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Home My WebLink AboutARCH-0227-2020 Item 2 USE-0228-2020 (1150 Laurel) PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of a mixed-use project within the manufacturing zone, consisting of 100 new residential units within an existing structure. The existing structure will also provide 34,408 square feet of office space, 78,825 square feet of warehouse space, and the existing restaurant that is 4,200 square feet. Project includes exterior improvements to the existing structure and exceptions to the Sign Regulations for the size and number of signs for various tenant spaces. PROJECT ADDRESS: 1150 Laurel Lane BY: Kyle Van Leeuwen, Assistant Planner Phone Number: (805) 781-7091 E-mail: kvanleeu@slocity.org FILE NUMBER: ARCH-0227-2020 & FROM: Tyler Corey, Principal Planner USE-0228-2020 RECOMMENDATION Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and conditions of approval. SITE DATA SUMMARY The project consists of a proposed redevelopment of a commercial property to include 100 residential units within the existing structure. The existing structure also provides 34,408 square feet of office space, 78,825 square feet of warehouse space, and the existing restaurant that is 4,200 square feet. Project includes exterior improvements to the existing structure and a Sign Program to address the size and number of signs for various tenant spaces (Attachment 2, Project Plans). 1.0 COMMISSION’S PURVIEW The Planning Commission’s (PC) purview is to review the project for consistency with the General Plan, Zoning Regulations, and applicable City development standards and guidelines. PC review is required for projects which include more than 10 residential units (ARCH-0227-2020) as well as the associated Conditional Use Permit (USE-0228-2020) requesting a mixed-use project within the M- MU zone. Applicant Laurel Creek, LLC Representative Chuck Braff Zoning M-MU (Manufacturing with a Mixed-Use Overlay) General Plan Services and Manufacturing Site Area ~423,110 square feet. Environmental Status Categorically exempt from environmental review under CEQA Guidelines § 15301 (Existing Facilities) Meeting Date: November 18, 2020 Item Number: 2 Time Estimate: 45 Minutes ARCH-0227-2020, USE-0228-2020 1150 Laurel Lane Page 2 2.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Building Setbacks +150 feet 10 feet Creek Setback +100 feet 20 feet Maximum Height of Structures 33 feet 35 feet Density 57.74 232.8 Affordable Housing 1 Moderate-Income Unit 1 Unit (Low or Moderate) Building Coverage 35% 75% Floor Area Ratio (FAR) 0.5 1.5 Signage** Number of Wall Signs Area of a Wall Sign Maximum Cumulative Area Maximum Height 1 per wall face per tenant 9-231 SF (Signs 1, 6-8, & 10-18) 747 SF Highest point on Second Story 1 per wall face per tenant 100 SF 200 SF Highest point on Second Story Total # Parking Spaces Bicycle Parking Motorcycle Parking 448 254 23 367 254 19 *2019 Zoning Regulations **2019 Sign Regulations 3.0 BACKGROUND On April 20, 1999, the subject property was rezoned to include a Mixed-Use (MU) Overlay with the intent of allowing a compatible mix of uses which otherwise would not be allowed due to the M zoning designation (Attachment 3, Ordinance No. 1350 (1999 Series)). The MU-Overlay was approved in conjunction with a Conditional Use Permit (U 132-98) which was approved establishing uses which may be allowed or conditionally allowed on the property, such as office uses, retail sales and repair of bicycles, specialty retail sales, museums, and elementary schools (Attachment 4, Resolution No. 8919 (1999 Series)). The Conditional Use Permit associated with the MU-Overlay Ordinance did not specifically address residential uses on the subject property and was limited to commercial activities. Figure 2: Renderings of project design from interior parking lots ARCH-0227-2020, USE-0228-2020 1150 Laurel Lane Page 3 On October 28, 2019, the subject property was approved to provide a Bar/Tavern use associated with the restaurant space within the building to accommodate the brewery known as Bang the Drum (USE- 0618-2019). The Bar/Tavern use permit authorized specific hours of operation and outlined conditions for the live entertainment activities for the brewery (Attachment 5, Bang the Drum Use Permit). On June 8, 2020, the subject property was approved for a tentative parcel map (SBDV-0081-2020) which divided the property into four parcels (Attachment 6, Director’s Resolution 20-02 & Tentative Parcel Map). 4.0 PREVIOUS REVIEW The Architectural Review Commission (ARC) reviewed the project on September 21, 2020, and unanimously found the project consistent with the Community Design Guidelines (CDG) (Attachment 7, ARC Report and Minutes). During their review, the ARC identified two conditions and one directional item that will be further discussed below. 5.0 PROJECT ANALYSIS The proposed improvements must conform to the standards and limitations of the Zoning Regulations and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project and identified discussion items for the PC to consider in order to ensure the project adequately responds to ARC direction and is in substantial compliance with the applicable standards, as discussed in this analysis. 5.1 Consistency with the General Plan The Housing and Land Use Elements encourage mixed-use projects where they can be found to be compatible with existing and potential future development. The Land Use Element (LUE) encourages compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential and commercial mixed use (LUE Policy 2.3.6)1. Noise Element: A noise study (Attachment 8) has been prepared by 45dB Acoustics, LLC. The study was provided to evaluate the potential impacts from major transportation noise sources (Orcutt Road, Laurel Lane, and the UPRR railroad) and concluded that the exterior noise for the residential uses at the first and second floor do not exceed 58 decibels, State Building Code requirements for construction are sufficient to provide interior noise levels less than 45 dBA that will not exceed the State and local requirements for habitable spaces. The study found the project in compliance with the City of San Luis Obispo Nosie Ordinance and California Green Building Code regulations for habitable spaces. 45dB Acoustics, LLC, also provided a memorandum as part of the noise study which addressed concerns for noise from within the warehouse, the memo concludes that standard construction techniques for code-compliant residential habitable space are sufficient to ensure that residential and commercial uses will coexist in compliance with the State Building Code and the City’s Noise Element. The approved live entertainment permit for Bang the Drum includes conditions to ensure that the live entertainment activities associated with the restaurant/brewery minimize the 1 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and planned development on the site and with adjacent and nearby prop erties. The City shall support the location of mixed use projects and community and neighborhood commercial centers near major activity nodes and transportation corridors / transit opportunities where appropriate. ARCH-0227-2020, USE-0228-2020 1150 Laurel Lane Page 4 potential for adverse noise and crowd impacts on adjacent establishments and nearby residences, including, prohibiting live entertainment in outdoor areas, and ensuring that all windows and doors are closed no later than 9:00 PM, nightly. Circulation Element: A Transportation Impact Study (Attachment 9) has been prepared by Central Coast Transportation Consulting, which identified that the project included converting existing warehouse and office space and increasing residential uses results in an improved jobs/housing balance for the community resulting in lowering vehicle miles traveled. The study concluded that the project would result in a net reduction in vehicle trips during peak hours, and no improvements are recommended or required. The study found that the project would result in a net reduction in vehicle trips associated with Laurel Lane intersections at Southwood Drive and Orcutt Road and would not create any greater impacts regarding level of service for these intersections and is consistent with the City’s Circulation Element Policies. 5.2 Consistency with the Zoning Regulations In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects require a Conditional Use Permit to be constructed within the M-MU zone. Conditional 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 complies with lot coverage, floor area ratios, and building height requirements for the M-MU zone (see Section 2.0 Project Statistics). Mixed-Use Development: Zoning Regulations §17.70.130 (Mixed Use Projects) provides standards for mixed-use projects, which state that the design shall consider potential impacts on adjacent properties and be compatible with the adjacent and surrounding residential neighborhoods. Mixed- use projects must be designed to achieve specific objectives including design criteria, site layout, pedestrian access and performance standards. The project has been designed to provide for internal compatibility between the different uses in terms of noise, vehicle and pedestrian circulation, access, use of open space, and similar operating characteristics. 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. The neighborhood is developed with medium-high density residential uses to the north and east and is conducive to a mixed-use project at this location. Future development of manufacturing uses within the vicinity require use permit approval and concerns related to impacts from noise and odor would be addressed through use permit conditio ns to ensure compatibility with nearby residential uses. Therefore, the proposed project is compatible with the existing and potential future development within the neighborhood. Furthermore, the §17.70.130.D.4 (Limitations on Use) prohibits specific uses2 within any mixed-use development that would be incompatible with residential activities or where there is a possibility of affecting the health or safety of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise, 2 Zoning Regulations §17.70.130.D.4. Mixed Use Development. Limitations on Use: (a) Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use); (b) Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; (c) Manufacturing or industrial activities, including but not limited to welding, machining, or any open flame work; or (d) Any other activity or use, as determined by the review authority, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, o r wastes. ARCH-0227-2020, USE-0228-2020 1150 Laurel Lane Page 5 noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes. Condition No. 2 has been incorporated into the draft resolution to identify uses and activities which will be prohibited within the existing warehouse space and on the subject property. Mixed-Use Overlay: The Zoning Regulations Chapter 17.58 stipulates that the MU-Overlay requires a mix of residential and nonresidential uses on the same site where mixed-use development would otherwise be at the discretion of the property owner. The MU-Overlay is intended to promote a compact city, to provide additional housing opportunities and to reduce vehicle travel by providing services, jobs, and housing in proximity. Mixed-use projects proposed on a property with a MU- Overlay may be waived from requiring a Minor or Conditional Use permit where the Director determines the project is consistent with the intent of the MU-Overlay Ordinance3. However, in this specific instance, the MU-Overlay adopted for the subject property did not specifically address residential uses and was specific to commercial activities in the M-zone. Therefore, a Conditional Use permit was required to evaluate a mixed-use project at this location. Hours of Operation: In accordance with the approved minor use permit (USE-0618-2019) for the restaurant/brewery known as Bang the Drum, the use permit established hours of operation to 10:00 AM to 10:00 PM Sunday through Thursday, and 10:00 AM to 12:00 PM Friday and Saturday. The hours of operation for all outdoor food services shall operate no earlier than 10:00 AM and shall not remain open later than 9:00 PM, daily. The minor use permit also limited live entertainment, above the level that is compliant with the City’s definition of ambient entertainment, to be limited between the hours of 4:00 PM to 10:00 PM each day of the week. Hours of operation for all other uses on the property will be limited to 7:00 AM to 8:00 PM in accordance with §17.70.130.F.4 (Hours of Operation), hours of operation outside of these hours shall require a minor use permit to ensure that commercial uses will not negatively impact the residential uses within the project. Parking: The project requires 367 vehicle parking spaces for all commercial and residential uses, and the project has been designed to provide 448 parking spaces on-site and exceeds the minimum parking requirements for all intended uses existing and proposed. Condition No. 7 includes a requirement that the property owner must submit a running total of the site’s parking requirements with the submittal of any building permit for tenant improvements, and/or each business license. Airport Safety Zones: The project site is located within the Airport Safety Zone S -2 as identified in the San Luis Obispo County Airport Land Use Plan. Zoning Regulations Chapter 17.57 Airport Overlay Zone (AOZ) ensure that land uses and development within the City limits are compatible with existing and future airport operations. The proposed mixed-use project and all associated uses are consistent with the development standards and uses of the underlining zone within the S-2 Safety Zone, in accordance with Zoning Regulations Chapter 17.64, Table 10 – AOZ Maximum Allowed Persons. 3 Zoning Regulations §17.58.020. Allowed Uses Each mixed-use project proposed on a site subject to the MU-Overlay zone shall be authorized in compliance with the permit requirements of §17.10.020 (Use Regulations By Zone) that apply to the underlying zone, except that new mixed-use projects that the Director determines are consistent with the standards of this Section shall not require a Minor or Conditional Use permit fo r mixed uses. ARCH-0227-2020, USE-0228-2020 1150 Laurel Lane Page 6 5.3 Consistency with the Signage Regulations Sign programs are required for new mixed-use projects in order to establish ongoing sign requirements and to ensure the signage is complementary and compatible with the development and surrounding neighborhood. The project plan identifies 13 signage locations on the structures for current and future tenants, and to identify the building as “Laurel Creek”. These tenant and identification signs total 747 sq. ft. (Project Plans Sheet A2.5 and A2.6). Given the size of the structure and its location, which is set back from the main street frontage, the program is supported because the signage is compatible with the development, complementary to project architecture, and coordinated among tenant spaces for consistency and superior design. The sign program also includes new and existing wayfinding signage, both on the structure and within the parking lot areas, as well as existing tenant signage not on the structure that will remain. 5.4 Inclusionary Housing Requirements The Zoning Regulations Chapter 17.138 outline the applicably and general standards for providing inclusionary housing which is intended to implement General Plan policies guiding land use and housing development. The General Plan Housing Element Table 2A identifies that the project density of 5.95 Density Units per acre with an average unit size of 636 square feet provides an adjustment factor of zero, but that at least one affordable unit is required for the project. The applicant may choose to pay a fee to the City in lieu of constructing affordable dwellings to meet this requirement in accordance with §17.138.060. 5.5 Architectural Review Commission Conditions and Directional Item The ARC recommended two conditions and one directional item to be reviewed and evaluated prior to the PC taking final action on the project. The applicant modified the project plans to incorporate these conditions and directional item: ARC Condition #1: Staff will work with the applicant to further develop and refine the wayfinding and sign program. Response: The applicant has updated the project plans to show lobby wayfinding signage and to clearly identify all existing site wayfinding signage to remain, sheet A2.7 and A2.8 of project plans. The inclusion of these existing signs in the sign program does adequately address ARC’s condition because it will provide sufficient direction to the residential and commercial areas on site, including to commercial tenants. ARC Condition #2: The applicant shall add additional landscaping to the North parking lot. Response: The applicant has updated the project plans (Sheet L-1) to include finger islands in the north parking lot, which includes 17 new trees that will break up and provide shading to the parking lot. Condition 14 of the draft resolution requires a detailed landscape plan with the building permit application that will include the sizes and species of all groundcovers, shrubs, and trees. ARC Directional Item #1: The ARC recommends that the applicant provide the Planning Commission with a detailed species list of trees/plants along the loading dock area and provide additional details regarding landscaping on the north side parking lot. ARCH-0227-2020, USE-0228-2020 1150 Laurel Lane Page 7 Response: The applicant has updated the project plans to show additional landscape details (Sheet L- 1 & L-2) which includes additional information on plant species including tree varieties and additional detail for landscaping adjacent to the loading docks. 6.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN This activity, planning for housing production, 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 guidance of the City’s Fiscal Health Contingency Plan. 7.0 ENVIRONMENTAL REVIEW The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the negligible expansion of an existing facility as described in State CEQA Guidelines §15301 (Existing Facilities), because the project is limited to an interior addition to an existing structure that does not result in an increase of more than 10,000 square feet where the project site is served by all public services and facilities are available to allow for the proposed project in accordance with the City’s General Plan. The project is limited to an interior addition of 9,966 square feet mezzanine and does not include any exterior increase to the existing building footprint. The project site is not located in an environmentally sensitive area as supported by substantial evidence (refer to Attachment 10, Biological Constraints Assessment). The Biological Constraints Assessment concluded that based on the site location and observed conditions, it is considered unlikely that any special-status animal species are present within the project vicinity, the project does not include the removal of any existing trees on site. The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. 8.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including: Planning, Engineering, Transportation, Building, Utilities, Natural Resources, and Fire divisions. Staff has identified several unique conditions given the specific circumstances of the project that would require special conditions. Specific attention should be provided on the following conditions: Fire Department has identified Conditions No. 29-31 to address compatibility between warehouse activities in proximity to residential uses. Engineering Division has identified Conditions No. 21-26 to address stormwater control and drainage. The Transportation Division has identified Conditions No. 27 & 28 to address pedestrian circulation and pedestrian lighting connecting to the Railroad Safety Trail. Other comments have been incorporated into the draft resolutions as conditions of approval. 9.0 ALTERNATIVES 9.1 Continue the item. An action to continue the item should include a detailed list of additional information or analysis required. 9.2 Deny the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. ARCH-0227-2020, USE-0228-2020 1150 Laurel Lane Page 8 10.0 ATTACHMENTS 1. Draft Resolution 2. Project Plans 3. Ordinance No. 1350 (1999 Series) 4. Resolution No. 8919 (1999 Series) 5. Bang the Drum Use Permit 6. Director’s Resolution 20-02 & Tentative Parcel Map 7. ARC Report and Minutes 9.21.20 8. Noise Study 9. Transportation Impact Study 10. Biological Resources Report RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT WITHIN THE MANUFACTURING ZONE, CONSISTING OF 100 NEW RESIDENTIAL UNITS WITHIN AN EXISTING STRUCTURE, WHICH WILL MAINTAIN 34,408 SQUARE FEET OF OFFICE SPACE, 78,825 SQUARE FEET OF WAREHOUSE SPACE, AND AN EXISTING 4,200-SQUARE FOOT RESTAURANT. THE PROJECT INCLUDES EXTERIOR IMPROVEMENTS TO THE EXISTING STRUCTURE AND EXCEPTIONS TO THE SIGN REGULATIONS FOR THE SIZE AND NUMBER OF SIGNS FOR VARIOUS TENANT SPACES. PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 18, 2020 (1150 LAUREL LANE, ARCH-0227-2020 & USE- 0228-2020) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based public hearing on September 21, 2020, recommending the Planning Commission find the project consistent with the Community Design Guidelines with recommended conditions and directional items, pursuant to a proceeding instituted under ARCH- 0227-2020 and USE-0228-2020, Laurel Creek, LLC, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on November 18, 2020, pursuant to a proceeding instituted under ARCH- 0227 and USE-02228-2020, Laurel Creek, LLC, 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-0227-2020 & USE-0228-2020), based on the following findings: 1. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses” and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a commercial district near neighborhood commercial centers, major activity nodes and transit opportunities. As conditioned, housing at this location is and can be compatible with the proposed and existing commercial uses on-site and is located immediately adjacent to existing residential uses. Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 2 2. The project is consistent with the Housing Element Policy 3.7 because the project includes the rehabilitation and reuse of a commercial structure for housing, and with Housing Element Goal 5 because the project provides a variety of residential types, sizes, and style of dwellings. 3. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the jobs/housing balance. 4. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use Projects (Section 17.70.130), since the proposed building design complies with objective design criteria and performance standards for mixed-use development ensuring compatibility between the different uses including noise, hours of operation, vehicle and pedestrian circulation, access, and use of open space. Use Permit Findings 5. 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 that is compatible and consistent with the mix of residential and commercial uses on site. 6. As conditioned, the proposed project is consistent with the General Plan Land Use Element for this location since the project proposes to create a mixed-use building that includes commercial uses and residential uses that are consistent with activities envisioned by the Services and Manufacturing Land Use designation. 7. As conditioned, the project complies with all applicable provisions of the Zoning Regulations as described within the property development standards for the M-MU zone and mixed-use development. The proposed uses are compatible with the project site and with existing and potential uses in the vicinity, which include commercial services and residences. 8. As conditioned, the mixed-use project is compatible at this location because the project is located directly adjacent to existing medium-high density residential developments. The proposed residential and commercial activities are compatible with existing and future land uses in the vicinity because the project reduces and limits that area designed for commercial use to the interior of the site, providing a greater distance between the commercial uses and the adject residential and office zones than minimally required by the Zoning Regulation’s development standards. Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 3 9. 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 quantity and type of traffic expected to be generated by the use. Development Review Findings 10. As conditioned, the project is consistent with the Community Design Guidelines for commercial and multi-family housing design because the architectural style is complementary to the surrounding neighborhood, the design incorporates the use of balconies and patios, and stairways providing access to upper levels within the structure. 11. 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 existing building design that are compatible with the design of the existing structures in the surrounding neighborhood (CDG, Chapter 5.3). 12. As conditioned, the project respects the privacy of adjacent residences through appropriate building orientation and by maintaining the existing separation between the structure and the existing residential uses to the east. 13. 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 limited to retrofitting the existing building and the project incorporates vertical and horizontal wall plan offsets, which provide a high-quality and aesthetically pleasing architectural design. Signage Program Findings 14. The proposed sign program is consistent with the Sign Regulations because the signage will be compatible with the development, complementary to project architecture, and coordinated among tenant spaces for consistency and superior design, while providing for effective identification for the business and residential entrances. 15. The number of signs proposed in the sign program, and their proposed dimensions are warranted due to the unique characteristics of the site, including the structure’s size and setback, approximately 400 feet from the street frontage. 16. The proposed sign program is consistent with Community Design Guidelines Sections 6.6(B)(C)(F)(J) which states that the design of the signs should consider and complement the architecture of the building and the type of business activity conducted within. Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 4 SECTION 2. Environmental Review. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the negligible expansion of an existing facility as described in State CEQA Guidelines §15301 (Existing Facilities). The project is limited to an interior addition to an existing structure that does not result in an increase of more than 10,000 square feet where the project site is served by all public services and facilities are available to allow for the proposed project in accordance with the City’s General Plan. The project is limited to an interior addition of 9,966 square feet mezzanine and does not include any exterior increase to the existing building footprint. The project site is not located in an environmentally sensitive area as supported by substantial evidence. A Biological Constraints Assessment concluded that based on the site location and observed conditions, it is considered unlikely that any special-status animal species are present within the project vicinity, and the project does not include the removal of any existing trees on site. The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, 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- 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. 2. Prior 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). 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) Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 5 The following activities and/or uses shall be prohibited which have the possibility of affecting the health or safety of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes, subject to the satisfaction of the Community Development Director and Chief Building Official. 3. The 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). 4. 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. 5. Plans 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. 6. 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. 7. The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the submittal of Planning and Building permits for tenant changes or improvements, and/or each business license, to ensure the site does not become under-parked. 8. Prior 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 the Tentative 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. 9. The 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. 10. 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 Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 6 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. 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 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 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 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. 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. 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. 15. 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). 16. 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 Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 7 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. 17. The 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 demonstrates their compliance with noise levels limits. 18. Prior to building occupancy, the owner of the property shall provide a Residential Noise Notice in writing for residential occupants stating that the property is located within a commercial zone in an urban-type environment and that noise levels may be higher than a strictly residential area. 19. Prior 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 consistent with the sign program shall require an architectural review. Housing Programs – Community Development Department 20. Prior to the issuance of construction permits, the city and the project owners shall enter into an Affordable Housing Agreement, to be recorded in the office of the county recorder. The agreement shall specify mechanisms or procedures to assure the continued affordability and availability of 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 of the 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. Engineering Division – Public Works/Community Development Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 8 21. The 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. 22. The building plan submittal shall show and note compliance with the parking and driveway standards for any proposed or required parking lot modifications. 23. The 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. 24. The 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. 25. An 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. 26. The existing parking lot drainage systems that drain directly to the adjoining creek and culvert systems along the northerly and 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. Transportation Division – Public Works 27. Per 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. 28. Per 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. Fire Department 29. Storage 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 Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 9 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. 30. All 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- pied combustible storage will not be permitted. 31. Plans 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. Utilities Department 32. 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. 33. 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. 34. The 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. 35. Any 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. 36. All 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 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. 37. The 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. 38. Water 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. Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 10 39. The 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 CCR’s 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. 40. Water meters shall be located within the City’s right-of-way consistent with City Standards. 41. The 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 south-west boundary of the parcel, to the satisfaction of the Utilities Director. 42. Recycled water shall 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. 43. A 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. 44. The 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. 45. 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. 46. Commercial and residential refuse services shall be separate unless a letter of agreement between the tenants and a Conditional Exception Application from the City’s Development Standards for Solid Waste Services are provided to the City with the building permit submittal. 47. The project will be required to provide a plan for the disposal, storage, and collection of solid waste material for both the residential and commercial components of the project. The development of the plan shall be coordinated with San Luis Garbage Company 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. 48. Refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall be accommodated within the site for the three (3) waste streams, trash, recycling, and organics. Resolution No. PC-XXXX-20 1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020 Page 11 Indemnification 49. 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 18th day of November 2020. _____________________________ Tyler Corey, Secretary Planning Commission DateScaleSheet24x36:11x17:Project #A0.009/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401NTSNTSA20048COVER SHEETLAUREL CREEK1150 LAUREL LANESAN LUIS OBISPO, CALIFORNIA DateJULY 22, 2020WAREHOUSE REMODELSan Luis Obispo, CASheetScale1150 LAUREL LN . SAN LUIS OBISPO, CA . 93401A1.11" = 50' @ 11x171" = 25' @ 24x36SITE LOCATIONNORTH DateJULY 22, 2020WAREHOUSE REMODELSan Luis Obispo, CASheetScale1150 LAUREL LN . SAN LUIS OBISPO, CA . 93401A1.21" = 50' @ 11x171" = 25' @ 24x36ZONINGPROJECTNORTHACTUALNORTHZONINGM-MUMANUFACTURING - MIXED USE OVERLAYO-SOFFICE - SPECIAL CONSIDERATION DateJULY 22, 2020WAREHOUSE REMODELSan Luis Obispo, CASheetScale1150 LAUREL LN . SAN LUIS OBISPO, CA . 93401A1.31" = 50' @ 11x171" = 25' @ 24x36SITE LAYOUT AND PROJECT DESIGN STANDARDS:1.LOCATION OF UNITS:GROUND FLOOR LIMITATIONS: RESIDENTIAL UNITS ON THE GROUND FLOOR ENHANCES THE PEDESTRIANENVIRONMENT AND CREATES A SENSE OF PLACENOISE: RESIDENTIAL UNITS ARE LOCATED AROUND THE PERIMETER OF THE WAREHOUSE STORAGE ANDSEPARATED FROM THE WAREHOUSE BY A CORRIDOR WITH A STC RATING OF 50. REFER TO THE NOISE STUDYINCLUDED FOR MORE INFORMATION.2.MECHANICAL SERVICE AND LOADING AREAS: THE LOADING DOCKS ARE SCREENED FROM RESIDENTIALVIEW WITH TALL HEDGES AND OTHER LANDSCAPE FEATURES.3.TRASH AND RECYCLING AREAS: TRASH ENCLOSURES WERE PLACED AROUND THE SITE IN LOCATIONS THATARE BOTH CONVENIENT TO THE RESIDENTIAL AND NONRESIDENTIAL USES. THE TRASH ENCLOSURES AREDESIGNED WITH A SOLID ROOF STRUCTURE SO SECOND FLOOR RESIDENTIAL WILL NOT LOOK DOWN ON THETRASH ENCLOSURES.4.LIMITATIONS ON USE:A. NO VEHICLE OR EQUIPMENT REPAIR IS PROPOSED WITHIN THE WAREHOUSEB. NO STORAGE OF FLAMMABLE LIQUIDS OR HAZARDOUS MATERIALS BEYOND THAT NORMALLY ASSOCIATED WITH A RESIDENTIAL USE IS PROPOSED WITHIN THE WAREHOUSE.C. NO MANUFACTURING OR INDUSTRIAL ACTIVITIES, INCLUDING BUT NOT LIMITED TO WELDING, MACHINING, OR ANY OPEN FLAME WORK IS PROPOSED WITHIN THE WAREHOUSE.D. NO USE THAT IS DETERMINED BY THE REVIEW AUTHORITY, TO BE INCOMPATIBLE WITH RESIDENTIALACTIVITIES AND/OR TO HAVE THE POSSIBILITY OF AFFECTING THE HEALTH OR SAFETY OF MIXED-USEDEVELOPMENT RESIDENTS DUE TO THE POTENTIAL FOR THE USE OF DUST, GLARE, HEAT, NOISE, NOXIOUSGASES, ODOR, SMOKE, TRAFFIC, VIBRATION, OR OTHER IMPACTS, OR WOULD BE HAZARDOUS BECAUSE OF MATERIALS, PROCESSES, PRODUCTS, OR WASTE TO BE PROPOSED WITHIN THE WAREHOUSE.DESIGN STANDARDS:1.THE INTERNAL COMPATIBILITY BETWEEN THE DIFFERENT USES IN TERMS OF NOISE, HOURS OF OPERATION,VEHICLE AND PEDESTRIAN CIRCULATION, ACCESS, USE OF OPEN SPACE, AND SIMILAR OPERATINGCHARACTERISTICS IS DEMONSTRATED IN THE FOLLOWING AREAS:- NOISE: SEE SEPARATE NOISE STUDY- HOURS OF OPERATION: REFER TO A1.0 FOR EXISTING BANG THE DRUM HOURS OF OPERATION. THETRUCKS AT THE LOADING DOCKS WILL COMPLY WITH CITY AND STATE CODES.- VEHICLE AND PEDESTRIAN CIRCULATION: REFER TO A2.1 AND A2.2- ACCESS: REFER TO A2.1 AND A2.2 FOR SITE ACCESS AND A3.1 FOR FIRST FLOOR PLAN- USE OF OPEN SPACE: SEE L-1 FOR LANDSCAPE PLAN SHOWING OPEN SPACE AND PROPOSED LANDSCAPE PLAN AND THE PROJECT RENDERINGS.2.THE WAREHOUSE AND RESIDENTIAL USES ARE SEPARATE AND DO NOT COMINGLE.- NOISE: SEE SEPARATE NOISE STUDY- ODORS: THERE ARE NO STRONG ODORS PRODUCED BY THE WAREHOUSE AND ALL TRASH FOR BOTHTHE WAREHOUSE, AND RESIDENTIAL ARE LOCATED IN DESIGNATED TRASH ENCLOSURES THROUGHOUTTHE SITE. THESE ENCLOSURES ARE SCREENED ON ALL SIDES WITH A CMU WALL AND A SOLID ROOF ISPROVIDED.- GLARE: HOURS OF OPERATION FOR THE LOADING DOCKS WILL COMPLY WITH CITY OF SAN LUISOBISPO ZONING REGULATIONS, SO THERE WILL BE NO CONCERN OF GLARE FROM THE LOADINGDOCKS TO THE RESIDENCES. ON THE FIRST FLOOR, THERE ARE LANDSCAPE BUFFERS BETWEEN THELOADING DOCKS AND THE RESIDENCES FOR VISUAL SCREENING.3.THE PROJECT IS LOCATED ADJACENT TO THE RAILROAD AND EXISTING TREES WILL REMAIN TO SCREEN NOISEFROM THE TRAIN. REFER TO THE EXTERIOR NOISE STUDY INCLUDED, WHICH SHOWS THAT THE BUILDINGSEXTERIOR WALL WORST CASE NOISE LEVEL IS 58 dBA. THIS EXTERIOR LEVEL WITH TYPICAL CONSTRUCTION ISSUFFICIENT TO PROVIDE INTERIOR NOISE LEVELS LESS THAN 45 dBA, THAT WILL NOT EXCEED THE STATE ANDLOCAL REQUIREMENTS FOR HABITABLE SPACES.4.THE RESIDENTIAL UNITS AROUND THE PERIMETER OF THE BUILDING ARE RESIDENTIAL IN NATURE THROUGH THEUSE OF ELEMENTS SUCH AS THE FOLLOWING:- RESIDENTIAL AWNINGS AT SECOND FLOOR BALCONIES- PRIVATE BALCONIES AND PATIOS- PRIVATE UNIT ENTRIES OFF A COMMON RESIDENTIAL CORRIDORRESIDENTIAL UNITS HAVE PRIVACY FROM OTHER USES THROUGH THE FOLLOWING:- LANDSCAPE SCREENING ON THE EXTERIOR BETWEEN RESIDENTIAL AND WAREHOUSE LOADING AREAS- PRIVATE RESIDENTIAL CORRIDORS OFF A COMMON LOBBY5.PLAZAS ARE PROVIDED ALONG THE NORTHERN BUILDING FRONTAGE, BOTH FOR SEATING AND INCLUDING ABBQ AREA. ACROSS THE NORTHERN DRIVE AISLE IS AN EXISTING BASKETBALL COURT AND EXISTINGVOLLEYBALL COURTS. TO THE WEST, WE PROVIDE A CREEK WALK THAT CONNECTS THE NORTHERN AMENITIESTO THE EXISTING BREWERY AND OUTDOOR SEATING TO THE SOUTH. FROM SOUTH FACING COMMERCIAL,PEDESTRIAN WALKWAYS CONNECT THE COMMON LOBBIES, THE EXISTING OPEN SPACE WITH EXTENSIVE TREECOVER AND ACROSS TO THE EXISTING BIKE & PEDESTRIAN PATH ALONG THE RAILROAD, WHICH CONNECTSTO DOWNTOWN.6.- SCALE: THE WAREHOUSE APARTMENTS DO NOT EXCEED THE EXISTING WAREHOUSE BUILDING HEIGHT,BUT THE PROPOSED DESIGN WILL PROVIDE A RESIDENTIAL NEIGHBORHOOD FEEL ADJACENT TO EXISTING RESIDENTIAL.- BUILDING DESIGN: THE PROPOSED FACADE BREAKS UP THE ELEVATIONS INTO A RESIDENTIAL SCALETO CREATE A SENSE OF PLACE IN THE COMMUNITY.- COLOR AND MATERIALS: THE COLORS AND MATERIALS OF THE PROJECT ARE COMPATIBLE WITH THEADJACENT RAILROAD DISTRICT.- ROOF STYLE: THE ROOF STYLE MAINTAINS THE EXISTING PARAPET STYLE, BUT THE RESIDENTIAL MASSINGVARIES FOR ELEVATION INTEREST.- LIGHTING: THERE IS A VARIETY OF FACADE DOWN LIGHTING PROVIDED FOR BOTH SIGNAGE AND TOILLUMINATE THE PEDESTRIAN PATHS. ALL SITE LIGHTING WILL BE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.- LANDSCAPING: A VARIETY OF EXISTING AND PROPOSED DROUGHT TOLERANT LANDSCAPING ISPROVIDED ON SITE.- SIGNAGE: A VARIETY OF SIGNAGE IS PROVIDED FROM DOWN LIT PAINTED SIGNAGE TO HALO LITSIGNAGE. ALL SIGNAGE WILL BE ILLUMINATED FOR VISIBILITY AT NIGHT, BUT LIGHTING OF SIGNAGE WILLBE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.PERFORMANCE STANDARDS:1.LIGHTING: THERE IS A VARIETY OF FACADE DOWN LIGHTING PROVIDED FOR BOTH SIGNAGE AND TO ILLUMINATE THE PEDESTRIAN PATHS. ALL SITE LIGHTING WILL BE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.2.NOISE: SEE SEPARATE NOISE STUDY LOOKING AT THE WAREHOUSE AND RESIDENTIAL UNITS.3.AIR QUALITY AND ODORS: THERE ARE NO STRONG ODORS PRODUCED BY THE WAREHOUSE AND ALL TRASHFOR BOTH THE WAREHOUSE, AND RESIDENTIAL ARE LOCATED IN DESIGNATED TRASH ENCLOSURESTHROUGHOUT THE SITE. THESE ENCLOSURES ARE SCREENED ON ALL SIDES WITH A CMU WALL AND A SOLIDROOF IS PROVIDED.4.HOURS OF OPERATION:- THE COMMERICAL COMPONENT OF THE MIXED-USE PROJECT WILL COMPLY WITH CITY OF SAN LUISOBISPO ZONING REGULATIONS, SO NOT TO NEGATIVELY IMPACT THE RESIDENTIAL USES WITHIN THEPROJECT.5.RESIDENTIAL NOISE NOTICE: RESIDENTIAL TENANTS OF THE MIXED-USE PROJECT SHALL BE NOTIFIED IN WRITINGBEFORE TAKING UP RESIDENCE THAT THEY WILL BE LIVING IN AN URBAN-TYPE ENVIRONMENT AND THAT THENOISE LEVELS MAY BE HIGHER THAN A STRICTLY RESIDENTIAL AREA.PEDESTRIAN ACCESS:1.INTERNAL CONNECTIONS: A SYSTEM OF PEDESTRIAN WALKWAYS CONNECT ALL BUILDINGS ON SITE AS WELLAS PARKING LOTS, BICYCLE PARKING AREAS, OPEN SPACES AND SITE AMENITIES.2.TO CIRCULATION NETWORK: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1TO THE EXISTING PEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE. THEPROPOSED PROJECT ALSO CONNECTS TO THE EXISTING PEDESTRIAN AND BIKE PATH ALONG THE RAILROAD,WHICH CONNECTS THE SITE TO SINSHEIMER PARK AND DOWNTOWN.3.TO ADJACENT AREAS: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1 TOTHE EXISTING PEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE. THEPROPOSED PROJECT ALSO CONNECTS TO THE EXISTING PEDESTRIAN AND BIKE PATH ALONG THE RAILROAD,WHICH CONNECTS THE SITE TO SINSHEIMER PARK AND DOWNTOWN.4.TO TRANSIT: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1 TO THE EXISTINGPEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE FOR THE TRANSITSTOP.5.INTERIOR PEDESTRIAN WALKWAY DESIGN:- WALKWAYS ARE A MINIMUM OF 6 FT AND CONSTRUCTED OF CONCRETE.- WHERE A REQUIRED WALKWAY CROSSES DRIVEWAYS AND PARKING AREAS, THE PEDESTRIAN PATHWILL BE STRIPED WITH DETECTABLE WARNINGS ON EITHER END. WHERE A REQUIRED WALKWAY CROSSES LOADING AREAS, THE PEDESTRIAN PATH WILL BE LINED WITH DETECTABLE WARNINGS.- WHERE A REQUIRED WALKWAY IS PARALLEL AND ADJACENT TO AN AUTO TRAVEL LANE, DETECTABLEWARNINGS WILL BE USED.OBJECTIVE DESIGN CRITERIA:1.BUILDING ORIENTATION AND ENTRANCES:- ORIENTATION: THE WAREHOUSE BUILDING IS EXISTING AND SIGNAGE AND AWNINGS ARE USED TODIRECT TRAFFIC TO BOTH THE COMMERCIAL AND RESIDENTIAL LOBBIES.- NONRESIDENTIAL ENTRANCES: THE COMMERCIAL LOBBY IS DEFINED ON THE SOUTH SIDE FACING THEMAIN PARKING AREA WITH A LARGE EXISTING FACADE ELEMENT AND PROPOSED HALO LIT SIGNAGE.- TRANSITIONAL SPACE AT RESIDENTIAL ENTRIES: THE RESIDENTIAL LOBBIES WILL PROVIDE SIGNAGE ANDA SENSE OF ENTRANCE FOR THE RESIDENCE. THE RESIDENCES ARE ACCESSED FROM AN INTERNALCORRIDOR, AND BALCONIES AND RAISED PATIOS CREATE AN URBAN RESIDENTIAL NEIGHBORHOOD.2.BUILDING ARTICULATION: ALL FOUR SIDES OF THE PROPOSED BUILDING WILL HAVE FACADE ARTICULATION INTHE WAY OF MASSING BREAKS, MATERIAL AND COLOR CHANGES. AWNINGS AND BALCONIES WILL BE USEDTO ALSO ADD INTEREST TO THE ELEVATIONS.MIXED-USE DEVELOPMENT COMPLIANCE PER ZONING REGULATION 17.70.130 DateJULY 22, 2020WAREHOUSE REMODELSan Luis Obispo, CASheetScale1150 LAUREL LN . SAN LUIS OBISPO, CA . 93401A1.41" = 50' @ 11x171" = 25' @ 24x36SAN LUIS GARBAGE COMPANY - LETTER OF SERVICE LAUREL CREEK WAREHOUSE (PARCEL 1) 0'50'100'25' EXISTING TRASH ENCLOSURE EXISTING LANSCAPING (NO CHANGES PROPOSED) EXISTING LOT NOT PART OF SCOPE (PARCEL 3) EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4) EXISTING PARKING NO PROPOSED CHANGES (PARCEL 2) PROPERTY LINE LAUREL LNPROPERTY LINE 20'-0" CREEK SETBACK (E) BASKETBALL COURT (E) VOLLEYBALL COURT (E) TRANSFORMER (E) CRUX NOT A PART SEWER EASEMENT CREEK UNION PACIFIC RAILROAD (E) CONNECTION TO BIKE PATH (E) FIRE PUMP HOUSE Date Scale Sheet 24x36: 11x17: Project # A2.0 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1" = 50'-0" 1" = 100'-0" A20048 EXISTING SITE PLAN PROJECT NORTH ACTUAL NORTH EXISTING ARCHITECTURAL SITE PLAN LAUREL CREEK WAREHOUSE (PARCEL 1) 0'50'100'25' (N)TRASH ENCLOSURE TRASH ENCLOSURE EXISTING TRASH ENCLOSURE (N)TRASH ENCLOSURE EXISTING LANSCAPING (NO CHANGES PROPOSED) PATIO CONNECTOR EXISTING LOT NOT PART OF SCOPE (PARCEL 3) EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4) EXISTING PARKING NO PROPOSED CHANGES (PARCEL 2) PROPERTY LINE LAUREL LNPROPERTY LINE 20'-0" CREEK SETBACK (E) ALL SPORT AMENITY COURT (E) VOLLEYBALL COURT (E) TRANSFORMER (E) CRUX NOT A PART SEWER EASEMENT UNION PACIFIC RAILROAD CREEK (E)(4) MOTORCYCLE PARKING (8) MOTORCYCLE PARKING (11) MOTORCYCLE PARKING (E) CONNECTION TO BIKE PATH BBQ AMENITY AREA (E) FIRE PUMP HOUSE (4)EV STATIONS (24)EV STATIONS (10)EV STATIONS (123)EV CAPABLE (102)INTERIOR BIKE LONG TERM STORAGE Date Scale Sheet 24x36: 11x17: Project # A2.1 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1" = 50'-0" 1" = 100'-0" A20048 CONCEPTUAL SITE PLAN PROJECT NORTH ACTUAL NORTH OVERALL PROPOSED CAMPUS SITE PLAN NOTE: CAMPUS SHARED PARKING W/ FUTURE RECORDED PARKING AGREEMENTS FUTURE PARKING AGREEMENT INCLUDED W/PARCEL MAP LAUREL CREEK WAREHOUSE 0'40'80'20' TRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE EXISTING LANSCAPING (NO CHANGES PROPOSED) PATIO CONNECTOR LAUREL LNPROPERTY LINE 21 BIKE LOCKERS 42 LONG TERM BIKES 28 BIKE LOCKERS 56 LONG TERM BIKES 26 SHORT TERM BIKES 8 SHORT TERM BIKES 7 SHORT TERM BIKES 13 SHORT TERM BIKES 20'-0" CREEK SETBACK (E) ALL SPORT AMENITY COURT (E) VOLLEYBALL COURT (E) TRANSFORMER CREEK (8) MOTORCYCLE PARKING (11) MOTORCYCLE PARKING UNION PACIFIC RAILROAD (E) CONNECTION TO BIKE PATH (E) FIRE PUMP HOUSE (102)INTERIOR BIKE LONG TERM STORAGE Date Scale Sheet 24x36: 11x17: Project # A2.2 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1" = 40'-0" 1" = 80'-0" A20048 ENLARGED CONCEPTUAL SITE PLAN PROJECT NORTH ACTUAL NORTH ARCHITECTURAL SITE PLAN GALVANIZED SHEET METAL ROOFING 9'-0"FRONT ELEVATION (2) 8'-0" HIGH METAL GATE C.M.U. BLOCK WALL SMOOTH FINISH AT EXTERIOR WALLS 16'-0"16'-0"13'-6"12'-2"PLAN VIEW (2) 8'-0" HIGH METAL GATE CURB STOP (6) ROOF POST SIDEWALK CONNECTION SLOPE 1% MIN.SLOPE 1% MIN.CONCRETE APRON SURFACE RESIDENTIAL TRASH ENCLOSURE COMMERCIAL TRASH ENCLOSURE 3 CU. YD. TRASH 3 CU. YD. ORGANICS 3 CU. YD. RECYCLING 3 CU. YD. TRASH 3 CU. YD. ORGANICS 3 CU. YD. RECYCLING 32'-0" 10'-0"10'-0"9'-0"10'-0"1/4" 12" RIGHT ELEVATION Date Scale Sheet 24x36: 11x17: Project # A2.3 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1/16" = 1'-0" 1/8" = 1'-0" A20048 SITE DETAILS TRASH ENCLOSURE (TYPICAL) A2.6 17 SIGNAGE FOR LOBBY ENTRY - VERTICAL PAINTED W/ LIGHTINGA2.6 18HALO LIT SIGN ON AWNING LOBBY 3 ENTRY PLAQUE A2.5 1 A2.5 6 A2.5 7 A2.5 2 A2.5 8 A2.5 9 PAINTED ON DOCK W/ LIGHTS IN AWNING HALO LIT SIGN PAINTED SIGN PAINTED ON DOCK W/ LIGHTS IN AWNINGLOBBY 1 ENTRY PLAQUE POTENTIAL SIGN LOCATION IF REQUIRED -ROUGH IN SURFACE MOUNT LOBBY 1 ENTRY PLAQUE LOBBY 7 ENTRY PLAQUE A2.6 12 A2.6 16 A2.6 13 A2.6 14 A2.6 15HALO LIT SIGN HALO LIT SIGN ON AWNING HALO LIT SIGN ON AWNING HALO LIT SIGN ON AWNING HALO LIT SIGN TYP. @ COMMERCIAL LOBBY 4 ENTRY PLAQUE A2.6 10 HALO LIT SIGNSIGNAGE FOR LOBBY ENTRY - VERTICAL PAINTED W/ LIGHTING A2.6 11LOBBY 6 ENTRY PLAQUE LOBBY 5 ENTRY PLAQUE Date Scale Sheet 24x36: 11x17: Project # A2.4 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1" = 20"-0" 1" = 40"-0" A20048 SIGNAGE PROGRAM SIGNAGE - (EAST) BUILDING ELEVATION SIGNAGE - (NORTH) BUILDING ELEVATION SIGNAGE - (SOUTH) BUILDING ELEVATION SIGNAGE - (WEST) BUILDING ELEVATION NOTE: COMMERCIAL SIDE ROUGH IN FOR HALO LIT SIGN ON AWNING AT ALL COMMERCIAL LOCATIONS ON FIRST FLOOR FOR FUTURE TENANTS - EVERY EXTERIOR COMMERCIAL DOOR DNDNWH FIRST FLOOR0"4'-0"2'-0"5'-0"WH FIRST FLOOR0"T.O. SIGN22'-8"6'-0"3'-0"6"38'-6"5'-6"WH FIRST FLOOR0"T.O. SIGN27'-6"3'-0"11'-5"WH FIRST FLOOR0"T.O. SIGN12'-6"2'-6"11"16'-2"1'-6"WH FIRST FLOOR0"4'-0"2'-0"5'-9"WH FIRST FLOOR0"11'-5"3'-0"T.O. SIGN27'-6"WH FIRST FLOOR0"4'-0"2'-0"5'-10"WH FIRST FLOOR0"4'-0"2'-0"5'-9"WH FIRST FLOOR0"4'-0"2'-0"5'-9"LAUREL CREEK WAREHOUSESIGN 1SIGN 2-5SIGN 6SIGN 7SIGN 8SIGN 9SIGN 10SIGN 12SIGN 17SIGN 16SIGN 13SIGN 14SIGN 15SIGN 11SIGN 18NORTH SIGNAGE AREASURFACE SIGN #1248 SFSURFACE SIGN #2 20 SFSURFACE SIGN #3 23 SFSURFACE SIGN #4 23 SFSURFACE SIGN #5 23 SFSURFACE SIGN #6 35 SFSURFACE SIGN #7 35 SFSURFACE SIGN #8 41 SFSURFACE SIGN #9 23 SFWEST SIGNAGE AREASURFACE SIGN #10 74 SFSURFACE SIGN #11 35 SFSOUTH SIGNAGE AREASURFACE SIGN #12 74 SFSURFACE SIGN #13 9 SFSURFACE SIGN #14 9 SFSURFACE SIGN #15 9 SFSURFACE SIGN #16134 SFEAST SIGNAGE AREASURFACE SIGN #17 9 SFSURFACE SIGN #18 35 SFDateScaleSheet24x36:11x17:Project #A2.509/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048SIGNAGE PROGRAMSURFACE SIGNAGE 2SURFACE SIGNAGE 1SURFACE SIGNAGE 6SURFACE SIGNAGE 8SURFACE SIGNAGESURFACE SIGNAGE 3SURFACE SIGNAGE 7SURFACE SIGNAGE 4SIGNAGE INFORMATIONSURFACE SIGNAGE 5SURFACE SIGNAGE 9SIGNAGE KEY PLAN DNDNWH FIRST FLOOR0"30'-6"T.O. SIGN6'-8"5'-3 1/2"10'-8 1/2"WH FIRST FLOOR0"27'-9"T.O. SIGN3'-8"36'-7"WH FIRST FLOOR0"13'-3"T.O. SIGN6'-0"1'-6"LAUREL CREEK WAREHOUSESIGN 1SIGN 2-5SIGN 6SIGN 7SIGN 8SIGN 9SIGN 10SIGN 12SIGN 17SIGN 16SIGN 13SIGN 14SIGN 15SIGN 11SIGN 18WH FIRST FLOOR0"T.O. SIGN30'-6"6'-8"5'-6"10'-8 1/2"NORTH SIGNAGE AREASURFACE SIGN #1248 SFSURFACE SIGN #2 20 SFSURFACE SIGN #3 23 SFSURFACE SIGN #4 23 SFSURFACE SIGN #5 23 SFSURFACE SIGN #6 35 SFSURFACE SIGN #7 35 SFSURFACE SIGN #8 41 SFSURFACE SIGN #9 23 SFWEST SIGNAGE AREASURFACE SIGN #10 74 SFSURFACE SIGN #11 35 SFSOUTH SIGNAGE AREASURFACE SIGN #12 74 SFSURFACE SIGN #13 9 SFSURFACE SIGN #14 9 SFSURFACE SIGN #15 9 SFSURFACE SIGN #16134 SFEAST SIGNAGE AREASURFACE SIGN #17 9 SFSURFACE SIGN #18 35 SFWH FIRST FLOOR0"12'-6"T.O. SIGN6'-0"1'-6"WH FIRST FLOOR0"12'-6"T.O. SIGN1'-6"6'-0"WH FIRST FLOOR0"13'-3"T.O. SIGN6'-0"1'-6"WH FIRST FLOOR0"12'-0"T.O. SIGN3'-0"11'-6"WH FIRST FLOOR0"T.O. SIGN12'-0"3'-0"11'-6"DateScaleSheet24x36:11x17:Project #A2.609/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048SIGNAGE PROGRAMSURFACE SIGNAGE 12SURFACE SIGNAGE 16SURFACE SIGNAGE 17SURFACE SIGNAGEKEY PLANSURFACE SIGNAGE 10SIGNAGE INFORMATIONSURFACE SIGNAGE 13SURFACE SIGNAGE 14SURFACE SIGNAGE 15SURFACE SIGNAGE 18SURFACE SIGNAGE 11 60" MAX60" MAX60" MAX60" MAX60" MAX60" MAX60" MAX60" MAXLAUREL CREEK WAREHOUSELOBBY #2LOBBY #1LOBBY #8LOBBY #3LOBBY #4LOBBY #5LOBBY #6LOBBY #7DateScaleSheet24x36:11x17:Project #A2.709/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048LOBBY ENTRANCE SIGNAGELOBBY #2 SIGNAGELOBBY #1 SIGNAGELOBBY #7 SIGNAGELOBBY #8 SIGNAGELOBBY #3 SIGNAGELOBBY #4 SIGNAGELOBBY #5 SIGNAGELOBBY #6 SIGNAGELOBBY ENTRY KEY PLANLOBBY ENTRANCE SIGNAGE LAUREL CREEK WAREHOUSESIGN 5SIGN 2SIGN 4SIGN 1SIGN 3SIGN 6SIGN 7SIGN 8DateScaleSheet24x36:11x17:Project #A2.809/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048EXISTING SITE SIGNAGEEXISTING SIGNAGE KEY PLANEXISTING SIGNAGE 1EXISTING SIGNAGE 2EXISTING SIGNAGE 3EXISTING SIGNAGE 4EXISTING SIGNAGE 5EXISTING SIGNAGE 6EXISTING SIGNAGE 7EXISTING SIGNAGE 8EXISTING SITE SIGNAGE (E) OFFICE EXISTING WAREHOUSE EXISTING RESTAURANT EXISTING OFFICE EXISTING OFFICE EXISTING OFFICE EXISTING OFFICE EXISTING OFFICE EXISTING ELECTRICAL ROOM 0'20'40'10' ELEV EXISTING STAIR EXISTING STAIR EXISTING STAIR Date Scale Sheet 24x36: 11x17: Project # A3.0 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1/8" = 1'-0" 1/16" = 1'-0" A20048 EXISTING FIRST FLOOR PLAN PROJECT NORTH ACTUAL NORTH EXISTING FIRST FLOOR PLAN 1 A6.0 2 A6.0 0'20'40'10' LOBBY ENTRANCE #2 WAREHOUSE SPACE WAREHOUSE SPACE WAREHOUSE SPACE ELECTRICAL ROOM LOBBY ENTRANCE #4 LOBBY ENTRANCE #3 ELEV. ONE BED 131 ONE BED 132 ONE BED 133 EXISTING RESTAURANT EXISTING OFFICE EXISTING OFFICE EXISTING OFFICE LOBBY ENTRANCE #1 ELEV STAIR #6 STAIR #8STAIR #7 STAIR #3 STAIR #3 STAIR #2 STAIR #4 PORCH RASIED PORCH ONE BED 134 ONE BED 135 TWO BED 136 ONE BED 103 ONE BED 104 ONE BED 105 ONE BED 112 STUDIO 113 ONE BED 114 ONE BED 115 ONE BED 116 ONE BED 117 ONE BED 118 STUDIO 119 STUDIO 102 STUDIO 101 ONE BED 137 ONE BED 108 ONE BED 109 ONE BED 107 ONE BED 106 ONE BED 111 ONE BED 110 STUDIO 123 ONE BED 121 STUDIO 122 ONE BED 124 ONE BED 125 ONE BED 126 ONE BED 127 ONE BED 128 ONE BED 129 ONE BED 130 ENTRY RAMP MAIL KIOSK 2-BIKE 2-BIKE Date Scale Sheet 24x36: 11x17: Project # A3.1 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PROPOSED FIRST FLOOR PLAN PROJECT NORTH ACTUAL NORTH PROPOSED FIRST FLOOR PLAN EXISTING OFFICE LOBBY EXISTING OFFICE EXISTING WAREHOUSE BELOW 0'20'40'10' EXISTING STAIR EXISTING STAIR EXISTING STAIR EXISTING STORAGE Date Scale Sheet 24x36: 11x17: Project # A3.2 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 EXISTING SECOND FLOOR PLAN PROJECT NORTH ACTUAL NORTH EXISTING SECOND FLOOR PLAN 1 A6.0 2 A6.0 0'20'40'10'0'20'40'10' OPEN BELOW OPEN BELOW OPEN BELOW ONE BED 258 ONE BED 259 ONE BED 260 ONE BED 261 ONE BED 262 TWO BED 263 ONE BED 203 ONE BED 204 ONE BED 205 ONE BED 206 ONE BED 207 ONE BED 208 ONE BED 209 ONE BED 210 ONE BED 211 ONE BED 212 STUDIO 213 ONE BED 202 STUDIO 201 ONE BED 264 STUDIO 217 ONE BED 215 STUDIO 216 ONE BED 218 ONE BED 219 ONE BED 220 ONE BED 221 ONE BED 222 ONE BED 223 ONE BED 224 STAIR #8 STAIR #2 STAIR #3 2-BIKE ROOF BELOW STAIR #3 STAIR #4 ELEC. ROOMSTO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.BIKE STO.STO.STO.ELEC. ROOM STO.STO.STO.STO. STO. BIKE STO. ELEV. STAIR #7 BIKE BIKE BIKE BIKEBIKE BIKE BIKE BIKEBIKE BIKE BIKE ELEV STUDIO 257 ONE BED 255 ONE BED 256 ONE BED 254 ONE BED 253 ONE BED 252 ONE BED 251 ONE BED 250 ONE BED 249 ONE BED 248 ONE BED 247 ONE BED 246 ONE BED 245 ONE BED 244 ONE BED 243 ONE BED 242 ONE BED 241 ONE BED 240 ONE BED 239 ONE BED 238 ONE BED 237 ONE BED 236 ONE BED 235 ONE BED 234 ONE BED 233 ONE BED 232 ONE BED 231 ONE BED 230 ONE BED 229 ONE BED 228 STUDIO 227 ONE BED 226 STUDIO 225 TWO BED 214 2-BIKE STAIR #6 2-BIKE (4EA)BIKE STORAGE BIKEBIKE BIKE BIKE BIKE BIKE BIKE BIKEBIKEBIKEBIKE Date Scale Sheet 24x36: 11x17: Project # A3.3 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PROPOSED SECOND FLOOR PLAN PROJECT NORTH ACTUAL NORTH PROPOSED SECOND FLOOR PLAN SOLAR PANELS ROOF TOP MECHANICAL EQUIPMENT LOCATED IOVER THE CORRIDORS ON THE ROOF AND SCREENED FROM VIEWS AS NEEDED ROOF TOP MECHANICAL EQUIPMENT LOCATED IOVER THE CORRIDORS ON THE ROOF AND SCREENED FROM VIEWS AS NEEDED SOLAR PANELSSOLAR PANELS Date Scale Sheet 24x36: 11x17: Project # A3.4 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 ROOF PLAN PROJECT NORTH ACTUAL NORTH ROOF PLAN 0'50'100'25' Date Scale Sheet 24x36: 11x17: Project # A4.0 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES OVERALL SOUTHWEST CORNER Date Scale Sheet 24x36: 11x17: Project # A4.1 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES SOUTHWEST CORNER SECOND FLOOR DECKS Date Scale Sheet 24x36: 11x17: Project # A4.2 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES WEST SIDE APARTMENTS Date Scale Sheet 24x36: 11x17: Project # A4.3 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES NORTHSIDE APARTMENTS AT BBQ AREA Date Scale Sheet 24x36: 11x17: Project # A4.4 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES NORTH SIDE GROUND LEVEL APARTMENTS Date Scale Sheet 24x36: 11x17: Project # A4.5 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES VIEW AT NORTH EXISTING PATIO Date Scale Sheet 24x36: 11x17: Project # A4.6 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES LOBBY ENTRY Date Scale Sheet 24x36: 11x17: Project # A4.7 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 PERSPECTIVES ALL SPORT COURT WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"DateScaleSheet24x36:11x17:Project #A5.007/17/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048NORTH BUILDING ELEVATION - EXISTINGNORTH BUILDING ELEVATION - EXISTING0'4'8'16'32' WH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"LOBBY B.O. TRUSS9'-0"T.O. PARAPET 233'-0"CORRUGATED METALCMU WAINSCOTPAINTED CORRUGATED METALAWNINGSTUCCOWH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"LOBBY B.O. TRUSS9'-0"T.O. PARAPET 233'-0"0'8'16'4'CONCRETE PANELCONCRETE PANELCORRUGATED METALWH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"LOBBY B.O. TRUSS9'-0"T.O. PARAPET 233'-0"CORRUGATED METALCONCRETE PANELCONCRETE PANELBALCONYAWNINGPAINTED CORRUGATED METALLANDSCAPING BUFFER BETWEEN LOADINGDateScaleSheet24x36:11x17:Project #A5.109/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048NORTH BUILDING ELEVATION - PROPOSEDRIGHT (NORTH) BUILDING ELEVATIONLEFT (NORTH) BUILDING ELEVATIONCENTER (NORTH) BUILDING ELEVATION WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"DateScaleSheet24x36:11x17:Project #A5.207/17/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048EAST BUILDING ELEVATION - EXISTINGEAST BUILDING ELEVATION - EXISTING0'4'8'16'32' WH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"GRADE246.67'LOBBY B.O. TRUSS9'-0"T.O. PARAPET 233'-0"EXISTING TRELLISCMU WAINSCOTSTUCCOPAINTED CORRUGATED METALCONCRETE PANELWH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"GRADE246.67'T.O. PARAPET 233'-0"STUCCOCORRUGATED METALPAINTED CORRUGATED METALCORRUGATED METAL0'8'16'4'DateScaleSheet24x36:11x17:Project #A5.309/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048EAST BUILDING ELEVATION - PROPOSEDRIGHT (EAST) BUILDING ELEVATIONLEFT (EAST) BUILDING ELEVATION WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"DateScaleSheet24x36:11x17:Project #A5.407/17/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048SOUTH BUILDING ELEVATION - EXISTINGSOUTH BUILDING ELEVATION - EXISTING0'4'8'16'32' WH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"T.O. PARAPET 233'-0"PAINTED CORRUGATED METALAWNINGCMU WAINSCOTCORRUGATED METALSTUCCOWH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"T.O. PARAPET 233'-0"BALCONYPAINTED CORRUGATED METALCMU WAINSCOTSTUCCOWH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"T.O. PARAPET 233'-0"PAINTED CORRUGATED METALCORRUGATED METALBALCONYSTUCCOCMU WAINSCOT0'8'16'4'DateScaleSheet24x36:11x17:Project #A5.509/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048SOUTH BUILDING ELEVATION - PROPOSEDRIGHT (SOUTH) BUILDING ELEVATIONCENTER (SOUTH) BUILDING ELEVATIONLEFT (SOUTH) BUILDING ELEVATION WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0' -0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"DateScaleSheet24x36:11x17:Project #A5.607/17/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048WEST BUILDING ELEVATION - EXISTINGWEST BUILDING ELEVATION - EXISTING0'4'8'16'32' WH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"T.O. PARAPET 233'-0"CORRUGATED METALSTUCCOPAINTED CORRUGATED METALBALCONYWH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"T.O. PARAPET 233'-0"BALCONYCORRUGATED METALCMU WAINSCOTPAINTED CORRUGATED METALEXISTING TRELLIS0'8'16'4'DateScaleSheet24x36:11x17:Project #A5.709/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048WEST BUILDING ELEVATION - PROPOSEDRIGHT (WEST) BUILDING ELEVATIONLEFT (WEST) BUILDING ELEVATION WH FIRST FLOOR 0" WH ROOF B.O. TRUSS 21'-8" WH SECOND FLOOR 12'-10" T.O. PARAPET 30'-0" LOBBY B.O. TRUSS 9'-0" ONE BED STUDIO WAREHOUSE SPACEONE BED ONE BED ONE BED STO. ONE BED 3 A6.0 EXISTING OFFICE CORRIDOR CORRIDOR CORRIDOR CORRIDOR 1 A6.1 WH FIRST FLOOR 0" WH ROOF B.O. TRUSS 21'-8" WH SECOND FLOOR 12'-10" T.O. PARAPET 30'-0" WAREHOUSE SPACEELECTRICAL ROOM STAIR #2 WAREHOUSE SPACE WAREHOUSE SPACE STAIR #3 CORRIDOR ONE BED ONE BED ONE BED STUDIO TWO BED ONE BED STUDIO ONE BED ONE BEDSTUDIOONE BEDONE BED ONE BED ONE BED STUDIO 1 A6.2 WH FIRST FLOOR 0" WH ROOF B.O. TRUSS 21'-8" WH SECOND FLOOR 12'-10" T.O. PARAPET 30'-0" 1 A6.0 ONE BED STUDIO STAIR #8 STUDIO STUDIO ONE BED ONE BED ONE BED ONE BED ONE BED ONE BED ONE BED ONE BED ONE BED STUDIO ONE BED ONE BED ONE BEDONE BED STAIR #7 WAREHOUSE SPACE Date Scale Sheet 24x36: 11x17: Project # A6.0 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 BUILDING SECTIONS BUILDING SECTION 1 RIGHT - BUILDING SECTION 2 LEFT - BUILDING SECTION 2 1 A6.0 WAREHOUSE SPACE WAREHOUSE SPACE 1 A6.2PL CORRIDOR 4 CORRIDOR (E) PARKING LOT ADDITIONAL BIKE LOCKERS ONE BED ONE BED NEW CONCRETE AT MOTORCYCLE PARKING WAREHOUSE SPACE LAUREL LANE EXISTING LOT NOT A PART OF SCOPE (PARCEL 3) PL CORRIDOR CORRIDOR (E) PARKING AND SIDEWALK PL LAUREL CREEK WAREHOUSE A6.1 A6.2 EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4) EXISTING LOT NOT PART OF SCOPE (PARCEL 3) Date Scale Sheet 24x36: 11x17: Project # A6.1 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1" = 20'-0" 1" = 40'-0" A20048 SITE SECTION PROJECT SECTION - 1 - WEST SIDE PROJECT SECTION - 1 - EAST SIDE PROJECT SECTION KEY PLAN 2 A6.0 1 A6.1 WAREHOUSE SPACE (E) CRUX NOT A PART ONE BED ONE BED LOBBY ENTRANCE #1 CORRIDOR (E) VOLLEYBALL COURT (E) LANDSCAPING NO CHANGES PROPOSED EXISTING OFFICE PL SLO RAILROAD SAFETY TRAILONE BED STO. LOBBY ENTRANCE #3 CORRIDOR WAREHOUSE SPACE (E) LANDSCAPING AND SIDEWALKS -NO CHANGES PROPOSEDPL (PARCEL 4) NO PROPOSED CHANGES LAUREL CREEK WAREHOUSE A6.1 A6.2 EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4) EXISTING LOT NOT PART OF SCOPE (PARCEL 3) Date Scale Sheet 24x36: 11x17: Project # A6.2 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1" = 20'-0" 1" = 40'-0" A20048 SITE SECTION PROJECT SECTION - 2 - NORTH SIDE PROJECT SECTION - 2 - SOUTH SIDE PROJECT SECTION KEY PLAN CBCB*VARIES REFER TO OVERALL PLANS 15'-0" 6'-5"4'-4 1/2"4'-2 1/2"*VARIES REFER TO OVERALL PLANS30'-0"3'-11"18'-1"9'-7"3'-6"8'-1"8'-10"STUDIO W.I.C. BATH W/D BED LIVING BALCONY GUESTROOM Date Scale Sheet 24x36: 11x17: Project # A7.0 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1/8" = 1'-0" 1/4" = 1'-0" A20048 UNIT PLANS UNIT PLANS - STUDIO UNIT UNIT TYPE TOTAL STUDIO 13 ONE BED 84 TWO BED 3 Grand total: 100 100 CBCB30'-0"9'-10 1/2"3'-6"4'-3"12'-4 1/2"8'-2 1/2" 1 BEDROOM 15'-0"1'-0"*VARIES REFER TO OVERALL PLANS14'-0"*VARIES REFER TO OVERALL PLANS 20'-0" BED W.I.C LIVING ROOM BATH W/D BALCONY Date Scale Sheet 24x36: 11x17: Project # A7.1 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1/8" = 1'-0" 1/4" = 1'-0" A20048 UNIT PLANS UNIT PLANS - ONE BEDROOM UNIT UNIT TYPE TOTAL STUDIO 13 ONE BED 84 TWO BED 3 Grand total: 100 100 CBCB*VARIES REFER TO OVERALL PLANS30'-0"*VARIES REFER TO OVERALL PLANS 30'-0" 13'-5 1/2"16'-6 1/2" 9'-5"10'-0"10'-1 1/2"6'-10"3'-1"6'-0"14'-1"9'-8"4'-0"4'-0"12'-4"2 BEDROOM BATH 1 BATH 2 LIVING ROOM BED 1 BED 2 W.I.C. W.I.C. W/D BALCONY Date Scale Sheet 24x36: 11x17: Project # A7.2 07/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 1/8" = 1'-0" 1/4" = 1'-0" A20048 UNIT PLANS UNIT PLANS - TWO BEDROOM UNIT UNIT TYPE TOTAL STUDIO 13 ONE BED 84 TWO BED 3 Grand total: 100 100 Date Scale Sheet 24x36: 11x17: Project # A8.0 09/21/2020 WAREHOUSE REMODEL 1150 LAUREL LN., SAN LUIS OBISPO, CA 93401 A20048 COLORS & MATERIALS P3 PAINTED STUCCO SMOOTH FINISH SHERWIN WILLIAMS SW 6254 "LAZY GRAY" C1 CONCRETE MANSORY UNIT M2 COLORS AND MATERIALS P2 M1P1M2 M1 EXISTING METAL SIDING CORRUGATED METAL GALVANIZED C1P2 METAL SIDING CORRUGATED METAL PAINTED SHERWIN WILLIAMS SW 7019 "GAUNTLET GRAY" P2 PAINTED EXTERIOR STUCCO TEXTURED FINISH SHERWIN WILLIAMS SW 7594 "CARRIAGE DOOR" P1 EXISTING CONCRETE PANEL PAINTED SHERWIN WILLIAMS SW 6254 "LAZY GRAY" ORDINANCE NO. 1350 ( 1999 Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP FROM MANUFACTURING (M) TO MANUFACTURING WITH THE MIXED USE OVERLAY ZONE (M -MU) FOR PROPERTY LOCATED AT 1150 LAUREL LANE (R 132 -98) WHEREAS, the Planning Commission conducted public hearing on February 10, 1999, and ultimately recommended approval of the rezoning (R 132 -98) to change the designation on the City's zoning map from M, Manufacturing, to M -MU, Manufacturing with the Mixed Use overlay zoning, for property located at 1150 Laurel Lane; and WHEREAS, the City Council conducted a public hearing on, April 6, 1999, and has considered testimony of the applicant, interested parties, the records of the Planning Commission hearings and actions, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the proposed rezoning is consistent with the General Plan and other applicable City ordinances; and WHEREAS, the City Council has considered the draft Negative Declaration of environmental impact with Mitigation Measures as prepared by staff and reviewed by the Planning Commission. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Negative Declaration with Mitigation Measures adequately addresses the potential significant environmental impacts of the proposed rezoning, and reflects the independent judgment of the City Council. The Council hereby adopts said Negative Declaration with Mitigation Measures. Ord. 1350 Page 1 of 6 Ordinance No. 1350 (1999 Series) Page 2 SECTION 2. Findings. That this Council, after consideration of the proposed rezoning from M, Manufacturing, to M -MU, Manufacturing with the Mixed Use overlay, makes the following findings: 1. The proposed rezoning is consistent with the goals and policies of the General Plan, specifically Land Use Element Policy 3.7, Mixed Uses, which states that "Compatible mixed uses in commercial districts should be supported. " 2. The planned development of the site and proposed uses will comply with the MU zone, are compatible with each other and their surroundings, and are consistent with the General Plan SLO Municipal Code Section 17.55.020C.). ' These uses include the allowed, and conditionally allowed, uses for the M zone listed in the zoning regulations, as well as large offices, retail sales and repair of bicycles, specialty retail sales, museums, and elementary schools, subject to the restrictions stipulated in Use Permit U 132 -98. 3. The project is consistent with the purpose of the Mixed Use overlay zone which is to allow the combining of uses on a site which otherwise would not be allowed or required. 4. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential zones. 5. The project allows some large offices at the site, will not affect potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas. 6. The project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 7. The project does not create a shortage of C -S and M -zoned land available for service commercial or industrial development. 8. A Negative Declaration with Mitigation Measures was prepared by the Community Development Department on January 12, 1999, which describes significant environmental impacts associated with the proposed rezoning and associated project development. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures shown in the attached initial study ER 132 -98 being incorporated into the project. Ord. 1350 Page 2 of 6 Ordinance No. 1350 ( 1999 Series) Page 3 SECTION 3. Action. The request to change the City's zoning map designation from M, Manufacturing,. to M -MU, Manufacturing with the Mixed Use overlay zoning, for property located at 1150 Laurel Lane, is hereby approved. SECTION 4. Adoption. 1. The zoning map is hereby amended as shown in Exhibit A. 2. The Community Development Director { shall cause the change to be reflected in documents which are on display in City Hall and are available for public viewing and use. SECTION 5. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in the Telegram- Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the 6th day of Aril , 1999, on a motion of Council Member Ewan , seconded by Vice Mayor Romero , and on the following roll call vote: AYES: Council Members Ewan and Marx, and Vice Mayor Romero NOES: Council Member Schwartz ABSENT: Mayor Settle Ord. 1350 Page 3 of 6 Ordinance No. 1350 (1999 Series) Page 4 A EST• IL Lee Price, City Clerk APPROVED AS TO FORM: W) 6"!vj'AA Fe Jorgensen. e A' Vice ,Mayor _Dave Romero 01350 Page 4 of 5 Ordinance No. 1350 ( 1999 Series) FINALLY PASSED this 20th day of April, 1999, on motion of Vice Mayor Romero, seconded by Council Member Ewan, and on the following roll call vote: AYES: Council Members Ewan, Vice Mayor Romero, and Mayor Settle NOES: Council Members Marx and Schwartz ABSENT: None Mayor Allen K. Settle City Clerk Ord. 1350 Page 5 of 6 Exhibit A WPD 3-PD 00a Ims ll CV R-3-PD-' O-S ml ME Pag'6 6 of P-F Exhibit A WPD 3-PD 00a Ims ll CV R-3-PD-' O-S ml ME Pag'6 6 of RESOLUTION NO. 8919 (1999 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S ACTION, THEREBY UPHOLDING THE DECISION TO APPROVE USE PERMIT U 132 -98, BUT DELETING CONDITION NO. 14 ENDORSING A SECOND DRIVEWAY, FOR PROPOSED DEVELOPMENT AT 1150 LAUREL LANE WHEREAS, the Planning Commission conducted a public hearing on February 10, 1999, and ultimately recommended approval of the rezoning (R 132 -98) to change the designation on the City's zoning map from M, Manufacturing, to M -MU, Manufacturing with the Mixed Use overlay zoning, as well as approved a required use permit (U 132 -98), for property located at 1150 Laurel Lane; and WHEREAS, H.C. Harbers Jr., project representative, filed an appeal of the Planning Commission's action on February 18, 1999, based on a concern with Condition No. 14 of U 132- 98 as approved by the Planning Commission; and WHEREAS, the City Council conducted a public hearing on, April 6, 1999, and has considered testimony of the applicant/appellant, interested parties, the records of the Planning Commission hearings and actions, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the project is consistent with the General Plan and other applicable City ordinances. WHEREAS, the City Council has considered the Negative Declaration with Mitigation Measures (ER 132 -98) as prepared by staff and reviewed by the Planning Commission. BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: R8919 C Resolution No. 8919 (1999 Series) Page 2 SECTION 1. Findings. That this Council, after consideration of the proposed project (U 132 -98), the appellant's statement, staff ,recommendations and reports thereof, makes the following findings: 1. The project's mixed uses are consistent with the general plan and are compatible with the surroundings, with neighboring uses, and with each other, subject to the limitations on types and sizes of uses regulated by conditions. 2. The project's design, limiting uses, and physically separating office and warehouse entries, protects the public health, safety and welfare. 3. The location and size of the site, and the siting of the building on the property are conducive to establishing an unique variety of land uses that are compatible with surrounding uses including residences, offices and'the railroad bike path. 4. The mixed uses provide greater public benefits than single use development of the site including: services which benefit on -site workers, as well as neighbors; reduce auto travel by providing services and jobs in close proximity to nearby housing, and support for the development of alternative transportation opportunities by providing facilities and services to support the adjacent bicycle path. 5. The project is consistent with the General Plan, including policies on government office locations, with the recommended condition regarding restrictions on types of government offices that potentially could locate at the-site. 6. A Negative Declaration with Mitigation Measures was prepared by the Community Development Department on January 12, 1999, which describes significant environmental impacts associated with the proposed rezoning and associated project development. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures shown in the attached initial stud_ y ER 132 -98 being incorporated into the project. SECTION 2. Action. The appeal is hereby upheld, and the action of the Planning Commission to approve Use Permit U 132 -98 is modified to delete Condition No. 14 endorsing the development of a second driveway to serve the project. Therefore the use permit is approved, Resolution No. 8919 (1999 Series) Page 3 subject to the following conditions: 1. The use permit will become effective only if the City Council adopts an ordinance to change the site's zoning to M -MU. 2. A maximum of 100,000 gross square feet of floor space in the modified larger manufacturing building on the site may be occupied by professional office uses. 3. Except as otherwise noted in these conditions of approval, all requirements included in the zoning regulations for the M zone shall apply. The list of M zone uses shall apply as amended through conditions of this use permit allowing some retail uses and large offices with some restrictions. 4. Some uses, not otherwise allowed in the M zone, such as retail sales and repair of bicycles, specialty retail sales and museums, may be established in proposed stationary railroad cars through the approval of an administrative use permit. The M zone already allows restaurants and snack shops through the administrative use permit process. These uses may also be considered in proposed stationary railroad cars. 5. A Planning Commission use permit shall be required for any requests to establish a school at the site, other than the types of specialized technical schools that are already allowed by the underlying zoning. The use permit shall focus on adequate separation of the school from other uses that might pose safety issues, provision of places for parents to drop -off and pick- up children and suitable outdoor use and play areas for children. 6. More than one office tenant may occupy office space on the site, but no single professional office tenant may occupy less than 2500 square feet of adjacent, interconnected floor area. 7. The following types of office- related uses are prohibited: banks, real estate offices, financial institutions, medical clinics, doctors offices, and lawyers offices. 8. Government agencies not functionally related to general government, social services, or health care operations, as specified in the General Plan Land Use Element Section 5.1 may be allowed at the site through the approval of an administrative use permit where it can be demonstrated that there is limited need for public visitation. The Hearing Officer may refer these requests to the Planning Commission if the request raises potentially significant General. Plan consistency issues. 9. The proposed train cars shall not encroach within existing City easements, nor shall they impact existing and future City facilities and operations within said easements. 10. The existing trees planted over the public sewer main are of concern to the City. All trees Resolution No. 8919 (1999 Series) Page 4 shall be required to be removed from the sewer easement and replaced with new trees at more appropriate locations, to the satisfaction of the Utilities Engineer, City Arborist and Director of Public Works. 11. The Public Works Department is agreeable to a private bike path connection to the new public bike path. The exact alignment and elevation of the connection may be adjusted so as to minimize impacts to the drainage channel (on -site & offsite), trees, minimize grading and accommodate existing public improvements (eg water main, fiber optic conduits, irrigation system components, lighting infrastructure, landscaping, etc.) to the satisfaction of the Director of Public Works. 12. All off -site improvements shall be constructed in accordance with City's Railroad Bicycle Path -Phase I, Specification No. 9098. All new improvements, or modifications to existing bike path improvements shall be warranted by the applicant for a period of one year following the final inspection. The applicant shall sign an agreement and provide a surety guarantee (in a form acceptable to the City; eg - Letter of Credit) prior to the start of any work, to the satisfaction of the Director of Public Works. 13. In accordance with the Airport Land Use Commission's action of August 19, 1998, an avigation easement shall be recorded over the project site prior to final approval or implementation of the rezone. All subsequent discretionary and subdivision permits on the project site shall also be required to record avigation easements. On motion of Council Member Ewan, seconded by Vice Mayor Romero, and on the following roll call vote: AYES` Council Members Ewan, Marx and Schwartz, and Vice Mayor Romero NOES'. None ABSENT: Mayor Settle The foregoing resolution was passed and adopted this 6th day of April _,1999. Resolution No. 8919 (1999 Series) Page 5 ATTE B Lee Price, City Clerk APPROVED AS TO FORM: Vice Mayoi Dave Romero O-SM-MUN32°42'E219'±N57°18'W144'±S48°54'W105'±S57°19'E313'±S86°15'E 141'±S57°13'E333'±N32°47'E166'±9.7 AC± (NET)10.0 AC± (GROSS)2.9 AC± (NET)3.2 AC± (GROSS)AREA: 2.1 AC±AREA: 1.7 AC±441'±526'±510'118'±604'±303'±293'±ELEV = 245.2ELEV = 248.2ELEV = 260.2ELEV = 264.8ELEV = 248.0292'±490.09'40'±40'±337'±ELEV = 236.8ELEV = 248.2ELEV = 260.2ELEV = 264.8ELEV = 248.0ELEV = 252.7Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:AS SHOWNC:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181058 - 1160 Laurel Creek - Braff\02_Working Drawings\Preliminary\04_TM\PM CO SLO.dwg, PM CO 1, Apr 21, 2020 12:58pm, SarahPhone Ext.:Phone Ext.:Sheet Size:24 x 36Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LABCDEFGHIABCDEFGHI1234567N080 80 160HORIZONTAL SCALE: 1" = 80' APN 004-962-024ORCUTT ROADLAUREL LANEAPN 004-962-023CEFSCW04.21.2020181058187149CAMDEN LANE(PRIVATE)APN 004-962-022APN 053-212-019APN 004-861-005LEXINGTONBEDFORDAPN004-960-046APN004-960-022APN004-960-023APN004-960-001APN 004-965-001ORCUTT ROADLAUREL LANEWOODSIDE DRIVEDUNCAN LANESACRAMENTODRIVEBEDFORD COURTLEXINGTON COURTSOUTHWOOD DRIVETURK STREETCAMDEN LANESITEU.P.R. R.VICINITY MAPNO SCALENOWNER/SUBDIVIDER:ATOLL BUSINESS CENTER, LLCC/O PAT SMITH505 BATH STREETSANTA BARBARA, CA 93101(805) 965-2100PREPARED BY:ASHLEY AND VANCE ENGINEERING1413 MONTEREY STREETSAN LUIS OBISPO, CA 93401CRISTI FRY, PLS 8356(805) 545-0010 ext.149LEGAL DESCRIPTION:PARCEL A OF PARCEL MAP NO. SLO-77-272, IN THE CITY OF SAN LUIS OBISPO, COUNTY OFSAN LUIS OBISPO, STATE OF CALIFORNIA, ACCORDING TO MAP RECORDED AUGUST 11,1978 IN BOOK 2, PAGE 56 OF PARCEL MAPS.APN: 004-962-018DESIGN NOTES:GROSS AREA: 17.04 ACRES +/-EXISTING PARKING COUNT: 438EXISTING LOTS: 1PROPOSED LOTS: 4EXISTING/PROPOSED GENERAL PLAN:SERVICES AND MANUFACTURING (WESTERLY PORTION)OFFICE (EASTERLY PORTION ADJACENT TO LAUREL LANE)EXISTING/PROPOSED ZONING:M-MU (MANUFACTURING WITH A MIXED USE OVERLAY) APPROX 13.61 ACRES +/-O-S (OFFICE WITH A SPECIAL CONSIDERATIONS OVERLAY) APPROX. 3.43 ACRES +/-LAND USE STATEMENT:EXISTING USE: DEVELOPED WITH TWO COMMERCIAL BUILDINGSPROPOSED USE: NO ADDITIONAL DEVELOPMENT PROPOSED WITH THIS SUBDIVISIONGENERAL NOTES:1. LEGAL DESCRIPTION AND EXISTING EASEMENTS REFERENCED HEREIN ARE PERPRELIMINARY TITLE REPORT BY FIRST AMERICAN TITLE COMPANY, ORDER#4001-5773942, EFFECTIVE DECEMBER 11, 2019.2. ELEVATIONS SHOWN HEREON ARE BASED ON CITY OF SAN LUIS OBISPO BENCHMARKNO. 71, LOCATED AT THE NORTHEAST CORNER OF ORCUTT ROAD AND LAUREL LANE,HAVING AN ELEVATION OF 235.60 FEET (NAVD 88).3. NO STRUCTURES OR ADDITIONAL DEVELOPMENT IS PROPOSED AND THEREFORE THISSUBDIVISION IS NOT SUBJECT TO ANY STORM WATER RUNOFF PERFORMANCEREQUIREMENTS.4. NO TREES ARE PROPOSED TO BE REMOVED WITH THIS SUBDIVISION.5. A RECIPRICOL ACCESS EASEMENT IS PROPOSED FOR EMERGENCY ACCESS ANDONSITE CIRCULATION.6. PRIVATE UTILITY EASEMENTS ARE PROPOSED FOR ANY PRIVATE UTILITY SERVICE LINETHAT CROSSES ONE PARCEL TO SERVE ANOTHER PARCEL.7. A GEOTECHNICAL ENGINEERING REPORT FOR THIS SITE, DATED JANUARY 11, 2019,WAS PREPARED BY EARTH SYSTEMS PACIFIC.100'70'86'40'(TYP)PARCEL 4PARCEL 1PARCEL 2PROPOSED PARCEL LAYOUTS 39°17' W 434.21'N 59°09'40" W 1114.51'N 30°44'ES 34°02' E 965.65'S 59°12' E 314.00'N 30°48' E 408.60'EXISTING EASEMENTS:EASEMENT INFORMATION SHOWN HEREON PER PRELIMINARY TITLE REPORT FROMFIRST AMERICAN TITLE COMPANY. ORDER NUMBER 4001-5773942, EFFECTIVE DATE12/11/19.20' PUBLIC WATERLINE EASEMENT PER 990 O.R. 532THE TERMS AND PROVISIONS ON PARCEL MAP SLO-77-272 PER 26 PM 56BLANKET EASEMENT FOR DRAINAGE, UNDERGROUND UTILITIES, INGRESS,EGRESS AND INCIDENTAL PURPOSES PER 2192 O.R. 699 IN FAVOR OF THEVETTER GROUP, INC.PUBLIC UTILITY EASEMENT TO PACIFIC BELL TELEPHONE COMPANY PERINSTRUMENT NO. 2000-048696 AND INSTRUMENT NO. 2002-031852BLANKET AVIGATION EASEMENT PER INSTRUMENT NO. 2000-054272TELECOMMUNICATIONS EASEMENT TO SPRINT COMMUNICATIONS COMPANYL.P. PER INSTRUMENT NO. 2013-067838 AND INSTRUMENT NO. 2014-009569(NON PLOTTABLE)12345610' PUBLIC SEWER EASEMENT PER 860 O.R. 13730' DRAINAGE EASEMENT PER 26 PM 56 AND 29 PM 2530' DRAINAGE EASEMENT FOR PARCEL "A" AS SHOWN ON 26 PM 56.30' DRAINAGE AND ACCESS EASEMENT FOR PARCEL 2 OF 29 PM 25 PER 2236O.R. 737AGREEMENT WITH CITY FOR COMMON DRIVEWAY EASEMENT TO PARCEL 1, 29PM 25 PER 2236 O.R. 542 AND 30' ACCESS & DRAINAGE EASEMENT TO PARCEL1, 29 PM 25 PER 2236 O.R. 737SEWER, WATER, AND P.U.E. OVER STREETS PER TRACT 2132, 17 MB 6510' PUBLIC STREET TREE EASEMENT PER 70 PM 7915' P.U.E. PER 70 PM 7910' STREET TREE & P.U.E. EASEMENT PER 17 MB 65NOTE: AN EXISTING EASEMENT FOR DRAINAGE, UNDERGROUND UTILITIES, INGRESSAND EGRESS APPURTENANT TO PARCEL B, 26 PM 56 (WIDTH AND LOCATION ONPARCEL A IS NOT DEFINED)789101112131415PROPOSED EASEMENTS:PRIVATE RECIPROCAL ACCESS AND PARKING EASEMENT FOR EXISTINGDRIVEWAYS AND PARKING AREAS OVER ALL PARCELS10' PRIVATE SEWER EASEMENT FOR PARCEL 2BLANKET PRIVATE UTILITY EASEMENT FOR OVERHEAD AND UNDERGROUNDCABLE TV, ELECTRIC, AND TELEPHONE OVER ALL PARCELS10' PRIVATE WATER LINE EASEMENT FOR PARCEL 1PRIVATE DRAINAGE EASEMENT FOR PARCEL 110' PUBLIC STREET TREE & P.U.E. EASEMENT123456BOUNDARY INFORMATION SHOWN HEREON ISRECORD OR CALCULATED FROM 26 PM 56171071191212874N.A.P.N.A.P.1 OF 2234SUBDIVISION ORDINANCE TABLE 3 REQUIREMENTS(FOR CROSS SLOPE = 0 TO 15%)DEVELOPMENT STANDARDSZONE MIN LOT AREA MIN WIDTH MIN DEPTH MIN STREET FRONTAGE MAX LOT COVERAGE MAX BUILDING HEIGHT MAX F.A.R.O-S 5,000 SF50' 80' 20' 60%25' (35' W/MUP)1.5M-MU9,000 SF60' 100' 40' 75% 35' 1.54TENTATIVE MAPPM SLO 19-01141150 & 1160 LAUREL LANESAN LUIS OBISPO, CA(P) PL (TYP)(P) PL (TYP)130'40'31ZONE LINE3145'5PARCEL 3NOTES:1. ALL PROPOSED PARCELS COMPLY WITH THE CITY'S GENERALPLAN, ZONING ORDINANCES, AND SUBDIVISION ORDINANCES. NOVARIANCES ARE REQUIRED OR REQUESTED FOR THISSUBDIVISION.2. PARKING REQUIREMENTS ARE ASSOCIATED WITH TENANTIMPROVEMENTS VIA SEPARATE PERMITS, A PARKING ANALYSIS ISNOT INCLUDED WITH THIS SUBDIVISION APPLICATION.DEVELOPMENT STANDARD CONFORMANCE: (SEE SHEET 2 FOR BLDG AREA INFORMATION)PARCEL 1 LOT COVERAGE: (143,502 + 4,625) S.F. / 423,110 S.F. (NET) = 35%PARCEL 2 LOT COVERAGE: (6,529 + 368) S.F. / 76,099 S.F. = 9%*PARCEL 1 F.A.R.: [(143,502 x 2) S.F. (EXISTING BLDG) + 4,625 S.F. (EXISTING ANNEX)] / 423,110 S.F. (NET) = 0.7*PARCEL 2 F.A.R.: [(6,529 x 3) S.F. (EXISTING BLDG) + 368 S.F. (EXISTING GARAGE)] / 76,099 S.F. = 0.3EASTERLY LIMITSOF FLOOD HAZARDZONE XSYDNEY CREEK* F.A.R. CALCULATIONS BASED ON MAX FUTURE POTENTIAL FLOOR AREA FOR THE EXISTING BUILDINGS.PARCEL 1 MAX FLOOR AREA IS BASED ON TWO STORIES IN THE MAIN BUILDING AND PARCEL 2 MAX FLOORAREA IS BASED ON THREE STORIES IN THE MAIN BUILDINGPROPOSEDLOTS32141315643' 43'AVERAGE CROSS SLOPEPARCELΔ ELEVATION (FT) DISTANCE (FT) AVG SLOPE (%)1 252.7 - 236.8703.1 2.32 260.2 - 248.2428.1 2.83 264.8 - 248.0554.7 3.04 248.2 - 236.8513.02.2NOTES:1. THE PROJECT SITE GENERALLY SLOPES FROM THE NORTHEAST TO THE SOUTHWEST.2. ROOF RUNOFF FROM THE MAIN BUILDING, IS COLLECTED IN A STORM DRAIN SYSTEM WHICHOUTLETS OUTLETS TO AN EXISTING OPEN DITCH IN THE SOUTHERLY PORTION OF THE PROPERTY.STORMWATER RUNOFF EXITS THE SITE AT 2 SEPARATE LOCATIONS ON THE WESTERLY ANDSOUTHERLY BOUNDARIES. 8'' W8'' W8'' W8'' W8''S8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W16'' W16'' W16'' W16'' W16'' W16'' W16'' W16'' W16'' W16'' W16'' W15''SS-VCP15''SS-VCP15''SS-VCP15''SS-VCP15''SS-VCP15''SS-VCP15''SS-VCP15''SS-VCP15''SS-VCP12'' W12'' W6''SS-VCP6''SS-VCP6''SS-VCP6''SS-VCP8''SS-PVC8''SS-PVC8''SS-PVC8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W8'' W6'' WSDSDSDSDSDSDSDSDSDSDWW?SMH?OHWOHWOHWOHWOHW10''SS-CIP10''SS-CIP10''SS-CIPOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWWEO-SM-MUN32°42'E219'±N57°18'W144'±S48°54'W105'±S57°19'E313'±S86°15'E 141'±S57°13'E333'±N32°47'E166'±441'±526'±510'118'±604'±303'±293'±292'±490.09'40'±40'±337'±ELEV = 245.2ELEV = 236.8ELEV = 248.2ELEV = 248.0ELEV = 264.8ELEV = 260.2ELEV = 252.7Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:AS SHOWNC:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181058 - 1160 Laurel Creek - Braff\02_Working Drawings\Preliminary\04_TM\PM CO SLO.dwg, PM CO 2, Apr 21, 2020 2:17pm, SarahPhone Ext.:Phone Ext.:Sheet Size:24 x 36Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LABCDEFGHIABCDEFGHI1234567N050 50 100HORIZONTAL SCALE: 1" = 50' 9(E) STREETLIGHT(E) FH(E) FH(E) SMH(E) SMH(E) 6' SIDEWALK(E) FH(E) SMH(E) FH(E) 8"WATER(E) FH(E) FH(E) FH(E) FH(E) FHEXISTING MAIN BUILDING143,502± S.F. (33.6' HIGH)EXISTING MAIN BUILDING6,529± S.F. (34.4'± HIGH)EXISTING GARAGE368± S.F. (12.5' HIGH)EXISTINGBUILDINGEXISTINGBUILDINGORCUTT ROADLAUREL LANE(E) FHAPN 004-962-024APN 004-962-023(E) WATER METER FOR1160 LAUREL LANE(E) BUS STOP(E) ELEC.VAULT(E) STREETLIGHT(E) BOLLARD-TYPE STREETLAMPS ~75' O.C.(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) FH(PUMP HOUSE (FIRESPRINKLER SYSTEM)ABANDONED)(E) 18"VCPSEWER(E) 15" SEWER(STORAGEBUILDINGHAS BEENREMOVED)(E) FH(E) FH(E) FHCEFSCW04.21.2020181058187149CAMDEN LANE(E) SSMH(E) FH(E) 4" C.I.SEWERLATERAL(E) 4" C.I.SEWERLATERAL(E) 4" C.I.SEWERLATERAL(E) SPRINKLERRISER(E) SPRINKLERRISER(E) 4" C.I.SEWERLATERAL(E) 4" C.I.SEWERLATERAL(E) SPRINKLERRISER(E) SMH14777830'(E) SCO100'81' R/W43'38'APN 004-962-022APN 053-212-019APN 004-861-00570'1030'(E) FHLEXINGTONBEDFORD(E) 10"SEWER(E) 16" CIWATER5'APN 004-960-046APN 004-960-022APN 004-960-023APN 004-960-001APN 004-965-001APN 004-563-065(E) FH(E) FHRAILROAD SAFETY TRAILRAILROAD SAFETY TRAILGREENPAINTPROJECTACCESSCAMDEN LANE(PRIVATE)PARCEL 1N'LY DWYPARCEL 1S'LY DWYPARCEL 2DWYBIKE LANEPARKINGTRAVEL LANETURN LANESHARED TURN/BIKE LANEBIKE LANETRAVEL LANETURN LANETRAVEL LANEBIKE LANEPARKINGPARKINGCROSSWALKORCUTT ROADSIGNALIZEDINTERSECTIONSHARED TRAVEL/BIKE LANE(E) CONCRETEHEADWALL(E) SCO(E) SCO(E) CATCHBASIN(E) WOODDECK ANDBRIDGE(E) UP(E) UP(E) POWERPOLE(E) POWERPOLE(E) UP(E) UPLAUREL LANE STRIPINGPER CITY OF SAN LUIS OBISPOPROJECT: 91630 DATED MAY 2018(SCALE: 1"=50')(E) SMH7.5'11'11'7.5'8'11'8'TURN LANE(E) FH121211TOPOGRAPHIC INFORMATION SHOWN HEREON COMPILED FROM FIELD SURVEYPERFORMED BY FJS LAND CONSULTING IN SEPTEMBER 2018, SUBSURFACEIMAGERY BY C-BELOW NOVEMBER 2018, CITY OF SLO UTILITY ATLASES,GOOGLE EARTH IMAGERY, AND AS-BUILT PLANS, AND SUPPLEMENTALINFORMATION OBTAINED FROM SITE VISITS MADE IN APRIL AND OCTOBER OF2019. NO CLAIM MADE AS TO IT'S ACCURACY AND COMPLETENESS. ALLEXISTING CONDITIONS SHOULD BE VERIFIED PRIOR TO FINAL DESIGN.EASTERLY LIMITSOF FLOOD HAZARDZONE XBIKE LANETRAVEL LANETURN LANETRAVEL LANEBIKE LANEPARKINGTURN LANE2 OF 2PARCEL 4PARCEL 1PARCEL 2N.A.P.N.A.P.NOTE: SEE SHEET 1 FOR EXISTING ANDPROPOSED EASEMENT LEGENDS2413S 39°17' W 434.21'N 59°09'40" W 1114.51'N 30°44'ES 34°02' E 965.65'S 59°12' E 314.00'N 30°48' E 408.60'EXISTING ANNEX4,625± S.F.(10.2' HIGH)PARCEL 4PARCEL 3PARCEL 1PARCEL 2N.A.P.N.A.P.PLTENTATIVE MAPPM SLO 19-01141150 & 1160 LAUREL LANESAN LUIS OBISPO, CA(P) PL (TYP)13135EXISTING SITEPLANPARCEL 3(E) 6' CHAINLINKED FENCE(E) 6' CHAINLINKED FENCE(E) 6' CHAINLINKED FENCE20' MIN20' MI N (E) SEWERLATERALBFDBOUNDARY INFORMATION SHOWN HEREON ISRECORD OR CALCULATED FROM 26 PM 5613141562(E) SCO(E) FH(E) SMH(E) TRASHENCLOSURE(E) ROLLOUT TRASHINSIDE ONE-STORYGARAGE(E) GATED ACCESS TORAILROAD SAFETY TRAIL(P) PL (TYP)(ZERO SETBACKFROM GARAGE)(E) DUMPSTER/TRASHPICK UP LOCATION(E) CURB AND/OR PROPERTY LINESITE WALL WITH SOLID FENCINGPREVENTS OFFSITE SURFACEDRAINAGE FROM ENTERING SITE.(P) WATER METER(P) WATER METER1160 LAUREL LANE1150 LAUREL LANE(E) STORM DRAINOUTLET(E) AC OVERSIDE DRAIN(E) AC CURB(E) 4' WIDE OPENINGIN AC CURB(E) AC CURB(E) WATER METERAND VAULT FOR1150 LAUREL LANEPAVED PATH TO BLDG(E) 20 BIKELOCKERS ANDBiKE RACKS(E) 8 BIKE LOCKERSAND BIKE RACKS Meeting Date: September 21, 2020 Item Number: 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of a remodel to an existing warehouse and office structure. The project site is located at 1150 Laurel Lane within the Manufacturing (M) zone. The mixed-use project consists of 100 new residential units within an existing structure. The existing structure will also provide 34,408 square feet of office space, 78,825 square feet of warehouse space, and the existing restaurant (Bang the Drum) that is 4,200 square feet. Project includes exterior improvements to the existing structure and a Sign Program to address the size and number of signs for various tenant spaces (Attachment 1, Project Plans). The project was recently approved to subdivide the existing 17.04-acre property into four separate parcels on June 8, 2020 (SBDV-0081-2020). The subject development project has been proposed on the largest remaining 10-acre parcel which contains the existing warehouse structure (Parcel 1). General Location: The project site is located on an existing 17.04-acre lot with direct access off of Laurel Lane. The property is a downward sloping lot from east to west, with an average cross slope of less than 3%. Present Use: Warehousing Zoning: Manufacturing (M-MU) with Mixed-Use Overlay. General Plan: Service Commercial Surrounding Uses: East: Multi-Unit Dwellings West: Union Pacific Railroad North: Bus Depot South: Offices 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Flat roof system with solar panels, new paint, balconies, new residential entries, new windows, new metal awnings, new signage, and the existing trellises Materials: CMU wainscot, concrete panels, new stucco, new and existing corrugated metal Colors: Primary grey and black,dark-red accent color, and black window frames and other site features FROM: Shawna Scott, Senior Planner PROJECT ADDRESS: 1150 Laurel Lane FILE NUMBER: ARCH-0227-2020 APPLICANT: Laurel Creek, LLC REPRESENTATIVE: Thom Jess, Architect ____________________________________________________________________________________________________ For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org Figure 1: Subject Property ARCH-0227-2020 & USE-0228-2020 1150 Laurel Lane Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide direction and recommendations to the Community Development Director. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Sign Regulations: https://www.slocity.org/home/showdocument?id=24661 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG. Staff has not identified any discussion items or concerns related to consistency with CDG Chapters 2 (General Design Principles), and Chapter 3.3 (Industrial Project Design). Staff has identified the discussion item below related to consistency with the Sign Regulations 15.40.485 (Sign Programs). Highlighted Sections Discussion Items Sign Regulations § 15.40.485 Sign Programs Sign programs are required for new mixed-use projects in order to establish ongoing sign requirements and to ensure the signage is complementary and compatible with the development and surrounding neighborhood or commercial district1. The ARC should discuss whether the requested sign program for the eighteen signs with a total area of 1,351 sq. ft. (Project Plans Sheet A2.5 and A2.6)results in signage that is compatible with the development, complementary to project architecture, and coordinated among tenant spaces for consistency and superior design. Staff recommends specific attention on the size, placement, and proportion for Sign 1. 1 Sign Regulations §15.40.485. Sign Programs. … Sign programs create a coordinated set of standards for signs on properties with multiple buildings or tenants and establish uniform sign design elements such as size, color, materials, lighting, and placement on the property... Sign programs may supersede sections of these sign regulations (Sections 15.40.460 and 15.40.470). The purpose of sign programs is to provide for project specific designs and sign accommodations that take into account compatible and appropriate signage which can be reviewed concurrently with the review of building designs and site layout... In order to approve a sign program, the Community Development Director shall make findings that the sign program results in signage that is compatible with the development, complementary to project architecture, and coordinated among tenant spaces for consistency and superior design.... Figure 2: Renderings of project design from interior parking lots ARCH-0227-2020 & USE-0228-2020 1150 Laurel Lane Page 3 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Building Setbacks +150 feet 10 feet Creek Setback +100 feet 20 feet Maximum Height of Structures 33 feet 35 feet Density 57.74 232.8 Affordable Housing 1 Unit 1 Unit Building Coverage 35% 75% Floor Area Ratio (FAR) 0.5 1.5 Signage** Number of Wall Signs Area of a Wall Sign Maximum Cumulative Area Maximum Height 1 per wall face per tenant 103-248 SF (Signs 1-5, 9, & 16) 1,351 SF Highest point on Second Story 1 per wall face per tenant 100 SF 200 SF Highest point on Second Story Total # Parking Spaces Bicycle Parking Motorcycle Parking 448 254 23 367 254 19 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15301 (Existing Facilities) *2019 Zoning Regulations **2019 Sign Regulations 6.0 ACTION ALTERNATIVES 6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An action recommending consistency of the application will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address further consistency with the CDG. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues, with references to specific CDG. 6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending inconsistency of the application should include recommended findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans Minutes ARCHITECTURAL REVIEW COMMISSION Monday, September 21, 2020 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, September 21, 2020 at 5:00 p.m. via teleconference, by Vice Chair Christie Withers. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Ashley Mayou, Micah Smith, Vice Chair Christie Withers, and Chair Allen Root Absent: None Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- PUBLIC HEARINGS 1. Project address: 1150 Laurel; Case #: ARCH-0227-2020, USE-0228-2020; Zone: M-S; Laurel Creek, LLC, owner/applicant. Development review of a mixed-use project within the manufacturing zone, consisting of 100 new residential units within an existing structure. The existing structure will also provide 34,408 square feet of office space, 78,825 square feet of warehouse space, and the existing restaurant that is 4,200 square feet. Project includes exterior improvements to the existing structure and exceptions to the Sign Regulations for the size and number of signs for various tenant spaces. Project is categorically exempt from environmental review (CEQA). Senior Planner Shawna Scott presented the staff report and responded to Commissioner inquiries. Applicant representatives, Thom Jess with Arris Studios and Pat Smith with West Pac Investments, responded to Commissioner inquiries. Minutes – Architectural Review Commission Meeting of September 21, 2020 Page 2 Public Comments: None --End of Public Comment-- ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER PICKENS CARRIED 7-0-0, to recommend that the Planning Commission approve the project with the following conditions and recommendations to the applicant: • As a condition, staff will work with the applicant to further develop and refine the wayfinding and sign program. • As a condition, the applicant shall add additional landscaping to the North parking lot. • The Commission recommends that the applicant provide the Planning Commission with a more detailed landscape plan and species list of trees/plants along the loading dock area and provide additional details regarding landscaping on the north side parking lot. COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 6:19 p.m. The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, October 19, 2020 at 5:00 p.m. via teleconference. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020 D avid Lord, PhD dl@45dB.com S arah Taubitz , MSME st@45dB.com California | Colorado www.45dB.com This report (including any enclosures and attachments) has been prepared for the exclusive use and benefit of the addressee(s) and solely for the purpose for which it is provided. No part of this report shall be reproduced, distributed or communicated to any third party without written permission. We do not accept any liability if this report is used for an alternative purpose from which it is intended, nor to any third party. June 27, 2020 Project 20046 Acoustics Assessment of: Laurel Creek 1150 Laurel Lane San Luis Obispo, CA 93401 Requested by: Chuck Braff Bow Tie Holdings chuck@bowtieholdings.com (310)990-6897 San Luis Obispo, CA 93401 Client: Laurel Creek, LP 505 Bath Street Santa Barbara, CA 93101 (805) 965-2100 jasperj@westpacinv.com 1 Executive Summary 45dB Acoustics, LLC (45dB) has conducted an acoustical analysis of the proposed Mixed Use project with first and second floor residential apartments. This analysis utilizes a noise propagation model using SoundPLAN®. The potential impact of noise from the major transportation noise sources—Orcutt Road, Laurel Lane and the UPRR railroad—was evaluated using published traffic counts and previously-measured railroad noise, validated against the measured data. The planned apartments on the perimeter of the project are subject to noise from UPRR, Orcutt Road and Laurel lane. The Community Noise Equivalent Level (CNEL) exterior noise for the residential uses at first floor and second floor do not exceed 58 dBA (CNEL). As such, no specific noise mitigation is needed in order to meet the City of San Luis Obispo and California Green Building Code regulations for habitable spaces. for 45dB Acoustics, LLC A California Limited Liability Company by Sarah Taubitz, Full Member INCE (805) 250-1566 ext. 2 45dB Acoustics, LLC Laurel Creek page ii noise management : room acoustics : environmental impact www.45dB.com Contents 1 Executive Summary ............................................................................................................................................ i 2 Introduction ........................................................................................................................................................ 1 3 Regulatory Setting .............................................................................................................................................. 2 3.1 Federal Regulation .......................................................................................................................................... 2 3.2 State Regulation .............................................................................................................................................. 3 3.3 Local Regulation ............................................................................................................................................. 4 4 Modeled Exterior Noise Levels ......................................................................................................................... 5 5 Measured Exterior Noise Levels ....................................................................................................................... 8 6 Vibration ............................................................................................................................................................. 9 7 Conclusion .......................................................................................................................................................... 9 8 Appendix ........................................................................................................................................................... 10 8.1 Characteristics of Sound ............................................................................................................................... 10 8.2 Terminology/Glossary ................................................................................................................................... 11 8.3 Traffic Noise Model ....................................................................................................................................... 13 8.4 SoundPLAN Acoustics Software .................................................................................................................... 13 8.5 Evidence of Compliance ................................................................................................................................ 13 9 References ......................................................................................................................................................... 14 45dB Acoustics, LLC Laurel Creek page iii noise management : room acoustics : environmental impact www.45dB.com List of Figures Figure 1: Vicinity of future project ................................................................................................. 2 Figure 2: San Luis Obispo City Public Works traffic counts (www.slocity.org) ........................... 5 Figure 3: 24-hour sound level contours, plan view [CNEL = dBA] ............................................... 6 Figure 4: Sound level contours first floor [CNEL = dBA] ............................................................. 7 Figure 5: Sound level contours second floor [CNEL = dBA] ........................................................ 7 Figure 6: April 19, 2018 measured noise levels, CNEL = 65 dBA ................................................ 8 Figure 7: UPRR dual train noise spectra, April 18 3:24:10PM (LAeq = 99 dBA) ........................ 9 45dB Acoustics, LLC Laurel Creek page 1 of 17 noise management : room acoustics : environmental impact www.45dB.com 2 Introduction This sound level assessment is intended to determine the potential noise impacts associated with the proposed mixed-use building project. The following topics are presented in this report in response to City of San Luis Obispo requirements for projects identified by the Noise Element of the City’s General Plan. The following factors are considered: • The topographical relationship of potential noise sources and the nearby potential sensitive receptors • Identification of noise sources and their characteristics, including predicted noise spectra and sound levels at the exterior of the proposed residential units, considering present and future land usage and terrain • Basis for the sound level prediction (i.e., acoustically modeled from published data), noise attenuation measures to be applied, and an analysis of the noise propagation considering the physical layout of built environment • Analysis of the noise insulation effectiveness of the proposed construction showing that the prescribed interior noise level requirements are met. • Information on fundamentals of noise and vibration to aid in interpreting the report The location of the proposed Project is 1150 Laurel Lane, in the City of San Luis Obispo. The project is adjacent to Laurel Lane to the southeast and bordered by Orcutt Road to the south and the Union Pacific Railroad (UPRR) to the west (Figure 1). The terrain is generally flat here. UPRR train noise as well as road traffic noise from Laurel Lane and from Orcutt Road are expected to be the dominant noise sources. 45dB Acoustics, LLC Laurel Creek page 2 noise management : room acoustics : environmental impact www.45dB.com Figure 1: Vicinity of future project 3 Regulatory Setting Noise regulations are addressed by federal, state, and local government agencies, discussed below. Local policies are generally adaptations of federal and state guidelines, adjusted to prevailing local condition. 3.1 Federal Regulation The adverse impact of noise was officially recognized by the federal government in the Noise Control Act of 1972, which serves three purposes: a) Promulgating noise emission standards for interstate commerce. b) Assisting state and local abatement efforts. c) Promoting noise education and research. The Department of Transportation (DOT) and Caltrans have assumed a significant role in roadway noise standards and regulation. The Federal Aviation Administration (FAA) regulates 45dB Acoustics, LLC Laurel Creek page 3 noise management : room acoustics : environmental impact www.45dB.com noise of aircraft and airports. Surface transportation system noise is regulated by the Federal Transit Administration (FTA). Freeways that are part of the interstate highway system are regulated by the Federal Highway Administration (FHWA). The Federal Railroad Administration regulates train traffic and subsequently rail noise. For this project, the nearest airport (San Luis Obispo County Regional) is approximately 1.4 miles to the south and is outside of the published ALUP noise contours and therefore is not a significant noise factor. Railroad and road noise will be analyzed herein. 3.2 State Regulation California State Code Section 65302 mandates that the legislative body of each county and city in California adopt a noise element as part of its comprehensive general plan. The local noise element must recognize the land use compatibility guidelines published by the State Department of Health Services. The guidelines rank noise land use compatibility in terms of normally acceptable, conditionally acceptable, normally unacceptable, and clearly unacceptable. Title 24, Chapter 1, Article 4 of the California Administrative Code (California Noise Insulation Standards) requires noise insulation inside single-family detached housing to provide an annual average noise level of no more than 45 dBA CNEL. When such structures are located within a 55 dBA CNEL (or greater) noise contour, an acoustical analysis is required to ensure that interior levels do not exceed the 45 dBA CNEL annual threshold. In addition, Title 21, Chapter 6, Article 1 of the California Administrative Code requires that all habitable rooms shall have an interior CNEL of 45 dBA or less. The 2013 California Green Building Standards Code (CGBSC), Division of the State Architect - Structural Safety (DSA-SS) (CCR, Title 24, Part 11) submittal guideline, chapter 5 contains mandatory requirements for acoustical control: “5.507.4.1 Exterior noise transmission prescriptive method “Wall and roof-ceiling assemblies exposed to the noise source making up the building or addition envelope or altered envelope shall meet a composite STC rating of at least 50 or a composite OITC rating of no less than 40, with exterior windows of a minimum STC of 40 or OITC of 30 ... within the 65 CNEL or LDN noise contour of a freeway or expressway, railroad, industrial source or fixed-guideway source as determined by the Noise Element of the General Plan.” Chapter 5.507.4.1.1 governs acoustical performance and noise exposure where noise contours are not readily available: “Buildings exposed to a noise level of 65 dB Leq-1-hr during any hour of operation shall have building, addition or alteration exterior wall and roof-ceiling assemblies exposed to the noise source meeting a composite STC rating of at least 45 (or OITC 35), with exterior windows of a minimum STC of 40 (or OITC 30).” The performance method described above may be used to comply with CGBSC in the following way: 45dB Acoustics, LLC Laurel Creek page 4 noise management : room acoustics : environmental impact www.45dB.com “...wall and roof-ceiling assemblies exposed to the noise source making up the building or addition envelope or altered envelope shall be constructed to provide an interior noise environment attributable to exterior sources that does not exceed an hourly equivalent noise level (Leq -1Hr) of 50 dBA in occupied areas during any hour of operation.” 3.3 Local Regulation The City of San Luis Obispo General Plan, Noise Element provides regulation and guidelines regarding noise. The Noise Element provides the conclusions, recommendations, and strategies necessary to ensure an appropriately quiet and pleasurable interior environment for the residents of the proposed project. Since the regulation of transportation noise sources such as roadway and aircraft primarily fall under either State or federal jurisdiction, the local jurisdiction generally uses land use and planning decisions to limit locations or volumes of such transportation noise sources, to avoid development within noise impact zones, or to shield impacted receivers or sensitive receptors. An outdoor CNEL of 60 dBA, and an indoor CNEL of 45 dBA, is acceptable here for residential use (Table 1). Table 1: City of San Luis Obispo Land Use Compatibility 45dB Acoustics, LLC Laurel Creek page 5 noise management : room acoustics : environmental impact www.45dB.com 4 Modeled Exterior Noise Levels The noise propagation software SoundPLAN utilizes traffic counts from the City’s Public Works database (reprinted in Figure 2) to accurately model/predict the noise levels from roads. Figure 2: San Luis Obispo City Public Works traffic counts (www.slocity.org) Two railroad noise scenarios were studied for noise prediction since some variability is expected with rail noise on a 24-hour (CNEL) basis. Figure 3 shows resulting typical CNEL noise contours in plan view at typical ground receiver height (6 feet above grade). In this simulation, the railroad is represented as a line source having a sound pressure level of Leq = 65 dBA at a distance of 10 meters. 45dB Acoustics, LLC Laurel Creek page 6 noise management : room acoustics : environmental impact www.45dB.com Figure 3: 24-hour sound level contours, plan view [CNEL = dBA] 45dB Acoustics, LLC Laurel Creek page 7 noise management : room acoustics : environmental impact www.45dB.com Figure 4: Sound level contours first floor [CNEL = dBA] Figure 5: Sound level contours second floor [CNEL = dBA] 45dB Acoustics, LLC Laurel Creek page 8 noise management : room acoustics : environmental impact www.45dB.com 5 Measured Exterior Noise Levels For rail sound levels, previously measured values to the southwest of the project adjacent to the UPRR tracks were used. Figure 6 below graphs the hourly equivalent Leq along with the CNEL level and the CNEL penalty scheme. The red dotted line shows Leq values that were adjusted to a theoretical value that may have occurred during early morning hours. The spike in levels at these hours is suspected to be a train idling on the tracks for several hours, which is known to occur in San Luis Obispo on these tracks. The “adjusted” CNEL without this spike is only 0.5dB lower than the one calculated with the real/non-adjusted data. Figure 6: April 19, 2018 measured noise levels, CNEL = 65 dBA 45dB Acoustics, LLC Laurel Creek page 9 noise management : room acoustics : environmental impact www.45dB.com Figure 7: UPRR dual train noise spectra (LAeq = 99 dBA) 6 Vibration The potential for vibration near a highway is defined and described in the Federal Transit Administration Transit Noise and Vibration Impact Assessment document. The approximate human threshold of perception to vibration is 70 VdB (Vibration Velocity Level, dB). Buses, trucks and heavy street traffic at 50 feet distance from the highway is equal to 70 VdB or less. Vibration levels along transportation corridors are proportional to the speed and weight of the vehicles as well as the condition of the roadway and vehicle engines and tires. Typically, the setback to the 70 VdB contour along roadways is 100 feet or less from the centerline. Habitable spaces in the current project are located further than this distance. Therefore, vibration levels are anticipated to be less than the human threshold of perception, assuming roadways are properly maintained without large holes/irregularities. 7 Conclusion With a worst-case exterior noise level of CNEL = 58 dBA, typical construction is sufficient to provide interior CNEL noise levels less than CNEL = 45 dBA that will not exceed the State and local (City) requirements for habitable spaces. No specific mitigation is required. 45dB Acoustics, LLC Laurel Creek page 10 noise management : room acoustics : environmental impact www.45dB.com 8 Appendix 8.1 Characteristics of Sound When an object vibrates, it radiates part of its energy as acoustical pressure in the form of a sound wave. Sound can be described in terms of amplitude (loudness), frequency (pitch), or duration (time). The human hearing system is not equally sensitive to sound at all frequencies. Therefore, to approximate this human, frequency-dependent response, the A-weighted filter system is used to adjust measured sound levels. The normal range of human hearing extends from approximately 0 to 140 dBA. Unlike linear units such as inches or pounds, decibels are measured on a logarithmic scale, representing points on a sharply rising curve. Because of the physical characteristics of noise transmission and of noise perception, the relative loudness of sound does not closely match the actual amounts of sound energy. Table 2 below presents the subjective effect of changes in sound pressure levels. Table 2: Sound Level Change Relative Loudness/Acoustic Energy Loss 0 dBA Reference 0% -3 dBA Barely Perceptible Change 50% -5 dBA Readily Perceptible Change 67% -10 dBA Half as Loud 90% -20 dBA 1/4 as Loud 99% -30 dBA 1/8 as Loud 99.9% Source: Highway Traffic Noise Analysis and Abatement Policy and Guidance, U.S. Department of Transportation, Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch, June 1995. Sound levels are generated from a source and their decibel level decreases as the distance from that source increases. Sound dissipates exponentially with distance from the noise source. This phenomenon is known as spreading loss. Generally, sound levels from a point source will decrease by 6 dBA for each doubling of distance. Sound levels for a highway line source vary differently with distance because sound pressure waves propagate along the line and overlap at the point of measurement. A closely spaced, continuous line of vehicles along a roadway becomes a line source and produces a 3 dBA decrease in sound level for each doubling of distance. However, experimental evidence has shown that where sound from a highway propagates close to “soft” ground (e.g., plowed farmland, grass, crops, etc.), a more suitable drop-off rate to use is not 3.0 dBA but rather 4.5 dBA per distance doubling (FHWA 2010). When sound is measured for distinct time intervals, the statistical distribution of the overall sound level during that period can be obtained. The Leq is the most common parameter associated with such measurements. The Leq metric is a single-number noise descriptor that represents the average sound level over a given period of time. For example, the L50 noise level is the level that is exceeded 50 percent of the time. This level is also the level that is exceeded 30 minutes in an hour. Similarly, the L02, L08 and L25 values are the noise levels that are exceeded 2, 8, and 25 percent of the time or 1, 5, and 15 minutes per hour. Other values typically noted during a noise survey are the Lmin and Lmax. These values represent the minimum and maximum root-mean-square noise levels obtained over the measurement period. 45dB Acoustics, LLC Laurel Creek page 11 noise management : room acoustics : environmental impact www.45dB.com Because community receptors are more sensitive to unwanted noise intrusion during the evening and at night, State law requires that, for planning purposes, an artificial dB increment be added to quiet-time noise levels in a 24-hour noise descriptor called the CNEL or Ldn. This increment is incorporated in the calculation of CNEL or Ldn, described earlier. 8.2 Terminology/Glossary A-Weighted Sound Level (dBA) The sound pressure level in decibels as measured on a sound level meter using the internationally standardized A-weighting filter or as computed from sound spectral data to which A-weighting adjustments have been made. A-weighting de-emphasizes the low and very high frequency components of the sound in a manner similar to the response of the average human ear. A- weighted sound levels correlate well with subjective reactions of people to noise and are universally used for community noise evaluations. Air-borne Sound Sound that travels through the air, differentiated from structure-borne sound. Ambient Sound Level The prevailing general sound level existing at a location or in a space, which usually consists of a composite of sounds from many sources near and far. The ambient level is typically defined by the Leq level. Background Sound Level The underlying, ever-present lower level noise that remains in the absence of intrusive or intermittent sounds. Distant sources, such as Traffic, typically make up the background. The background level is generally defined by the L90 percentile noise level. Community Noise Equivalent Level (CNEL) The Leq of the A-weighted noise level over a 24-hour period with a 5-dB penalty applied to noise levels between 7 p.m. and 10 p.m. and a 10-dB penalty applied to noise levels between 10 p.m. and 7 a.m. CNEL is similar to Ldn. Day-Night Sound Level (Ldn) The Leq of the A-weighted noise level over a 24-hour period with a 10-dB penalty applied to noise levels between 10 p.m. and 7 a.m. Ldn is similar to CNEL. Decibel (dB) The decibel is a measure on a logarithmic scale of the magnitude of a particular quantity (such as sound pressure, sound power, sound intensity) with respect to a reference quantity. DBA or dB(A) A-weighted sound level. The ear does not respond equally to all frequencies, and is less sensitive at low and high frequencies than it is at medium or speech range frequencies. Thus, to obtain a single number representing the sound level of a noise containing a wide range of frequencies in a manner representative of the ear’s response, it is necessary to reduce the effects of the low and high frequencies with respect to the medium frequencies. The resultant sound level is said to be A-weighted, and the units are dBA. The A-weighted sound level is also called the noise level. 45dB Acoustics, LLC Laurel Creek page 12 noise management : room acoustics : environmental impact www.45dB.com Energy Equivalent Level (Leq) Because sound levels can vary markedly in intensity over a short period of time, some method for describing either the average character of the sound or the statistical behavior of the variations must be utilized. Most commonly, one describes ambient sounds in terms of an average level that has the same acoustical energy as the summation of all the time-varying events. This energy-equivalent sound/noise descriptor is called Leq. In this report, an hourly period is used. Field Sound Transmission Class (FSTC) A single number rating similar to STC, except that the transmission loss values used to derive the FSTC are measured in the field. All sound transmitted from the source room to the receiving room is assumed to be through the separating wall or floor-ceiling assembly. Outdoor-Indoor Transmission Class (OITC) A single number classification, specified by the American Society for Testing and Materials (ASTM E 1332 issued 1994), that establishes the A-weighted sound level reduction provided by building facade components (walls, doors, windows, and combinations thereof), based upon a reference sound spectrum that is an average of typical air, road, and rail transportation sources. The OITC is the preferred rating when exterior façade components are exposed to a noise environment dominated by transportation sources. Percentile Sound Level, Ln The noise level exceeded during n percent of the measurement period, where n is a number between 0 and 100 (e.g., L10 or L90) Sound Transmission Class (STC) STC is a single number rating, specified by the American Society for Testing and Materials, which can be used to measure the sound insulation properties for comparing the sound transmission capability, in decibels, of interior building partitions for noise sources such as speech, radio, and television. It is used extensively for rating sound insulation characteristics of building materials and products. Structure-Borne Sound Sound propagating through building structure. Rapidly fluctuating elastic waves in gypsum board, joists, studs, etc. Sound Exposure Level (SEL) SEL is the sound exposure level, defined as a single number rating indicating the total energy of a discrete noise-generating event (e.g., an aircraft flyover) compressed into a 1-second time duration. This level is handy as a consistent rating method that may be combined with other SEL and Leq readings to provide a complete noise scenario for measurements and predictions. However, care must be taken in the use of these values since they may be misleading because their numeric value is higher than any sound level which existed during the measurement period. Subjective Loudness Level In addition to precision measurement of sound level changes, there is a subjective characteristic which describes how most people respond to sound:  A change in sound level of 3 dBA is barely perceptible by most listeners.  A change in level of 6 dBA is clearly perceptible. 45dB Acoustics, LLC Laurel Creek page 13 noise management : room acoustics : environmental impact www.45dB.com  A change of 10 dBA is perceived by most people as being twice (or half) as loud. 8.3 Traffic Noise Model The Federal Highway Administration Traffic Noise Model (TNM) used for the sound level analysis in this study, contains the following components: 1. Modeling of five standard vehicle types, including automobiles, medium trucks, heavy trucks, buses, and motorcycles, as well as user-defined vehicles. 2. Modeling both constant- and interrupted-flow traffic using a field-measured data base. 3. Modeling effects of different pavement types, as well as the effects of graded roadways. 4. Sound level computations based on a one-third octave-band data base and algorithms. 5. Graphically-interactive noise barrier design and optimization. 6. Attenuation over/through rows of buildings and dense vegetation. 7. Multiple diffraction analysis. 8. Parallel barrier analysis. 9. Contour analysis, including sound level contours, barrier insertion loss contours, and sound-level difference contours. These components are supported by a scientifically founded and experimentally calibrated acoustic computation methodology, as well as a flexible data base, made up of over 6000 individual pass-by events measured at forty sites across the country. 8.4 SoundPLAN Acoustics Software SoundPLAN, the software used for this acoustic analysis, is an acoustic ray-tracing program dedicated to the prediction of noise in the environment. Noise emitted by various sources propagates and disperses over a given terrain in accordance with the laws of physics. Worldwide, governments and engineering associations have created algorithms to calculate acoustical phenomena to standardize the assessment of physical scenarios. Accuracy has been validated in published studies to be + / - 2.7 dBA with an 85% confidence level. The software calculates sound attenuation of environmental noise, even over complex terrain, uneven ground conditions, and with complex obstacles. The modeling software calculates the sound field in accordance with ISO 9613-2 “Acoustics - Attenuation of sound during propagation outdoors, Part 2: General Method of Calculation.” This standard states that “this part of ISO 9613 specifies an engineering method for calculating the attenuation of sound during propagation outdoors, in order to predict the levels of environmental noise at a distance from a variety of sources. The method predicts the equivalent continuous A-weighted sound pressure level under meteorological conditions favorable to propagation from sources of known sound emissions. These conditions are for downwind propagation under a well-developed moderate ground-based temperature inversion, such as commonly occurs at night.” 8.5 Evidence of Compliance Evidence of compliance shall consist of submittal of an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit or use permit. The report shall show topographical relationship 45dB Acoustics, LLC Laurel Creek page 14 noise management : room acoustics : environmental impact www.45dB.com of noise sources and dwelling site, identification of noise sources and their characteristics, predicted noise spectra at the exterior of the proposed dwelling structure considering present and future land usage, basis for the prediction (measured or obtained from published data), noise attenuation measures to be applied, and an analysis of the noise insulation effectiveness of the proposed construction showing that the prescribed interior noise level requirements are met. If interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also specify the means that will be employed to provide ventilation and cooling, if necessary, to provide a habitable interior environment. 9 References 1. American National Standards Institute, Inc. 2004. ANSI 1994 American National Standard Acoustical Terminology. ANSI S.1.-1994, (R2004), New York, NY. 2. American Society for Testing and Materials. 2012. ASTM E1014 - 12 Standard Guide for Measurement of Outdoor A-Weighted Sound Levels. 3. American Society for Testing and Materials. 2014. ASTM E1503 - 14 Standard Test Method for Conducting Outdoor Sound Measurements Using a Digital Statistical Sound Analysis System. 4. American Society for Testing and Materials. 2010. ASTM E966 – 10. Standard Guide for Field Measurements of Airborne Sound Attenuation of Building Facades and Façade Elements. 5. Bolt, Beranek and Newman. 1973. Fundamentals and Abatement of Highway Traffic Noise, Report No. PB-222-703. Prepared for Federal Highway Administration. 6. California Department of Transportation (Caltrans). 1982. Caltrans Transportation Laboratory Manual. 7. ______. 1998. Caltrans Traffic Noise Analysis Protocol for New Highway Construction and Highway Reconstruction Projects 8. ______. 1996. City of San Luis Obispo General Plan, Noise Element. 9. Federal Highway Administration. 2006. FHWA Roadway Construction Noise Model User’s Guide Final Report. FHWA-HEP-05-054 DOT-VNTSC-FHWA-05-01 10. Harris, Cyril M., editor. 1979 Handbook of Noise Control. 11. Computer Modeling of STC – Options and Accuracy. Horan, Daniel. 2014. Cavanaugh Tocci Associates, Sudbury, MA. December 2014, p. 8 ff. 2014. 12. Gypsum Board Walls: Transmission Loss Data. NRC-NCRC Internal Report IRC-IR- 761, National Research Council Canada, 1998. 13. Catalog of STC and IIC Rating for Wall and Floor/Ceiling Assemblies. Office of Noise Control, California Department of Health Services, 1981. 14. Design Data for Acousticians. Architectural and Construction Services, United States Gypsum, 1985. David Lord, Ph D dl@45dB.com Sarah Taubitz, MSME st@45dB.com California | Colorado www.45dB.com July 27, 2020 45dB Project# 20046 Memorandum: Laurel Creek 1150 Laurel Lane San Luis Obispo, CA 93401 Requestor/Architect: Arris Studio Architects Heather Wiebe heather@arris-studio.com 1327 Archer Street, Ste 220 San Luis Obispo, CA 93401 Client, Project Owner: Laurel Creek, L.P. Attn: Chuck Braff chuck@bowtieholdings.com 310.990.6897 1 Memorandum We have previously supplied a report on exterior noise levels due to transportation noise—i.e., road and rail traffic. The report predicted the exterior noise levels were low enough that the planned residential units would not require additional mitigation in order to meet interior habitable spaces limit of 45dBA CNEL as required by the State Building Code. We understand that the existing building will have commercial uses within the “warehouse” non-habitable spaces portion. Dissimilar use of space within a shared building may become a point of concern or issue, particularly for residents seeking quiet enjoyment of their property. However, acoustical review and recommendations for design and construction make it possible for residential and commercial uses to coexist in compliance with the State Building Code and the Noise Element. 45dB Acoustics, LLC is confident that design solutions can be implemented in this project to maintain appropriate and Code-compliant residential habitable space and spaces for this project for a wide variety of commercial activities ongoing within the commercial (warehouse) portion of the building. We have been contracted by Laurel Creek, L.P. and will work with Arris Studio Architects to address any potential dissimilar space acoustical concerns and arrive at designs that are compliant with noise / acoustic requirements of the State Building Code. Solutions exist for designing and constructing effective acoustic separation of dissimilar uses, and we are here to help make those solutions reality. We are confident in the potential to maintain interior spaces for residential / habitable spaces that do not exceed 45dBA CNEL, i.e., the applicable State Building Code noise limit. Please contact our office with any questions. for 45dB Acoustics, LLC: Sarah Taubitz, MSME David Lord, Ph.D. Laurel Creek Transportation Impact Study Central Coast Transportation Consulting 895 Napa Avenue, Suite A-6 Morro Bay, CA 93442 (805) 316-0101 August 2020 Prepared For: City of San Luis Obispo Central Coast Transportation Consulting August 2020 2 Laurel Creek Transportation Impact Study Executive Summary Contents Executive Summary .................................................................. 3 Introduction ............................................................................... 4 CEQA Transportation Analysis .............................................. 7 Local Transportation Analysis ................................................. 9 References ................................................................................. 11 Figure 1: Project Site Location ................................................ 5 Figure 2: Project Site Plan ........................................................ 6 Table 1: VMT ............................................................................. 8 Table 2: Modal Priorities .......................................................... 9 Table 3: Bicycle Level of Traffic Stress ................................ 10 Appendix A: Detailed Trip Generation Calculations Central Coast Transportation Consulting August 2020 3 Laurel Creek Transportation Impact Study Executive Summary Executive Summary This focused Transportation Impact Study (TIS) evaluates the potential transportation impacts of the proposed Laurel Creek project at 1150 Laurel Lane in the City of San Luis Obispo. The project would be located at an existing warehouse facility containing office and manufacturing uses. The project proposes the addition of multi-family residential units to the facility through the partial conversion of the existing uses. The project is expected to result in a net reduction in vehicle trips per weekday, including during the AM and PM peak hours. VMT Analysis The project is expected to reduce vehicle miles traveled (VMT) and would not have a significant CEQA impact. It is reducing employment (which is oversupplied in the City) and increasing residential uses (which are under supplied), resulting in an improved jobs:housing balance that results in lower VMT. The project is located in an area producing residential VMT below 15 percent under the Countywide average as shown on the City’s TIS Guidelines screening map. In addition, the proximity to the RRST, transit stops, and walkable destinations will encourage non-auto trips. Emergency Access The site does not provide any secondary emergency vehicle access. The feasibility of providing such access should be investigated. Bicycle LTS Analysis The segment of Laurel Lane from Southwood Drive to Orcutt Road operates at unacceptable level of traffic stress (LTS) 4, equivalent to level of service (LOS) E/F. This is due to the 40 MPH posted speed limit on the segment and the long right turn lane on the approach to Orcutt Road with high turning speeds. The project is expected to result in a net reduction in vehicle trips and no improvements are recommended. Site Access and On-Site Circulation The existing Railroad Safety Trail connection should be improved with lighting to provide convenient access. Clear pedestrian travel paths should be constructed along the northwest and northeast sides of the building, as well as connecting to on-site amenities. Central Coast Transportation Consulting August 2020 4 Laurel Creek Transportation Impact Study Introduction Introduction This focused Transportation Impact Study (TIS) evaluates the potential transportation impacts of the proposed Laurel Creek project at 1150 Laurel Lane in the City of San Luis Obispo. The project would be located at an existing warehouse facility containing office and manufacturing uses. The project proposes the addition of multi-family residential units to the facility through partial conversion of the existing uses. The proposed project includes the following uses: Existing Uses • Office – 100,000 SF • Manufacturing – 80,000 SF Proposed Uses • Office – 43,981 SF • Manufacturing – 81,857 SF • Residential – 98 apartments The TIS evaluates the Bicycle Level of Traffic Stress (LTS) of the following segments on Laurel Lane: 1. Johnson Avenue to Southwood Drive 2. Southwood Drive to Orcutt Road The project site location is shown in Figure 1 and the project site plan is shown in Figure 2. Figure 1: Project Site Location Legend: - Project Site Figure 2: Project Site Plan Central Coast Transportation Consulting August 2020 7 Laurel Creek Transportation Impact Study CEQA Transportation Analysis CEQA Transportation Analysis This section presents analysis relevant to the California Environmental Quality Act (CEQA). EXISTING CIRCULATION NETWORK The existing roadways adjacent to the proposed project are described below. Bicycle facilities in the study area consist of Class I, II, and III bikeways. A Class I bikeway (bike path) provides a completely separated right-of-way for the exclusive use of bicycles and pedestrians with crossflow by motorists minimized. A Class II bikeway (bike lane) provides a striped lane for one-way bicycle travel on the side of the street adjacent to vehicle traffic. A Class III bikeway (bike route) consists of a roadway that is shared between bicycle and vehicle traffic. • Laurel Lane is an arterial with two travel lanes, a two-way left turn lane, Class II bike lanes, on- street parking, and sidewalks. North of Johnson Avenue, Laurel Lane continues as a local residential street and Class III bike route with on-street parking and sidewalks. South of Orcutt Road, Laurel Lane becomes Bullock Lane, a local residential street with no existing bikeways and intermittent sidewalks. A future extension is planned to connect Bullock Lane with Tiburon Way as a minor residential collector. • Orcutt Road is an arterial with Class II bike lanes and sidewalks. East of Laurel Lane there is on-street parking. • Southwood Drive is a minor residential collector and Class III bike route east of Laurel Lane with on-street parking and sidewalks. West of Laurel Lane, Southwood Drive is a local residential street with Class II bike lanes, sidewalks, and eastbound on-street parking. • Johnson Avenue is a residential arterial with Class II bike lanes, on-street parking, and sidewalks. • The Railroad Safety Trail (RRST) is a Class I bike path planned along the Union Pacific Railroad to connect Cal Poly and the City’s downtown to the southern City limits. Various segments have been constructed so far, including a segment beginning at the Amtrak station (via the Jennifer Street Bridge) and terminating at Orcutt Road. The project site fronts the RRST and has direct access. The intersection of Orcutt Road/Bullock Lane/Laurel Lane has crosswalks on all four legs and bicycle signal heads with a dedicated bike phase. The northwest corner provides access to the RRST and the southwest corner will provide access to the planned extension of the RRST. The intersections of Laurel Lane/Southwood Drive and Laurel Lane/Augusta Street are all-way stop controlled with crosswalks on all four legs. The intersection of Johnson Avenue/Laurel Lane is signalized with crosswalks on three of the four legs. Transit SLO Transit operates transit service in the City of San Luis Obispo. SLO Transit Route 1A is a weekday and weekend bus service that travels from the Downtown Transit Center to the San Luis Obispo Regional Airport via Broad Street, Marsh Street, Johnson Avenue, Laurel Lane, Orcutt Road, and Tank Farm Road in a clockwise direction with 60-minute headways. Route 1A has a stop on Laurel Lane adjacent to the project driveway. Central Coast Transportation Consulting August 2020 8 Laurel Creek Transportation Impact Study CEQA Transportation Analysis SLO Transit Route 1B is a weekday bus service similar to Route 1A but traveling in a counterclockwise direction. However, Route 1B does not travel in front of the project site. The closest stop is located on Southwood Drive east of Laurel Lane. Connections to San Luis Obispo Regional Transit Authority (SLORTA) routes and other SLO Transit routes are available at the Downtown Transit Center. VMT ANALYSIS The City’s Travel Demand Model (TDM) was used to analyze the project’s effect on vehicle miles traveled (VMT). The project’s residential uses were added to the base year model while the commercial uses were not changed to provide a conservative analysis. Table 1 shows the VMT analysis results. Table 1: VMT Guidance from the California Office of Planning and Research (OPR, 2018) notes that “where are project replaces existing VMT-generating land uses, if the replacement leads to a net overall decrease in VMT, the project would lead to a less-than-significant transportation impact.” The project is expected to reduce regional VMT and would therefore not have a significant CEQA impact. It is reducing employment (which is oversupplied in the City) and increasing residential uses (which are under supplied), resulting in an improved jobs:housing balance that results in lower VMT. The project is located in an area producing residential VMT below 15 percent under the Countywide average as shown on the 2020 Transportation Impact Study Guidelines (TISG) screening map. In addition, the proximity to the RRST, transit stops, and walkable destinations will encourage non-auto trips. EMERGENCY ACCESS The site does not provide any secondary emergency vehicle access. The feasibility of providing such access should be investigated if required by local emergency services. Existing 8,486,285 Existing Plus Project 8,483,993 Change -2,292 Source: CCTC,2020 Total Regional VMT Central Coast Transportation Consulting August 2020 9 Laurel Creek Transportation Impact Study Local Transportation Analysis Local Transportation Analysis This section presents additional project analysis relevant to local transportation policy. The local analysis approach was developed based on the City of San Luis Obispo 2014 Circulation Element thresholds and 2020 Transportation Impact Study Guidelines (TISG). The Circulation Element establishes priorities for each mode as presented in Table 2. The Circulation Element specifies that level of service (LOS) D or better operations shall be maintained for bicycle, transit, and vehicle modes in the study area. The minimum LOS standard for pedestrians is LOS C. Table 2: Modal Priorities BICYCLE LEVEL OF TRAFFIC STRESS CRITERIA The bicycle segment analysis was conducted using the Bicycle Level of Traffic Stress (LTS) criteria (Mineta Transportation Institute, 2012) in lieu of the Highway Capacity Manual (HCM) level of service (LOS) methodologies. Per the TISG, the following LTS-to-LOS equivalencies were assumed for identifying operational deficiencies: • LOS A = LTS 1 • LOS B/C = LTS 2 • LOS D = LTS 3 • LOS E/F = LTS 4 Project-related deficiencies are identified where: • Project traffic causes minimum LOS/LTS standards (LOS D/LTS 3) to be exceeded. • Project proposes modifications to roadway geometry that causes minimum LOS/LTS standards to be exceeded or conflicts with engineering best practices for bicycle and pedestrian facility design, including safety at intersection and driveway crossings. • Project-related traffic or geometric modifications further degrades already exceeded LOS/LTS standards and there is contextual significance to the impact. TRIP GENERATION The Institute of Transportation Engineers (ITE) Trip Generation Manual 10th Edition was used to estimate project trip generation, with adjustments made to reflect the project’s infill nature. The project is expected to result in net reductions in vehicle trips of 14% per weekday, 23% during the AM peak Priority Residential Corridors & Neighborhoods Commercial Corridors & Areas Regional Arterial and Highway Corridors 1 Pedestrians Vehicles Vehicles 2 Bicycles Bicycles Transit 3 Vehicle Transit Bicycles 4 Transit Pedestrians Pedestrians Source: Table 3 City of San Luis Obispo TIS Guidelines City of San Luis Obispo Modal Priorities for Level of Service Central Coast Transportation Consulting August 2020 10 Laurel Creek Transportation Impact Study Local Transportation Analysis hour, and 22% during the PM peak hour. Detailed trip generation calculations are provided in Appendix A. BICYCLE LEVEL OF TRAFFIC STRESS ANALYSIS Bicycle Level of Traffic Stress (LTS) was analyzed for the study segments. Table 3 shows the LTS analysis results. Table 3: Bicycle Level of Traffic Stress The addition of project traffic and/or buildout of the City’s General Plan is not expected to change the LTS values on the study segments and the analysis applies to existing and cumulative conditions with and without the project. The segment of Laurel Lane from Johnson Avenue to Southwood Drive operates at acceptable LTS 2, equivalent to LOS B/C. The segment of Laurel Lane from Southwood Drive to Orcutt Road operates at unacceptable LTS 4, equivalent to LOS E/F. This is due to the 40 MPH posted speed limit on the segment and the long right turn lane on the Orcutt Road approach with high turning speeds. The project is expected to result in a net reduction in vehicle trips and no improvements are recommended. SAFETY ANALYSIS The City’s 2016 and 2017 Traffic Safety and Operations Reports, the two most recent versions, were reviewed to determine if any high-ranking locations are within the project vicinity. The intersection of Laurel Lane/Johnson Avenue is ranked as the sixth highest collision rate for arterial/arterial intersections in the 2017 Report. However, since it was ranked below the top five, no further discussion was provided. The intersection was not ranked in the 2016 Report. The project is expected to result in a net reduction in vehicle trips and no improvements to this intersection are recommended. SITE ACCESS AND ON-SITE CIRCULATION CCTC reviewed the proposed site plan for vehicle, truck, pedestrian, and bike circulation. No changes are proposed to the existing driveway access on Laurel Lane. The existing Railroad Safety Trail connection should be improved with lighting to provide convenient access. Clear pedestrian travel paths should be constructed along the northwest and northeast sides of the building, as well as connecting to on-site amenities. TL2 LW3 SL4 1. Laurel: Johnson to Southwood 1 2 2 N/A N/A 2 2. Laurel: Southwood to Orcutt 1 2 4 N/A 4 4 Bicycle Level of Traffic Stress (LTS) 1. Bike lane blockage was assumed to be rare. Unacceptable operations shown in bold text. 3. LW = LTS based on widths of bike lane, parking lane, and any marked buffer. Criteria for Bike Lanes Alongside a Parking Lane1 Overall LTSSegment 2. TL = LTS based on number of through lanes per direction. 4. SL = LTS based on speed limit. Approach Criteria6 Crossing Criteria5 5. LTS based on the speed and width of any uncontrolled cross streets. 6. LTS based on configuration of any right turn lanes. N/A = Not Applicable Central Coast Transportation Consulting August 2020 11 Laurel Creek Transportation Impact Study References References California Governor’s Office of Planning and Research (OPR). December 2018. Technical Advisory on Evaluating Transportation Impacts in CEQA. City of San Luis Obispo. 2014. Bicycle Transportation Plan. ______. 2014. Circulation Element of the General Plan. ______. 2016. Short Range Transit Plan. ______. 2018. Engineering Standards and Specifications. ______. 2019. Zoning Regulations. ______. 2020. Transportation Impact Study Guidelines. Institute of Transportation Engineers (ITE). 2017. Trip Generation Manual, 10th Edition. ______. 2017. Trip Generation Handbook, 3rd Edition. Mineta Transportation Institute. 2012. Report 11-19: Low-Stress Bicycling and Network Connectivity. Appendix A: Detailed Trip Generation Calculations ITE Trip Generation Handbook , 3rd Edition, 2017 Chapter 7- Trip Generation for Urban Infill/Redevelopment Method A- National Database (although most infill surveyed sites are in California). 1. Baseline Trips using ITE rates for General Urban/Suburban setting In Out Total In Out Total Multifamily Housing 98 DU 717 10 35 45 35 20 55 Office 44 KSF 428 44 7 51 8 43 51 Total 1,145 54 42 96 43 63 106 2. Apply Internal Capture Reduction AM PM 2% 4% In Out Total In Out Total Multifamily Housing 98 DU 707 10 34 44 34 19 53 Office 44 KSF 418 43 7 50 8 41 49 Total 1,125 53 41 94 42 60 102 3. Estimate Mode Share and Vehicle Occupancy for baseline and infill conditions. In Out In Out In Out In Out Baseline1 96.2% 97.8% 97.3% 96.2%99.0% 100.0% 100.0% 99.0% Infill2 Baseline1 1.13 1.09 1.15 1.21 1.06 1.06 1.11 1.07 Infill2 1. Baseline data obtained from Appendix B of ITE Trip Generation Handbook , 3rd Edition, 2017. 2. Infill data obtained from Appendix C of ITE Trip Generation Handbook , 3rd Edition, 2017 for General Urban area type. Data is non-directional. 4. Estimated Infill Trips Mode Share and Vehicle Occupancy for baseline and infill conditions. In Out Total In Out Total Multifamily Housing 98DU 3606 1925171027 Office 44 KSF 409 41 7 48 8 40 48 Total 769 47 26 73 25 50 75 Existing Office 100 KSF 949 95 15 110 18 94 112 5. Calculate Reductions and Apply to Site Trip Generation. In Out Total In Out Total Existing Office2 100 KSF 974 100 16 116 18 97 115 Manufacturing3 80 KSF 314 39 11 50 17 37 54 1,288 139 27 166 35 134 169 -25-5-1-60-3-3 1,263 134 26 160 35 131 166 Proposed Multifamily Housing1 98 DU 717 10 35 45 35 20 55 Office2 44 KSF 428 44 7 51 8 43 51 Manufacturing3 82 KSF 322 39 12 51 17 38 55 1,467 93 54 147 60 101 161 -20-1-1-2-1-3-4 -347 -4 -15 -19 -17 -9 -26 -9-20-20-1-1 1,091 86 38 124 42 88 130 -14% -36% 46% -23% 20% -33% -22% Infill Vehicle Trips Daily AM Peak Hour PM Peak Hour Daily AM Peak Hour PM Peak Hour Net New Vehicle Trips Weekday Vehicle Trip Generation Gross Trips (All Modes) Change from Existing Office Infill Trip Reductions5 Land Use Size Unit Source: ITE Trip Generation Manual , 10th Edition and Trip Generation Handbook , 3rd Edition, 2017; CCTC, 2020. Gross Trips (All Modes) Internal Capture Trips4 Residential Infill Trip Reductions5 Office Infill Trip Reductions5 Net New Vehicle Trips 1. ITE Land Use Code #220, Multifamily Housing (Low-Rise). Average rates used. 2. ITE Land Use Code #710, General Office Building. Average rates used. 4. PM peak hour internal capture trips multiplied by a factor of 5 to determine daily internal capture trips. 5. Infill site trip generation/reductions per Trip Generation Handbook , Appendices B and C. 3. ITE Land Use Code #140, Manufacturing. Average rates used. Vehicle Mode Share 58.0% 51.0% 93.0% 94.0% Average Vehicle Occupancy 1.15 1.22 1.05 1.05 1. PM peak hour internal capture trips (5%) multiplied by a factor of 5 to determine daily internal capture trips. Input Data Residential Office AM PM AM PM Baseline Trips After Internal Capture Reduction Daily1 AM Peak Hour PM Peak Hour Internal Capture Rates Baseline Trips Daily AM Peak Hour PM Peak Hour Central Coast Transportation Consulting PO Box 6840, Los Osos, CA 93412 | 805.440.6137 http://www.ecologicalmgmt.com | dwayne@ecologicalmgmt.com Chuck Braff Bowtie Holdings 1150 Laurel Lane San Luis Obispo, CA 93401 July 17, 2020 Subject: Biological Constraints Assessment for Laurel Creek, 1150 Laurel Lane (APN 004-962-018), San Luis Obispo, California Ecological Assets Management LLC (EAM) has prepared the following Biological Constraints Assessment for the proposed re-development project, Laurel Creek, on a 17-acre parcel located at 1150 Laurel Lane, San Luis Obispo, California (APN 021-371-002). This Biological Constraints Assessment discusses the potential for presence of special-status biological resources within the parcel and identifies biological constraints that could affect the proposed development. This Biological Constraints Assessment is based on existing information and a site visit conducted in July 2020, and does not represent a complete inventory of the biological resources on the property. Where applicable, this Biological Constraints Assessment identifies any additional biological survey efforts and/or avoidance/protection measures necessary to comply with state and federal requirements. Methods Information gathered for this Assessment was obtained through review of existing documents, use of existing digital data, and a survey of the site conducted on July 9, 2020, by EAM biologists Dwayne Oberhoff and Bob Sloan. Document review and digital data included information from federal, state, and local resource agencies, including the National Wetland Inventory (NWI), National Hydrography Dataset (NHD), California Natural Diversity Database (CNDDB), California Native Plant Society (CNPS) Online Inventory of Rare and Endangered Plants, the California Department of Fish and Wildlife (CDFW) Special Animals List, University of California Davis, Soil Resource Laboratory, SoilWeb (http://casoilresource.lawr.ucdavis.edu/), and the U.S. Fish & Wildlife Service (USFWS) Threatened & Endangered Species Active Critical Habitat Report (https://ecos.fws.gov/ecp/report/table/critical-habitat.html). Existing Conditions The 17-acre subject parcel is dominated by a warehouse and commercial office spaces, and large parking areas covered with asphalt-concrete. The undeveloped areas of the 17-acre parcel contain ornamental landscaping and ruderal/disturbed habitats. No native habitats known to the general area were observed on-site. All of the undeveloped areas of the subject parcel appeared to receive general landscape maintenance on a regular to semi-regular basis, which includes annual mowing of the non-landscaped areas. The subject parcel is level overall with a gentle slope toward the west or southwest. Stormwater runoff from the site either naturally percolates into the undeveloped/landscaped areas on-site or flows to the west and/or southwest where it is conveyed into an unnamed ephemeral channel that eventually flows into San Luis Obispo Creek approximately 4.7 miles to the southwest. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC 2 The subject parcel is bounded by a bike path and railroad easement to the south and southwest; the San Luis Coastal Unified School District Bus Yard to the west; dense residential housing to the north and northeast; and Laurel Lane and existing commercial developments to the east and southeast. Site elevations range between 239 to 265 feet (72.4 to 80.3 meters) above sea level. The ephemeral channel located to the west is mapped by both the NWI and NHD, but no impacts to this channel will occur from the proposed re-development project. During the site visit access to the channel was inaccessible due to a chain-link fence, but no ponded water was observed in the channel from the fence. The University of California Davis Soil Resource Laboratory maps the soils on the 17-acre parcel as Cropley and Lodo clay with slopes ranging from 0 to 15 percent. Proposed Project Description A full set of project plans for the proposed project are included in Attachment D and the project description used in this assessment is included below: This project proposes the addition of two levels of multi-family residential around the perimeter of the existing warehouse and conversion of the second level of office to apartments. The project proposes an addition of 11,921 sf of residential area around the perimeter of the existing warehouse. The existing warehouse loading docks and internal open warehouse space for storage and light manufacturing to remain. The project will be designed to a sound transmission class 50 between the residential and the open warehouse, as well as between the residential and the existing “Bang the Drum Brewery.” The project proposes that the warehouse portion is limited to storage and light manufacturing to limit the noise in the warehouse. Per use-0618-2019, live music is allowed at the “Bang the Drum Brewery” space on Monday through Thursdays between the hours of 7:00 pm to 10:00 pm for solo and duo performers. Live bands shall be limited to weekends between the hours of 4:00 pm to 10:00 pm on Friday and Saturdays. Live or amplified entertainment shall not be allowed in any outdoor areas, unless authorized by the community development director upon evidence of compliance with the City's noise ordinance by providing a professional sound study. Acoustic or background music, consistent with the City's definition of ambient entertainment, is allowed in outdoor areas from 10:00 am to 9:00 pm. The hours of operation for bang the drum shall be restricted to 10:00 am to 10:00 pm Sunday through Thursday, and 10:00 am to 12:00 am Friday and Saturday for all commercial activity. The hours of operation for all outdoor food services shall operate no earlier than 10:00 am and shall not remain open later than 9:00 pm daily. “Bang the Drum” shall make affirmative efforts to minimize the potential for adverse noise and crowd impacts on adjacent establishments and nearby residences, Including, but not limited to, ensuring that all windows and doors are closed no later than 9:00 pm, nightly. The project is requesting a variance to the maximum signage height. Signage is being proposed above the 25 ft (above adjacent grade) height limit. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC 3 Special Status Species and Habitats A search of CNDDB records for a five-mile radius surrounding the subject parcel included portions of the following USGS quadrangles: San Luis Obispo, Lopez Mtn, Pismo Beach, and Arroyo Grande NE. This search identified thirty-eight (38) special-status plant species occurrences and twenty-two (22) special-status animal species occurrences. The subject parcel is located within the lower southeast corner of the San Luis Obispo quadrangle. Because the CNDDB special-status species records are all-inclusive, an analysis of the range and habitat preferences of each listed species was conducted to identify which species have the potential to occur on or near the subject parcel based on observed habitat conditions, elevations, and soil types. Based on evaluation of existing soils, the location, previous development, and long-term disturbances of the project site, no plant species identified in the CNDDB search are considered to have potential to be present within the subject parcel or immediate adjacent areas. The special-status plant species identified by the CNDDB search have specialized requirements such as soil affinities, restricted elevational ranges, or specific habitat associations such as coniferous forest, vernal pool, marsh, sandy soils, or coastal scrub, that are not present in the survey area. Please refer to Appendix A for additional information on all the special-status plant species identified in the five-mile CNDDB search area. None of the special-status animal species identified in the CNDDB search were observed during the July 2020 survey. Based on the site location and observed conditions, it is considered unlikely that any special-status animal species are present within the project vicinity, with the exception of potential seasonal bird nesting activity within the trees on-site and/or adjacent urban areas. The special-status animal species identified by the CNDDB search have highly specialized habitat, nesting, or roosting requirements including permanent hydrology, rock outcrops, specific soil textures, or riparian vegetation that are not present in the survey area. Please refer to Appendix B for additional information on all the special status animal species identified in the five-mile CNDDB search area. The subject parcel is not located within any Critical Habitat unit for any federally-listed species. Potential Biological Constraints and Recommended Actions This biological assessment found the 17-acre subject parcel to be dominated by previously developed areas that are highly disturbed from the existing commercial usages. Based on existing commercial usages and associated disturbances, and the absence of native habitats, the potential for presence of special-status plant and animal species on the subject parcel is considered to be low. However, the trees present on the subject parcel provide potentially suitable nesting habitat for tree nesting bird species protected under the Migratory Bird Treaty Act and/or California Fish and Game Code Section 3503. Indirect impacts to tree nesting birds from noise and construction-related disturbances from the proposed re-development project and continued use of the subject parcel are not anticipated as the subject parcel was previously developed and is currently utilized for commercial activities, and any annual nesting bird activity have likely acclimated to the noises and disturbances associated with people, general maintenance, and operation of vehicles and equipment on-site. However, any activities that would remove trees on the subject parcel has the potential to directly impact tree nesting birds and any proposed tree removal occurring between February 1 and September 15 Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC 4 shall require pre-activity surveys for active nests by a City-approved qualified biologist. If tree nesting birds are found in any trees proposed for removal, the following avoidance/protection measure shall be implemented: 1. If active nests of bird species are observed by the qualified biologist during pre-activity surveys within any tree(s) proposed for removal, the project should be modified and/or delayed as necessary to avoid direct impacts of the identified nests, eggs, and/or young within the tree(s). Tree removal should not occur until the project biologist monitors the nest for activity and has determined that nesting activity has ceased. Other than pre-activity surveys for tree nesting birds, additional site-specific surveys, including seasonally timed botanical surveys, specific protocol surveys, and special-status species habitat assessments, are considered unlikely to identify special-status species or habitats within the subject parcel. Based on historic and current uses and conditions on the subject parcel, implementation of the avoidance/protection measure for tree nesting birds included in this assessment is expected to provide sufficient protection under CEQA for biological resources associated with the proposed re-development project. If you have any questions or comments regarding the information presented in this Assessment please contact me at 805.440.6137 or e-mail at dwayne@ecologicalmgmt.com. Sincerely, Dwayne Oberhoff Project and LLC Manager Ecological Assets Management, LLC Attachments: Appendix A: Habitat Requirements and Potential for Occurrence of Special-Status Plants Appendix B: Habitat Requirements and Potential for Occurrence of Special-Status Animals Appendix C: Photo documentation Appendix D: Proposed Project Site Plans Appendix E: 2018 Aerial image of 1150 Laurel Lane (APN 021-371-002) Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix A Appendix A. Habitat Requirements and Potential for Occurrence of Special-Status Plants Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix A Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/C DFW Habitat Requirements Blooming Period Project Site Suitability/Observations Hoover's bentgrass Agrostis hooverii --/--/ 1B.2 Stoloniferous perennial herb on sandy soils in chaparral, cismontane woodland, and valley and foothill grassland. Elevation 60 to 600 meters. April - July Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Santa Lucia manzanita Arctostaphylos luciana --/--/1B.2 Perennial shrub; occurs on shale outcrops in chaparral and cismontane woodland habitats; ranges from 350 to 850 meters in elevation. February - March Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Osos manzanita Arctostaphylos osoensis --/--/1B.2 Perennial shrub known to occur in chaparral and cismontane woodland on the porphyry buttes east of Morro Bay. February- March Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Santa Margarita manzanita Arctostaphylos pilosula --/--/1B.2 Shrub. Occurs in closed coniferous forest, chaparral, and cismontane woodland; usually on shale soils. Elevation 170 – 1100 meters. December – March Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Pecho manzanita Arctostaphylos pechoensis --/--/1B.2 Shrub. Occurs on shale outcrops in chaparral, and coniferous forest; usually on sandy soils. Elevation less than 500 meters. November – March Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Miles' milk-vetch Astragalus didymocarpus var. milesianus --/--/1B.2 Grassy areas near the coast, clay soils in coastal scrub. Elevation < 400 meters. March - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. San Luis mariposa lily Calochortus obispoensis --/--/1B.2 Bulbiferous, perennial herb; ranges from 75 to 730 meters on sandstone, serpentine and/or sandy soils in chaparral, coastal scrub and valley and foothill grassland; endemic to San Luis Obispo County. May - July Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix A Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/C DFW Habitat Requirements Blooming Period Project Site Suitability/Observations La Panza mariposa lily Calochortus simulans --/--/1B.3 Annual herb. Chaparral, cismontane woodland, coniferous forest, valley and foothill grassland, on sandy, granitic or serpentine soils. Elevation 395 – 1100 meters. April - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Cambria (San Luis Obispo County) morning-glory Calystegia subacaulis ssp. episcopalis --/--/4.2 Rhizomatous, perennial herb; occurs in chaparral, cismontane woodland, and grasslands on clay-rich soils; ranges from 60-500 meters; restricted to outer South Coast ranges in SLO and Santa Barbara Counties. April - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. San Luis Obispo sedge Carex obispoensis --/--/1B.2 Springs and stream sides in chaparral, generally on serpentine. Elevation < 800 meters. March – June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. San Luis Obispo Owl's clover Castilleja densiflora var. obispoensis --/--/1B.2 Annual herb; ranges from 10 to 400 meters in elevation and occurs in meadows, seeps, and valley and foothill grassland. March - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Nipomo Mesa ceanothus Ceanothus impressus var. nipomensis --/--/4.2 Perennial shrub found growing in sandy soils in coastal chaparral in elevations <275 m. February - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Congdon's tarplant Centromadia parryi ssp. congdonii --/--/1B.1 Terraces, swales, floodplains, grassland, and disturbed sites. Elevation < 300 meters. June - October Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Dwarf soaproot Chlorogalum pomeridianum var. minus --/--/1B.2 Serpentine outcrops in chaparral. Elevation < 750 meters. May - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix A Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/C DFW Habitat Requirements Blooming Period Project Site Suitability/Observations Irish Hill’s spineflower Chorizanthe aphanantha --/--/1B.2 Annual herb found in chaparral, foothill woodland, coastal sage scrub, closed- cone pine forest. April- August Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Brewer's Spineflower Chorizanthe breweri --/--/1B.3 Annual herb, occurs in closed-cone coniferous forest, chaparral, cismontane woodland, and coastal scrub habitats on serpentine derived soils and rock outcrops, ranges in elevation from 45 to 800 meters. May - August Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. San Luis Obispo fountain thistle Cirsium fontinale var. obispoense FE/SE/1B.2 Serpentine seeps and streams. Elevation < 350 meters. April - October Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Cuesta Ridge thistle Cirsium occidentale var. lucianum --/--/1B.2 Perennial herb known to occur along the Cuesta Ridge in openings on steep rocky serpentinite slopes ranging from 500 to 750 meters elevation. April - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Pismo clarkia Clarkia speciosa ssp. immaculata FE/SR/1B.1 Annual herb. Sandy soils, openings in chaparral, cismontane woodland, valley and foothill grassland. On ancient sand dunes not far from the coast. 25-185 meters. May - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Dune larkspur Delphinium parryi ssp. blochmaniae --/--/1B.2 Perennial herb found growing in coastal chaparral and sandy soils at elevations <200 meters. April - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Eastwood's larkspur Delphinium parryi ssp. eastwoodiae --/--/1B.2 Perennial herb known to occur on serpentine based soils (clays) and outcrops in the general San Luis Obispo area, at elevations ranging from 75 to 500 meters. March - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix A Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/C DFW Habitat Requirements Blooming Period Project Site Suitability/Observations Betty's dudleya Dudleya abramsii ssp. bettinae --/--/1B.2 Perennial herb found growing in rocky outcrops in serpentine grasslands at elevations from 50 – 180 meters. May - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Mouse-gray dudleya Dudleya abramsii ssp. murina --/--/1B.3 Perennial succulent herb; occurs in chaparral and cismontane woodland, usually on serpentine rock outcrops, at elevations ranging from 90 to 300 meters. May - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Blochman's dudleya Dudleya blochmaniae ssp. blochmaniae --/--/1B.1 Perennial herb found growing open rocky slopes dominated by serpentine or clay soils at elevations <450 meters. April - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Indian Knob mountainbalm Eriodictyon altissimum FE/SE/1B.1 Shrub that grows on sandstone ridges and within chaparral at elevations <270 meters. March - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Hoover's button-celery Eryngium aristulatum var. hooveri --/--/1B.1 Perennial herb found growing in vernal pools, seasonal wetlands at elevations <50 meters. July Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Ojai fritillary Fritillaria ojaiensis --/--/1B.2 Bulbiferous, perennial herb found in chaparral, cismontane woodland, and broadleaf or coniferous forest on rocky slopes and river basins, at elevations ranging from 300 to 1000 meters. February - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. San Benito fritillary Fritillaria viridea --/--/1B.2 Bulbiferous perennial herb; occurs in chaparral on serpentine soils, ranges from 200 to 1525 meters in elevation. March - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix A Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/C DFW Habitat Requirements Blooming Period Project Site Suitability/Observations Mesa horkelia Horkelia cuneata ssp. puberula --/--/1B.1 Perennial herb. Chaparral, cismontane woodland, coastal scrub on sandy/gravelly soils. Elevation 70 – 810 meters. February – July Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Jones' layia Layia jonesii --/--/1B.2 Annual herb; occurs on clay soils near serpentine outcrops in chaparral and valley and foothill grassland; ranges in elevation from 5 to 400 meters. March - May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. San Luis Obispo County lupine Lupinus ludovicianus --/--/1B.2 Perennial herb. Occurs in chaparral and cismontane woodland on sandstone or sandy soils. Elevation 50 – 525 meters. April – July Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Palmer's monardella Monardella palmeri --/--/1B.2 Subshrub that grows in chaparral, forest on serpentine soils at elevations from 200 to 800 meters. June - August Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Southern curly- leaved monardella Monardella sinuata ssp. sinuata --/--/1B.2 Annual herb that grows in sandy soils within coastal sage scrub, coastal strand/dunes, coastal chaparral and oak woodland at elevations <300 meters. April – Septembe r Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Adobe sanicle Sanicula maritima --/--/1B.1 Coastal grassy, open wet meadows and ravines. Elevation around 150 meters. April – May Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Black-flowered figwort Scrophularia atrata --/--/1B.2 Perennial herb that grows in calcium and diatom rich soils at elevations <400 meters. April - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Chaparral ragwort Senecio aphanactis --/--/2B.2 Annual herb; chaparral, cismontane woodland, coastal scrub in drying alkaline flats; 15-800 meters in elevation. January - April Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix A Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/C DFW Habitat Requirements Blooming Period Project Site Suitability/Observations Most beautiful jewel-flower Streptanthus albidus ssp. peramoenus --/--/1B.2 Annual herb; occurs on serpentine soils in chaparral, valley and foothill grassland, and cismontane woodland, ranging from 120 to 1000 meters in elevation. April - June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. Saline clover Trifolium hydrophilum --/--/1B.2 Salt marshes and open areas in alkaline soils. Elevation < 300 meters. April – June Suitable habitats not present. No potential for occurrence due to existing conditions and current uses on-site. PLANT/NATURAL COMMUNITIES Central Maritime Chaparral Not present on-site Coastal and Valley Freshwater Marsh Not present on-site Serpentine Bunchgrass Not present on-site *FE = Endangered; FT = Threatened; SE = State-listed Endangered; SR = State-listed Rare CE = Candidate for Endangered Status; ‘—‘ = no status; List 1B – Rare, threatened, or endangered in California and elsewhere; List 2 – Rare, threatened or endangered in California, but more common elsewhere; List 4 – Limited distribution (Watch List). Source: California Natural Diversity Database (California Department of Fish and Wildlife 2019); California Native Plant Society Online Inventory of Rare Plants, accessed November 2019 (online at www.cnps.org); Special Vascular Plants, Bryophytes, and Lichens List (California Department of Fish and Wildlife 2019). Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix B Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix B Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/CDFW Habitat Requirements Project Site Suitability/Observations FISH Steelhead – South/Central California Coast DPS Oncorhynchus mykiss irideus pop. 9 FT/--/SSC Fresh water, fast flowing, highly oxygenated, clear, cool stream where riffles tend to predominate pools. No potential for occurrence due to existing developed conditions and current uses on-site. No aquatic habitats present on site. AMPHIBIANS/REPTILES Silvery/Black legless lizard Anniella pulchra --/--/SSC Sandy or loamy soils in valley and foothill woodlands, chaparral, coastal scrub and coastal dunes. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Western Pond Turtle Emys marmorata --/--/SSC Quiet waters of ponds, lakes, streams, and marshes. Typically, in the deepest parts with an abundance of basking sites. No potential for occurrence due to existing conditions and current uses on-site. No aquatic habitats present on site. Coast horned lizard Phrynosoma blainvillii --/--/SSC Found in grasslands, brushlands, woodlands, and open coniferous forest with sandy soil. Requires an abundant supply of ants and other insects for foraging. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Foothill yellow- legged frog Rana boylii --/--/SSC Occurs in partly shaded, shallow streams in the upper mountainous reaches of drainages in the outer coast ranges. Requires cobble-sized substrate and 15 weeks of aquatic habitat to breed. No potential for occurrence due to existing conditions and current uses on-site. No aquatic habitats present on site. California red-legged frog Rana draytonii FT/--/SSC Lowland and foothills with permanent or semi- permanent water (> 0.5 meter) with emergent wetland vegetation. Uses adjacent upland habitats for refugia and dispersal. No potential for occurrence due to existing conditions and current uses on-site. No aquatic habitats present on site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix B Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/CDFW Habitat Requirements Project Site Suitability/Observations Coast Range newt Taricha torosa torosa --/--/SSC Coastal drainages from Mendocino to San Diego Counties in riparian woodlands, migrates up to 1 km to breed in slow moving streams, ponds, and reservoirs. No potential for occurrence due to existing conditions and current uses on-site. No aquatic habitats present on site. BIRDS Tri-colored blackbird Agelaius tricolor --/--/SSC Nests in freshwater marshes with tules or cattails, or other dense vegetation such as thistle, blackberry, thickets, etc., in close proximity to open water. Forages in a variety of habitats including pastures, agricultural fields, rice fields, and feedlots. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Western burrowing owl Athene cunicularia MBTA/--/SSC Found in open and dry grasslands, nests in burrows typically constructed by ground squirrels. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Ferruginous hawk Buteo regalis --/--/WL Prefers open terrain in plains and foothills where ground squirrels, lagomorphs and other prey are available. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. White-tailed kite Elanus leucurus --/--/FP (nesting) Riparian woodlands near agricultural fields; forages over open grasslands and scrub. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Prairie falcon Falco mexicanus MBTA/--/-- Occurs in dry, open terrain that is level or hilly and breeds on cliffs. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Loggerhead shrike Lanius ludovicianus --/--/SSC Prefers open habitats with scattered shrubs, trees, posts, fences, utility lines, or other perches. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix B Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/CDFW Habitat Requirements Project Site Suitability/Observations Other migratory bird species (nesting) MBTA/--/-- Woodlands, grasslands, and other native habitats provide nesting opportunities for a variety of migratory bird species protected under the MBTA. Nesting migratory birds potentially present within trees located on-site. Impacts would occur from any proposed tree removal. INVERTEBRATES Wawona riffle beetle Atractelmis wawona --/--/-- Occurs in riffles of rapid clear mountain streams at moderate elevations (2,000 to 5,000 ft.). No potential for occurrence due to existing conditions and current uses on-site. No aquatic habitats present on site. Crotch bumble bee Bombus crotchii --/CE/-- Inhabits open grassland and scrub habitats; nesting occurs underground. Feeds on Asclepias, Chaenactis, Lupinus, Medicago, Phacelia, and Salvia. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. Vernal pool fairy shrimp Branchinecta lynchi FT/--/-- Endemic to grasslands of central coast mountains; inhabits small clear-water sandstone depression pools and grassland swales. No potential for occurrence due to existing conditions and current uses on-site. No aquatic habitats present on site. Monarch - California overwintering population Danaus plexippus pop. 1 --/SA/-- Occurs along the coast from northern Mendocino to Baja California, Mexico. Winter roosts in wind protected tree groves (eucalyptus, Monterey pine and cypress), with nectar and water sources nearby. The eucalyptus trees along the northwest perimeter of the subject parcel could provide suitable overwintering habitat. However, this area though is not currently identified as an overwintering site. No impacts to these trees or the general area around the trees will occur. Atascadero June beetle Polyphylla nubila --/--/-- Known only from sand dunes in San Luis Obispo County. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. San Luis Obispo pyrg Pyrgulopsis taylori --/SA/-- Freshwater habitats in San Luis Obispo County. No potential for occurrence due to existing conditions and current uses on-site. No aquatic habitats present on site. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix B Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile Search Radius Around Project Site. Species Status* Fed/CA/CDFW Habitat Requirements Project Site Suitability/Observations MAMMALS Pallid bat Antrozous pallidus --/--/SSC Occurs in a variety of habitats; most closely associated with oak woodland, grassland, and desert scrub in southern California. Roosts in trees, rocky outcrops and crevices in mines and caves. Low potential for occurrence on-site, but unlikely to occur existing developed conditions, and current uses on-site. Western Mastiff Bat Eumops perotis californicus --/--/SSC Occurs in a variety of semi- arid to arid habitats including conifer and deciduous woodlands, coastal scrub, valley and foothill grassland, and chaparral. Roosts in crevices on cliff faces, high buildings, and in trees and tunnels. Low potential for occurrence on-site, but unlikely to occur existing developed conditions, and current uses on-site. American badger Taxidea taxus --/--/SSC Needs friable soils and open, uncultivated ground for denning. Preys on burrowing rodents such as ground squirrels. No potential for occurrence due to absence of suitable habitats, the existing developed conditions, and current uses on- site. *FE = Endangered; FT = Threatened; R = Rare; MBTA = Migratory Bird Treaty Act; CE = State Candidate for Endangered Status; SSC = California Species of Special Concern; FP = Fully Protected; WL = Watch List; SA – Special Animal; ‘—‘ = no status. Source: California Natural Diversity Database (California Department of Fish and Wildlife 2019); Special Animals List (California Department of Fish and Wildlife 2019). Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix C Appendix C: Photo Documentation Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix C Photo 1: Photo viewing northwest through parking area on northern side of existing warehouse. July 9, 2020. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix C Photo 2: Photo viewing southwest through existing paved parking lot on west side of existing warehouse. July 9, 2020. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix C Photo 3: Photo viewing north through existing paved parking located on southern side of warehouse. July 9, 2020. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix C Photo 4: Photo viewing north through existing paved parking lot on eastern side of warehouse. July 9, 2020. Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix E