HomeMy WebLinkAbout22 FMAP-0602-2022 20221216 10B_Laurel Warehouse COAs 2022.12.01 (1) 2/5/2020 MEADOW CREEK CONDITIONS OF APPROVAL MATRIXCOADescriptionResponsibility Status NotesSection 1: FindingsGeneral Conditions:123Section 3: Approval1Final project design and construction drawings submitted for a building permit shall be insubstantial compliance with the project plans approved by the Planning Commission (ARCH-0227- 2020 & USE-0228- 2020). A separate, full- size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. Arrris doneBLDG #1885-2020 Sheet A 0.11 lists conditions and code requirements.List was updated on Revison to Permit set submitted Oct 2022.2Prior to issuance of building permits, the applicant shall demonstrate compliance for the existing uses and associated activities within the warehouse, in accordance with Municipal Code 17.70.130.D.4 ( Limitations on Use). Consistent with Municipal Code 17.70.130.D.4 requirements and the intent of this section, the following uses and activities (whether existing or planned) shall be prohibited within the warehouse and on the subject property: Large Vehicle/ Heavy Equipment Sales (Services or Rentals) Major Vehicle Services (Repair/ Maintenance) Freight/Truck Terminals, Fuel Dealer (or any storage of flammable liquids or hazardous materials beyond that normally associated with a residential use) Building Materials and Services — Outdoor Heavy Manufacturing (or industrial activities that include welding, machining, or any open flame work) owner/Arris doneThe warehouse uses/tenants complyPlan approval and Permit issuance satisfies this COA3The project shall comply with all mitigation measures and conditions, applicable to the project site, established under City Council Ordinance No.1350 (1999 Series) and Council Resolution No. 8919 (1999 Series). None Apply N/AEnviron Review docs/Initial Study for: 21-94 Crux and 1998 Warehouse 132-98 ARC & Zone Change to MU 4Plans 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.Arris doneColor and materials called out on plans. Plan approval and Permit issuance satisfies this COA.5Plans submitted for a building permit shall show floor plans for units 229 through 253 that do not create a space that meets the Zoning Regulations' definition of "bedroom". This can be accomplished by removing the door and wall that separated the room from the entryway. Arris doneThe wall and door separating the "office" near the entry of the units from the entry area removed. Plan approval and Permit issuance satisfies this COA6Plans 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. Arris doneThe window details, awning and railings, materials, dimensions and colors were included for review. Plan approval and Permit issuance satisfies this COA.7The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the submittal of Planning and Building permits for tenant changes or improvements, and/or each business license, to ensure the site does not become under-parked. Arris doneEach phase submitted to the City has included the commerical tenant areas and shows adequate parking is being provided for all occupants. Language is included in the 3-D subdivision Shared Maintenance Agreement*.8Prior to building permit issuance, the applicant shall complete an Off-site Parking Agreement identifying all required parking for the project that is located on adjacent parcels as identified by theTentative Parcel Map (SLO 19-0114), parking spaces located on adjacent parcels 2 and 4, shall be used to provide the required parking for the proposed project. owner In ProgressA Shared Parking Agreement was recorded concurrently with 82 PM 82 which identifies the existing parking on adjacent parcels. A revised shared Maintenance Agreement* will be recorded with the 3-D subdivision of the warehouse. 9The parking spaces located on the adjacent parcels shall be owned, leased or otherwise controlled by the party controlling the use 1150 Laurel Lane, until required parking for the use of the building can be provided on-site or the use changes with a lower parking requirement. This permit shall be valid only for the operation of the proposed mix-use development at 1150 Laurel Lane. Expansion, modification and/or change of the uses, not substantially in conformance with this permit, shall require City approval. owner In Progress See COA #8 Notes10Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or other area for the storage of at least two bicycle per residential unit. 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. Arris doneDedicated long term bike storage rooms located within the building and short term racks provided onsite for 75 residential apartments (Revised Permit BLDG 1885-2020 submitted Sep 2022). More to be added with future units. Airspace COAs ADD - (ARCH-0227-2020)Planning Division: General Conditions1 of Laurel Airspace&Warehouse COA's.xlsx
2/5/2020 MEADOW CREEK CONDITIONS OF APPROVAL MATRIX11The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City' s Night Sky Preservation standards contained in Chapter §17.70.100 of the Zoning Regulations. Arris/Above Grade In ProgressLighting included in BLDG#1885-2020 Revised permit set submitted Oct 2022. Plan approval and Permit issuance satisfies this COA. See also COA # 29.12Mechanical 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 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 improvementsArris doneMechanical and electrical equipment is internal to building. Mechanical on roof reviewed by City. Plan approval and Permit issuance satisfies this COA. 13The 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. owner/Arris In ProgressTrash enclosures have trellises for screening. Language added to 3-D Subdivision Shared Maintenance Agreement* for clean and orderly site free of landscape debris.14The 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. The landscape plans shall provide mature landscaping along the street frontage of the new structure that is of an evergreen species and a minimum size of 5 gallons, that complements the buildings architecture, subject to the satisfaction of the Community Development Director.landscape In ProgressIrrigation and planting plans approved per Permit BLDG 1885-2022. This Parcel does not have landscape frontage on Laurel Lane.Revised plans were submitted Oct 2022 with expanded landscape areas. 15Plans 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). landscape/civil/structuraldoneWalls and fences have been included on plans. Plan approval and Permit issuance satisfies this COA.16The 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 Director. landscape/civil doneBFPs shown on civil plans for Permit BLDG 1885-2022. Plan approval and Permit issuance satisfies this COA.17The design of proposed structures shall demonstrate compliance with required noise attenuating construction techniques that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City' s Noise Ordinance. Plans submitted for construction permits must clearly indicate and describe noise attenuation measures, techniques, and materials, and a noise consultant shall verify that the building design and construction reduces noise from the warehouse spaces and the restaurant/brewery, to meet the standards of the City' s Noise ordinance.Arris doneAcoustical consultant provided plan review. Acoustical reports were included with the 1st submittal of the BLDG 1885-2020 permit set. Plan approval and Permit issuance satisfies this COA.18Prior to building occupancy, the owner of the property shall provide a Residential Noise Notice in writing for residential occupants stating that the property is located within a commercial zone in an urban-type environment and that noise levels may be higher than a strictly residential area. Owner In Progress City to provide document template for owner to sign19Prior to building permit approval, a separate sign program document shall be provided to the Community Development Department (CDD) that clearly shows all existing and newly approved wayfinding and tenant identification signage, including their approved locations, sizes, and dimensions. The sign program submitted shall be reviewed for consistency with the plans approved by the Planning Commission and kept on file for future reference. The approved sign program shall be provided by the property owner to any new or existing tenants. Any signage proposed that is not onsistent with the sign program shall require an architectural review.Owner In Progress Deferred submittalHousing 20Prior to the issuance of construction permits, the city and the project owners shall enter into an Affordable Housing Agreement, to be recorded in the office of the county recorder. The agreement shall specify mechanisms or procedures to assure the continued affordability and availability of a minimum of 1 dwelling unit to low-or moderate-income households that is of a comparable mix of the market rate units in size and quality, to the satisfaction of the Community Development Director. The agreement shall run with the land and shall be binding upon all heirs, successors or assigns ofthe project or property owner, and shall ensure affordability for a period of not less than fifty-five years, or as otherwise required by state law. The developer may choose to pay a fee to the City in lieu of constructing affordable dwellings to meet this requirement, in accordance with Section 17.138.060. Owner/City In Progress City to prepare Draft Affordable Housing Agreement for Owner signatureEngineering 21The building plan submittal shall show and note all on-site and off-site improvements. Any upgrades to the connection to the railroad safety trail or other work located on a City owned parcel or public right-of-way will require a separate encroachment permit. Arris/civil/owner doneSee improvements shown on Revision to permit BLDG 1885-2020 submitted Oct 2022. See also COA #42 for offsite RWL.22The building plan submittal shall show and note compliance with the parking and driveway standards for any proposed or required parking lot modifications. civil done Plan approval and Permit issuance satisfies this COA.2 of Laurel Airspace&Warehouse COA's.xlsx
2/5/2020 MEADOW CREEK CONDITIONS OF APPROVAL MATRIX23The existing parking lot planters shall be replanted with trees per the original approvals or as proposed with the building permit plan submittal to the satisfaction of the Planning Division. The applicant shall review the existing parking lot tree plantings to verify whether the trees in decline may need to be removed and replaced. The landscape irrigation system(s) shall be restored, or a program of hand watering shall be established. landscape In Progress To be confirmed at final building inspection.24The building plan submittal shall include information on the existing parking lot drainage systems and any existing water quality treatment systems. The approved building plans for the existing drainage system and basins were not available at the time of this review. civil doneExisting drainage systems shown on civil site plan sheet for Permit BLDG 1885-2020. 25An Operation and Maintenance Manual shall be provided for the existing and proposed water quality treatment systems. A Private Stormwater Conveyance Agreement shall be recorded in a format provided by the City. civil/Owner In ProgressCivil to prepare O&M for onsite storm water facilities. Owner to sign Private Storm Water Conveyance Agreement and record. Stormwater treatment planters and drainage improvements were added in parking areas on Permit BLDG #1885-2020 Revised set submitted Oct 2022. 26The existing parking lot drainage systems that drain directly to the adjoining creek and culvert systems along the north(WEST)erly and (SOUTH)westerly property lines shall be upgraded to provide some level of water quality treatment prior to discharge to the adjoining drainageways. The proposal shall consider Best Management Practices and provisions for some trash capture. Passive Low Impact Development treatment systems that encourage some infiltration and retention should be considered. The existing site development may accommodate landscape features such as dry creeks and basins. The existing two drainage outlets shall be upgraded to stabilize or correct the areas of minor erosion. civil doneBubbler/trash capture shown at creek weir outlet in west parking lot and filter insert shown in east parking area DI on civil plans for Permit BLDG 1885-2020. Treatment planters added to west parking lot on Revised permit plans submitted Oct 2022. Plan approval and Permit issuance satisfies this COA.27Prior to building permit issuance, the existing pedestrian path of travel from Laurel Lane to the project site shall be secured through easement recordation or a new path of travel shall be provided that does not cross adjacent parcels, to the satisfaction of the Community Development and Public Works Directors. civil/ Arris doneNew public walk connection/sidewalk from Laurel Lane to warehouse shown within Parcel 1 on civil plans for Permit BLDG# 1885-2020, no easement needed.Transportation 28Per the Transportation Analysis dated August 24, 2020, clear pedestrian travel paths shall be constructed along the northwest and northeast sides of the building, as well as connecting to on-site amenities, including the existing sports courts. Arris/civil donePedestrian paths along northwest and northeast and connecting to site amenities included on arch and civil plans for Revised Permit plans for BLDG 1885-2020 submitted Oct 2022.29Per the Transportation Analysis dated August 24, 2020, the connection from the Railroad Safety Trail to the project site shall be improved to include lighting. Additionally, the bike trail connection should be conveniently accessible, marked or signed from any of the building access points. Ideally, the bike trail would provide a direct connection to the parking lot. Arris/electrical/civil doneSee COA # 11 - Lighting added to pathway connecting site to Rail Road Safety Trail on Revised Permit 1885-2020 plans submitted Oct 2022.Fire Department: 30Storage of propane for forklifts: The City' s amended Fire Code allows up to five gallons of propane (LPG) for use in outdoor appliances in residential properties. Indoor storage of LPG for use of forklifts in the warehouse would be beyond what is allowed for residential use as defined in the zoning code for mixed use projects in manufacturing zones. All LPG storage shall be removed from the warehouse and stored in an exterior secured enclosure. Owner/Fire Dept done LPG Storage has been removed.31All current uses of the warehouse shall be identified and shall comply with the conditions and limitations of the proposed project. Future uses shall be approved by the Fire Department prior to application for a City Business License or implementation of the proposed use. Any use that would require a Fire Department operating permit including, but not limited to high - piled combustible storage will not be permitted. Arris / Owner doneArris has provided suite identification for each commercial tenant in the warehouse. Ownership to regulate future tenants and City Business Licenses. High piled storage was allowed by the Fire Marshal on the condition of separating the high piled storage areas from any residential uses.32Plans submitted for a building permit shall demonstrate compliance with occupancy requirements, as there is no allowance for Unlimited Area for mixed use buildings containing group R-2 occupancies, the warehouse loses its unlimited area and must comply with the area limitations found in Chapter 5 of the Building Code. The Building shall be separated by compliant Fire Walls in accordance with Chapter 7 of the Building Code so as not to exceed area limitations. Arris doneArris provided detailed code analysis for the warehouse showing allowable uses and separated areas of the building for 31 apartments in Permit BLDG 1885-2020. The permit submitted for the 44 apartments (currently under review) provided additional code analysis showing compliance.Utilities 33The 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. mech/civil doneWater and sewer service lines shown on SIPs and BLDG 1885-2020. See also COA #42. Plan approval and Permit issuance satisfies this COA.34All 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. Survey N/A Public utility easements are not needed for development associated with ARCH 1227-202035The applicant or property owner shall provide with the building permit application a comparison of the existing sewer generations versus proposed sewer generations per Section 7 of the City' s 2020 Engineering Design Standards. civil N/AProject is not in sewer constrained area per Muni Code 13.08.396.BPlan approval and Permit issuance satisfies this COA.36Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to issuance of a Building Permit.Owner doneExisting Shared Easement Agreement recorded concurrently with 82 PM 82 provides for sewer lateral from Crux on Parcel 2 crossing Parcels 1 and 4.37All commercial uses within the project that include food preparation shall include provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure( s) shall be provided with the design. These types offacilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. Arris N/ANo areas under scope of work within the warehouse provide preparation of food. FOG in SW trash shown on permit BLDG 1885-20203 of Laurel Airspace&Warehouse COA's.xlsx
2/5/2020 MEADOW CREEK CONDITIONS OF APPROVAL MATRIX38The applicant or property owner shall provide with the building permit application a comparison of the existing water demands versus proposed water demands per Section 6 of the City' s 2020 Engineering Design Standards. civil N/ASec 6 of the 2020 SLO City Engineering Standards have been reviewed and no requirements have been found for water demand comparisons.Plan approval and Permit issuance satisfies this COA.39Water service meters shall be adequately sized to serve the existing and proposed dwelling units. Construction plans will be required to identify the existing meter size and service laterals for the proposed project. civil/plumbing done A new 4" water meter and 6" waterline will be installed to serve the residential uses within the warehouse, see civil sheets, Permit BLDG#1885-202040The project' s commercial and residential uses shall be metered separately. All residential units are to be individually metered. Privately owned sub -meters may be provided for residential apartments upon approval of the Utilities Director. The CCRs for the property/homeowner association shall require that the sub -meters be read by the association (or P/ HOA contracted service) and each apartment billed according to water use. owner/plumbing In ProgressCommercial water being relocated per PM SLO 19-0114 SIPs. Separate residential water meter and submeters being installed per BLDG 1885-2020. Language include in Maintenance Agreement of Association* for reading of sub-meters.41Water meters shall be located within the City' s right- of-way consistent with City Standards. civil doneCommercial meter shown on SIPs and Residential meter shown on BLDG 1885-2020 sheet C-3.1, both meters are within public right of way or adjacent 15' PUE42The site is within the City' s Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water, when available. The project shall install 900- feet of 8" recycled water main along the southwest boundary of the parcel, to the satisfaction of the Utilities Director. civil/landscape In ProgressInstallation of the RWL is to be bonded for. City to prepare Agreement and owner to post security.43Recycled water shall be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13. 07.070.0 of the City' s Municipal Code. Recycled water is available through the City's Construction Water Permit program. civil doneNoted on civil cover sheet. Plan approval and Permit issuance satisfies this COA.44A separate meter shall be provided for non-residential landscape areas greater than 1000sf 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 17.70.220.D, to the satisfaction of the Utilities Director. civil / landscape doneThis condition is satisfied. There is an existing separate irrigation water meter for the campus.45The project's estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project's maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project's proposed landscaping. landscape done Plan approval and Permit issuance satisfies this COA.46Projects generating more than two cubic yards of total waste shall comply with AB 1826, and local waste management ordinance to reduce greenhouse gas emissions. owner/ contractor? In Progress47Commercial and residential refuse services shall be separate unless a letter of agreement between the tenants and a Conditional Exception Application from the City' s Development Standards for Solid Waste Services are provided to the City with the building permit submittal. Arris In ProgressLetter of agreement between the tenants and a Conditional Exception Application from the City's Development Standards for Solid Waste Services being made.48The project will be required to provide a plan for the disposal, storage, and collection of solid waste material for both the residential and commercial components of the project. The development of the plan shall be coordinated with San Luis Garbage Company and a written confirmation shall be included in the building permit submittal. The plan must be submitted for approval by the City's Solid Waste Coordinator. Arris In Progress Plans being coordinated with the SLO Garbage Company. 49Refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall be accommodated within the site for the three (3) waste streams, trash, recycling, and organics. Arris doneLoad and sizing for each trash enclosure coordinated with trash company, see COA #48.Indemnification: 50The 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. Std COA In ProgressIncluded in standard City Permit language and PM 21-0007 Subdivision Agreement language to be prepared by City.* A Shared Maintenance Agreementwill be recorded with language that will satisfy a portion, or all, of this COA. A Draft of the proposed Agreement was submitted to Public Works Department with 1st submittal of 3-D subdivison map (PM SLO 21-0007) on 11/23/2022.4 of Laurel Airspace&Warehouse COA's.xlsx