 / 2 " EQ PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 FIRST FLOOR PLAN -BUILDING A FIRST FLOOR PLAN -BUILDING A N 0'4'8'16' SCALE 1/8" = 1'-0 A2.1 Page 59 of 215 TAIR 2 2 24 F DI AL TH 2 F ART TUDIO 1 F TAIR 1 L 2 F N RR 2 F ON RR 1 F LIF NRI H NT 12 F TORAG 2 F ULTI UR O 11 F D OFFI 3 F 2 BDROO A 33 F TUDIO A 32 F TUDIO A 2 F 1 BDROO A 31 F TUDIO A F 1 BDROO A 42 F 1 BDROO A 4 F 1 BDROO A 4 F 1 BDROO A 2 F 1 BDROO A 2 F 1 BDROO A F 1 BDROO A F 1 BDROO A F 2 BDROO A 13 F ORRIDOR 7' - 0" 7' - 0 " SEATING AREA 1 A2.6 3 F TUDIO A T O P O F C R E E K 2 0 ' F R O M C R E E K S E T B A C K PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 SECOND FLOOR PLAN -BUILDING A SECOND FLOOR PLAN -BUILDING A N 0'4'8'16' SCALE 1/8" = 1'-0 A2.2 Page 60 of 215 DIA ROO 3 2 F N RR 2 F ON RR 1 F TAFF BR A ROO 2 F TAIR 2 1 F TAIR 1 L 12 F IT H N 3 F TORAG F 1 BDROO A 2 F 1 BDROO A 2 F 1 BDROO A 3 F 1 BDROO A 4 F 1 BDROO A 42 F 1 BDROO A F 2 BDROO A F 1 BDROO A F 1 BDROO A 32 F TUDIO A 33 F TUDIO A 3 F TUDIO A 3 F 2 BDROO A 2 F 1 BDROO A 31 F TUDIO A 113 F ORRIDOR 7' - 0" SEATING AREA 2 A2.6 1 A2.6 T O P O F C R E E K 2 0 ' F R O M C R E E K S E T B A C K A D D T O U P P E R F L O O R S S ET B A C K 10 ' - 0 " OUTDOOR TERRACE FIREPLACE PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 THIRD FLOOR PLAN -BUILDING A THIRD FLOOR PLAN -BUILDING A N 0'4'8'16' SCALE 1/8" = 1'-0 A2.3 Page 61 of 215 2 A2.6 1 A2.6 FLAT ROOF TO VISUALLY SCREEN MECHANICAL E UIPMENTS T O P O F C R E E K 2 0 ' F R O M C R E E K S E T B A C K A D D T O U P P E R F L O O R S S ET B A C K 10 ' - 0 " OUTDOOR TERRACE PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ROOF PLAN A ROOF PLAN A A2.4 Page 62 of 215 1ST FLOOR (BUILDING A)0' -0" 2ND FLOOR (BUILDING A) 16' -4" 3RD FLOOR (BUILDING A)27' -4" ROOF (BUILDING A) 38' -4" TOP OF RIDGE A 45' -3" 9082B 55D 9082B71 9080A94 82C C4 82 EP1 EP4 EP4 EP1 EP4 ( or 235'-0" survey point) ( or 280' -3" survey point) 16 ' - 4 " 4' - 1 " TO PROPERTY LINE N.T.S. 26'- 0" 1ST FLOOR (BUILDING A) 0' -0" 2ND FLOOR (BUILDING A) 16' -4" 3RD FLOOR (BUILDING A) 27' -4" ROOF (BUILDING A)38' -4" TOP OF RIDGE A 45' -3" 45 ' - 3 " 55D 8294 94 70 55D C4 EP4EP4 EP8 EP3 EP3 13 ' - 6 " 21' - 2" PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ELEVATIONS A ELEVATIONS A 1 -EAST ELEVATION BUILDING A 2 -NORTH ELEVATION BUILDING A A2.5 Keynote Legend Key Value Keynote Text 55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF. 70 SPANISH "S" TILE ROOF 71 THERMOPLASTIC MEMBRANE ROOFING: 60 MIL. MECHANICALLY ATTACHED TO SUBSTRATE. FIRESTONE ULTRAPLY TPO XR WHITE, CRRC: 0608-0016, SRI 84 , SOLAR REFLECTANCE 0.70, THERMAL EMITANCE 0.81 80A ALUMINUM STOREFRONT WINDOW AND DOOR SYSTEM (SEE SCHEDULE). DUAL PANE/LOW E GLAZING- TEMPERED WHERE REQUIRED BY CODE. OBSCURE (TRANSLUCENT OR SPANDREL) WHERE INDICATED BY SCHEDULE: WINDOW MANUFACTURER/INSTALLER SHALL DESIGN SYSTEM AND PROVIDE STRUCTRAL FRAME MEMBERS AS NECESSARY TO RESIST APPLIED WIND LOADS. 82 VINYL CASEMENT WINDOW SYSTEM WITH HERMETICALLY SEALED LOW-E DUAL INSULATING GLASS: JELD-WEN PREMIUM VINYL 'DARK CHOCOLATE', WITH SIMULATED DIVIDED LITES AND INSECT SCREENS. SIZE PER WINDOW SCHEDULE 82B VINYL FIXED WINDOW SYSTEM: JELD-WEN PREMIUM VINYL 'DARK BROWN'. SIZE PER WINDOW SCHEDULE 82C VINYL CASEMENT WINDOW SYSTEM WITH HERMETICALLY SEALED LOW-E DUAL INSULATING GLASS: JELD-WEN PREMIUM VINYL 'DARK CHOCOLATE', WITH SIMULATED DIVIDED LITES AND INSECT SCREENS. SIZE PER WINDOW SCHEDULE 90 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH) (PAINT FINISH) APPLIED OVER PLYWOOD SUBSTRATE AND MANUFACTURERS RECOMMENDED BUILDING PAPER 94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH) APPLIED OVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60 MIN. BUILDING PAPER OVER EXTERIOR PLYWOOD SHEATHING. C4 DECORATIVE CERAMIC TILE EXTERIOR FINISHES LEGEND Key Value Keynote Text EP1 ACCENT MOSAIC CERAMIC TILE, WALL INSETS EP3 (DE-6139 SUMMERVILLE BROWN) EXTERIOR COLOR OF TRELLIS, WINDOW TRIM, BALCONIES, BEAMS EP4 SHERWIN WILLIAMS MORNING SUN SW 6672 PLASTER BODY, SMOOTH HAND THROWELED FINISH EXTERIOR COLOR OF PRIMARY STUCCO EP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAY TILE - BORAL ROOFING AVERAGE GRADE 233.6 AVERAGE GRADE 233.6 (235'-0" SURVEY POINT) Page 63 of 215 1ST FLOOR BUILDING A 0' -0" 2ND FLOOR BUILDING A 16' -4" 3RD FLOOR BUILDING A 27' -4" ROOF BUILDING A 38' -4" TOP OF RIDGE A 45' -3" 94 70 82 94C2 TO PROPERTY LINE 22' - 8 3/4" EP1 EP8 EP4 fr o m t he l o west s urv ey p oin t (buil d in g A @233.6 ') 46 ' - 7 " 235'-0" 280' -3" 4' - 0 " 1ST FLOOR BUILDING A 0' -0" 2ND FLOOR BUILDING A 16' -4" 3RD FLOOR BUILDING A 27' -4" ROOF BUILDING A 38' -4" TOP OF RIDGE A 45' -3" 9470948182 94 55D EP4EP8EP1 EP4 EP1 235'-0" PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ELEVATIONS A ELEVATIONS A 1-WEST ELEVATION BUILDING A 2-SOUTH ELEVATION BUILDING A A2.6 K L K V K T 55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF. 70 SPANISH "S" TILE ROOF 81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN 'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE', WITH SIMULATED DIVIDED LITES PER MANUFACTURER. 82 VINYL CASEMENT WINDOW SYSTEM WITH HERMETICALLY SEALED LOW-E DUAL INSULATING GLASS: JELD-WEN PREMIUM VINYL 'DARK CHOCOLATE', WITH SIMULATED DIVIDED LITES AND INSECT SCREENS. SI E PER WINDOW SCHEDULE 94 3-COAT CEMENT PLASTER SYSTEM 20/30 FINISH APPLIED OVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60 MIN. BUILDING PAPER OVER EXTERIOR PLYWOOD SHEATHING. C2 PRE-CAST CONCRETE "S" TILE, INSTALLED PER MANUFACTURER SPECIFICATIONS EXTERIOR FINISHES LEGEND K V K T EP1 ACCENT MOSAIC CERAMIC TILE, WALL INSETS EP4 SHERWIN WILLIAMS MORNING SUN SW 6672 PLASTER BODY, SMOOTH HAND THROWELED FINISH EXTERIOR COLOR OF PRIMARY STUCCO EP8 TUSCANY BLEND 1 PIECE S STYLE CLAY TILE - BORAL ROOFINGAVERAGE GRADE 233.6 AVERAGE GRADE 233.6 Page 64 of 215 1ST FLOOR BUILDING A 0' -0" 2ND FLOOR BUILDING A 16' -4" 3RD FLOOR BUILDING A 27' -4" ROOF BUILDING A 38' -4" 1 BDROO A 1 BDROO A ATIITI ORRIDOR ORRIDOR ORRIDOR ON RR TAFF BR A ROO 2 BDROO A 2 BDROO A LIF NRI H NT ON RR RTION DROP OFF AREA 11 ' - 0 " 11 ' - 0 " 16 ' - 4 " TOP OF RIDGE A 45' -3" 1ST FLOOR BUILDING A 0' -0" 2ND FLOOR BUILDING A 16' -4" 3RD FLOOR BUILDING A 27' -4" ROOF BUILDING A 38' -4" 1 BDROO A 1 BDROO A 1 BDROO A DIA ROO ORRIDOR 2 BDROO A 2 BDROO A ORRIDORDI AL TH 1 BDROO A 1 BDROO A 1 BDROO A 1 BDROO A 1 BDROO A OUTDOOR TRRA ART TUDIO IT H N 1 BDROO A TOP OF RIDGE A 45' -3" PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 SITE SECTION A SITE SECTION A 0'8'16'32' SCALE 1/16" = 1'-0 RO TION 1 BUILDING A RO TION 2 BUILDING A A2.6s Page 65 of 215 13 F TAIR B F BI AND GNRAL TORAG 3 F LATOR 2 F LOBB ARLIFTAUTO ATD T 2 s1 3 4 12 1 1 22 2 334 1T L L GARAG 34 A 2 A3.2 EV CHARGING PARKING STATION 0'4'8'16' SCALE 1/8"=1'-0 20'FROM CREEK SET BACK SETBACK PROPERTYLINE TOP OF CREEK A D D T O U P P E R F L O O R S S E T B A C K 1 0 ' - 0 " F & F EV CHARGING PARKING STATION MOTORCYCLEPARKING PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 FIRST FLOOR PLAN -BUILDING B FIRST FLOOR PLAN -BUILDING B N A2.7 Page 66 of 215 22 F TAIR 1 1 F TAIR B LATOR 22 F TRRA F BI AND GNRAL TORAG AR ING AT GRAD 1 A3.2 2 A3.2 1 11 141 AUTO AT D AR LIFT T 14 ' - 0 " 14 ' - 0 " 0'4'8'16' SCALE 1/8" =1'-0 ADD T O UPPER FLOORS S E T BA CK 10' - 0" 20'FROM CREEK SET BACK SETBACK PROPERTYLINE EV CHARGING STATIONS EV CHARGING STATIONS PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 SECOND FLOOR PLAN -BUILDING B SECOND FLOOR PLAN -BUILDING B N A2.8 Page 67 of 215 13 F TRRA TAIR B 2 F 1 BDROO B 3 F 1 BDROO B 2 F 1 BDROO B 2 F 1 BDROO B 23 F 1 BDROO B 14 F 1 BDROO B 14 F 1 BDROO B 14 F 1 BDROO B 13 F 1 BDROO B 12 F 1 BDROO B 4 F 1 BDROO B 3 F LATOR 23 F TAIR B 1 4 F TORAG F TORAG F TORAG 23 F TORAG 21 4 F LOUNG 1 A3.2 2 A3.2 229 SF TRRA 0'4'8'16' SCALE 1/8"=1'-0 ADD T O UPPER FLOORS S E T BA CK 10' - 0" 20'FROM CREEK SET BACK SETBACK PROPERTYLINE 10' - 0"25' - 7" 25 ' - 7 " 7' - 1 1 / 2 " 7' - 7" 2' - 6 1/4" 2' - 0 " PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 THIRD FLOOR PLAN -BUILDING B THIRD FLOOR PLAN -BUILDING B N A2.9 Page 68 of 215 22 F TAIR B 2 F 1 BDROO B 3 F 1 BDROO B 2 F 1 BDROO B 2 F 1 BDROO B 23 F 1 BDROO B 12 F 1 BDROO B 13 F 1 BDROO B 14 F 1 BDROO B 14 F 1 BDROO B 14 F 1 BDROO B 4 F 1 BDROO B 4 F BAL ON F BAL ON F TAIR B 1 3 F BAL ON 3 F BAL ON 4 F TORAG F TORAG F TORAG 23 F TORAG 4 F LOUNG 1 A3.2 2 A3.2 LATOR 4 F BAL ON 1 A4.4 ADD T O UPPER FLOORS S E T BA CK 10' - 0" 20'FROM CREEK SET BACK SETBACK PROPERTYLINE 0'4'8'16' SCALE 1/8"=1'-0 10' - 0" 4' - 9 " PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 FOURTH FLOOR PLAN -BUILDING B FOURTH FLOOR PLAN -BUILDING B N A2.10 Page 69 of 215 1 A3.2 2 A3.2 ADD TO U PPER F LOORS SET B ACK 10 ' - 0 " 20' FROM CREEK SET BACK SETBACK FLAT ROOF TO VISUALLY SCREEN MECHANICAL E UIPMENTS PROPERTYLINE PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ROOF PLAN B ROOF PLAN B ROOF BUILDING B A3.0 Page 70 of 215 1ST FLOOR (BUILDING B) 5' -0" 2ND FLOOR (BUILDING B) 17' -0" 3RD FLOOR BUILDING B 29' -0" 4TH FLOOR BUILDING B 41' -0" 12 ' - 0 " 12 ' - 0 " TOP OF RIDGE B 58' -4" fr o m t he b uil d in g B a varg e l o w p oin t @ 240.3 ' 55 ' - 1 0 1 / 2 " EP1D50594 80A 80A 80A80A 55D EP1 94 94 94 94 94 EP4 EP1 EP5 EP4 ( or 240'-0" survey point) ( or 293' -4" survey point) C4C4 TO PROPERTY LINE 20' - 1" 53' -4" 2ND FLOOR (BUILDING B) 17' -0" 3RD FLOOR BUILDING B29' -0" 4TH FLOOR BUILDING B 41' -0" topo line to building TOP OF RIDGE B 58' -4" 94 9494827070 82 EP4 EP7EP5 EP8 55D 53' PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ELEVATIONS B ELEVATIONS B 1-SOUTH MAIN ENTRY B 2-WEST ELEVATION B A3.1 Keynote Legend Key Value Keynote Text 55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF. 70 SPANISH "S" TILE ROOF 80A ALUMINUM STOREFRONT WINDOW AND DOOR SYSTEM (SEE SCHEDULE). DUAL PANE/LOW E GLAZING- TEMPERED WHERE REQUIRED BY CODE. OBSCURE (TRANSLUCENT OR SPANDREL) WHERE INDICATED BY SCHEDULE: WINDOW MANUFACTURER/INSTALLER SHALL DESIGN SYSTEM AND PROVIDE STRUCTRAL FRAME MEMBERS AS NECESSARY TO RESIST APPLIED WIND LOADS. 82 VINYL CASEMENT RECESSED WINDOW SYSTEM WITH HERMETICALLY SEALED LOW-E DUAL INSULATING GLASS: JELD-WEN PREMIUM VINYL 'DARK CHOCOLATE', WITH SIMULATED DIVIDED LITES AND INSECT SCREENS. SIZE PER WINDOW SCHEDULE 94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH) APPLIED OVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60 MIN. BUILDING PAPER OVER EXTERIOR PLYWOOD SHEATHING. D505 SIM METAL ROOFING EXTERIOR FINISHES LEGEND Key Value Keynote Text EP1 ACCENT MOSAIC CERAMIC TILE, WALL INSETS EP4 SHERWIN WILLIAMS MORNING SUN SW 6672 PLASTER BODY, SMOOTH HAND THROWELED FINISH EXTERIOR COLOR OF PRIMARY STUCCO EP5 SHERWIN WILLIAMS MEDICI IVORY 7558 PLASTER BODY, SMOOTH HAND THROWELED FINISH EP7 SHERWIN WILLIAMS BILTMORE BUFF SW 7691 PLASTER BODY, FINE SAND FINISH EP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAY TILE - BORAL ROOFING AVERAGE GRADE 240.3 PALOMAR AVE PLANTS AND VEGETATION SEE LANDSCAPE L-1 PLANTS AND VEGETATION SEE LANDSCAPE L-1 AVERAGE GRADE 240.3 Page 71 of 215 1ST FLOOR (BUILDING B) 5' -0" 2ND FLOOR (BUILDING B) 17' -0" 3RD FLOOR BUILDING B 29' -0" 4TH FLOOR BUILDING B 41' -0" TOP OF RIDGE B58' -4" 70C494 55D 94 94 70 TO PROPERTY LINE 7' - 3 1/2" EP5EP4 EP7 EP7 EP1 EP1 53' 1ST FLOOR (BUILDING B) 5' -0" 2ND FLOOR (BUILDING B) 17' -0" 3RD FLOOR BUILDING B 29' -0" 4TH FLOOR BUILDING B 41' -0" TOP OF RIDGE B 58' -4" 828194D50582 55D 55D70 70 EP8EP4 EP7 12' - 4" PR O P E R T Y L I N E T O O A K B U I L D I N G 53' PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ELEVATIONS B ELEVATIONS B 2 -NORTH PARKING ENTRY A3.2 1 -EAST ELEVATION Keynote Legend Key Value Keynote Text 25 SITE FURNISHINGS (BENCHES AND TRASH) PER SCOPE AND SPECIFICATION DESCRIBED ON THE LANDSCAPE DRAWINGS 55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF. 70 SPANISH "S" TILE ROOF 81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN 'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE', WITH SIMULATED DIVIDED LITES PER MANUFACTURER. 82 VINYL CASEMENT RECESSED WINDOW SYSTEM WITH HERMETICALLY SEALED LOW-E DUAL INSULATING GLASS: JELD-WEN PREMIUM VINYL 'DARK CHOCOLATE', WITH SIMULATED DIVIDED LITES AND INSECT SCREENS. SIZE PER WINDOW SCHEDULE 94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH) APPLIED OVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60 MIN. BUILDING PAPER OVER EXTERIOR PLYWOOD SHEATHING. C4 DECORATIVE CERAMIC TILE D505 SIM METAL ROOFING EXTERIOR FINISHES LEGEND Key Value Keynote Text EP1 ACCENT MOSAIC CERAMIC TILE, WALL INSETS EP4 SHERWIN WILLIAMS MORNING SUN SW 6672 PLASTER BODY, SMOOTH HAND THROWELED FINISH EXTERIOR COLOR OF PRIMARY STUCCO EP5 SHERWIN WILLIAMS MEDICI IVORY 7558 PLASTER BODY, SMOOTH HAND THROWELED FINISH EP7 SHERWIN WILLIAMS BILTMORE BUFF SW 7691 PLASTER BODY, FINE SAND FINISH EP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAY TILE - BORAL ROOFING AVERAGE GRADE 240.3 AVERAGE GRADE 240.3 Page 72 of 215 1ST FLOOR BUILDING B 5' -0" 2ND FLOOR BUILDING B 17' -0" 3RD FLOOR BUILDING B 29' -0" 4TH FLOOR BUILDING B 41' -0" ROOF BUILDING B 53' -0" AR LIFT AUTO AT D T 2 s NTR AR ING L L R D NTIAL L L R D NTIAL L L AR ING L L TOP OF RIDGE B 58' -4" 1ST FLOOR BUILDING B 5' -0" 2ND FLOOR BUILDING B 17' -0" 3RD FLOOR BUILDING B 29' -0" 4TH FLOOR BUILDING B 41' -0" ROOF BUILDING B 53' -0" 1 BDROO BBAL ON 1 BDROO B ORRIDOR TORAG TORAG 1 BDROO B 1 BDROO B PARKING LEVEL PARKING LEVEL TOP OF RIDGE B 58' -4" PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 SITE SECTION B SITE SECTION B RO TION 1 BUILDING B RO TION 2 BUILDING B A3.2s Page 73 of 215 1ST FLOOR BUILDING A 0' -0" ROOF BUILDING A 38' -4" 1ST FLOOR BUILDING B 5' -0" ROOF BUILDING B 53' -0" R ID NTIAL LI ING BUILDING B A ITD LIING BUILDING A PALOMAR AVE SOUTH BRIDGE OVER OLD GARDEN CREEK DRI A AR INGDRO OFF 48 ' - 0 " UR D TO OF R BAN 2 IN R TBA 2 IN R TBA TOP OF RIDGE A 45' -3" TOP OF RIDGE B 58' -4" 6' - 1 1 " 1ST FLOOR BUILDING A 0' -0" ROOF BUILDING A 38' -4" 1ST FLOOR BUILDING B 5' -0" ROOF BUILDING B 53' -0" 1 BDROO B 1 BDROO B 1 BDROO B 1 BDROO B 1 BDROO A ORRIDOR ON RR TAFF BR A ROO 2 BDROO A 2 BDROO A LIF NRI H NT ON RRORRIDOR 1 BDROO A DINING ROO ATIITI ORRIDOR RTION DRI A AR ING AR INGDRI A R ID NTIAL LI ING BUILDING B A I T D LI ING BUILDING A UR D TO OF R BAN AR ING 48 ' - 0 " OLD GARD N R 2 IN R TBA 2 IN R TBA TOP OF RIDGE A 45' -3" TOP OF RIDGE B 58' -4" 5' - 7 3 / 4 " PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 OVERALL SITE SECTIONS OVERALL SITE SECTIONS SECTION A NORTH OF THE BRIDGE SCALE 3/32" = 1'-0" SCALE 3/32" = 1'-0" A4.3 TION B L ATION OUTH OF TH BRIDG Page 74 of 215 1 BDROO B ORRIDOR 1 BDROO B 1 BDROO B 1 BDROO B 1 BDROO A ORRIDOR ON RR 2 BDROO A 2 BDROO A LIF NRI H NT ON RRORRIDOR 1 BDROO A RESIDENTIAL LIVING BUILDING "B" ASSISTED LIVING BUILDING "A" ALO AR A APPROVED STUDENT HOUSING BUILDING EXISTING TREES EXISTING BUILDING PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 OVERALL SITE SECTION RELETIVE TO THE NEXT DOOR BUILDINGOVERALL SITE SECTION RELETIVE TO THE NEXT DOOR BUILDING A4.4 OVERALL SITE CROSS SECTION Page 75 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ILLUSTRATION -VIEW FROM RAMONA DRIVE ILLUSTRATION -VIEW FROM RAMONA DRIVE A4.5 VIEW FROM RAMONA DRIVE Page 76 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ILLUSTRATION -VIEW FROM RAMONA DRIVE ON SIGNAGEILLUSTRATION -VIEW FROM RAMONA DRIVE ON SIGNAGE A4.6 VIEW FROM RAMONA DRIVE AND I NA E Page 77 of 215 8:72-+<67" 6+((7&217(176 ,)<-"]RQLQJVXEPLWWDO 7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7(' 9,//$*($77+(3$/06 &21&(37'(6,*1 %52$'67 6$1/8,62%,632&$ 9,(:21%8,/',1*%)5205$021$$&52667+( &5((.9,(:21%8,/',1*%)5205$021$ $&52667+(&5((.$% Page 78 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ILLUSTRATION -VIEW ON BUILDING A FROM SOUTH EASTILLUSTRATION -VIEW ON BUILDING A FROM SOUTH EAST A4.7 VIEW ON I DIN A FROM O EA Page 79 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ON BUILDING BILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ON BUILDING B A4.8 VIEW ON E MAIN EN RAN E ON I DIN Page 80 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ILLUSTRATIVE -VIEW FROM PALOMAR AVENUE ON BUILDING BILLUSTRATIVE -VIEW FROM PALOMAR AVENUE ON BUILDING B A4.9 VIEW FROM A OMAR AVEN E ON I DIN Page 81 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECTILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECT A4.10 OVERA VIEW OF E RO O ED RO E Page 82 of 215 PROJECT NO: SHEET CONTENTS DATE:08/05/2020 zoning submittal THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. 11/20/2020 zoning resubmittal 01/05/2021 zoning resubmittal 11/12/2021 ARC review response VILLAGE AT THE PALMS CONCEPT DESIGN 55 BROAD ST. SAN LUIS OBISPO, CA. 9923 ILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECT FROM RAMONA DR AND PALOMAR AVE.ILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECT FROM RAMONA DR AND PALOMAR AVE. A4.11 OVERA VIEW ON E RO O ED RO E FROM RAMONA DR AND A OMAR AVE Page 83 of 215       :22'*$7($1' ,17(50(',$7(;3732676                     <$5' '80367(57<3 )((7+,*+ 63/,7)$&( &08:$// &85%       67)/225 %8,/',1*%   67)/225 %8,/',1*%                +,*+ 63/,7)$&( &08:$//  +,*+ 63/,7)$&( &08:$// &21&5(7(&85% )2* <$5''80367(57<3                   8:72-+<67" 6+((7&217(176 ,)<-"]RQLQJVXEPLWWDO 7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7(' 9,//$*($77+(3$/06 &21&(37'(6,*1 %52$'67 6$1/8,62%,632&$ 7UDVKGHWDLOV 7UDVKGHWDLOV $ %8,/',1*$75$6+(1&/2685(352),/( %8,/',1*$75$6+(1&/*$7((/(9$7,21 &08:$//: 678&&2),1,6+ &08:$//: 678&&2),1,6+ :22'(1 75(//,66<67(0 %8,/',1*%75$6+(1&/2685( %8,/',1*%75$6+(1&/*$7((/(9$7,21 %8,/',1*%75$6+(1&/2685(352),/( %8,/',1*$75$6+(1&/2685( :22'(175(//,6 6<67(0 :22'(175(//,6 6<67(0 6&$/(   6&$/(   6&$/(  6&$/(   6&$/(   6&$/(     :22'(175(//,6 6<67(0  Page 84 of 215 7+.&2$763257/$1' &(0(173/$67(520(7$/ /$7+2/$<(652) *5$'('0,1%8,/',1*3$3(5 3$,17('720$7&+(;,67,1* ),1,6+&2$7235(&2$7(')2$0 02/',1*,167$//('2678&&2 7(;76,=(35(&2$7(')2$0 02/',1*,167$//(' 29(5;678&&2%2$5' 02180(173523(57<6,*1 ,167$//('720$7&+(;,67,1* 6,1*$*(217+(3523(57<         02180(173523(57<6,*1 ,167$//('720$7&+(;,67,1* 6,1*$*(217+(3523(57< 1(:6,7(:$// $5281'7+(3523(57< $ 7+.&2$763257/$1' &(0(173/$67(520(7$/ /$7+2/$<(652) *5$'('0,1%8,/',1*3$3(5 3$,17('720$7&+(;,67,1* ),1,6+&2$7235(&2$7(')2$0 02/',1*,167$//('2678&&2 7(;76,=(35(&2$7(')2$0 02/',1*,167$//(' 29(5;678&&2%2$5' [$''5(66 6,*1 3(56758&785$/ )/225),1,6+3(5),1,6+ 6&+('8/( 0,16/23( ,167$//3(50$18)$&785(5 63(&,),&$7,216           (;7(5,25 :$//$66(0%/< )$&(2)&08 7<3,&$/&086,7(:$// 6/$%3(56758&785$/       3523(57< 3$5.,1*% 3$/20$5$9(       &(0(17 0257$5&$3 8:72-+<67" 6+((7&217(176 ,)<-"]RQLQJVXEPLWWDO 7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7(' 9,//$*($77+(3$/06 &21&(37'(6,*1 %52$'67 6$1/8,62%,632&$ 6LWHGHWDLOV 6LWHGHWDLOV $ 6&$/(   6&$/(   6&$/(  6&$/(   6&$/(   6&$/(   3523(57<6,*1$*((/(9$7,217<3 3523(57<6,*1$*((/(9$7,21 1(:6,7(:$// 2))3$/20$53$5.,1*(175< Page 85 of 215 Villages at Palms, San Luis Obispo, CA - Material Board Plaster Body, fine sand finish Paint: Sherwin Williams Creamy 7102 Wood Beams Cabot Semi-Solid Stain Slate Gray Wood T&G Ceilings Cabot Semi-Tranparent Stain Newburyport Blue Wood Doors and Jambs Paint: Sherwin Williams Surf Green 6473 Vinyl windows & Exterior doors Jeld - Wen - Bronze Ornamental Wrought Iron BASIS FOR DESIGN 0 Page 86 of 215 Villages at Palms, San Luis Obispo, CA - Material Board 0303 03 03 03 03 03 03 DECORATIVE ACCENT TILES 0 Page 87 of 215 DSAP Series -pled Type street light Width 25" Height 18.5" Barcelona Type Wall Bracket arm mount Width 9" Height 22" Sizes 7" x 17" 12" x 29" Weight 12 lbs. Canopy Size 5.5" x 12" Projection 12" Alcazar Star Type Hanging Width 16" Height 16" Weight 18 lbs. Canopy Size 5.5" diameter Villages at Palms, San Luis Obispo, CA - Material Board BASIS FOR DESIGN 0 Page 88 of 215 Villages at Palms, San Luis Obispo, CA - Signage 0 Page 89 of 215 Pr o j e c t : Revisions: Proj. Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABC DEFG HI ABC DEFG HI 1 2 3 4 5 6 7 C: \ E g n y t e \ S h a r e d \ S u n \ A l l J o b s \ 2 0 1 8 A l l J o b s \ 1 8 1 1 8 3 - V i l l a g e a t P a l m s 2 4 U n i t ( C i v i l ) - S m i t h \ 0 2 _ W o r k i n g D r a w i n g s \ P r e l i m i n a r y \ 02 _ O N S I T E \ P R E L I M T R E E R E M O V A L S H E E T . d w g , C - 0 . 0 , N o v 1 5 , 2 0 2 1 1 1: 4 2 a m , S a r a h Phone Ext.: Phone Ext.: Pl a n P r e p a r e d B y : The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, in whole or in part, is prohibited. Title to these plans and specifications remain with Ashley & Vance Engineering, Inc. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. As h l e y &Va n c e G, C 14 1 3 M o n t e r e y S t r e e t Sa n L u i s O b i s p o , C A 9 3 4 0 1 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L Sheet Size:24 x 36 TH E V I L L A G E A T T H E P A L M S 55 B R O A D S T SA N L U I S O B I S P O , C A 9 3 4 0 5 JMA CEF 11.20.2020 181183 PRELIMINARY TREE REMOVAL PLAN C-0.0 1 10/12/2021 2 11/12/2021 3 . 4 . 5 . 156 149 N 010 10 20 HORIZONTAL SCALE: 1" = 10' RAMONA DRIVE PA L O M A R A V E N U E BR O A D S T R E E T LUNETA DRIVE (E) BUILDING THE PALMS (E) BUILDING THE OAKS (E) BUILDING GARDEN CREEK EX. 6'-8' PALM TREE TO BE RELOCATED OUT OF PROPOSED WALKWAY TOP OF CREEK BANK NOTES: 1. NO TREES BELOW THE TOP OF CREEK BANK WILL BE REMOVED WITH THIS PROJECT. 2. ANY EXISTING "STREET TREES" THAT ARE REMOVED WITH THIS PROJECT WILL BE REPLACED TO SATISFACTION OF THE CITY. 3. THE FOUR EXISTING, VERY TALL, PALM TREES, IN THE EASTERLY PARKING ARE WILL BE RELOCATED. 4. SEE LANDSCAPING PLAN FOR ALL PROPOSED NEW PROJECT PLANTINGS AND ADDITIONAL STREET TREES IN FRONTAGE. TOPOGRAPHIC INFORMATION DISCLAIMER: INDIVIDUAL TREE TRUNK LOCATIONS AND SIZES ARE FROM WALLACE GROUP SURVEY DRAWINGS AND ENTITLEMENT DOCUMENTS DATED BETWEEN 1996 AND 2002. THE "CLOUD" TREE LINE INFORMATION WAS SUPPLEMENTED FROM GOOGLE EARTH AREAL IMAGERY. GOOGLE EARTH STREET VIEW. PHOTOS FROM 3 SEPARATE SITE VISITS WERE ALSO UTILIZED TO COMPILE THE INFORMATION SHOWN HEREON. ALL INFORMATION SHOULD BE VERIFIED BY THE CITY ARBORIST AND ADDITIONAL RECOMMENDATIONS MADE DURING REVIEW OF FINAL CONSTRUCTION DOCUMENTS. NESTING BIRDS NOTE: TO AVOID DIRECT IMPACT TO NESTING BIRDS, ANY PROPOSED TREE REMOVAL OCCURRING BETWEEN FEB 1 AND SEPT 15 SHALL REQUIRE A PRE-ACTIVITY SURVEY FOR ACTIVE NESTS BY A CITY APPROVED QUALIFIED BIOLOGIST. EX. 24" PINE TREE TO BE PROTECTED IN PLACE TREE PRESERVATION NOTE: THE CITY ARBORIST SHALL BE CONTACTED TO REVIEW THE PROPOSED TREE REMOVALS. A TREE REMOVAL PERMIT IS REQUIRED PRIOR TO BUILDING PERMIT ISSUANCE FOR ALL TREE REMOVALS OR A DEMOLITION PLAN SHALL BE PREPARED SHOWING TREE PRESERVATION MEASURES ON THE PERMIT DRAWINGS. SEE LANDSCAPE PLANS FOR ADDITIONAL STREET TREES TO BE PLANTED IN STREET YARD SETBACK AREA (TYP) SEE LANDSCAPE PLANS FOR ADDITIONAL STREET TREES TO BE PLANTED IN STREET YARD SETBACK AREA (TYP) EX. STREET TREES TO BE REMOVED AND REPLACED EX. 50' PALM TREES TO BE REMOVED 2-14" PALMS EX. 50' PALM TREES TO BE REMOVED 2-14" PALMS EX. 6-9" BRISBANE BOX TREES TO BE REMOVED LEGEND: TREES TO BE REMOVED, REPLACED WITH COAST LIVE OAK TREES AROUND SITE, SEE LANDSCAPE PLAN SHEET L-1 (6 TOTAL) TREES TO BE REMOVED AND REPLACED WITH EVERGREEN PEAR TREES, SEE LANDSCAPE PLAN SHEET L-1 (3 TOTAL) Page 90 of 215 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 ::::::: :::::::::::: : 6 6 : : : : : : : : : : : : : : 6 6 : : : : : : : : : : : : : : : 6 6 6 6 6 6 6 6  5,0  ,19 60+ ,19 60+ ,19 )* ,19 3U R M H F W  5HYLVLRQV 3URM(QJU 3URM0QJU 'DWH $ 9-RE1R 6FDOH3(53/$1 $%&'()*+, $%&'()*+,        & ? ( J Q \ W H ? 6 K D U H G ? 6 X Q ? $ O O  - R E V ?      $ O O  - R E V ?          9 L O O D J H  D W 3 D O P V     8 Q L W  & L Y L O    6 P L W K ?   B : R U N L Q J  ' U D Z L Q J V ? 3 U H O L P L Q D U \ ?  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Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABC DEFG HI ABC DEFG HI 1 2 3 4 5 6 7 C: \ E g n y t e \ S h a r e d \ S u n \ A l l J o b s \ 2 0 1 8 A l l J o b s \ 1 8 1 1 8 3 - V i l l a g e a t P a l m s 2 4 U n i t ( C i v i l ) - S m i t h \ 0 2 _ W o r k i n g D r a w i n g s \ P r e l i m i n a r y \ 02 _ O N S I T E \ C I R C U L A T I O N S H E E T . d w g , C - 1 . 1 , N o v 1 5 , 2 0 2 1 9 : 5 5 a m , S ar a h Phone Ext.: Phone Ext.: Pl a n P r e p a r e d B y : The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, in whole or in part, is prohibited. Title to these plans and specifications remain with Ashley & Vance Engineering, Inc. without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. As h l e y &Va n c e G, C 14 1 3 M o n t e r e y S t r e e t Sa n L u i s O b i s p o , C A 9 3 4 0 1 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L Sheet Size:24 x 36 TH E V I L L A G E A T T H E P A L M S 55 B R O A D S T SA N L U I S O B I S P O , C A 9 3 4 0 5 JMA CEF 8/7/2020 181183 PRELIMINARY SITE CIRCULATION PLAN C-1.1 1 11/23/2020 2 11/12/2021 3 . 4 . 5 . 156 149 TRUCK DIMENSIONS NTS SITE PLAN - FIRE TRUCK CIRCULATION TRUCK DIMENSIONS NTS SITE PLAN - GARBAGE TRUCK CIRCULATION N 040 40 80 HORIZONTAL SCALE: 1" = 40' RAMONA DRIVE PA L O M A R A V E N U E BR O A D S T R E E T RAMONA DRIVE PA L O M A R A V E N U E BR O A D S T R E E T MEINECKE AVE MEINECKE AVE (E) FH (E) FH (E) FH 26' COVERED DROP OFF AREA 14' x 26' CLEAR PROVIDED EXISTING FIRE LANE (NO PARKING) CURBS PAINTED RED (E) FH AND FDC TO BE RELOCATED TO SOUTHEAST (E) FH (E) FH (E) FDC AND BFP (E) FH FIRE ACCESS NOTES: 1. ADDRESS NUMBERS (BY OTHERS) - (MIN 8” HIGH BY 1” STROKE WIDTH ON CONTRASTING BACKGROUND). 2. FINAL DESIGN FOR FIRE DEPARTMENT ACCESS SHALL BE IN ACCORDANCE WITH CHAPTER 5 AND APPENDIX D OF THE 2016 CALIFORNIA FIRE CODE (CFC). ACCESS ROADS SHALL BE ALL WEATHER AND SUPPORT A 60,000 POUND FIRE APPARATUS. THE MAXIMUM ANGLE OF APPROACH AND ANGLE OF DEPARTURE SHALL BE LESS THAN 10%. THE MAXIMUM ROAD GRADES AND CROSS SLOPES SHALL BE LESS THAN 15% AND 5% RESPECTIVELY. 3. FINAL DESIGN FOR WATER SUPPLIES (BY OTHERS) SHALL BE IN ACCORDANCE WITH SECTION 507 OF THE CFC AND PROVIDE THE REQUIRED FIRE FLOW DETERMINED BY USING APPENDIX B OF THE CFC. EXISTING PUBLIC HYDRANTS, PRIVATE HYDRANTS, DOUBLE DETECTOR CHECK VALVES, AND FIRE DEPARTMENT CONNECTIONS, TO THE EXTENT KNOWN, ARE SHOWN HEREON. 4. FINAL DESIGN FOR FIRE PROTECTION SYSTEMS (BY OTHERS) SHALL BE IN ACCORDANCE WITH THE CFC AND THE CBC AND SHALL INCLUDE AN APPROVED NFPA 13 FIRE SPRINKLER SYSTEM, AND NFPA 24 FIRE MAIN, IF APPLICABLE. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION OR DEMOLITION SHALL BE IN ACCORDANCE WITH CHAPTER 34 OF THE CFC. 5. FINAL DESIGN FOR FIRE DEPARTMENT ACCESS TO EQUIPMENT (BY OTHERS) SHALL SHOW CONTROLS FOR AIR-HANDLING SYSTEMS, AUTOMATIC FIRE-PROTECTION SYSTEMS, OR OTHER DICTION, SUPPRESSION OR CONTROL ELEMENTS ARE IDENTIFIED FOR USE BY THE FIRE DEPARTMENT AND ARE LOCATED IN THE SAME AREA WITH THE APPROPRIATE SIGNAGE STATING “FIRE SPRINKLER RISER” AND “FIRE ALARM CONTROL PANEL”. FIRE SPRINKLER RISERS SHALL BE LOCATED IN A ROOM WITH EXTERIOR DOOR ACCESS AND NEAR ELECTRICAL ROOM WITH A KNOX BOX ON THE OUTSIDE AND KEY TO THE ROOM. PROPOSED BLDG FIRE RISER PROPOSED BLDG FIRE RISER MAX15% 249.5 FS (E) FH (E) FH ONE WAY BUILDING B BUILDING A BUILDING B BUILDING A 12 ' MI N . (P) 30' WIDE X 10' DEEP (3 BIN) CITY STD TRASH ENCLOSURE (TYPE 1) (E) 11' WIDE X 6' DEEP (2 BIN) TRASH ENCLOSURE WITH RECYCLE & F.O.G. (TO BE DEMOLISHED) (P) 34' WIDE X 10' DEEP (3 BIN) CITY STD TRASH ENCLOSURE WITH F.O.G. (TYPE 3) (E) GREASE INTERCEPTOR (E) GREASE INTERCEPTOR (E) 7' WIDE X 6' DEEP CMU TRASH ENCLOSURE WITH METAL GATES (E) GREASE INTERCEPTOR(E) 6' WIDE X 8' DEEP "FENCED" TRASH BIN AREA COVERED DRIVE AISLE 14' x 26' CLEAR PROVIDED KE TYPE V-A CONSTRUCTION 46'7" TALL 3-STORY 55'10" TALL ROOF RIDGE ELEV. = 296.5'± 4-STORY 240.9 FS FIRE RISER AND FIRE RISER ACCESS PANEL ADDRESS SIGN FOR BUILDING A ADDRESS SIGN FOR BUILDING A PRELIMINARY #: ARCH-0386-2020 243.4 FS 256.1 FS (E) FIRE LINE BFP (TYP)THE OAKS 61 BROAD STREET THE PALMS 55 BROAD STREET THE OAKS 61 BROAD STREET THE PALMS 55 BROAD STREET NOTE: ADDRESS SIGN LOCATION FOR BLDG B TBD BY CITY EXISTING OR PROPOSED "RED" CURB OR STRIPING (TYP) KITCHEN KITCHEN NO KITCHEN (P) GREASE INTERCEPTOR GARDEN CREEK 73 BROAD STREET O L D G A R D E N C R E E K O L D G A R D E N C R E E K (E) DRIVEWAY TO BE ABANDONED AND PROPOSED TO AN UPGRADED BUS STOP (E) DRIVEWAY TO BE ABANDONED AND PROPOSED TO AN UPGRADED BUS STOP Page 92 of 215  " 57i           f  YRC¦I;bCEV¦AbEEQ¦H¦ S;¦HRYYC¦sYVE¦  -">     EqMdfuVI¦bYdE¦I;œGO¦ fY¦?EtžbEdEbnEC¦  ¦ %”Ÿ(¦bElˆA;fEC¦  ¦    )#¦AbEEQ¦dEf?;AQ¦    bERYA=gE¦)¦EqMdfMVI¦.2¦ `mEEV¦\;RTd¦fY¦ fKMd¦RYA=gMYV¦              1+(,1-*!!-1."-!11 '1."+1"+)(11 1    1 01 ///#$+%( (&&&"&&"*$*&¦mŽ|“€¦Ž€¦<cB¦~‹‹€Œ“¡  &$"&&"*$*&¦mŽ|“€¦Ž€¦“€€¦€‹–|Š¦ŽŠ|Œ¦|Œ D<hF5¦#&"*1"*#*&¦P@R<*#&#1¦    1  1   1  ei             EqMdfMVI¦ H;V¦\;RTd¦ fY¦bET;MV¦ fr\MA;R¦   1      !‡jRR¦dKbm?d¦ ')¦T;qMTmT¦KEMIKf¦ ;RYVI¦EqMdfMVI¦?mMRCMVI¦  ¢ 11 g  /¦ £vv¦:97¤™¦      ii hi ¥¦  ¦wxxxx{xzxyx¦x 1          . .. .    . .1GWi M]biTHi6BSi+^M\i/CM\UTi6]WGG]i8WGG ,BNTWi6]WGG]\i+M\]i6]BSFBWFi![Ji ,&./+(i&3.!(i$+/3i,)#68( i#;8@ i,)#68( i#;8@i,&./+(i , 1+8.;6i #3($/+(i+//!&//! i+/.!/.i1+.#i83##i , 1@3;6i ++#3@i.i3(68/ 38ii3(68/ 38i1#3i , ,!)")!!'.# !.)!!*. 3;8;6i;.#!/ii683=#33@i83##i ,&./+(i&3.!(i$+/3i+(88+#i&#,i+(88+#i&#,i,&./+( 2;#3 ;6i&3($/+(ii /68i+(<#i/*i %&.)!!*. 6@&3;6i3/,.A/$$(.ii2;##.i1+,i =6'(.&8/.(i3/;68 i,#?( .i$.i1+, !$ +(+*. # !. )!!*. +&#3683/#,(i(.!( i9;6 3/3ii 31#i,@38+#i /3+i1(.* 1(68 (i '(.#.6(6ii '(.#6#i1(68 '#i 1@3;6i ++#3@.i3(68/ 38 i3(68/ 38i1#3 ]cZ]ZeFC¦ fcFFe¦ C€’†ƒŒ¦W“€’¦ 3;8;6i;.#!/i 683=#33@i83## 'GMJL]i i 6UWGBFi iGWGD]iTWi\UWGBFMSJiDBSTUbi ,TFGWB]GiJWT`]LiWB]Gi iUGWibGBW iWBSDLi\]WGSJ]Li\]WTSJi !WT^JL]i]TPGWBS] &TTFiUBWOMSJiPT]i]WGGiWTT]iMS]W^\MTSiPT` i 3G\M\]\iTBOiWTT]iWT]i +i ,i <+ + + +i +i ,  . . + #_GWJWGGSi $PT`GX\i\LT`bi`LM]Gi$BPP =MS]GW i BWOi6]WMOMSJi3GFiWT`S i#aHTPMB]MSJiTWi6RTT]L MTJGSMDi<TPB]MPGi/XJBSMDi TRUT^SF\iGRM\\MTS\i</ i+T`i +&#3683/#,(i9;6 3/3i 8;6 3/3i'@3(!i 31#i,@38+#+ 'GMJL]i i 6UWGBFi i^UWMJL]iHTWRi !WT^JL]i]TPGWBS]i ,TFGWB]GiJWT`]LiWB]GiiUGWibGBW i 1T`FGWbiRMPFG`iWG\M\]BS]i &TTFiUBWOMSJiPT]i]WGGiWTT]iMS]W^\MTSiPT` iWBSDLi\]WGSJ]LiRGFM^Ri !GDMF^T^\i $PT`GW\iiDP^\]GW\iTHi\LT`biUMSOiTWiWT\GiHPT`GW\i\^RRGW i +M]]GWiM\\^GiFWbiHW^M] MTJGSMDi<TPB]MPGi/YJBSMDi TRUT^SF\iGRM\\MTS\i</ i+T`i ,&./+(i&3.!(i$+/3i+(88+#i&#,i +(88+#i&#,i,&./+(i 'GMJL]ii6UWGBFiiT_BPiHTWR iB]]WBD]M_GiPBYJG i`LM]GiHWBJWBS]iHPT`GW\i ,TFGWB]GiJWT`]LiWB]GiiUGWibGBW i &TTFiUBWOMSJiPT]i]WGGiWTT]iMS]W^\MTSiPT` i 3G\M\]\iTBOiZTT]iWT] #_GWJWGGSi!ZT^JL]i]TPGWBS]i ,&./+(i&3.!(i$+/3i,)#68( i#;8@i ,)#68( i#;8@i,&./+( 'GMJL]i  i6UWGBFi iT_BPiTWiDTSMDBPiHTWRi &PT\\b iPBZJG iPGB]LGWbiPGB_G\i ]]WBE]M_GiPBWJG i `LM]GiHWBJWBS]iHPT`GW\ iCPTTR\iB]ibT^SJiBJGi WBSDLi\]WGSJ]LiRGFM^Ri $B\]iJWT`]Li iUGWibGBW i &TTFiUBWOMSJiPT]i]WGGiZTT]iMS]W^\MTSiPT` i 6^\DGU]MCPGi]TiZTT]iH^SJ^\ #_GWJWGGSi +M]]GWiM\\^Gi+GB_G\iiFWbiHW^M]iUTF\i ]]WBD]\iCMZF\ , , 1Qi6: (i '(.#.6(6i '(.#6#i1(68 '#i + 'GMJL]i iWBWGPbiiPTDBPPb i6UWGBFi i &TTFiUBWOMSJiPT]i]WGGiWTT]iMS]W^\MTSiPT` 6PT`i]TiRTFGWB]GiJWT`]Li 3G\M\]\iTBOiWTT]iWT]i !GDMF^T^\i $BPPiDTPTWiCWMPPMBS]iTWBSJGi]TiWGF iWGPMBCPGiHBPPiDTPTWi!WT^JL]i]TPGWBS] 1+8.;6i #3($/+(i +/.!/.i1+.#i83##i , 'GMJL]i i 6UWGBFi i $B\] JWT`MSJi 3G\M\]\iTBOiZTT]iWT] i]TPGWB]G\iBSbi\TMPi]bUG iDBSiLB_GiBJJWG\\M_GiWTT]\iWTT]iMS]W^\MTSiLMJL !GDMF^T^\i 'BSF\TRG iPBZJGiPGB_G\iBSFiB]]WBD]M_GiCBWOiBSFiCWBSDLMSJiLBCM]i 'BZFbi 1@3;6i ++#3@.i3(68/ 48i 3(68/ 48i1#3 'GMJL]i i6UWGBFiiGWGD]iTWi\UWGBFMSJi`M]LiLMJLiDBSTUbi $B\]iJXT`]Li iUGWibGBW i WBSDLi\]WGSJ]LiRGFM^Ri ]]WBD]M_Gi^UWMJL]iCWBSDLMSJi\]W^D]^WG !GDMF^T^\i $PT`GW\i\LT`bi`LM]Gi6UWMSJiBSFi=MS]GW i 3TT]iMS]W^\MTSiRTFGWB]Gi MTJGSMDi<TPB]MPGi/XJBSMDi TRUT^SF\iGRM\\MTSi</ i+T` , 2;#3 ;6i&3($/+(i /68i+(<#i/*i <+ 'GMJL]i i 6UWGBFi i !GS\G iWT^SFiDWT`Si 6PT`i]TiRTFGWB]GiJWT`]Li 6^CNGD]i]TiTBOiWTT]iWT] iDBSiLB_GiBJJWG\\M_GiWTT]\iWTT]iMS]W^\MTSiLMJL i #_GWJWGGSi !GS\GiHTPMBJGi#a]WGRGPbiFWT^JL]i]TPGWBS] i BPMHTWSMBiSB]M_Gi +M]]GWiM\\^GiFWbiPGB_G\iiBDTWS\ -  . .0%i. . =8#3i;6#i/$i13/1/6#!i1+.86i'<#i##.i#<+;8#!i;6(.&i8'#i=8#3i;6#i +66($( 8(/. /$i+.!6 1#i61# (#6i=; /+6i(< i;.(<#36(8@i/$i +($/3.(i //1#38(<#i#?8#.6(/.  . . . . .. 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ADDRESS: 3474 & 3490 Empresa Drive BY: Kyle Bell, Associate Planner Phone Number: 805-781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0516-2021 & FROM: Tyler Corey, Deputy Director SBDV-0515-2021 RECOMMENDATION Adopt the Draft Resolution (Attachment A) approving the project, based on findings and subject to conditions of approval. SITE DATA SUMMARY The project consists of a new two-story office/warehouse structure that consists of 16,741 square feet, and is located within the Higuera Commerce Park Specific Plan. The project includes a front yard setback exception of 15 feet, where 20 feet is normally required for structures that exceed 20 feet in height, and an exception to allow a maximum lot coverage of 55% where normally limited to 50%. The project also includes a shared parking reduction of 10% to reduce the total parking between the two properties by 5 spaces, resulting in 46 shared spaces between the two uses where 51 spaces would normally be required. The proposed project includes partial site demolition of existing parking facilities on the 3474 Empresa property to provide for the new project and necessary site improvements such as site access upgrades, and associated landscaping (Attachment B, Project Plans). Applicant Richard Paul Zoning Commercial Retail (C-S-SP) within the Higuera Commerce Park Specific Plan General Plan Services and Manufacturing Site Area ~23,714 square feet Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) Meeting Date: 3/23/2022 Item Number: 4b Time Estimate: 30 Minutes Page 101 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 The project also includes a lot line adjustment to modify the location of the property line between 3474 Empresa Drive and 3490 Empresa Drive to a ccommodate the proposed development plan (Attachment C, Tentative Lot Line Adjustment Map SLO 21 -0032). 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines (CDG), Higuera Commerce Park Specific Plan (HCPSP), Subdivision Regulations and applicable City development standards. Planning Commission (PC) review is required for development projects that consists of 10,000 square feet or more (ARCH-0516-2021). Lot Line Adjustments (LLA) are typically reviewed by the Director, however, in accordance with Zoning Regulations Section 17.102.020.E (Multiple Permit Applications), the LLA has been included with the action before the PC to consider the project as a whole. 2.0 PREVIOUS REVIEW On November 15, 2021, the Architectural Review Commission (ARC) reviewed the project for consistency with the CDG and HCPSP (ARC Report 11.15.21). The ARC recommended that the Planning Commission find the project consistent with the CDG and HCPSP as presented (vote 5-0-2, Meeting Minutes). On February 28, 2022, the Tree Committee (TC) reviewed the proposed tree removals and compensatory planting plan (TC Report 10.25.21). The TC recommended that the PC find the project consistent with the Tree Removal Regulations with the requirement Figure 1: Rendering of project design from the corner of Empresa and Bonetti Drives. Page 102 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 that at least 50% of the required replacement be native species and 36-inch box with the remainder of the replanting of a minimum size of 15-inch box (vote 4-1-2, Draft Meeting Minutes – Attachment D). 3.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Street Yard Corner Yard Side Yard 15 feet 15 feet 0 feet 20 feet 20 feet 0 feet Maximum Height of Structure 30 feet 35 feet Max Lot Coverage 55% 50% Floor Area Ratio 0.7 1.5 Minimum Landscaping 15.7% 15% Affordable Housing In-lieu fee On-site or In-Lieu fee Public Art In-lieu fee On-site or In-Lieu fee Vehicle and Bicycle Parking Number of Vehicle Spaces 46 (10% Reduction) 51 (Total Shared) Off-Street Loading 2 1 EV Ready Spaces EV Capable Spaces 3 6 3 6 Bicycle Spaces Short-term Long-term 5 3 2 5 3 2 Motorcycle Parking 1 1 *2019 Zoning Regulations, Subdivision Regulations & HCPSP (1997) 4.0 PROJECT ANALYSIS The proposed improvements must conform to the intentions, standards and limitations of the Zoning Regulations and Engineering Standards and be consistent with the applicable CDG and HCPSP. Staff has evaluated the project’s consistency with relevant requirements and has found it to be in substantial compliance, as discussed in this analysis. 4.1 Consistency with the General Plan The General Plan Land Use Element (LUE) provides policies for the Services and Manufacturing land use designation to provide a wide range of uses to meet the needs of the city and some demands of the region. Warehousing uses are specifically identified as appropriate within the Services and Manufacturing land use designation in accordance with LUE Table 1 (General Plan Land Use Designations and Develop ment Standards within the LUCE Planning Sub-area). Page 103 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 4.2 Consistency with the Zoning Regulations & HCPSP In accordance with Table 2-1 of the Zoning Regulations, warehouse uses are an allowed use within the C-S zone. The Zoning Regulations identify specific development standards and requirements for projects within the C-S zone (§17.36). The project design complies with the objective design criteria and performance standards for warehousing development and is consistent with the provisions and requirements for the C-S zone, except as those identified below (see also Section 3.0 Project Statistics). Front Yard Setback: The HCPSP requires a street yard setback of 20 feet for structures that exceed 20 feet in height within the C-S-SP zone, whereas the Zoning Regulations only require a 15 foot setback for a structure that exceeds 20 feet in height within the C- S zone. The request for the setback reduction is limited to only two 90 -square-foot portions of the corner architectural tower features that are located 5 feet within the 20 foot setbacks on Bonetti Drive and Empresa Drive. The applicant is request ing a setback reduction of 5 feet for these two tower elements that are inten ded as an architectural feature of the site providing prominence to the buildings entries. Zoning Regulations Section 17.70.170.D.2.a stipulates that a structure may provide a red uced front yard setback of up to 10 feet, subject to the required findings outlined under Section 17.108.040.A1. Staff has found the setback reduction request appropriate and consistent with the required findings because the setback exception will not provide any impacts to adjacent properties and the exception is consistent with the intent of the Zoning Regulations and the General Plan for development in the C -S zone, as outlined in the Draft Resolution (Attachment A). Lot Coverage: The HCPSP requires a maximum lot coverage of all buildings on a site not to exceed 50 percent of the total lot area, except where specifically approved by the ARC. Since the HCPSP was adopted, the City’s development review process has changed. The ARC now makes recommendations to the PC for final decision on development review projects. The applicant is requesting an exception from the 50% lot coverage limitation to allow a lot coverage of 55% percent for the proposed project. Zoning Regulations Section 17.36.020 Table 2-20 stipulates a limitation of 75% lot coverage for the C-S zone, therefore, the request for a 5% variation from the HCPSP limitation to provide 55% lot coverage, is consistent with the Zoning Regulations. Furthermore, the ARC has reviewed the proposed lot coverage exception request and has recommended approval to the PC. Parking: The project proposes to share parking facilities with the existing development at 1 Zoning Regulations § 17.108.040. Required Findings. The Director may approve a Director’s Action application only after first making all of the following findings. The proposed interpretation, determination, or modification to standards: (1) Is consistent with the intent of these Zoning Regulations and applicable General Plan policies; (2) Is consistent with or an improvement to the character of the neighborhood or zone; (3) Provides adequate consideration of and measures to address any potential adverse effects on surrounding properties such as, but not limited to, traffic, vehicular and pedestrian safety, noise, visual and scale, and lighting. With regard to cases of granting exceptions to the strict application of development standards, the following additional finding shall be made: (4) While site characteristics or existing improvements make strict adherence to the Zoning Regulations impractical or infeasible, or the project nonetheless conforms with the intent of these Regulations. Page 104 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 3474 Empresa, where the existing structure and the proposed project require 51 parking spaces to be shared between the two uses . The applicant is requesting a 10% parking reduction, to reduce the parking requirement to 46 parking spaces. Staff has evaluated the parking requirements in accordance with the Institute of Transportation Engineers Parking Demand Generation 4th Edition, which identified that the peak parking demand of all the combined uses of the project would not exceed 16 parking spaces. Since the project provides 46 parking spaces there is a surplus of 27 parking spaces above the estimated parking demand. The project qualifies for a shared parking reduction of up to 10% because the project includes two or more land uses that share common parkin g areas, and parking is adequate for the proposed project and provides sufficient parking for all uses that will not overlap or coincide to the degree that peak parking demand would exceed the total supply of parking2. Condition No. 5 and 6 have been provided to ensure that the property owner maintain parking calculations for each new tenant and requires the parking to be operated on a nonexclusive basis, to be open and available for shared use between all commercial tenants and customers of the properties. 4.3 Subdivision Regulations The applicant is requesting a lot line adjustment (SLO 21-0032) that includes relocating the existing property line between 3490 Empresa Drive (APN 053 -252-015) and 3474 Empresa Drive (APN 053-252-071). The lot line adjustment relocates the property line approximately 32 feet north, resulting in 0.73 acres for 3474 Empresa, and 0.53 acres for 3490 Empresa). The lot line adjustment is necessary to move the property line outside of the building footprint of the proposed development. In accordance with Subdivision Regulations Section 16.16.020, lot line adjustments are allowed when they do not result in the creation of any new parcels, and where the adjustment can provide reasonable development of both properties in accordan ce with the Zoning Regulations, Building Code, and the General Plan. The resulting properties conform to the minimum size, lot widths, lot depths, and lot frontage requirements as outlined in the HCPSP, see table below. The proposed lot line adjustment is consistent with the intent of the Subdivision Regulations, and all required findings have been incorporated into the Draft Resolution (Attachment A). C-S zone Min. Lot Area (sq. ft.) Min. Width (feet) Min. Depth (feet) Min. Street Frontage (feet) Requirements 12,000 80 150 (or <4:1) 80 APN 053-252-071 ~31,799 135 234 (2:1) 135 APN 053-242-015 ~23,087 105 234 (2:1) 308 2 Zoning Regulations Section 17.72.050.C.1. Criteria of Approval. The review authority may only approve a request for reduced parking if it finds that: … (c) Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on -street parking in the surrounding area. Page 105 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 4.4 Tree Committee Direction The TC recommended two conditions for the applicant to incorporate into the project design to be reviewed and evaluated by the PC prior to taking final action on the project. The applicant has made the following changes in response to the directional items: TC Directional Item #1: The replanting plan shall provide 50% of all new trees as native species. Response: The applicant has modified the landscaping plans to identify the tree species with 50% of the trees as native species (Project Plans Sheet A09). Conditions No. 17 has been incorporated into the draft resolution to ensure that 50% of the new trees are of a native species. TC Directional Item #2: The replanting plan shall provide 50% of all new trees to be of a size of 36-inch box, and all remaining new trees shall be of a minimum size of 15 -gallon. Response: The applicant has modified the landscaping plans to identify the size of all tree plantings in accordance with the TC direction. Conditions No. 17 has been incorporated into the draft resolution to ensure that 50% of the new trees are of 36 -inch box, and all remaining trees are of a minimum size of 15-gallon. 5.0 ENVIRONMENTAL REVIEW The lot line adjustment is categorically exempt from environmental review under the California Environmental Quality Act (CEQA), per CEQA Guidelines Section 15305, as it is a minor lot line adjustment not resulting in the creation of any new parcels. The project is also categorically exempt from the provisions of CEQA because it consists of the development of the project site consistent with policies and standards applicable to development within the commercial zones, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the project site’s existing topography and location, and project size and design, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water qua lity. 6.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including Planning, Engineering, Transportation, Building, City Arborist, Utilities, and Fire. Staff has not identified any unusual site conditions or circumstances that would require special conditions. Other comments have been incorporated into the draft resolution as conditions of approval. Page 106 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 7.0 ALTERNATIVES 7.1 Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 7.2 Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, HCPSP, Zoning Regulations or other policy documents. 8.0 ATTACHMENTS 1. Draft Resolution 2. Project Plans 3. Lot Line Adjustment Map SLO-21-0032 4. Tree Committee Draft Meeting Minute 2.28.22 Page 107 of 215 Page 108 of 215 RESOLUTION NO. PC-XXXX-22 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING REVIEW OF A NEW TWO-STORY PROJECT CONSISTING OF 16,741 SQUARE FEET OF COMMERCIAL SPACE, THE PROJECT INCLUDES AN EXCEPTION TO THE FRONT YARD SETBACK, LOT COVERAGE LIMITATIONS, AND A 10% PARKING REDUCTION. PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 23, 2022 (3474 & 3490 EMPRESA DRIVE, ARCH-0511-2021 & SBDV-0515-2021) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based public hearing on November 15, 2021, recommending the Planning Commission find the project consistent with the Community Design Guidelines and Higuera Commerce Park Specific Plan, pursuant to a proceeding instituted under ARCH-0511-2021, Richard Paul, applicant; and WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based public hearing on February 28, 2022, recommending the Planning Commission find the project consistent with the Tree Ordinance, pursuant to a proceeding instituted under ARCH-0511-2021, Richard Paul, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on March 23, 2022, pursuant to a proceeding instituted under ARCH-0511-2021 & SBDV-0515-2021, Richard Paul, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and 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 as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0511-2021 & SBDV-0515-2021), based on the following findings: 1. The project is consistent with the City’s General Plan Land Use Element which establishes Community Goals for Society and Economy in order to retain and accommodate the expansion of existing development which promote the economic well-being of the community. The project proposes to construct a structure that can be utilized by businesses consistent with uses envisioned by the Services and Manufacturing District. Page 109 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 2 2. As conditioned, the project is consistent with the Zoning Regulations for development in the Commercial Services (C-S) zone, since the proposed building design complies with objective design criteria and performance standards for commercial development that provides for uses that are consistent with the intent of C-S zone. 3. As conditioned, the project is consistent with the Community Design Guidelines and Higuera Commerce Park Specific Plan, for commercial design because the architectural style is complementary to the surrounding neighborhood and provides a variety of architectural treatments that add visual interest and articulation to the building design that are compatible with the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 3.1). Development Review Findings 4. The Architectural Review Commission reviewed the project on November 15, 2021 and recommended finding the project consistent with the City’s Community Design Guidelines and Higuera Commerce Park Specific Plan that are applicable to the project in the C-S zone. The ARC recommended final approval to the Planning Commission as presented. 5. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that are compatible with the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 3.1). 6. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the street’s appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties. The project incorporates vertical and horizontal wall plan offsets, which provide a high-quality and aesthetically pleasing architectural design. Front Yard Setback Exception Findings 7. Granting of the street setback reduction of 15 feet, where 20 feet is normally required under the Higuera Commerce Park Specific Plan will not alter the overall character of the neighborhood or the street’s appearance because the requested exceptions are minor and will not deprive any adjacent properties from reasonable solar access. The exception is consistent with the intent of the Zoning Regulations and the General Plan for development within the C-S zone. 8. No useful purpose would be realized by requiring the full street setback because no significant fire protection, emergency access, privacy or security impacts would occur, and the exception is consistent with the character of the neighborhood where the average setback is less than 15 feet in the immediate vicinity for properties with the same zoning. Page 110 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 3 9. The proposed setback does not create or contribute to any adverse effects on surrounding properties because the project is consistent with the neighborhood prevailing setback pattern that will have no greater effect on traffic, vehicular or pedestrian safety, noise, aesthetic, or lighting that would be inconsistent with development opportunity of neighboring properties. 10. Site design characteristics and existing improvements make strict adherence to the Zoning Regulations impractical due to the design guidelines that call for prominent entry features, the project nonetheless conforms with the intent of the Zoning Regulations because: Zoning Regulations Section 17.70.170.D.2.a (Setbacks, Exceptions to Setback Requirements, Discretionary Exceptions, Reduced Front and Street Side Setbacks) which allows for the Director’s discretion to reduce the street side setbacks to 10 feet for structures; the request for the 15- foot setback is consistent with the neighborhood because several adjacent structures were developed and approved with street setbacks of less than 15 feet. Parking Reduction Findings 11. As conditioned, the project qualifies for a 10 percent parking reduction in accordance with Zoning Regulations Section 17.72.050.B for shared parking facilities and is consistent with the Institute of Transportation Engineers Parking Demand, where the peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses or projects will be greater than the total supply of spaces. Lot Line Adjustment Findings 12. The lot line adjustment is consistent with the City’s Zoning Regulations and Building Code, and complies with the City's Subdivision Regulations and the State Subdivision Map Act because it will not create a greater number of lots than previously existed and the resulting parcels exceed the minimum lot area and dimensions required for the C-S zone. 13. The modified parcels will not be detrimental to the health, safety, or welfare of persons living or working at the site or in the vicinity because the modified parcels are consistent with parcel design that is consistent with minimum lot area, and setbacks. 14. The modified lot lines do not alter an existing public right-of-way. 15. The lot line adjustment does not result in the creation of a nonconforming parcel nor increase the nonconformity of an existing parcel. Page 111 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 4 SECTION 2. Environmental Review. The lot line adjustment is categorically exempt from environmental review under the California Environmental Quality Act (CEQA) per Guidelines Section 15305 as it is a minor lot line adjustment not resulting in the creation of any new parcels. The project is also categorically exempt from the provisions of CEQA because it consists of the development of the project site consistent with policies and standards applicable to development within the commercial zones, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the project site’s existing topography and location, and project size and design, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: 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-0511-2021 & SBDV-0515-2021). 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 and may be subject to review by the Architectural Review Commission, as deemed appropriate. 2. 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 the Development Review application. 3. 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, cornices, 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 112 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 5 4. Plans submitted for a building permit shall clearly depict the location of all required electric vehicle (EV) ready and EV capable parking required for non-residential uses. Sufficient detail shall be provided about the placement and design of EV equipment and raceway for future supply, to the satisfaction of the Chief Building Official and the Community Development Director. 5. The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the subm ittal of Planning and Building permits for tenant changes or improvements, and/or each business license, to ensure the site does not become under-parked. 6. All surface parking spaces must be available for common use and not exclusively assigned to any individual use. 7. 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. 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 b ike 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. 8. The locations of all lighting, including bollard style landsc aping 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. 9. Mechanical and electrical equipment shall be located internally to the build ing to the greatest extent possible. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line -of- sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. Page 113 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 6 10. 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. 11. The applicant shall submit a landscaping plan containing an irrigation system plan with submittal of working drawings for a building permit. 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. The surfaces and finishes of hardscapes shall be included on the landscaping plan. 12. 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). 13. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 14. Any new proposed signage shall be re viewed 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 signage to the Architectural Review Commission for review if it seems excessive or out of character with the project. Housing Programs – Community Development Department 15. Prior to the issuance of building permits, the applicant shall pay the required Inclusionary Housing In-lieu fee. City Arborist – Public Works 16. Prior to building permit issuance, the applicant shall obtain a tree removal permit from the Urban Forestry Division for the removal of the on-site trees. Page 114 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 7 17. Plans submitted for a building permit shall provide replanting of 14 new trees, with 50% of all new tree plantings to be of a native species. The replanting plans shall also provide 50% of all new tree plantings of a minimum size of 36 -inch box, and all remaining trees shall be a minimum size of 15 -gallon, subject to the satisfaction of the City Arborist and Public Works Director. Engineering Division – Public Works/Community Development 18. The building plan submittal shall show and note compliance with all requirements and conditions of the Lot Line Adjustment (LLA) entitlement per SBDV-0515-2021. 19. Unless otherwise approved for deferral by the Building Official/Fire Marshal, the LLA shall be recorded prior to building permit issuance. 20. The building plan submittal shall show and label all property lines, dedications, public easements, and private easements in accordance with the Lot Line Adjustment SBDV-0515-2021. The building plans shall show and label all existing and proposed survey monumentation for reference. The plan shall note the required monument preservation or replacement for any disturbed monuments 21. Projects involving the construction of new structures requires that complete frontage improvements be installed, or that existing improvements be upgraded per city standard Municipal Code 12.16.050. 22. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. Contact the Engineering Division at the Community Development Department to set up a site visit to discuss sections be repaired or replaced. All areas to be repaired or replaced shall be shown on the building plan submittal for reference. 23. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be sho wn. Existing underground services shall be shown along with any proposed alterations or upgrades. Wire services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 24. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Drainage from the trash enclosure shall comply with the City Engineering Standard 1010.B regarding water quality treatment prior to discharge to the storm drain system or gutter. 25. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the Page 115 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 8 neighboring high point elevation or grade break at the yard areas and draina ge arrows to show historic drainage and any run -on. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 26. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 27. The project drainage report and plans shall include analysis of the run-on from the adjacent property to the north. The project plans shall show how the tributary run-on will be collected and conveyed in a non -erosive manner to new or existing drainage outlets. The PCR compliance strategy shall fully treat any ru n-on unless collected and conveyed to by-pass the project site. Contact this office to discuss any options regarding partial treatment of the run-on. 28. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to building permit issuance. 29. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials. pervious paving materials are recommended for surface parking lots for water quantity and/or quality control purposes and within the area of the root zone/tree canopy of existing and proposed tree plantings 30. The proposed tree removals are supported by the City with the compensatory tree planting as shown and conditioned. Street trees are ge nerally required at the rate of one street tree for each 35 lineal feet of street frontage. 31. The building plan submittal shall show all existing trees to be removed and trees to be retained and compensatory plantings. The plan shall show any neighboring trees with canopies/root zones within the area of construction disturbance. Tree preservation measures shall be shown and noted on the building plans to the satisfaction of the City. Utilities Department 32. 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 inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. Page 116 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 9 33. Plans submitted for a building permit shall identify a solid waste enclosure that accommodates up to three waste streams (trash, recycling, and organic waste), subject to the satisfaction of the Utilities Director. Lot Line Adjustment – Engineering & Fire 34. The lot line adjustment (LLA) shall be finalized with either a parcel map or a lot line adjustment agreement. The parcel map preparation and documentation shall be in accordance with the City’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S. Customary Units in accordance with the current City Engineering Standards. If the agreement is pursued, the applicant shall submit a "Declaration of Lot Line Adjustment," along with recording and processing fees and an 8½ x 11 map exhibit suitable for recording, to the Engineering Development Review Division for review, approval, and recordation, based on samples available in the Community Development Department. 35. The parcel map or lot line adjustment agreement exhibits and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 36. A beneficiary consent to LLA shall be recorded concurrent with or prior to recordation of the LLA agreement or parcel map, if applicable. 37. A separate application, checklist, supporting documents, and a review fee shall be submitted to the Engineering Division to process the final action and recorda tion(s) related to the preliminary lot line adjustment map. 38. The submittal shall include a current title report. An electronic copy of the title report with embedded links to referenced documents is preferred. If not available, the submittal shall include a copy of each of the pertinent referenced documents. 39. Any easements including but not limited to provisions for all public and private utilities, wire utilities, access, grading, drainage, slope banks, construction, common driveways, and maintenance of the same shall be shown on the map and/or shall be recorded separately prior to or concurrent with the map or LLA Agreement recordation as applicable. Said easements may be provided for in part or in total as blanket easements. 40. In the absence of a blanket easement, a detailed exhibit of all utilities and utility company meters will be required. Specific easements may be proposed to follow existing or proposed utility locations. Building permits may be required for utility upgrades and/or relocations. If required, said permits shall be issued based on plans approved by the Building Division. Permits authorizing any required work shall receive final inspection approvals to the satisfaction of the Building Official prior to recordation of the map or Lot Line Adjustment Agreement, if applicable. Page 117 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 10 41. Building setbacks, eave overhangs, exterior wall protection, utility locations, and utility relocations or easements, if applicable, shall be shown to comply with all codes and ordinances for all properties included on the map or Lot Line Adjustment Agreement to the satisfaction of the Building Official. 42. Exterior wall rating and fire riser relocation shall be complete d prior to map recordation. Indemnification 43. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense a gainst an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 23rd day of March, 2022. _____________________________ Tyler Corey, Secretary Planning Commission Page 118 of 215 6,7( %21(77,'5,9( (0 3 5 ( 6 $  ' 5 , 9 ( 35$'252$' (03/(2675((7 68 ( / ' 2  6 7 5 ( ( 7 *5$1$'$'5,9( 6+,*8(5$675((7 0(,661(5/$1( 35$'252$' 6+((7180%(5 6+((77,7/( -2%12 '$7( 6&$/( 5(9,6,216  7( / ( 3 + 2 1 (                    + L J X H U D  6 W U H H W   6 X L W H  '  ‡ 6 D Q  / X L V  2 E L V S R   & $                        $ 0    * $5 & + , 7 ( & 7 8 5 $ /  5 ( 9 , ( :  0 $ - 2 5   1 '  6 8 % 0 , 7 7 $ / 7,7/(6+((7       ( P S U H V D  ' U L Y H '(6&5,37,21 '$7( $31 ‡ &855(173$5&(/6,=(6) ‡ 352326('3$5&(/6,=(6) ‡ *(1(5$/=21(&6 ‡ 63(&,),&=21(&663 +,*8(5$&200(5&(3$5. ‡ (;,67,1*86(9$&$17/27 ‡ 352326('86(&200(5&,$/%8,/',1*:,7+6833257,1*6(59,&(63$5.,1* '(9(/230(1767$1'$56 081,&,3$/&2'( 0,1,0806(7%$&.6 )5217:+(5(12%8,/',1*$'-2,16)7 UHTXLUHPHQWIRUSDUNLQJORWDQGVLJQV %8,/',1*6” IHHWLQKHLJKWIHHW %8,/',1*6!IHHWLQKHLJKWIHHW ,17(5,256,'( 5($5126(7%$&. &251(5/27 675((76,'(6$0($6)5217 0$;,080%8,/',1*+(,*+7 )7 0$;,080/27&29(5$*(  6)$//2:('6)352326(' 0$;,080)/225$5($5$7,2  6)$//2:('6)352326(' 0,1,080/27$5($ 6) +,*8(5$&200(5&(3$5.63(&,),&3/$15(*8/$7,216 0$;,080%8,/',1*+(,*+7 )7 0,1,080/27$5($ 6) 0,1,080/27)5217$*( :,'7+ )7 0,1,080 0$;,080/27'(37+5$7,2 )712*5($7(57+$15$7,2 0$;,080%8,/',1*/27&29(5$*( (;&(37:+(5(63(&,),&$//<$33529(' %<7+($5&+,7(&785$/5(9,(:&200,66,21 $&78$/&29(5$*(,6 5(48(67,1*(;&(37,21$6$//2:(',163(&,),&3/$1 0,1,080/$1'6&$3,1* 2)727$//27$5($5(48,5(' 6) 6)3529,'(' 0,1,080675((7<$5'6 :+(5(12%8,/',1*$'-2,16)7 :+(5(%8,/',1*)7+,*+25/(66$'-2,16)7 :+(5(%8,/',1*025(7+$1)7+,*+$'-2,16)7 27+(5<$5'6 6,'( 5($50$<%(5('8&('72=(52)((781/(6627+(5:,6( 35(&/8'('%<5(48,5(0(1762)7+(&,7< 6%8,/',1*&2'(6 =21,1*&2'($1$/<6,6 352-(&7'(6&5,37,21 7KH3URMHFWVLWHLVORFDWHGZLWKLQWKH+LJXHUD&RPPHUFH3DUN6SHFLILF3ODQDQGFRQVLVWVRIDVLQJOH WZRVWRU\FRPPHUFLDOEXLOGLQJFRPSULVHGRIVTXDUHIHHWRIJURVVJURXQGIORRUDUHDDQG VTXDUHIHHWRIJURVVVHFRQGIORRUDUHDIRUDWRWDORIWRWDOJURVVVTXDUHIHHW7KHXVHRIWKH EXLOGLQJLVDQWLFLSDWHGWREHPDQXIDFWXULQJLQGXVWULDODQGVXSSRUWLQJRIILFHVSDFH7KH 3URMHFWVLWHLVFXUUHQWO\DYDFDQWXQGHYHORSHGORWZLWKH[LVWLQJXWLOLW\FDELQHWVRQWKHVRXWKHDVWFRUQHU RIWKHVLWH$ORWOLQHDGMXVWPHQWLVDOVREHLQJSURFHVVHGZLWKWKHFLW\EHWZHHQWKH(PSUHVDVLWH DQGWKHDGMDFHQW(PSUHVDVLWHZKLFKLVXQGHUFRPPRQRZQHUVKLS$VPDOOVTXDUHIHHW EXLOGLQJZLOOEHUHPRYHGRQWKHSRUWLRQRIWKHVLWHWKDWZLOOPRYHIURPWR(PSUHVDXSRQWKH UHFRUGLQJRIWKHORWOLQHDGMXVWPHQW7KH3URMHFWLQFOXGHVDVXUIDFHSDUNLQJORWODQGVFDSHGDUHDV DURXQGWKHEXLOGLQJVDQGRXWGRRUSDWLRVIRUHPSOR\HHEUHDNVSDFH 67$7(0(17 7KHSURMHFWGHYHORSPHQWWHDPLVUHTXHVWLQJDQH[FHSWLRQWRWKHORWFRYHUDJHVWDQGDUGDVVWDWHG LQWKH6SHFLILF3ODQ7KHDFWXDOORWFRYHUDJHSURSRVHGLV7KLVH[FHSWLRQLVSURYLGHGIRULQWKH 6SHFLILF3ODQ$SDUNLQJUHGXFWLRQLVEHLQJUHTXHVWHG$QH[FHSWLRQWRWKHPLQLPXPVWUHHW\DUG GLPHQVLRQLVEHLQJUHTXHVWHGLQWZRDUHDVLQRUGHUWRDOORZIRUDFRUQHUWRZHUDVDQDUFKLWHFWXUDO IHDWXUH7KHSURSRVHGEXLOGLQJKDVWZRFRUQHUWRZHUVDERYHIHHWLQKHLJKWDSRUWLRQRIZKLFKVLWV EHKLQGWKHIHHWVHWEDFNOLQHEXWZLWKLQWKHIHHWVHWEDFNOLQH *(1(5$/6+((76 6KHHW 1XPEHU 6KHHW1DPH * 7,7/(6+((7 $5&+,7(&785(6+((76 6KHHW 1XPEHU 6KHHW1DPH $ (;,67,1*6,7(3/$1 $ $5&+,7(&785$/6,7(3/$1 $ /(9(/%8,/',1*3/$1 $ /(9(/%8,/',1*3/$1 $ (;7(5,25(/(9$7,216 $ (;7(5,25(/(9$7,2166(&7,21 $ 3(563(&7,9(9,(:6 $ 3(563(&7,9(9,(:6 $ &21&(378$//$1'6&$3(3/$1 $ '(7$,/6$1',55,*$7,21&$/&8/$7,216 6+((7,1'(; 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DATE SCALE REVISIONS 7( / ( 3 + 2 1 (                   + L J X H U D  6 W U H H W   6 X L W H  ' ‡  6 D Q  / X L V  2 E L V S R   & $       AR C H I T E C T U R A L R E V I E W ( M A J O R ) 2 N D S U B M I T T A L   34 9 0 E m p r e s a D r i v e '(6&5,37,21 '$7( &   ,1)((7 ,1&+ )7     /27/,1( $'-8670(17 3/$1 PROPERTY DESCRIPTION: /276$1'2)+,*8(5$&200(5&(3$5.75$&712$65(&25'(',1 %22.2)0$36$73$*(,17+(&,7<2)6$1/8,62%,632&2817<2)6$1 /8,62%,63267$7(2)&$/,)251,$ SURVEY INFORMATION: 7232*5$3+,&6859(<3(5)250('-8/<%<$%29(*5$'( (1*,1((5,1* %(1&+0$5. 7+(%$6,62)(/(9$7,216)257+,66859(<,6$&+,6(/(' ; ,17+(6,'(:$/.6+2:1$632,17180%(5+(5(21 +$9,1*$1(/(9$7,212))((7 %281'$5< %281'$5</,1(6+2:1,6%$6('21%281'$5<6859(< &855(17/<,1352*5(663(50$1(170$5.(56:,//%( 6(7$7$//3523(57<&251(56$1'$5(&25'2) 6859(<:,//%(68%0,77('727+(&2817<2)6$1/8,6 2%,632$65(48,5('%<67$7(/$: PROJECT TEAM: 2:1(5 (035(6$675((7//& &2563$8/&203$1<,1& +,*8(5$675((768,7(' 6$1/8,62%,632&$ &,9,/(1*,1((5 6&277672.(63( $%29(*5$'((1*,1((5,1* +,*8(5$675((7 6$1/8,62%,632&$ 6859(<25 -())5(<:<$173/6 $%29(*5$'((1*,1((5,1* +,*8(5$675((7 6$1/8,62%,632&$ PROJECT INFORMATION: $''5(66  (035(66'5,9( 6$1/8,62%,632&$ $31   *5266727$/$5($ DF DF 180%(52)/276  $3352;,0$7(/276,=( DF )/22'=21( =21(; )/22'0$3 &* /27/,1($'-8670(170$3  (035(6$'5,9(&$ $31  126&$/( 9,&,1,7<0$3 Page 120 of 215 63$&( ))  7& 0$7&+ ( 63$&( ))  7& 0$7&+ ( 7& )/ 7& )/ 7& 0$7&+ ( 7& )/ 7& )/ )6 )6 )6)6 )6  )6 )6 0$7&+ ( )6 0$7&+ ( 7& )6 )6 0$7&+ (  7&)6  7&)6  )6 7& )6 7& )6  )6  )6  )6  )6  )6  7&)6 7& )6 )6 0$7&+ (  )6  )6  )6  )6 7& 0$7&+ (  )6  )6 7& 0$7&+ ( )6 0$7&+ (  )6  )6 )/ 0$7&+ (  )/ )6 0$7&+ ( )6 0$7&+ ( )6 0$7&+ (  )/  7*  )6 0$; 5$03 7& )6 7& )6 7& )6 )6 0$7&+ (  )67& )6 7& )6      )6  )6  7&)6  7* )6 7& )/  0$;   0 , 1  0 $ ;   0 , 1  0 $ ;  0$; )6  )* 7& )/  )6  )6  0$; 7& 7*  )6 7& )67& )6 7& )6  0$; 9& 7: )*  )6  )6  7&)6 7& )6  7&)6 7* )* 7& )6 1ƒ : 1 ƒ      (       1ƒ : 1 ƒ      :       1 ƒ      :       1 ƒ      (       1 ƒ      (       1 ƒ      (       ' ƒ 5  /  1ƒ : 5  /  ' ƒ  1 ƒ      :       1ƒ : 1 ƒ      (        1 ƒ      :       1 ƒ      (       1 ƒ      :         )6  )6  )6  )6  )6 7: )* 7: )* 7: )*  )6  )*  0$;  )/  9& 7& )6 7* )* (;,67,1*%8,/',1* 725(0$,1 $ $  5:   5  :  &/    & 8 5 %  &/    & 8 5 %  &/&85%  &/&85%                                                         :,'(  :,'(             (;,67,1**5$'( 352326('%8,/',1* ))  6:  %$6,1 3/3/ 3$5.,1* '5,9(:$< &52666(&7,21$$ SHEET NUMBER SHEET TITLE JOB NO. DATE SCALE REVISIONS 7( / ( 3 + 2 1 (                   + L J X H U D  6 W U H H W   6 X L W H  ' ‡  6 D Q  / X L V  2 E L V S R   & $       AR C H I T E C T U R A L R E V I E W ( M A J O R ) 2 N D S U B M I T T A L   34 9 0 E m p r e s a D r i v e '(6&5,37,21 '$7( &   ,1)((7 ,1&+ )7    35(/,0,1$5< *5$',1* '5$,1$*(3/$1 63(&,),&&216758&7,21127(6  (;,67,1*6,7()($785(6725(0$,1&2175$&725723527(&7,13/$&(  0$7&+(;,67,1*&2175$&725729(5,)<0$7&+/2&$7,21$1'(/(9$7,21 35,2572&216758&7,2172(1685(7+(<$5(&216,67(17:,7+3/$1$1'7+$7 6/23(60((7$*(1&<5(48,5(0(176&217$&7(1*,1((5,)&21)/,&76$5( ',6&29(5('  ,167$//'5,9(:$<5$033(5&,7<67$1'$5'6((3/$1)25:,'7+  ,167$//67$1'$5''5,9(:$<3(5&,7<67$1'$5'  ,167$//&85% *877(53(5&,7<67$1'$5'  ,167$//6,'(:$/.3(5&,7<67$1'$5'  ,167$//&85%5$033(5&,7<67$1'$5'$$  ,167$//&21&5(7(&85%3(5'(7$,/  ,167$//&21&5(7()/86+&85%3(5'(7$,/  ,167$//&21&5(7(&5266*877(53(5'(7$,/ 75$16,7,21)520)8//&85%72)/86+&85%,1)((70,10$,17$,10$; 6/23(,1',5(&7,212)75$9(/ 75((72%(5(029('&2175$&72572&225',1$7(:,7+/2&$/$*(1&<)25 3(50,75(48,5(0(176  ,167$//%2//$5'3(5'(7$,/  ,167$//5(48,5('/$1',1*6$7'225:$<6723$1'%277202567$,56$1' 5$036$725/(66,1$//',5(&7,2163(5$5&+,7(&785$/'(7$,/6 &2175$&725729(5,)<6,=($1'/2&$7,2135,2572&216758&7,21  ,167$//75$6+(1&/2685(3(5$5&+,7(&785$/3/$13529,'(&21&5(7( )/$7:25. 9(+,&/( 3(5'(7$,/6(($5&+,7(&785$/3/$1)256&25,1*$1' &2/252)&21&5(7( ,167$//&21&5(7()/$7:25. 3('(675,$1 3(5'(7$,/6(($5&+,7(&785$/ 3/$1)256&25,1*$1'&2/252)&21&5(7( ,167$//$63+$/7&21&5(7( $& 3$9,1*3(5'(7$,/  6$:&87$1'5(029((;,67,1*$&&21&5(7(3$9,1*,1&+(60,1,080)520 )$&(2)&85%$1'$7/($67,1&+(6,172$&203(7(176758&785$/6(&7,21 &2175$&7255(63216,%/()253523(5',6326$/  ,167$//&85%5$03&$6(&3(5'(7$,/ ,167$//$'$5$03667$,56$1'5$,/,1*63(5$5&+,7(&785$/'(7$,/  ,167$//$'$675,3,1*$1'6,*1$*(3(5$5&+,7(&785$/'(7$,/,167$//$'$ 3$5.,1*63$&($1'3$7+2)75$9(/$725/(66,1$//',5(&7,2163(5 $5&+,7(&785$/'(7$,/6$//$'$3$5.,1*63$&(6$1'3$7+2)75$9(/72%( ,167$//(',1&21&5(7()/$7:25. 9(+,&/( 3(5'(7$,/&2175$&72572 9(5,)<5(48,5('',0(16,216$1'/2&$7,2135,2572&216758&7,21 ,167$//5(7$,1,1*:$//3(56758&785$/'(7$,/&2175$&72572&225',1$7( &211(&7,212):$//'5$,172'$</,*+72567250'5$,16<67(0 ,167$//3$5.,1*/27675,3,1*3(5'(7$,/ ,167$//0,'67$7(&21&5(7(3$5.,1*/27%803(525$33529('(48$/ ,167$//3(5'(7$,/  Page 121 of 215 63$&( ))  63$&( ))  ::::::::::::::::::::: : : : : : : : : : : : : : : : : : ********************* * * * * * * * * * * * * * * * * 66 66 66 66 66 66 66 66 66 66 66 66 66 66 6666666666666666666666666666666666666666 ,19 ,19 ,19 7* ,19RXW ,19LQ 6803 7* ,19  ,19 7* ,19 7* ,19    3 9 &  6 6    3 9 &  : 6 7* ,19 1ƒ : 1 ƒ      (       1ƒ : 1 ƒ      :       1  ƒ      :       1 ƒ      (       1 ƒ      (       1 ƒ      (       ' ƒ 5  /  1ƒ : 5  /  ' ƒ  1 ƒ      :       1ƒ : 1 ƒ      (        1 ƒ      :       1 ƒ      (       1 ƒ      :        81 ' ( 5 * 5 2 8 1 '  & + $ 0 % ( 5 6      & + $ 0 % ( 5  , 1 9 ( 5 7      5 2 & .  % $ 6 ( ,19 7* ,19RXW ,19LQ 6803 (;,67,1*%8,/',1* 725(0$,1  5:   5  :  &/    & 8 5 %  &/    & 8 5 %  &/&85%  &/&85% : ::::::: :::::: ***** 66 66 66 66 66 66 *$6 :6 7* ,19 7* ,19 ,19 ,19 ,19 ,19 5,0 ,19 ):                              38(  38 ( SHEET NUMBER SHEET TITLE JOB NO. DATE SCALE REVISIONS 7( / ( 3 + 2 1 (                   + L J X H U D  6 W U H H W   6 X L W H  ' ‡  6 D Q  / X L V  2 E L V S R   & $       AR C H I T E C T U R A L R E V I E W ( M A J O R ) 2 N D S U B M I T T A L   34 9 0 E m p r e s a D r i v e '(6&5,37,21 '$7( &   ,1)((7 ,1&+ )7    35(/,0,1$5< 87,/,7<3/$1 63(&,),&&216758&7,21127(6  ,167$//[6,'(:$/.81'(5'5$,13(5&,7<67$1'$5'  ,167$//:$7(50(7(5 6(59,&(3(5&,7<67$1'$5'  ,167$//),5(+<'5$173(5&,7<67$1'$5'  ,167$//),5(:$7(56(59,&(3(5&,7<67$1'$5'  ,167$//6(:(5/$7(5$/3(5&,7<67$1'$5'  ,167$//6&+39&:$7(53,3(3(53,3(,175(1&+'(7$,/  ,167$//&'539&:$7(53,3(3(53,3(,175(1&+'(7$,/,167$// 7+5867%/2&.$7$//%(1'63(5'(7$,/&225',1$7(:,7+),5( 635,1./(5(1*,1((5)25''&9 )'&21),5(5,6(53,3(  ,167$//)86('+'3(6(:(53,3(3(53,3(,175(1&+'(7$,/  ,167$//6(:(5&/($1287 $'-86787,/,7<72352326('*5$'( ,167$//0,'67$7(&21&5(7(648$5(&$7&+%$6,1:,7+*5$7( ,167$//3(50$18)$&785(5 6,16758&7,216 ,167$//+'3(67250'5$,13,3(81/(6627+(5:,6(127('213/$1 3(53,3(,175(1&+'(7$,/ &216758&781'(5*5281'6725$*(%$6,1,167$//:,7+)/$7%27720 6(7%277202)&+$0%(5672,19(576+2:1213/$16  ,167$//[ 0,'67$7(&21&5(7( 6$1'75$3%$6,125$33529(' (48$/3529,'(62/,'0$1+2/(*5$7(6)25$&&(66,167$//3(5 0$18)$&785(5 6,16758&7,216 ,167$//&$67,5213,3(7+528*+:$//'5$,1$7%$&.&251(52) 75$6+(1&/2685(72287/(7,172/$1'6&$3,1* ,167$//*$6/,1(&225',1$7(:,7+*$6&203$1<35,2572 &216758&7,21  ,167$//75(1&+'5$,1:,7+75$)),&5$7('*5$7( ,167$///$1'6&$3(:$7(50(7(5 6(59,&(3(5&,7<67$1'$5' 3527(&7,13/$&((;,67,1*87,/,7<6(59,&( 5(029((;,67,1*),5(:$7(5/,1($)7(55,*+72):$</,1( 5(/2&$7( 72&211(&7721(:),5(5,6(5/2&$7,21  Page 122 of 215                 0775(( 75(( 0775(( 75(( 75(( 0775((0775(( 75(( 0775(( 75(( 0775(( 75(( 3,1( 3,1( 072$. 076&58%2$. 072$.                                                                                                                                                                          )/&* 676*1 7(/%2; 7(/%2;7(/%2; )/&*)/&* )/&* )/&* )&/ )$3 ) *' *' *' *' /,3 /,3 )/7& *' *' *' *' *' *' '/2$. 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DATE SCALE REVISIONS 7( / ( 3 + 2 1 (                   + L J X H U D  6 W U H H W   6 X L W H  ' ‡  6 D Q  / X L V  2 E L V S R   & $       AR C H I T E C T U R A L R E V I E W ( M A J O R ) 2 N D S U B M I T T A L   34 9 0 E m p r e s a D r i v e '(6&5,37,21 '$7( &   ,1)((7 ,1&+ )7     /27/,1( $'-8670(17 3/$1 PROPERTY DESCRIPTION: /276$1'2)+,*8(5$&200(5&(3$5.75$&712$65(&25'(',1 %22.2)0$36$73$*(,17+(&,7<2)6$1/8,62%,632&2817<2)6$1 /8,62%,63267$7(2)&$/,)251,$ SURVEY INFORMATION: 7232*5$3+,&6859(<3(5)250('-8/<%<$%29(*5$'( (1*,1((5,1* %(1&+0$5. 7+(%$6,62)(/(9$7,216)257+,66859(<,6$&+,6(/(' ; ,17+(6,'(:$/.6+2:1$632,17180%(5+(5(21 +$9,1*$1(/(9$7,212))((7 %281'$5< %281'$5</,1(6+2:1,6%$6('21%281'$5<6859(< &855(17/<,1352*5(663(50$1(170$5.(56:,//%( 6(7$7$//3523(57<&251(56$1'$5(&25'2) 6859(<:,//%(68%0,77('727+(&2817<2)6$1/8,6 2%,632$65(48,5('%<67$7(/$: PROJECT TEAM: 2:1(5 (035(6$675((7//& &2563$8/&203$1<,1& +,*8(5$675((768,7(' 6$1/8,62%,632&$ &,9,/(1*,1((5 6&277672.(63( $%29(*5$'((1*,1((5,1* +,*8(5$675((7 6$1/8,62%,632&$ 6859(<25 -())5(<:<$173/6 $%29(*5$'((1*,1((5,1* +,*8(5$675((7 6$1/8,62%,632&$ PROJECT INFORMATION: $''5(66  (035(66'5,9( 6$1/8,62%,632&$ $31   *5266727$/$5($ DF DF 180%(52)/276  $3352;,0$7(/276,=( DF )/22'=21( =21(; )/22'0$3 &* /27/,1($'-8670(170$3  (035(6$'5,9(&$ $31  126&$/( 9,&,1,7<0$3 Page 133 of 215 Page 134 of 215 DR A F T Minutes – Tree Committee Regular Meeting of February 28, 2022 Page 1 Minutes TREE COMMITTEE Monday, February 28, 2022 Regular Meeting of the Tree Committee CALL TO ORDER A Regular Meeting of the San Luis Obispo Tree Committee was called to order on Monday, February 28, 2022 at 5:30 p.m. via teleconference, by Chair Alan Bate. ROLL CALL Present: Committee Members Elizabeth Lucas, Emily Rosten, Sadie Mae Weller, Vice Chair Daniel Canella, and Chair Alan Bate (two vacant seats) Absent: NONE Staff: Anthony Whipple, Acting City Arborist and Teresa Purrington, City Clerk APPROVAL OF MINUTES 1. Consideration of the Minutes of the Tree Committee Meeting of January 24, 2022 ACTION: UPON MOTION OF VICE CHAIR CANELLA SECONDED BY COMMITTEE MEMBER ROSTEN, CARRIED 5-0-0 (with two vacant seats), the Tree Committee approved the Minutes of January 24, 2022. PUBLIC COMMENT ON NON-AGENDA ITEMS None --End of Public Comment-- NEW BUSINESS 2. New Business: 3490 Empresa Drive (ARCH-0516-2021). Review the proposed removal of 10 trees and replanting of 14 trees. Tree removals are proposed to facilitate an office/warehouse development consisting of 16,741 square feet of commercial space, with associated parking and onsite landscaping. (Kyle Bell, Associate Planner) Recommendation: Recommend the Planning Commission find the proposed tree removals and compensatory planting plan as part of the 3490 Empresa Drive Development Project consistent with the Tree Regulations. The Tree Committee may provide recommended considerations or condition(s) related to the tree removals and compensatory planting. Page 135 of 215 DR A F T Minutes – Tree Committee Regular Meeting of February 28, 2022 Page 2 Associate Planner Kyle Bell provided a presentation and responded to questions from the Committee. PUBLIC COMMENT None --End of Public Comment-- The Applicant, Chris Hoover, provided an overview of the project and responded to questions from the Committee. ACTION: UPON MOTION OF VICE CHAIR CANELLA, SECONDED BY COMMITTEE MEMBER LUCAS, CARRIED 4-1 (Chair Bate voting No and two vacant seats), the Tree Committee to recommend to the Planning Commission approve the application for tree removal with the requirement that at least 50% of the required replacement be native species and 36-inch box and the remainder could be 15-inch box. TREE REMOVAL APPEAL 3. 3150 Rockview Pl. Review an appeal of the City Arborist’s decision to approve removal of one (1) Sweet Gum tree (liquidambar styraciflua). Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- ACTION: UPON MOTION OF VICE CHAIR CANELLA, SECONDED BY COMMITTEE MEMBER ROSTEN, CARRIED 4-1 (Chair Bate voting No and two vacant seats), the Tree Committee denied the appeal and uphold the City Arborist’s decision to approve the removal of the tree. 4. 384 Santa Maria Ave. Review an appeal of the City Arborist’s decision to deny removal of one (1) Eucalyptus tree (eucalyptus polyanthemos). Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- The Appellant, Leslie O’Connor, provided an overview of the appeal. Page 136 of 215 DR A F T Minutes – Tree Committee Regular Meeting of February 28, 2022 Page 3 ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY COMMITTEE MEMBER ROSTEN, CARRIED 3 – 2 (with Member Weller and Chair Bate voting No and two vacant seats), the Tree Committee approved the appeal for removal with a three to one replacement with 24-inch box trees from the City’s Authorized Tree list. 5. 861 Pepper St. Review an appeal of the City Arborist’s decision to deny removal of one (1) Aleppo pine tree (pinus halepensis). Member Weller recused herself from this item as she lives within 500 feet of the property. Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- The Appellant, Patricia Kohlen, provided an overview of the appeal. ACTION: UPON MOTION OF CHAIR BATE, SECONDED BY VICE CHAIR CANELLA, CARRIED 4-0-1 (With Member Weller recused and two vacant seats), the Tree Committee denied the appeal and uphold the City Arborist’s decision to deny removal. 6. 1010 E. Foothill Blvd. Continued review of an appeal of the City Arborist’s decision to deny removal of one (1) Comphor tree (Cinnamomum camphora). Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- The Appellant, Bob Hill, provided an overview of the appeal. ACTION: UPON MOTION OF VICE CHAIR CANELLA, SECONDED BY COMMITTEE MEMBER LUCAS CARRIED 5 – 0 (with two vacant seats), the Tree Committee to approved the appeal with the replanting plan submitted with the additional condition that two of the trees be a larger species (24-inch box with a minimum mature height of 20 feet.) COMMENT AND DISCUSSION 4. Arborists Report: • Operations update: WCA Inventory, Stump grinding and Planting. Page 137 of 215 DR A F T Minutes – Tree Committee Regular Meeting of February 28, 2022 Page 4 ADJOURNMENT The meeting was adjourned at 7:16 p.m. The next Regular Meeting of the Tree Committee will be held on Monday, March 28 , 2022 at 5:30 p.m . at City Hall, 990 Palm Street, San Luis Obispo . APPROVED BY THE TREE COMMITTEE: XX/XX/2022 Page 138 of 215 PLANNING COMMISSION AGENDA REPORT SUBJECT: PLANNING COMMISSION CONSIDERATION OF THE 2021 GENERAL PLAN ANNUAL REPORT PROJECT ADDRESS: Citywide BY: Graham Bultema, Assistant Planner Phone Number: 805-781-7111 Email: gbultema@slocity.org FILE NUMBER: GENP-0076-2022 FROM: Tyler Corey, Deputy Director RECOMMENDATION Receive and file the 2021 General Plan Annual Report for final review and acceptance by the City Council. 1.0 COMMISSION'S PURVIEW The Planning Commission provides input on long range planning efforts, such as specific plans, community plans and all elements of the General Plan. The purpose of this agenda item is to provide an opportunity for the Planning Commission to review the proposed 2021 General Plan Annual Report before forwarding to the City Council for acceptance. 2.0 SUMMARY California Government Code Section 65400 requires that cities submit an annual report (Attachment A) on the status of their General Plan and progress in its implementation to the Governor’s Office of Planning and Research and Department of Housin g and Community Development. Prior to submittal to the state, the annual report must be presented to the City Council for review and acceptance. As a procedural matter, staff is bringing this annual report to the Planning Commission for receipt and accepta nce prior to the Council given the role of the Commission as advisory to the Council in planning matters, including implementation of the General Plan. Preparation of the General Plan Annual Report is also consistent with City of San Luis Obispo’s General Plan Land Use Element Policy 11.3 – Annual Report. The General Plan Annual Report is strictly a reporting document and does not create or modify any City goals or policies found within the General Plan. 3.0 PREVIOUS REVIEW According to Land Use Element Policy 11.3 the City shall prepare an annual report on the status of the General Plan, which is to include the following items: A) A summary of private development activity and a brief analysis of how it helped meet General Plan goals; B) A summary of major public projects and a brief analysis of how they contributed to meeting General Plan goals; Meeting Date: 3/23/2022 Item Number: 4c Time Estimate: 30 minutes Page 139 of 215 Item 4c GENP-0076-2022 Planning Commission Report – 3/23/22 C) An overview of programs, and recommendations on any new approaches that may be necessary; D) A status report for each General Plan program scheduled to be worked on during that year, including discussion of whether that program's realization is progressing on schedule, and recommendations for how it could better be kept on schedule if it is lagging; E) A status report on how the City is progressing with impleme nting its open space preservation policies and programs; F) Updated population or other information deemed important for the Plan. The General Plan Annual Report is an opportunity for the City to keep the General Plan current by reflecting on how well the Plan continues to meet the City’s goals and objectives. It is also an opportunity to review how well the programs identified in the Plan are being implemented and to determine if programs are still relevant or if priorities should be reassigned. In addition, assessment of the implementation of the General Plan informs the City Council about the availability of resources and about programs and projects that might be initiated as the City develops a new financial plan. During the budgeting process, City Council reviews the progress being made to implement the General Plan and decides whether or not to move forward with additional work programs over the next two years. 4.0 PROJECT ANALYSIS The General Plan contains an array of policies and implementing programs covering most types of City actions. General Plan implementation supports the quality of life objectives for the community that serve as the foundation for the General Plan. Activities undertaken by the City through its Capital Improvement Program projects, project plans and studies, facility maintenance and management, and inter-agency coordination each play a part in the General Plan Implementation. The General Plan Annual Report touches o n the major programs that saw activity in 2021. The report is organized around the following key implementation areas:  General Plan Element Updates  Community Development Department  Planning and Building Activity  Regional Housing Needs Allocation (RHNA) Progress  Housing Element Program Implementation  Residential Growth  Non-Residential Growth  Specific Plan Implementation & Development  Municipal Code Updates  Climate Action Plan  Economic Development  Policy Initiatives  Water Supply  Circulation  Safety  Neighborhood Wellness Page 140 of 215 Item 4c GENP-0076-2022 Planning Commission Report – 3/23/22  Conservation & Open Space Protection  Parks & Recreation In 2021, the City continued to make progress implementing General Plan Programs. The City continued work and public outreach on the Parks and Recreation Element and Master Plan update, also termed “Parks + Recreation Blueprint for the Future: 2021- 2041”. The Parks and Recreation Blueprint for the Future was adopted by the City Council in July 2021. The City also continued working on the Safety Element update throughout 2021, including continued community outreach efforts as part of a project called “Stories of a Resilient SLO”. The City anticipates that the Safety Element will be renamed the “Community Resilience and Public Safety Element” and is targeted to be completed in 2022. The City’s 6th Cycle Housing Element was adopted by the City Council in November 2020. In 2021, City staff continued to coordinate with the California Department of Housing and Community Development (HCD) regarding remaining minor changes required for state certification. In September 2021, HCD determined the City’s adopted 6th Cycle Housing Element to be in full compliance with State Law and certified the document. In response to the COVID-19 pandemic, the Major City Goals from Fiscal Year 2019-21 were reorganized in June 2020 into one Meta Goal of Economic Stability, Recovery, and Resiliency. This Meta Goal was the City’s priority throughout the end of 2020 and the beginning of 2021. The City’s Major City Goals for Fiscal Year 2021-23 were adopted through the FY 2021-23 Financial Plan which was approved in June 2021. These Major City Goals are: Economic Recovery, Resiliency, and Fiscal Sustainability; Diversity, Equity, and Inclusion; Housing and Homelessness; and Climate Action, Open Space, and Sustainable Transportation. These Major City Goals resulted in a significant amount of activity in the General Plan program areas discussed above and will continue to be the City’s top priority throughout FY 2021-23. Development activity in the City continued in 2021 but was reduced compared to previous years. 608 building permits were issued in 2021, a slight 3 percent decrease compared to 2020. Permit reviews for plan check submittals and resubmittals were also slightly reduced in 2021 with 1,426 applications submitted, compared to 1,438 applications submitted in 2020. Based on the Community Development Department’s running total of “finaled” permits for non-residential construction, 65,510 square feet of floor area was added to the City in 2021, yielding a five-year net non-residential growth rate of 2.08 percent (as shown in Figure 2 on page 27). LUE Policy 1.11.4 states that the City Council shall consider establishing limits for the rate of non-residential development if the increase in non-residential floor area for any five-year period exceeds five percent. The City is significantly below the threshold to establish any non-residential growth limit at this time. The Land Use Element policy related to residential growth (LUE 1.11.2) states that the City’s housing supply shall grow no faster than one percent per year, on average , based on established thresholds in Table 3 of the Land Use Element. Based on the Community Development Department’s residential building permit data, the City has maintained an average annual growth rate of 0.81 percent per year since 2015, in compliance with the one percent maximum average annual growth rate. Page 141 of 215 Item 4c GENP-0076-2022 Planning Commission Report – 3/23/22 From 2015 to 2021, the City granted occupancy to 1,621 newly constructed residential units (also accounting for the 36 units that were demolished between 2015 and 2021). Of the 1,621 units constructed between 2015 -2021, 1,207 units were subject to the Growth Management Ordinance. Of the units exempt from the growth management ordinance, 230 units were deed restricted for affordable housing, 181 units were identified as Accessory Dwelling Units or Junior Accessory Dwelling Units, and 3 units were located within the Downtown Commercial (C-D) zone. As of 2021, there are a total of 22,018 residential units subject to the Growth Management Ordinance within the City, where the 2015 LUE estimated 22,416 units for 2021. The City updated the General Plan Land Use and Circulation Elements in 2015, however, some of the housing construction occurring today within the Orcutt Area and the Margarita Area was planned for in the previous General Plan. Due to a variety of factors, some of the development originally planned in the 1994 General Plan is only now under construction. LUE Policy 1.11.2 (Residential Growth Rate) states that the approved specific plan areas may develop in accordance with the phasing schedule adopted by each specific plan, provided that thresholds established by LUE Table 3 are not exceeded. Of the 1,621 units granted occupancy from 2015 to 2021, 692 of the units were located within Specific Plan areas. Housing production has been a Major City Goal for several financial plans and the City has prioritized policies that support new housing production. Lack of affordable housing and workforce housing continues to be an obstacle for many residents in San Luis Obispo. The good news is that the City is purposefully growing in alignment with the community’s long-range plans and highest priorities. Current levels of residential growth are consistent with the City’s Growth Management Ordinance and State obligations to accommodate its Regional Housing Needs Allocation. The City has planned its resources to support a “build out” population of 57,200 residents, while the current State population estimate for the City is 46,058 residents as of January 1, 2021. 5.0 ENVIRONMENTAL REVIEW The California Environmental Quality Act (CEQA) does not apply because the General Plan Annual Report does not constitute a “Project” under CEQA Guidelines Sec. 15378. 6.0 OTHER DEPARTMENT COMMENTS The 2021 General Plan Annual Report was a collaboration from many City departments and divisions, including the Community Development Department, the Public Works Department, the Utilities Department, the Parks & Recreation Department, the Administration Department, the Fire Department, and the Police Departme nt. 7.0 ALTERNATIVES Continue the item and direct staff to make revisions or include additional information. Page 142 of 215 Item 4c GENP-0076-2022 Planning Commission Report – 3/23/22 8.0 ATTACHMENTS A - 2021 General Plan Annual Report Page 143 of 215 Page 144 of 215 City of San Luis Obispo 2021 General Plan Annual Report Page 145 of 215 Community Development Department Our Mission Statement Our mission is to serve all persons in a positive and courteous manner and help ensure that San Luis Obispo continues to be a healthy, safe, attractive, and enjoyable place to live, work, or visit. We help plan the City’s form and character, support community values, preserve the environment, promote wise use of resources, and protect public health and safety. Our Service Philosophy The City of San Luis Obispo Community Development Department (CDD) staff provides high quality service when you need it. We will: • Listen to understand your needs; • Give clear, accurate and prompt answers to your questions; • Explain how you can achieve your goals under the City’s rules; • Help resolve problems in an open, objective manner; • Maintain high ethical standards; and • Work to improve our service. Page 146 of 215 Acknowledgements City Council Erica A. Stewart, Mayor Carlyn Christianson, Vice Mayor Michelle Shoresman Jan Marx Andy Pease Planning Commission Robert Jorgensen, Chair Nicholas Quincey, Vice Chair Emily Francis Hemalata Dandekar Michael Hopkins Mike Wulkan Steven Kahn City Manager Derek Johnson, City Manager Project Management Team Project Lead: Graham Bultema, Assistant Planner Brian Leveille, Senior Planner Shawna Scott, Senior Planner Teresa McClish, Housing Policy & Programs Manager The 2021 General Plan Annual Report was prepared by the Community Development Department for review by the Planning Commission and acceptance by City Council. The Community Development Department’s Long-range Planning Division often takes the lead for staff work involving the General Plan. However, all City departments and advisory bodies are involved in General Plan implementation and have contributed to the 2021 General Plan Annual Report. Page 147 of 215 Staff Contributors Adam Fukushima, Active Transportation Manager Alexander Fuchs, Parking Services Supervisor Austin O’Dell, Interim Transit Manager Brian Amoroso, Operations Captain Bryan Wheeler, Transportation Planner/Engineer III Chris Read, Sustainability Manager Christine Wallace, Neighborhood Outreach Manager Devin Hyfield, Recreation Manager Doug Carscaden, Recreation Supervisor Freddy Otte, City Biologist Gaven Hussey, Parking Program Manager Georgina Bailey, Cannabis Program Coordinator Greg Avakian, Parks and Recreation Director James Blattler, Administrative Analyst Rick Scott, Police Chief Jennifer Metz, Utilities Project Manager Jennifer Rice, Transportation Planner/Engineer III John Mezzapesa, Code Enforcement Supervisor Keith Aggson, Fire Chief Kelsey Nocket, Homelessness Response Manager Kyle Bell, Associate Planner Lee Johnson, Interim Economic Development Manager Luke Schwartz, Transportation Manager Matt Horn, Public Works Director Matheson Bliss, Hazardous Materials Coordinator Meg Buckingham, Administrative Analyst Megan Weeks, Transit Coordinator Meghan Burger, Recreation Manager Michael Codron, Community Development Director Molly Cano, Tourism Manager Owen Goode, Assistant Planner Robert Hill, Sustainability & Natural Resources Official Shawna Scott, Senior Planner Teresa McClish, Housing Policy & Programs Manager Tyler Corey, Deputy Director Vanessa Nichols, Permit Services Coordinator Page 148 of 215 Table of Contents Community Development Department ........................................................................................................ 2 Our Mission Statement .................................................................................................................... 2 Our Service Philosophy .................................................................................................................... 2 Acknowledgements ....................................................................................................................................... 3 City Council ...................................................................................................................................... 3 Planning Commission ....................................................................................................................... 3 City Manager .................................................................................................................................... 3 Project Management Team ............................................................................................................. 3 Staff Contributors ............................................................................................................................ 4 Table of Contents .......................................................................................................................................... 5 List of Figures ................................................................................................................................... 6 List of Tables .................................................................................................................................... 6 Introduction .................................................................................................................................................. 7 Background ................................................................................................................................................... 8 General Plan Element Updates ..................................................................................................................... 9 COVID-19 Pandemic – Local Emergency Response .................................................................................... 11 Community Development Department ...................................................................................................... 13 Planning and Building Activity..................................................................................................................... 15 Regional Housing Needs Allocation (RHNA) Progress ................................................................................ 17 Homelessness Solutions .............................................................................................................................. 21 Housing Element Program Implementation ............................................................................................... 23 Residential Growth ..................................................................................................................................... 25 Non-Residential Growth ............................................................................................................................. 27 Specific Plan Implementation and Development ....................................................................................... 28 Municipal Code Updates ............................................................................................................................. 33 Climate Action Plan ..................................................................................................................................... 36 Economic Development .............................................................................................................................. 37 Policy Initiatives .......................................................................................................................................... 39 Water Supply............................................................................................................................................... 40 Circulation ................................................................................................................................................... 41 Safety ....................................................................................................................................................... 47 Neighborhood Wellness .............................................................................................................................. 58 Conservation & Open Space Protection ..................................................................................................... 60 Parks & Recreation ...................................................................................................................................... 62 Conclusion ................................................................................................................................................... 71 Page 149 of 215 List of Figures Figure 1 - Total Planning Applications Received per Calendar Year, 2019-2021 .......................... 15 Figure 2 - Net Annual Growth Rates of Non-Residential Sectors, 2017-2021 .............................. 27 Figure 3 - Fire Department Twitter Profile Visits, 2019-2021....................................................... 47 Figure 4 - Monthly Noise Party Calls for Service, 2021 ................................................................. 59 List of Tables Table 1 – City Local Emergency Resolutions Adopted Related to the COVID-19 Pandemic, 2020 .................................................................... 12 Table 2 - Plan Check Applications Submitted, 2019-2021 ............................................................ 16 Table 3 - Building Permits Issued, 2019-2021 ............................................................................... 16 Table 4 - Valuation of Construction, 2019-2021 ........................................................................... 16 Table 5 - Progress Towards 6th Cycle Quantified Objectives, 2019-2028 ..................................... 17 Table 6 – Housing Element Program Implementation Progress, 2021 ........................................ 23 Table 7 – LUE Table 3, One Percent City Population Growth Projection ..................................... 25 Table 8 – Residential Growth Rates, 2015-2021........................................................................... 25 Table 9 - Margarita Area Development Status, 2021 ................................................................... 28 Table 10 - Orcutt Area Development Status, 2021 ....................................................................... 29 Table 11 - Avila Area Development Status, 2021 ......................................................................... 30 Table 12 - San Luis Ranch Area Development Status, 2021 ......................................................... 31 Table 13 - City Water Resource Availability, 2021 ........................................................................ 40 Page 150 of 215 Introduction The General Plan is a comprehensive statement of the City’s goals and how those goals will be achieved over the long-term. Policies and programs in the General Plan provide guidance to the public, staff, and decision-makers on development-related issues. The General Plan is adopted and amended by the City Council, after considering recommendations by citizens, appointed advisory bodies, other agencies, and City staff. Each year, the City publishes an Annual Report on the status of its General Plan and provides an overview of actions taken to implement the Plan during the past year , as provided by California Government Code Section 65400. This report is provided to help citizens and City officials gauge progress towards achieving the City’s stated goals and objectives. It is also an opportunity to review how well the Plan’s programs are being implemented. The Annual Report fulfills the requirements of State law, and the General Plan itself. According to Land Use Element Policy 11.3 the City shall prepare an annual report on the status of the General Plan, which is to include the following items: A) A summary of private development activity and a brief analysis of how it helped me et General Plan goals; B) A summary of major public projects and a brief analysis of how they contributed to meeting General Plan goals; C) An overview of programs, and recommendations on any new approaches that may be necessary; D) A status report for each General Plan program scheduled to be worked on during that year, including discussion of whether that program's realization is progressing on schedule, and recommendations for how it could better be kept on schedule if it is lagging; E) A status report on how the City is progressing with implementing its open space preservation policies and programs; F) Updated population or other information deemed important for the plan. Page 151 of 215 Background State law requires each city and county to adopt a general plan that addresses seven topics, typically referred to as “elements.” Additional topics, or general plan elements, may be included. The law also requires general plans to be comprehensive, internally consistent and provide a long-term perspective. The California Governor’s Office of Planning and Research (OPR) publishes General Plan Guidelines, which includes the following basics: • Geographic Comprehensiveness: The general plan must cover all territory in the jurisdiction’s boundaries. • Regionalism: The general plan must take into account regional plans for transportation, air quality and water quality, and must spell out measures needed to meet federal or state standards for the region. • Issue Comprehensiveness: General plans must address the jurisdiction’s physical development over the long term, but because the general plan is the most comprehensive expression of the general welfare, it should also recognize social and economic concerns. • Internal Consistency: All general plan elements must be internally consistent. Each element’s data, analyses, goals, policies, and programs must be consistent and complement one another. This includes consistency with area and specific plans. • Long-Term Perspective: The general plan must address the welfare of current & future generations, although the time- frames may vary between elements. The Housing Element, for instance, must be updated every five to eight years. State law says a City’s general plan should be kept current. The City of San Luis Obispo does this through this annual review process, comprehensive updates, and through amendments. Updates to entire elements are done as needed and include a look at underlying conditions and preferences. Amendments are typically smaller in scope and involve changing one part in a way that fits within the overall framework. Consideration of amendments are triggered by private applications or by direction from the City Council. Changes to the City of San Luis Obispo General Plan require hearings by the Planning Commission and by the City Council. The type of notice provided for the hearings depends on the type of proposed change, but always includes a descriptive item on the meeting agenda, which is published in the newspaper. The City’s website and public access television channel provide additional information. City of San Luis Obispo General Plan Elements Land Use Update Adopted December 2014 Circulation Update Adopted December 2014 Housing Update Adopted November 2020 Conservation and Open Space Revised 2014 Safety Revised 2012 Parks and Recreation Adopted 2021 Water and Wastewater Revised 2018 Noise Adopted 1996 Page 152 of 215 General Plan Element Updates Parks & Recreation Element and Master Plan Update: Parks + Recreation Blueprint for the Future: 2021-2041 On July 6, 2021, City Council adopted the new Parks and Recreation Element and Master Plan Update, now referred to as the Parks and Recreation Blueprint for the Future: 2021-2041. In 2018, the San Luis Obispo Parks and Recreation and Community Development Departments engaged consultant services, WRT, for the purposes of revising and updating the Parks and Recreation Element and Master Plan Update. The Parks and Recreation Commission (PRC) is served as the primary advisory body for this work effort. The purpose for the update of the City’s Parks and Recreation Element and Master Plan was to address current and future needs for the City of San Luis Obispo’s parks, recreation facilities, programs, and services consistent with the objectives outlined in the adopted 2017-2019 and 2019-2021 financial plans. Community engagement, including initial stakeholder meetings, pop- up events, multiple public workshops and forums, and a community survey were conducted from 2018 to 2021 to ensure the community could be engaged in a positive and creative way so that the results are representative of community values, desires, and needs. In March 2021, the Public Review Draft General Plan Element and Master Plan Update was released and introduced to the PRC and the public at PRC meetings. Public workshops were held in spring 2021 for additional community input and a Study Session was held at the May 2021 City Council Meeting. Staff presented the final plan for City Council adoption in July 2021. This General Plan Annual Report falls between a transitional Financial Plan period, thus the Major City Goals for both FY 2017- 19 and FY 2019-21 include: Major City Goals for FY 19-21: Housing – Facilitate the production of housing with an update of the Housing Element, including an emphasis on affordable housing (including unhoused people) and workforce housing through the lens of climate action and regionalism. Climate Action – In response to the climate crisis, continue to update and implement the Climate Action Plan for carbon neutrality, including preservation and enhancement of our open space and urban forest and planning for resilience. Sustainable Transportation – Enhance accessible regional transit, bicycle, and pedestrian mobility to promote a transition to a car-free or shared-car lifestyle and to reduce greenhouse gases. Fiscal Sustainability & Responsibility - Continue to implement the City’s Fiscal Responsibility Philosophy with a focus on efficiencies, strategic economic development, unfunded liabilities, and infrastructure financing (Funding the Future). Downtown Vitality - Support the economic and cultural heart of the City with attention to safety, maintenance, infrastructure, and amenities. Page 153 of 215 Safety Element Update In the Spring of 2020, the City started work on a comprehensive assessment of the community’s vulnerability to climate change impacts called “Resilient San Luis Obispo” through a grant awarded from Caltrans in the amount of $435,250. The City has partnered with the Local Government Commission (LGC), a 501(c)3 non- profit organization who has extensive experience in public engagement in climate change adaptation and in facilitation projects. Additionally, the City is currently participating with the CivicSpark, a statewide program through the LGC for a Fellow to work on the project. The project is also supported by a competitively procured consultant team for technical and climate modeling work, as well as with committed staff resources from the San Luis Obispo Council of Governments. The project includes current and future hazards assessment, comprehensive vulnerability assessment, local and state policy audits, robust community outreach and education, a menu and prioritization of adaptation options and specific integration and work plans. Importantly, the scope of work also includes capacity building for City staff and dissemination to regional partners to ensure implementation. The project, along with the 2019 Hazard Mitigation Plan update, form the technical foundation for the comprehensive update to the Safety and Community Resiliency Element of the General Plan in compliance with SB-379, SB-1035 and other state laws. Major City Goals for FY 21-23: Economic Recovery, Resiliency & Fiscal Sustainability – In collaboration with local partners, continue to support economic recovery for all from the COVID pandemic and support a thriving local economy by supporting local businesses, arts and culture, downtown vitality, practicing fiscal responsibility, paying down unfunded pension liabilities, and investing in critical infrastructure Diversity, Equity, Inclusion (DEI) – In response to our commitment to making San Luis Obispo a more welcoming and inclusive city for all, continue to develop programs and policies to support diversity, equity, and inclusion initiatives and advance the recommendations of the DEI Task Force Housing and Homelessness - To expand housing options for all, continue to facilitate the production of housing, including the necessary supporting infrastructure, with an emphasis on affordable and workforce housing. Collaborate with local non-profit partners and the county, the state, and federal governments to discover and implement comprehensive and effective strategies to reduce chronic homelessness. Climate Action, Open Space, and Sustainable Transportation - To proactively address the climate crisis, continue to update and implement the Climate Action Plan for carbon neutrality, including preservation and enhancement of open space and the urban forest, alternative and sustainable transportation, and planning and implementation for resilience. Page 154 of 215 Community outreach activities completed since the project started have included three community wide surveys, three community-wide forum webinars presentations to community stakeholders, and the solicitation and establishment of a 15-person community Resilience Roundtable supported by community working groups for specific subjects. Through a project feature “Stories of a Resilient SLO” the City continues to solicit stories in various written and video formats to share and promote understanding of how community members have overcome past challenges to inform the project and discuss resiliency. The stories, Baseline Conditions Report, Comprehensive Hazards and Vulnerabilities Report, Adaptation strategies and other information is posted on the project website (https://www.lgc.org/resilient-slo/). The City anticipates that the Safety Element will be renamed the Community Resilience and Public Safety Element and is targeted to be completed in 2022. Housing Element Update On November 17, 2020, City Council adopted the Housing Element (an 8-year plan) and in December 2020, the City submitted the document to Department of Housing and Community Development (HCD) for Final Review and determination of compliance. In March 2021, HCD informed staff that minor, administrative changes were required of the document. Staff worked closely with HCD to complete the necessary changes and submitted the final, revised document for certification in July 2021. On September 3, 2021, the HCD found the City’s adopted 6th Cycle Housing Element in full compliance with State Law. By having a fully compliant Housing Element, the City is eligible for various federal, state, and local funding opportunities for housing. COVID-19 Pandemic – Local Emergency Response In response to the global COVID-19 pandemic in 2020, the City’s Emergency Operations Plan was implemented which established the City Council as the City’s Disaster Council. As part of this plan, the City’s Emergency Operations Center (EOC) was activated, in which the City Manager was designated as the Emergency Services Director and a central command of roles was designated as responsible for carrying out disaster management functions. In response to the pandemic, the City also adjusted the Strategic Plan and Major City Goals in June 2020 as part of the Adopted Supplemental Budget to the 2019-2021 Financial Plan. The Strategic Plan was reorganized into one Meta Goal for 2020-2021 focused on economic and social recovery and building resiliency for the future. This goal addressed the local impacts of the pandemic while staying true to the 2019-2020 Major City Goals and the City’s core values. The City’s five current Major City Goals were adopted through the FY 2021-2023 Financial Plan which was approved in June 2021. Throughout the 2020 calendar year, the City also adopted several resolutions as the City continued to adapt to the effects of the COVID-19 pandemic locally. These resolutions remained in effect throughout 2021. Summaries of these resolutions can be seen in Table 1. Specific actions that the City implemented in order to prioritize public health and address local economic impacts of the pandemic included delaying late fees and penalties from unpaid transient occupancy taxes for vacation rentals in February and March (Res. 11105), suspension of certain sections of the Municipal Code such as parking regulations & sign regulations (Res. 11116), allowing downtown businesses and restaurants to expand space onto sidewalks and streets to allow customers to maintain social distancing (Res. 11118), suspending parking rates for parking structures and deferring future parking rate increases (Res. 11127), and extending deadlines for discretionary approvals, cannabis permits, and building permit applications (Ord. 1683 & Res. 11131). Page 155 of 215 Table 1 – City Local Emergency Resolutions Adopted Related to the COVID-19 Pandemic, 2020 Res. 11099 (March 2020) • Proclaiming a local emergency within the City related to the COVID-19 pandemic • Enacting emergency delays on evictions • Prohibiting alcohol serving and sales on St. Patrick’s Day (Proclamation 1) Res. 11102 (March 2020) Adopting the federal emergency and federal grant procurement procedures Res. 11104 (March 2020) • Affirming actions of the emergency services director and expressly affirming actions of the County as applicable and enforceable within City jurisdiction • Closing bars and alcohol establishments due to COVID-19 (Proclamation 2) Res. 11105 (March 2020) Authorizing the City’s tax collector to delay late fees and penalties for delinquent transient occupancy tax received for stays during February and March 2020 Res. 11106 (April 2020) • Proclaiming the continuing existence of a local emergency regarding the COVID-19 pandemic • Imposing a city wide safety enhancement zone and penalties up to $1,000 for violation of public health orders Res. 11113 (April 2020) Proclaiming the continuing existence of a local emergency regarding the COVID-19 pandemic, extending the state of local emergency through May 16, 2020 Res. 11116 (May 2020) Enforcement of portions of the Sign Regulations and the Parking Regulations sections of the City Municipal Code shall be suspended until stay at home & social distancing orders are terminated Res. 11117 (March 2020) Authority given to the City Manager to use unassigned fund balance from fiscal year 2018-19 above required reserve levels to be used for emergency measures related to public health & safety Res. 11118 (May 2020) • Approval of the City Outdoor Public Space Program (Open SLO) • Expanding space to be available on streets and sidewalks for businesses to allow customers to maintain physical distancing Res. 11127 (June 2020) • Deferment of future parking rates increases, suspending current hourly parking rates for parking structures, and reducing rates for monthly parking programs Res. 11131 (June 2020) Extending discretionary approvals, building permit applications, and cannabis permits Res. 11132 (June 2020) Affirmation that racism is a public health crisis & urging public health officials to declare racism a public health emergency Res. 11138 (July 2020) • Affirming actions of the Emergency Services Director • Closing bars for the July 4th weekend and subsequently limiting bar capacities (Proclamation 3) Res. 11152 (August 2020) Approval of temporary closures of City streets for special events, construction, or other purposes (Proclamation 5) Source: City of San Luis Obispo, 2021 Page 156 of 215 Community Development Department Customer Service and Process Improvements In 2021, the Community Development Department continued to monitor and improve procedures to ensure the utmost level of efficiency and customer service. InfoSLO: The City originally launched the portal InfoSLO in 2018 that allows members of the public to search for a variety of information on properties citywide. InfoSLO allows you to search for parcel history including permits, plan cases, inspections, and code cases. Parcels can be searched by address or Assessor’s Parcel Number, or by an interactive map to browse parcel information across the City. In 2019, upgrades provided the opportunity to research and export permit and plan history for any address in the City and set up the framework for online permit applications and payment of fees. Building upon the work of the last two years, in 2020 the City launched the ability to submit certain applications online and to pay fees associated with planning entitlements and building permits, and in 2021 the Community Development Department continued with implementation of this program. By allowing online submittals and payments, staff has been able to continue to support and work with the community on various development projects. This effort was originally implemented quickly as a result of the COVID-19 pandemic that forced City offices to close to in-person submittals and improvements in this area have continued to serve the community during the ongoing pandemic throughout 2021. Tenant Improvement Permit Processing (TIPP-FAST) In 2021, the Community Development Department continued to implement the Tenant Improvement Permit Processing (TIPP-FAST) program to streamline the review of tenant improvement (TI) projects. The program was initially designed to ass ist business and property owners with timely reopening and needed modifications to business operations in response to the COVID-19 pandemic. However, the program is available to all qualifying tenant improvement projects. There were 28 TIPP-FAST submittals in 2021, an increase from 2020. Coordination with Other Agencies In addition to City-initiated efforts to implement the General Plan, City staff responded to development plans and applications from other agencies in 2021 and coordinated with other agencies on General Plan priorities. Some examples include: Airport Land Use Commission: City staff reviewed the draft Airport Land Use Plan update and provided comments to the Airport Land Use Commission (ALUC) and their County staff liaison on the need for continued collaboration to ensure ALUP update policies are compatible with the City’s General Plan. The Amended and Restated San Luis Obispo County Regional Airport (SBP) Airport Land Use Plan was adopted by San Luis Obispo County on May 26, 2021. County of San Luis Obispo: City staff provided comments on several projects proposed in the County including the County Probation Building, an office project, cannabis delivery projects, tentative map proposals, and a proposed hillside development. Page 157 of 215 Amtrak-LOSSAN: Community Development staff and other key City staff reviewed and provided comments on the Draft Environmental Impact Report (DEIR) for the Los Angeles-San Diego-San Luis Obispo Rail Corridor Agency (LOSSAN) Central Coast Layover Facility project (CCLF) at the Roundhouse site. The goal of the project is to increase overnight layover and storage capacity to support service goals and objectives outlined for the Amtrak Pacific Surfl iner as outlined in the 2018 California State Rail Plan. Regional Housing Action Team: The City, along with the County, and the seven local cities within the county have each updated their Housing Elements for the new 6th Cycle RHNA. Continued collaboration among all the cities, SLOCOG, and County with monthly meetings has occurred to implement the region’s first “regional chapter” that is a part of all eight local agencies’ Housing Elements. This collaboration has assisted housing professionals in each jurisdiction navigate evolving housing issues and legislation such as the implementation of Senate Bill 9 (Atkins). California Polytechnic State University (Cal Poly): Following up from City staff’s work with Cal Poly in 2020 on the Master Plan Update EIR, a memorandum of understanding for future collaboration was agreed upon between the City and Cal Poly. The City entered into updated agreements in April 2021 with Cal Poly related to water and sewer rates and Cal Poly’s capacity interest in the City’s Water Treatment Plant and Water Resource Recovery Facility stemming from City comments on the Cal Poly Master Plan EIR. The City meets with Cal Poly staff annually to discuss these agreements. California Department of Transportation (Caltrans): Progress continues with preliminary engineering and environmental review for the Prado Road/US 101 Interchange Project , which directly involves a Caltrans facility, and the Prado Road Bridge Replacement over San Luis Obispo Creek, which is funded by a Caltrans Highway Bridge Program grant. The Prado Bridge Project anticipates construction to begin in 2023, with the Prado Interchange following in 2025. The City has also continued collaboration with Caltrans on improving traffic signal coordination between City and Caltrans intersections near the Los Osos Valley Road/US 101 interchange. Local Agency Formation Commission (LAFCO): In September 2020, in addition to the approval of the Froom Ranch Specific Plan, the City Council authorized the filing of the Froom Ranch annexation application and request for LAFCO initiation. This area consists of approximately 110 acres of primarily undeveloped land adjacent to Los Osos Valley Road. This area was anticipated to be annexed and developed and is identified as Madonna on LOVR Special Focus Area 3 in the General Plan. An application with LAFCO was filed in February 2021 and was approved by LAFCO in October 2021. Page 158 of 215 367 247 265 0 100 200 300 400 2019 2020 2021 Nu m b e r o f A p p l i c a t i o n s Planning and Building Activity Application totals are tracked in real-time using live dashboards from our EnerGov permitting system. Tracking of applications and permits serve as an indicator of development trends and a tool for budget forecasting. Yearly Planning Application Trends Figure 1 indicates all planning applications received for each calendar year for 2019, 2020, and 2021. Some examples of the types of applications include use permits, architectural reviews, subdivisions, zoning amendments, environmental reviews, and administrative actions. In 2021, the total number of planning applications increased by approximately 8 percent from 2020. Notable increases in application types were use permits, homestay permits, and tentative subdivision requests. Figure 1 - Total Planning Applications Received per Calendar Year, 2019-2021 Source: Community Development Department, 2021 Building Permits and Plan Reviews Building permits are issued for various projects ranging from the relatively simple (e.g ., water heaters, window change outs, reroofing, etc.) to the more complex projects (e.g., additions and new buildings). Plan reviews are typically required for the more complex projects where it is necessary to review proposed design documents for code compliance. Table 2 shows the number of plan check applications conducted by the Building Division over the last 3 years. Development activity remained strong in 2021. Application submittals are expected to continue on this current trend through 2022. Page 159 of 215 Table 2 - Plan Check Applications Submitted, 2019-2021 2021 2020 2019 Plan Check Applications Submitted 1,426 1,438 1,883 Source: Community Development Department, 2021 Table 3 depicts the number of building permits issued over the past 3 years. In 2021, 307 permits were issued for new residential projects, representing 617 residential units. Although the number of permits issued decreased slightly in 2021, the number of units added increased. Table 3 - Building Permits Issued, 2019-2021 BUILDING PERMITS ISSUED 2021 2020 2019 permits units permits units permits units New Single Family 198 198 252 252 141 141 New Accessory Dwelling Units (ADUs)1 62 93 44 60 25 40 New Multi Family & New Mixed Use 47 326 22 153 18 340 Demolitions2 22 -3 25 -8 36 -16 New Commercial 3 0 2 0 13 0 Residential Additions / Alterations 199 0 220 0 383 0 Commercial Additions / Alterations 99 0 89 0 150 0 TOTAL 608 614 629 453 730 521 Source: Community Development Department, 2021 1ADU unit totals come from ADU permits and single family permits, 2includes units lost from demolitions Valuation of Construction Construction valuation is a good indicator of the level of private investment in building construction. Table 4 depicts the annual construction valuation over the past 3 years. The total valuation decreased by approximately $3.1 million from 2020 to 2021, which reflects the decrease in number of issued permits as displayed in Table 2 above. Table 4 - Valuation of Construction, 2019-2021 VALUATION OF CONSTRUCTION 2021 2020 2019 Single Family 34,211,415 53,949,613 28,025,973 Multi Family 46,933,301 8,225,494 33,606,072 Commercial 1,229,510 17,475,937 16,980,878 Residential Additions / Alterations 6,459,062 7,834,680 42,924,804 Commercial Additions / Alterations 6,722,907 11,178,790 17,886,588 Total Valuation $95,556,195 $98,664,514 $139,424,315 Source: Community Development Department, 2021 Page 160 of 215 Regional Housing Needs Allocation (RHNA) Progress Quantified Objectives Under State law, each city and county in California is required to develop programs designed to meet their share of the surrounding region's housing needs for all income groups, as determined by the region’s council of governments. The California State Department of Housing and Community Development (HCD) identifies housing needs for all regions of the State. Councils of governments then apportion the regional housing need among their member jurisdictions. The Regional Housing Needs Allocation (RHNA) process seeks to ensure that each jurisdiction accepts responsibility, within its physical and financial capability to do so, for the housing needs of its residents and for those people who might reasonably be expected to move there. State housing law recognizes that housing need allocations are goals that jurisdictions seek to achieve; however, they are not intended as production quotas. The allocations are included in each jurisdiction’s Housing Element so that plans, policies, and standards may be created to help meet housing needs within the element's planning period. The City has a total RHNA allocation of 3,354 housing units to plan for in the 6th Cycle Housing Element. HCD has allowed the City 10 years to meet the 6th Cycle RHNA allocation. This means that the City is allowed to count all issued building permits from January 1, 2019 through December 31, 2028 as credit towards achieving the 6th Cycle RHNA allocation. Additionally, HCD has allowed the City to count half of the total of newly issued accessory dwelling unit (ADU) permits in the “low income” affordability level count starting in 2020, due to the results of a market study conducted by the County of San Luis Obispo. These 76 affordable ADU units issued since 2020, as well as all other affordable units, are shown in Table 5 below. Table 5 - Progress Towards 6th Cycle Quantified Objectives, 2019-2028 Income Level (% of County Median Income) 6th Cycle RHNA Allocation Building Permitted Units Issued by Affordability Total Units by Income Level Total Units Remaining by Income Level Year 1 (2019) Year 2 (2020) Year 3 (2021) Years 4 – 10 (2022 - 2028) Extremely Low & Very Low Deed Restricted 825 0 14 35 - 49 776 Non-Deed Restricted 0 0 0 - 0 Low Deed Restricted 520 6 0 56 - 62 382 Non-Deed Restricted 0 30 46 - 76 Moderate Deed Restricted 603 8 5 8 - 21 582 Non-Deed Restricted 0 0 0 - 0 Above Moderate 1,406 523 416 472 - 1,411 0 Total Units 3,354 537 465 617 - 1,619 Total Remaining for RHNA Period: 1,735 Source: Community Development Department, Building Permits Issued, 2021 Page 161 of 215 In 2021 the City met its total allocation for “Above Moderate” housing units, issuing 472 permits for that category in 2021 and 1,411 in the last 3 years. This leaves 1,735 units needed to meet the 6th Cycle RHNA allocation, with 44% of the remaining allocation reserved for Extremely Low & Very Low Income, 22% for Low, and 34% for moderate. Affordable Housing In 2021, the City continued to implement the Inclusionary Housing Ordinance. Affordable housing highlights from 2021 include the finalization of three new affordable housing projects: the Toscano Inclusionary Housing project, Broad Street Place, and Courtyard at the Meadows. Toscano Inclusionary Housing In Spring of 2021, the City Council approved a CDBG grant award in the amount of $333,506 to assist the Housing Authority of San Luis Obispo (HASLO) in acquiring the land to develop a 38- unit 100% affordable housing project. The City also committed $335,000 in Affordable Housing Funds to the project and deferred impact fees of up to $420,000. In December of 2021, the City and HASLO as well as other stakeholders involved in the project, closed escrow and the City was able to issue the building permits for the project. Broad Street Place In Spring of 2021, Peoples’ Self-Help Housing Corporation received building permit issuances for the mixed-use component (commercial space and four residential units) of a 40-unit, 100% affordable housing project1 at 3720 Broad Street Place. This development is adjacent to the Iron Works development by HASLO which was also a 100% affordable project. These units will be reserved for Extremely Low- (5), Very Low- (24), and Low-Income (10) residents. 1 The Broad Street Place Apartments are 100% affordable, not including the managers unit, which is to be rented at market-rate. Toscano Apartments by HASLO Page 162 of 215 Courtyard at the Meadows – HASLO/SLONP At the beginning of 2021, the Housing Authority of San Luis Obispo (HASLO) finalized construction on the Courtyard at the Meadows. This affordable housing development offers 36 new housing units, exclusively available to very-low and low income families. These one-bedroom, two- bedroom, and three-bedroom apartments are located in close proximity South Hills Open Space, in the Serra Meadows neighborhood off of Prado Road. Courtyard at the Meadows Broad Street Place Entrance Page 163 of 215 Funding and Grant Programs for Housing-Related Programs 1. Community Development Block Grant Program (CDBG): The CDBG program provides annual funding for eligible affordable housing projects and support for the homeless shelter. Over the past nine years the CDBG Program has allocated over $3,330,000 towards affordable housing and approximately $1,015,000 towards homeless services. Projects funded for the 2021 Program Year included homeless services and affordable housing land acquisition for a new 100 percent affordable housing project to be owned and managed by the Housing Authority of San Luis Obispo (HASLO), titled Toscano Family Apartments. 2. SB2 Grant: The Planning Grants Program provisions of SB2 is intended for the preparation, adoption, and implementation of plans that streamline housing approval and acce lerate housing production. The City received a grant of $160,000 in January 2020 to develop and adopt a flexible density program that would allow for additional, smaller residential units (150-600 sq. ft.) within the Downtown, Upper Monterey and Mid-Higuera planning areas. The City has completed an administrative draft ordinance and is proceeding with environmental review to incorporate between 320-600 units under 600 sq. ft. into the downtown areas. The project is scheduled to be reviewed prior to the grant deadline of December 2022. 3. Local Early Action Planning (LEAP) Grant: LEAP provides funding to jurisdictions for the preparation and adoption of planning documents, process improvements that accelerate housing production and facilitate compliance in implementing the sixth cycle of the regional housing need assessment. The City submitted their $150,000 invoice for reimbursement on December 1, 2021. The LEAP Grant will reimburse 1,279 hours of staff time dedicated to updating the City’s 6th Cycle Housing Element. 4. Regional Early Action Planning (REAP) Grant: REAP provides funding for technical assistance, preparation, and adoption of planning documents and process improvements to accelerate housing production and facilitate compliance to implement the sixth cycle of the regional housing needs allocation . The City applied and was granted $283,003 in December 2020 to be used to update the Inclusionary Housing Ordinance and expand the City’s objective design standards and revise the development review process to expedite application processing and accelerate housing production . Since receiving the grant, the City has been reimbursed $50,783.18 for work completed by staff and consultants on the Objective Design Standards and the Inclusionary Housing Ordinance. Page 164 of 215 Homelessness Solutions Homelessness response was identified as a Major City Goal (Housing and Homelessness) as part of the Fiscal Year 2021-2023 Financial Plan. With the effects of the COVID-19 pandemic bringing new urgency to the City’s goal of addressing homelessness in San Luis Obispo, City Council actions resulted in an enhanced, regional effort in 2021. In local government, counties are primarily responsible for leading efforts to address homelessness, yet the impacts often are borne directly by cities. In the past year, the City of San Luis Obispo responded to 32 encampment fires and 516 medical incidents involving people experiencing homelessness, removed 70 tons of trash, and cleaned up 135 illegal encampments. In all, $679,000 in City funds were spent on cleanup and maintenance activities related to homelessness. The City also provided $157,000 to the 40 Prado homeless shelter for programs and operations, as well as funding for a part-time social worker to assist homeless persons, be a resource for Downtown businesses and conduct job training. Strategic Planning for Homelessness On November 16, 2021, the Homelessness Response Manager provided a Strategic Plan for Homelessness Response to City Council to receive feedback on the approach that was outlined by staff. The report discussed the role of the Homelessness Response Manager and the level of engagement that has been implemented since the onboarding of the new manager . Key Components in the strategic plan include data collection, an improvement of interdepartmental communications, developing pilot programs, regional collaboration and engagement, and funding opportunities. City Council indicated they were supportive of the approach and indicated they would like to see the following groups included in outreach: • Encampments, mixed-use and commercial neighborhoods • Cal Poly unions • Health care providers • People with disabilities Grants-in-Aid Program The City’s Grants-in-Aid program, overseen by the Human Relations Commission, provides financial support to non-profit organizations that promote the economic and social wellbeing of the community including homeless prevention programs, support services, affordable and transitional housing opportunities, hunger and malnutrition prevention, and supportive and development services for children and seniors. The Grants-in-Aid program is extremely competitive and had a total combined funding request of $303,000 which was $153,000 more than what was available to the program. The Human Relations Commission reviewed 30 applications and recommended full or partial funding for 25 different organizations. The City has completed the issuance of $150,000 in grants to those organizations since the approval of the funding recommendations. Page 165 of 215 Community Action Team The Community Action Team (CAT) began with the San Luis Obispo Police Department with two officers whose patrol focus was on the Downtown core and contacting homeless individuals. In 2018, social worker John Klevins, MSW, joined CAT through a partnership with Transitions Mental Health (THMA) and the County of SLO. Klevins works side-by-side with SLOPD Officer Tim Koznek focusing on outreach and preventive engagement with the City’s most vulnerable populations. In 2021, the CAT team engaged with 541 people, and of those, 100 were treated for mental health, substance abuse, or other issues. CAT also connects people with resources to find housing and other services such as veterans’ benefits, social security, and educational opportunities. Partnerships with Downtown SLO and CAPSLO The City provides funding for the Downtown Ambassador Program and a Social Enterprise Job Training Initiative. This includes the provision of a part -time social worker to assist homeless persons and be a resource for Downtown businesses. It also allows CAPSLO and the Downtown Ambassador to recruit homeless individuals for basic cleaning duties as part of job training. Funding for these initiatives come from Local Revenue Measure (Measure G -20) revenue from the current fiscal year. Measure G-20 was passed by the voters as part of the November 2020 election and identified priorities included addressing homelessness. The City of San Luis Obispo implemented the Make Change Count to create awareness about the negative impacts of panhandling and provide an alternative through donation stations. Currently, there are 7 donation meters located throughout downtown San Luis Obispo. On March 2, 2021 the City Council held a public hearing to consider the HRC’s recommendations for the FY2022 Draft Action Plan. During this public hearing, council approved a public services allocation in the amount of $70,963 to CAPSLO to increase the capacity, range, and efficiency of services offered by CAPSLO. These funds were also used to increase on-site partnerships with community organizations. Webpage Development Staff has improved accessibility to resources by developing a detailed webpage in 2021 to keep community members updated on events, activities, and contacts for where services are provided. The Homelessness Prevention and Assistance webpage can be accessed und er Living >>Neighborhood>>Homelessness. The webpage will continue to provide the latest news on the City’s homelessness response. Page 166 of 215 Housing Element Program Implementation Since adopting the Housing Element in November 2020, City staff has implemented a number of Housing Element Programs in alignment with the Housing and Homelessness Major City Goal. Table 6 displays a list and discussion on programs that were implemented or started in 2021. Table 6 – Housing Element Program Implementation Progress, 2021 Update the Inclusionary Housing Ordinance: City staff began work with a consultant on a feasibility analysis (based on the Nexus Study completed in 2020) and preliminary draft of the Inclusionary Housing Ordinance Update. The preliminary draft was presented to Council in March 2022. Based on Council’s direction, staff will be moving forward with community outreach and preparing a final draft of the Ordinance in 2022. Program 2.13 Update the Inclusionary Housing Ordinance, including Table 2A, based on findings and recommendations in the 2020 Affordable Housing Nexus Study and conduct further feasibility analysis in order to evaluate the City’s ability to provide affordable housing in the proportions shown in the Regional Housing Needs Allocation, per Policy 2.4. Flexible Density Program: The City has completed an administrative draft ordinance and is proceeding with environmental review. The project is scheduled to be reviewed prior to the grant deadline of December 2022. Program 2.15 Evaluate a flexible density pilot program and initiate an update of the Zoning Regulations and Community Design Guidelines to incorporate flexible density development options in Downtown Core and portions of Upper Monterey and Mid-Higuera Special Focus Areas to support the production of 50 smaller residential units (150 to 600 square feet) per year during the planning period. Adoption of Objective Design Standards (ODS): On November 2, 2021, the City Council adopted Ordinance No. 1703 (2021 Series) amending the Zoning Regulations with Objective Design Standards for qualifying residential projects. The provisions of this amendment apply to all residential projects, in all zones, that qualify for streamlined, ministerial processing per SB 35 (Government Code Section 65913.4), or that are a “use by right” residential project (these include any projects that comply with HE Programs 2.17 and 2.18). Program 6.22 Update the City’s municipal code to expand objective design standards within one year of the adoption of the Housing Element Update. Program 2.17 In order to provide adequate sites for lower income households on non-vacant and vacant sites previously identified in the Housing Element (Table E-2), the City will, within one (1) year of the adoption of the Housing Element Update, allow developments (including mixed-use projects) that include at least 20 percent of the residential units as affordable to lower income households, by right (no discretionary review). Program 2.18 Utilize objective design standards to allow residential uses by right (no discretionary review) for those developments (including mixed-use projects) that include at least 20 percent of the residential units as affordable to low income households. Page 167 of 215 Zoning Regulations Update: On November 16, 2021 and December 7, 2021 the City Council introduced and adopted an ordinance to Title 17 of the City’s Municipal Code (Zoning Regulations). Those updates included all the changes outline in HE Programs 5.5, 6.23, 8.18 and 8.23. The Ordinance became effective in February 2022 upon concurrence with the San Luis Obispo County Airport Land Use Committee. Program 5.5 Update the Zoning Regulations to allow mixed-use development within Service Commercial (C-S) and Manufacturing (M) zones without a use permit within one year of the adoption of the Housing Element. Program 6.23 Update the development review process and expand the thresholds of each review level (minor, moderate, and major) to eliminate or reduce the number of public hearings required for housing projects within one year of adopting the Housing Element. Program 8.18 Review and amend the Zoning Regulations within one year of Housing Element adoption to ensure compliance with: 1) the Supportive Housing Streamlining Act (AB 2162) to allow supportive housing a use-by-right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multifamily uses, if the proposed development meets specified criteria; and 2) AB 101, to allow Low Barrier Navigation Centers by-right in all residential zones, areas zoned for mixed-uses, and nonresidential zones permitting multifamily uses. Program 8.23 Update Zoning Regulations, within two years of Housing Element adoption, to be consistent with the Employee Housing Act; including: 1) an update of Table 2-1 to allow single-unit dwellings without a Conditional Use Permit within the Open Space and Conservation (C/OS) zone and employee housing consisting of no more than 36 beds in a group quarters, or 12 units or separate rooms or spaces designed for use by a single-family or household within the C/OS and AG zones, and 2) remove Chapter 17.148 - High-Occupancy Residential Use Regulations. Source: Community Development Department, 2021 Page 168 of 215 Residential Growth The Land Use Element policy related to residential growth (LUE 1.11.2) states that the City’s housing supply shall grow no faster than one percent per year, on average, based on established thresholds shown in Table 7 (Table 3 in the Land Use Element). This policy was modified in 2010 under Ordinance No. 1550 to an annual average population growth rate of one percent per year. Affordable Dwellings restricted to residents with extremely low, very low, low, or moderate incomes, new dwellings in the Downtown Core (C-D zone), and legally established accessory dwelling units are exempt from these regulations (M.C. 17.144.020.D). Table 7 – LUE Table 3, One Percent City Population Growth Projection Year Approximate Maximum Number of Dwelling* Anticipated Number of People 2013 20,697 45,541 2015 21,113 46,456 2020 22,190 48,826 2025 23,322 51,317 2030 24,512 53,934 2035 25,762 56,686 Estimated urban reserve capacity: 57,200 Source: Land Use Element, City of San Luis Obispo General Plan, Table 3, page 1 -37. *2013 population based on CA Department of Finance data and projected based on 1 percent annual growth. Based on the Community Development Department’s residential building permit data, the City has maintained an average annual growth rate of 0.81 percent per year since 2015, in compliance with the one percent maximum average annual growth rate, as shown in Table 8. Table 8 – Residential Growth Rates, 2015-2021 Calendar Year Period New Units Average Annual Growth Rate Total Units in the City in 2021 LUE Estimated Units in 2021 (1% Growth) 2021 429* 0.81% 22,018* 22,416 2015 - 2021 1,207* Source: 2021 Building Permits finaled, Community Development Department *Total units subject to growth management limitations . This total excludes deed-restricted affordable units, accessory dwelling units (ADUs), and new dwellings in the Downtown Commercial (C -D) Zone. The all-encompassing unit total in 2021 was 22,432 units. Page 169 of 215 From 2015 to 2021, the City granted occupancy to 1,621 newly constructed residential units (also accounting for the 36 units that were demolished between 2015 and 2021 ). Of the 1,621 units constructed between 2015-2021, 1,207 units were subject to growth management limitations. Of the units exempt from the growth management ordinance, 230 units were deed restricted for affordable housing, 181 units were identified as Accessory Dwelling Units or Junior Accessory Dwelling Units, and 3 units were located within th e Downtown Commercial (C-D) zone. As of 2021, there are a total of 22,018 residential units subject to the growth management ordinance within the City (as identified in Table 8 on the previous page), where the 2015 LUE estimated 22,416 units for 2021. The City updated the General Plan Land Use and Circulation Elements in 2015, however, some of the housing construction occurring today within the Orcutt Area and the Margarita Area was planned for in the previous General Plan. Due to a variety of factors, some of the development originally planned in the 1994 General Plan is only now under construction. LUE Policy 1.11.2 (Residential Growth Rate) states that the approved specific plan areas may develop in accordance with the phasing schedule adopted by each specific plan, provided that thresholds established by LUE Table 3 are not exceeded. Of the 1,621 units granted occupancy from 2015 to 2021, 692 of the units were located within Specific Plan areas. Housing production has been a Major City Goal for seve ral financial plans and the City has prioritized policies that support new housing production. Lack of affordable housing and workforce housing continues to be an obstacle for many residents in San Luis Obispo. The good news is that the City is purposefully growing in alignment with the community’s long-range plans and highest priorities. Current levels of residential growth are consistent with the City’s Growth Management Ordinance and the City’s obligations to accommodate its Regional Housing Needs Allocation. The City has planned its resources to support a “build out” population of 57,200 residents, while the current State population estimate for the City is 46,058 residents as of January 1, 2021. Page 170 of 215 0.46% 0.33% 0.44% 0.29% 0.56% 0.00% 0.10% 0.20% 0.30% 0.40% 0.50% 0.60% 0.70% 0.80% 2017 2018 2019 2020 2021 Gr o w t h R a t e Year Non-Residential Growth Based on final building permits, 65,510 square feet of net new non-residential floor area was added to the City in 2021, resulting in an annual growth rate of 0.56 percent. Figure 2 illustrates the net annual non-residential growth rate from 2017 to 2021. Non-residential growth includes office, services and manufacturing, retail, hotel, and institutional uses. Figure 2 - Net Annual Growth Rates of Non-Residential Sectors, 2017-2021 Source: Building Permits Finaled, Community Development Department, 20 21 Note: Demolition of nonresidential square footage included in calculations. Land Use Element Policy 1.11.4 states that each year, the Council will evaluate the actual increase in non-residential floor area over the preceding five years. The Council shall consider establishing limits for the rate of non-residential development if the increase in non-residential floor area for any five-year period exceeds five percent. The five-year net non-residential growth rate for 2017 through 2021 was 2.08 percent. Each year, City Council has considered whether or not to implement limits to new non -residential floor area and has decided against establishing limits. If limits are established, they would only apply to certain types of new commercial floor area, such as new offices or new retail establishments outside of the downtown core. Since the five-year growth rate is less than five percent (2.08 percent) establishing limits to new non-residential floor area is not necessary at this time. Page 171 of 215 Specific Plan Implementation and Development The General Plan requires approval of specific plans as a precursor to development of the City’s major expansion areas. Specific plans typically contain more detailed land-use and design standards than the General Plan and address the timing and financing of public facilities. Specific plans can supersede the Zoning Regulations or lead to amendments of the Municipal Code. The process for adopting a specific plan is similar to the process for adopting or amending a section of the General Plan. Margarita Area Specific Plan The Margarita Area is located in southern San Luis Obispo and is bounded by South Higuera Street, Broad Street, Tank Farm Road, and the ridge of the South Hills. Primarily envisioned for residential development with another 68 acres slated for residential and business park uses. Proposals for the Margarita area thus far have included mainly single-family homes with portions of open space and pedestrian network advancing. The Margarita Area is ideally suited to accommodate San Luis Obispo’s planned residential growth for the near future as the area provides convenient access for residents to employment, shopping, and recreation. Community goals for this area include up to 868 homes in a wide range of housing types. Table 9 below displays the status on development in the Margarita Area. Table 9 - Margarita Area Development Status, 2021 Projects Address Commercial Dwellings Status Toscano 3000 Calle Malva - 168 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued– Under Construction Toscano Affordable Housing 3065 Lucca 38 Planning Entitlements - Approved Serra Meadows 408 Prado - 169 Construction Complete Serra Meadows Prado Frontage 3420 Serra Meadows - 31 Construction Complete Courtyard at Serra Meadows 3725 Orcutt - 36 Construction Complete Prado Business Park 301 Prado 159,663 - Planning Entitlements – Approved Public Improvements - Under Review Building Permits – Under Review Total 159,663 442 Source: Community Devleopment Department, 2021 Page 172 of 215 Orcutt Area Specific Plan Nestled at the base of the Santa Lucia foothills, the Orcutt Area provides a variety of scenic resources for residents of the area and travelers along Orcutt Road and Tank Farm Road, including views of Righetti Hill, Islay Hill and the Santa Lucia foothills. Located along the southwestern edge of the city limits of San Luis Obispo and bounded by Orcutt Road, railroad and Tank Farm Road, the area encompasses 230 acres of land at the base of Righetti Hill. The Orcutt Area Specific Plan calls for a residential neighborhood with up t o 979 homes and a variety of housing types, parks and recreational opportunities including bicycle and pedestrian paths, and natural habitat and visual resource protection in nearby open space areas. Table 10 below displays the status on development in the Orcutt Area. Table 10 - Orcutt Area Development Status, 2021 Projects Address Dwellings Commercial Sq. Ft. Status Bullock Ranch 3580 Bullock 192 585 Planning Entitlements – Approved Pratt Property 3750 Bullock 35 3,400 Planning Entitlements - Approved Public Improvements - Under Review Building Permits – Under Review Imel Ranch 3777 Orcutt 18 Construction Complete South Morros 3725 Orcutt 53 Planning Entitlements - Approved Public Improvements - Approved Building Permits Issued – Under Construction Vinifera 3700 Ranch House 40 Planning Entitlements – Approved Building Permits Issued – Under Construction Righetti Ranch Subdivision 3987 Orcutt 304 Planning Entitlements - Approved Public Improvements – Substantially Complete (Phases 1 and 2), Under Construction (Phase 3) Building Permits Issued – Under Construction Tiburon Place (Affordable) 3750 Bullock 68 Planning Entitlements - Approved Building Permits – Under Review Jones Subdivision 3761 Orcutt 65 Planning Entitlements - Approved Public Improvements - Substantially Complete Building Permits Issued – Under Construction Jones Mixed-Use 3806 Ranch House 15 7,600 Planning Entitlements – Approved (Modification Entitlement in process) West Creek: Vintage 1355 Orcutt 105 Construction Complete West Creek: Noveno 1355 Orcutt 67 Planning Entitlements - Approved Public Improvements - Approved Building Permits Issued – Under Construction Total 956 11,585 Source: Community Devleopment Department, 2021 Page 173 of 215 Airport Area Specific Plan Avila Ranch Development Plan In 2017, the City Council approved the Avila Ranch project to enable the development of 720 residential units and 15,000 square feet of neighborhood commercial uses on a 150-acre site north of Buckley Road within the boundaries of the Airport Area Specific Plan (“AASP”). An application for Major Development review of Phases 1-3 was submitted in December 2020. This area would include up to 297 dwelling units in the R-2 zone portion of the plan area. The application was reviewed by the Architectural Review Commission and approved by the Planning Commission in September 2021. Building permits for this part of the project are under review and anticipated to be issued in early 2022. Table 11 shows the status on development in the Avila Area. Table 11 - Avila Area Development Status, 2021 Projects Address Dwellings Commercial Sq. Ft. Status Avila Ranch SFR 175 Venture 297 - Building permits under review Source: Community Devleopment Department, 2021 600 Tank Farm The 600 Tank Farm project is a Residential Mixed-Use Project located immediately north of Tank Farm Road, near its intersection with Santa Fe Road within the Business Park (BP-SP) zone and within the Airport Area. The mixed-use project consists of 280 residential units and approximately 12,500 square feet of commercial space. The residential units are provided within three different housing types: 140 townhomes, 100 stacked flat units, and 40 studio and one- bedroom units over the commercial structures. The townhome and stacked flat units are intended as ownership units, while the mixed-use units will likely be a rental product. Both the Business Park (BP-SP) zone and the Airport Area Specific Plan (AASP) prohibit residential uses at the project location. The project proposes a General Plan Map Amendment to rezone the 600 Tank Farm property from Business Park (BP-SP) to Commercial Services (C-S-SP) zone, as well as an Airport Area Specific Plan (AASP) Amendment to allow for a mixed-use project, similar to the approved mixed-use project on the adjacent property 650 Tank Farm Road. The Planning Commission recommended approval of the 600 Tank Farm Road Residential Mixed- Use Project in November 2021, and the project was subsequently approved by City Council in February 2022. Avila Ranch Site Plan Page 174 of 215 San Luis Ranch Specific Plan The San Luis Ranch Specific Plan project includes a mix of 657 residential units up to 114,300 square feet of general commercial/retail space, 150,000 square feet of office development, and a 200-room hotel. Backbone infrastructure including roadways and utilities throughout the site have been completed including the extension of Dalidio Drive into the site and the extension of Froom Ranch Way through the site was completed in 2021. Planning entitlements were also completed in 2021 for the Agricultural Heritage and Learning Center which includes several new commercial buildings and the rehabilitation of historic structures. Table 12 - San Luis Ranch Area Development Status, 2021 Projects Address Dwellings Commercial Sq. Ft. Hotel Rooms Status Commercial Center 1035 Madonna 77 114,300 Planning Entitlements – Approved Public Improvements – partially Complete SpringHill Suites - 200 Planning Entitlements - Approved Public Improvements - Under Review Building Permits – Under Review NG-10 Single- Unit Residences 198 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction NG-23 Single- Unit Residences 83 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction The Orchard 296 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction Agricultural Heritage and Learning Center - 31,200 Planning Entitlements – Approved Public Improvements – Under review Building permits – Under Review Total 654 114,300 200 Source: Community Devleopment Department, 2021 San Luis Ranch Site Plan Page 175 of 215 Froom Ranch Specific Plan (Madonna on LOVR) A major component of the Froom Ranch Specific Plan is a Life Plan Community (LPC) known as Villaggio, which would provide a variety of independent and assisted senior living units, memory care beds; skilled nursing beds; and a wellness center and ancillary services. In addition to the LPC, the Specific Plan includes approximately 174 multi-family units; 100,000 square feet of commercial retail uses; a 3.6-acre trailhead park, which would incorporate onsite historic structures; and over 60 acres of land designated for conservation/ open space. Consideration of the project included preparation of an EIR. The City Council certified the Final EIR and approved the Specific Plan, General Plan Amendment, Pre-zoning of the property, the associated Vesting Tentative Tract Map, and authorized submittal of an annexation application to LAFCO in September 2020. An annexation application was filed in February 2021 and was approved by LAFCO in October 2021. Froom Ranch Site Plan Page 176 of 215 Municipal Code Updates Zoning Regulations - 2021 Update On December 7, 2021, the City Council adopted an ordinance to amend several sections of the City’s Zoning Regulations to implement several Housing Element Policies, ensure consistency with the 2021 San Luis Obispo’s Airport Land Use Plan Update and to address several sections of code identified for clarification during the period since a comprehensive Zoning Ordinance update was completed in 2018. 6Th Cycle Housing Element Implementation With the November 17, 2020 adoption of the 6th Cycle Housing Element by the City and the September 3, 2021 state certification of compliance from HCD, several programs were required to be implemented in the City’s Zoning Regulations within one-year of adoption to maintain consistency with General Plan and state law. Housing Element programs that were implemented with this ordinance update included changes to Zoning Regulations in Title 17 of the Municipal Code implementing the following: • Program 5.5: Update the Zoning Regulations to allow mixed-use development within Service Commercial (C-S) and Manufacturing (M) zones without a use permit within one year of the adoption of the Housing Element. • Program 6.23: Update the development review process and expand the thresholds of each review level (minor, moderate, and major) to eliminate or reduce the number of public hearing required for housing projects within one year of adopting the Housing Element. • Program 8.18: Review and amend the Zoning Regulations within one year of Housing Element adoption to ensure compliance with: 1) the Supportive Housing Streamlining Act (AB 2162) to allow supportive housing a use-by-right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multifamily uses, if the proposed development meets specified criteria; and 2) AB 101, to allow Low Barrier Navigation Centers by-right in all residential zones, areas zoned for mixed-uses, and nonresidential zones permitting multifamily uses. • Program 8.23: To address conflicts of the City’s code and the Employee Housing Act, proposed amendments to the Zoning Regulations include: 1) An update of Table 2 -1 to allow Single-Unit Dwellings without a CUP within the Open Space and Conservation (C/OS) zone and allow employee housing consisting of no more than 36 beds in a group quarters, or 12 units or separate rooms or spaces designed for use by a single -family or household within the C/OS and AG zones; and 2) remove Section 17.148 (High Occupancy Residential Use Regulations), to be consistent with the intent of the Employee Housing Act (Government Code Section 17021.5 and 17021.6) and to be consistent with the Uniform Housing Code which regulates occupancy limits, as confirmed in the case of Briseno v. City of Santa Ana. Page 177 of 215 San Luis Obispo County Airport Land Use Update Consistency The San Luis Obispo County Regional Airport (SBP) Airport Land Use Plan was officially amended and restated on May 26, 2021. As a result, in accordance with the State Aeronautics Act, the City updated regulations within 180 days to maintain consistency with this plan for land use changes within the airport area. The Zoning Regulations update required continued referral of certain projects to the San Luis Obispo County Airport Land Use Commission and clarif ied procedure in accordance with the Airport Land Use Plan update. Miscellaneous Changes to Zoning Regulations (Title 17) After more than 18 months of implementation of the 2018 Zoning Regulations Update and additional updates since, pertaining to Accessory Dwelling Units, as well as a recognition of refinements needed with changing business operations during the COVID -19 pandemic, a number of minor changes and corrections were also included in the Zoning Regulations update to add clarification to development review processes and more efficiently implement policies and programs of the General Plan. Objective Design Standards (Chapter 17.69) Design review for most new construction is accomplished through a discretionary process based on the City’s Community Design Guidelines (CDG), with either the Community Development Director or the Planning Commission granting final approval depending on the size of the proposed project. However recent state law requires that cities review specific qualified housing projects through a ministerial review process and base review on objective standards. Ministerial review allows qualifying projects to proceed straight to a building permit application without first going through a discretionary review process. The Housing Element Update, adopted in 2020, included Program 6.22 that directs the City to update the municipal code to include objective design standards for qualifying residential projects subject to ministerial approval within one year of the adoption of the 6th Cycle Housing Element. The Objective Design Standards (ODS) were developed by City staff with the help of a subcommittee of the Architectural Review Commission (ARC). The ODS were subsequently reviewed by the full ARC and the Planning Commission. Staff also conducted public outreach with the Chamber of Commerce and other stakeholders in the development process consistent with the City’s public engagement manual. On November 2, 2021, the City Council voted 5 - 0 to introduce Ordinance No. 1703 (2021 Series) to amend Title 17 of the Municipal Code adding Objective Design Standards Chapter 17.69 for qualifying residential projects. The second reading of the ordinance was approved on December 7, 2021 and the ODS became effective on January 5, 2022. With the adoption of objective design standards, the City will be in a better position to accomplish its policies for new construction while providing a streamlined approval process consistent with state law. Page 178 of 215 Building Code & Reach Code Updates (Clean Energy Choice Program for New Buildings) The Clean Energy Choice Program for New Buildings supports all-electric and low GHG emissions new buildings with requirements for fossil fuel powered buildings to be more efficient and fo r solar panels to be installed on nonresidential buildings (among other minor provisions). The program also includes incentives and technical support. In September 2019, City Council adopted Resolution R-11044 (2019 Series) stating its preference for all-electric buildings. In July of 2020, City Council adopted Ordinance No. 1684 and No. 1685 to add local amendments to the Energy Code in Title 15 and to amend Title 17 to provide limited term regulatory flexibility to support all-electric new buildings. In December 2021, staff analyzed permit data for the first year of the program and found that over the one-year study period, the program has led to a substantial number of new all-electric residential units (204 out of 333 units, 61 percent of total units). It is important to note, though, that 153 all-electric units submitted as part of the San Luis Ranch project were subject to a Development Agreement requiring all electric new building. Another consideration is that 68 mixed-fuel units built in the Righetti Ranch subdivision were exempt from the program because of the effective date of the ordinance. For a more accurate comparison, staff has removed San Luis Ranch and the Righetti Ranch/Orcutt Area Specific Plan permit applications from the analysis to reflect only those permits that were subject to the program and where the developer had the option to choose between fuel types. Of these remaining 112 units, 51 are all-electric and 61 are mixed-fuel (46 percent and 54 percent, respectively). Page 179 of 215 Climate Action Plan Climate action was identified as a Major City Goal (Climate Action, Open Space, and Sustainable Transportation) as part of the Fiscal Year 2021-2023 Financial Plan. The Climate Action Plan for Community Recovery (CAP) was adopted in September 2020. City staff spent much of 2020 preparing for CAP adoption. The Plan contains quantified strategies to reduce greenhouse gas (GHG) emissions that effectively lays the groundwork to achieve Council’s adopted goal of community carbon neutrality by 2035. It also serves as the City’s CEQA Qualified Community GHG Reduction Strategy and includes CEQA GHG Emissions Threshold and Guidance and Checklist for plans and projects to demonstrate consistency with the Climate Action Plan’s GHG emissions reduction strategy, and if consistent, allow tiering from the existing programmatic environmental review contained in the adopted IS-ND for the Climate Action Plan. Foundational actions detailed in the CAP include a combination of programs, projects, and initiatives that stimulate emissions reductions across six decarbonization pillars and facilitates implementation of several policies in the Land Use, Circulation, Conservation and Open Space Elements. The CAP was drafted amidst a robust community outreach process, and staff intends to continue engagement throughout the implementation process. The City anticipates updating the CAP every three years to expand existing foundational actions and add new ones based on emerging emissions reduction strategies and technologies. Staff kicked off the most current update in January 2022 and expects to adopt the update plan in Fall of 2022. In the Fall of 2020, research and planning for a comprehensive building retrofit program was initiated. City staff convened a cohort of peer cities across the central coast to collaborate on existing building decarbonization strategy development, community outreach, and technical building stock analysis. Seeking technical support and project funding, staff presented the cohort as a practical approach to piloting existing building decarbonization strategies to various agencies and nonprofit organizations. City staff reconvened the interdepartmental Green Team for the Lead by Example initiative in the Fall of 2020. Staff engaged with participants from each department to introduce the council-adopted goal of carbon neutral City operations by 2030, collaboratively identify priorities, develop near and long-term emissions reduction measures, and execute tasks. Various immediate tasks staff supported include the CIP proposal process, the Fleet Replacement Policy Update, and the employee bicycle payroll financing program. This collaborative process led to adoption of the Lead by Example plan in summer of 2021, which lays out a direct path to carbon neutral government operations by 2030. Page 180 of 215 Economic Development The City’s Economic Development Strategic Plan (EDSP) was adopted by City Council 2012 and was revised in 2015. The EDSP focuses on creating a system that supports and sustains industries creating head of household jobs. The EDSP is organized into four overarching strategies: • Break Down Barriers to Job Creation • Actively Support Knowledge & Innovation • Promote and Enhance the San Luis Obispo Quality of Life • Build on Existing Efforts and Strengthen Regional Partnerships In response to the economic impacts of the COVID-19 pandemic, the City identified Economic Recovery, Resiliency, and Fiscal Sustainability as a Major City Goal for the Fiscal Year 2021-2023 Financial Plan. The EDSP was scheduled to be updated in 2020 , but due to the COVID-19 pandemic, the update has been postponed until 2022. While the majority of the Economic Development efforts in 2020 and 2021 were focused on local response to the COVID-19 pandemic, many of those efforts also contributed to the goals outlined in the EDSP. Examples of this include programs initiated to speed tenant improvements, breaking down barriers to job creation, and working with partners such as Downtown SLO, the Chamber of Commerce, and the Hothouse on communication and education built on regional partnerships. Tourism and Community Promotions The importance of City’s Tourism and Community Promotions activities as an economic development function for the City of San Luis Obispo was ever present during 2021. Although the tourism industry was one of the hardest impacted in 2020 by the COVID-19 pandemic, tourism in San Luis Obispo began to experience a strong recovery in 2021 resulting in $9 million dollars in transient occupancy tax (TOT), a 43% increase compared to the prior year. This recovery in TOT can be directly attributed to higher-than- normal Average Daily Rate (ADR) at $186 –in all 27% higher than the year prior, as well as a return turn in occupancy which was 65% for the annual total - 34% higher than the previous year however still lower when compared to 70% in 2019. The strongest months of the year was July, when the City collected $1.2 million in TOT, the first time in City history to ever exceed $1million in TOT revenue in a single month. While the trajectory of recovery for San Luis Obispo was impactful, the continuation may be fleeting as more tourism destinations become to reopen and consumer confidence to travel further increases. During this same period, the Promotional Coordinating Committee (PCC) continued their commitment to enhance the San Luis Obispo experience for residents as well as visitors. The PCC expanded the community-wide light pole banner program adding a total of four series to the banner inventory as well as expanding it up Monterey Street and throughout downtown and the Page 181 of 215 Railroad District. In total there are nearly 150 banner placements through the community along with colorful artwork to displayed quarterly. Additionally, the PCC continued with the modified the City’s Cultural Grants-in-Aid (GIA) program in response to COVID-19 restrictions. The PCC provided vital promotional grants to local non-profit organizations for virtual, passive or hybrid experiences to enrich the social, cultural, and diverse community events and activities available during this time. Additionally, the PCC established a pilot program called Plaza Pop -Ups for the months of April – August 2021 which featured month-long installations in Mission Plaza to drive beatification, community placemaking and engagement in the Downtown through partnerships with various non-profit partners. Throughout 2021, the PCC also directed the “Support Local” campaign through the Economic Development program in response to the COVID-19 pandemic that included a multi-channel paid advertising plan, local public relations, social media content strategy and business support. As well as the implementation of the shopping incentive program called Buy Local Bonus. Over the course of the year, the Buy Local Bonus ran twice, Winter 2021 and Holiday 2021. Since the initial program launch in mid-December 2020, the program resulted in $1.6 million dollars in direct local spending and engaged nearly 9,000 shoppers between the two sessions. Homestay Rentals In 2015, the City Council adopted Ordinance No. 1611 (2015 Series) which specifies rules and requirements for short-term rentals (commonly referred to as the Homestay program ). This program was established to provide an expanded type of lodging available within the City and in order to protect the viability and availability of the City’s housing stock. Vacation Rentals are illegal in the City of San Luis Obispo to preserve housing stock for residential uses. To ensure that Homestays do not reduce the amount of housing available for residents, they may only be established at a property owner’s primary residence. Since the ordinance’s adoption, the City has approved 156 Homestay Permits. In an effort to ensure that Homestays are operating in compliance with the ordinance, the Community Development Department began proactive compliance enforcement. This work effort consists of maintaining a database of active permitted and unpermitted homestay within the City’s jurisdiction; ongoing monitoring for compliance with zoning and permit compliance , including systematic outreach to non-compliant homestay property owners; and tax remittance monitoring. Since August 2018, to further support the ongoing tax remittance, the City reached an agreement with Airbnb to collect Transient Occupancy Taxes (TOT) and any other required assessments, including Tourism Marketing District (TMD) and Tourism Business Improvement District (TBID) assessments, that are generated by the operation of a homestay. Page 182 of 215 Policy Initiatives Cannabis Ordinance The City currently has three cannabis businesses open and operating in the City, one retail storefront, and two delivery businesses. The City expects two additional cannabis businesses will open in 2022, one retail storefront, and one delivery business. During 2021, three cannabis operators, two delivery businesses, and one retail storefront, stopped moving through the City’s Cannabis Operator Permit process. One of the delivery businesses decided to stop pursuing a Cannabis Operator Permit, and the other delivery business’ Cannabis Operator Permit automatically lapsed in line with 9.10.070 D due to the business’ untimely permit activation. The retail storefront was automatically disqualified from activating, obtaining or holding a Cannabis Operator Permit as a result of the business’ submission of false or misleading information in obtaining and maintaining a Cannabis Operator Permit. A maximum of three retail storefront businesses are allowed in the City, and as a result of one of the retail storefront’s Cannabis Operator Permit termination, the City will reopen a cannabis application period to permit a third retail storefront business. Since the City Council has adopted the cannabis business program, staff has provided an annual update with recommendations for improvements. In 2022, City staff will bring additional cannabis program updates to City Council for consideration and direction during a regularly scheduled City Council Meeting. Page 183 of 215 Water Supply During the 2021 calendar year, the City obtained water from four sources: Salinas Reservoir (Santa Margarita Lake); Whale Rock Reservoir; Nacimiento Reservoir; and recycled water from the City’s Water Resource Recovery Facility (WRRF). Table 13 - City Water Resource Availability, 2021 Water Resource 2021Annual Availability Salinas Reservoir (Santa Margarita Lake) and Whale Rock Reservoir 4,910 AF Safe Annual Yield1 Nacimiento Reservoir 5,482 AF Dependable Yield2 Recycled Water 245 AF 2020 Annual Usage3 Siltation to 2060 (500 AF) WWME Policy4 A$4.2.24 TOTAL 10,137 AF Source: Utilities Department, 2021 1Safe Annual Yield is the quantity of water which can be withdrawn every year while operating both reservoirs in coordinated operations under critical drought conditions. The City’s Safe Annual Yield Model was updated in 2018 to reflect drought conditions that ended in 2017. 2Dependable Yield is the contractual amount of water the City has right to from Nacimiento Reservoir. 3The quantity of recycled water included is the actual prior year’s recycled water usage (2020) per WWEA7.2.2. 4Reservoir siltation is a natural occurrence that reduces storage capacity over long periods, resulting in the reduction of safe annual yield. In 2021, availability from the City’s water sources equaled 10,137 acre-feet, as shown in Table 13. This supply meets the projected primary water supply need at General Plan build out of 7,496 acre-feet, plus an additional 1,207 acre-feet for a reliability reserve and a secondary water supply of 1,434 acre-feet. The primary water supply was calculated using the City’s build-out population (57,200 people)2 and the water use rate of 117 gallons per capita. The reliability reserve was calculated using the City’s 2021, population (46,058) and 20 percent of the aforementioned water use rate. The secondary water supply includes the remaining water resources. Additional information is available in the City’s annual Water Resources Status Report. 2The City’s population projection of 57,200 persons, from the General Plan Land Use Element, is based one percent growth annually between 2014 and 2035. By policy, certain housing types and areas are excluded from this growth rate and projection (affordable housing, etc.). The City’s estimated Primary Water Supply need is based on projected population but encompasses all water demand in the City (residential, non- residential, and irrigation). During the 2020 Water Year, single-family and multi-family residential water demand was 65.8 percent of total City water demand. Page 184 of 215 Circulation Sustainable transportation was identified as a Major City Goal (Climate Action, Open Space, and Sustainable Transportation) as part of the Fiscal Year 2 021-2023 Financial Plan. The following transportation planning/engineering projects and programs were implemented in 2021 as part of the City’s sustainable transportation Major City Goal, consistent with goals and policies in the Circulation Element of the General Plan. Vehicular • Numerous traffic signal and intersection optimization improvements were completed as part of the City’s Traffic Operations Program and ongoing traffic signal management responsibilities. • Numerous traffic safety improvements were implemented as part of the City’s Traffic Safety Program to address collision trends and resident safety concerns, including striping modifications and sign replacements, such as installing stop signs at the intersections of Johnson Avenue and Palm Street, Righetti Ranch Road and Twin Creek Road, and sight distance improvements at several intersections, including Broad Street and High Street. • Signal modifications completed at several intersections to address collision trends and improve traffic operations, such as addition of a mast arm pole for increased visibility at the Marsh Street & Broad Street intersection, protected left turn phasing at Los Osos Valley Road and Calle Joaquin intersection, addition of lead pedestrian crossing intervals at several intersections. • Coordinated design review and construction support for traffic signal modifications required by new private development, including modifications to existing signal equipment and/or new traffic signal installations at the intersections of Madonna Road and Dalidio Drive, Los Osos Valley Road and Froom Ranch Road, Tank Farm Road and Long Street, Foothill Boulevard and Chorro Street, and Orcutt Road and Sacramento Drive. • Installed five new streetlights as part of the City’s Annual Streetlight Installation Program. • Design for the roundabout at California and Taft Streets is underway. Acquisition of right-of-way and final design is currently in progress. • Construction began on the Orcutt and Tank Farm Roundabout. The project is estimated to be complete Spring of 2022 and will include public art as a gateway element into the City. • Two mobile speed feedback trailers were deployed at over 50 locations consistent with the City’s radar sign program. New Roundabout at Righetti Ranch Rd & Tank Farm Rd Page 185 of 215 • Progress continues with preliminary engineering and environmental review for the Prado Rd / US 101 Interchange Project and Prado Road Bridge Replacement over San Luis Obispo Creek. The Prado Bridge Project anticipates construction to begin in 2023/24, with the Prado Interchange in following years. • The transportation improvements related to the San Luis Ranch development project were substantially completed in 2021, including extension of Froom Ranch Way with a new bridge over Prefumo Creek, three new roundabouts along Froom Ranch Way, extension/widening of Dalidio Drive, new shared-use pedestrian/bicycle paths along Froom Ranch Way, Dalidio Drive, and Madonna Road. • Several improvements required as part of the Avila Ranch development were completed or initiated construction in 2021, including a right turn lane extension at the intersection of Higuera Street and South Street, intersection capacity improvements at Tank Farm Road and Higuera Street, and extension of Buckley Road from Vachell to S. Higuera Street. Bicycle / Pedestrian • The Railroad Safety Trail (RRST) from Taft Street to Pepper Street is nearly complete and on schedule to be open in early 2022. This segment of the RRST continues the trail from the dead end at Taft Street across Highway 101, behind the California Highway Patrol office, and crosses the Union Pacific Railroad at Pepper Street with a new pedestrian/bicycle bridge. The route provides bicyclists and pedestrians with a direct route separate from motor vehicles from the downtown neighborhoods to Cal Poly. This project was the product of extensive collaboration between the City, Caltrans, Union Pacific Railroad and CHP. • The 2021 Downtown Paving Project, which is nearing completion in early 2022, implements numerous traffic safety elements to improve mobility for all roadway users in the downtown consistent with the Circulation Element, Active Transportation Plan, Downtown Concept Plan, and Vision Zero Policy. Improvements include installing one mile of protected bike lanes on Marsh Street and Higuera Street, three flashing beacon pedestrian crossings, new accessible curb ramps and accessible on-street parking stalls. Rendering of the Prado Road / Highway 101 Overpass Railroad Safety Trail from Taft Street to Pepper Street Page 186 of 215 • The city was awarded $1.7M grant from the California Natural Resource Agency for an Urban Greening Grant to fund a portion of the Cerro San Luis Greenway (previously called “Anholm Neighborhood Greenway”). The grant provides the opportunity to include many elements of the Cerro San Luis Greenway Plan, including not only the 1.7- mile bicycle/pedestrian route (most of it a separated bikeway), but also 15 accessible curb ramps and hi-visibility crosswalks, bioretention areas, 60 new street trees, path lighting and gateway elements at the Chorro Underpass. Design for the project is at 50% complete with construction planned for fall 2022. • Construction was completed on a Pedestrian Hybrid Beacon at the intersection of Broad Street and Woodbridge Street. This signalized bicycle and pedestrian crossing supports the City’s Active Transportation Plan and South Broad Street Area Corridor Plan by providing improving access for pedestrians and cyclists to homes, shopping and restaurants, Meadow Park, and the King-Nipomo Neighborhood Greenway which provides a low-stress pedestrian and bicycle route to Hawthorne Elementary School. • A rapid rectangular flashing beacon (RRFB) was installed at the intersection of Tank Farm/Poinsettia to improve pedestrian crossing comfort and visibility. Additional pedestrian crossing enhancements are planned at Johnson/Sydney, South/King, Islay/Broad, Islay/Osos and Ramona/Foothill Plaza, which are in the final stages of design and are planned for construction in 2022. • The City adopted its first Active Transportation Plan in 2021, a comprehensive blueprint to guide future bicycle and pedestrian projects and programs citywide. The Plan was recognized by the American Planning Association, Central Coast Chapter with an Award of Excellence. Activities for the Plan included several public outreach events, including formal evening workshops and casual neighborhood “pop-up” events to encourage participation from community-members who may not typically attend formal weeknight meetings, as well as over 19 meetings with the Active Transportation Committee. The Plan identifies priority infrastructure projects and programs needed to make significant progress towards achieving the City’s goal of reaching 20% of all trips by bike and 18% of all trips by foot by 2030. Rendering of the Anholm bike path along Chorro St Active Transportation Plan community workshop Page 187 of 215 • After taking a hiatus in 2020, annual transportation safety educational activities resumed in 2021, including Walk & Bike to School Days, Bike Month, Rideshare Week, and the Bike Light Education Pop-up, and ongoing coordination with educational programs led by Bike SLO County. • Several pedestrian and bicycle improvements required as part of the San the Luis Ranch development project completed construction in 2021, including new shared-use paths along Madonna Road, Dalidio Drive and Froom Ranch Way, a bicycle protected intersection at Madonna/Dalidio and Los Osos Valley Road/Froom Ranch Way, and a pedestrian hybrid beacon (PHB) at Madonna/Laguna Lake. • In response to the COVID-19 pandemic, the City activated the “Open SLO” pilot program to initiate a suite of activities to support businesses and public health by allowing flexible use of public right-of- way to support outdoor business use and increase public space. Activities initiated in 2020 and extending into 2021 included providing almost 40 temporary parklets, providing outdoor seating for takeout dining in Mission Plaza, loaning temporary barricades to multiple restaurants to support outdoor dining within private parking lots, retaining a pilot road diet and buffered bike lanes on Higuera Street to better support safe outdoor dining and mobility, temporary half-closure of Monterey Street to increase space for outdoor dining, bicycle parking and public art, and allowing additional flexibility for sidewalk dining throughout the city. • The City’s supply of short-term bicycle parking continued to expand as part of the City’s “Racks with Plaques” bicycle rack donation program. • Bike valet parking service resumed at the Thursday night Farmers Market and Concerts in the Plaza. Open SLO - Sidewalk & Street Dining Page 188 of 215 Transit SLO Transit operations in 2021 included the following: • SLO Transit began restoring service to accommodate the return of students. Due to driver shortages, shared by transit operators nationwide, SLO Transit was not able to operate at full service in 2021. • SLO Transit’s ridership was 179,456 in the prior fiscal year. The decrease in ridership is attributed to economic and campus shutdowns. It is anticipated that ridership will increase from the prior year as result of the return of students and economic r ecovery. Service levels continue to be monitored and adjusted accordingly. • SLO Transit resumed fare collection in July 2020. • Despite the negative impacts of the COVID-19 pandemic, the Transit Fund is stable largely due to the infusion of CARES Act supplemental funding which has created an unspent balance of traditional transit funds (FTA 5307, CA TDA and farebox), contributing to the overall health of the fund. • Further, the reduction in service demand and provided service levels during the pandemic have resulted in cost savings that help to offset current losses in revenues. The Transit program is underway with the charging infrastructure at the bus yard to support the two electric buses on order. The anticipated delivery of these buses is late 2022. SLO Transit Buses Page 189 of 215 Parking Management Below is a summary of some of the major focus areas related to Parking Management in 2021: • Economic recovery efforts continued to shape much of the year for the Parking Division who allocated a significant amount of its resources to support local businesses and downtown initiatives. • The division continued to assist with the parklets program to support the operation of local hospitality businesses throughout 2021. • The division continues to assist with the Safe Parking Program, located at Railroad Square, which was relaunched in November 2021. • Parking structure fees were waived on specific days during the holiday season of 2021 to support the return to local businesses for both customers and employees. • The daily max rate at the parking structures was reduced from $12.50 to $6 to incentivize employee parking at off street locations. • The division launched several mobile parking applications which allow customers to start and extend on-street parking sessions from the convenience of their mobile device. • The division was able to complete the first half of the multi-space pay station installation which replaced the failing single space credit card capable parking meters. • The division continues to expand its marketing campaign to increase communication with the community including distribution of informational flyers to downtown businesses about changes to parking. • Staff completed landscape improvements at all parking structures and surface lots in 2021. • Staff completed a much-needed restoration of the Marsh Street Parking Structure public restrooms in 2021. • Staff completed ADA improvements required for all single space meter pole heights in 2021. • Staff implemented the Dana Street Parking District and continues to work with community members to address Council’s requests for permitted parking. Morro Street & Palm Street Parking Structure Page 190 of 215 Safety Fire Department Safety Element Policy 9.1 states that there should be adequate planning, organization , and resources for emergency preparedness and emergency response. Staff has made several accomplishments in 2021 to meet this policy and have highlighted some of them below. Administration Public Information: SLOFD continued to increase the service of Public Information in 2021 by expanding the Department’s communication through increased social media presence and activity, utilizing the department recorded news line for incidents and newsworthy events in the City, and by sending the Department PIO to addition al training provided at no cost to the City by the California Specialized Training Institute through the California OES. Additionally, the department established an ongoing bi-weekly standing segment with KVEC radio to discuss department programs, safety tips, and disaster preparedness information. With the PIO role being formalized at the end of 2019, the department has increased its ability to provide the media and public with accurate and timely incident information. Public Information plays a critical role in educating the public to reduce the severity of emergencies and allows the public to make the right decisions during an emergency. As shown in Figure 3, In 2021, the department’s twitter account saw a 30 percent increase in annual profile visits from 2020. Figure 3 - Fire Department Twitter Profile Visits, 2019-2021 Source: SLO Fire Department, 2021 Implementing Lexipol Policy Program: In 2021 the fire department initiated a project to transition the department’s policies over to a policy management software operated by Lexipol, who also manages the policies for the City’s Police Department. Lexipol software helps reduce liability for the department to ensure department polices are in-line with regional, state, and 13,778 29,107 37,948 - 5,000 10,000 15,000 20,000 25,000 30,000 35,000 40,000 2019 2020 2021 SLO City Fire Twitter -Profile Visits Page 191 of 215 national standards and includes the ability to ensure all personnel that are impacted by the policy have read it. After kicking off the project in the fall of 2021, staff continue to work towards transitioning existing policies to the new system and updating them to the new format before the software can be fully utilized. Operations Emergency Response: In 2021, SLOFD responded to 6,223 incidents from four strategically placed fire stations throughout the City. This number is over 12 percent higher than 2020, however only 1% higher than 2019 as the department saw a significant decrease in call volume in 2020 due in part to the ongoing COVID-19 pandemic. Emergency response was accomplished with daily minimum staffing of 14 sworn personnel. To help maint ain the daily minimum of emergency response personnel, the City has continued its investment in two important programs including a functional movement program to reduce the occurrence and severity of physical injuries and a Peer Support Team Program to maintain behavioral/mental health. In 2017, after transitioning to ImageTrend, the Fire Department’s data and report management system, SLOFD has an increased ability to analyze response data including response times. Safety Element Program 9.3 provides response performance standards for the City which states that the Fire Department has set a response-time objective of four minutes and to meet this standard 95 percent of the time. Staff will be updating this metric as part of the next Safety Ele ment update to reflect Total Response Time (TRT) which includes time from 911 call pickup at the Emergency Communication Center (ECC) to the time the first fire unit arrives at scene. The TRT objective will be 7 minutes or less to 90 percent of all light-and-siren emergencies in the City. Open Space Rescue & Expanded Technical Rescue Team: In 2021 the Fire Department continued to build on the success of the Urban Search and Rescue (USAR) team and added 3 additional members to the team for a total of 6. With the City of SLO being surrounded by Open Space, lakes, creeks, and other hazards, the USAR team members were utilized many times in responding to over a dozen rescues on Bishop Peak and Cerro San Luis Obispo alone last year. Some of the rescues involved twisted ankles and hikers that were not able to remove themselves from the mountain while others where more serious and required Helicopter Extrication and Paramedic Care by highly trained paramedics. The Fire Department’s open space rescue programs continue to develop. Two key contributors to success have been both the E- Bike Program, which was implemented in 2020, and the Utility Terrain Vehicle (UTV) program. Both Pieces of equipment have been invaluable to locating, transporting, and caring for people in open space in a very timely manner. Our UTV program is also utilized through Mutual Aid to assist our neighboring fire departments. Open Space Rescue and Expanded Technical Rescue Team Page 192 of 215 Mobile Crisis Unit: The Mobile Crisis Unit has been funded for a two-year trial period. Generally, Law Enforcement (LE) and Fire Service (FS) resources are often summoned for persons in crisis within our community as a one size fits all solution for a broad spectrum of problems ranging from homelessness to mental illness to addiction and often these individuals in crisis do not get connected to the best resources available to them for assistance. To help provide a more tailor-fitted service to community members in crisis, the MCU pairs a mental health professional with an emergency medical technician to respond to these types of incidents. The benefits of this new service increase the level of service to those in need and decrease the reliance on emergency law enforcement and fire service resources who have limited options and tools to address the individual in crisis. A leading MCU goal is to provide an alternative resource program to handle non-emergency 911 calls for service to increase capacity of both police officers for more urgent criminal emergencies and fire personnel for higher acuity emergencies. The program seeks to respond to the root issues through shelter, medical care, or behavioral health support and services to decrease the number of arrests, county jail time, fines, hospitalization, and nuisance fires. During the trial period, the MCU will be staffed during peak activity hours of 8am to 5pm Monday through Friday reflective of current SLOPD and SLOFD response data. An eventual implementation of a 24/7 service may be warranted based on the impact of the program ability to meet the needs of the community, reduce LE/FS re source impacts, and to decrease hospitalization and arrest/jail time. In addition, the program may become regional and overseen by SLO County Mental Health Services Department. In 2021, much work has been done researching the program goal, objectives, developing policy, job descriptions, RFP’s and securing the logistical needs of the program. Staff anticipates implementation by April 1st, 2022. Training Safety Element Program 9.4 states that they will train fire fighters, police officers, building inspectors, and public works and utilities staff to levels appropriate for their tasks and responsibilities. In 2021, the fire department employed 45 sworn positions and 12 non-sworn positions for a total of 57 full-time employees. Sworn employees logged 15,253 hours of training in 2021, a 4,622-hour increase over the previous year. Employees who participated in the Joint Apprenticeship Committee (JAC) registered 6,705 hours in 2021; an increase of 2,631 hours from 2020 due to the Recruit Academy Mobile Crisis Unit Vehicle Page 193 of 215 that was held this year. JAC provides reimbursable funds back to the department. The JAC training resulted in over $21,000 in funds returned to the department in 2021. These funds are held by the JAC program and can be utilized to support the department’s training program upon approval from the sub-JAC committee which is comprised of department and labor group leadership. Increased training results in a higher skilled and educated professional firefighter. Non-sworn employees attended several key trainings to maintain levels appropriate for their tasks and responsibilities in 2021. Some of these trainings included attendance at the bi-annual California Conference of Arson Investigators, and State fire investigation training. The recently hired Hazardous Materials Coordinator completed State Fire Marshal Fire Inspector I training and completed the last two modules of hazardous materials training to become certified as a Hazardous Materials Specialist. New Training Officer: As part of the 2021-23 Financial plan, the Fire Department added a full time 40-hour Staff Fire Training and Safety Officer. The position, which was filled in August 2021, assumed a wide range of training duties includ ing planning, scheduling, supervising, and administering a comprehensive fire training program and coordinating the in-service training and safety programs for the Fire Department. The Training Officer also assists in the operation and coordination of in‐service training and safety programs with shift Battalion Chiefs. The new positions help provide consistent and reliable administration and coordination of all mandatory, recertification and recommended in‐service training and safety programs for emergency response, which is necessary as the complexity and changing service demands call for specialized instruction. In addition, the Fire Training and Safety Officer respond s to emergency incidents in the primary role of operational support and as the incident safety officer to identify and cease preventable accidents or potentially unsafe situations. Recruit Academy: The SLOFD Recruit Fire Academy is ten weeks long and is delivered through a distributed learning model. The curriculum covers 15 areas of core firefighter competencies within five blocks of instruction, with each block consisting of two weeks. Each block of instruction is delivered through classroom lecture and daily manipulative skills on the drill ground. At the end of each block, recruits are tested utilizing a block written examina tion and multiple manipulative skills examinations. Each block of instruction builds upon the previous block and becomes increasingly more difficult. Throughout the ten -week academy, recruits are evaluated within the three domains of learning: cognitive, p sychomotor, and affective. This is to ensure proper retention, recognition, and application through real time scenarios and live burn operations throughout the academy and gives them opportunity to apply and perform their newly attained skills in high stress situations. Upon successful completion, the recruit firefighter has met the NFPA 1001 standard for professional qualifications for firefight ing. Wellness and Fitness Initiative (WFI): The WFI program was created in 2018 to help improve the fitness, health, and wellness of fire department emergency response staff, improving the department’s ability to provide service to the community. In 2021, the WFI team was able bring nutritional programming to the department as well as remote learning from a platform developed by a local gym, which caters to the physical demands of our profession. The team was able to create a software program that will track the department annual physical assessments. With this tool, staff will monitor fitness, mobility, strength, and other health measures; data Page 194 of 215 reports have ability to show positive or negative trends for individuals, age groups, and department as a whole. COVID precautions have currently pushed back scheduled assessment which has been tentatively rescheduled to be performed in Spring 2022. In 2021, the WFI team was asked to present the department’s “Mobility” program at a regional California Joint Powers Insurance Authority (CJPIA) conference, where staff shared the alternative approach to reducing injuries and improving members’ job satisfaction. The WFI team continues to assess the program to ensure long-term success and participation. Department workers compensation hours continued to decline in 2021. Fiscal year 2020-21 showed a 9% decrease in overtime hours associated with workers compensation, in comparison to 2018 when the program was implemented. Overall, that is a 19% decrease and has resulted in decreased costs related to worker’s compensation backfill overtime. The WFI program will continue to bring more training aimed at strengthening and improving individual fitness, additional muscle recovery equipment, improving cardiac health through nutritional consulting and training, and last, identifying and possibly implementing the use of infrared saunas to reduce the likelihood of job -related cancer. California Incident Command Certification System (CICCS): The California Incident Command Certification System (CICCS) is a cooperative effort between the State Fire Marshal’s Office and the California Governor's Office of Emergency Services, Fire and Rescue Branch. CICCS is an all - hazard qualification and certification system that enhances the ability of the State of California to deploy firefighting resources to complex and catastrophic incidents with trained and qualified personnel. The system includes development of personnel in key field positions, minimum training standards, qualification, and experience requirements when assigned to wildland/urban interface incidents. These expanded roles allow for a greater depth of knowledge and qualification that further improves personnel capabilities. Emergency Management Safety Element Policy 9.1 states that there should be adequate planning, organization, and resources for emergency preparedness and emergency response. Staff has made several accomplishments in 2021 to meet this policy and have highlighted some of them below. Coordinated Emergency Planning and Training: Safety Element Program 9.6 states that the City will work within the Standardized Emergency Management System (SEMS), an emergency response and coordination system used throughout California. Additionally, the City will participate in periodic disaster-response drills, on a regional basis with all involved jurisdictions and involving the media. In 2021, the Fire Department conducted Emergency Operation Center (EOC) training to key City Staff to ensure preparedness for EOC activation. The Fir e Department continued coordination with every City department to ensure all employees, including City Council, have completed the proper SEMS and National Incident Management System (NIMS) training courses. This training is a requirement to receive Federal Emergency Management Agency (FEMA) assistance during a disaster. City employees are required to take a combination of IS-100, IS-200, IS-700, IS-800, and IS-908 to prepare to be a disaster service worker during an emergency or disaster. Additionally, Page 195 of 215 staff has worked with Human Resources to ensure that new employees complete the necessary training in relation to their job in the city. Staff Training continued to be a primary focus and several trainings were held in 2021 including 5 internal EOC trainings. Additionally, 2 “Nuke 101” trainings were provided by the County of San Luis Obispo to help staff prepare for incidents related to the Diablo Canyon Nuclear Power Plant. One highlight in 2021 was a tabletop exercise related to an EOC activation for a stor m event impacting the city that was held for City Leadership team members. This training helped identify opportunities to improve the City’s ability to respond to large scale emergencies impacting the city and the continuity of essential services to the community. Additionally, SLOFD was awarded a FEMA grant to attend a Community Specific Integrated Emergency Management Course to be held at FEMA’s Emergency Management Institute in Emmitsburg, Maryland in July of 2020. This training was postponed to 2022 in response to the inability to hold in-person training due the ongoing COVID-19 Pandemic. The Grant offers a weeklong training course in emergency management and emergency operation center activation and disaster recovery. All travel, lodging, and tuition expenses for up to 75 staff members and cooperating/partner agencies are covered by the Grant. Lastly, the City’s update to the Emergency Operations Plan with the creation of th e Comprehensive Disaster Leadership Plan (CDLP) was formally adopted by the City Council in the Spring of 2020. The CDLP is in place to describe the City of San Luis Obispo policies and concepts for responding to major disasters that could affect the hea lth, safety, and property of the public within the City of San Luis Obispo and includes hazard specific annexes including Earthquake, Hazardous Materials, Multiple Casualty, Transportation, Fire, Civil Disturbance -Terrorism-Active Shooter, Diablo Canyon Nuclear Power Plant, Adverse Weather, Extended Utility Disruption, and Pandemic. This plan will be reviewed and exercised periodically and revised as necessary to satisfy changing conditions and needs. Coordinated Emergency Planning and Training – Emergency Management Institute Page 196 of 215 Preparedness Education: Safety Element Policy 9.14 states that Citizens should be well informed of hazards and ways to minimize the effects of disasters. Due to the ongoing pandemic and associated health and safety concerns, the Fire Department was forced to cancel the 2021 Fire Prevention Week / Open House and adjust other in-person disaster preparedness workshops for the public. In the Fall of 2019, the Department held its first public Disaster Preparedness workshop with a plan to deliver additional workshops 2-3 times throughout the year. Staff continued to disseminate the many preparedness fliers and videos that were created as part of the “Prepare SLO” campaign to ensure the public continued to have the most up to date tools and information at their disposal. Preparedness resources are available to the public on the department website and social media accounts. Additionally, during the bi-weekly department appearance on the local KVEC First Take radio show, staff provide important safety and disaster preparedness tips to the community. Risk Reduction & Fire Prevention Hazard Mitigation: The most recent update of the City’s Hazard Mitigation Plan was completed in 2020 as the 2019 Multi-Jurisdictional Hazard Mitigation Plan (HMP), which was formally adopted by the City Council in 2020 after the Federal Emergency Management Agency (FEMA) and California Office of Emergency Services (CalOES) reviewed and approved the plan. This HMP serves as the mandatory update to the City’s 2014 Local HMP (LHMP). The LHMP is incorporated by reference into the Safety Element and should be consulted when addressing known hazards to ensure the general health and safety of people within the City of San Luis Obispo. It provides guidance on how to reduce the community’s vulnerability to natural hazards. This plan calls for annual stakeholder meetings to update progress and identify collaborative opportunities. In 2021, COVID-19 delayed stakeholder meetings and the County of San Luis Obispo has plans to re- engage with all stakeholders in 2022. The City is required to maintain a current HMP, which must be updated every five years. Maintaining a current HMP allows the City to apply for State and Federal reimbursement in the event that the City is impacted by a disaster. Safety Element Policy 9.0 states that the City should take several steps in avoiding and mitigating hazards. As part of hazard mitigation, SLOFD finalized the City’s first Community Wildfire Protection Plan (CWPP) in July of 2019 and utilized the plan to act in 202 1, including public education and fuel reduction efforts. City staff continued to provide wildfire preparedness tools to the community through news releases, webinars, social media, and the department website and coordinated with the County Fire Safe Council to conduct extensive fuel reduction efforts in and near the Irish Hills Open Space, a project that was completed date in January 2021. The CWPP is a collaborative plan to guide the city in addressing fire protection planning efforts occurring in the city to minimize wildfire risk to watershed lands, assets, firefighters, and the public. The SLO Fire Dept. Preparedness Education Page 197 of 215 CWPP presents the City’s physical and social characteristics, wildfire history, identifies and evaluates landscape-scale fire hazard variables, utilizes priority landscape datasets for evaluating wildfire risk, identifies strategic measures for reducing structural ignitability, public education, and outreach, and identifies strategic fuel reduction goals and techniques for minimizing wildfire risk. The CWPP is intended to be a living document managed and updated by the City Fire Department with stakeholder input and involvement. Multi-Dwelling Property Inspection Program: Under the direction of the Fire Marshal, the Fire Prevention Bureau inspects all multi-dwelling properties (three or more units) in the City to ensure that they meet a reasonable degree of fire and life safety. This state-mandated program helps safeguard residents and visitors who patronize local hotels and generates approximately $320,000 in annual revenue that offsets implementation costs. The Fire Prevention Bureau subsequently completed about 405 inspections of apartments, hotels, and fraternity/sorority houses in 2021. Fire and Life Safety Inspections: SLOFD completed 1,360 fire and life safety inspections for businesses and multi-dwelling facilities in 2021 Of this inspection total, Fire Prevention Bureau staff completed 92 inspections of industrial facilities, schools, hospitals and nursing homes, day care centers and assisted living centers, and large public assembly occupancies. A portion of these inspections resulted in Fire Code operating permits, which generates about $100,000 in annual revenue. Fire and Life Safety Self-Inspection Program: In January of 2021 the Fire Department implemented the Fire and Life Safety Self- Inspection Program which allows certain business in San Luis Obispo complete these inspections in lieu of a fire department staff member or engine company. Businesses that qualify for this program have been chosen due to the low hazard associated with their business practices. These include small professional offices and some low hazard retail establishments. In its first year 168 of the 800, or 21%, qualified businesses completed a self-inspection and staff are working on communication increase program participation in 2022 Hazardous Materials Inspections: Hazardous Materials Inspections: The Fire Prevention Bureau serves as a “Participating Agency” in the County’s Certified Unified Program Agency (CUPA). Businesses that use or store hazardous materials in an appreciable quantity, generat e hazardous wastes, or operate underground or aboveground petroleum storage tanks are subject to inspection. The Hazardous Materials Coordinator conducted 174 facility inspections in 2021, an increase from 2020 due to a previous temporary vacancy of the Hazardous Material Coordinator position being filled. Vegetation Management: Fewer weed complaints were fielded by the Fire Prevention Bureau in 2021. Most complaints dealt with dead trees or overgrown yards as many of the vacant parcels are being developed. The Fire Department continued to support Natural Resources and Ranger Service in the fuel reduction projects in City-owned Open Space. In 2020, City staff also undertook Fire and Life Safety Self Inspection Program Page 198 of 215 a project along the Bob Jones Bike Trail and San Luis Obispo Creek between Prado Road and Los Osos Valley Road, removing dead and down material from the creek as well as removing smaller vegetation creating a shaded fuel break along the creek corridor behind the Water Resource Recovery Facility. In 2021, fuel reductions efforts were contin ued in the Bowden Ranch Open Space, Cerro San Luis Natural Reserve, and the Irish Hills Natural Reserve with help from the California Conservation Corps crews. These efforts reduce the threat of wildfire and were aligned with Safety Element Policy 9.0 by not significantly impacting the environment, including wildlife habitats and views. Also in 2021, V&C funds supported hazardous tree removal focusing on eucalyptus trees, reducing a significant threat in several locations around the City. Critical Facilities Locations and Reducing Structural Hazards: Section 9.19 of the Safety Element tasks the City with identifying and evaluating hazards in existing structures, with the highe st priority given to critical facilities. This effort includes maintaining and replacing City facilities, routine code inspections of certain commercial and residential buildings, complaint -based code inspections for all buildings, mitigating hazards associated with unreinforced masonry buildings (URM), and outreach regarding structural safety of private wood -frame buildings. Mutual and Automatic Aid Safety Element Program 9.10 states that the City will work with other jurisdictions to obtain and follow adequate mutual-aid and automatic-aid agreements. SLOFD deployed on many requests for Mutual Aid throughout the State for the historic Fire Season encountered in 2021. In total, the Fire Department sent 25 different staff members, some to multiple incidents, who spent a total of 8,311 personnel hours committed to mutual aid incidents, which equates to over 346 24- hour days. Fire personnel who are deployed to large-scale incidents receive invaluable on-the- job training, and the costs associated with their deployment are reimbursed to the City. The statewide mutual aid system that redeploys SLOFD personnel to assist communities in need is the same system that sends non-local fire crews to our area when we need assistance. SLOFD is also a member of the Regional Urban Search and Rescue (USAR), County Hazardous Materials Response Team, County Fire Investigation Strike Team, County Critical Incident Stress Debriefing Team, and Incident Command on the County Type III XSL Incident Management Team. These regional teams provide exceptional service to the communities of participating agencies at a fraction of the cost of providing that service autonomously. Police Department Safety Element Program 9.4 states that the City will train police officers and other City employees to levels appropriate for their tasks & responsibilities. In 2021, the Police Department employed 60 sworn positions and 31 non-sworn positions, for a total of 91 full-time employees. As noted in the 2018 Capital Facilities Fee Program Nexus Study (i.e. AB 1600 Nexus Study), the service population totals to a combination of 72,800 workers and residents. With the current 60 sworn officers, the current service level is a ratio of 0.82 sworn officers per 1,000 service population. At General Plan buildout, the service population is forecasted to grow by approximately 15,500, so if the same service level ratio were applied, the City would need 13 more sworn officers by 2035. Page 199 of 215 Staff Training: The California Commission on Peace Officer Standards and Training (POST), which mandates minimum content and hours for basic and in-service training, also regulates the training of police officers and communication technicians. The Police Department maintained compliance with POST requirements for in-service training hours for required employees. This was accomplished in 2020 by sending employees to POST-certified training courses in various topics, with the associated costs reimbursed by POST, and by providing in -house training for employees. Due to the COVID-19 pandemic, many courses were cancelled or held in an on-line capacity. In 2021 we continued our commitment to having 100 percent of our staff trained in Crisis Intervention Training (CIT). As new employees are hired, they are sent to CIT training as soon as possible to maintain our commitment to having a fully trained CIT staff. The primary goal of CIT is to reduce injuries to officers and mental health consumers during contacts, and to appropriately redirect mental health consumers from the judicial system to the services and support needed to stabilize consumers and reduce contact with police. The San Luis Obispo Police Department (SLOPD) also conducts in-house training using employees who are certified instructors in a variety of police -related job functions, including defensive tactics, mobile field force, active shooter, and use of firearms. In addition to the standard police training, the department successfully completed our second year with a robust Peer Support Team to help officers after tragic or traumatic events. The Peer Support Team has been trained to deal with a wide variety of potential problems and can give direct counseling or direct those in need to the proper resources. They have implemented a monthly employee wellness newsletter providing outreach and information on a regular basis to staff. Peer Support has provided its expertise to surrounding Law Enforcement agencies over the past year in response to critical incidents in those jurisdictions. Mutual and Automatic Aid: Police Section 9.10 of the Safety Element indicates that the City will work with other jurisdictions t o obtain and follow adequate mutual-aid and automatic-aid agreements. In 2021 there were no requests for mutual-aid to the San Luis Obispo Police Department for natural disasters. The Police Department provides Officers to assist surrounding Law Enforcemen t agencies with various special events including parades, protests, special events and large-scale investigations. Typically, our Officers assist many local Police Departments including Santa Maria, Pismo Beach, Paso Robles, Morro Bay, Atascadero, California Highway Patrol, and the Sheriff’s Department. In return, many of these agencies assist the San Luis Obispo Police Department in several of our large-scale events including the Women’s March and the Holiday Parade. Due to the ongoing COVID-19 pandemic, many of the special events throughout the County were cancelled and our assistance was not needed. Conversely, the City of San Luis Obispo has hosted over 70 protests, marches and rallies related to social justice and Law Enforcement reform. As a result o f these activities, the City has received a large number of sworn personnel to assist the San Luis Obispo Police Department in the policing of these events. Page 200 of 215 The City has participated in a regional Special Weapons and Tactics Team (Regional SWAT) since 2008. The Regional SWAT team allows participating cities to leverage limited resources and maximize coordination and special expertise during critical incidents. The SWAT team has responded to 7 incidents throughout the County since the beginning of 2020 and has conducted monthly training exercises along with three scenario-based training days in conjunction with the City’s Crisis Negotiation Team. Community Action Team (CAT) CAT Officers continue to identify problems and crime trends that negatively impact the quality of life of residents, business owners, and visitors. CAT Officers have focused on several individuals in our community who are involved in adverse and repetitive criminal activities that negatively impact our community. In 2021, the CAT team engaged with 541 individuals and 100 of them elected to receive mental health and substance abuse services. They have been successful in working with others to find alternatives to incarceration that include enhanced and focused service placement and transitional housing. The program has continued to grow and the relationships in the court system have proven very valuable. In 2021, the CAT team provided nine Behavioral Health Trainings with approximately 250 people attending. This past year the department completed our third year of service working with a Transitions Mental Health Association specialist on the CAT team. This partnership has brought the mental health services with the community to a higher level and has been extremely successful. This added resource has helped tremendously support the growing needs of the many chronic offenders who suffer from mental health disorders. In the first quarter of 2022, the department will add another CAT officer and is currently working with Transitions Mental Health Association to hire one more social worker. It is the departments' goal to have the new personnel in place by the second quarter. CAT officers work collaboratively with a myriad of individuals and groups, including patrol officers, investigators, the Neighborhood Outreach Manager, other city departments, social service providers, business groups, and other governmental agencies as appropriate. The ongoing COVID-19 pandemic has presented the City with many challenges related to homelessness and the increase of camps. The CAT Team organized a social services fair to extend services and resources to some of the most vulnerable in our community. Community Action Team Officers John Klevins & Tim Koznek Page 201 of 215 Neighborhood Wellness Land Use Element Program 2.14 states the City will help identify neighborhood problems, and undertake a wide range of focused development review, capital improvement, and code enforcement efforts to help residents preserve and enhance their neighborhoods. Neighborhood Officer Program – Police Department In 2013, the Police Department launched a Neighborhood Officer Program that divides the City into 13 distinct “neighborhoods,” each with dedicated patrol officers assigned to address City neighborhood issues. The Neighborhood Officers act as liaisons between the Police Department, the community, and a variety of city agencies. Neighborhood officers have continued to be a consistent “go to” for residents needing assistance with a variety of quality-of-life concerns. Neighborhood officers also provided crime preven tion help to Neighborhood Watch groups throughout the City. Code Enforcement – Community Development Department The City’s Code Enforcement Office, which reports directly to the Community Development Department’s Chief Building Official, deals primarily w ith violations of building codes and zoning regulations. Examples of code violations that impact neighborhood quality include: • Property Maintenance Violations • Sign Violations • Unpermitted Construction • Substandard Buildings • Occupancy Violations • Land Use Violations • Homestay Violations In 2021, Code Enforcement staff responded to 460 requests for investigation resulting in 155 code enforcement cases relating to violations regarding land use, zoning, property maintenance, substandard building, and public health (COVID) violations among others. In addition, there were 518 Neighborhood Services code enforcement cases, which included violations such as visible storage, failure to screen waste containers, overgrown vegetation, and yard parking. Code Enforcement has also been impacted by the City’s response to the pandemic and the implementation of the County’s public health order. As part of the City’s response to the COVID - 19 pandemic, enforcement of certain sign regulations was suspended while under State Public Health Orders. In coordination with the Police Department and the Economic Development Department, Code Enforcement continued to ensure all public health orders were followed. As part of regular code inquiries, code enforcement staff handled a pproximately 122 phone calls related to COVID restrictions and compliance. Page 202 of 215 Figure 4 - Monthly Noise Party Calls for Service, 2021 Neighborhood Outreach – Police Department Police Department SNAP employees (Student Neighborhood Assistance Program) continue to conduct parking enforcement and respond to noise complaints in neighborhoods during evening hours. The pandemic response restricted noise complaint response to patrol staff until July 2021 at which time SNAP began to give formal warnings to noisy residents in the neighborhoods. From July to the end of the calendar year, SNAP issued 95 Disturbance Advisement Card warnings (in supplement to the warnings and citations being issued by patrol.) There was no disruption to parking enforcement in 2021 and SNAP issued 1,379 citations in the neighborhoods (no permit , fire lanes, blocking hydrants, parking in disabled spaces without placard, etc .). In response to the need for non-adversarial processes that address community conflicts, the City of San Luis Obispo, Cal Poly, Cuesta College, and Creative Mediation, a local non-profit, developed the SLO Solutions Program in 2004 to offer free conflict resolution and mediation to City residents. SLO Solutions also provides training to Cal Poly, Cuesta and local residents who are seeking to benefit from extensive communication and conflict resolution education. In 2021, the program served 685 residents. This is a 25% decrease in residents served since the previous year and SLO Solutions staff attributes this to the pandemic, specifically the amount of training they were not able to provide because of significant staff changes. The pandemic safety enhancement zone, adopted in April 2020, was lifted on July 7, 2021. At that time, Disturbance Advisement Card warnings were once again used to mitigate noise violations in the neighborhoods (not just citations.) Additionally, the lifting of the safety enhancement zone once again allowed the police department to provide the party registration program that had been suspended as part of pandemic response. Figure 4 below provides a monthly overview of noise complaints, Disturbance Advisement Card warnings and citations issued over the year. Overall, noise calls decreased 7% from 2020 to 2021. Party registration continues to be an excellent tool for residents who choose to have social gatherings at their homes. In 2021, 169 party registration applications were approved resulting in just 22 warning phone calls and 4 subsequent citations. Source: San Luis Obispo Police Department, 2021 Page 203 of 215 Conservation & Open Space Protection Conservation and open space protection was identified as a Major City Goal (Climate Action, Open Space, and Sustainable Transportation) as part of the Fiscal Year 2021-2023 Financial Plan. The General Plan contains many goals, policies and programs focused on open space protection. The policies apply to sensitive lands within the City’s urban reserve as well as land in the greenbelt area that is protected for its biological, agricultural, aesthetic and/or watershed protection value. The Land Use and Circulation Element and Conservation and Open Space Element address this subject in detail. Conservation and open space highlights for 2021 include: 1. The City purchased the 266-acre property for conservation purposes that is now being called Miossi Open Space in 2018. The acquisition protects six different special status wildlife species and six different special status botanical species, while also serving as critical area of the upper San Luis Obispo Creek watershed and as a key wildlife migration corridor along Cuesta Ridge. City Council approved the conservation plan for the property in 2019, and Natural Resources and Ranger Service staff are now currently working on implementing the necessary steps to open the property to the public for compatible passive recreational uses. The formal opening of Miossi Open Space is anticipated in Spring 2022. A trail agreement was secured with Cal Poly in November 2021 that will allow the City to create a trail connection from Miossi Open Space to Poly Canyon Road, thereby greatly improving overall trail connectivity in the area, as well as providing opportunities for student research. 2. The City received a dedication of Righetti Hill within the Orcutt Area Specific Plan and Natural Resources and Ranger Service staff are now working on plans to establish a trail system with associated standard open space amenities. A new boundary fence was established in winter 2020 on the northern side of the parcel – a key step in defining the property area for natural resources protection and public safety, as well as the neighbor’s privacy. Cultural resources are underway in early 2022 that are required prior to installation of a trail system, which is expected to be started in spring 2022. 3. The City continued to support and partner with City Farm SLO to deliver sustainable agriculture education for students and the community, while producing healthy local food. In early 2022, a 40-year lease extension was granted to City Farm SLO reflecting the successful long-term partnership and City Farm SLO’s plans for significant capital improvements at the property. 4. Continued invasive species vegetation control along Froom, Prefumo and San Luis Obispo Creeks and continued planting native plants and trees to restore the habitat, including butterfly gardens in in City parks in support of the Mayors Monarch Pledge; a partnership with the National Wildlife Federation. 5. The Office of Sustainability and Natural Resources program staff continue to engage with different professors and classes from Cal Poly to further educate with the “Learn by Doing” mantra in open space monitoring and restoration projects. This is a wonderful opportunity for collaboration and capacity building. Page 204 of 215 6. Continued to support the Utilities Department and the coordination transitioned to Environmental Programs to lead the Stormwater Management Program as required by the Regional Water Quality Control Board (RWQCB). The Plan focuses on improving stormwater quality through Best Management Practices (BMPs), including construction site monitoring, municipal operations, development review, litter control, and public participation to reduce pollution run-off. 7. Continued steelhead trout (Oncorhynchus mykiss) and Pacific lamprey (Entosphenus tridentatus) surveys along San Luis Obispo and Stenner Creeks with biologists from California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service. Also, began cataloging where new oak trees can be planted to expand the current oak forest in several City open space properties in collaboration with the California Conservation Corps. 8. City staff has partnered with the California Conservation Corps (CCC) with the Greenhouse Gas Reduction Fund (GGRF) program where the City receives members to help implement the Wildland-Urban Interface and Integrated Vegetation Management Plan for Open Space Lands of San Luis Obispo. The CCC worked in the Irish Hills, Cerro San Luis, Prefumo Creek and Bowden Ranch to reduce and remove dead and down material and ladder fuels to prevent the start and spread of wildfire. Staff are continuing to work with City Fire and the FireSafe Council to further identify projects to increase the community’s protection along the WUI. The Panorama Trail at Miossi Open Space Page 205 of 215 Parks & Recreation Throughout 2021, the Parks and Recreation Department continued to provide modified programs and activities to adhere to pandemic guidelines in order to serve the community through recreational programming amidst challenging times. The following sections highlight the work completed in 2021 related to response efforts to the ongoing COVID-19 pandemic and how that work is interconnected with supporting the Major City Goals and the Parks & Recreation Element of the General Plan: Parks and Recreation Blueprint for the Future. Collaborative Programs Youth Sports: The City provides recreation sports opportunities for youth, adults, and seniors. The City’s recreational programming focuses on building confidence, teamwork, integrity, and leadership skills. The City continues to work collaboratively with the Youth Sports Association and San Luis Coastal Unified School District to meet the needs of community youth. In September 2020, Parks and Recreation staff created Youth Sports Clinics following all COVID-19 safety measures. In 2021, Parks and Recreation staff continued to provide sports clinics adhering to updated CDC guidance. These clinics included: pickleball (12 clinics), speed and agility camps (8 clinics), disc golf (2 clinics), and soccer (14 clinics) serving 555 youth athletes. Additionally, staff provided a week-long sports camp during SLCUSD Spring Break, benefitting 30 youth. In the summer of 2021, the Sports Division brought back the San Francisco Junior Giants program. 220 children and over 40 volunteer coaches participated in this free, non-competitive 8-week program focused on skills and drills, training, and game play. The program incorporated sport skills as well as more focused lessons to build resiliency, including: education, teamwork, confidence, leadership, and integrity. In September 2021, the annual San Luis Obispo County YMCA and Parks and Recreation partnership was relaunched as the youth basketball league reopened for registration. Over 500 children were enrolled in the 56-team program which began in January 2022. The partnership will continue throughout 2022. Adult Sports Adult recreational sports returned to the community in May 2021 once CDC guidelines allowed the sports to resume. These sports include: drop-in Boomer Softball, ultimate Frisbee, table tennis, volleyball, dodgeball, and basketball. Programmed activities include adult soccer through partners Central Coast Soccer and pickleball with partners SLO Pickleball Club. Tennis competitors in adult recreational sports Parks and Rec Youth Sports Clinic Page 206 of 215 Parks and Recreation staff manage the year-round softball league. In typical years, there are three seasons; however, in 2021, staff provided two seasons (summer and fall) and look forward to providing three seasons again in 2022. 113 teams participated in the league in 2021 with over 1,700 rostered players. Senior sports activities (55+) include Pickleball programs and Boomer Softball. Pickleball continues to exhibit high popularity with the total number of participants playing on a regular 7-days a week basis and steadily increasing. Community Programs: Parks and Recreation provides high quality programs and services that are responsive to industry trends and changing community needs. As stay-at-home orders lifted and schools returned to in-person, so did Parks and Recreation programs, albeit slowly and mindful of changing CDC guidance, which led to a variety of hybrid solutions. Parks and Recreation Staff planned and implemented a new version of the Farmer’s Market “Leprechaun Lost” event using Cal Poly student volunteers. The summer months provided opportunity to bring back the series “Movies at the Jack House”. Throughout the summer, Parks and Recreation staff coordinated five “Monday Meet-Ups” showcasing a different park each month, where food truck vendors provided food options and Parks and Recreation staff brought outdoor activities and music. The first in-person Community Special Event to be hosted by Parks and Recreation was the Hau nted Walk (a take on the annual Boo Bash) at Meadow Park, an all-outdoor event with spooks and tricks for youth of all ages. An estimated 2,000 participants attended the successful event in waves throughout the evening. This event showcased local food trucks and the SLO County Food Bank. The event was made possible through Cal Poly’s RPTA-210 class and 20 student volunteers. Being mindful of the community’s differing comfort levels with outdoor events, the Parks and Recreation team continued to provide virtual and hybrid events including, a pumpkin carving contest, an independently completed Tall Tales (book reading in the park scavenger hunt), an “Egg Hunt to Go” event and a virtual Gobble Wobble (in partnership with the Food Bank). The Department also brought games and activities to the Mission over the summer months allowing other hybrid and virtual events included the Holiday Home Light Map, virtual contests such as the Halloween pumpkin decoration and costume contest, the SLO Skatepark holiday ugly sweater contest, the gingerbread house building contest, the holiday hike challenge, and the hunt for holidays around the world. In addition, Community Services created several home and neighborhood scavenger-themed events during the holidays. These scavenger hunts were geared toward safe family fun at home and in the neighborhood. Contract Classes: With in-person programs returned, the City’s outside instructor partners returned to providing classes for youth and adults, with both in-person and virtual class options. City staff coordinated 260 classes, with 150 that were registered for by 1,200 participants. Haunted Walk Costume Contest – Halloween 2022 Page 207 of 215 Community Gardens: Although special events needed to be revamped due to the pandemic, the Community Gardens continued to be a safe haven for our community throughout 2021. There are five Community Garden locations throughout San Luis Obispo, with 100+ garden plots available to City residents to lease. The Parks and Recreation Department continues to offer online program registration and satisfaction surveys to its customers. SLO Skate Park: The Skate Park remained open to the public throughout 2021 and the community continued to actively utilize the skate park and rink. Skate Park ambassadors continued to remind skaters of proper etiquette and safety when using the City facility. As roller sports have become more and more popular, City staff also played a role in supporting all user groups to enjoy the park. Throughout 2021 the Skatepark celebrated its birthday with a Skating Bash in February 2021, participated in the SLO County Monster Skate Program, and held a Ramp N’ Roll event in August 2021 to introduce the sport of skateboarding. SLO Senior Center: The Senior Center remained closed through June 2021. Reopening with limited hours, the Senior Center Board navigated rules and regulations to ensure the safety of all members. The Senior Center board continues to organize book clubs, bridge, brain aerobics, and other programs geared at engaging the senior community in San Luis Obispo. Jack House and Gardens: While the Jack House remained closed to public tours throughout 2021, the docents and advisory committee continued to stay focused on projects regarding art restoration and property maintenance. In December 2021, the docents hosted an in-person event, the Victorian Christmas, with four tour dates offered over two weekends. Over 150 individuals came through the Jack House and enjoyed crafts for kids in the gardens. SLO Triathlon: Due to safety guidelines in response to the ongoing COVID-19 pandemic, the City made the difficult decision to cancel the annual SLO Triathlon for the second year in a row. The SLO Tri traditionally occurs on the fourth Sunday in July at Sinsheimer Park and include s a 0.5- mile swim, 15-mile bike ride, and a 3.1 mile run. Over 150 community volunteers make this annual event possible. The SLO Triathlon focuses on completion rather than competition, and draws an average of 600 participants annually, of which 30% are San Luis Obispo residents. Youth Services: As the San Luis Coastal Unified School District (SLCUSD) continued to provide virtual learning for students at the beginning of the 2020-21 school year, Youth Services staff developed a revised full day childcare program at three school sites, serving 126 children. In January 2021, schools reopened their campuses to hybrid learning options in waves. Hybrid learning is defined as part-time in-person instruction and part-time virtual instruction. Wave 1 included TK programs at CL Smith, followed by Kindergarten, first grade, second grade, and eventually third grade through sixth grade. Not long after, Sinsheimer Elementary also resumed a hybrid learning option for their TK and Kindergarten students. Because the schools’ schedules SLO Skate Park Page 208 of 215 continued to change and not all children were in school at the same time, staff spent the day facilitating children between in-person learning and childcare programs. Students in the childcare programs were required to complete their on -line schoolwork and staff became supporters of their virtual instruction as well as childcare providers with up to 18 children in a childcare room all possibly completing different instructions. Staff continued to assign children to childcare pods based on family and friend groups to minimize the spread of COVID-19. Meanwhile at the other school sites, staff continued to provide full day childcare with students, spending their entire school day on Zoom. Throughout this time, staff continued to work closely with community partners CAPSLO, SLCUSD, Public Health, and state licensing to ensure all changing guidance was implemented at the program sites. Program safety was enhanced with a Safety Monitor who checked children in, completed daily health screening, and sanitized rooms and equipment each hour. In March 2021, all schools resumed a hybrid learning option for all students. This meant that staff returned to providing care at four out of five typical school sites. This allowed the YMCA to remain at Hawthorne Elementary School with the intention of providing a consistent experience for the children. Agreements were made to ensure all childre n who had been using childcare during the hybrid program continued to have access if they moved school sites and with the agreement that the City would return to normal programming at Hawthorne Elementary School in the fall of 2021. Staff provided 2-3 childcare rooms at each of the school sites, totaling 10 rooms and serving 120 children each week based on COVID safety ratios. Due to the intensity of the program needs for over a year, childcare staff opted not to run its typical Spring Break Camp, allowing program staff to refresh after 12 months of responding to accommodate all the changing school district schedules, CDC guidance, and COVID reporting. To compensate for the Youth Services staff not conducting the spring break camp, Com munity Services staff coordinated a spring break camp at Meadow Park. During this time and for the foreseeable future, Youth Services administrative staff became experts in managing COVID exposures and positive cases. Staff spent countless hours reporting with Public Health, school district partners, and families to complete contact-tracing and reporting. These tasks did not fall within the standard workday and staff would often be reporting during evenings and weekends. San Luis Coastal Childcare Program Page 209 of 215 As the school year concluded in 2021, staff provided a more traditional summer camp experience compared to 2020, while remaining mindful of all pandemic guidance. Field trips were limited to the SLO Swim Center and local hikes – no bussing was used during the summer. The summer camp was held at C.L Smith Elementary School (the summer school option) and at Sinsheimer Elementary (the full day option: 8am – 5pm, Monday through Friday) for 7 weeks. Over 120 children used this program each week. With the start of the 2021-22 school year, childcare staff returned to a traditional way of providing City childcare: Sun N’ Fun and Club STAR. Families were able to register for drop-in care (paying only for the time that their child attends) and more families were able to utilize this service. Children have resumed full days of school. Programs continue to be offered in the traditional time frames: before school, middle of the day for TK and Kinder garteners, and after school. Due to continued nationwide staffing shortages, programs continue to manage waitlists adhering to the State Licensing mandate of 1 staff member to 14 children. The strong partnership between the City and SLCUSD continued in 2021 and into 2022. Other community partners have included CAPSLO, the Child Care Resource Center, and other local childcare agencies who have worked together in finding answers and creative solutions while facing changing guidance and regulations. The City received grants from local partners such as CAPSLO to support the scholarship program. With the City scholarship program and the CAPSLO subsidized care program, 66 youth have received additional childcare fee subsidies. All Youth Services programs are made possible with the work of up to 70 supplemental staff (currently only 30-40 staff members due to ongoing hiring challenges), ranging from entry level aides to Child Care Head Teachers and full time Site Directors. Staff turnover since Fall 2021 has been higher than ever before with 43 part- time staff hired during the year and 40 staff separations. Staff are provided ongoing instruction to ensure programs are consistent with Department and State Licensing standards. Topics include Positive Guidance, Safety and Accountability, Mandated Child Abuse Reporting, and Pediatric CPR/First Aid. Parks & Rec Dept. Youth Services Team Youth Summer Camp Page 210 of 215 Volunteers & Training Despite pandemic guidelines limiting the number of people allowed to gather, Parks and Recreation staff was still able to utilize volunteers to support services and programming at the Garden workdays and Ranger Workdays, as well as some smaller community events in 2021. Parks and Recreation staff continues to demonstrate a culture of valuing humans and expecting the best from all team members. In 2021, Parks and Recreation staff participated in trainings provided by the Center for Organizational Effectiveness, the California Professional Recreation Society (CPRS), and the American Red Cross, as well as industry specific trainings. Open Space Maintenance Throughout 2021, Ranger Service continued to provide educational and recreational opportunities to the community of San Luis Obispo. The City's 4,040 acres of designated open space is designed to provide access for a variety of abilities and experiences including rugged hiking trails, challenging mountain biking, and scenic pathways within minutes of community residences and businesses. The City’s Ranger Service program employs full-time rangers and other part-time staff that actively maintain the City’s open spaces. Over 50 tons of trash were removed from San Luis Obispo Creek and City open spaces by staff and contractors in 2021. Ranger Service led educational hikes through City open spaces, held 15 workdays, and promoted Wilderness Wednesdays via social media to engage and educate our community. City parks and open spaces were patrolled nearly every day of the year. In 2021, a total of 1,140 hours were devoted to public education focusing on conservation and promoting laws during the ongoing COVID-19 pandemic. In 2021, over 1,000 dog leashes were given away at trail entrances and bike bells were also provided to keep users safe. Rangers also added one-way directional signage at loop trails to promote social distancing during the pandemic. New trailhead kiosks and educational panel inserts were installed along City trails in 2021. Collaboration with the public and with the Central Coast Concerned Mountain Bikers (CCCMB) resulted in trail maintenance projects at Bishop Peak, Irish Hills, Bob Jones Trail within the City’s open space trail network. New trails broke ground this year at Whale Rock Reservoir and the Miossi Open Space. Parks & Recreation Department Ranger Service Parks & Recreation Staff Training Page 211 of 215 The Pilot Program at Cerro San Luis Natural Reserve which began in the winter months of 2017 and 2018 continued through 2021. In response to prior City Council discussion and direction, staff implemented the pilot program at the 118-acre Cerro San Luis Natural Reserve (the “Reserve”) that would allow extended evening hours of use for passive recreational purposes along approximately 4.9 miles of trails during the winter months (November – March) when daylight savings time is not in effect. During these time periods, public use was extended to one hour before sunrise and until 8:30 PM. During daylight savings time, the hours of use for the public return to one hour before sunrise through one hour after sunset. Nighttime use is by permit only and limited to 65 people per evening based on prior conservation review. Permits for biking and hiking are allowed up to 1-week before and available through the City website. Rangers are present, checking permits and educating the public during the Winter Evening Access program. Emerson Fitness Park Equipment Replacement Project Progress on planning for the Emerson Fitness Park replacement project continued in 2021. The existing fitness park located within Emerson Park has become outdated and in poor shape. This project will remove the existing fitness park and install an updated fitness circuit. The new fitness park will be low maintenance and ADA friendly, and will allow fitness tracking and workouts through a dedicated mobile application which the Parks and Recreation Department has received through a $25,000 grant award to help fulfill the City’s goal of a revitalized Emerson Park. The project was completed in February 2022. North Broad Street Neighborhood Park In June 2018, City Council approved the North Broad Street Neighborhood Park project to develop a new park facility in the location of the existing community garden. Multiple public engagement sessions with neighbors of North Broad Street were held throughout 2019 to assess priority amenities and feedback on initial concepts and designs. As a part of the park design, a portion of the park will remain to be used as a community garden. A final design concept was presented to the Parks and Recreation Commission for approval in November 2019. An environmental review process was conducted in 2020 based on the conceptual park design to support the recommendation for City Council to approve a general plan amendment and rezone the parcel for the creation of a neighborhood park. City Council approved the rezone and the process was completed in April 2021. The project design is expected to be finalized in Spring 2022 with construction anticipated to begin in Fall 2022. Emerson Park fitness court model Page 212 of 215 Orcutt Area Parks In July 2021, City Council approved the development of several park in the Orcutt Area, specifically within the Righetti Ranch Neighborhood. These parks will be developed and designed over the next few years to provide new amenities to the community. Proposed parks in this area include a community park, a linear park, a pocket park, and a trail junction park. The tentatively planned recreation amenities for these parks include pickleball and tennis courts, basketball court(s), a playground, restrooms, athletic turf fields, a dog park, and community gardens. Multiple public engagement sessions with neighbors will be conducted in 2022 to assess priority amenities in each park location. SLO Swim Center The SLO Swim Center reopened in July 2020 for the first time since the closure in March 2020. The SLO Swim Center opened with modified conditions, including enforcing social distancing protocols and hourly lane reservations. In July 2021, the SLO Swim Center returned to standard summer programming with the return of Recreational Swim and group lessons. The SLO Swim Center continued to enforce general precaution as recommended by the County and California Department of Public Health. After an extended maintenance pool closure to repair pool plaster and expansion joint for the 50-meter pool from August to September 2021, the SLO Swim Center reopened to a modified programming schedule due t o County-wide lifeguard shortages. Lap swim and therapy pool hours were modified based on staff availability. Recruitment and retention efforts were focused throughout the remainder of 2021 with an expectation of returning to traditional hours of operation for winter and spring 2022. Laguna Lake Golf Course The Laguna Lake Golf Course (LLGC) continued to provide affordable recreational golf opportunities to the San Luis Obispo community throughout 2021. Conditions at the course varied throughout the 2021 calendar year due to aging irrigation infrastructure. Leaks and irrigation controller issues lead to sporadic course watering resulting in less-than-ideal course conditions. Staff completed a major irrigation re-wiring project on Hole #1 that required many lines of trenching to be dug, miles of wires laid connecting all sprinklers, repairing leaks withing the system, then backfilling all trenches holes by hand. In August 2021, the golf course received a hydro excavation unit, which has reduced the time needed to expose and repair leaks while condensing the time the irrigation system is offline. The golf course continued offering alternative programs including weekly night golf and monthly night disc golf. The long-term concessionaire, Achievement House’s 11th Hole Grill, ceased operations in June 2021 and a Request for Proposal was submitted in September 2021. A new concessionaire will be implemented in early 2022. San Luis Obispo City lifeguards Page 213 of 215 Public Art Program Public art continues to be a City priority through the Major City Goal of Diversity, Equity, and Inclusion (DEI). In 2021, an agreement was established for a two year contract with San Luis Obispo Museum of Art (SLOMA) for art installations throughout the downtown corridor, upcoming transportation roundabouts, and the Cerro San Luis Greenway project (formerly titled the “Anholm Greenway”). The SLOMA staff have focused on bringing artists from outside of the Central Coast region to install temporary art pieces which celebrate diversity, equity and inclusion. Maria Molteni’s Seven Sisters mural on the backside of the Fremont Theater was the largest mural to have been installed within the City, taking almost a month, numerous assistants, and two scaffolds to complete. The completion of this mural in November 2021 set the stage for future partnered projects to come in 2022, including the upcoming sculpture for the roundabout at Tank Farm Road and Orcutt Road. SLOMA also contracted for a sculpture installation to be located on the lawn outside the museum adjacent to Mission Plaza. In August 2021, Mamma Mobius was installed as a temporary year-long art installation which will be replaced in August 2022. Local artists within San Luis Obispo County were also hired to paint a mural on the newly finished Marsh Street bridge. With continued commercial and residential development, City staff continue to support developers with public art installations as required by the City, managing art juries and giving feedback to the Community Development Director. City Staff also worked with local contractors to clean, prepare, and repair tiles in the "Double Luck Joy" public art mosaic in time for the Lunar New Year in 2021. In 2021, the City’s Public Art Program continues a long-standing collaboration with the SLO Museum of Art, San Luis Obispo County Arts Council, the Cultural Arts Committee with the Downtown Association, Cal Poly, and Cuesta Art Gallery. Poppies – Marsh Street Bridge Seven Sisters Mural Page 214 of 215 Conclusion The City’s General Plan guides the use and protection of the City’s various resources to meet community purposes. The General Plan reflects consensus and compromise among a wide diversity of citizens’ preferences within a framework set by state law. The General Plan is published in separately adopted elements, each containing its own policies and programs. The 2021 General Plan Annual Report summarizes progress made in 2021 for major programs specified in the elements of the General Plan. One outcome of an annual report is the evaluation of whether actions that have occurred indicate a change in the general vision of the community tha t requires a more comprehensive update of the General Plan. Significant progress was made by the City in 2021 related to implementation efforts of key General Plan elements. These efforts were taken in pursuit of the City Council’s Major City Goals for FY 2019-2021 and for FY 2021-2023 as described on pages 9 and 10. City staff will continue to implement goals and objectives related to; Economic Recovery, Resiliency and Fiscal Sustainability; Diversity, Equity, and Inclusion; Housing and Homelessness; and Climate Action, Open Space, and Sustainable Transportation. Progress on implementation of these goals and objectives will be further reported on in the 2022 General Plan Annual Report. Page 215 of 215