HomeMy WebLinkAbout2024 06 17 - Item 1. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson)ADMINISTRATIVE AND MINOR SUBDIVISION HEARING AGENDA REPORT
FILE NUMBERS: ARCH-0361-2023, SBDV-0362-2023 BY: Hannah Hanh, Associate Planner
PROJECT ADDRESS: 3160 Johnson Avenue
APPLICANT: Jordan Knauer
REPRESENTATIVE: Matt Cebulla of Cebulla Associates
Contact Hannah Hanh, Associate Planner at (805) 781-7432 or hhanh@slocity.org for more information.
1.0 PROJECT DESCRIPTION
Jordan Knauer (Applicant) has
applied for Minor Development
Review (ARCH-0361-2023)
and Tentative Parcel Map
(SBDV-0632-2023, flexible lot
design subdivision) applications
to redevelop and subdivide an
existing 0.57-acre lot at 3160
Johnson Avenue in the Low-
Density (R-1) Zone (Figure 1 –
Project Site). The project would
create four new (4) parcels,
ranging from 6,092 to 6,653
square feet in size, where each
resulting parcel would be
developed with a single-family
residence, an accessory dwelling unit (ADU), and associated site improvements such as access,
landscaping, fencing, etc. (Attachment B – Project Plans, Attachment C – Tentative Parcel Map). A
common easement is proposed for the shared access, driveway, utilities, drainage, etc. Existing
development, including 12 onsite trees, would be removed. As part of a recent demolition permit, the
existing residence and some trees located towards the middle of the property were removed. Further
redevelopment would be required to facilitate the project.
2.0 PREVIOUS REVIEWS
Development Review
In accordance with Section 16.17.030(A)(5) (Review Authority), the Architectural Review Commission
(ARC) reviewed the project for consistency with the Community Design Guidelines (CDG) as described
in Section 16.17.030(A)(4) (Neighborhood Compatibility). On February 5, 2024, the ARC reviewed the
accompanying Minor Development Review (ARCH-0361-2023) application and recommended the
Community Development Director (Director) find the project consistent with the CDG, subject to the
following additional considerations for building and site design (Staff Report, Minutes):
Meeting Date: June 17, 2024
Item Number: 1
Figure 1 – Project Site
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• Plant additional landscaping along the property lines shared with adjacent neighbors to provide
screening between the existing and proposed residences.
• Provide additional articulation through the use of architectural detailing, different paint colors,
or other features on elevations facing the adjacent neighbors.
• Consider the use of other natural colors in place of the proposed color palettes.
• Supportive of the height for the wood fencing and retaining wall combination as proposed.
To address additional considerations provided by the ARC and privacy concerns raised in public
comment, the project is conditioned to plant additional landscaping to provide screening along the
southeast property line (Condition No. 13), incorporate additional articulation on building elevations
facing the adjacent neighbors (Condition No. 3), and incorporate the use of natural colors (Condition
No. 3).
Tentative Parcel Map
On February 12, 2024, the Hearing Officer reviewed the Tentative Parcel Map (SBDV-0362-2023) for
the first time and continued the item to a date uncertain. The item was continued to allow additional
review of the overall site design to ensure that existing trees located on the adjacent, neighboring
properties would not be impacted by the proposed development. In response to direction provided by the
Hearing Officer to protect trees located on neighboring properties, the Applicant (a) revised the locations
of the fencing and retaining walls on the project plans for the Minor Development Review application;
and (b) incorporated tree protection measures in accordance with a supporting Arborist Report, dated
March 10, 2024.
On April 22, 2024, the Hearing Officer reviewed the Tentative Parcel Map for the second time and
continued the item to a date uncertain. The item was continued to (a) provide additional time to address
concerns raised in public comment regarding the proposed tree protection measures in the Minor
Development Review application; and (b) allow the project review to be brought back with both the
Minor Development Review and Tentative Parcel Map applications for the subsequent hearing. In
response to concerns raised at this hearing regarding tree protection measures, the Applicant incorporated
additional measures described in the updated supporting Arborist Report, dated June 13, 2024
(Attachment D). These measures include expanded tree protection zones (TPZ), no more than 25% root
zone loss, onsite monitoring by the Project Arborist when work is being down within the TPZ, use of
spot footings where roots are present, and phased pruning of any overhanging trees to encourage foliage
growth. In addition, the area of over-excavation for development on proposed Parcel 3 has been reduced
to account for mature neighboring trees along the northwest property line.
To address directional items provided by the Hearing Officer and concerns raised in public comment
regarding potential impacts to neighboring trees during site construction, the project is conditioned to
implement all tree protection measures detailed in the plans and supporting Arborist Report, dated June
13, 2024 (Condition No. 15), and have onsite monitoring by the Project Arborist when work is being
done within and adjacent to the TPZ (Condition No. 16).
3.0 EVALUATION
Per Section 16.08.050 (Tentative Parcel Maps), land divisions resulting in the creation of four (4) or
fewer parcels require a Tentative Parcel Map, and approval is subject to findings in Section 16.10.110
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(Required Findings for Tentative Map Approval). Staff has evaluated the flexible lot design subdivision
against relevant standards and found it to be in compliance as discussed in the following analysis.
Consistency with the General Plan
The project site is located in the Low Density Residential (LDR) land use designation, which the Land
Use Element (LUE) describes as intended for uses such as single-family detached dwellings and
accessory dwelling units (Table 1 – General Plan Land Use Designations). In addition, Program 6.20 of
the Housing Element (HE) states that the City’s Subdivision Regulations would support small lot
subdivisions, ownership bungalow court development, and other alternatives to conventional subdivision
design. To implement HE Program 6.20, the subsequent update to Title 16 (Subdivision Regulations) in
2023 included new provisions to allow flexible lot subdivisions as described in Chapter 16.17 (Airspace
and Common Interest Subdivisions, Flexible Lot Subdivisions, and Condominium Conversions).
As proposed, the project is consistent with the intent of the land use designation and would facilitate HE
Program 6.20 because it includes a flexible lot subdivision (e.g., alternative to conventional subdivision
design) and single-family development as allowed in the preceding Elements of the General Plan.
Consistency with the Municipal Code
The project complies with applicable requirements outlined in Section 16.17.030(A) (Flexible Lot
Design Subdivisions in the R-1 Zone – Purpose) of the Subdivision Regulations and Section 17.16.020
(R-1 Zone – Development Standards) of the Zoning Regulations, as summarized in Table 1 below. No
conflicts were identified, or exceptions requested, from the Subdivision Regulations or Zoning
Regulations.
Table 1 – Project Compliance with Subdivision Regulations and Zoning Regulations
Subdivision Design Standards Allowance or Requirement Proposed
Maximum Number of Lots Four (4) lots Four (4) lots
Minimum Lot Size 6,000 square feet 6,092 to 6,653 square feet
Access and Driveways
Easement or separate lot
commonly owned and managed
by homeowners’ association
Shared access easement
Zoning Development Standards Allowance or Requirement Compliant
Maximum Floor Area Ratio 0.4 Yes
Minimum Front Setback 20 feet Yes
Minimum Side Setback
5 feet for the first 12 feet in
height; incrementally increases to
11 feet at a maximum building
height of 25 feet
Yes
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Minimum Rear Setback
5 feet for the first 12 feet in
height; incrementally increases to
11 feet at a maximum building
height of 25 feet
Yes
Maximum Building Height 25 feet Yes
Maximum Lot Coverage 40% Yes
Minimum Lot Area 6,000 square feet Yes
Minimum Number of Parking
Spaces
2 spaces for the first four (4)
bedrooms (includes offices) Yes
Maximum Fence Height
9 feet for combined fence and
retaining wall height as measured
from lower side
Yes
Tree Removals 12 existing trees to be removed; a minimum of 14 trees would
be replanted (Condition No. 13)
Environmental Determination
The project is categorically exempt from environmental review
under Sections 15315 (Minor Land Divisions) and 15332 (In-
Fill Development Projects) of the CEQA Guidelines for the
residential subdivision and development, respectively.
As conditioned, the project meets findings for approval in Section 16.10.110 (Required Findings for
Tentative Map Approval) and addresses the criteria described in per Section 17.106.050 (Development
Review – Application Review) because the project is consistent with the General Plan and complies with
applicable standards in the Subdivision and Zoning Regulations (Attachment A – Draft Resolution).
4.0 CONCURRENCES
The project has been reviewed by the Planning Division, Building Division, Engineering Division, Fire
Department, and Utilities Department. Recommended conditions of approval, including any information
on applicable application or code requirements, have been incorporated into the Draft Resolution
(Attachment A).
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review under Section 15332 (In-Fill
Development Projects) of the California Environmental Quality Act (CEQA) Guidelines because it is
consistent with applicable General Plan policies and Zoning Regulations; occurs within City limits with
no more than five (5) acres of site disturbance (0.57 acre); and is substantially surrounded by other urban
uses (i.e., located within a developed residential neighborhood). In addition, the site does not have value
as habitat for endangered, rare, or threatened species since it has been previously developed for
residential use and the project will be served by all required utilities and public services. Approval of the
project would not result in any significant effects relating to (a) traffic because the project would not
exceed the trip threshold (i.e., less than 110 daily vehicle trips) anticipated for Small Development
Projects per CEQA Guidelines; (b) noise because the project would comply with exterior and interior
noise limits outlined in the City’s Municipal Code (Chapter 9.12 – Noise Control); (c) air quality because
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construction-related emissions are temporary; or (d) water quality because the project site does not
contain onsite, or impact offsite, creeks or wetlands.
The project is also categorically exempt under Section 15315 (Minor Land Divisions) of the CEQA
Guidelines because it includes the subdivision of a residentially zoned property into four (4) parcels; is
located in an urbanized area; is consistent with applicable policies of the General Plan and development
standards in the Zoning Regulations; does not require variances or exceptions from the Subdivision
Regulations; and all required services and access to the proposed parcels to local standards are available
and will serve the project. Additionally, the existing parcel was not involved in a division of a larger
parcel within the previous two (2) years and does not have an average slope greater than 20 percent.
6.0 ACTION ALTERNATIVES
6.1 Approve the project based on the findings.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues.
6.3 Deny the project. An action denying the application should include findings that cite the
basis for denial and reference inconsistency with the General Plan, Subdivision Regulations,
Zoning Regulations, or other policy documents.
7.0 ATTACHMENTS
A. Draft Resolution
B. Project Plans
C. Tentative Parcel Map
D. Arborist Report, dated June 13, 2024
DIRECTOR'S RESOLUTION NO. 24-XX
AN ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF
THE CITY OF SAN LUIS OBISPO APPROVING A TENTATIVE PARCEL
MAP (SLO 23-0034) (FLEXIBLE LOT DESIGN SUBDIVISION) TO
SUBDIVIDE AN EXISTING PARCEL INTO FOUR (4) PARCELS AND
THE CONSTRUCTION OF FOUR (4) SINGLE-FAMILY RESIDENCES
AND SUPPORTING SITE IMPROVEMENTS. THE PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JUNE 17, 2024 (3160 JOHNSON AVENUE, ARCH-0361-2023 AND SBDV-
0362-2023)
WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing
on February 12, 2024, for the purpose of considering a Tentative Parcel Map (flexible lot design
subdivision) to subdivide an existing parcel into four (4) parcels and continued the item to a date
uncertain with direction to the applicant and staff to address pertinent issues, pursuant to a
proceeding instituted under application SBDV-0362-2023, Jordan Knauer, applicant; and
WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing
on April 22, 2024, for the purpose of considering a subsequent review of a Tentative Parcel Map
(flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels and continued
the item to a date uncertain with direction to the applicant and staff to address pertinent issues,
pursuant to a proceeding instituted under application SBDV-0362-2023, Jordan Knauer, applicant;
and
WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing
on June 17, 2024, for the purpose of considering (a) a Tentative Parcel Map (flexible lot design
subdivision) to subdivide an existing parcel into four (4) parcels; and (b) construction of four (4)
single-family residences and supporting site improvements, pursuant to a proceeding instituted
under applications ARCH-0361-2023 and SBDV-0362-2023, Jordan Knauer, applicant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Community Development Director has duly considered all evidence,
including the testimony of the applicant, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Community Development Director of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Community Development Director hereby grants final approval
for the project, based on the following findings:
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Tentative Parcel Map
1. The proposed flexible lot design subdivision, together with provisions for its design and
improvement, is consistent with the General Plan, particularly the Land Use Element and
Housing Element, because it is a flexible lot design subdivision that would create parcels
for single-family development as allowed in the underlying land use designation and
facilitate Program 6.20 of the Housing Element as an alternative to the conventional
subdivision design.
2. The design of the flexible lot design subdivision provides, to the extent feasible, for future
passive or natural heating or cooling opportunities in the subdivision because the proposed
residences have been designed to exceed setback requirements, which would provide
adequate distance between buildings for natural ventilation and solar exposure.
3. The site is physically suitable to accommodate four (4) future single-family residences
because the proposed parcels satisfy the minimum lot area requirement, and the proposed
residences meet development standards for the Low-Density Residential (R-1) Zone.
4. The design of the flexible lot design subdivision would not cause serious health problems,
substantial environmental damage or substantially and unavoidably injure fish or wildlife
or their habitat because the subdivision will occur in an urban area and on a site that has
been previously developed with a single-family residence. In addition, approval of the
subdivision does not grant any exceptions from the Subdivision Regulations, Zoning
Regulations, or applicable code requirements.
5. The design of the flexible lot design subdivision or type of improvements will not conflict
with easements, acquired by the public at large, for access through or use of property within
the proposed subdivision or with public access to public resources as defined and regulated
by Section 66478.1 et seq. of the Government Code because the project site does not
include public access to public resources and is privately owned.
6. The approval of the flexible lot design subdivision as it relates to the housing needs of the
region has been considered and has balanced those needs against the public service needs
of its residents and available fiscal and environmental resources with favorable results
pursuant to Section 66412.3 of the Government Code.
7. The approval of the flexible lot design subdivision requires that the subdivider shall defend,
indemnify, and hold harmless the city and its agents, officers and employees from any
claim, action or proceeding against the city or its agents, officers, or employees to attack,
set aside, void or annul, the approval by the City of this subdivision, and all actions relating
thereto, including but not limited to environmental review. The City shall promptly notify
the subdivider of any claim, action or proceeding and shall cooperate fully in the defense.
Development Review
8. The project is consistent with the General Plan because the site is located in the Low
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Density Residential land use designation, which the Land Use Element describes as
intended for uses such as single-family detached dwellings and accessory dwelling units.
In addition, Program 6.20 of the Housing Element states the City would support small lot
subdivisions (e.g., flexible lot design subdivision) to facilitate the expansion of housing
options.
9. As conditioned, the project is consistent with the R-1 zone because the single-family
residences are allowed uses, have been designed in conformance with applicable
development standards, and would be compatible with other approved single-family
residences located within the neighborhood.
10. On February 5, 2024, the ARC reviewed the Minor Development Review application and
recommended the Community Development Director find it consistent with Community
Design Guidelines subject to considerations to (a) provide additional landscape screening
along shared property lines with adjacent neighbors, (b) provide additional articulation
through the use of architectural detailing, different paint colors, and/or other features; and
(c) use natural colors in the color palettes.
11. As conditioned, the project provides adequate consideration of and measures to address
any potential adverse effects on surrounding properties such as traffic, vehicular and
pedestrian safety, visual, and scale, because each proposed residence (a) includes sufficient
onsite parking, (b) utilizes a craftsman or contemporary design that is compatible with
other residences in the neighborhood; and (c) incorporates consistent articulation, material,
and color changes with pedestrian-scale elements such as windows, doors, and patios
throughout all building elevations.
12. As conditioned, the project would not be detrimental to the health, safety, and welfare of
persons living or working at the site or in the vicinity because it includes the construction
of single-family residences in a residential zone intended for single-family development,
conforms to applicable development standards, and shall comply with all applicable
Building Code and Fire Code requirements.
Tree Removals
13. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(3)
because all 12 removals are non-native trees that have a lower preservation value.
14. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(2)
because nine (9) of the 12 trees to be removed are located in a private rear yard, not highly
visible from the public right-of-way, and have lower preservation priority.
15. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(1)
because the scale of the trees and size of the canopy would be considered as part of the
compensatory replanting plan. Larger, more visually prominent trees would have a higher
preservation priority than smaller, less visually prominent trees.
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16. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(6)
because two (2) additional trees are conditioned to be planted along the southeast property
line to provide privacy and screening between neighboring properties.
SECTION 2. Environmental Review. The project is categorically exempt from
environmental review under Section 15332 (In-Fill Development Projects) of the California
Environmental Quality Act (CEQA) Guidelines because it is consistent with applicable General
Plan policies and Zoning Regulations; occurs within City limits with no more than five (5) acres
of site disturbance (0.57 acre); and is substantially surrounded by other urban uses (i.e., located
within a developed residential neighborhood). In addition, the site does not have value as habitat
for endangered, rare, or threatened species since it has been previously developed for residential
use and the project will be served by all required utilities and public services. Approval of the
project would not result in any significant effects relating to (a) traffic because the project would
not exceed the trip threshold (i.e., less than 110 daily vehicle trips) anticipated for Small
Development Projects per CEQA Guidelines; (b) noise because the project would comply with
exterior and interior noise limits outlined in the City’s Municipal Code (Chapter 9.12 – Noise
Control); (c) air quality because construction-related emissions are temporary; or (d) water quality
because the project site does not contain onsite, or impact offsite, creeks or wetlands.
The project is also categorically exempt under Section 15315 (Minor Land Divisions) of the CEQA
Guidelines because it includes the subdivision of a residentially zoned property into four (4)
parcels; is located in an urbanized area; is consistent with applicable policies of the General Plan
and development standards in the Zoning Regulations; does not require variances or exceptions
from the Subdivision Regulations; and all required services and access to the proposed parcels to
local standards are available and will serve the project. Additionally, the existing parcel was not
involved in a division of a larger parcel within the previous two (2) years and does not have an
average slope greater than 20 percent.
SECTION 3. Approval. The Community Development Director does hereby approve the
project, subject to the following conditions:
Planning Division – Community Development Department
1. Plans submitted for a building permit shall be in substantial conformance with the
submitted project description and plans submitted for the Minor Development Review
(ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) applications, and
incorporate all conditions of approval. A separate, full-sized sheet shall be included in the
working drawings submitted for a building and/or grading permit that lists all conditions
of approval. Reference shall be made in the margin of listed items as to where the
requirements are addressed in the plans. Any change to the approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director
and may be subject to review by the Architectural Review Commission, as deemed
appropriate.
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2. The Parcel Map application shall be in substantial conformance with the submitted
information for the Tentative Parcel Map (SBDV-0362-2023) and include responses to all
applicable conditions of approval.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. As directed by the Architectural Review
Commission on February 5, 2024, the plans shall incorporate additional articulation for the
residences through the use of architectural detailing, different paint colors, or other features
on building elevations facing the adjacent neighbors. The color palettes shall also
incorporate the use of natural colors.
4. Plans submitted for a building permit shall include the locations of all lighting such as
bollard style landscaping or path lighting. All wall-mounted lighting fixtures shall be
clearly labeled on building elevations and complement the building architecture. The
lighting schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut sheets in the submitted plans. The selected fixture(s) shall be
shielded to ensure that light is shielded and directed downward consistent with standards
outlined in Municipal Code Section 17.70.100 (Lighting and Night Sky Preservation).
5. All ducts, meters, air conditioning equipment, and other mechanical equipment, whether
located on the ground, roof, or elsewhere on the structure or property, shall be screened
from public view with materials that are architecturally compatible with the main residence
to the satisfaction of the Community Development Director. Public view includes existing
views from all public streets and sidewalks. Gas and electric meters, electric transformers,
and large water piping systems (e.g., backflow prevention devices) shall be completely
screened from public view with approved architectural features and/or landscaping or
located in the interior of the residence or property. This requirement applies to the initial
construction of the residence and any subsequent improvements.
6. Plans submitted for a building permit shall include landscape and irrigation plans. 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. Details on the proposed surfaces and finishes of hardscapes shall be
included in the landscaping plan.
7. Plans submitted for a building permit shall include elevations and detail drawings of all
proposed fences and/or walls. All proposed fences and walls shall be of high-quality
materials such as pressure-treated wood fences, split-face block walls, etc. Fences facing
the public right-of-way shall be constructed with the finished side of the fence facing the
public right-of-way. All proposed fences, walls, and hedges shall comply with standards
outlined in Municipal Code Section 17.70.070 (Fences, Walls, and Hedges).
8. Prior to final inspection for the building permits to construct the units, the accompanying
Parcel Map to create four (4) new lots shall be recorded.
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Housing Division – Community Development Department
9. At the time of building permit issuance, the applicant shall pay the required inclusionary
housing in-lieu fee in accordance with Municipal Code Section 17.138.060 (In-lieu
Housing Fee).
City Arborist – Community Development Department
10. At the time of building permit application, the landscape and irrigation plans shall show all
existing trees to be removed and trees to be retained. The plan shall show neighboring trees
with canopies or root zones within the area of disturbance. Tree protection measures
described in the Arborist Report, dated June 13, 2024, by the Oakley Group shall be
included on the building plans. Additional tree protection measures may be required to the
satisfaction of the City Arborist.
11. Tree removals shall be limited to the 12 onsite trees described in the Arborist Report, dated
June 13, 2024, by the Oakley Group and shown in plans submitted as part of the
application. Removed trees shall be replaced onsite at a minimum 1:1 compensatory ratio
from the City’s Master Tree List, subject to the satisfaction of the City Arborist.
Compensatory plantings shall be clearly noted in the landscape and irrigation plans
submitted as part of the building permit application.
12. At the time of building permit application, the landscape and irrigation plans shall include
the required street trees. Street trees are required at the rate of one tree per each 35 linear
feet of frontage. The City Arborist shall review and approve the proposed tree species based
on the location, soils type, and overhead wiring conflicts.
13. To increase the urban canopy and address privacy concerns raised between neighboring
properties, the landscape and irrigation plans shall include the planting of two (2) additional
Jacaranda (Jacaranda mimosifolia) trees along the southeast property line, subject to the
satisfaction of the City Arborist. These two (2) additional trees raise the minimum required
compensatory plantings to 14 trees.
14. At the time of building permit application, the landscape and irrigation plans shall
demonstrate that the compensatory trees are planted in accordance with the City’s
Engineering Standards for Tree Planting.
15. During site construction, the recommended tree protection measures described in the
Arborist Report, dated June 13, 2024, by the Oakley Group shall be implemented to ensure
that the nine (9) existing trees located on adjacent, neighboring properties to the northwest
and southeast are not impacted by the proposed development.
16. During site construction, the Project Arborist shall supervise all construction work
performed within and adjacent to the tree protection zone (TPZ) as indicated in the Arborist
Report. Any work performed within the TPZ shall be done with hand tools so that the
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Project Arborist is able to determine that there would be no more than 25% of root zone
loss during construction.
17. Prior to final inspection, all compensatory tree plantings shall be completed in accordance
with the approved landscape and irrigation plans.
18. California Fish and Game Code Section 3503.5 5 and the Migratory Bird Treaty Act of
1972 prevents the removal of trees with active nests. To account for most nesting birds,
removal of trees should be scheduled to occur in the fall and winter (between September
1st and January 31st) and after the young have fledged. If removing trees during the nesting
season (February 1st to August 31st), a qualified biologist shall inspect any trees marked
for removal that contain nests to determine if the nests are active. If there are active nests,
trees shall not be removed and may only be removed once a qualified biologist provides a
confirmation memo that breeding and/or nesting is completed, and young have fledged the
nest prior to removal of the tree to the satisfaction of the Community Development Director
or City Biologist.
Engineering Division – Community Development / Public Works Departments
19. The building plan submittal shall comply with all requirements and conditions of the
Development Review and Tentative Subdivision approvals.
20. Park in-lieu fees shall be paid for each new dwelling unit prior to map recordation or at the
time of building permit issuance, whichever comes first. The fees shall be based on the fee
resolution in effect at the time. Credit for the removal of any lawful unit will be applied to
the final fee.
21. The existing driveway approach shall be upgraded as necessary to provide disabled access
behind the ramp per the Americans with Disabilities Act (ADA) and City standards to the
approval of the Public Works Director.
22. Unless otherwise waived by the City Engineer, the existing fire hydrant located along the
project frontage shall be upgraded to current City Standards.
23. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for surface parking lots for water quality
and/or quality control purposes. Alternate paving material shall be approved to the
satisfaction of the Community Development Director.
24. A soils report shall be provided at the time of building permit application.
25. The building plan submittal shall show and label all property lines, dedications, public
easements, and private easements in accordance with the parcel map. The building plans
shall show and label all existing and proposed survey monumentation for referenc e. The
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plan shall note the required monument preservation or replacement for any disturbed
monuments.
26. The building plan submittal shall show and label all existing and proposed frontage
improvements and sidewalk furniture located within the public right-of-way to scale on the
site plan for reference. Improvements to be shown include but are not limited to curb, gutter
& sidewalk, driveway approaches, catch basins, curb ramps, fire hydrants, streetlights,
utility poles, parking meters, curb and street painting, overhead and underground utility
services, utility vaults, water meter vaults, water and sewer services, utility abandonments,
street signs, sidewalk underdrains, fences, retaining walls, landscape improvements, and
street trees. Plan must differentiate between existing frontage improvements and new
frontage improvements. New improvements shall include reference to the applicable
Engineering Standards.
27. Projects involving the construction of new structures require the complete frontage
improvements to be installed and that the existing improvements be upgraded per City
Engineering Standards.
28. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Director. Contact this office
to set up a site visit to discuss sections to be repaired or replaced. All areas to be repaired
or replaced shall be shown on the building plan submittal for reference.
29. A separate subdivision improvement or miscellaneous public improvement plan is not
required. The building plan submittal may be used to show some or all of the required
private on-site subdivision improvements. Improvements located within the public right-
of-way will require a separate encroachment permit and associated inspection fees based
on the fee schedule in effect at the time of permit issuance. A separate subdivision
improvement plan review fee and subdivision map check fee will be required for the Public
Works Department review and inspection of the public subdivision/development
improvements and map in accordance with the most current fee resolution.
30. The building plan submittal shall show and note compliance with the Drainage Design
Manual and drainage amendments per Section 1804.4.2 of the Cit of San Luis Obispo
adopted Building Code. The submittal shall include a summary drainage report to evaluate
any changes in grading and drainage. Improved or diverted drainage shall not be directed
across the side or rear property lines unless conveyed to an existing waterway, a drainage
easement, or where the discharge is designed in accordance with the Drainage Design
Manual.
31. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation
or grade break at the yard areas and drainage arrows to show the proposed drainage. Include
the finished floor elevation of the residences/garage, patio finish surface elevations, finish
grade elevations, and yard drainage.
ARCH-0361-2023, SBDV-0362-2023
3160 Johnson Avenue
Page 9
32. The site development plan submittal shall show any parking, access, utility, site, and/or
drainage improvements required to support the proposed subdivision. The building plan
submittal shall show all existing public and/or private utilities and improvements shall be
approved to the satisfaction of the Community Development Director and Public Works
Director prior to recordation of the parcel map. Unless otherwise waived or deferred, the
site/utility plan shall include drainage improvements, water, sewer, storm drains, gas,
electricity, telephone, cable TV, and any related utility company meters for each parcel if
applicable. Any utility relocations, demolitions, and/or other on-site work shall be
completed with proper permits and receive final inspection prior to recordation of the
parcel map.
33. Improved drainage shall be directed to a non-erosive outlet and ultimate discharge to the
face of curb with an approved sidewalk underdrain per City Engineering Standards.
34. The building permit submittal shall show and note compliance with the Post Construction
Stormwater Regulations and the City’s Drainage Design Manual. The altered and/or
replaced frontage improvements shall be included in the area analysis.
35. The building plan submittal shall include a complete site utility plan showing all existing
and proposed utilities along with all utility company meters. The plan shall show and note
the abandonment of all existing utilities unless otherwise approved for re-use.
36. All new wire utilities to serve the development on all four parcels shall be underground.
The underground wiring shall be achieved without a net increase in wood utility poles
located within the public right-of-way unless otherwise approved by the City and serving
utility companies.
37. Any easements including, but not limited to, provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, common driveways, and maintenance
of the same shall be shown on the Parcel Map and/or shall be recorded sepa rately prior to
map recordation, if applicable. Said easements may be provided for in part or in total as
blanket easements.
38. An agreement for the shared common driveway, drainage, and utilities shall be prepared
and recorded concurrently with the Parcel Map. The agreement shall contain provisions for
maintenance by the owners sharing the easement area described in the agreement.
Additionally, parking shall not be permitted along the driveway or in front of the garages.
39. The Parcel Map may require a public pedestrian easement for the ADA sidewalk extension.
40. The subdivider shall dedicate a 10’ wide street tree and public utility easement across the
frontage of each parcel fronting Johnson Avenue. Said easement shall be adjacent to and
contiguous with all public right-of-way lines bordering each parcel.
ARCH-0361-2023, SBDV-0362-2023
3160 Johnson Avenue
Page 10
41. The Parcel Map may be recorded prior to construction of the required public and/or private
subdivision improvements. If so, the map conditions or code requirements may be satisfied
by the preparation and approval of a subdivision improvement plan.
42. A Stormwater Operations and Maintenance Manual and Private Stormwater Conveyance
Agreement shall be provided in conjunction with the development project. The stormwater
conveyance agreement shall be recorded separate or concurrent with the map recordation.
43. Unless otherwise approved by the City, all stormwater BMPs shall be located on private
property and not within the public right-of-way. If allowed within the right-of-way, a
separate encroachment agreement will be required, and may be recorded concurrent with
the Parcel Map.
Utilities Department
44. A private utility easement and agreement including, but not limited to, water and sewer
utilities shall be recorded prior to recordation of the final map and /or issuance of building
permits, whichever occurs first. The recorded private easement and agreement shall set
forth responsibilities for each parcel served, including responsibility for maintenance,
inspection, and improvement of the shared sewer lateral.
45. The building permit submittal shall include a site utility plan showing the size of existing
and proposed sewer and water services. The proposed utility infrastructure shall comply
with the latest engineering design standards effective at the time the building permit is
obtained and shall have reasonable alignments needed for maintenance of public
infrastructure along public roads. The existing sewer lateral shall be removed or
abandoned pursuant to the City’s Engineering Standards, and a new sewer lateral shall be
constructed to serve the project, subject to the approval of the Utilities Director.
46. Engineer’s calculations shall be provided with the submittal of the building permit to
confirm water meter sizes. Engineer’s calculations shall be provided with the submittal of
the building permit for the proposed sewer generations and to confirm private sewer lateral
capacity.
47. A private utility easement and agreement (including, but not limited to water and sewer
utilities) shall be recorded prior to recordation of the final map and issuance of building
permits. The recorded private easement and agreement shall set forth responsibilities for
each parcel served (including responsibility for maintenance, inspection, and improvement
of the shared sewer lateral).
48. The building permit submittal shall include a final landscape design plan and irrigation
plan and identify the square footage of landscaping proposed as part of the project. If
greater than 500 square feet, applicant shall provide a Maximum Applied Water Allowance
(MAWA) calculation. The project’s estimated total water use (ETWU) to support new
ornamental landscaping shall not exceed the project’s maximum applied water allowance
(MAWA).
ARCH-0361-2023, SBDV-0362-2023
3160 Johnson Avenue
Page 11
49. Portable city water shall not be used for major construction activities, such as grading and
dust control. Recycled water is available through the City’s Construction Water Permit
program.
Indemnification
50. 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.
Applicable Application or Code Requirements and Informational Notes
51. The subdivision shall be recorded with a Parcel Map. The Parcel Map preparation and
monumentation shall be in accordance with the City’s Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The Parcel Map shall use U.S.
Customary Units in accordance with the current City Engineering Standards.
52. The Parcel Map, exhibits, and legal descriptions shall be prepared by a California Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying.
53. The geotechnical report for the project shall be referenced on the Parcel Map in accordance
with the City’s Subdivision Regulations and the Subdivision Map Act.
54. A subdivision improvement plan review fee and subdivision map check fee will be required
for the Public Works Department review and inspection of the public subdivision or
development improvements and map in accordance with the most current fee resolution.
The foregoing document was passed and adopted this 17th day of June 2024.
Community Development Director
Timothea Tway
By: Brian Leveille, Hearing Officer
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N27°40'23"E 173
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'S52°24'00"E 169.33'N40°00'03"E 1
6
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'L=116.65',R=738.00',Δ=9°03'23"(375)(380)(385)(390)(373)(373
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)
(384
)(386)(387)(388)(389)(375)(380)(385)(390)(376)(377)(378)(379)(381)(382)(383)(384)(386)(387)(388)(389)380376375380376377378379381382383384384.80 FS
380.80 FS
385 386385
386
387379378377376379378377376375376375376377377376376377378377376375375376376382
381376375375376
RECOMMENDED BY:
PLANNING BUILDING
DIRECTOR OF PUBLIC WORKS DATE
RECOMMENDED BY:
APPROVED BY:
PLOT DATE
SHEET
PROJECT NO.
A-037.01
3/15/2024 12:37 PM
CITY OF SAN LUIS OBISPO
PARCELS A & B
APN: 004-523-016
14 PM 27REGISTERED P R O F E S SIONAL ENGINEERSTATE OF C A L I F O RNIAMATTHEW W . P
R
IESSC I V I L
TC
MP
MP
DESIGNED BY:
DRAWN BY:
CHECKED BY:YOU DIG
BEFORE
YOU DIG
DAYS BEFORE
TWO WORKINGDIAL
1-800-227-2600
A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT
TOLL FREE
SEAL
MATTHEW W. PRIESS - RCE 69213 - EXP. 06/30/24 DATE
PLANS PREPARED BY:
THIS PLAN WAS PREPARED UNDER THE SUPERVISION OF:
CIVIL ENGINEERING & LAND SURVEYING
Address: 3744 E Chapman Ave #2145, Orange, Ca. 92859
Mobile: (805) 720-2958
Email: mattpriess@yahoo.com
BENCHMARK:
CITY OF SAN LUIS OBISPO BENCHMARK #64 "L&T 26'+/-
NORTH OF B.C.R.AT THE N.E.C OF JOHNSON & LAUREL
LANE.
Elevation: 381.46' (NAVD88)
ADDRESS: 3160 Johnson Ave
San Luis Obispo, Ca. 93401
NOR
T
H
1 inch = ft.
GRAPHIC SCALE
010 10 20
10
305
EROSION CONTROL PLAN
C-2JOHNSON AVEPARCEL 1
PARCEL 2
PARCEL 3
PARCEL 4
STREET SWEEPING & VACUUMING
DESCRIPTION AND PURPOSE
SWEEPING AND VACUUMING INCLUDES USE OF SELF-PROPELLED
AND WALK-BEHIND EQUIPMENT TO REMOVE SEDIMENT FROM
STREETS AND ROADWAYS, AND TO CLEAN PAVED SURFACES IN
PREPARATION FOR FINAL PAVING. SWEEPING AND VACUUMING
PREVENTS SEDIMENT FROM THE PROJECT SITE FROM ENTERING
STORM DRAINS OR RECEIVING WATERS.
SUITABLE APPLICATIONS
SWEEPING AND VACUUMING ARE SUITABLE ANYWHERE
SEDIMENT IS TRACKED FROM THE PROJECT SITE ONTO PUBLIC
AND PRIVATE PAVED STREETS AND ROADS, TYPICALLY AT
POINTS OF EGRESS. SWEEPING AND VACUUMING ARE ALSO
APPLICABLE DURING PREPARATION OF PAVED SURFACES FOR
FINAL PAVING.
LIMITATIONS
SWEEPING AND VACUUMING MAY NOT BE EFFECTIVE WHEN
SEDIMENT IS WET OR WHEN TRACKED SOIL IS CAKED (CAKED
SOIL MAY NEED TO BE SCRAPED LOOSE).
IMPLEMENTATION
·LIMIT THE NUMBER OF POINTS WHERE VEHICLES CAN
LEAVE THE SITE FOCUSES SWEEPING AND VACUUMING
EFFORTS.
·INSPECT POTENTIAL TRACKING LOCATIONS DAILY.
·SWEEP AND VACUUM VISIBLE SEDIMENT TRACKED AREAS
DAILY.
·DO NOT USE KICK BROOMS OR SWEEPER ATTACHMENTS
BECAUSE THESE TEND TO SPREAD SEDIMENT RATHER
THAN REMOVE IT.
·CONSIDER RE-CLAIMING SWEPT AND VACUUMED SEDIMENT
BACK INTO THE PROJECT SITE VERSUS MIXING IT WITH
DEBRIS OR TRASH.
EROSION CONTROL NOTES
1. EROSION CONTROL SHALL BE PROVIDED WITH INTENT TO
PREVENT ANY DOWNSTREAM OR DOWNWIND SILTATION OR
DAMAGE. EROSION CONTROL SHALL BE CONSTRUCTED TO
“BEST MANAGEMENT PRACTICES” STANDARDS AS DEFINED
IN THE EROSION AND SEDIMENT CONTROL FIELD MANUAL
PUBLISHED BY THE CALIFORNIA REGIONAL WATER QUALITY
CONTROL BOARD (A COPY IS AVAILABLE FOR REVIEW AT
THE CITY ENGINEERING DIVISION COUNTER). IN THE EVENT
THAT YOUR EROSION CONTROL FAILS OR IS DEEMED
INADEQUATE, ADDITIONAL OR IMPROVED EROSION CONTROL
SHALL BE PLACED IMMEDIATELY.
2. EROSION CONTROL SHALL BE DIRECTED AT THE SOURCE OF
POTENTIAL EROSION INCLUDING DUST CONTROL,
PROTECTION OF STOCKPILES, PROTECTION OF SLOPES,
PROTECTION OF ALL DISTURBED AREAS AND PROTECTION
OF CONSTRUCTION DRIVEWAYS. IN ADDITION, PERIMETER
CONTAINMENT MEASURES SHALL BE PLACED TO PREVENT
ERODED SOILS FROM REACHING THE STORM DRAIN SYSTEM.
3. EROSION CONTROL MEASURES SHALL BE FULLY INSTALLED
AT ALL TIMES FROM OCTOBER 15 THROUGH APRIL 15,
INCLUSIVE, EXCEPT AS NOTED BELOW.
4. ALL SITE DRIVEWAYS SHALL BE PROTECTED AGAINST
EROSION AT ALL TIMES INCLUDING EVENINGS, WEEKENDS
AND HOLIDAYS. SUCH PROTECTION MAY BE REMOVED TO
PROVIDE ACCESS TO THE SITE DURING WORK HOURS IF
WEATHER CONDITIONS ALLOW.
5. IN ALL CASES WHERE SILT LADEN RUNOFF MAY ESCAPE
THE SITE, THE FIRST DOWNSTREAM STORM WATER DRAIN
INLET SHALL BE PROTECTED. REFER TO THE EROSION AND
SEDIMENT CONTROL FIELD MANUAL FOR STANDARD
DETAILS.
6. ALL STOCKPILES SHALL BE PROTECTED AGAINST WIND AND
WATER EROSION IMMEDIATELY UPON PLACEMENT. SUCH
PROTECTION SHALL REMAIN IN PLACE UNTIL USE OR
REMOVAL OF STOCKPILE, REGARDLESS OF THE TIME OF
YEAR. REFER TO THE EROSION AND SEDIMENT CONTROL
FIELD MANUAL FOR STANDARD DETAILS.
7. PERMANENT EROSION CONTROL MEASURES SHALL BE FULLY
ESTABLISHED TO THE SATISFACTION OF THE CITY
ENGINEER OR HIS REPRESENTATIVE PRIOR TO FINAL
SIGN-OFF BY THE ENGINEERING DIVISION.
- STREET SWEEPING AND VACUUMING
SSV
EROSION CONTROL LEGEND
CW - CONCRETE WASHOUT AREA
- SAND BAGS
- FIBER ROLL
- CONSTRUCTION ENTRANCE
SSV
CW
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right side elevation (west)back elevation (south)A-4ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2211611 / 10 / 22521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)122.5SCALE 1/4"= 1'-0"22.5'9'-0"1'-0"9'-0"plate linefloor linefloor lineplate lineasphalt shinglescomposite sidingadheared brick facewood entry doorNew Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573EXTERIOR FINISH MATERIAL'S SIDING- HARDIE BOARD AND BAT SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMBRICK VENEER RIDGE ELEVATION 403.5' FLOOR ELEV 381.0'METAL ROLL UP DOORTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.AVERAGE NATURAL GRADE 379'PROPERTYLINEEXIST ELEV379.5'7.5'10.5'EXIST GRADE 381.0'22.0'10'PLAN A , PARCEL 1 PROPERTY LINESherwin williamstrim colorSherwin williamssiding color12'25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8"12'SETBACK PLANE LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE13' All chimneys attached to any appliance or fireplacethat burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.22'City Fire Requirements New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.ATTACHMENT B
right side elevation (east)back elevation (south)A-4.1ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2211611 / 10 / 22521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (west)122.5SCALE 1/4"= 1'-0"22.5'9'-0"1'-0"9'-0"plate linefloor linefloor lineplate lineasphalt shinglescomposite sidingwood entry doorNew Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573EXTERIOR FINISH MATERIAL'S SIDING- HARDIE BOARD AND BAT SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMRIDGE ELEVATION 402.5' FLOOR ELEV 380.0'METAL ROLL UP DOORTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.AVERAGE NATURAL GRADE 377.55'PROPERTYLINEEXIST ELEV379.5'7.5'9.5'EXIST GRADE 381.0'20.5'10'PLAN A , PARCEL 2 PROPERTY LINESherwin williamstrim color andsiding12'25'5'10'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE13'7"24.95' All chimneys attached to any appliance or fireplacethat burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.22'City Fire Requirements New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.ATTACHMENT B
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right side elevation (west)back elevation (south)B-3ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2310307 / 10 / 23521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)New Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573124SCALE 1/4"= 1'-0"EXTERIOR FINISH MATERIAL'S SIDING- HARDIE LAP SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.2x8 FACIA14"X24" VENTPLAN B PARCEL 3PROPERTY LINEAVERAGE NATURAL GRADE 383.70'EXISTING GRADE 382.75'5'23.3'plate linefloor line9'-0"RIDGE ELEV HEIGHEST POINT 408.3'9'-0"4.3'1'-0"388.0 EG.10'7'Sherwin williamssiding colorSherwin williamstrim color25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8"12'SETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE25'5'10'11'PROPERTY LINE12'SETBACK PLANE LINEAVERAGE NATURAL GRADE 383.70'FLOOR ELEV 385.0'24.6'plate linefloor lineexisting grade 381.5'retaining wallATTACHMENT B
right side elevation (west)back elevation (south)B-3.1ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2310307 / 10 / 23521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)New Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573124SCALE 1/4"= 1'-0"23.3'plate lineEXTERIOR FINISH MATERIAL'S SIDING- HARDIE LAP SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMRIDGE ELEV HEIGHEST POINT 408.3'FLOOR ELEV 385'TYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.9'-0"4.3'1'-0"2x8 FACIA6X6 POSTHARDIE LAP SIDINGMETAL ROLL UP DOOR14"X24" VENTPLAN B PARCEL 4387.0 EG.7'23.9AVERAGE NATURAL GRADE 384.4'EXISTING GRADE 384.5'Sherwin williamstrim colorSherwin williamssiding color12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE12'25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE17'-8"7'12'SETBACK PLANE LINE9'-0"ATTACHMENT B
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ATTACHMENT C
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 1 | Page
Memorandum
To: Jordan Knauer From: Sam Oakley
Team Sweasey Master Arborist WE-9474B
1317 Chorro Street Consulting Arborist #556
San Luis Obispo, CA 93401 415.407.6995
jordan@teamsweasey.com sam@oakleygroup.org
Subject: Tree Protection Guidelines at 3160 Johnson Avenue
Date: June 12, 2024 (Updated)
Introduction
We were asked to prepare an arborist report for the property at 3160 Johnson Avenue in San
Luis Obispo, California.
Four (4) new single-family residences are proposed to be built on the property. Currently,
there is an unoccupied single-family residence.
During the construction of the buildings, all the on-site trees are proposed to be removed.
There are potential disturbances to several neighboring trees; however, these impacts will be
minimal and can be mitigated by erecting tree protection and following simple guidelines.
Images of the trees are contained in Exhibit 1 of this report. All neighboring trees are
intended to be preserved.
The arborist report contains the following required items:
• Site plan that identifies all trees on the subject property and the adjacent properties
that may be affected by the proposed development (Fig. 1);
• Information on location, species, health, canopy, and root zones of trees in the
vicinity (Tab. 1);
• Recommended measures for tree protection.
Tree Count & Composition
There are twenty-one (21) existing trees on the subject property and the adjacent properties
that may be affected by the proposed development:
Twelve (12) existing trees are located on the subject property and are proposed for removal.
These trees are low-value, unmaintained and/or volunteer individuals that will not contribute
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 2 | Page
to the long-term aesthetics of the proposed development. Two (2) of these individuals (Trees
2 & 3) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC.
Nine (9) neighboring trees may be affected by the proposed development, to what degree it
is uncertain. Four (4) of these neighboring individuals (Trees 12, 14, 15, & 16) are
considered regulated pursuant to Chapter 12.24.090 of the SLOMC.
Figure 1: site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the
proposed development
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 3 | Page
Table 1: information on location, species, health, canopy, and root zones of trees in the vicinity.
Tree Protection Guidelines
The following sections are to be referred to for Tree Protection Guidelines (TPG).
Neighboring trees may incur impacts, the extent of the impacts cannot be determined at this
time, but it is important to acknowledge that impacts may occur. All the trees that may be
impacted by the proposed development will require protection.
Overview of Tree Protection Guidelines
The following is a brief overview of the tree protection guidelines for quick reference of
critical activities within Tree Protection Zones (TPZ).
• Set up Tree Protection Fencing for the project 5 feet from the property line in areas
of concern (please see the plans). This will accommodate the dripline of neighboring
trees; No more than 25% of root zone loss is acceptable.
• No project arborist is not required to be onsite; if large roots are discovered during
the project, a clean cut will be performed to ensure the health of the trees
• a TPZ zone in the NE corner 10 X 10 to help protect the large trees on the neighboring
property
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 4 | Page
• (For patio) if roots are discovered during preliminary potholing near TPZ, spot
footings are to be used with grade beams.
• Prune trees overhanging the project in a phased program up to a maximum of 25%
of live crown to encourage foliage growth for screening of the project & neighboring
property.
• All on-site trees are to be removed.
Figure 2: Parcel 1 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees.
Figure 3: Parcel 3 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees.
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 5 | Page
Figure 4: Parcel 2 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees.
Tree Protection Zone
Neighboring Trees 13, 14, 15, 16, 17, & 18 to be preserved shall have a designated TPZ
identifying the area sufficiently large enough to protect the tree and roots from disturbance:
Tree cluster 11: there is a 3-foof wide concrete slab directly adjacent to the PL, which will
be removed. Because structural roots and feeder roods are not likely growing under the slab,
the Tree Protection Zone will be set at the 5-foot over-excavation limit. The existing fence
will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-
inch deep, 12-inch diameter footings.
Tree cluster 12: there is a 5-foof wide concrete slab directly adjacent to the PL, which will
be removed. The Tree Protection Zone will be set 5-foot over-excavation for the building
foundation. The existing fence will be replaced with a new fence that will bridge any roots
with 6-foot steel posts and 24-inch deep, 12-inch diameter footings (optional Allen block
wall if roots are encountered). Tree cluster 12 will need to be carefully pruned back to 4.5-
feet from the PL, to occur in phases with a maximum of 25% pruning per year. I encourage
to prune just enough for adequate clearance and to encourage new growth for screening
between the project and the neighboring property to the north.
Trees 13 & 14: there is a concrete slab 4.5-feet from the PL, which will be removed. Tree
Protection Zone will be set at the 5-foot over-excavation for the building foundation. The
existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel
posts and 24-inch deep, 12-inch diameter footings.
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Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
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Trees 15 through 18: the Tree Protection Zone will be set approximately 10-feet from the
PL to the south, set at the dripline. There is no fence currently, but a new fence will be
installed that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter
footings.
Work that is performed within a TPZ will require the contractor to contact the Project
Arborist for guidance. Improvements or activities such as paving, utility, and irrigation
trenching and other ancillary activities shall occur outside the TPZ, unless authorized by the
Project Arborist. Unless otherwise specified, the protective fencing shall serve as the TPZ
boundaries.
Any improvements planned within the TPZ should be detailed on the Design Plans, e.g.,
installing retention basins, meters, backflows, valves. Improvements should be as far from
the any tree trunk as possible.
Activities prohibited within the TPZ include:
• Storage or parking vehicles, building materials, refuse, excavated spoils or
dumping of poisonous materials on or around trees and roots. Poisonous
materials include, but are not limited to, paint, petroleum products, concrete
or stucco mix, dirty water or any other material which may be deleterious to
tree health.
• The use of tree trunks as a winch support, anchorage, as a temporary power
pole, signposts, or other similar function.
• Cutting of tree roots by utility trenching, foundation digging, placement of
curbs and trenches and other miscellaneous excavation without prior
approval of the PA.
• Soil disturbance or grade/drainage changes
• Materials must not be stored, stockpiled, dumped, or buried inside the
dripline of trees.
• Excavated soil must not be piled or dumped, even temporarily, inside the TPZ
of protected trees.
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 7 | Page
Tree Protection Fencing
All trees to be preserved shall be protected with four (4) foot high brightly colored orange
fencing. Fencing is to be mounted posts and/or stanchions. A closeable 36-inch entry section
for servicing the TPZ shall be provided.
Tree fencing shall be erected prior to demolition, grading or construction and remain in place
until final inspection. TPZ should not be moved without the prior approval of the Project
Arborist.
TPZs are to remain throughout the entirety of the project.
Warning signs shall be prominently displayed on each fence.
No Trenching, Excavation or Equipment Use is planned withing the TPZs of the subject
trees.
Cover TPZ with a 4- to 6-inch layer of mulch to protect the root zone from unintended
compaction.
Pruning, Surgery, & Removal
Prior to construction, trees may require that branches be pruned clear from proposed/existing
structures, activities, building encroachment or may need to be strengthened by means of
mechanical support (cabling) or surgery. Such pruning, surgery or the removal of trees shall
adhere to the following standards:
Pruning limitations:
Tree cluster 12: pruning shall consist of ‘crown cleaning’ and ‘clearance pruning’ as defined
by ISA Pruning Guidelines. Trees shall be pruned to reduce hazards and develop a strong,
safe framework.
No more than one-fourth (25%) of the functioning leaf and stem area may be removed within
one (1) calendar year of any tree, or removal of foliage to cause the unbalancing of the tree.
It must be recognized that trees are individual in form and structure, and that pruning needs
may not always fit strict rules.
Tree Workers: Pruning shall not be attempted by construction or contractor personnel.
If roots three (3) inches in diameter, or larger, are encountered during excavation, Contractor
shall contact the Project Arborist and request a field inspection, or their designated
representatives, and obtain instruction as to how the roots should be treated. No roots three
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 8 | Page
(3) inches in diameter, or larger, shall be cut and removed without prior approval from the
Project Arborist, or their designated representatives.
Conclusion
It is the nature of trees exposed to construction that some do not survive, and mortality cannot
be predicted. If due care is exercised, all the trees on the project are expected to remain
healthy and alive.
Certification
I, Sam Oakley, CERTIFY to the best of my knowledge and belief:
1. That the statements of fact contained in this plant appraisal are true and correct.
2. That the analysis, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and that they are my personal, unbiased
professional analysis, opinions, and conclusions.
3. That I have no present or prospective interest in the plants that are the subject of this
analysis and that I have no personal interest or bias with respect to the parties
involved.
4. That my compensation is not contingent upon a predetermined value or direction in
value that favors the cause of the client, the amount of the value estimate, the
attainment of a stipulated result, or the occurrence of a subsequent event.
5. That my appraisal is based on the information known to me at this time. If more
information is disclosed, I may have further opinions.
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Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 9 | Page
Assumptions and Limiting Conditions
While trees vary in their tolerance to changed conditions, disruption in any form of the
environment to which the trees have grown accustomed, may result in adverse reaction. No
assurance can be offered that if all the recommendations and precautionary measures are
accepted and followed, the desired results will be achieved. Demolition and construction
activity among and near trees is inherently contrary to tree welfare. The objective of these
guidelines is to provide information useful in mitigating undesirable consequences resulting
from uninformed or careless acts. If strict adherence to all recommendations is performed,
we believe this project will be successful.
The following are limitations to this report:
• All information presented herein covers only the trees examined at the area of
inspection, and reflects the condition observed of said trees at the time of inspection.
• Observations were performed visually without probing, dissecting, coring, or
excavation, unless noted above, and in no way shall the observer be held responsible
for any defects that could have only been discovered by performing said services in
specific area(s) where a defect was located.
• No guarantee or warranty is made, expressed or implied, that defects of the trees
inspected may not arise in the future.
• No assurance can be offered that if the recommendation and precautionary measures
are accepted and followed, that the desired results may be attained.
• No responsibility is assumed for the methods used by any person or company
executing the recommendations provided in this report.
• The information provided herein represents an opinion, and in no way is the reporting
of a specified finding, conclusion, or value based on the retainer.
• This report may not be reproduced in whole or part without written consent. This
report has been prepared exclusively for use of the parties to which it has been
submitted.
• Should any part of this report be altered, damaged, corrupted, or lost, the entire
evaluation shall be invalid.
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 10 | Page
Exhibit 1
Figure 4: (clockwise from the top left) images of Trees 1 through 5.
1
2
3
4
5
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 11 | Page
Figure 5: (clockwise from the top left) images of Trees 6 through 9.
6
7
8
9
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 12 | Page
Figure 6: (clockwise from the top left) images of Trees 10 through 12.
10
11
12
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 13 | Page
Figure 7: (clockwise from the top left) images of Trees 13 through 18.
13 14
15
16
17 18
16
ATTACHMENT D
Tree Protection Guidelines at 3160 Johnson Avenue
San Luis Obispo, CA
Jordan Knauer 14 | Page
Figure 8: an image of Trees 19 through 21.
19
20
21
ATTACHMENT D