HomeMy WebLinkAbout06/20/2000, 2A - SUBDIVISION OF 3 LOTS INTO 13 SINGLE FAMILY RESIDENTIAL LOTS AND 1 LINEAR PARK LOT ON 3.10 ACRES AT 936 FULLER ROAD (TR/ER 225-99) council &M D"
06-20-00 '
j acEnaa Report 2A
C I T Y OF SAN LU I S O B I S P O
FROM: Arnold Jonas, Community Development Arect i=-- 41
Prepared By: Whitney McIlvaine, Associate Planner {, wn(
SUBJECT: SUBDMSION OF 3 LOTS INTO 13 SINGLE FAMILY RESIDENTIAL
LOTS AND 1 LINEAR PARK LOT ON 3.10 ACRES AT 936 FULLER
ROAD (TR/ER 225-99)
CAO RECOMMENDATION
Approve the Planning Commission's recommendation to adopt a resolution: 1) approving the
Negative Declaration of Environmental Impact with mitigation, and 2) approving the tentative
map with conditions.
DISCUSSION
Data Summary
Zoning: Low-Density Residential, Specific Plan (R-1-SP) and Conservation Open
Space(C/OS)
General Plan: Low-Density Residential and Open Space
Address: 936 Fuller Road
Applicant/Owner: J.P.Muscarella
Representative: RRM Design Group
Environmental status: A draft Mitigated Negative Declaration was completed on May 4, 2000.
Site Description
The site is gently sloping east to west and covered primarily in grasses. To the northeast of the
site are the backyards of single family homes which front on Poinsettia Street. To the south are
scattered single-family homes. A similar subdivision of approximately 4 acres is proposed to on
property adjoining this site to the northwest. Fuller Road runs along the southerly boundary of
this tract and is not yet fully improved. Please refer to map attachments 1, and 2.
Project Description
This project - Tract 2366 —affects approximately 3.10 acres and would subdivide 3 existing lots
into 13 residential lots and 1 linear park lot. The linear park with a bikeway would be created in a
portion of the Pacific Coast Railroad right-of-way along the easterly edge of this tract and will
extend through to the tract proposed for property to the north. A detention basin in the proposed
tract to the north would also serve this subdivision. A new street extending from Fuller Road
approximately through the center of the site would provide access to lots in this subdivision and
also to the adjoining subdivision. All existing structures would be demolished.
2A-1
Council Agenda Report—Tract 225-99
Page 2
Planning Commission Review
On a vote of 4 to 1, the Planning Commission recommended that the City Council approve the
tentative map. This subdivision was discussed together with the adjoining subdivision proposal
because of their proximity and shared roads and detention basin. Applicants requested that
separate reports be prepared for City Council.
Three members of the public – all adjacent neighbors to the project sites – explained their
concerns. Two were concerned with how the projects would affect/improve historic drainage
patterns. One was concerned with how development of the lots would affect views. Commission
discussion focused on the need to annex to the existing home owners association or create a new
home owners association; access to the linear park; and proximity of the detention basin to the
creek. The Planning Commission minutes and staff report are attached. (Attachments 5&6)
Environmental Review
One initial study was prepared for this project and the adjoining subdivision. It is included as
Attachment 7. Recommended mitigation measures address geology and soils, drainage, air
quality, transportation, biological resources, energy conservation, fire hazards, and solid waste
disposal. The Planning Commission made a minor change to mitigation measure 12 to allow the
applicants to propose an alternative to the turf block recommended for use in constructing access
to the detention basin.
Evaluation/Conclusion
To approve a subdivision, the Council must find that it is consistent with the General Plan.
Additional findings are contained the State Subdivision Map Act (Section 66474). The Planning
Commission recommends that the Council make the required findings as contained in the
attached draft resolution of approval of the tentative map.
CONCURRENCES
Other department comments have been incorporated in recommended conditions of approval.
FISCAL EMPACT
Fiscal impacts will be limited to costs to maintain the public street and utility improvements. The.
detention basin, linear park, and bike path will be owned and maintained by a homeowners
association.
ALTERNATIVES
1. The Council may deny the subdivision, if it finds the project inconsistent with the General
Plan or the Edna-Islay Specific Plan.
2. The Council may approve the subdivisions with modified findings or conditions.
2A-2
4EETIN AGENDA
DATE ITEM #=
SANTA LUCIA HILLS MASTER HOMEOWNERS ASSOCIATION
• 3563 Empleo Street, Suite B, San Luis Obispo CA 93401
(805) 544 - 9093 (Fax) 544 - 6215
June 15, 2000 ❑r'77 I
No
Honorable Mayor and City Council �✓ �'
San Luis Obispo City Hall Cd! r
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990 Palm Street '
San Luis Obispo, CA 93401 L ` +I ❑
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p' t�1�26r1 E ❑PERS DIR
Re: Construction Standards of Proposed Annexations to Santa Lucia Hills
Tract 2289 (Hertel), Cowan Trust, J.P. Muscarella ✓JDkiu�5
E
Dear Council Members: Y whi'Se/lar
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The Santa Lucia Hills Master Homeowners Association has several concerns regarding the
specifications for construction of the above referenced developments. The association would greatly
appreciate your consideration of the following issues and urge you to make these a part of the conditions for
development.
1. The association has learned that Hertel plans to connect to existing association owned water meters.
Evidently it is assumed that the association will annex this new development. We feel this is putting the
cart before the horse. We would like each development to provide for their own utilities without using
existing meters owned by the association. Areas of maintenance responsibility need to be clearly defined
so that utilities are not shared by the association and any other entity. We are not certain at this time
whether this situation has been repeated for the other developments listed above. Currently the
association is negotiating with the city to settle a dispute over a shared water meter that was allowed as
part of Hertel's last development (The Willows). The association does not want this kind of situation to
occur in any of the new developments and is asking the council to make this a condition of approval.
2. All walkways/bikepaths (pathway) in all three developments should be constructed of reinforced concrete
and not asphalt. All developments prior to the Willows had concrete pathways. For some reason, the
pathway that was a part of the Willows development was allowed to be constructed of asphalt. Trees
were planted very close to this pathway and it is just a matter of time before the roots of these trees will
cause damage. Also, an asphalt pathway needs to be sealcoated on a regular basis and will need to be
replaced much sooner(possibly 15-25 years sooner) than a reinforced concrete pathway. The
association is now responsible for saving money for these future repairs, which in turn causes the
members of the association to pay more in their assessments. This asphalt pathway is located on
Larkspur near Goldenrod and extends southward towards the new development and northward to
Poinsettia.
The association has recently met with Jerry Kenny to clarify areas of association responsibility. Jerry
was very helpful in clarifying this issue for the association.
After speaking with Jon Adams of R.W. Hertel & Sons, it is my understanding that they have no
objections to the associations requests listed above.
Thank you for your attention to this matter.
Sincerely, RECEIVED
Jim Hobbs JUN 1 6 2000
Agent to the Board
cc: Board of Directors SLO CITY CLERK
a .abw L m city&C=Xft 006.dw
Council Agenda Report—Tract 225`99
Page 3
3. The Council may continue action on this item if additional information is needed. Direction
should be given to staff and the applicant.
ATTACHMENTS
1. Vicinity map
2. Reduced tentative map
3. Draft Resolution of Approval
4. Draft Resolution of Denial
5. Planning Commission minutes
6. Planning Commission staff report
7. Environmental Initial Study
Full-size plans have been provided to the City Council and are available for review at the City
Clerk's Office.
VWCC\TR 225-99
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Attachment 3
RESOLUTION NO. (2000 Series;
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE TENTATIVE MAP FOR TRACT 2366
AT 936 FULLER ROAD (TR/ER 225-99)
WHEREAS, the Planning Commission conducted a public hearing on May 10, 2000,
and recommended approval of the proposed subdivision of 3 existing lots on approximately 3.10
acres into 13 single-family residential lots and one lot for a linear park; and
WHEREAS, the City Council conducted a public hearing on June 20, 2000 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has considered the draft Negative Declaration of
environmental impact as prepared by staff and reviewed by the Planning Commission; and
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the project's Negative Declaration
adequately addresses the potential significant environmental impacts of the proposed project, and
reflects the independent judgment of the City Council. The Council hereby adopts said Negative
Declaration and incorporates the following mitigation measures into the project:
Environmental Mitigation Measures
Geology
1. A detailed soils engineering report shall to be submitted, as approved, as part of the grading
and building permit applications. The soils report shall include: data regarding the nature,
distribution and strength of the existing soils, conclusions and recommendations for grading
procedures including such recommendations to ensure that there are no impacts to the creek,
and design criteria for corrective measures, when necessary. Grading and building must be
designed and performed in compliance with the soils engineering report.
Drainage
2. Prior to approval of improvement plans and issuance of any grading permits for subdivision
improvements, the subdivider shall submit copies of permits from the Department of Fish
and Game, the Army Corps of Engineers and the Regional Water Quality Control Board for
the proposed detention basin and outfall into the creek. (See also mitigation measure# 12.)
3. Prior to final map approval,the subdivider shall provide the Director of Public Works with a
detailed hydraulic analysis which indicates the effects of the proposed development on
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TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 2
adjacent and downstream properties. The analysis must address and identify the existing
public and private drainage facilities and creek capacities in order to provide design criteria
that meet City standards. The proposed development shall not create a situation which
increases flooding potential downstream.
4. Prior to final map approval, the subdivider shall identify any areas within the project subject
to inundation during a 100-yr storm and process and complete a Federal Emergency
Management Agency Letter of Map Revision (LOMR) to include this property on the City's
Flood Insurance Rare Man prior to final acceptance of the development,to the satisfaction of
the Director of Public Works.
5. Any lots subject to flooding during a 100-yr storm shall be graded to provide minimum pad
elevations at least 1 foot above the 100-yr storm elevation, to the satisfaction of the Director
of Public Works. The areas subject to flooding shall be noted on the final map.
Air Quality
6. Consistent with Municipal Code Section 15.04.040 X. (Sec. 7004 (b)), all graded surfaces
shall be wetted, protected or contained in such a manner as to prevent dust or spill upon any
adjoining property or street. The following measures shall constitute the project's dust
management plan and shall remain in effect during all phases of project construction_
a. Regular wetting of roads and graded areas (at least twice daily with complete coverage of
all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
c. Cessation of grading activities during periods of winds over 25 mph;
d. Direct application of water on material being excavated and/or transported onsite or
offsite;
e. Watering material stockpiles;
f. Daily washdowns, or mechanical street sweeping, of streets in the vicinity of the
construction site;and
g. Non-potable water is to be used in all construction and dust control_work.
7. If applicable, the property owner shall submit evidence of a General Permit from the
Regional Water Quality Control Board prior to issuance of any grading or building permits
for subdivision improvements.
Transportation
8. The property owner shall grant an avigation easement to the County of San Luis Obispo via
an avigation easement document prepared by the County.
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3- 3
TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 3
Biological Resources
9. A pre-construction clearance survey shall be conducted by a qualified biologist prior to
ground disturbance to assure that turtles are not present within the construction zone. If
turtles are found, the turtles shall be removed out of the construction zone and placed in a
safe, suitable habitat.
10. An educational brochure or other materials shall be provided to each of the households within
the development that will provide information regarding the correct procedures for protecting
the turtles. Background information may be obtained from the Final Report of the Arbors at
Islay Hill Southwestern Pond Turtle Study, Hunt and Bowland, March 1995. A copy of the
brochure shall be submitted to the Community Development Department prior to issuance of
grading or building permits. _
11. A specific contact person shall be designated, either a resident within the development or
someone with an appropriate agency. The name and telephone number of the contact person
should be provided to all residents of the development, and included in the educational
information and on any signs regarding the turtle habitat. The contact person should be
encouraged to maintain records of turtle sightings, including the specific location and
circumstances of the sightings and explanation of what, if any, action was taken. Turtle
harassment must be reported to the California Department of Fish and Game. At least three
signs regarding turtle habitat shall be posted along the path through the linear park.
12. This development shall provide for storm water detention in accordance with City policies
and standards. As proposed, detention will be accommodated off-site in Tract 2372. If off-
site
ffsite detention is not feasible, detention shall be accommodated within Tract 2366 to the
satisfaction of the Public Works and Community Development Department Directors.
If the proposed off-site detention is feasible, the applicant shall submit a landscaping
restoration plan for the detention basin / and creek bank for final review and approval by
Department of Fish and Game and the Community Development Director prior to final map
approval. Planting shall be completed as part of subdivision improvements. Access to the
detention basin shall be constructed of turf block or some other porous surface to the
satisfaction of the Community Development Director and the Public Works Director. Plants
shall be primarily native riparian species. Detention basin slope shall not be steeper than 3:1.
Any alterations to the creek bank required to accommodate a drain from the detention basin
into the creek, shall enable an earthen channel and plantings of trees and shrubs on the bank.
Energy Conservation
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S-4
TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 4
13. All glazing shall be dual paned.
14. Wall and ceiling insulation shall exceed Title 24 energy standards to the satisfaction of the
Community Development Director.
15. Appliances, furnaces, water heaters, and lighting shall be high-efficiency and energy-
conserving to the satisfaction of the Community Development Director.
Hazards
16. A vegetation management plan shall be required for the linear park area which must address
the method of maintenance and the hazard reduction of annual grasses and vegetation to the
satisfaction of the Fire Chief prior to final map recordation.
Solid Waste
17. Site development shall include a solid waste recycling plan for recycling discarded building
materials such as concrete, drywall, wood and metals from the construction site. The plans
must be submitted for approval by the Community Development Director prior to building or
demolition permit issuance.
SECTION 2. Findings That this Council, after consideration of Tract 2366 (TR 225-99) and
the Planning Commission's recommendations, staff recommendations, public testimony, and
reports thereof,makes the following findings:
1. As conditioned and with mitigation, the design of the tentative map and proposed
improvements are consistent with the General Plan and the Edna-Islay Specific Plan which
call for single family residential development, a linear park and circulation connections in
this area
2. The site is physically suited for the type and density of development allowed in the R-1-SP
zone.
3. As conditioned, the design of the subdivision and the proposed improvements are not likely
to cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat.
SECTION 3. ApprovaL The request for approval of Tract 2366 (TR 225-99),the subdivision
of 3 existing lots on approximately 3.10 acres into 13 single-family residential lots and one lot
for a linear park is hereby approved, subject to the following conditions and code requirements:
2A-10
3-5
TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 5
Conditions
1. The subdivider shall annex to the Master Santa Lucia Hills Homeowner Association or shall
form an independent home owner association prior to approval of the final map, along with
acknowledgment regarding the acceptance of Lot 14 for the linear park and bikeway(and any
lot for the purposes of detention facilities, if needed) and the respective maintenance
responsibilities.
2. The property owner shall dedicate all that portion of property to the public that lies within the
existing Fuller Road (private R/W), in addition to the proposed widening as shown on the
tentative map to accommodate the ultimate street right of way.
3. The subdivider shall construct,or, pay a pro-rata share (reimbursement)of the actual costs of
installation of the proposed new offsite bridge over the creek on Fuller Road, if constructed
under another project, as determined by the Public Works Director. If the subdivider of this
tract constructs the bridge, bridge reimbursement provisions shall apply to this subdivider,as
provided for in the City's Municipal Code.
The new bridge shall provide a City standard sidewalk,curb & gutter on each side and four 6"
diameter conduit sleeves(two on each side)in addition to that which is necessary for water,gas,
electric,telephone and cable TV facilities,to the satisfaction of the Director of Public Works.In
addition, if full street improvements for Fuller Road have not been constructed under another
subdivision across this tract frontage(or guaranteed with bonding),necessary offsite improve-
ments and rights of way shall be provided to meet City standards and specifications,prior to
approval of the final map.
4. All internal streets shall be designed with 17m of R/W, l lm curb to curb with a 3m parkway
on each side.The structural street sections shall be designed using a 1I=6.5.
5. The subdivider shall dedicate a 2m wide public utility easement across the frontage of each
lot, which shall be adjacent to and contiguous with all public right-of-way lines bordering
each lot.
6. The subdivider shall dedicate a 3m wide street easement across the frontage of each lot,
which shall be adjacent to, and contiguous with, all public right-of-way lines bordering each
lot.
7. The subdivider shall install street lighting and all associated facilities (conduits, sidewalk
vaults, fusing, wiring, luminaries, etc.) per City standards and to the satisfaction of the
2A-11
TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 6
Director of Public Works. The design of said lighting systems shall be coordinated by the
developer between the City and PG&E so as to minimise the amount of City owned conduit
and wiring system,to the satisfaction of the Director of Public Works.
8. Sewer lift station charges shall be paid prior to recordation of the final map as determined by
the Utilities Engineer.
9. The final grades, sizes and alignments of all public water, sewer and storm drains (including
service laterals, meters, fire hydrants, etc.) are subject to modifications, to the satisfaction of
the Director of Public Works and Utilities Engineer. The City will participate in any line"up-
sizing of public water mains (increases above the size required to provide fire flow or the
City's 8" minimum,whichever is larger)
10.A gravity sewer system shall be designed and constructed to serve this development that will
connect to an existing manhole in Broad St. (State Hwy. 227) at El Capitan or other location
determined by the Utilities Director that will be compatible with the master sewer plan for
the Airport Annexation Area. Creek crossings shall include properly designed sewer siphons
and/or culverted crossings, subject to approval by the respective jurisdictional agencies.
An alternative design may be allowed, at the discretion of the Utilities Director. Use of the
County Airport lift station in Fiero Lane would be allowed only if it is determined to be in an
appropriate location and needed to serve this area of the City (within the Urban Reserve
Line). This would be subject to acceptable modifications to the existing agreement between
the County and the City that would transfer ownerhip of the lift station and force main to the
City to serve the tributary area Any required retrofitting and/or refurbishment of the existing
lift station and force main to serve this tract and other tributary areas, as determined by the
Utilities Director, and preservation of the capacity allocated to the County to serve the
County Airport per the existing agreement, shall be incorporated into the project plans. If an
acceptable modification to the existing agreement between the City and the County cannot be
reached, a new lift station may be required at a location agreeable to the Utilities Director.
The Utilities Director reserves the right to decide which of the above alternatives is the most
beneficial and feasible to serve this general area, based on the final Airport Annexation Area
Sewage Master Plan.
The subdivider shall be entitled to reimbursement for any excess costs associated with any
over-sizing of sewer mains, retrofitting of the existing County sewer lift station and force
main or a new lift station, where such greater capacity is required by the City, in accordance
with City regulations.
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TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 7
11. Grading and landscaping in the linear park, within the existing 20-foot high pressure gas
main easement, shall require written approval by Southern California Gas Company.
12. Any detention basin and related improvements shall be located within a separate lot and shall
be owned and maintained by the Homeowner Association(HOA).
13. Bike path improvements shall be consistent with the Edna-Islay Specific Plan and the
existing bike path improvements for Tract 1750. The bike path shall be constructed of
concrete to the satisfaction of the Public Works Director and shall be owned and maintained
by the Home Owner Association.
14.All boundary monuments, lot comers and centerline intersections, BC's, EC's., etc., shall be
tied to the City's Horizontal Control Network At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter
computer floppy disk, containing the appropriate data compatible with Autocad (Digital
Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be
submitted to the Director of Public Works.
15. The final map, public improvement plans and specifications shall use the International
System of Units (metric system). The English System of Units may be used on the final map
where necessary (e.g: all record data shall be entered on the map in the record units, metric
translations should be in parenthesis),to the approval of the Director of Public Works.
16. All development of this site shall be consistent with the Edna-Islay Specific Plan, except as
approved by the City Council.
17. All residential lots shall be designed consistent with City standards for lot area, width, depth,
and frontage.
IS. To the maximum extent feasible, all construction traffic shall be routed from Broad Street via
Fuller Road.
19. Prior to final map recordation, the Architectural Review Commission shall review the
projects' proposed improvements including grading, fencing, the linear park, landscaping,
and streetscape design. Fencing shall not be located or designed in such a way that the
development appears to tum its back to the street or the linear park. The Architectural
Review Commission shall also review home designs for lots in these tracts.
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3-8
TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 8
Code Requirements
1. General Construction Activity Storm Water Permits are required for all storm water
discharges associated with a construction activity where clearing, grading and excavation
results in land disturbance of five or more acres. Storm water discharges of less than five
acres, but which is part of a larger common plan of development or sale, also require a
permit. Permits are required until the construction is complete. To be covered by a General
Construction Activity Permit, the owner(s) of land where construction activity occurs must
submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State
Water Board.
2. Street improvements shall be constructed in accordance with the most current City
regulations, Standard Engineering Details and Standard Specifications (6' wide integral curb,
gutter sidewalk& driveway ramps, full street pavement, signing, striping, street lighting, fire
hydrants,barricades, etc.).
3. Street trees shall be planted in accordance with City Standards and Policies at the time of
development of each lot, to the satisfaction of the City Arborist. Species shall be Cape
Chestnut, Honey Locust, New Zealand Christmas Tree, Coast Live Oak and London Plane
Tree.
4. No trees shall be removed or thinned unless specifically approved by the City Arborist
5. Traffic Impact fees shall be paid at the time of development of each lot.
6. All bridging, culverts and modifications to the existing creek channels shall be in compliance
with the City's Flood Management Policy Book (specifically regarding clear spanning of
creeks, etc.) and approved by the Director of Public Works, Army Corp. of Engineers and
Fish& Game and must meet City standards and policies.
7. Any necessary clearing of existing creek and drainage channels,including any tree pruning or
removals, and any necessary erosion repairs shall be done to the satisfaction of the Director
of Public Works,Natural Resources Manager,Army Corp. of Engineers and the Dept. of Fish
&Game.
8. All lots shall be graded to preclude cross-lot drainage, to the satisfaction of the Director of
Public Works.
9. Architectural review is required for the design and location of the new homes and fencing in
the subdivisions.
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TR/ER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 9
10. As required by the City's Creek Setback Ordinance, no structures (except approved property
line fencing with an open design) shall be placed within 20 feet from top of bank of edge of
riparian vegetation,whichever is greater.
11. The subdivider shall pay park-in lieu fees consistent with SLO Municipal Code Section
16.40.060— 16.04.100.
12. Streets must be named as part of the final map approval process. The subdivider shall submit
a minimum of three street names for review by the Community Development Department, in
accordance with the Street Name and Address Regulations and consistent with the Edna-Islay
Specific plan. _
13. Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall
have an unobstructed width of not less than 20 feet. Access roads shall be designed and
maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided
with a surface so as to provide all-weather driving capabilities. An all weather surface turn
around shall be provided to the satisfactionof the Fire Chief.
14. Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code.
An approved water supply connected to the City distribution system and capable of providing
the required fire flow for fire protection is required. The fire flow shall be determining using
Appendix III-A of the California Fire Code.
15. Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code.
The location,number and type of hydrants connected to the City system shall be determined
using Appendix III-B of the California Fire Code and the approved City Engineering Standards.
Relocate fire hydrant from lot#6 to the comer of lot#2.
16. Fire protection systems shall be in accordance with the California Fire Code and California
Building Code as amended by the City. Residential fire sprinklers shall be required.
17. Buildings undergoing construction,alteration or demolition shall be in accordance with Article
87 of the CalifomiaFire Code.
18. The subdivider must comply with inclusionary housing requirements prior to recordation of the
final maps.
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3- )0
TRIER 225-99 Tract 2366
Resolution No. (2000 Series)
Page 10
On motion of ,seconded by ,and on the following
roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 20'day of June,2000.
Mayor Allen Settle
ATTEST:
City Clerk Lee Price
APPROVED AS TO FORM:
*bm J Jor nsen
2A-16
Attachment 4
RESOLUTION NO. (2000 Series
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING THE TENTATIVE MAP FOR TRACT 2366
AT 936 FULLER ROAD (TR/ER 225-99)
WHEREAS, the Planning Commission conducted a public hearing on May 10, 2000,
and recommended approval of the proposed subdivision of 3 existing lots on approximately 3.10
acres into 13 single-family residential lots and one lot for a linear park; and ,
WHEREAS, the City Council conducted a public hearing on June 20, 2000 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has considered the draft Negative Declaration of
environmental impact as prepared by staff and reviewed by the Planning Commission; and
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of Tract 2366 (TR 225-
99) and the Planning Commission's recommendations, staff recommendations, public testimony,
and reports thereof,makes the following findings:
(Council to specify findings to be used)
SECTION 2. DeniaL The request for approval of Tract 2366 (TR 225-99), the
subdivision of 3 existing lots on approximately 3.10 acres into 13 single-family residential lots
and one lot for a linear park is hereby denied.
On motion of , seconded by and on
the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 20th day of June,2000.
Mayor Allen Settle
2A47
-a
TRBR 225-99 Tract 2.366
Resoluticd for Denial No. (2000 Series)
Page 2
ATTEST:
City Clerk Lee Price � . . .
APPROVED AS TO FORM:
City Attorney Jeff Jorgensen
2A-18
Attachment 5
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
MAY 10, 2000
CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:07 p.m. on
Wednesday, May 10, 2000, in Council Chambers of City Hall, 990 Palm Street, San
Luis.Obispo, California.
ROLL CALL:
Present: Commissioners Allan Cooper, Jim Aiken, Orval Osbome, Stephen
Peterson, and Chairman Paul Ready
Absent: Commissioners Mary Whittlesey and Alice Loh
Staff: Recording Secretary Leaha Magee, Human Resources Director Ann
Slate, Development Review Manager Ron Whisenand, Associate Planner
Whitney Mcllvaine, and Assistant City Attorney Gilbert Trujillo.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
ACCEPTANCE OF THE MINUTES:
The Minutes of April 12, 2000, were accepted as amended.
PUBLIC COMMENT ON NON AGENDA ITEMS:
There were no non-agenda comments made.
PUBLIC HEARINGS:
1. 936 Fuller Road, TR and ER 221-99 (Tract 2366): Consideration of a tentative
tract map creating 15 lots (13 residential lots and 2 lots for drainage and open
space) and environmental review; R-1-SP; J.P. Muscarella, applicant.
This item was heard in conjunction with Item 2.
2. 906 Calle del Caminos, TR and ER 226-99 (Tract 2372): Consideration of a
tentative tract map creating 16 lots (14 residential and 2 lots for drainage and open
space) and environmental review; R-1-SP zone; Cowan Trust, applican�A-19
Draft Planning Commission Minutes
May 10, 2000
Page 2
Associate Planner Whitney Mcllvaine presented the staff report and recommended the
Planning Commission recommend the City Council adopt the negative declaration and
approve the tentative tract maps, subject to mitigation measures, conditions and code
requirements and with the inclusion of a Condition 20 that clarifies that the access point
that is ultimately provided to the linear park should not be a separate lot, but should be
part of the main parcel. She included that the City Council may take their action on
these items by separate resolutions on the two tracts.
Commissioner Cooper asked if both developments would be constructed
simultaneously since they are sharing one retention basin.
Associate Planner Mcllvaine stated that ideally they would occur at the same time.
Commissioner Cooper asked why the bike path encroaches 15 to 20 feet into Lots 1-7.
Associate Planner Mcllvaine explained the location of the bike path and stated it does
not encroach into the lots.
Commissioner Cooper referred to Condition 19 and noted that the existing houses on
Poinsettia are facing away from the park.
Commissioner Aiken had staff review the timing for the utilities and completion of
improvements.
Commissioner Aiken asked if the Fuller Road bridge replacement is a condition of this
project.
Associate Planner Mcllvaine stated the bridge replacement would be a.condition in the
event that it has not already been completed at the time the maps were recorded.
Commissioner Peterson voiced concern about the detention basin encroaching into the
creek setback. He felt the basin would impact the creek environment and has the
potential to be very steep and deep and could not be vegetated as a part of the natural
creek environment. Locating the basin at the natural. curve of the creek could, over
time, lead to the creek cutting through to the basin. He felt the detention basin should
be located back away from the creek.
Associate Planner Mcllvaine stated the basin's adjacency to the creek was a concern.
The proposal will require review and approval of the Army Corps of Engineers. She
also noted that there is a condition restricting slopes to be no greater that 3:1 to
facilitate vegetation and maintenance.
Commissioner Cooper noted that eucalyptus trees would be removed along the
embankment because they encroach on the detention basin. He asked if there has
been discussion about mitigating this impact.
Associate Planner Mcllvaine noted the tree removal would require Tree Committee and
City Arborist approval, noting that re-vegetation is a goal for this area.
2A-20
Draft Planning Commission Minutes
May 10,2000
Page 3
Commissioner Peterson asked if the basin would be fenced off for safety reasons and
questioned the impediment this could have on the wildlife corridor.
Associated Planner Mcllvaine stated the City does not have a specific requirement for
fencing a detention basin, but it is typically done.
Commissioner Peterson noted there is-no access to the northern end of the linear park.
City modal split goals dictate a movement from cars to pedestrian and bicycle modes.
He felt it might be advantageous to have another access to the bikeway.
Associate Planner Mcllvaine stated discussions with the applicant resulted in the
proposed accesses and that another access might be advantageous and could be
considered by the Commission.
Commissioner Aiken asked what the minimum lot sizes are for this subdivision.
Associate Planner Mcllvaine replied the lots average 6,000 square feet or 55.7.4 square
meters.
Chairman Ready stated Condition 1 should include reference to the detention basin. He
asked if a back access to the linear park should be clearly identified or be part of Lot 14.
Associate Planner Mcllvaine indicated that back access to the linear park should be part
of Lot 14.
There were no further comments or questions and the public comment session was
opened.
PUBLIC COMMENTS:
Tim Walters, RRM Design Group, representing Joe Muscarella, stated that Mr.
Muscarella would like to have a separate staff report for his tract. He discussed the
detention basin, noting it would be armored at the bend and the basin would be
landscaped to the satisfaction of City staff. He felt Code Requirement 1, page 10,
regarding the application for regional water should be a recommendation. Regarding
page 3, the park-in-lieu fees, inasmuch as there are a certain level of improvements
being required for the linear park; he requested credit be given for the work being
proposed against the fees imposed. He made a request regarding Condition 1, asking
that if this development is unable to enter into the San Lucia Hills Homeowners
Association, whether applicants could create their own Homeowners Association or
some other alternative. He clarified that the backs of the lots do not encroach into the
linear park.
Commissioner Cooper asked if Mr. Walters would prefer a separate vote for each of the
developments.
Mr. Wafters indicated he would like two separate reports to be made available for the
Council hearing.
2A-21
i
Draft Planning Commission Minutes
May 10, 2000
Page 4
John French, 3942 Hollyhock Way, explained the development design, displayed an
overhead, and stated they are trying to make the basin appear to be part of the creek.
He noted creekside basins attain good vegetation and landscaping because of the of
the groundwater conditions, noting that creekside basins have worked very well. He felt
fencing could be minimized by increasing landscaping along the creek and basin. He
expressed concern about including an additional access point to the bike path, noting
his feeling that the proposed access is adequate. He requested London Plane trees be
included in Code Requirement 3.
Commissioner Cooper asked for comment on the Condition 1 regarding annexation into
the San Lucia Hills HOA.
Mr. French supports annexation into the HOA, but would like an alternative in case
annexation is not supported by the HOA.
Commissioner Cooper asked for comment on Mr. Wafters' suggestion of a reduction in
park-in-lieu fees.
Mr. French supported Mr. Walters' request for reduction in fees because of the inclusion
of the linear park.
Commissioner Osborne questioned the detention basin location in relation to the creek.
He asked if the creek could fill the basin when the creek overflows.
Mr. French stated the lip against the creek would be higher than the 100-year flood line.
He requested the option of some other porous surface other then turf or echo block be
used for access to the basin for maintenance.
Commissioner Peterson asked what the depth of the basin is.
Mr. French replied the depth is six to nine feet.
Dorothy Rhodes, 855 Calle Del Caminos, adjacent property owner, stated the natural
flow of water comes from Fuller Road and slopes toward Highway 227 and .the creek.
She questioned how water would be relocated into the creek against its natural flow.
She noted the Highway 227 bridge span over the creek was shortened and cubic flow
was reduced, resulting in area flooding; flooding is a concern.
Associate Planner Mcllvaine commented that the lots would be graded to drain to the
street and the street would have drain inlets that would feed into the detention basin.
Commissioner Peterson asked if a hydrological study would be required.
Associate Planner Mcllvaine replied yes.
Ms. Rhodes reiterated her concerns with water flow and flooding.
2A-22
5-5
Draft Planning Commission Minutes
May 10, 2000
Page 5
Ray Blair, 4300 Broad Street, adjacent property owner, concurred with concerns
expressed by the previous speaker. He said he would like to be certain there would be
some type of retaining wall or fencing to keep water from flowing from this development
onto his property. He requested that drainage during construction be monitored to
ensure there is no resulting flooding or erosion.
Luanne Shettia (Inaudiblel, 4275 Poinsettia Street, expressed concern with the
elevation of the development and the distance between her fence line the proposed
fence line.
Seeing no further speakers come forward, the public comment session was closed.
COMMISSION COMMENTS:
Commissioner Cooper asked for staff comment in relation to the requested reduction of
park-in-lieu fees.
Associate Planner Mclivaine stated that park-in-lieu fees are a code requirement similar
to traffic impact fees. The Edna-Islay Specific Plan calls for park areas and
pedestrian/bike connections. These facilities have not been exempt in the past.
Commissioner Cooper asked if suggestions to include "or form their own independent
homeowners association" would be acceptable to staff.
Associate Planner Mcllvaine replied yes.
Attorney Trujillo stated the applicant's request to have a separate staff report should be
given great weight since there are two projects. He suggested including "and findings"
to the recommended action.
Commissioner Peterson moved to continue this item to a date uncertain with direction
-given to staff (1) to work with the applicant to develop a plan that may eliminate one lot
and would accomplish moving the detention basin out of thecreek setback area on the
basis of Open Space Policy 3.2.1 and (2) to work with the applicant to develop two
access points to the bike trail as a part of this proiect. Commissioner Osborne
seconded the motion.
Commissioner Peterson stated the detention basin does not have to be located as
proposed; it could quite easily be moved outside the creek area by eliminating a lot or
reducing the size of the some of the lots.
Commissioner Aiken felt comfortable with the proposed location of the detention basin.
He could not support the motion.
Commissioner Osborne felt the bicycle access is not optimal, but is acceptable. His
main concem was the detention basin location.
2A-23
Draft Planning Commission Minutes
May 10, 2000
Page 6
Chairman Ready felt the suggested detention basin is in the sprit of the Open Space
Element. The basin almost acts as a buffer between this development and the creek.
With respect to access to the linear park, he said he is comfortable with one 20-foot
wide access, as proposed.
Commissioner Peterson offered to amend the motion to delete the request for two
accesses to the bike path.
Commissioner Osborne accepted the amendment to the motion.
AYES: Commissioners Peterson and Osbome
NOES: Commissioners Aiken, Cooper and Chairman Ready
REFRAIN: None
ABSENT: Commissioners Whittlesey and.Loh
The motion failed 2-3.
Commissioner Cooper moved to recommend to the City Council adoption of the
negative declaration and approval of the tentative tract maps, subject to findings,
mitigation .measures, conditions, and code requirement as recommended by staff with
the following amendments to: (1) Biological Resources, #12, to reflect that access to the
detention basin shall be constructed of turf block or some other porous surface material
acceptable to the Community Development Department and the City Engineer; (2)
Condition 1 to reflect that this development shall be consistent with the Edna-Islay
Specific Plan, including annexation to the Master Santa Lucia Hills HOA or form their
own independent HOA; (3) Code Requirement 4 to reflect that no trees shall be
removed or thinned:, and (4) Code Requirement 3 reflect the inclusion of the London
plane tree species. Commissioner Aiken seconded the motion.
Commissioner Cooper noted the omission of an Y on page 12 of the Initial Study,
#10b.
Commissioner Osbome asked if creek reinforcement would be necessary to protect the
detention basin.
Associate Planner Mclivaine referred to Environmental Mitigation Measures, Drainage,
#2 and stated that any work that would occur in the creek banks would be subject to
Army Corps of Engineers review. She suggested #2 be amended to reflect: "Prior to
approval of improvement plans for the tentative maps and issuance of any grading
permits..."
Commissioners Cooper and Aiken accepted Associate Planner Mcllvaine's suggested
amendment.
Commissioners Cooper and Aiken amended the motion so that Condition 1 reflects that
Lots 14 and 15 relate to Tract 2366 and Lot 14 relates to Tract 2372.
AYES: Commissioners Cooper, Aiken, Osborne, and Chairman Ready
NOES: Commissioner Peterson
ZA-24
- 5 1
Draft Planning Commission Minutes
May 10,2000
Page 7
REFRAIN: None
ABSENT: Commissioners Whittlesey and Loh
The motion carried 5-1.
COMMENTS AND DISCUSSION:
3. Staff:
A. Presentation by the Human Resources Director concerning the Community
Development Director recruitment:
Ann Slate, Human Resources Director, presented a staff report and collected
Commission comments concerning recruitment of a new Community Development
Director.
B. Agenda Forecast:
May 24 — Crossroads outdoor seating area request, Madonna/Froom Ranch project, a
and General Plan Update.
June 14—Wespac airport area annexation request and Vineyard Church annexation
request.
Commission:
Commissioner Cooper noted he would be absent June 14.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 11:51 p.m.
to the next regular meeting scheduled for May 24, 2000, at 7:00 p.m. in Council
Chamber.
Respectfully submitted,
Leaha K. Magee
Recording Secretary
2A-25
A tachment 6
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEMS# 1&2
BY: Whitney McIlvaine, Associate Planner(781-7170) MEETING DATE: May 10, 2000
FROM: Ron Whisenand, Development Review Manag
FILE NUMBER: TR 225-99 (Tract 2366)and TR 226-99 ract 2372)
PROJECT ADDRESS: Northwest of Fuller Road and Larkspur Street
SUBJECT: Two proposed vesting tentative tract maps subdividing a portion of the Fuller
Road annexation area into 26 undeveloped single family residential lots, 2 linear
park lots, and 1 detention basin.
RECOMMENDATION
Recommend adoption of the negative declaration, and approval of the tentative tract maps to the
City Council, subject to mitigation measures, conditions, and code requirements.
BACKGROUND
Situation
The Fuller Road annexation area was annexed to the City in February 1999. It is within the
Secondary Planning Area of the Edna-Islay Specific Plan (FISP) area The City received two
applications for adjoining tract maps from separate property owners. Since the sites are adjacent
and will share a detention basin, roads, and a linear park, the projects are being reviewed
simultaneously. Final actions on subdivisions are made by the City Council after receiving a
recommendation from the Planning Commission.
Data Summary
Address: NW of Fuller Road and Larkspur Street
Zoning: Low-Density Residential, Specific Plan (R-1-SP) and Conservation Open
Space(C/OS)
General Plan: Low-Density Residential and Open Space
Tract 225-99: Owner-James Fuller
Applicant: -J.P. Muscarella
Representative:John French
Tract 226-99: Owner—Harold Muelhlenbeck
Applicant: Cowan Trust
Representative: RRM Design Group
Environmental status: Negative Declaration with mitigation measures recommended by the
Community Development Director on May 4, 2000. Final action on the environmental document
will be taken by the City Council.
2A-26
TR 225 & 226
NW corner Fuller Road and Larkspur Street
Page 2
SitetProject Description
Total site area for both subdivisions is roughly 7 acres. Fuller Road runs along the southerly
boundary and is not yet fully improved. The site can also be accessed via Calle Del Caminos
from Broad Street. A tributary to the East Fork of San Luis Creek runs along the northerly
boundary. To the east of the site are the backyards of single family homes which front on
Poinsettia Street. To the west are scattered single-family homes. The site is gently sloping east to
west and covered primarily in grasses with a few scattered trees and a Eucalyptus grove along the
creek.All existing structures—four houses and several outbuildings-would be removed.
Tract 2366 — the southernmost tract - affects approximately 3.10 acres and would subdivide 3
lots into 13 residential lots and 1 linear park lot. Tract 2372 to the north affects approximately
3.99 acres and would subdivide 2 lots into 13 lots residential lots, 1 linear park lot and I
detention basin lot. A linear park with a bikeway would be created in a portion of the Pacific
Coast Railroad right-of-way along the eastern edge of both tracts. This area contains a 20-foot
wide easement for a high-pressure gas line. An on-site detention basin serving both tracts will be
located near a tributary to East San Luis Creek at the northwesterly end of Tract 2372.
EVALUATION
Consistency with City Plans
The proposed subdivision which calls for single family residential development is consistent
with the City's General Plan and Edna Islay Specific Plan.Additionally,the subdivision provides
for the extension of an existing off-street bike path within a linear park as called for in the Edna
Islay Specific Plan.
Subdivision Design
Layout: The proposed layout is typical of single family residential development in the Edna
Islay area Access would be via a street connection to Fuller Road. A cross street through Tract
2372 would provide a logical extension of Calle Del Caminos as shown on the vicinity map. Lots
are designed to meet City standards.
Linear Park: The linear park will provide a bike and pedestrian connection along the easter
boundary of both tracts from Larkspur Street to Poinsettia Street and across Poinsettia into
another linear park A connection to El Capitan will also be possible once a pedestrian and
bicycle bridge is constructed across the creek. (See the vicinity map for TR 226-99.) This is
consistent with Figures 10 and 27 in the Edna Islay Specific Plan (attached). A 20-foot wide
access.point to the linear park is provided to the north of Lot 7 in Tract 2366. The Commission
may want to consider another access point to the park at the northeastern end of Tract 2372.
2A-27
(�- 3
TR 225 & 226
NW comer Fuller Road and Larkspur Street
Page 3
Detention Basin/Creek Setback: A detention basin is proposed adjacent to the bend in the creek
at the northern end of Tract 2372. As shown, grading will occur in some areas less than 5 feet
from the top of bank. Zoning regulations require a 20-foot setback for structures, but do not
specifically prohibit grading within the creek setback. Lots are of a sufficient size to enable
future houses to meet the setback requirements.
Open Space Element polices state that development, including grading, should be located outside
a creek setback area except when it is determined that the location is necessary for certain
infiastructure subject to a finding that the project has minimized environmental impacts through
project design. The specific plan locates this area within a "creek improvement area."
Improvements are recommended in the specific plan to provide suitable passive recreation and
enhanced wildlife habitat Please refer to attached Figure 17 from the Edna-Islay Specific Plan.
In this case,the creek bank is seriously degraded. Improvements for passive recreation are not
really warranted since this type of activity is probably more appropriately accommodated within
the linear park Improvements that would enhance the habitat value of the creek could mitigate
the impacts of the detention basin in this area consistent with the specific plan. Staff recommends
that a landscape restoration plan be submitted for review and approval with the final map for
Tract 2372 and that landscaping be installed prior to recordation of the final map. Similarly, if
alterations to the creek bank are required to accommodate a drain from the detention basin into
the creek, such.alterations should be natural, enabling an earthen channel and plantings of trees
and shrubs on the bank-
Without
ankWithout specific hydraulic analysis for this subdivision, the exact depth of the detention basin
cannot yet be determined, but estimates indicate the bottom of the basin could be as much as 9
feet below the finish grade of adjacent lots. A deep basin with side slopes as steep as 2:1 will be
difficult to landscape, more susceptible to erosion, and more difficult to maintain. Furthermore,
the deeper the basin gets the less likely the soils (or rock)at the bottom of the basin will be able
to support any kind of vegetation. Therefore, staff recommends that the side slopes be no steeper
than 3:1 so that detention can be accomplished together with a restoration plan.
Inclusionary Housing— Subdividers of both tracts are required to comply with the inclusionary
housing ordinance, which can be accomplished through payment of in-lieu fees: construction of
affordable housing as part of the site development; or dedication of land for affordable housing
construction. If subdividers choose to pay in-lieu fees, the fee will be calculated based on the
square footage of homes proposed for the subdivision. If this is not known prior to recordation
of the final map, the fees will be based on the average size of homes constructed in adjacent
subdivisions to the approval of the Community Development Director.
Park-in-Lieu Fees — Both tracts are subject to payment of park-in-lieu fees prior to recordation
of the final maps. The linear park does not offset this requirement because it will not be a City
park, but rather an open space area primarily serving the immediate neighborhood in compliance
2A-28
fo
TR 225 & 226
NW comer Fuller Road and Larkspur Street
Page 4
with the specific plan.
Environmental Review
The initial study prepared for this project identifies mitigation measures that have been added to
the project to mitigate potentially significant environmental impacts. They address geology and
soils, drainage, air quality, transportation, biological resources, energy conservation, fire hazards,
and solid waste disposal. A copy of the initial study is attached to this report for Commission
review. Mitigation measures are listed at the end of this report.
ALTERNATIVES
1. Recommend approval of the map to the City Council, based on findings and subject to
modified conditions.
2. Deny the project. Action denying the application should include the basis for denial.
3. Continue review of the project. Direction should be given to the applicant regarding desired
information or needed revisions to plans.
OTHER DEPARTMENT COMMENTS
The comments from other departments have been incorporated into conditions of approval and
code requirements noted below.
STAFF RECOMMENDATION
Recom
mend adoption of the Negative Declaration, and approval of the tentative tract maps to the
City Council,subject to the following findings,mitigation measures and conditions.
F' din
1. As conditioned and with mitigation, the design of the tentative maps and proposed
improvements are consistent with the General Plan and the Edna-Islay Specific Plan which
call for single family residential development, a linear park and circulation connections in
this area.
2. The site is physically suited for the type and density of development allowed in the R-1-SP
zone.
3. As conditioned, the design of the subdivision and the proposed improvements are not likely
to cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat.
2A-29
b-5
TR 225 & 226
NW corner Fuller Road and Larkspur Street
Page 5
4. An initial study of environmental impacts was prepared by the Community Development
Department on May 4, 2000, describing potential environmental impacts associated with the
subdivision of the property. The initial study concludes that with mitigation measures, the
project will not have a significant adverse impact on the environment.
Environmental Mitigation Measures
Geology
1. A detailed soils engineering report shall to be submitted, as approved, as part of the grading
and building permit applications. The soils report shall include: data regarding the nature,
distribution and-strength of the existing soils, conclusions and recommendations for grading
procedures including such recommendations to ensure that there are no impacts to the creek,
and design criteria for corrective measures, when necessary. Grading and building must be
designed and performed in compliance with the soils engineering report.
Drainage
2. Prior to issuance of any'grading permits for subdivision improvements, the subdividers shall
submit copies of permits from the Department of Fish and Game, the Army Corps of
Engineers and the Regional Water Quality Control Board for the proposed detention basin
and outfall into the creek.
3. Prior to final map approval,the subdividers shall provide the Director of Public Works with a
detailed hydraulic analysis which indicates the effects of the proposed development on
adjacent and downstream properties. The analysis must address and identify the existing
public and private drainage facilities and creek capacities in order to provide design criteria
that meet City standards. The proposed development shall not create a situation which
increases flooding potential downstream.
4. Prior to final map approval,the subdividers shall identify any areas within the project subject
to inundation during a 100-yr storm and process and complete a Federal Emergency
Management Agency Letter of Map Revision (LOMR) to include this property on the City's
Flood Insurance Rate Map prior to final acceptance of the development, to the satisfaction of
the Director of Public Works.
5. Any lots subject to flooding during a 100-yr storm shall be graded to provide minimum pad
elevations at least 1 foot above the 100-yr storm elevation, to the satisfaction of the Director
of Public Works. The areas subject to flooding shall be noted on the final map.
2A-30
TR 225 & 226
NW corner Fuller Road and Larkspur Street
Page 6
Air Quality
6. Consistent with Municipal Code Section 15.04.040 X. (Sec. 7004 (b)), all graded surfaces
shall be wetted, protected or contained in such a manner as to prevent dust or spill upon any
adjoining property or street. The following measures shall constitute the project's dust
management plan and shall remain in effect during all phases of project construction:
a. Regular wetting of roads and graded areas (at least twice daily with complete coverage of
all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
c. Cessation of grading activities during periods of winds over 25 mph;
d. Direct application of water on material being excavated and/or transported onsite or
offsite;
e. Watering material stockpiles;
f. Daily washdowns, or mechanical street sweeping, of streets in the vicinity of the
construction site; and
g. Non-potable water is to be used in all construction and dust control work.
7. The property owners shall submit evidence of a General permit from the Regional Water
Quality Control Board prior to issuance of any grading or building permits for subdivision
improvements.
Transportation
8. The property owners shall grant an avigation easement to the County of San Luis Obispo via
an avigation easement document prepared by the County.
Biological Resources
9. A pre-construction clearance survey shall be conducted by a qualified biologist prior to
ground disturbance to assure that turtles are not present within the.construction zone.. If
turtles are found, the turtles shall be removed out of the construction zone and placed in a
safe, suitable habitat.
10. An educational brochure or other materials shall be provided to each of the households within
the development that will provide information regarding the correct procedures for protecting
the turtles. Background information may be obtained from the Final Report of the Arbors at
Islay Hill Southwestern Pond Turtle Study, Hunt and Bowland, March 1995. A copy of the
brochure shall be submitted to the Community Development Department prior to issuance of
grading or building permits.
2A-31
TR 225 & 226
NW comer Fuller Road and Larkspur Street
Page 7
11. A specific contact person shall be designated, either a resident within the development or
someone with an appropriate agency. The name and telephone number of the contact person
should be provided to all residents of the development, and included in the educational
information and on any signs regarding the turtle habitat. The contact person should be
encouraged to maintain records of turtle sightings, including the specific location and
circumstances of the sightings and explanation of what, if any, action was taken. Turtle
harassment must be reported to the California Department of Fish and Game. At least three
signs regarding turtle habitat shall be posted along the path through the linear park.
12. The applicants shall submit a landscaping restoration plan for the detention basin./and creek
bank for final review and approval by Department of Fish and Game and the Community
Development Director prior to final map approval. Planting shall be completed as part of
subdivision improvements. Access to the detention basin shall be constructed of turf block.
Plants shall be primarily native riparian species. Detention basin slope shall not be steeper
than 3:1. Any alterations to the creek bank required to accommodate a drain from the
detention basin into the creek, shall enable an earthen channel and plantings of trees and
shrubs on the bank.
13. All residents should be discouraged from using invasive non-native plants in the landscaping
areas adjacent to the creek/riparian areas.
Energy Conservation
14. All glazing shall be dual paned.
15. Wall and ceiling insulation shall exceed Title 24 energy standards to the satisfaction of the
Community Development Director.
16. Appliances, furnaces, water heaters, and lighting shall be high-efficiency and energy-
conserving to the satisfaction of the Community Development Director.
Hazards
17. A vegetation management plan shall.be required for the linear park area which must address
the method of maintenance and the hazard reduction of annual grasses and vegetation to the
satisfaction of the Fire Chief prior to final map recordation.
Solid Waste
18. Site development shall include a solid waste recycling plan for recycling discarded building
materials such as concrete, drywall, wood and metals from the construction site. The plans
2A-32
6-8
TR 225 & 226
NW comer Fuller Road and Larkspur Street
Page 8
must be submitted for approval by the Community Development Director prior to building
permit issuance.
Conditions
1. This development shall be consistent with the Edna-Islay Specific Plan,including annexation to
the Master Santa Lucia Hills Homeowners Association (HOA). Annexation approval by the
Board of Directors for the HOA shall be secured and submitted to the City prior to approval of
the final map, along with acknowledgment regarding the acceptance of Lots 14 and 15 and the
respective maintenance responsibilities.
2. The property owners shall dedicate all that portion of property to the public that lies within the
existing Fuller Road (private R/W), in addition to the proposed widening as shown on the
tentative map to accommodate the ultimate street right of way. -
3. The subdividers shall construct,or, pay a pro-rata share(reimbursement)of the actual costs of
installation of the proposed new offsite bridge over the creek on Fuller Road, if constructed
under another project, as determined by the Public Works Director. If the subdividers of this
pact constructs the bridge,bridge reimbursement provisions shall apply to this subdividers, as
provided for in the City's Municipal Code.
The new bridge shall provide a City standard sidewalk,curb& gutter on each side and four 6"
diameter conduit sleeves(two on each side)in addition to that which is necessary for water,gas,
electric,telephone and cable TV facilities,to the satisfaction of the Director of Public Works.In
addition, if full street improvements for Fuller Road have not been constructed under another
subdivision across this tract frontage (or guaranteed with bonding),necessary offsite improve-
ments and rights of way shall be provided to meet City standards and specifications,prior to
approval of the final map.
4. All internal streets shall be designed with 17m of R/W, l lm curb to curb with a 3m parkway
on each side. The structural street sections shall be designed using a TI=6.5.
5. The subdividers shall dedicate a 2m wide public utility easement across the frontage of each
lot, which shall be adjacent to and contiguous with all public right-of-way lines bordering
each lot.
6. The subdividers shall dedicate a 3m wide street easement across the frontage of.each lot,
which shall be adjacent to, and contiguous with, all public right-of-way lines bordering each
lot.
7. The subdividers shall install street lighting and all associated facilities (conduits, sidewalk
2A-33
TR 225 & 226
NW corner Fuller Road and Larkspur Street
Page 9
vaults, fusing, wiring, luminaries, etc.) per City standards and to the satisfaction of the
Director of Public Works. The design of said lighting systems shall be coordinated by the
developer between the City and PG&E so as to minimize the amount of City owned conduit
and wiring system, to the satisfaction of the Director of Public Works.
8. Sewer lift station charges shall be paid prior to recordation of the final map as determined by
the Utilities Engineer.
9. The final grades, sizes and alignments of all public water, sewer and storm drains (including
service laterals, meters, fire hydrants, etc.) are subject to modifications, to the satisfaction of
the Director of Public Works and Utilities Engineer.
10. The City will participate in any line "up-sizing" of public water mains (increases above the
size required to provide fire flow or the City's 8" minimum, whichever is larger).
11. Grading and landscaping in the linear park, within the existing 20-foot high pressure gas
main easement,shall require written approval by Souther California Gas Company.
12. The detention basin and related improvements shall be located within a separate lot and shall
be owned and maintained by the Homeowners Association(HOA).
13. Bike path improvements shall be consistent with the Edna-Islay Specific Plan and the
existing bike path improvements for Tract 1750. The bike path shall be owned and
maintained by the Home Owners Association.
14.All boundary monuments, lot corers and centerline intersections, BC's, EC's, etc., shall be
tied to the City's Horizontal Control Network At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter
computer floppy disk, containing the appropriate data compatible with Autocad (Digital
Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be
submitted to the Director of Public Works.
15. The final map, public improvement plans and specifications shall use the International
System of Units (metric system). The English System of Units may be used on the final map
where necessary (e.g: all record data shall be entered on the map in the record units, metric
translations should be in parenthesis),to the approval of the Director of Public Works.
16. All development of this site shall be consistent with the Edna-Islay Specific Plan, except as
approved by the City Council.
2A-34
TR 225 & 226
NW comer Fuller Road and Larkspur Street
Page 10
17. All residential lots shall be designed consistent with City standards for lot area, width, depth,
and frontage.
18.To the maximum extent feasible, all construction traffic shall be routed from Broad Street via
Fuller Road.
19. Prior to final map recordation, the Architectural Review Commission shall review the
projects' proposed improvements including grading, fencing, the linear park, landscaping,
and streetscape design. Fencing shall not be located or designed in such a way that the
development appears to turn its back to the street or the .linear park. The Architectural
Review Commission shall also review home designs for lots in these tracts.
Code Requirements
1. General Construction Activity Storm Water Pemvts are required for all storm water
discharges associated with a construction activity where clearing, grading and excavation
results in land disturbance of five or more acres. Storm water discharges of less than five
acres, but which is part of a larger common plan of development or sale, also require a
permit. Permits are required until the construction is complete. To be covered by a General
Construction Activity Permit, the owner(s) of land where construction activity occurs must
submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State
Water Board.
2. Street improvements shall be constructed in accordance with the most current City
regulations, Standard Engineering Details.and Standard Specifications (6' wide integral curb,
gutter sidewalk& driveway ramps, full street pavement, signing, striping, street lighting,fire
hydrants,barricades, etc.).
3. Street trees shall be planted in accordance with City Standards and Policies at the time of
development of each lot, to the satisfaction of the City. Arborist. Species shall be Cape
Chestnut, Honey Locust, New Zealand Christmas Tree, and Coast Live Oak
4. No trees shall be removed unless specifically approved by the City Arborist
5. Traffic Impact fees shall be paid at the time of development of each lot.
6. Sewer lift station charges shall be paid prior to recordation of the final maps as determined by
the Utilities Engineer.
7. The final grades and alignments of all public water, sewer and storm drains (including
service laterals, meters, fire hydrants, etc.) are subject to change to the satisfaction of the
2A-35
6- rl
TR 225 &226
NW comer Fuller Road and Larkspur Street
Page 11
Director of Public Works and Utilities Engineer.
8. The City will participate in any line up-sizing of public water mains (increases above the size
required to provide fire flow or the City's 8" minimum,whichever is larger).
9. A gravity sewer system shall be designed and constructed to serve this development that will
connect to an existing manhole in Broad St. (State Hwy. 227) at EI Capitan or other location
determined by the Utilities Director that will be compatible with the master sewer plan for
the Airport Annexation Area. Creek crossings shall include properly designed sewer siphons
and/or culverted crossings, subject to approval by the respective jurisdictional agencies.
An alternative design may be allowed, at the discretion of the Utilities Director. Use of the
County Airport lift station in Fiero Lane would be allowed only if it is determined to be in an
appropriate location and needed to serve this area of the City (within the Urban Reserve
Line). This would be subject to acceptable modifications to the existing agreement between
the County and the City that would transfer ownership of the lift station and force main to the
City to serve the tributary area. Any required retrofitting and/or refurbishment of the existing
lift station and force main to serve this tract and other tributary areas, as determined by the
Utilities Director, and preservation of the capacity allocated to the County to serve the
County Airport per the existing agreement, shall be incorporated into the project plans. If an
acceptable modification to the existing agreement between the City and the County cannot be
reached,a new lift station may be required at a location agreeable to the Utilities Director.
The Utilities Director reserves the right to decide which of the above alternatives is the most
beneficial and feasible to serve this general area, based on the final Airport Annexation Area
Sewage Master Plan.
The subdividers shall be entitled to reimbursement for any excess costs associated with any
over-sizing of sewer mains, retrofitting of the existing County sewer lift station and force
main or a new lift station, where such greater capacity is required by the City, in accordance
with City regulations.
10.All bridging, culverts and modifications to the existing creek channels shall be in compliance
with the City's Flood Manakement Policy Book (specifically regarding clear spanning of
creeks, etc.) and approved by the Director of Public Works, Army Corp. of Engineers and
Fish& Game and must meet City standards and policies.
11. Any necessary clearing of existing creek and drainage channels, including any tree pruning or
removals, and any necessary erosion repairs shall be done to the satisfaction of the Director
of Public Works,Natural Resources Manager, Army Corp. of Engineers and the Dept. of Fish
& Game.
2A-36
TR 225 & 226
NW corner Fuller Road and Larkspur Street
Page 12
12. All lots shall be graded to preclude cross-lot drainage, to the satisfaction of the Director of
Public Works.
13. Architectural review is required for the design and location of the new homes and fencing in
the subdivisions.
14. As required by the City's Creek Setback Ordinance, no structures (except approved property
line fencing with an open design) shall be placed within 20 feet from top of bank of edge of
riparian vegetation,whichever is greater.
15. The subdividers shall pay park-in lieu fees consistent with SLO Municipal Code Section
16.40.060— 16.04.100.
16. Streets must be named as part of the final map approval process. The subdivider shall submit
a minimum of three street names for review by the Community Development Department, in
accordance with the Street Name and Address Regulations and consistent with the Edna-Islay
Specific plan.
17. Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall
have an unobstructed width of not less than 20 feet. Access roads shall be designed and
maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities. Temporary cul-de-
sac shall be provided with an all weather surface.
18. Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code.
An approved water supply connected to the City distribution system and capable of
providing the required fire flow for fire protection is required. The fire flow shall be
determining using Appendix III-A of the California Fire Code.
19. Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code.
The location, number and type of hydrants connected to the City system shall be determined
using Appendix III-B of the California Fire Code and .the approved City' Engineering
Standards. Relocate fire hydrant from lot#6 to the comer of lot#2.
20. Fire protection systems shall be in accordance with the California Fire Code and California
Building Code as amended by the City. Residential fire sprinklers'shall be required.
21. Buildings undergoing construction, alteration or demolition shall be in accordance with
Article 87 of the California Fire Code.
2A-37
- TR 225 &226
NW corner Fuller Road and Larkspur Street
Page 13
22. The subdividers must comply with inclusionary housing requirements prior to recordation of
the final maps.
Attached:
Vicinity maps
Reduced tentative maps
Excerpts from the Edna-Islay Specific Plan
Letter from John French regarding inclusionary housing
Initial study for TR 225-99 and 226-99
Full-sized tentative maps (included in the Commission packets)
2A-38
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to- Z4
Cowan Trust
980 Spidim Lane
San Luis Obispo,CA 94301
(805)543 5717
May.1, 2000
Ms. Whitney MacElvaine
City of San Luis Obispo 6tt:trt:lVtU1
Community Development Department
990 Palm Street '^' :.' 2000
San Luis Obispo, CA 93401 riTY OF S.
RE: Inclusionary Housing Plan
Dear Whitney:
The Cowan Fuller Road subdivision will meet the Inclusionary housing requirements by
paying in-lieu fees.
Applicant estimates in-lieu fees will be a total of approximately $80,000.00 or $6,150.00
per unit based on thirteen single-family homes averaging approximately 2000 SF each.
The actual in-lieu fee amount will be based upon Chapter 17.91 of the municipal code.
If you have any further questions do not hesitate to contact me.
Sincerely,
French
Agent for Cowan Trust
2A-48
A����Illlllllll� � I�fllllllll)
cityAttachment 7
_
® san �
990 Palm Street, San Luis Obispo, CA 93401-3249
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
ER 225-99 AND 226-99
1 . Project Title: Tract 225-99 (County # 2366) & Tract 226-99 (County #
2372)
2. Lead Agency Name and Address: City of San Luis Obispo, 990 Palm Street,
San Luis Obispo, CA 93401
3. Contact Person and Phone Number: Whitney Mcllvaine, (805) 781-7164
4. Project Location: 936 Fuller Road and 906 Calle Del Caminos in the
southeast quadrant of the City, in the secondary planning area of the Edna Islay
Specific Plan
5. Project Sponsors' Name and Address:
Tract 225-99: Owner - James Fuller, 450 Woodbridge Street, SLO, CA 93401
Applicant: - J.P. Muscarella, 1112 Oak Park Road, Arroyo
Grande, CA 93420
Tract 226-99: Owner — Harold Muelhlenbeck, 1164 Shannon Lane, Arroyo
Grande, CA 93420
Applicant: Cowan Trust, 750 Spitfire Lane, SLO, CA 93401
6. General Plan Designation: Low Density Residential, Open Space
7. Zoning: Low Density Residential, Specific Plan (R-1-SP) and Conservation/
Open Space (C/OS)
8. Description of the Project:
Tract 225-99: Subdivision of 3 lots into 13 residential lots and 1 linear park lot
Tract 226-99: Subdivision of 2 lots into 13 lots residential lots, 1 linear park
lot and 1 detention basin lot
The tracts are adjoining and cover roughly 7 acres. Tract 2372 (TR 226-99) will
take access from the extension of Street A through Tract 2366 (TR225-99) which
intersects with Fuller Road. A linear park with a bikeway in the parcels that were
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and 47
Telecommunications Device for the leaf(805)781-7410.
�-2
once a portion of the Pacific Coast Railroad right-of-way will run through both
tracts. An on-site detention basin for both tracts will be located near the creek at
the northern end of Tract 226 The northern tract is crossed by a tributary to East
San Luis Creek. The sites are gently sloping east to west and covered primarily in
grass with a few scattered trees and a Eucalyptus grove along the creek. All
existing structures — four houses and several outbuildings - would be removed.
9. Project Entitlements Requested: Environmental review, tentative .tract map
approval.
10. Surrounding Land Uses and Settings: Single family houses
11 . Other public agencies whose approval is required (e.g. permits, financing
approval, or participation-agreement):
Regional Water Quality Control Board
Department of Fish and Game
Army Corps of Engineers
2 2A-50
7- 3
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
Land Use and Planning X Biological Resources Aesthetics
Population and Housing X Energy and Mineral Cultural Resources
Resources
X Geological Problems X Hazards Recreation
X Water Noise Mandatory Findings
of Significance
X Air Quality Public Services
X Transportation and X Utilities and Service R �°
Circulation Systems r ° ,
F-1 There is no evidence before the Department that the project will have any potential adverse effects
on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project
qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees.
The project has potential to impact fish and wildlife resources and shall be subject to the payment
of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code.
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
NEGATIVE DECLARATION will be prepared.
I find that although the proposed projectcould have a significant effect on the-environment, there
will not be a significant effect in this case because the mitigation measures described on an X
attached sheets have been added to the project. A MITIGATED NEGATIVE DECLARATION will be
prepared.
I find that the proposed project May have a significant effect on the environment, and a
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at leas
one effect (1) has been.adequately analyzed in an earlier document pursuant to applicable legal
standards, and (2) has been addressed by mitigation measures based on the earlier analysis a
described on attached sheets, if the effect is a "Potentially Significant Impact" or is "PotentiallYl
Significant Unless Mitigated.' An ENVIRONMENTAL IMPACT REPORT is required, but it must
3 2A-51
-7-q,
analyze only the effects that remain to be addressed
I find that although the proposed project could have a significant effect on the environment, there
WILL NOT be a significant effect in this case because all potentially significant effects (1) have
been analyzed in an earlier EIR pursuant to applicable standards and (2) have been avoidedor
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are impose
upon the proposed project.
May 4, 2000
,Signature Date
Ronald Whisenand, Development Review Manager Arnold Jonas, Community Development Dir.
Printed Name For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the analysis in each section. A "No
Impact" answer is adequately supported if the referenced information sources show that the impact
simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture
zone). A "No Impact" answer should be explained where it is based on project-specific factors as
well as general standardsi(e.g. the project will not expose sensitive receptors to pollutants, based on
a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level,.indirect as well as direct, and construction as well as operational
impacts.
3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Significant Impact" entries when the determination
is made, an EIR is required.
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant
Impact.' The lead agency must describe the mitigation measures, and briefly explain how they
reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier
Analysis," may be cross-referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEGA process, an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3)
(D). Earlier analyses are discussed in Section 17 at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated. A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
4 2A-52
1 -s
Issues and Supporting Informai. . Sources Sources Poten. _ Potcntiall� Less Than No
Significant Significant Significant Impact
Issues Unless Impact
ER 225-99, 226-99 mitigation
Incorporated
1. LAND USE AND PLANNING- Would the proposal:
a) Conflict with general plan designation or zoning? 1,2,3 X
b) Conflict with applicable environmental plans or policies X
adopted by agencies with jurisdiction over the project?
c) Be incompatible with existing land use in the vicinity? X
d) Affect agricultural resources or operations (e.g. impact to X
soils or farmlands, or impacts from incompatible land
uses?
e) Disrupt or divide the physical arrangement of an X
established community (including a low-income or minority
community)?
Land Use Element: The General Plan Land Use Element map (LUE map) designates the site Low Density
Residential. The proposed subdivision is consistent with these designations.
Zoning: In May of 1998, the City Council adopted an ordinance pre-zoning the site R-1-SP and C/OS (along the
creek,within the creek banks). The proposed subdivision is consistent with these designations.
Edna-Islay Specific Plan (EISP): The site is identified as part of the Secondary Planning Area in the Edna4slay
Specific Plan which was adopted by the City Council in 1982. The EISP provides more detailed policies and
design for this area. The EISP designates the site as Low Density Residential and Conservation Open Space.
The street design, linear park and bikeway proposed are consistent with the circulation and linear park design
shown in the EISP. As proposed,the project is consistent with the Edna Islay Specific Plan.
Open Space Element:The Open Space Element requires developments to include buffer areas next to creeks,to
protect the riparian habitat The project is required to provide a 20' setback from the top of bank or from the
riparian vegetation, whichever is greater. The project is providing a minimum of 20 feet between the proposed
dwelling units and the top of creek bankfedge of riparian vegetation and in this way is consistent with the City's
Open Space Element and Creek Setback Ordinance. The detention basin is within the 20-foot setback area.
Zoning regulations do not prohibit detention basins in this area. The City's Natural Resource Manager
recommends that a riparian enhancement landscaping plan be reviewed as part of this project to ensure that the
detention basin has no adverse impact of the creek. See mitigation recommended under Biological Resources.
Other Agencies' review: Work within or near the creeks will require approval by the DFG, the Army Corps of
Engineers, The Regional Water Quality Control Board, and possibly the National Marine fisheries. Approval of
permits from these agencies will ensure that there are no conflicts with any environmental policies.adopted by
those agencies.
Conclusion: Less than significant
2. POPULATION AND HOUSING-Would the proposal:
a) Cumulatively exceed official regional or local population 1,4 X
projections?
b) Induce substantial growth in an area either directly or X
indirectly (e.g. through`projects in an undeveloped area or
major infrastructure?
c) Displace existing housing, especially affordable housing? X
The project is a subdivision which if approved will allow the construction of 26 single family dwellings. Four existing
houses will be removed. According to 1997 California Department of Finance (CDF) estimates, there was an
average of 2.3 persons per occupied household in the City. If the project were occupied at this rate, about 60
persons would live on the property. This additional population and housing is consistent with the approved
phasing plan for Edna Islay, within the General Plan's projection, and has been addressed in the EIRs on the
5 2A-53
7- 160
Issues and Supporting Informal. Sources sour«s Potcm Potentialle Less Than No
Significant Significant Significant Impact
ER 225-99, 226 99 Issues Unless Impact
mitigation
Incorporated
Edna-Islay Specific Plan and 1994 Land Use Element Update. The project is subject to the City's inclusionary
housing ordinance which requires that the developer build one affordable dwelling per acre or pay an in4ieu fee
equal to 2%of the estimated building valuations as determined by the Chief Building Official.
Conclusion: Less than significant
3. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving:
a) Fault rupture? 6,7 X
b) Seismic ground shaking? X
c) Seismic ground failure, including liquefaction? X
d) Seiche,tsunami, or volcanic hazard? X
e) Landslides or mudflows? X
f) Erosion, changes in topography or unstable soil conditions X
from excavation, grading, or fill?
g) Subsidence of the land? X
h) Expansive soils? X
i) Unique geologic or physical features? X
Seismic Hazards: There are no known fault lines on site or in the immediate vicinity. However, the City of San
Luis Obispo is in Seismic Zone 4, a seismically active region of California and strong ground shaking should be
expected during the life of proposed structures. The site lies in an area characterized by the Seismic Safety
Element of the General Plan as being primarily Alluvium which has a high risk of liquefaction. Structures must be
designed in compliance with seismic design criteria established in the Uniform Building Code.
Soils: The soil underlying the site is classified as Cropley Clay (127) and Los Osos Diablo (162) complex. The
main limitations of these soils are high shrink-swell potential, low strength, and slow permeability. Foundations and
footings need to be designed to offpet these limitations.
While the site is generally suitable for development, with proper grading and foundation designs, a soils report will
be required to be submitted as part of the final map, grading and building permit applications, and
recommendations in the reports must be followed in the final project design. Grading operations will be done in
accordance with the City's grading regulations and should not create any erosion or unstable soil difficulties. This
process will assure that the soils present no problems in the near-or long-tern.
The following mitigation measure is recommended to insure that soils impacts are insignificant
Mitigation Measure:
Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report
shall be submitted with final maps which considers special grading and construction techniques necessary to
address the potential for liquefaction and compliance with the City Building Codes. It shall identify the soil profile
on site and provide site preparation recommendations.to ensure against unstable soil conditions. Grading and
building must be designed and performed in compliance with the soils engineering report.
4. WATER. Would the proposal result in:
a) Changes in absorption rates,drainage pattems, or the rate 118 X
and amount of surface runoff?
b) Exposure of people or property to water related hazards X
such as flooding?
c) Discharge into surface waters or other alteration of surface X
water quality(e.g. temperature, dissolved oxygen or
turbidity?
6 2A-54
Issues and Supporting Inforrnat. . oources Sources Potent. Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
ER 225-99, 226-99 mitigation
Incorporated
d) Changes in the amount of surface water in any water X
may?
e) Changes in currents, or the course or direction of water X
movements?
f) Change in the quantity of ground waters, either through X
direct additions or withdrawals, or through interception of
an aquifer by cuts or excavations or through substantial
loss of groundwater recharge capability?
g) Aftered direction or rate of flow of groundwater? X
h) Impacts to groundwater quality? X
i) Substantial reduction in the amount of groundwater X
otherwise available for public water supplies?
Drainage: The project will increase the amount of impervious surfaces on the site, and has the potential to after
absorption rates or drainage patterns in the area. A drainage basin is proposed to capture the additional runoff.
The basin will retain water for short periods of time, then slowly release it into the adjacent creek. Storm water will
be conveyed into the basin through the streets. Most of the year, the basin will be empty.
Plans indicate the creek bank will be reinforced with rip rap where it makes a near right angle tum from north to
west. The development must be designed so as not to increase flooding downstream. The project is also required
to be designed to meet City grading and drainage standards. Any work in the creek will require a permit from the
Department of Fish and Game, the Army Corps of Engineers, and the Regional Water Quality Control Board.
Compliance with agency requirements should reduce potential impacts to a less than significant level.
Flooding The 1981 Flood insurance Rate Map for this area indicates that none of the property is within the 100-
year flood zone. Compliance witf the City's Flood Damage and Prevention Regulations will mitigate flooding
impacts to a less than significant level.
To ensure that the subdivision will not cause any flooding or drainage problems on site or downstream, the
following mitigation is recommended:
Mitigation:
Prior to issuance of any grading permits for subdivision improvements:
The subdivider shall submit copies of permits from the Department of Fish and Game, the Army Corps of
Engineers and the Regional Water Quality Control Board for the proposed detention basin and outfall into the
creek.
The subdivider shall provide the Director of Public Works with a detailed hydraulic analysis which indicates the
effects of the proposed development on adjacent and downstream properties. The analysis must address and
identify the existing public and private drainage facilities and creek capacities in order to provide design criteria
that meet City standards. The proposed development shall not create a situation which increases flooding potential
downstream.
The subdivider shall identify any areas within the project subject to inundation during a 100-yr storm and process
and complete a Federal Emergency Management Agency Letter of Map Revision (LOMR)to include this property
on the City's Flood Insurance Rafe Man prior to final acceptance of the development, to the satisfaction of the
Director of Public Works.
Any lots subject to flooding during a 100-yr storm shall be graded to provide minimum pad elevations at least 1
foot above the 100-yr storm elevation, to the satisfaction of the Director of Public Works. The areas subject to
2A-55
Issues and Supporting Informato._. Sources 7o—ten, Potentiall% Less ThanSignificant Significant SignificantER 225-99, 226-99' Issues Unless Impact::Zsources
mitigation
Incorporated
flooding shall be noted on the final map.
5. AIR QUALITY. Would the proposal: `
a) Violate any air quality standard or contribute to an existing 10, X
or projected air quality violation (Compliance with APCD 16
Environmental Guidelines)?
b) Expose sensitive receptors to pollutants X
c) Alter air movement, moisture, or temperature, or cause X
any change in climate?
d) Create objectionable odors? X
Short-term Impacts: During project construction, there will be increased levels of fugitive dust associated with
construction and grading activities, as well as construction emissions associated with heavy duty construction
equipment. Compliance with the dust management practices contained in Municipal Code Section 15.04.040 X.
(Sec. 7004 (b)) and with the General Permit from the Regional Water Quality Control Board should adequately
mitigate short-term impacts.
Mitigation Measures:
Consistent with Municipal Code Section 15.04.040 X. (Sec. 7004 (b)), all graded surfaces shall be wetted,
protected or contained in such a manner as to prevent dust or spill upon any adjoining property or street. The
following measures shall constitute the projects dust management plan and shall remain in effect during all
phases of project construction:
a. Regular wetting of roads and graded areas(at least twice daily with complete coverage of all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
c. Cessation of grading activitigs during periods of winds over 25 mph;
d. Direct application of water on material being excavated and/or transported onsite or offsite;
e. Watering material stockpiles;
f. Daily washdowns,or mechanical street sweeping, of streets in the vicinity of the construction site; and
g. Non-potable water is to be used in all construction and dust control work.
The property owner shall submit evidence of a General permit from the Regional Water Quality Control Board prior
to issuance of any grading or building permits for subdivision improvements.
Long-Terre Impacts: San Luis Obispo County is a non-attainment area for the State ozone and PM,, (fine
particulate matter 10 microns or less in diameter) air quality standards. State law requires that emissions of non-
attainment pollutants and their precursors be reduced by at least 5% per year until the standards are attained.
The 1995 Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution
Control District (APCD) to meet that requirement The CAP is a comprehensive planning document designed to
reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Land Use
Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan.
As a part of the subdivision proposal the applicants are proposing to continue an existing bike path that will
connect existing neighborhoods as well as provide a connection to the City's Broad Street bike lane. The project
size does not exceed the emissions threshold contained in the APCD's"CEQA Air Quality Handbook."
CONCLUSION: Less than significant..
6. TRANSPORTATIONICIRCULATION. Would the proposal result in:
a) Increased vehicle trips or traffic congestion? 1,5, X
11
8 2A-56
Issues and Supporting Informat. Sources Sources Potent Potentially Less ThanNo
Significant Significant Significant Impact
ER 225-99, 226-99 Issues Unless Impact
mitigation
Incorporated
b) Hazards to safety from design features(e.g. sharp curves X
or dangerous intersections)or incompatible uses(e.g.
farm equipment))?
c) Inadequate emergency access or access to nearby uses? X
d) Insufficient parking capacity on-site or off-site? X
e) Hazards or barriers for pedestrians or bicyclists? X
f) Conflicts with adopted policies supporting alternative X
transportation (e.g. bus turnouts, bicycle racks)?
g) Rail,waterborne or air traffic impacts(e.g. compatibility X
with San Luis Obispo Co. Airport Land Use Plan)?
Short Term: Construction traffic has the ability to cause impacts (noise and dust) to neighboring properties.
Construction traffic will be required to use Fuller Road to Broad Street to reduce these impacts.
Long Term: According to the Trip Generation manual published by the Institute of Transportation Engineers
(ITE), single family dwellings generate about 10 average daily trips(ADT)and 1 p.m. peak hour trips (PHT). Using
these trip generation estimates, the residential project would generate about 260 ADT and 26 PHT.
The project will incrementally contribute to an increase in traffic on Fuller Road (presently unimproved) and Broad
Street Fuller Road is a local street that will be constructed with full street improvements as a part of the adjacent
subdivision to the south. These subdivisions(Tracts 2366 and 2372)will be required to pay a pro-rata share of the
cost of constructing the Fuller Road bridge. In the City's General Plan (Circulation Element), Broad Street is
classified as a Residential Arterial in the City and a Highway/Regional route in the County. The City's Traffic
Engineer conciudes.that these streets can adequately accommodate the project's anticipated vehicle trips without
creating a significant change in the current Level of Service (LOS) for Broad Street. A bike route through this
neighborhood will provide an alterr)ative means of transportation.
Airport Land Use Plan The project site is located in Area 5 of the Airport Land Use Plan (ALUP). According to
the ALUP, the project could, with conditions, be made a compatible land use. The following mitigation measure will
ensure that the project will not conflict with the San Luis Obispo County Airport It should be noted that the EISP
was reviewed and found to be consistent with the ALUC.
Mitigation:
The property owner shall grant an avigation easement to the County of San Luis Obispo and provide the City with
a copy of the recorded document
7. BIOLOGICAL RESOURCES. Would the proposal affect:
a) Endangered,threatened or rare species or their habitats 18, 1, X
(including but not limited to plants,fish, insects,.animals or 14.
birds)? 15
b) Locally designated species(e.g. heritage trees)? X
c) Locally designated natural communities(e.g. oak forest, X
coastal habitat, etc.)?
d) Wetland habitat(e.g. marsh, riparian and vernal pool? X
e) Wildlife dispersal or migration corridors? X
A detention basin is proposed adjacent to the bend in the creek at the northern end of Tract 2372. As shown,
grading will occur in some areas less than 5 feet from the top of bank. Zoning regulations do not specifically
prohibit grading within the creek setback. Open Space Element polices state that development, including grading,
should be located outside a creek setback area except when it is determined that the ldcation.is necessary for
certain infrastructure subject to a finding that the project has minimized environmental impacts through project
design. The specific plan locates this area within a"creek improvement area." Improvements are recommended in
the specific plan to provide suitable passive recreation and enhanced wildlife habitat. ..
9 2A-5.7
7- to
Issues and Supporting Informa.. . Sources Sources Poter, Potentially Less Than No
Significant Significant Significant impact
Issues Unless Impact
ER 225 99, 226 99 mitigation
Incorporated
In this case, the creek bank is seriously degraded. Improvements for passive recreation are not really warranted
since this type of activity is probably more appropriately accommodated within the linear park. Improvements that
would enhance the habitat value of the creek could mitigate the impacts of the detention basin in this area
consistent with the specific plan. Staff recommends that a landscape restoration plan be submitted for review and
approval with the final map for Tract 2372 and that landscaping be installed prior to recordation of the final map.
Similarly, if alterations to the creek bank are required to accommodate a drain from the detention basin into the
creek, such alterations should be natural, enabling an earthen channel and plantings of trees and shrubs on the
bank.
Without specific hydraulic analysis for this subdivision, the exact depth of the detention basin cannot yet be
determined, but estimates indicate the bottom of the basin could be as much as 9 feet below the finish grade of
adjacent lots. A deep basin with side slopes as steep as 2:1 will be difficult to landscape, more susceptible to
erosion, and more difficult to maintain. Furthermore, the deeper the basin gets the less likely the soils ( or rock) at
the bottom of the basin will be able to support any kind of vegetation. Therefore, staff recommends that the side
slopes be no steeper than 3:1 so that detention can be accomplished together with a restoration plan.
In April 1998, Bowland and Associates conducted a biological survey.of the subdivision across Fuller road to the
south.The consulting biologist noted that the wildlife use of the site is expected to be limited to cosmopolitan
species accustomed to human activity. The creeks however are intermittent drainages, which provide habitat for
southwestern pond turtles and numerous species of birds and other wildlife.
In this case a very degraded perennial creek borders the northern end of the proposed subdivision. A biological
survey of this creek was conducted by Celeste Wilson in May 1998 in conjunction with a residential subdivision
which borders the creek on the north side. The creek is shaded by Eucalyptus trees. Little or no native riparian
vegetation exists along this creek and no plant or animal species of concern were noted .
In telephone conversations with Jackie Bowland regarding this proposed subdivision, she indicated that site
conditions are suitable habitat for southwestern pond turtles. To ensure that the southwestern pond turtle is not
negatively impacted by the proposed development, a pre-construction clearance survey shall be conducted and an
educational brochure provided to each household in the subdivision.
Ntitigation•
A pre-construction clearance survey shall be conducted by a qualified biologist prior to ground disturbance to
assure that turtles are not present within the construction zone. If turtles are found, the turtles shall be removed
out of the construction zone and placed in a safe, suitable habitat
An educational brochure or other materials shall be provided to each of the households within the development
that will provide information regarding the correct procedures for protecting the turtles. Background information
may be obtained from the Final Report of the Arbors at Islay Hill Southwestern Pond Turtle Study, Hunt and
Bowland, March 1995. A copy of the brochure shall be submitted to the Community Development Department prior
to issuance of grading or building permits.
A specific contact person `shall be designated, either a resident within the development or someone with an
appropriate agency. The name and telephone number of the contact person should be provided to all residents of
the development, and included in the educational information and on any signs regarding the turtle habitat. The
contact person should be encouraged to maintain records of turtle sightings, including the specific location and
circumstances of the sightings and explanation of wtfat;if any, action was taken. Turtle harassment must be
reported to the California Department of Fish and Game. At least three signs regarding turtle habitat shall be
posted along the path through the linear park.
10 2A-58
Issues and Supporting Informat., Sources Sources Potent. Potentially Less Than No
Significant Significant Significant Impact
ER 225-99, 226-99 Issues Unless Impact
mitigation
Incorporated
The applicant shall submit a detention basin / creek bank landscaping restoration plan for final review and
approval by Department of Fish and Game and the Community Development Director prior to final map approval.
Planting shall be completed as part of subdivision improvements. Access to the detention basin shall be
constructed of turf block. Plants shall be primarily native riparian species. Detention basin slope shall not be
steeper than 3:1. Any alterations to the creek bank required to accommodate a drain from the detention basin into
the creek, shall enable an earthen channel and plantings of trees and shrubs on the bank.
All residents should be discouraged from using invasive non-native plants in the landscaping areas adjacent to the
creek/riparian areas.
8. ENERGY AND MINERAL RESOURCES. Would the proposal:
a) Conflict with adopted energy conservation plans? 1,17, X
16
b) Use non-renewable resources in a wasteful and inefficient X
manner?
c) Result in the loss of availability of a known mineral X
resource that would be of future value to the region and
the residents of the State?
The Energy Conservation Element policies encourage the use of techniques to minimize energy use, such as
designing subdivisions to maximize solar exposure. Not all lots in this subdivision are oriented for maximum solar
exposure because the size of the subdivision in relation to surrounding streets and lots precludes desirable lot
orientation in all cases.
To address the cumulative impacts of energy use on air quality, comments from the Air Pollution Control District
recommend that building design exceed baseline energy efficiency.standards.
Mitigation:
All glazing shall be dual paned.
Wall and ceiling insulation shall exceed Title 24 energy standards to the satisfaction of the Community
Development Director.
Appliances,furnaces,water heaters, and lighting shall be high-efficiency and energy-conserving to the satisfaction
of the Community Development Director.
9. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous 16 X
substances(including, but not limited to: oil, pesticides,
chemicals or radiation)?
b) Possible interference with an emergency response plan or X
emergency evacuation plan?
c) The creation of any health hazard or potential health X
hazard?
d) Exposure of people to existing sources of potential health X
hazards?
e) Increased fire hazard in areas with flammable brush, grass X
or trees?
Asbestos: Demolitions of structures on site may involve asbestos. City demolition permitting requires compliance
with EPA notification and a plan for proper removal of any identified asbestos materials.
Conclusion: Less than ignificant
" 2A-59
Issues and Supporting Informav _ . Sources Sources Potet, Potentially Less Than No
Significant Significant Significant Impact
ER 225 99, 226 99 Issues Unless Impact
mitigation
Incorporated
Fire: Comments from the City Fire Department note a requirement for a vegetation management plan to minimize
the potential for grassland fire in the linear park.
Mitigation: A vegetation management plan shall be required for the linear park area which must address the
method of maintenance and the hazard reduction of annual grasses and vegetation to the satisfaction of the Fire
Chief prior to final map recordation.
10. NOISE. Would the proposal result in:
a) Increase in existing noise levels? 1 X
b) Exposure of people to"unacceptable" noise levels as
defined by the San Luis Obispo General Plan Noise �(
Element?
Roadway Noise: The Noise Element of the General Plan and its accompanying Noise Guidebook(source 13) say
that a generally acceptable level of noise for residences is 60 decibels, average(601-dn). The guidebook estimates
that at buildout, noise from Highway 227 will be reduced to 60 Ldn at a distance of 292 feet from the center of the
roadway. Residences set back this far or farther from the highway will be exposed to acceptable noise levels.
The project homes are more than 300 feet from the centerline of Broad Street. Therefore, future project residents
would not be exposed to noise generated by automobiles.
Airport Noise: The site is also within an area which may be affected by airport noise. Figure 6 in the Noise
Element shows projected noise contours for the theoretical capacity of the airport The site is beyond the 60 Ldn
contour, and therefore is exposed to less than 60 dB from airport operations.
Conclusion: Less than significant impacts from airport and roadway noise.
11. PUBLIC SERVICES. Would the proposal have an effect upon,or result in a need for new or altered.
government services in any of the following areas:
a) Fire protection? 4,16 X
b) Police protection? X
c) Schools? X
d) Maintenance of public facilities, including roads? X
e) Other governmental services? X
The proposed subdivision will contain 26 single-family homes. In San Luis Obispo, according to CDF estimates,
the average household size is 2.3 persons. If all 49 homes are occupied, the projected population of this
subdivision would be 26 X 2.3 =60. Also according to census figures,approximately 13.8%of the city's population
is aged seventeen or younger. Therefore, we would expect to find 60 X 13.88% = 8 school-age children Irving in
this subdivision. The number may actually be slightly higher because the EISP area tends to attract young
families.
Schools: The school districts in this state are separate governing bodies with authority to collect fees to finance
school construction and parcel acquisition: Section 65995 of the Government Code prohibits the City from denying
a subdivision or collecting any fees beyond those required by the school district itself, to mitigate effects of
inadequate school facilities, Any effect that the additional 8+ children will have on school facilities will be mitigated
in whole or in.part by the districts per-square-foot fees, charged at the time of building permit issuance for each
home.
Other services: Comments from other departments indicate the project can be adequately accommodated
without overloading the City's resources.
12 2A-60
►3
Issues and Supporting Informal Sources Sources Poten, Potentially Less Than No
Significant Significant Significant Impact
Issues Unless Impact
ER 225-99, 226.-99 mitigation
Incorporated
Conclusion: Less than significant.
12. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies,
or substantial alterations to the following utilities:
a) Power or natural gas? 16,9 X
17
b) Communications systems? X
c) Local or regional water treatment or distribution facilities? X
d) Sewer or septic tanks? X
e) Storm water drainage? X
f) Solid waste disposal? X
g) Local or regional water supplies? 1:4X
Water Treatment & Distribution Facilities: This project has been reviewed by Utilities Department staff.
Comments note that the project is subject to water impact fees which were adopted to ensure that new
development pays its fair share of the cost of constructing the water supply, treatment and distribution facilities
that will be necessary to service it
Water Supplies: The City has adopted Water Allocation Regulations to insure that increased water use by new
development and land use changes do not jeopardize adequate water service to current and new customers.
Section 17.89.030 of the regulations states that a water allocation shall be required to: "obtain a connection to the
city water system for a structure or facility not previously connected; change the use of land or buildings, whether
or not a construction permit is also required; obtain a construction permit." The City has 400 acre-feet of water
available through retrofitting to allocate to the development of post-1994 annexations.
The project is expected to use 0.30 acre-feet/dwelling X 26 dwellings = 7.8 acre-feet of water, and incrementally
contribute to water demand. To receive an allocation, the property owner will need to provide water offsets through
retrofitting the plumbing of existing structures to save twice as much water annually as the project's projected
demand, or otherwise satisfy the requirements of the water allocation regulations through an approved method.
Compliance with the provisions of the Water Allocation Regulations and the water impact fee program is adequate
to mitigate the effects of increased water demand.
The City's Water& Wastewater Management Element projects the City's water needs at its ultimate buildout of
56,000 people. The project site is included in the anticipated build-out, because it was in the Urban Reserve at the
time the element was adopted.
Sewer/Wastewater. The City"s wastewater treatment plant has adequate capacity to serve this development
However, the lift station that will be serving the development is at capacity. There is the potential to modify the
Tank Farm Lift Station or provide some other mitigation to provide reliable service until areawide improvements
anticipated pursuant to the Airport Area Specific Plan are constructed. Lift station fees will be charged. Any work
done to increase capacity will offset lift station fees. Participation in a project to construct a gravity sewer
replacement to the lift station system may be required in addition to or instead of the lift station fees. The project
will, by ordinance, be required to contribute to the costs of increasing capacity at the lift station or in the cost of a
new gravity sewer line. These requirements are adequate to mitigate the effects of increased wastewater
generation resulting from this development
Storm Water Drainage: The construction of a residential subdivision on the site will increase runoff from the
area. The plans include the construction of a detention basin, to be sized according to City standards, to
accommodate the additional runoff. The basins will hold water from storms and release it at a rate that can be
accommodated by the creeks. The additional runoff, drained in this manner, is not expected to create any adverse
effects on the natural drainage system.
Solid Waste: Background research for the Integrated Waste Management Act of 1989 (AB939) shows that
13
2A-61
Issues and Supporting Informat. . Sources sources Potene' PotentiallyLess Than No
Significant Significant Significant Impact
ER 225-99, 226-99 Issues Unless Impact
Mitigation
Incorporated
Califomians dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing
a threat to groundwater, air quality, landfill capacity and public health. Cold Canyon landfill is projected to reach its
capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by
50% (from 1990 levels) by 2000. To help reduce the waste stream generated by this project, consistent with the
City's Source Reduction and Recycling Element, recycling facilities must be accommodated on the project site and
a solid waste reduction plan for recycling discarded construction materials submitted with the building permit
application. The project should include facilities for both interior and exterior recycling to reduce the waste stream
generated by the project consistent with the Source Reduction and Recycling Element.
Mitigation Measure:
Site development shall include a solid waste recycling plan for recycling discarded building materials such as
concrete, drywall, wood and metals from the construction site. The plans must be submitted for approval by the
Community Development Director prior to building permit issuance.
13.AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway? X
b) Have a demonstrable negative aesthetic effect? X
c) Create light or glare? X
The aesthetic concerns associated with site development will be addressed with the Architectural Review
Commission's final review of plans. No further mitigation is required.
Conclusion: Less than significant
14.CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources?. 12,13 X
b) Disturb archaeological resources?
X
c) Affect historical resources? X
d) Have the potential to cause a physical change which X
would affect unique ethnic cultural values?
e) Restrict existing religious or sacred uses within the X
potential impact area? F-I I
The City's Archaeological Resources Preservation Guidelines requires an Archaeological Resources Inventory
(ARI)of the site because it is more than one acre in size and contains a seasonal creek.
In September 1999 and April 2000, Phase 1 Archaeological Surveys were performed on the site. The surveys did
not find any evidence of either prehistoric or early historic archeological remains on the property. The surveys
also conclude that since no archaeological materials or features were found, and no buried material or deposits
are believed to exist within the area, the proposed project is not expected to have any effect on known of
suspected cultural resources. Based on these findings, no additional archaeological work is recommended prior to
construction.
Conclusion: No Impact
15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks X
or other recreational facilities?
b) Affect existing recreational opportunities? fX
The 26 homes will add incrementally to the demand for parks and other recreational facilities. Park-in-lieu fees will
be required to be paid to the City to help finance additional park space or equipment in the vicinity. These fees
should be sufficient to offset the effect of the additional demand. Additionally the project includes a linear park and
bike path.
14
2A-62
7�15
Issues and Supporting Informat,. Sources Sources Potent. Potentiall% Less Than No
Significant Significant Significant Impact
ER 225-99, 226-99 Issues Unless Impact
mitigation
Incorporated
Conclusion: Less than significant.
16. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality . X
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population to
drop below self-sustaining levels,threaten to eliminate a
plant or animal community, reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory?
Without mitigation, the project would have the potential to have adverse impacts for all the issue areas checked in
the table on page 3.
b) Does the project have the potential to achieve short-term, X
to the disadvantage of long-term,environmental goals?
In this case, short-and long-term environmental goals are the same.
c) Does the project have impacts that are individually limited, X
but cumulatively considerable? ("Cumulatively
considerable"means that the incremental effects of a
project are considerable when viewed in connection with
the effects of the past projects, the effects of other current
projects, and the effects of probable future projects)
The incremental effects of air quality deterioration, additional vehicle traffic, and energy consumption are impacts
which are individually limited, but gonsiderable when viewed in conjunction with the effects of other past, current
and future projects.
d) Does the project have environmental effects which will X
cause substantial adverse effects on human beings,either
directly or indirectly?
With incorporation of mitigation measures, the project will not result in substantial adverse impacts on humans.
15 2A-G3
17. EARLIER ANALYSES.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more
effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D).
Not applicable.
18. SOURCE REFERENCES
1. City of San Luis Obispo General Plan
2. City of San Luis Obispo Zoning Regulations
3. Edna-Islay Specific Plan, adopted in 1982 by City Council.
4. State of California Department of Finance 1997 Population and Household Estimates.
5. County of San Luis Obispo Airport Land Use Plan
6. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo
Earthquake Fault Zoning Act,.effective January 1, 1990.
7. Soil Survey of San Luis Obispo County-Coastal Part, United States Department of Agriculture-Soil
Conservation Service.
8. Flood Insurance Rate Map
9. City of SLO Water Allocation Regulations, June 1995
10. APCD's"CEQA Air Quality Handbook", August 1995.
11. Trip Generation, Institute of Transportation Engineers,6' Edition, Volume 2.
12. City of San Luis Obispo Archaeological Resource Preservation Guidelines, October 1995.
13. Phase 1 Archaeological Surveys of Tracts 2372 and 2366 by Thor Conway,April 2000 and September
1999
14. Biological Surveys, Bowland and Associates for Tract 2289, April and December 1998.
15. Biological Survey for the subdivision to the north along EI Capitan prepared by Celeste Wilson, May
1998
16. Comments from other departments and agencies
17. City of San Luis Obispo Source Reduction and Recycling Element, Brown,Vence&Associates, July
1994.
18. City of San Luis Obispo Informational Map Atlas
16 2A-64
19. MITIGATION MEASURES/MONITORING PROGRAM
Geology
Mitigation Measure
A detailed soils engineering report shall to be submitted, as approved, as part of the grading and building permit
applications. The soils report shall include: data regarding the nature, distribution and strength of the existing
soils, conclusions and recommendations for grading procedures including such recommendations to ensure that
there are no impacts to the creek, and design criteria for corrective measures, when necessary. Grading and
building must be designed and performed in compliance with the soils engineering report.
Monitoring
The Community Development Department and Engineering staffs will review plans in conjunction with the soils
engineering report through the building permit plan check process.
Water
Mitigation Measures
Prior to issuance of any grading permits for subdivision improvements:
The subdivider .shall submit copies of permits from the Department of Fish and Game, the Army Corps of
Engineers and the Regional Water Quality Control Board for the proposed detention basin and outfall into the
creek.
The subdivider shall provide the Director of Public Works with a detailed hydraulic analysis which indicates the
effects of the proposed development on adjacent and downstream properties. The analysis must address and
identify the existing public and private drainage facilities and creek capacities in order to provide design criteria
that meet City standards. The proposed development shall not create a situation which increases flooding potential
downstream.
The subdivider shall identify any areas within the projectsubject to inundation during a 100-yr storm and process
and complete a Federal Emergency Management Agency Letter of Map Revision (LOMR)to include this property
on the City's Flood Insurance Rafe Man prior to final acceptance of the development, to the satisfaction of the
Director of Public Works.
Any lots subject to flooding during a 100-yr storm shall be graded to provide minimum pad elevations at least 1
foot above the 100-yr storm elevation, to the satisfaction of the Director of Public Works. The areas subject to
flooding shall be noted on the final map.
Monitoring
The Community Development Department and Engineering staffs will review plans in conjunction with the soils
engineering report through the building permit plan check process.
Air Quality
Mitigation Measures
Consistent with Municipal Code Section 15.04.040 X. (Sec. 7004 (b)), all graded surfaces shall be wetted,
protected or contained in such a manner as to prevent dust or spill upon any adjoining property or street. The
17 2A-65
7-4
following measures shall constitute the project's dust management plan and shall remain in effect during all
phases of project construction:
a. Regular wetting of roads and graded areas (at least twice daily with complete coverage of all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
c. Cessation of grading activities during periods of winds over 25 mph;
d. Direct application of water on material being excavated and/or transported onsite or offsite;
e. Watering material stockpiles;
f. .Daily washdowns, or mechanical street sweeping, of streets in the vicinity of the construction site; and
g. Non-potable water is to be used in all construction and dust control work.
The property owner shall submit evidence of a General permit from the Regional Water Quality Control Board prior
to issuance of any grading or building permits for subdivision improvements.
Monitoring
Building permit issuance and on-site inspection of construction by Community Development Department staff.
Transportation
Mitigation Measure
The property owner shall grant an avigation easement to the County of San Luis. Obispo via an avigation
easement document prepared by the County.
Monitoring
Compliance with this requirement shall be monitored through the review of plans submitted for a building permit by
the Community Development Department staff.
Biological Resources
Mitigation Measures
A pre-construction clearance survey shall be conducted by a qualified biologist prior to ground disturbance to
assure that turtles are not present within the construction zone. If turtles are found, the turtles shall be removed
out of the construction zone and placed in a safe, suitable habitat
An educational brochure or other materials shall be provided to each of the households within the development
that will provide information regarding the correct procedures for protecting the turtles. Background information
may be obtained from the Final Report of the Arbors at Islay Hill Southwestern Pond Turtle Study, Hunt and
Bowland, March 1995.A copy of the brochure shall be submitted to the Community Development Department prior
to issuance of grading or building permits.
A specific contact person shall be designated, either a resident within the development or someone with an
appropriate agency. The name and telephone number of the contact person should be provided to all residents of
the development, and included in the educational information and on any signs regarding the turtle habitat The
contact person should be encouraged to maintain records of turtle sightings, including the specific location and
circumstances of the sightings and explanation of what, if any, action was taken. Turtle harassment must be
reported to the California Department of Fish and Game. At least three signs regarding turtle habitat shall be
posted along the path through the linear park.
The applicant shall submit a detention basin / creek bank landscaping restoration plan for final review and
approval by Department of Fish and Game and the Community Development Director prior to final map approval.
18 2A-66
Planting shall be completed as part of subdivision improvements. Access to the detention basin shall be
constructed of turf block. Plants shall be primarily native riparian species. Detention basin slope shall not be
steeper than 3:1. Any alterations to the creek bank required to accommodate a drain from the detention basin into
the creek, shall enable an earthen channel and plantings of trees and shrubs on the bank.
All residents should be discouraged from using invasive non-native plants in the landscaping areas adjacent to the
creek/riparian areas.
Monitoring
Compliance with these requirement shall be monitored through the Community Development Department's review
of the project's CC&Rs, final map review, on-site inspection of subdivision grading, architectural review and
release of building occupancy.
Energy Conservation
Mitigation Measures:
All glazing shall be dual paned.
Wall and ceiling insulation shall exceed Title 24 energy standards to the satisfaction of the Community
Development Director.
Appliances, furnaces, water heaters, and lighting shall be high-efficiency and energy-conserving to the satisfaction
of the Community Development Director.
Monitoring
c
Architectural review, building permit issuance and occupancy release.
Hazards
Mitigation Measure
A vegetation management plan shall be required for the linear park area which must address the method of
maintenance and the hazard reduction of annual grasses and vegetation to the satisfaction of the Fire Chief prior
to final map recordation.
Monitorino
Fire Department review of CCBR's prior to final map recordation.
Solid Waste
Mitigation Measure
Site development shall include a solid waste recycling plan for recycling discarded building materials such as
concrete, drywall, wood and metals from the construction site. The plans must be submitted for approval by the
Community Development Director prior to building permit issuance.
Monitoring
Building permit issuance and on-site inspection of construction by Community Development Department staff.
19 2A-67
�- zo
The above mitigation measures are included in the project to mitigate potential adverse environmental impacts.
Section 15070(b)(1)of the California Administrative Code requires the applicant to agree to the above mitigation
measures before the proposed Mitigated Negative Declaration is released for public review.
Attachments:
REDUCED MAPS
AERIAL MAP
BIOLOGICAL SURVEYS
:FEMA MAP
DEPT AND AGENCY COMMENTS
ARCHAEOLOGICAL SURVEY ABSTRACTS
20 2A-68
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Doug Davidson
Cannon Associates
364 Pacific
San Luis Obispo, California 93401
Ph: (805) 544-7407 Fax: (805) 781-8430
May 29, 1998
Re: Project No. 97-0212
A biological survey was conducted on this site on May 22, 25, and 26, 1998. Location of the site
is in quad 221 B of the U.S. Geological Survey Quadrangle Maps of the state of California, and
within the city of San Luis Obispo. The site, at the northeast end of EI Capitan Way, is bordered
on the north west by EI Capitan Way, on the southeast and northeast by a small riparian area with
a seasonal stream and on the southwest by a neighboring driveway.The site extends from the
adjacent driveway approximately 400 ft. to the stream, and extends approximately 200 ft. from
El Capitan Way to the stream.The aspect is fairly flat, until approximately 10 ft. from the
stream,when the site slopes steeply to gently towards the stream. The soil in the future
sidewalk area, adjacent to El Capitan Way is Concepcion loam, a dark,grayish brown soil, with
high available water capacity,derived from rocks of the.Franciscan formation; sandstone, shale,
schist,chert; serpentine.The dominant soil type covering most of the site is Cropley clay, a deep,
moderately drained dark to light gray clay, with high available water capacity, derived also from
rocks of the Franciscan formation. Dominant vegetation on the site is composed of weedy
grasses and forbs, with a few cultivated and volunteer trees at the edges of the site. There are a
few remnants of riparian vegetation along the stream amongst the alien grasses and forbs. The
stream is partially shaded by eucalyptus trees (60 ft. in height) growing on the neighboring
property that hang over the stream and the stream bank. Pacific treefrog(Hyla regilla) and
young exotic fish larvae (Pimephale-s promelas ) were observed in the stream. Calypte anna
was also observed on site. Habitat was not appropriate for the presence of red-legged frog(Rana
aurora draytonir) and none were observed on site. No endangered or threatened,species of
concern,or candidate species are listed as potentially being present on this site.There were
several CNPS list 1B (rare throughout their range, and almost all endemic to California)and
CNPS list 4 (plants of limited distribution- a watch list) plant species that were noted as
occurring within quad 221 B.CNPS list 1 B species are:Layia jonesi4 Dudleya blochmaniae ssp.
blochmaniae, Dudlc-ya abramsh ssp. marina, Cirsium foniinale var. obispoense, Chorizatuhe
breweri, Calochortus obispoensis, and Arclostaphylos pechoensis. CNPS list 4 species are:
Perideridia pringlei, Eryngium arislulatunr var. hooveri, Chorizanthe palnrer4 Calodrorlus
clavattrs var. cicrvalus, crud Agrostis hoovcr•i. No Federally or California state endangered,
threatened, species of concem, candidate species, CNPS list I B. or CNPS list 4 species were
observed on the site during the survey period.
Submitted by,
Celeste Wilson, Biologist
Las Pilitas
Las Pllltas,323Z las PiIitas ltd 5anfaMatgarita Ca 93833,805 q.3.8 5992 fax 805 q38 X993 vrwut laspilitas c0m
«, <
2A-70
Flat Portion of Site Eschscholzier califondca
Lupinrrs sp.
Alien plant species
Piptatlrenrnr nriliaccunr
Anagallis arvensis On Sloping Stream Bank
Avena barbata
Bronrus catharticus. Indigenous plant species
Bronrus diandrus Juncus sp.
Carduus pycnocephahrs Quercus a ;grifolia
Chenopodium sp. Toxicodcndron diversilobunr
Convolvulus arvensis
Cyrrodon dactjrlon Alien plant species
Digitaria sp. Piptatlrenrnr rrtiliaceurrr
Eriobotrya japonica Bronrus catharticus
EucabTtus sp. Carduus plicnocephalus
Euphorbia glyptosperma Foeniculum vulgare
Foeniculum vulgare Marrubium vulgare
Hirsd:feldia incana Oxalis conriculata
Hordeunt jubaturir Phalaris carolirriana -
Hordeunt murinunt Picris echioides
Lactuca serriola Prurtus sp.
Lolium multfflorum Ricinus communis
Lotus conticulatus Runtex sp.
Malva sp. Vicia sativa
Malva sylvestris Xanthium sly.
Medicago polyntorpha Tragopogon porrifolius
Melilotus indica
Nerirmt oleander Stream Edge/Flat Area Adjacent to
Oxalis corrticulata Stream Edge
Piesis eddoides
Plantago sp. Indigenous plant species
Polygonum aviculare Cyperus sp. .
Prwrus arnteniaca Jurtcus phaeocephalus
Raphanus sativus Eleodiaris palustris
Rumex sp. Salix lasiolepis
Rumex puldter Typha sp.
Sibrbunt nrariartum Juncus sp.
Sondius oleracerrs
Vicia sativa Alien plant species
Vicia benghalcrtsis Cynodon dactylon
Poa sp. Rorippa nasturtium-aquaticum
Vinca major
Indigenous plant species Piptathcrunt nriliaceunr
Epilobium sp.
tfas ptlrtas,3232 Las Pditas Rd Santa'Margarita Ca93853;805-..38?5992 faz805 43$3993 rtuwGiaspihtas com
2A-71
There are 5 areas along the creels that can be planted in ,Salix lasiolepis and Populus
trichocarpa at this time. A total of 15 plants should be planted above the stream in the
moist bank area.
It is recommended that the bluff area should be managed by the homeowners. The
landscaping should be restricted to California native plants only, no alien species.
Any planted alien species could be removed by the city or any agent of the city. Weed
control is to be encouraged in this area.
Recommended species for this site are:.
Species Common: Name Type
Cercocarpus betuloides Mountain Mahogany evergreen shrub
Conus stolonifera Redtwig Dogwood deciduous shrub
Ganya elliptica Silk Tassel Bush evergreen shrub
Holodiscus discolor Ocean Spray deciduous shrub
Heteronteles arbutifolia California Holly evergreen shrub
Keckiella cordifolia Bush Penstenhon deciduous shrub
Lonicera hispidula California Honeysuckle evergreen vine
Mimulus cardinalis Red Morrkeyflower perennial
Mimulus aurantiacus Sticky Monkeyflower perennial
Populus tricrocarpa Black Cottonwood deciduous tree
Quercus lobata Valley Oak deciduous tree
Quercus agrifolia Coast Live Oak evergreen tree
Ribes speciosunn Fuchsia Flowering deciduous shrub
Gooseberry
Salix lasiolepis Arroyo Willow deciduous tree
Sambucus me-vicana Blue Elderberry deciduous shrub
Synrphocarpos mollis Creeping Snowberry deciduous
groundcover
US PnhtaS, 3232 fas Pditas Rd Santa Mxtganta;Ca 93 353 1305-43$n51 2 Fax 805�F $:5993 vrwWJasp [as com
k. ...,... »:.
2A-72
BELiIVED APR 2 1 10 7-2G
BOWLAND & ASSOCIATES
BioLogical & Enwronnwwal Consulting Services
2674 East Main Street, Suite C-205
Ventura, CA 93003-2899
(805) 652-0577 fax 652-0576
Mr. Jon Adams, Construction Manager April 3, 1998
R. W. Hertel & Sons, Inc.
75 South Higuera, Suite 165
San Luis Obispo, Ca 93401
RE: Garcia Property - Biological Survey
Dear Jon:
In accordance with your request, I conducted a biological survey of the Garcia property,
located generally west of Tract 2211 (The Willows) on March 18, 1998. I conducted a thorough
walk-over survey of the property. The site can be characterized as a disturbed annual grassland,
with the southern and northern boundaries formed by the riparian corridors of two forks of Islay
Creek.
The site appears to have been previously disturbed by disking and/or tilling,'and a result,
is vegetated primarily with don-native, ruderal plant species. Although many plants were not
yet in flower, the site appears to be dominated by non-native wild oats (Avera species). Other
common non-native plants include wild radish (Raphanus sativus), cutleaf geranium (Geranium
dissectum), Italian wild rye (Lolium multiflorum), sweet fennel (Foeniculum vulgare), Fuller's
teasel (Dipsacus follonum), and bur clover Wedicago polymorpha). One gum tree (Eucalyptus
species) occurs near the center of the site. Patches of native coyote bush (Baccharis piluaris)
are scattered throughout the property, becoming more common in the western perimeter. Small.
dense patches of the native grass, creeping wild rye (Leymus triticoides), occurs between the
annual grassland and the riparian corridors along both forks of Islay Creek. Few other native
plants were identified within the grassland component of the site.
An outcrop of serpentine rock occurs along the southern boundary of the site, adjacent
to and extending into the southern fork of Islay Creek. This rocky area is. sparsely vegetated,
and contains mostly the non-native grasses wild oats and Italian wild rye, along with scattered
natives such as lupine (Lupinus species), sawtooth goldenbush (Hazardia squarrosa), redmaids
(Calandriniaxiliata), and creamcups (Plarystemon californicus).
The riparian corridors are dominated by willows (Salix species), with occasional western
sycamores (Platanus racemosa) and a few California black walnuts (Juglans californica). The
understory includes poison oak (Toxicodendron dive rsilobum), California blackberry (Kobus
ursinus), non-native grasses such as wild oats (Avena species) and Italian wild rye (Lolium
multiflorum). The non-native and invasive ornamental periwinkle (Unca species) occurs along
the banks of the south fork.
Jon Adams
April 3, 1998
Page two
Wildlife use of the site is expected to be limited to cosmopolitan species accustomed to
human activity. Substantial gopher activity was noted during the field survey, but no other
mammal usage was indicated: The site itself offers unrestricted movement for wildlife, but is
bounded by urban land uses, including industrial, residential, and a golf driving range.
The creeks along the property boundaries are intermittent drainages, which provide
habitat for southwestern pond turtles and numerous species of birds and other wildlife. These
creeks are not expected to provide suitable habitat for California red-legged frogs, since they do
not contain a well-developed series of ponds and riffles, nor is water present throughout the
year. No other sensitive species of wildlife are expected to occur within this site.
Please do not hesitate to call to discuss the'contents of this report. 1 would be happy to
answer any questions you may have.
Sincerely yours,
Jacqueline L. Bowland
Consulting Biologist
2A-74
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cityof sAn tuis oBispo
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990 Palm Street, San Luis Obispo, CA 93401.3249
Project Address 936 FULLER
Parcel# 076421-015
Date Generated 01/06/00
Application Number 225-99
Legal Description SLO SUB TR PTN LT 105
Zoning 1 R-I-SP Zoning 2
Property Owner FULLER JAMES M TRE ETAL
In Care Of
Owner Address 450 WOODBRIDGE ST
SLO,CA 93401-5515
Applicant Name J.P.MUSCARELLA Day Phone(805)489-1113
Applicant Address 1112 OLD OAK PARK RD.,ARROYO GRANDE,CA 93420
Representative Name RRM DESIGN GROUP(TERRY PAYNE) Day Phone(805)543-1794
Representative Address 3701 SOUTH HIGUERA ST.,S.L.O.,CA 93401
ER Env. Impact Determination
TR 13 lots for houses and two lots for drainage and open space TR
15 lots
Is a temporary turn around needed until the adjoining project is constructed?
Return with comments to PEGGY MANDEVILLE by 0124/00
Routed to:
Building(Site Grading)( I copies)
Transportation( 1 copies)
Pacific Bell( 1 copies)
Natural Resources.Manager( 1 copies)
Airport LU Commission( 1 copies)
Southern California Gas( I copies)
PG&E( 1 copies)
School Districts( 1 copies)
Police Department( 1 copies)
Building Reg.( I copies)
Fire Department( I copies)
Street Trees(Pk. Firm.)( 1 copies)
Utilities( 1 copies)
Public Works( 1 copies)
Santa Lucia Hills Master Homeowners Assoc.
3563 Empleo Street,Suite B
San Luis Obispo,CA 93401
rCO, The City of San Luis Obispo is committed to include the disabled in all of its services. programs and agyAs- /6
�` Telecommunications Device for the Deaf(805)781-7410.
7-30
5. The off-site"tum-around easement" shall be constructed in accordance with the City street
pavement standards, to the satisfaction of the Director of Public Works and Fire Chief.
6. The driveway serving Lot 1 shall be relocated to be totally within Lot 1. The emergency
access shall be incorporated into the design of the bike path.
7. The subdivider shall dedicate a 2m wide public utility easement across the frontage of each
lot, which shall be adjacent to and contiguous with, all public right-of-way lines bordering
each lot.
8. The subdivider shall dedicate a 3m wide street easement across the frontage of each lot,
which shall be adjacent to, and contiguous with, all public right-of-way lines bordering each
lot.
9. The subdivider shall install street lighting and all associated facilities (conduits, sidewalk
vaults, fusing, wiring, luminaries,etc.)per City standards and to the satisfaction of the
Director of Public Works. The design of said lighting systems shall be coordinated by the
developer between the City and PG&E so as to minimize the amount of City owned conduit
and wiring system, to the satisfaction of the Director of Public Works.
10. Sewer lift station charges shall be paid prior to recordation of the final map as determined by
the Utilities Engineer.
11. The final grades, sizes and alignments of all public water, sewer and storm drains (including
service laterals,meters, fire hydrants,etc.)are subject to modifications,to the satisfaction of
the Director of Public Works and Utilities Engineer.
12. The City will participate in any line"up-sizing"of public water mains(increases above the
size required to provide fire flow or the City's 8" minimum, whichever is larger).
13. Grading and landscaping in Lot 15, within the existing 16-inch high pressure gas main
easement, shall require written approval by Southern California Gas Company.
14. The subdivider shall provide the Director of Public Works with a detailed hydraulic analysis
that indicates the effects of the proposed development on adjacent and downstream
properties.
The analysis must address and identify:
The existing public and private drainage facilities and creek capacities in order to provide
design criteria that meet City standards. The proposed development shall not create a
2A-78
7-3f
situation which increases flooding potential downstream.
The subdivider shall identify any areas within the project subject to inundation-during a 100-
yr storm and process and complete a Federal Emergency Management Agency Letter of Map
Revision(LOMR) to include this property on the City's Flood Insurance Rate Map prior to
final acceptance of the development, to the satisfaction of the Director of Public Works.
15. The detention basin and related improvements sha11 be located within Lot I4:and shall be
owned and maintained by the Homeowners Association (HOA). Consideration for expanding
another existing or proposed detention basin in this vicinity may be considered, subject to the
approval of the HOA and adjacent subdividers,and provisions to discharge the runoff to such
other basins.
16. Any lots subject to flooding during a 100-yr storm shall be graded to provide minimum pad
elevations at least 1 foot above the 100-yr storm elevation,to the satisfaction of the Director
of Public Works. Any areas subject to flooding shall be noted on the final map.
17. Lots 8 through 13 shall pe graded to preclude cross-lot drainage. Private drainage easements
and improvements shall be provided and constructed to convey drainage runoff from these
lots to the detention basin,to the satisfaction of the Director of Public Works.
18. Bike path improvements shall be consistent with the Edna-Islay Specific Plan and the
existing bike path improvements for Tract 1750. The bike path shall be owned and
maintained by the Home Owners Association.
19. All boundary monuments,lot comers and centerline intersections, BC's,EC's,etc., shall be
tied to the City's Horizontal Control Network At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter
computer floppy disk,containing the appropriate data compatible with Autocad(Digital
Interchange Format, DXF) for Geographic Information System(GIS)purposes, shall be
submitted to the Director of Public Works.
20. The final map,public improvement plans and specifications shall use the International
System of Units (metric system). The English System of Units may be used on the final map
where necessary (e.g.-all record data shall be entered on the map in the record units,metric
translations should be in parenthesis),to the approval of the Director of Public Works.
21. All development of this site shall be consistent with the Edna-Islay Specific Plan, except as
approved by the City Council.
2A-79
-7-3Z
CODE REQUIREMENTS
• General construction Activity Storm-Water Permits are required for all storm water
discharges associated with a construction activity where clearing, grading and excavation
results in land disturbance of five or more acres. Storm water discharges of less than five
acres,but which is part of a larger common plan of development or sale, also require a
permit. Permits are required until the construction is complete. To be covered by a General
Construction Activity Permit,the owner(s) of land where construction activity occurs must
submit a completed "Notice of Intent" (NOI) form, with the appropriate fee,to the State
Water Board.
• Street improvements shall be constructed in accordance with the most current City
regulations, Standard Engineering Details and Standard Specifications (6' wide integral curb,
gutter sidewalk& driveway ramps, full street pavement, signing, striping, street lighting, fire
hydrants, barricades,etc.).
• Street trees shall be planted in accordance with City Standards and Policies at the time of
development of each lot, to the satisfaction of the City Arborist. Species shall be Cape
Chestnut, Honey Locust, New Zealand Christmas Tree, and Coast Live Oak
• No trees shall be removed unless specifically approved by the City Arborist
• Traffic Impact fees shall be paid at the time of development of each lot.
2A-OD
Utilities
1. Unless constructed or guaranteed under another project(such as Tract 2289), a gravity sewer
system shall be designed and constructed to serve this development that will connect to an
existing manhole in Broad St. (State Hwy. 227) at El Capitan or other location determined by
the Utilities Director that will be compatible with the master sewer plan for the Airport
Annexation Area. Creek crossings shall include properly designed sewer siphons and/or
culverted crossings, subject to approval by the respective jurisdictional agencies.
An alternative design may be allowed,at the discretion of the Utilities Director. Use of the
County Airport lift station in Fiero Lane would be allowed only if it is determinedto be in an
appropriate location and needed to serve this area of the City(within the Urban Reserve
Line). This would be subject to acceptable.modifications to the existing agreement between
the County and the City that would transfer ownership of the lift station and force main to the
City to serve the tributary area. Any required retrofitting and/or refurbishment of the existing
lift station and force main to serve this tract and other tributary areas,as determined by the
Utilities Director,and preservation of the capacity allocated to the County to serve the
County Airport per the existing agreement, shall be incorporated into the project plans. If an
acceptable modification to the existing agreement between the City and the County cannot be
reached,a new lift station may be required at a location agreeable to the Utilities Director.
The Utilities Director reserves the right to decide which of the above alternatives is the most
beneficial and feasible to serve this general area, based on the final Airport Annexation Area
Sewage Master Plan.
The subdivider shall be entitled to reimbursement for any excess costs associated with any
over-sizing of sewer mains,retrofitting of the existing County sewer lift station and force
main or a new lift station, where such greater capacity is required by the City, in accordance
with City regulations.
The water and sewer facilities shown on the map are schematic and reflect a general layout for
these facilities. The actual quantities, sizes, locations, and configuration of these facilities are
subject to change once improvement plans are submitted to the City for review. Water and sewer
mains will need to be extended to the tract.
2A-81
7 -34
Code Requirements
It is necessary to be certain that all City facilities fall within proposed easements or property
deeded to the City.
A water allocation is required, due to the additional demand on the City's water supplies.
Currently, a water allocation can only be obtained through the water retrofit program. The City's
Water Conservation division Can help in determining the needed allocation and the necessary number of
retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited
against the project's Water Impact Fees, at a rate of$150 per bathroom retrofitted. Water and Wastewater Impact
Fees shall be paid at the time building permits are issued.
This project is tributary to the Tank Farm/Rockview Lift Station system. Prior to the issuance of
building permits, the developer shall pay appropriate Lift Station Fees in accordance with City
policies.
_ r
2A-82
Transportation
1. Class I Bicycle Path & Linear Park: to achieve consistency with the adopted Edna-
Islay Specific Plan (page 25, Linear Park), the proposed linear park shall be expanded
from 9.1 m(30 feet)to 15.2 m (50 feet).
Comment: The Edna-Islay Plan specifically identifies the old Pacific Coast Railroad Right-
of-Way
ightof-Way as the location for a linear park Both Tract 2372 and 2366 propose that individual
parcels encroach into this old right-of-way which will reduce the width of the Linear Park
called for by the EISP and limit the types of uses that can be accommodated there—such as
unfenced community gardens and facilities for neighborhood recreation (see page 25 of EISP
for details).
One option that the applicants might consider is to apply for an amendment to the EISP to
modem the bike path connection to show it extending from the east end of El Capitan to the
north end of Street A. Given the `proposed" dimensions for the linear park (9.1 m), its
configuration, origin and terminus, and the availability of low-volume parallel local streets,
its utility as recreation space and as a desired bicycle/pedestrian connector is marginal.
2. Maintenance of the Linear Park & Bikeway: to achieve consistency with the adopted
Edna-Islay Specific Plan, the proposed Linear Park shall be "...privately owned and
maintained in common ownership by landowners in the Edna-Islay neighborhood"
3. Internal Linkage to Linear Park & Bikeway: the subdivider shall provide a 6.0 m
wide access way connecting Street A with the proposed linear Park. A .candidate
location for this access way is along the common property boundary between proposed
parcels 2 and 3 opposite the east end of Street B. Note: other mid-block locations within
adjoining Tract 2366 may also be appropriate for this location. (Comment. this location
would enable residents in tracts west of the linear part to access the area without having
to travel to Fuller Road)
2A-83
Building (Site Grading)
It is not clear show runoff will.be disposed on lots 8., 9 & 10. The lot slope away from the:road
towards the'back property line with a:fall of roughly 1.5 meters.. A collection system and
easement may be required if runoff is disposed to the drainage>detentioii basin.
2A-84
Community Developme: )epartment Project Review City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 934C
The City has received the following application and would like your comments.
eject Address 936 FULLER Parcel# 076-421-015 Date Printed:01/06/00
Routed to: Building(Site Grading)(1 copies)
Application Number 225-99 Transportation(1 copies)
Legal Description SLO SUB TR PTN LT 105 Pacific Bell(1 copies) K
Zoning 1 R-1-SP Zoning 2 Natural Resources Manager( 1
Property Owner FULLER JAMES M TRE ETAL copies)
In Care Of
Airport LU Commission(1 copies)F
Southern California Gas(1 copies)
Owner Address 450 WOODBRIDGE ST PG 8 E(1 copiesr'K
School Districts(1 copies)
`C Police Department(1 copies)rI,�
SLO CA 93401-5515 V Building Reg.(1 copies)
Fire Department(1 copies)
Applicant Name J.P.MUSCARELLA Day.Phone(805)489 1113 Street Trees(Pk.Fmn.)(1 copies)
Applicant Address Utilities(1 copies)
APP 1112 OLD OAK PARK RD.,ARROYO GRANDE,CA 93420 Public Works(1 espies)
Santa
Representative Name RRM DESIGN GROUP(TERRY PAYNE Da Phone Lucia Hills Master
) y (605)X1794 HomeHome owners Assoc.
Representative Address 3701 SOUTH HIGUERA ST.,S.L.O.,CA 93401 3563 Empleo Street,Suite B
San Luis Obispo,CA 93401
Ken Hampian,Asst.CAO
r
Env.Impact Determination
First action date: 04112/00 P
TR 13 lots for houses and two lots for drainage and open space TR2366 15 lots First action date: 04/12/00 P
Resource Deficiency Certificatior
V't OL v This project can be adequately accommoda
without overloading the city's facilities and
resources. (Municipal Code Chapter 2.44)
_This project cannot be accommodated becau!
of utility deficiencies explained here or attached.
(Municipal Code Chapter 2.`44)
Signed aY''n
Date -2—�Q
Return with comments to PEGGY MANDEVILLE by 01/24/D0
Is a temporary tum around needed until the adjoining project is constructed?
Please note linear park/bike path along easterly property One.
Also note TR 22699 submitted on adjoining property.
Although not required, comments and conditions are encouraged to be serlk tgabove
planner via e-mail utilizing Microsoft Word format.
7_ 3K
Fire Prevention Bureau
Memorandum
To: Peggy Mandeville
From: Darren Drake, Fire Marshal
Date: February 2, 2000
Re: 936 Fuller Rd.—13 SFR
Fire Department Access:
Access shall be in accordance with Article 9 of the California Fre Code. Access roads shall have an
unobstructed width of not less than 20 feet Access roads shall be designed and maintained to support
the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface so as to
provide a$weather driving capabilities. Temporary curie-sac shall be provided with an all weather
surface.
Water Supplies:
Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An
approved water supply connected to the City distribution system and capable of providing the required
fire flow for fire protection fs required. The fire flow shall be determining using Appendix III-A of the
California Fre Code.
Fire Hydrants:
Fire hydrants shall be installed in accordance with Section 903.4 of the Califomia Fire Code. The
location, number and type of hydrants connected to the City system shall be determined using: _
Appendix III$of the California Fre Code and the approved City Engineering Standards. Relocate fire
hydrant from lot X16 to the comer of lot#2.
Fire Protection Systems and Equipment
Fire protection systems shall be in accordance with the California Fire Code and California Building
Code as amended by the City. Residential fire sprinklers shall be required.
Fire Safety During Construction:
Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the
Cafifomia Fire Code.
Vegetation Management/Hazard Reduction:
A vegetation management plan shall be required for the areas along the bike path/emergency access
easement The plan will address the method of maintenance and hazard reduction of annual grasses
and vegetation.
1
2A-86
-7-301
From: Neil Havlik
To: Mandeville, Peggy
Date: 1/14/00 5:38PM
Subject: Tentative Maps 2366 and 2372
Peggy, the trail on these two maps is notat all what we discussed earlier. I think the they are far too long
without good security. That issue dictates redesign of lots to make the trail a more inviting place and more
of a neighborhood asset.
The detention basin in Tract 2372 can probably be designed and landscaped in such a way as to be
reasonably harmonious with the creekside environment, but the other is just a sump. It at least needs
redesign.
If you want the maps back they are on my desk.
2A-87
Community Gevelopmei )epartmer:� City of San Luis Obispo Project Review 990 Palm Street
San Luis Obispo, CA 934(
The City has received the following application and would like your comments.
Project Address 936 FULLER Parcel p 076421-015 Date Printed:01/06/00
Routed to. Building(Site Grading)(1 copies)
Application Number 225-99 Transportation(1 copies)
Legal Description Pack Bell(1 copies) K
e9a P SLO SUB TR PTN LT 105 Natural Resources Manager( 1
Zoning 1 R-1-SP Zoning 2 copies)
Property Owner FULLER JAMES M TRE ETAL Airport LU Commission(1 copies)
In Care Of Southern California Gas(1 copies
Owner Address 450 WOODBRIDGE ST PG 8 E(1 copies}'
School Districts(1 copies)
`C Police Department(1 copies)rt�'
V Building Reg.(1 copies)
SLO CA 93401-5515 Fire Department(t copies)
Street Trees(Pk.Fmn.)(1 copies)
Applicant Name J.P.MUSCARELLA Day Phone(BD5)489-1113 Utilities(1 copies)
Applicant Address 1112 OLD OAK PARK RD.,ARROYO GRANDE,CA 93420 Public Works(1 copies)
Representative Name RRM DESIGN GROU ERRY PAYNE �L_ Da Phone 805 543-1794 Santa Lucia Hills Master
R ) Y ( ) Homeowners Assoc.
Representative Address 3701 SOUTH HIGUERA 93401 3563 Empleo Street,Suite B
San Luis Obispo,CA 93401
Ken Hampian,Asst.CAO
ri \et?tA
r
ER Env.Impact Determination First action date: 04/12/00 1
TR 13 lots for houses and two lots for drainage and open space TR2366 15 lots First action date: 04/12/00 1
Resource Deficiency Certificatio
_This project can be adequately accommod
without overloading the city's facilities and
resources. Municjpal Code chapter 2.44)
Th�2caannnorbe � h
of utility deficiencies explained here or attached.
(Municipal Co Cher
Signed
Date
Return with comments to PEGGY MANDEVILLE by 0124/00
Is a temporary tum around needed unfit the adjoining project is donstructed?
Please note finear park/)ike path along easterly property line.
Also note TR 726-99 submitted on adjoining property.
Although not required, comments and conditions are encouraged to be segtto above
planner via e-mail utilizing Microsoft Word format.
-7-41
Community Development Department Project Review City of San Luis Obispo
990 Palm Street
San Luis Obispo. CA 93401
- [be City has received the following application and would like your comments.
Project Address 936 FULLER Parcel 0 076421-015 Date Printed:01105!00
Routed to: Budding(Site Grading)( 1 oopies)
Application Number 225-99
Legal Description TranspoRation(1 copies)
SLO SUB TR PTN LT 105 Pacific Ben(t copies) f�
Zoning 1 R-1-SP Zoning 2Natural Resources Manager(I
Property Owner FULLER JAMES M TRE ETAL e:opies)
In Care Of Airport LU Commission(1 copies)
Owner Address Southern CBlifomia Gas(t copies)
a501fNODBRIDGE ST PG&E(t copiesyK
School Districts(1 copies)r
`S Police Department(1 copies)
SLO CA 11.3401-5515 v Building Reg.(1 copies)
Fire Department(1 copies)
Appllc=4 Name J.P.MUSCARPLLA Day Phone(805)489}1113 SVM Trees(Pk.Fmn.)(1 copies)
Applicant Address t t 12 OLD OAK PARK RD.,ARROYO GRANbE,CA 93420 Ualltles(1 copies)
Pubac VVc is(1 copies)
Representative Name RRM DESIGN GROUP Sarrti Lueia Hills Master
(TERRY PAYNE) Day Phone(g(>575431794 Homeowners Assoc
Representative Address 3701 SOUTH HIGUERA ST S.L.O.,CA 93401 7 3563 Flr>Dleo Street Suite B
san Luis Obispo.CA 93401
Ken Hanlpian,Asst.CAO
per/
1 /
ER Env.Impact Dion Fast action date: 04/12100 PC
TR 13 Iota for houses and two lots for drainage and open space TR2365 15 bts Frrst action date: 04/12/00 PC
a Reso roe D-eficiency Ceruwation:
ce�� X /�//� d * &AeZ n,is
project can be edequatey accommodated
\ without overloading the citys f cllities and
�� "61.4• �Q t✓t f1lC/ �i 1 �/t1 Q resources. (Municipal Code Chapter 244)
• Q� —This project cannot be accernmodated because
60 of utility defames expnained here or aeached.
6 � � (Municipal Code Chapter 244)
e e _ �
Signed i
A/�C/,l�dc�.l�;X�uc9 ..
Date
Return wkh comments to PEGGY MANDEVILLE by 0124100
Is a temporary tum around needed until the ad)oasing Project is constructed?
Please note linear parklbike path along eastery property line.
ASCO note TR 226-%submitted an ad)oumul property. .
Although not required,comments and conditions are encouraged to be sent tolft e
planner via e-mail utilizing Microsoft Word format.
-4
AIR POLLUTION
CONTROL DISTRICT
COUNTY OF SAN :UIS OBISPO
TO: San Luis Obispo County Department of Planning and Building
Whitney McIlvaine
FROM: Jacquie L. Bean, Air Quality Specialist II
DATE: March 20, 2000
SUBJECT: Cowan Trust Project
District staff has reviewed the information contained in the referral from your office for a request to
subdivide a 3.99 acre lot into sixteen(16) lots to construct fourteen(14)houses and two lots for
drainage and open space. The property currently consists of three structures and is Ibcated at 906
Calle Del Caminos in San Luis Obispo. We have the following comments regarding this proposal:
The project as described in the referral is not expected to exceed the District's emissions thresholds
of significance for construction or operation. However,to address cumulative air quality impacts,
we recommend the City to encourage the applicant to include the following mitigations in the
project
With the project occurring in close proximity to other residences, the applicant should be required to
use water trucks or sprinkler tystems in sufficient quantities to prevent airborne dust from leaving
the site during the demolition and construction phases of the project.
1. All glazing to be dual pane;
2. Wall and ceiling insulation to be upgraded one level from Title 24 requirements;
3. Appliances,furnaces,water heaters and lighting to be high efficiency and energy conserving;
4. Use solar water heaters.
APCD Asbestos Issues:
The project as described includes the removal of 3 structures at the property site located at 906 Calle .
Del Caminos in San Luis Obispo. This project also Demolition activities have potential negative air
quality impacts, including issues surrounding proper removal and disposal of asbestos containing
materials. Demolition activities are subject to the requirements stipulated in the national Emissions
Standard for Hazardous Pollutants (NESHAP),which includes but is not limited to: 1)notification
requirements to the APCD,2)asbestos survey conducted by a Certified Asbestos Inspector,and 3)
applicable removal and disposal requirements of identified'asbestos-containing materials. Please
contact Tim Fuhs of the APCD Enforcement Division at 781-5912 for further information.
Thank you for the opportunity to review this project. If you have any questions or comments please
contact me at 781-5912.
H:\oisNpIanVeWnse\2I87.JLB
3433 Roberto Court • San Luis Obispo,CA 93401 • 805-781-5912 • FAX: 805-781-I OGA-
c6anair@sloapcd.dst.ca.us o• www.sloapcd.dst.m.us Lr 7.9U
punted on recycled paper
- L13
��IUpll�lllllll�lllll���;��������l�llllll►111111 III
a city of sAn tuis oBispo
990 Palm Street, San Luis Obispo, CA 93401-3249
Project Address 906 CALLE DEL CAMINOS
Parcel# 076-421-011
Date Generated 01/06/00
Application Number 226-99
Legal Description SLO SUB TR PTN LT 104& ADJ PCRR R/W
Zoning 1 R-1-SP Zoning2 C/OS
Property Owner MUEHLENBECK HAROLD W TR ETAL
In Care Of
Owner Address 1164 SHANNON LANE
ARROYO GRANDE,CA 93420-5147
Applicant Name COWAN TRUST Day Phone( ) -
Applicant Address 750 SPITFIRE LANE, S.L.O.CA 93401
Representative Name JOHN FRENCH Day Phone(805)542-9970
Representative Address 3942 HOLLYHOCK WAY,S.L.O.,CA 93401
ER Env. Impact Determination
TR create 14 lots for houses and two parcels for drainage and open space
TR 16 lots
Is temporary turn around needed since no plans have been submitted for adjoining property?
Please note that a linear park/bike path is proposed along the easterly property line.
Return with comments to PEGGY MANDEVILLE by 0124/00
Routed to:
Building(Site Grading)( 1 copies)
Transportation( 1 copies)
Pacific Bell( 1 copies)
Reg.Water Quality( 1 copies)
Natural Resources Manager( 1 copies)
Fish&Game( I copies)
Aaport LU Commission( I copies)
Southern California Gas( 1 copies)
PG&E( 1 copies)
School Districts( I copies)
Police Department( I copies)
Building Reg.( 1 copies)
Fire Department( 1 copies)
Street Trees(Pk.Fmn.)( 1 copies)
Utilities( 1 copies)
Public Works( 1 copies)
TheCity of San Luis Obispo is committed to include the disabled in all of its services, programs and ae2'e�. 91
Telecommunications Device for the Deal(805)781-7410.
-44
Public Works
CONDITIONS
1. This development shall be consistent with the Edna-Islay Specific Plan,including annexation to
the Master Santa Lucia Hills Homeowners Association(HOA). Annexation approval by the
Board of Directors for the HOA shall be secured and submitted to the City prior to approval of
the final map,along with acknowledgment regarding the acceptance of Lots 15 and 16 and the
respective maintenance responsibilities..
2. This tract shall not be recorded until Tentative Tract 2366(City File#225-99)has been
recorded or such offsite improvements(streets,new Fuller Rd.bridge,sidewalks,utilities,water
and sewer facilities,bike path and related facilities,etc.)and rights of way have been
constructed or guaranteed,to the satisfaction of the Public Works Director and Community
Development Director.
3. The subdivider shall pay a pro-rata share of the actual costs for the installation of a new bridge
over Lower Fork Creek on Fuller Road. The new bridge shall provide a City standard
sidewalk,curb& gutter vn each side and four 6"diameter conduit sleeves(two on each side)in
addition to that which is.necessary for gas,electric,telephone and cable TV,to the satisfaction
of the Director of Public Works.
4. The street section for Street`B"shall be deleted. All streets shall be designed with 17m of
R/W, l lm curb to curb with a 3m parkway on each side. The structural street sections shall
be designed using a TI=6.5.
5. The subdivider shall dedicate a 2m wide public utility easement across the frontage of each
lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines
bordering each lot.
6. The subdivider shall dedicate a 3m wide street easement across the frontage of each lot. Said
easement shall be adjacent to and contiguous with all public right-of-way lines bordering
each lot.
7. The subdivider shall install street lighting and all associated facilities (conduits, sidewalk
vaults, fusing,wiring,luminaries, etc.)per City standards and to the satisfaction of the
Director of Public Works. The design of said lighting systems shall be coordinated by the
developer between the City and PG&E so as to minimize the amount of City owned conduit
and wiring system,to the satisfaction of the Director of Public Works.
2A-92
8. The final grades and alignments of all public water, sewer and storm drains (including
service laterals, meters, fire hydrants, etc.) are subject to change to the satisfaction of the
Director of Public Works and Utilities Engineer.
9. The City will participate in any line up sizing of public water mains(increases above the size
required to provide fire flow or the City's 8" minimum, whichever is larger).
10. Grading and landscaping in Lot 16, within the existing 16-inch high pressure gas main
easement, shall require written approval by Southern California Gas Company.
11. The subdivider shall provide the Director of Public Works with a detailed hydraulic analysis
that indicates the effects of the proposed development on adjacent and downstream
properties.
The analysis must address and identify:
The existing public and private drainage facilities and creek capacities in order to provide
design criteria that meet City standards. The proposed development shall not create a
situation,which increasgs flooding potential downstream.
The subdivider shall identify any areas within the project subject to inundation during a 100-
yr storm and process and complete a Federal Emergency Management Agency Letter of Map
Revision(LOMR)to include this property on the City's Flood Insurance Rate May prior to
final acceptance of the development,to the satisfaction of the Director of Public Works.
12.The detention basin and related improvements shall be located within Lotl5 and shall be
owned and maintained by the Homeowners Association(HOA). Consideration for
expanding another existing or proposed detention basin in this vicinity may be
considered,subject to the approval of the HOA and adjacent subdividers,and
provisions to discharge the runoff to such other basins.
13. Any lots subject to flooding during a 100-yr storm shall be graded to provide minimum pad
elevations at least 1 foot above the 100-yr storm elevation, to the satisfaction of the Director
of Public Works. Any areas subject to flooding shall be noted on the final map.
14. All lots shall be graded to preclude cross-lot drainage, to the satisfaction of the Director of
Public Works.
15. Bike path improvements shall be consistent with the Edna-Islay Specific Plan and the
existing bike path improvements for Tract 1750. The bike path shall be owned and
maintained by the Home Owners Association.
2A-93
-7-4&
16. All boundary monuments, lot comers and centerline intersections, BC's. EC's, etc., shall be
tied to the City's Horizontal Control Network. At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter
computer floppy disk, containing the appropriate data compatible with Autocad(Digital
Interchange Format, DXF) for Geographic Information System(GIS) purposes, shall be
submitted to the Director of Public Works.
17. The final map,public improvement plans and specifications shall use the International
System of Units-(metric system). The English System of Units may be used on the final map
where necessary (e.g.-all record data shall be entered on the map in the record units, metric
translations should be in parenthesis), to the approval of the Director of Public Works.
18. All development of this site shall be consistent with the Edna-Islay Specific Plan,except as
approved by the City Council
CODE REQUIREMENTS,
• General construction Activity Storm Water Permits are required for all storm water
discharges associated with a construction activity where clearing,grading and excavation
results in land disturbance of five or more acres. Storm water discharges of less than five
acres,but which is part of a larger common plan of development or sale, also require a
permit. Permits are required until the construction is complete. To be covered by a General
Construction Activity Permit,the owner(s)of land where construction activity occurs must
submit a completed"Notice of Intent" (NOI) form,with the appropriate fee,to the State
Water Board.
• Complete street improvements shall be constructed in accordance with the most current City
regulations, Standard Engineering Details and Standard Specifications(6'wide integral curb,
gutter sidewalk&driveway ramps, full street pavement, signing,striping, street lighting, fire
hydrants, barricades,etc.).
• Street trees shall be planted in accordance with City Standards and Policies at the time of
development of each lot,to the satisfaction of the City Arborist. Species shall be Cape
Chestnut, Honey Locust, New Zealand Christmas Tree, and Coast Live Oak
• Traffic Impact fees shall be paid at the time of development of each lot.
2A-94
Utilities
The water and sewer facilities shown on the map are schematic and reflect a general layout for
these facilities. The actual quantities, sizes, locations, and configuration of these facilities are
subject to change once improvement plans are submitted to the City for review. The point of
connection indicated for the water and sewer mains does not currently exist. Obviously, water
and sewer mains will need to be extended to the tract.
1. Unless constructed or guaranteed under another project(such as Tract 2289), a gravity sewer
system shall be designed and constructed to serve this development that will connect to an
existing manhole in Broad St. (State Hwy. 227)at El Capitan or other location determined by
the Utilities Director that will be compatible with the master sewer plan for the Airport
Annexation Area. Creek crossings shall include properly designed sewer siphons and/or
culverted crossings,subject to approval by the respective jurisdictional agencies.
An alternative design may be allowed, at the discretion of the Utilities Director. Use of the
County Airport lift station in Fiero Lane would be allowed only if it is determined to be in an
appropriate location and needed to serve this area of the City (within the Urban Reserve
Line). This would be subject to acceptable modifications to the existing agreement between
the County and the City that would transfer ownership of the lift station and force main to the
City to serve the tributary area. Any required retrofitting and/or refurbishment of the existing
lift station and force main to serve this tract and other tributary areas, as determined by the
Utilities Director, and..preservation.of the capacity allocated to the County to serve the
County Airport per the existing agreement, shall be incorporated into the project plans. If an
acceptable modification to the existing agreement between the City and the County cannot be
reached,a new lift station may be required at a location agreeable to the Utilities Director.
The Utilities Director reserves the right to decide which of the above alternatives is the most
beneficial and feasible to serve this general area, based on the final Airport Annexation Area
Sewage Master Plan.
The subdivider shall be entitled to reimbursement for any excess costs associated with any
over-sizing of sewer mains, retrofitting of the existing County sewer lift station and force
main or a new lift station, where such greater capacity is required by the City, in accordance
with City regulations.
2A-95
7— L4
Code Requirements
It is necessary to be certain that all City facilities fall within proposed easements or property
deeded to the City.
A water allocation is required, due to the additional demand on the City's water supplies.
Currently,a water allocation can only be obtained through the water retrofit program. The City's
Water Conservation division can help in determining the needed allocation and the necessary
number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of
retrofitting is directly credited against the project's Water Impact Fees, at a rate of $150 per
bathroom retrofitted. Water and Wastewater Impact Fees shall be paid at the time building
permits are issued.
This project is tributary to the Tank Farm/Rockview Lift Station system. Prior to the issuance of
building permits, the developer shall pay appropriate Lift Station Fees in accordance with City
policies.
2A-96
--44
Street Trees (Pk. Fmn.)
One street tree per 35 feet street frontage. Trees to be planted behind sidewalk per City standards.
Insufficient detail on plans to determine which trees are to be kept and which ones may be
removed. Removal permit required for all removals.
Street tree species to be determined when final (plans) are submitted.
2A-97
7-50
Fire Department
PreventionFire Bureau
Memorandum
To: Peggy Mandeville
From: Darren Drake, Fire Marshal
Date: Febniary2, 2000
Re: 906 Calle Del Gamins-14 SFR
Fire Department Access:
Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an
unobstructed width of not less than 20 feet Access roads shall be designed and maintained to
support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface so
as to provide all-weather driving capabilities. A temporary tum-around will not be required.
Water Supplies:
Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An
approved water supply connected to the City distribution system and capable of providing the required
fire flow for fire protection is required. The fire flow shall be determining using Appendix IIIA of the
California Fire Code.
Fire Hydrants:
Fire hydrants shall be installed in accordance with Section 903.4 of the California Fre Code. The
location, number and type of hydrants connected to the City system shall be determined using
Appendix III-B of the California Fire Code and the approved City Engineering Standards. Relocate
hydrant at the end of the cul-de-sac to the intersection of Street A and Street B.
Fire Protection Systems and Equipment
Fire protection systems shall.be in accordance with the California Fire Code and Califomia Building
Code as amended by the City. Residential fire sprinklers shall be required.
2A-98
- -7 i
Fire Safety During Construction:
Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the
California Fire Code.
Vegetation Management/Hazard Reduction:
A vegetation management plan shall be required for the areas along the bike path and to the north of
the match line.The plan will address the method of maintenance and the hazard reduction of annual
grasses and vegetation.
2A-99
-7 -s z
Transportation
1. Class I Bicycle Path & Linear Park: to achieve consistency with the adopted Edna-
Islay Specific Plan (page 25, Linear Park), the proposed linear park shall be expanded
from 9.1 m (30 feet)to 15.2 m (50 feet). .
Comment. The Edna-Islay Plan specifically identifies the old Pacific Coast Railroad
Right-of--Way ps the location for a linear park. Both Tract 2372 and 2366 propose that
individual parcels encroach into this old right-of-way which will reduce the width of the
Linear Park called for by the EISP and limit the types of uses that can be accommodated
there — such as unfenced community gardens and facilities for neighborhood recreation
(see page 25 of EISP for details).
One option that the applicants might consider is to apply for an amendment to the EISP to
modem the bike path connection to show it extending from the east end of El Capitan to
the north end of Street A. Given the "proposed"dimensions for the linear park (9.1 m),
its configuration, origift and terminus, and the availability of low-volume parallel local
streets, its utility as recreation space and as a desired bicyclelpedestrian connector is
marginal
2. Maintenance of the Linear Park & Bikeway: to achieve consistency with the adopted
Edna-Islay Specific Plan, the proposed Linear Park shall be "...privately owned and
maintained in common ownership by landowners in the Edna-Islay neighborhood." To
comply with this plan provision, either (1) a new home owners association encompassing
households within both Tract 2372 and 2366 be formed,or(2)these tracts be added to the
adjoining home owners associations within the Edna Area that currently maintain linear
park areas.
3. Internal Linkage to.Linear Park & Bikeway: the subdivider shall provide a 6.0 m
wide access way connecting Street A with the proposed linear Park. A candidate
location for this access way is along the common property boundary between proposed
parcels 2 and 3 opposite the east end of Street B. Note: other mid-block locations within
adjoining Tract 2366 may also be appropriate for,this location.
Comment: this location would enable residents in tracts west of the linear part to access the
area without having to travel to Fuller Road.
2A-100
1-53
Phase 1 Archaeological Survey Of The Muscarella Property,
Fuller Road, San Luis Obispo, California
Prepared By: Thor Conway
Heritage Discoveries Inc.
PMB 108, 793A Foothill Blvd.
San Luis Obispo,CA 93405
(805) 545-0724
Prepared For. Mr.Joe Muscarella
San Luis Obispo,CA 93401
USGS Quad: Pismo Beach,Calif.
Key Words: Negative Surface Survey
Sept 7,1999
2A g
7-64
ii
Abstract
An archaeological surface survey was made at the Muscarella property (APN #076-421-011)
located along Fuller Road in San Luis.Obispo. A surface survey (ARI) made across the property did not
reveal the presence of archaeological materials. The literature search also confirms that this area
does not have previously recorded archaeological sites. Based upon the negative results from the field
work and literature search,it is recommended that further archaeological study should not be required.
2A-102
Phase 1 Archaeological Survey Of Tract 2372,
Fuller Road Area,San Luis Obispo, California
Prepared By: Thor Conway
Heritage Discoveries Inc .
PMB 108,793A Foothill Blvd.
San Luis Obispo,CA 93405
(805) 545-0724
Prepared For. Mr.john French
3942 Hollyhock
San Luis Obispo,CA 93401
USGS Quad: Pismo Beach,Calif.
Key Words. Negative Surface Survey
V
V
April 20,2000
2A-103
7 -SAO
ii
Abstract
An archaeological surface survey was made at the Tract 2372 property located near Fuller Road in
San Luis Obispo. A surface survey (ARI) made across the property did not reveal the presence of
archaeological materials. The literature search also confirms that this area does not have previously
recorded archaeological sites. Based upon the negative results from the field work and literature
search,it is recommended that further archaeological study should not be required.
2B-104