HomeMy WebLinkAbout02-02-2015 ARC Item 4 - 851 and 860 Humbert Avenue
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new affordable housing development consisting of 20 residential rental units with a community room and consideration of an addendum to the previously-adopted Mitigated Negative Declaration PROJECT ADDRESS: 851 & 860 Humbert Avenue BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARC 113-14 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant SLO Non-Profit Housing Corp.
(Housing Authority of San Luis
Obispo County (HASLO))
Representative Thom Jess, Arris Studio Architects
Zoning R-3-S-PD (Medium-Density
Residential with Special
Considerations and Planned
Development Overlays)
General Plan Medium-High Density Residential
Site Area 0.6 Acres (26,016 square feet)
Environmental
Status
Mitigated Negative Declaration
(MND) approved by City Council
(ER 123-08) on March 17, 2009.
Addendum to ER 123-08 prepared
to update approved MND and
attached herein.
SUMMARY
The project includes the development of 20 residential rental units and a community room on two
lots located near the intersection of Humbert Avenue and Victoria Avenue and north and west of
Moylan Terrace. The proposed architecture is well articulated and is consistent with the surrounding
diverse industrial and residential style architecture, and is similar in size and massing to the
surrounding neighborhood. Staff finds that the overall design and detailing of the proposed
Meeting Date: February 2, 2015
Item Number: 4
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residential structures is consistent with the South Broad Street Area Plan (SOBRO) Design
Guidelines (see Attachment 4) and the Community Design Guidelines (CDG).
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan Design Guidelines, Community Design Guidelines and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site encompasses two parcels at 851 and 860 Humbert Avenue, Lots 81 and 82,
which are located east of Broad Street at the end of Humbert Avenue. The two parcels are in the
Medium High-Density Residential (R-3-S-PD) zone. Currently both lots are vacant with the
exception of a small, seven vehicle parking lot on Lot 82. Site specific details are noted in Table
1 and 2 below:
Table 1: Lot 81 Site details
Lot 81 Dimensions
(approx.)
Area: 14,845 square feet
Width: 136 feet
Depth: 133 feet
Current Use Vacant
Topography
(approx.)
Elevation: Min. 249 feet; Max. 259 ft.
Slope: 6% slope
Natural Features: none
Access Humbert Avenue
Surrounding Use /
Zoning
North & West: M (developed with a mixture of commercial business and older single-
family residences);
South: R-3-PD (developed with a mixture of townhomes and condominiums);
East: C-S and C/OS(Union Pacific Railroad).
Table 2: Lot 82 Site details
Lot 82 Dimensions
(approx.)
Area: 11,171 square feet
Width: 40 feet
Depth: 280 feet
Current Use Parking Lot
Topography
(approx.)
Elevation: Min. 254 feet; Max. 268 ft.
Slope: 5% slope
Natural Features: none
Access Victoria Ave
Surrounding Use /
Zoning
North & West: M (developed with a mixture of commercial business);
South: R-3-PD (developed with a mixture of townhomes and condominiums);
East: C-S and C/OS(Union Pacific Railroad).
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2.2 Previous Review
The site has a history of previous reviews and entitlements.
• August 15, 2006 – City Council approved a General Plan Amendment and Rezoning of
851 and 860 Humbert from Services and Manufacturing (M) to Medium-High Density
Residential with the Special Considerations Overlay (R-3-S), and adopted a resolution to
pursue abandonment of portions of Frederick Street and Humbert Avenue rights-of-way
to facilitate the Housing Authority of San Luis Obispo's (HASLO) development of a
workforce housing project on the site.
• March 17, 2009 – City Council approved all other necessary entitlements, including a
Planned Development Rezone, Vesting Tentative Tract Map, Use Permit, Abandonment
of rights-of-way, the disposition of surplus property, and Environmental Review for the
Moylan Terrace project, which included the subject sites.
• July 18, 2014 – The Director approved an Administrative Use Permit to allow a
community room within the residential zone as a part of the subject project.
2.3 Project Description
The proposed project will include a total of 20 long-term affordable units and a community
room. The units will provide housing for low and very low income individuals with a goal of
targeting the county’s veteran population. The two-bedroom unit will be used to house the
project’s onsite manager. The project includes the following significant features (Attachment 2,
Project Plans):
1. Lot 81 Residential Units:
a. 2-story building;
b. nine studios;
c. eight 1-bedroom;
d. one 2-bedroom; and
e. nine parking spaces.
2. Lot 82 Residential Units:
a. 2-story building;
b. two 1-bedroom;
c. one 1,200 square foot community room; and
d. seven parking spaces.
3. Contemporary architectural style which includes the use of the following
materials/colors:
a. Wood slat siding;
b. Deep metal trim;
c. Smooth stucco finish;
d. Metal awnings over windows and main entrance;
e. Horizontal metal siding;
f. Board-formed cast in place concrete screen walls; and
g. Aluminum windows.
h. Colors include: gray, yellow, cream, and blue (Attachment 2, Project Plans,
Sheet CB-1):
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Figure 1: Front (South) elevation of the 18-unit structure located on Lot 81
Figure 2: Front (East) elevation of the structure with 2-units and a community on Lot 82
2.4 Project Statistics
Table 3: Lot 81 Statistics
Item Proposed 1 Ordinance
Standard 2
Street Yard Setback 15’ 15’
Other Yard Setback 8 ‘ 8 ‘
Max. Height of Structure(s) 30’ 35’
Building Coverage (footprint) 29% 60%
Parking Spaces 9 18
Table 4: Lot 82 Statistics
Item Proposed 1 Ordinance
Standard 2
Street Yard Setback 15’ 15’
Other Yard Setback 9‘ 8 ‘
Max. Height of Structure(s) 30’ 35’
Building Coverage (footprint) 12% 60%
Parking Spaces 7 6
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
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3.0 PROJECT ANALYSIS
3.1 Site Plan: Consistent with the SOBRO Design Guidelines, CDG and Zoning Regulations,
the proposed structures fit within site constraints. Both structures are two stories with a
maximum height of 30 feet which is lower than the maximum allowed building height of 35
feet.
Figure 3: Proposed site plan
Staff Analysis: Lot 81 proposes a building which makes efficient use of the available site area
by maximizing the number of residential units for the site while maintaining a parking area,
landscaping, an outdoor courtyard, enclosed bicycle parking and a trash enclosure on the site.
The layout and orientation of the structure centers the front entrance to the surrounding
neighborhood and is accessible by a path from the street sidewalk on Humbert Avenue.1 The
applicant is proposing to locate the trash enclosure within the required yard, six feet from the
public right of way because of site constraints and needed accessibility by the garbage company.
According to the zoning regulations trash enclosures which have been approved by the ARC
may be located within the required yard, provided no part of the enclosure is less than three feet
from any right of way or adopted setback line (Section 17.16.020.D.6.). Staff recommends the
ARC approve the location of the trash enclosure subject to Condition No. 4 which requires that
the west side of the enclosure be densely landscaped with large shrubs and trees in order to
1 SOBRO Design Guidelines, 5.2.G. Public space should be integrated into design to promote pedestrian character and
sense of place. Primary building entrances shall be designed as highly visible and prominent architectural features.
SOBRO Design Guidelines, 5.2.H. New development shall be oriented and designed to enhance pedestrian movement
to and between adjacent uses. Pedestrian walkways shall be included and pedestrian entrances clearly identified and
easily accessible.
CDG Chapter 5, Section 5.4. A. Site planning. Site planning for a multi-family or cluster housing project should create a
pleasant, comfortable, safe, and distinct place for residents, without the project “turning its back” on the surrounding
neighborhood.
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screen the enclosure from the main viewshed of the street.
Lot 82 consolidates the residential units, community room, terrace, and trash enclosure for the
project on the north portion of the site. Parking is located in an existing parking lot on the south
side of the site. Development on the north and south sides of the property leaves a large, central
section of land available for the establishment of a community garden for neighborhood use.2
As with Lot 81, the structure on Lot 82 provides a front entrance that is accessible from the
sidewalk along Victoria Avenue.
Figure 4: The proposed design includes various materials, colors, and wall articulations and heights
3.2 Building Design: The proposed structures have a contemporary design theme and
incorporate materials such as smooth stucco, metal, concrete, wood siding, and brick veneer.3
The structures on both Lots 81 and 82 demonstrate consistent use of materials, colors, and
detailing throughout all elevations of the building. In addition the structures include balconies
and patio areas.
Staff Analysis: The proposed design is consistent with the SOBRO Design Guidelines and
incorporates forms and features of the Broad Street Village Contemporary and the Railroad
Commercial architectural styles including: multi-story rectilinear form, wood board siding,
plaster and metal walls, and recessed entries. All elevations are visually interesting and receive
interesting architectural treatments 4 and promote social interaction and defensible space by
providing balconies and patios.5 The design also provides consistent, simple roof planes.6 The
proposed design is also compatible with the design and scale of neighboring residential
structures on Humbert and Victoria Avenues (Moylan Terrace) which largely consist of multi-
2 Consistent with the General Plan, Land Use Element, Healthy Environment Goal 10.3.5. 3 Consistent with SOBRO Design Guidelines 5.4: Building walls. 4 CDG Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or more attached units should
incorporate wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the
inclusion of elements such as balconies, porches, arcade, dormers, and cross gables can avoid the barracks-like quality
of long flat walls and roofs. 5 SOBRO Design Guidelines, 5.3.F. 6 SOBRO Design Guidelines 5.4: Roofs.
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family contemporary styled structures.
3.3 Parking: Lot 81 proposes a 9-space parking lot (where 18 spaces are required) and 28
bicycle parking spaces (Attachment 3, Project Plans, Sheet A-3). Lot 82 includes a 7 space
vehicular parking lot and 2 bicycle parking spaces for residents (Attachment 3, Project Plans,
Sheet A-11).
Staff Analysis: On February 20, 2015, the Community Development Director will review a
request for an Automobile Trip Reduction plan for Lot 81 to reduce the required parking by
39%. The proposed project is being developed to provide low income, affordable housing for
veterans whom tend to rely less on personal automobiles for transportation.
As previously mentioned, Lot 81 will provide 28 bicycle parking spaces. It is not clear from the
plans the location of all 28 bicycle parking spaces, therefore staff recommends Condition of
Approval No. 5 which states that a minimum of 18 bicycle spaces shall be provided within the
interior bike room (accessible to all residents) and the remaining 10 bicycle spaces be provided
on the site where they are easily accessible to residents and visitors.
As proposed, Lot 82 provides sufficient vehicular parking, but requires one additional short-
term bicycle parking space (in addition to the two provided long-term spaces for the two
residential units). Condition No. 6 specifies that Lot 82 shall include at least one short-term
bicycle parking space on the site.
4.0 ENVIRONMENTAL REVIEW
On March 17, 2009, the City Council adopted a Mitigated Negative Declaration (MND) of
environmental impact for the previously approved project on the site (R/PD/TR/ABAN/A 27-06
and ER 123-08). A copy of the mitigation measures approved with the adopted MND is provided
with Attachment 5, Addendum to ER 123-08.
Section 15164 of the CEQA Guidelines allows a lead agency to prepare an addendum to a
previously adopted Negative Declaration if only minor additions are necessary and none of the
conditions in Section 15162 calling for preparation of a subsequent EIR or Negative declaration
have occurred.
The proposed modifications are generally consistent with the originally approved Moylan Terrace
project (R/PD/TR/ABAN/A 27-06 and ER 123-08); therefore, no additional mitigation measures
were deemed necessary. All previously adopted mitigation measures from ER 123-08 will continue
to apply to the project and an addendum to ER 123-08 is recommended for adoption.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the directional items provided
below.
6.0 ALTERNATIVES
6.1 Continue the project with direction to the applicant and staff on pertinent issues.
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6.2 Deny the project based on findings of inconsistency with the South Broad Street Design
Guidelines and the Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Plans
4. South Broad Street Area Plan Design Guidelines
5. Addendum to ER 123-08
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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ATTACHMENT 1
RESOLUTION NO. ARC- -15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW AFFORDABLE HOUSING DEVELOPMENT
CONSISTING OF 20 RESIDENTIAL UNITS AND A 1,200 SQUARE FOOT
COMMUNITY CENTER INCLUDING AN ADDENDUM TO ER 123-08,
AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED FEBRUARY 2, 2015
860 HUMBERT STREET (ARC 113-14)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on February 2, 2015, pursuant to a proceeding instituted under ARC 113-14,
SLO Non-profit Housing Corporation, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARC 113-14), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project is consistent with existing and proposed Housing Element Polices (1.1, 1.2, 2.1,
2.2, 7.1, 7.2, and 8.1) of General Plan which supports the inclusion and expansion of
affordable housing units within the City.
3. The project design maintains consistency with the Airport Area Specific Plan and the City’s
Community Design Guidelines by providing architectural interest and complements the
design and scale of the existing neighborhood.
4. A Mitigated Negative Declaration (MND) of environmental impact was approved by the
City Council on March 17, 2009. The Architectural Review Commission (ARC) finds and
determines that the project’s MND as updated by the Addendum dated February 2, 2015
adequately addresses the potential significant environmental impacts of the proposed project
in accordance with the California Environmental Quality Act and the City's Environmental
Guidelines, and reflects the independent judgment of the Commission. The ARC has
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reviewed and considered the information contained in this Addendum in its consideration of
the final project design and finds that the preparation of a subsequent EIR is not necessary,
based on the following:
a. None of the circumstances included in Section 15162, which require a subsequent
MND have occurred, specifically:
i. The project changes do not result in new environmental impacts.
ii. The circumstances under which the project is undertaken will not require
major changes to the MND.
iii. The modified project does not require any changes to previously approved
mitigation measures.
b. The proposed modifications are generally consistent with the originally approved
Moylan Terrace project (R/PD/TR/ABAN/A 27-06 and ER 123-08).
c. The proposed scale and design of buildings will be compatible with surrounding
uses as found by the City’s Architectural Review Commission with their review
of project plans and are consistent with the City’s General Plan, South Broad
Street Area Plan, Zoning Regulations, and Community Design Guidelines.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
3. The project shall substantially comply with conditions established under Use Permit A 113-
14.
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4. The trash enclosure located on Lot 81 be allowed within the required yard and the west side
of the enclosure shall be screened with large shrubs and/or trees to the satisfaction of the
Community Development Director.
5. Plans submitted for a building permit for Lot 81 shall show a minimum of 18 bicycle spaces
within an interior bike room (accessible to all residents) and a minimum of 10 short-term
bicycle spaces where they are easily accessible to residents and visitors.
6. Plans submitted for a building permit for Lot 82 shall show a minimum of 1 short-term
bicycle space.
7. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be as shown on the
color elevation submitted with Architectural Review application.
8. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
9. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
adequately screen them. A line-of-sight diagram shall be included to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
10. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
11. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
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by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
Building
12. Clearly note on plans submitted for a building permit the applicable codes for this project.
The current adopted codes are the 2013 CA Building Codes and the San Luis Obispo
Municipal Code.
13. Verify an “Exit Plan” is provided to show compliance with minimum exit requirements as
outlined in Chapter 10 CBC.
14. It appears from plans that 1-HR exit corridors are being provided, please verify that no other
openings other than exit doors are in the corridors, not clear from plans submitted.
15. Clearly show and dimension the setback from the second story apportion of unit #204 as it
appears to be closer than 8’ as shown for unit #201. Verify fire rating requirement due to
proximity to property line per Chapter 6 & 7 CBC.
16. It appears the exit from the units that are exiting thru courtyard and for unit #104 will go
thru an exit court, verify the width is clearly shown and that the yard is clear and open to
sky (projection from unit #204). Chapter 10 CBC. Note that this exit needs to be accessible
and plans show landscaping.
17. Plans show exits from the second floor to be via a walkway and rated corridors. Please note
that once occupants are in a protected exit they must terminate at grade or public way
without re-entering the building. Verify condition at second floor. Chapter 10 CBC.
18. Verify all the units on the “ground floor” level are made adaptable as required by Section
1104A CBC.
19. An accessible parking space is shown and identified on plans submitted. It appears the
accessible route of travel to the “Lobby” is going to go to the public way and back into the
site. Please note that the path of travel needs to be within the site. Chapter 11A & 11B
CBC.
Transportation
20. Dimensioned locations and details of the short and long-term bicycle parking shall be
provided on the project’s construction plans including rack design, location, clearances and
circulation needs for users in compliance with manufacturers’ standards. Each parking
space shall include a 2x6 ft. footprint unless noted otherwise by the manufacturer.
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a. Approved short-term bicycle rack designs include the inverted “U” or “Peak
Racks”. “Ribbon” type racks are not approved for use in the City.
b. Long-term bicycle parking may consist of lockers installed either within or
outside the building. As an alternative, a lockable room within the building that is
labeled and reserved for bicycle storage may substitute for bicycle lockers.
Provide details and specifications for bicycle lockers/rooms to the satisfaction of
the Planning Division.
Public Works
21. All underlying lots shall be merged or lot lines shall otherwise be adjusted prior to building
permit issuance.
22. The building plan submittal shall show compliance with all pertinent subdivision conditions
of approval as documented in Resolution NO. 5517-09 (GPA 27-06).
23. The building plan submittal shall show and note all existing and proposed improvements
within the public right-of-way. A separate encroachment permit will be required for any
work on construction staging with in the right-of-way.
24. Any sections of damaged or displaced curb, gutter, sidewalk, or driveway approach shall be
repaired or replaced to the satisfaction of the Public Works Department. New excavations
in Humbert or Victoria Avenues for the driveway approach construction and new utilities
shall be backfilled and paved per City Engineering Standards. The new excavations/street
shall be slurry sealed per City Standards prior to final inspection approvals.
25. The building plan submittal shall include a complete site utility plan. The plan shall show
all existing and proposed public and private utilities along with wire utility and gas service
points of connection. Service requirements should use existing services to the greatest
extent possible.
26. The building plan submittal shall show how a separate water meter will be provided to each
dwelling unit and the community room. A separate dedicated meter shall be provided to
serve the landscape irrigation/garden area to the satisfaction of the Utilities Department for
Lot 82.
27. The building plan submittal shall include the dimensions and bearings for all property lines
for reference.
28. The building plan submittal shall correctly reflect the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing
frontage improvements including street trees shall be shown for reference.
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29. The building plan submittal shall include complete details of the trash enclosure for Lot 81
and any proposed grading and/or retaining walls. The grading and drainage plan for Lot 81
shall show the existing grade differential, finish grade, finish floor elevations, and drainage
for the developed property located along the southwest property line. The final design and
drainage from all trash enclosures shall comply with City Engineering Standard 1010.B for
water quality treatment.
30. The building plan submittal shall include all required parking lot improvement dimensions,
space dimensions, maneuverability, materials, space and aisle slopes, drainage, water
quality/quantity treatment, pavement marking, signage, and striping in accordance with the
Parking and Driveway Standards and disabled access requirements of the CBC.
31. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc.
shall be designed so that all vehicles can exit to the adjoining street in a forward motion in
not more than two maneuvers. For purposes of maneuverability, all required and proposed
covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle.
The building plan submittal shall show additional space width per City Engineering
Standard #2220 for parking spaces that are adjacent to a post, column, or wall.
32. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
services shall be shown along with any proposed alterations or upgrades. The utility plan
shall show all required piping for the proposed catch basins. The existing and proposed
underground services shall be shown in accordance with the approved plans/revised plans
(as-built plans) for Tract 2977. All work in the public right-of-way shall be shown or noted.
Show all existing and proposed light fixtures including parking lot lights and street lights.
Wire services to Lot 81 and Lot 82 shall be underground. Underground wiring shall be
completed without a net increase of utility poles within the public right-of-way.
33. The building plan submittal shall include a complete grading, drainage plan, and erosion
control plan. The grading plan shall show existing structures and grades located within 15’
of the property lines and/or building pad in accordance with the grading ordinance. The
plan shall include existing and proposed grades, finish floor elevations, and spot elevations
to depict the site drainage. The plan shall include all existing and proposed drainage
devices and systems. The plan shall consider historic offsite drainage tributary to this
property that may need to be conveyed along with the improved on-site drainage.
34. The developer shall provide reasonable notice of the pending grading and/or construction on
Lot 82 to the adjoining property owner’s. The developer shall provide reasonable access for
the maintenance of waterproofing of the existing building wall located along the common
property line.
35. A SWPPP shall be provided for the proposed development on lots 81 and 82. The existing
SWPPP shall be modified if necessary or maintained for these lots within this common plan
of development. If the main development will file a Notice of Termination for all or a
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portion of the existing subdivision, a new SWPPP will be required for development on the
remaining lot(s).
36. The building plan submittal shall include a complete drainage report. The report shall show
and note compliance with the subdivision conditions of approval, Waterway Management
Plan Drainage Design Manual, and Post Construction Stormwater regulations as
promulgated by the Regional Water Quality Control Board as applicable. The building plan
submittal shall show compliance with the low impact development standards and former
City Engineering Standard 1010.B for water quality treatment from the new parking lots if
applicable. The proposed community garden area may be used for the stormwater
compliance approach for Lot 82.
37. The building plan submittal shall show all existing and proposed improvements to the
existing parking lot on Lot 82. The plans shall include complete details of the water quality
treatment system for the existing parking lot. If the final AC pavement grades did not allow
for the passive treatment of the runoff from the parking lot, some additional parking lot
modifications may be required. The plan may include a concrete cross gutter or other
method to intercept and convey the parking lot runoff to the provided landscaped area
instead of down the existing driveway into the street. The existing water treatment area
next to the parking lot shall be developed and landscaped in accordance with the project
drainage report and to the satisfaction of the Community Development Department.
38. The building plan submittal shall show the 10’ Street Tree Easement and show all existing
and proposed street trees. One 15-gallon street tree is required for each 35 linear feet of
frontage. The City Arborist shall approve the tree species and planting requirements per the
South Broad Street Area Plan. The building plan submittal(s) shall include a complete
landscape and landscape irrigation plan. One street tree and sufficient landscaping shall be
provided at the bulb-out at the corner of Humbert and Victoria Avenue.
Fire
39. Fire Department Access to Equipment: Rooms or areas containing controls for air-handling
systems, automatic fire-protection systems, or other diction, suppression or control elements
shall be identified for use by the fire department and shall be located in the same area. A
sign shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and
“Fire Alarm Control Panel”. Fire sprinkler risers shall be located in a room with exterior
door access. Show Riser rooms on floor plans.
40. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13R
system will be required for the project on Lot 81. The project on Lot 82, due to the
community room, would be considered a “mixed use” building. Therefore, a full NFPA 13
fire sprinkler system will be required. Shop Drawings and Specifications shall be submitted
for review and approval prior to installation. Fire Main and all associated control valves
shall be installed per NFPA 24 Standards and City Engineering standards. The Fire
ARC4 - 15
Resolution No. ARC- -15 ATTACHMENT 1
851 & 860 Humbert Avenue, ARC 113-14
Page 8
Department Connection shall be located along a fire apparatus access. Show location of
backflow protection device and FDC on site plan.
41. All exterior egress pathways shall meet the requirements of the 2013 Building Code.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 2nd day of February, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
ARC4 - 16
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ATTACHMENT 2
ARC4 - 17
ATTACHMENT 3
ARC4 - 18
ATTACHMENT 3
ARC4 - 19
ATTACHMENT 3
ARC4 - 20
ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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93
4
0
1
ATTACHMENT 3
ARC4 - 39
C
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M
M
U
N
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T
Y
B
L
D
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A
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S
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D
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L
K
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S
H
LAWRENCE DRIVE
HUMBERT AVENUE
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&
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N
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ATTACHMENT 3
ARC4 - 40
C
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B
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ATTACHMENT 3
ARC4 - 41
41
Draft South Broad Street aREA Plan
Design Guidelines
5.0 design
guidelines
5.1 PURPOSE
Design Guidelines help ensure that proposed development in
the South Broad Street planning area meets General Plan goals
and community desires for high-quality, aesthetically pleasing,
sustainable, and historically compatible development.
5.2 APPLICABILITY
New buildings, significant additions (increase in floor area 50%
or more), substantial remodels (50% or more of current value)
and site improvements shall incorporate these guidelines in
project design. Changes to structures that are historic resources
are subject to the City’s Historic Preservation Guidelines instead
of the Area Plan Design Guidelines.
5.3 GENERAL STANDARDS
The following standards complement the City’s Community
Design Guidelines. Where there are conflicts between design
standards, the Area Plan standards shall apply.
A) Buildings, walls and fences shall be designed to define
the street and public spaces; storage shall not be located
between buildings and the street.
B) Buildings on corner lots shall be designed so that windows
and architectural detailing extend to all visible elevations.
C) Building surfaces over two stories high or 40 feet in length
should provide vertical and horizontal wall plane offsets.
Large multifamily or multi-tenant structures should look like
separate buildings.
D) Building walls should have relief such as windows, doors,
architectural detailing, or other ornamentation. Large, blank
walls are prohibited.
E) The following architectural elements are prohibited:
» Reflective glass
» Glossy finish or backlit awnings
» Fences made of chain link, barbed wire, or wire mesh
Source: HASLO
Source: RRM
Source: ROEM
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4
-
42
City of San Luis Obispo
42
F) Building designs should promote social interaction and
defensible space through the use of:
» Balconies
» Patios and stoops
» Bay windows and windows placed to capture views of
streets and public and common use areas
G) Public space should be integrated into design to promote
pedestrian character and sense of place. Primary building
entrances shall be designed as highly visible and prominent
architectural features.
H) New development shall be oriented and designed to
enhance pedestrian movement to and between adjacent
uses. Pedestrian walkways shall be included and pedestrian
entrances clearly identified and easily accessible. Colored,
textured paving should delineate pedestrian accessways.
I) The following elements shall be located in rear yards or side
yards not facing Village Courts:
» Trash enclosures
» Utility meters
» Air conditioners and compressors
» Irrigation and pool pumps
J) In mixed-use projects, the residential dwelling units should
have and maintain a recycling and solid waste disposal
area that is separate from those disposal areas used by the
commercial uses whenever feasible. Recycling and solid
waste areas and receptacles shall be screened so as not to
be visible from the public right-of-way.
Architectural Styles
New buildings shall also incorporate the common architectural
forms, materials, features, and details of the architectural styles
illustrated and described in the remainder of this section.
Design Guidelines
Railroad Vernacular Bungalow/Little Italy Style
This architectural style incorporates Bungalow and Italianate
design elements into a simpler, local Railroad Vernacular style
common in the City’s railroad neighborhoods when the Imperial
Addition was subdivided and the area’s residential character
was established. These buildings are rectilinear in plan,
single or multi-story on raised foundations, and are marked by
traditional architectural details, such as composition hip and
gable roofs, covered porches, eave overhangs with exposed
rafters, horizontal wood board siding, double-hung wood frame
windows, and covered porches. This architectural style may
most appropriately be used for industrial shed, multi-family, and
courtyard building types.
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4
AR
C
4
-
43
43
Draft South Broad Street aREA Plan
Design Guidelines
Railroad Commercial Style
Commercial buildings associated with the railroad consisted
of a diverse range of styles and materials. However, certain
elements were prevalent and helped define the area’s historic
character. Architectural styles ranged from simple shed-type
or gable-roofed metal buildings to brick, plaster, and concrete
multi-story, rectilinear and round buildings. The following should
be used in commercial, mixed-use, industrial shed, live-work,
and courtyard building types as appropriate: common brick;
horizontal wood board siding; vertical board-and-batt siding;
corrugated metal siding and roofing; double-hung, casement,
jalousie, and fixed-glass windows with trim; use of brick trim
and metal lintels over doors and windows; stone foundations or
accent courses; decorative roof parapets; arched window and
door openings; decorative roof rafters; clerestory windows; and
concrete, tile, and smooth plaster.
Broad Street Village Contemporary
Paying homage to the past with a blend of traditional and
contemporary architectural forms, materials, and influences,
the Broad Street Village Contemporary Style creates an urban
village character unique to this area. Forms and materials
are utilitarian and influenced by sustainable “green building”
features, such as: solar roofs; plaster, brick, or metal exterior
walls; raised and/or recessed entries, patios, porches, and
balconies; arcades and courtyards; wide roof overhangs; and
extensive use of glass, skylights, and sustainable and recycled
building materials. This style can be used for any building type.
Source: ROEM
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5.4 SPECIFIC GUIDELINES
Building Walls
Building walls should reflect the traditional materials and
techniques of California’s Spanish Colonial Revival architecture
and the industrial/railroad history of the South Broad Street
area. Simple configurations and solid craftsmanship are favored
over complexity and ostentation in building form.
Building walls should be treated consistently on all elevations.
Wall materials should be durable and easily maintained. The
following types of exterior wall materials should be used:
» Common full dimension brick
» Smooth-finish cement plaster (not rough-coat stucco)
» Wood board siding, horizontal or vertical
» Real native stone
» Concrete, concrete block, tile and precast masonry
» Metal, factory-painted or unpainted
» Reused materials
Other materials may be allowed if consistent with identified
architectural styles, provided they are not highly reflective. Wall
materials should be consistent horizontally (joints between
different materials must continue around corners) except for
towers, chimneys and piers. Brick, metal, block, and stone must
be detailed and in appropriate load-bearing proportions.
Roofs
Within one building, roof planes should have consistent pitches
to provide visual continuity. Roof lines should be simple, utilizing
gables, hips, and sheds, or combinations of these basic forms.
Unnecessarily complicated roof lines should be avoided.
Where eave overhangs are appropriate, they should be
generous and significant as an architectural statement. Rakes
(gable ends) should overhang at least 24 inches. Eaves and
rakes on accessory buildings, dormers, and other smaller
structures should overhang at least 12 inches. Soffits should be
placed perpendicular to the building wall, not sloping in plane
with the roof (except for gable ends).
Skylights and roof vents on sloped roofs are permitted only on
the roof plane opposite the primary public realm, except for
Broad Street Village Contemporary architecture. Equipment
on top of buildings should be enclosed and integrated into the
building form.
The following types of roof materials should be used:
» Clay or concrete
» Standing seam metal
» Tile, barrel, or flat clay, terra-cotta, concrete, or slate
» Built-up roofing (flat roofs with parapets)
» Composition shingle (for historic properties)
» “Green” roofing materials
» Gutters and downspouts of copper, aluminum, or
galvanized steel
Other materials may be allowed if consistent with identified
architectural styles. Cornices and soffits may be a combination
of stone, masonry, wood, and/or metal. Vinyl cornices or soffits
are prohibited.
Openings
Windows and doors should be simple in both design and
placement. Openings should be taller than they are wide
(except transom windows), but should not span vertically more
than one story.
Windows
Windows may be hung horizontally. Upper-story windows
should be double-hung, single-hung, or casement type. All
residential windows should be operable.
Design Guidelines
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Window glass must be clear with light transmission at the
ground story of at least 90 percent, and light transmission at
upper stories of at least 75 percent (subject to modification if
necessary to meet State Title 24 requirements). Specialty
windows may use stained or opalescent glass. Window screens
should be black or gray. Window screen frames should match
the window frame material, adjacent trim, or wall colors.
Shutters, window boxes, and fabric awnings (without
backlighting or glossy finishes) are permitted. Exterior shutters
shall be sized and mounted appropriately for the window (1/2
the width).
Building Entries
At the street level, buildings should be designed to
accommodate residential and/or retail uses. Both types of uses
should be entered directly from the street level sidewalk. Where
front floor residential units are raised off-grade by podiums or
other means, stoops should provide direct access to the street.
Handicapped access must be provided as required by local
construction codes.
Building entries should be designed to promote pedestrian
comfort, safety, and orientation. Entries should be clearly
identifiable and visible from the street and easily accessible and
inviting to pedestrians.
Doors, especially main entrance doors, should be framed
and recessed to reinforce their primacy. The actual door and
its hardware should exhibit high quality materials even if the
remainder of the building is simple and functional.
Storefronts
Restaurants and shops are encouraged to use French doors,
folding doors, and similar openings to create outdoor dining and
display areas adjacent to the public sidewalk. Storefronts may
extend up to 12” beyond the building façade toward the street.
Doors should be recessed behind the storefront windows to
create a vestibule and a break in the façade bulk and mass.
For all storefronts, clear glazing unobstructed by structural
elements, shelves, or merchandise, should comprise at
least 50 percent of the total storefront area to create visually
interesting and pedestrian-friendly building façades facing the
street. Ground floor windows in storefronts should not be made
opaque by window materials, coverings, or treatments (except
for operable sunscreen devices).
Retail frontages should provide architectural interest at and
above the pedestrian level with sufficient glazing to allow visual
transparency. The number of windows on public streets should
be maximized to increase safety.
Walls, Fences, and Railings
Walls, fences, and railings establish clear edges where buildings
or landscaping do not. Area Plan Streetscape Standards
(Chapter 6) include a series of masonry, brick, or stone walls
that define public and private spaces, enhance or screen views,
provide privacy, enhance safety, and reduce noise.
Wall, fence, and railing heights shall comply with Section
17.16.050 of the City’s Zoning Regulations. All walls should be
as carefully designed as building façades, with similar finished
surfaces on both sides. Where visible from a public street, walls
should be softened by landscaping such as climbing vines.
The following types of materials should be used for walls,
fences or railings:
» Natural stone
» Metal (e.g. wrought iron, welded steel or aluminum)
» Clay brick
» Stucco on concrete block (or poured concrete) with
decorative coping
» A combination of materials
Mechanical Equipment
Outdoor mechanical equipment shall be screened from public
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view whenever possible, including but not limited to: air
compressors, mechanical pumps, exterior water heaters, water
softeners, utility and telephone company meters or boxes, and
roof-mounted HVAC equipment. Photovoltaic installations need
not be screened provided the color and angle are consistent
with the roof.
Air conditioners and fountain/pool filters shall be located
outside of required setbacks. To minimize noise disturbance,
such equipment should be located as far away as feasible
from bedroom windows or public outdoor use areas. Powered
exhaust fan ports shall not be located within ten feet of the
surface of a public sidewalk, street, plaza, or other outdoor
assembly area, whether publicly or privately owned. All
ventilation shall be directed through the roof.
Design Guidelines
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Addendum to Initial Study ER 123-08
(New City File Nos: ARC, A, AHI 113-14)
1. Project Title:
Moylon Terrace Affordable Housing Projects: 851 & 860 Humbert
ER 123-08 and R/PD/TR/ABAN/A27-06.
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:
Rachel Cohen, Associate Planner
(805) 781-7574
4. Project Location:
851 and 860 Humbert Street
5. Project Sponsor’s Name and Address:
SLO Non-Profit Housing Corporation
860 Humbert Street
San Luis Obispo, California 93406
6. General Plan Designation:
851 and 860 Humbert: Medium-High Density Residential
7. Zoning:
851 and 860 Humbert: Medium-High Density Residential with Special
Considerations Overlay (R-3-S)
8. Description of the Project:
The project is a modification of a previously approved project which involved a
General Plan Amendment and Rezone to change the Land Use Designation of the
unaddressed vacant parcel from Services & Manufacturing (M) to Medium-High
Density Residential with the Special Considerations overlay (R-3-S). Additionally, the
project requested a Planned Development Rezone, Vesting Tentative Tract Map,
and Use Permit for development of a site considered sensitive due to railroad noise,
ATTACHMENT 5
ARC4 - 48
Addendum to Initial Study ER 123-08
For 851 & 860 Humbert Street (City File No.113-14)
Page 2
surrounding land uses, and the airport safety area. The project consisted of a
workforce housing development with 14 residential buildings containing a total of 80
single family attached units (54 three-bedroom units, 14 two-bedroom units, and 12
one-bedroom units), and one mixed-use building including a two-bedroom rental
apartment and 1,000 square feet of commercial space.
The applicant is now requesting approval from the Architectural Review Commission
to perform site and building modifications to a portion of the previously approved
project. The submitted plans focus on an additional 18 unit residential building (17
one-bedroom and 1 two-bedroom units) and modifying the mixed-use structure to
include a community room and 2 one-bedroom units in place of 1,000 square feet of
commercial space and a two-bedroom apartment. Overall, the proposed
modifications increase the cumulative building footprints on the site by 4,336 square
feet and increase parking spaces by 9, as compared to the originally approved
project.
The proposed modifications are found consistent with the originally approved Moylan
Terrace project, therefore, no additional mitigation measures were deemed
necessary. All previously adopted mitigation measured from ER 123-08 will continue
to apply to the project.
9. Project Entitlements Requested:
The applicant has applied for architectural review of project plans, an Administrative
Use Permit for a parking reduction and community room, an Affordable Housing
Incentive for a density bonus, and environmental review, which includes acceptance
of the previously approved Negative Declaration with Mitigation Measures, as
amended by this Addendum.
10. Surrounding Land Uses and Settings:
The proposed development site consists of three irregularly shaped parcels
encompassing a total of approximately 5.05 acres. One of the parcels is developed
with multi-family residential buildings and the other two parcels are vacant. The
properties to the north and west are designated for Manufacturing (M) uses, and are
developed with a mixture of commercial business and older single-family residences.
Properties to the south are designated Medium-High Density Residential with the
Planned Development overlay (R-3-PD) and are developed with a mixture of
townhomes and condominiums. Immediately to the east of the site is the Union
Pacific Railroad. Other surrounding uses include the railroad bike path, the Broad
Street Corridor, and various manufacturing, service-commercial and residential
uses.
11. Other public agencies whose approval is required (e.g. permits, financing
approval, or participation agreement):
None.
ATTACHMENT 5
ARC4 - 49
Addendum to Initial Study ER 123-08
For 851 & 860 Humbert Street (City File No.113-14)
Page 3
12. Previous Environmental Review
On March 17, 2009, the City Council adopted a Mitigated Negative Declaration
(MND) of environmental impact for the previously approved project on the site
(R/PD/TR/ABAN/A 27-06 and ER 123-08). A copy of the mitigation measures
approved with the adopted MND is attached.
Section 15164 of the CEQA Guidelines allows a lead agency to prepare an
addendum to a previously adopted Negative Declaration if only minor additions are
necessary and none of the conditions in Section 15162 calling for preparation of a
subsequent EIR or Negative declaration have occurred.
DETERMINATION
In accordance with Section 15164 of the CEQA Guidelines, the City of San Luis Obispo
has determined that this addendum to Initial Study ER 123-08 is necessary to document
changes or additions that have occurred in the project description since the initial study
was originally prepared. The Community Development Director has reviewed and
considered the information contained in this addendum and finds that the preparation of
a subsequent MND is not necessary because:
1. None of the following circumstances included in Section 15162 of the CEQA
Guidelines have occurred which require a subsequent MND:
a. The project changes do not result in new or more severe environmental
impacts.
b. The circumstances under which the project is undertaken will not require
major changes to the MND.
c. The modified project does not require any substantive changes to
previously approved mitigation measures.
2. The proposed modifications are generally consistent with the originally approved
Moylan Terrace project (R/PD/TR/ABAN/A 27-06).
3. The proposed scale and design of buildings will be compatible with surrounding
uses as found by the City’s Architectural Review Commission with their review of
project plans and are consistent with the City’s General Plan, South Broad Street
Area Plan, Zoning Regulations, and Community Design Guidelines.
Attached:
Attachment A: List of previously adopted mitigation measures dated March 17, 2009
(City Council Resolution No. 10066, 2009 Series).
ATTACHMENT 5
ARC4 - 50
RESOLUTION NO. 10066 (2009 Series )
AMENDING THE GENERAL PLAN LAND USE MAP FROM SERVICES &
MANUFACTURING TO MEDIUM HIGH DENSITY RESIDENTIAL FOR OF TH E
UNADDRESSED PARCEL (APN . 004-951-009) AND APPROVING A VESTIN G
TENTATIVE TRACT MAP, PURCHASE OF SURPLUS PROPERTY, USE PERMI T
FOR DEVELOPMENT OF A SENSITIVE SITE, AND MITIGATED NEGATIV E
DECLARATION OF ENVIRONMENTAL IMPACT FOR A RESIDENTIAL AN D
MIXED-USE DEVELOPMENT AT 851 AND 860 HUMBERT AND TH E
UNADDRESSED VACANT LOT (004-951-009); (TRACT 2977)
WHEREAS,the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo ,
California, on February 11, 2009, for the purpose of considering application R/PD/TR/ABAN/A
27-06 and ER 123-08, a request to allow a General Plan Amendment and Rezoning, Planne d
Development Rezone, Vesting Tentative Tract Map, Abandonment of rights-of-way, Use permit
for development of a sensitive site, and Purchase of surplus property for a workforce housing an d
mixed-use development ; and
WHEREAS,the City Council of the City of San Luis Obispo conducted a public hearin g
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on Marc h
17, 2009, for the purpose of considering the project ; an d
WHEREAS,the Council has duly considered all evidence, including th e
recommendation of the Planning Commission, testimony of interested parties, and the evaluatio n
and recommendations by staff, presented at said hearing .
NOW, THEREFORE, BE IT RESOLVED,by the Council of the City of San Lui s
Obispo as follows :
SECTION 1 .CEQA Compliance Findings .Based upon all the evidence, the Cit y
Council makes the following findings :
1.The project's Mitigated Negative Declaration which was prepared by the Communit y
Development Department on February 2, 2009 and reviewed by the Planning Commissio n
adequately identifies that with the incorporation of recommended mitigation measures ther e
is no foreseeable potential for significant environmental impacts by the proposed project .
2.The proposed project will provide quality affordable housing consistent with the intent o f
California Government Code 65915, and that the requested density bonus, incentives an d
concessions are reasonably necessary to facilitate the production of affordable housing units .
SECTION 2 .General Plan Amendment amending the Land Use Map from Services &
Manufacturing to Medium-High Density Residential for the unaddressed lot (004-591-009).
Based upon all the evidence, the City Council makes the following findings :
R 10066
ATTACHMENT A
ARC4 - 51
Resolution No . 10066 (2009 Series )
Page 2
3.The proposed General Plan Amendment is consistent with General Plan Land Us e
Element policies regarding the expansion of housing opportunities and maximizing th e
development potential of infill sites . Additionally the project is consistent with Housin g
Element goals and policies which encourage facilitating housing production and land us e
efficiency, including HE Policy 3 .12 .7, which specifically identifies this area as potentiall y
being appropriate for residential uses .
4.The redesignation of the unaddressed vacant parcel from an industrial designatio n
(Service & Manufacturing) to a residential designation (Medium-High Density Residential )
would not adversely impact the overall supply of manufacturing property in the area, as th e
proximity of the site to residential uses and constrained access make it undesirable for man y
industrial uses .
SECTION 3 .Subdivision Findings .Based upon all the evidence, the City Counci l
makes the following findings :
5.The proposed Vesting Tentative Tract Map, together with the provisions for its desig n
and improvement, is consistent with the General Plan and Airport Land Use Plan, includin g
compatibility with the objectives, policies, general land uses and programs specified in th e
General Plan .
6.The design of the subdivision provides, to the extent feasible, for future passive or natura l
heating or cooling opportunities in the subdivision .
7.As conditioned, the subdivider will defend, indemnify and hold harmless the City and it s
agents, officers and employees from any claim, action or proceeding against the City or it s
agents, officers or employees to attack, set aside, void or annul an approval of the Cit y
Council, Planning Commission, or City Staff concerning a subdivision .
8.The proposed vesting tentative tract map is consistent with the General Plan, includin g
LUE 2 .4 .7, HE 3 .4 .2 and 3 .13, and CE Goal 2, COSE 4 .5 .1 and 4 .6 .17, because th e
subdivision will provide residential development anticipated by the General Plan and provid e
compact and sustainable housing options affordable to a variety of household types .
9.The site is physically suited for the proposed type of development because the project ha s
been designed to utilize available residential density while providing quality common ope n
spaces and roadway connections which will benefit the general public .
10.The design of the subdivision, or type of improvements, is not likely to cause seriou s
public health or safety problems because the type of improvements are appropriate for th e
location will be designed to meet existing building and safety codes .
11.The design of the subdivision, or the type of improvements, will not conflict wit h
easements, acquired by the public at large, for access through or use of, property within th e
proposed subdivision because such easements will be maintained .
SECTION 4 .Disposition of Surplus Property Findings .Based upon all the evidence, the
ATTACHMENT A
ARC4 - 52
Resolution No . 10066 (2009 Series)
Page 3
City Council makes the following findings :
12.The City no longer has need for the vacant property located just west of the railroad right -
of-way .
13.Disposition of this property to facilitate an affordable housing development is consisten t
with the policies of the Land Use and Housing Elements of the General Plan .
SECTION 5 .Use Permit for Development of a Sensitive Site Findings .Based upon al l
the evidence, the City Council makes the following findings :
14.Development of the site is consistent with the intent of the "S-overlay" and will not b e
detrimental to the health, safety or welfare of persons working or living at the site or withi n
the vicinity, as the project is consistent with ALUP safety and compatibility policies and Cit y
noise standards .
15.As conditioned, all residents of the site will be duly noticed of both Airport operation s
and adjacent noise sources .
SECTION 6 .Action .The City Council does hereby approve the General Plan Amendment ,
Vesting Tentative Tract Map, disposition of surplus property, and adoption of a Negativ e
Declaration for property located at 851 and 860 Humbert and the unaddressed vacant parcel
(Application GPA/R/PD/TR/ABAN/A 27-06 and ER 123-08 ; Tract 2977), with incorporation o f
the following project mitigation measures, conditions and code requirements :
A .Mitigation Measure s
1.Should hydrocarbon contaminated soil be encountered during construction activities, th e
APCD must be notified as soon as possible and no later than 48 hours after affected materia l
is discovered to determine if an APCD Permit will be required . In addition, standard APC D
required procedures shall be implemented immediately after contaminated soil is discovered .
2.Prior to any grading activities at the site, the project proponent shall ensure that a
geologic evaluation is conducted to determine if Naturally Occurring Asbestos (NOA) i s
present within the area that will be disturbed . If NOA is not present, an exemption request
must be filed with the District. If NOA is found at the site the applicant must comply with al l
requirements outlined in the Asbestos ATCM .
3.If utility pipelines are scheduled for removal or relocation the project may be subject to
various regulatory jurisdictions, including the requirements stipulated in the Nationa l
Emission Standard for Hazardous Air Pollutants . These requirements include, but are no t
limited to 1) notification requirements to the APCD, 2) asbestos survey conducted by a
Certified Asbestos Inspector, and, 3) applicable removal and disposal requirements o f
identified ACM .
4.This project exceeds the 4 .0 acres of grading threshold and is near potentially sensitiv e
receptors, and shall comply with all applicable Air Pollution Control District regulations
ATTACHMENT A
ARC4 - 53
Resolution No . 10066 (2009 Series )
Page 4
pertaining to the control of fugitive dust (PM10) as contained in section 6 .5 of the Ai r
Quality Handbook . The following APCD standards for dust control shall be adhered to :
a.Reduce the amount of disturbed area where possible ,
b.Use of water trucks or sprinkler systems in sufficient quantities to preven t
airborne dust from leaving the site . Increased watering frequency would be require d
whenever wind speeds exceed 15 mph . Reclaimed (non-potable) water should be use d
whenever possible ,
c.All dirt stockpile areas should be sprayed daily as needed,
d.Permanent dust control measures identified in the approved project revegetation
and landscape plans should be implemented as soon as possible following completio n
of any soil disturbing activities ,
e.Exposed ground areas that are planned to be reworked at dates greater than on e
month after initial grading should be sown with a fast germinating native grass see d
and watered until vegetation is established ,
f.All disturbed soil areas not subject to revegetation should be stabilized usin g
approved chemical soil binders, jute netting, or other methods approved in advanc e
by the APCD ,
g.All roadways, driveways, sidewalks, etc . to be paved should be completed as soon
as possible . In addition, building pads should be laid as soon as possible after gradin g
unless seeding or soil binders are used ,
h.Vehicle speed for all construction vehicles shall not exceed 15 mph on an y
unpaved surface at the construction site ,
i.All trucks hauling dirt, sand, soil, or other loose materials are to be covered o r
should maintain at least two feet of freeboard (minimum vertical distance between to p
of load and top of trailer) in accordance with CVC Section 23114 ,
j.Install wheel washers where vehicles enter and exit unpaved roads onto streets, o r
wash off trucks and equipment leaving the site, an d
k.Sweep streets at the end of each day if visible soil material is carried ont o
adjacent paved roads . Water sweepers with reclaimed water should be used wher e
feasible .
5 . Prior to recordation of the final map, a screening level health risk assessment shall b e
performed to determine potential health risks to residents of the development . Depending o n
the results of the screening level health risk assessment a more comprehensive analysis ma y
be required .
ATTACHMENT A
ARC4 - 54
Resolution No . 10066 (2009 Series )
Page 5
6.All fill material on the property that will be exported during development of the site shal l
be sampled and analyzed prior to transport from the property . If soil is found to b e
contaminated it shall be disposed of at a permitted facility.
7.All owners, potential purchasers, occupants (whether as owners or renters), and potentia l
occupants (whether as owners or renters) shall receive full and accurate disclosur e
concerning the noise, safety, or overflight impacts associated with airport operations prior t o
entering any contractual obligation to purchase, lease, rent, or otherwise occupy any propert y
or properties within the airport area .
8.Aviation easements will be recorded for all properties involved in the propose d
development with recordation of the final map .
9.The mixed-use structure west of Victoria Avenue shall not be constructed until afte r
adoption of the South Broad Street Corridor Plan, or redesignation of the site to a land us e
designation which allows for a combination of commercial and residential uses . Any such
Land Use changes shall be reviewed by the Airport Land Use Commission for complianc e
with the Airport Land Use Plan .
10.All owners and occupants shall receive disclosure concerning the adjacent manufacturin g
uses and potential noise exposure .
11.A final trip reduction plan shall be provided to, and approved by the City prior to fina l
map recordation .
B .Condition s
1.Final design of the project improvements shall be subject to review and approval by th e
Architectural Review Commission, and shall include modifications to address the scale o f
buildings facing Lawrence Drive, material changes to give architecture a more residentia l
feel, details of community open space and consideration of community garden space, an d
provision of a third solid waste enclosure .
2.Pursuant to Government Code Section 66474 .9(b), the subdivider shall defend, indemnify
and hold harmless the City and/or its agents, officers and employees from any claim, actio n
or proceeding against the City and/or its agents, officers or employees to attack, set aside ,
void or annul, the approval by the City of this subdivision, and all actions relating thereto ,
including but not limited to environmental review .
3.Easements for all public and common open spaces shall be clearly designated on th e
Tract Map .
4.The tentative map describes a LLA affecting the project for which no specifi c
information is provided . Should the LLA not occur, the project as shown on the tentativ e
map is no longer valid . The details of the LLA should be provided for review to insure ther e
are no fatal flaws in the development proposal .
ATTACHMENT A
ARC4 - 55
Resolution No . 10066 (2009 Series)
Page 6
5.The final subdivision design and improvements shall comply with the South Broad Stree t
Corridor Plan and all other City of San Luis Obispo Design Standards, Engineerin g
Standards and Standard Plans and Specifications .
6.All grading on the easterly edge of the proposed development, adjacent to railroad right -
of-way shall be completed in such a manner that the toe of any slope is a minimum of 10 fee t
from the railroad right-of-way in order to accommodate a future bicycle path . An
appropriate structure shall be placed at the toe of the slope to prevent erosion onto the futur e
bicycle path area. The slope shall be designed such that the toe of the slope is at least fiv e
feet horizontally from the sewer main . Any structures or retaining walls shall be at least 1 0
feet away from the sewer and shall be designed such that no additional load is placed on th e
sewer main .
7.The tract map shall show and identify all easements described in the Title Report .
8.This development shall comply with the Waterways Management Plan . Provide a
complete hydraulic analysis, grading, drainage, and erosion control plan in accordance wit h
the Waterways Management Plan Volume III, Drainage Design Manual .
9.Show and note compliance with Engineering Standard 1010.B for Storm Water Qualit y
Management for the drainage originating from or being conveyed through the parking lots
and private streets . Run-off from adjacent streets as well as run-off from the parking lots wil l
require treatment under this standard .
10.The drainage flowing northerly toward Francis Avenue from the proposed project shal l
be carried and discharged onto Francis Avenue in an approved drainage facility . Appropriat e
drainage easements from the adjoining property owner accepting the drainage will b e
required .
11.Francis Avenue shall be improved with the installation of curb and gutter on th e
southerly side of the street to accommodate additional storm water flows that may be directe d
to this street .
12.These streets, within the boundaries of the proposed subdivision and includin g
transitions to existing improvements, shall be fully designed and constructed in accordanc e
with current City Standards including a 40 foot curb to curb street section within a 60-foo t
dedicated right-of-way, and curb, gutter, 10-foot integral sidewalk, tree wells, ramps, signin g
and striping .
13.A city standard 50-foot radius cul-de-sac shall be constructed where the Humber t
Avenue public street ends . A 50-foot radius right-of way at the easterly end of Franci s
Avenue shall be provided .
14.The northerly side of Lawrence Drive shall be constructed to match the existing Vill a
Rosa (Tract 2066) street section except for a 5-foot detached sidewalk . Complete a 40-foo t
street section within a 60-foot right of way . Curb, gutter, detached sidewalk, ramps signin g
and striping shall be designed and constructed to current City standards .
ATTACHMENT A
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Resolution No . 10066 (2009 Series )
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15.Street lighting, utilities and landscaping shall be installed in accordance with Cit y
standards .
16.Prior to approval of improvement plans, any alternative paving materials propose d
within the public right-of-way shall be approved by the Public Works Director . Alternative
paving materials shall be maintained by the Homeowner's Association .
17.Common areas and landscaped parkways shall be owned and maintained in perpetuit y
for public use by the Homeowner's Association or Housing Authority of San Luis Obisp o
County . Water meters for common landscape areas, including, but not limited to parkways ,
medians and pathway corridors are subject to water impact fees and shall be paid for by th e
subdivider.
18.The grading plan shall include provisions to comply with the soils engineer's
recommendations, including expansive soils, preparation of paved areas and pavemen t
design . The soils engineer shall supervise and approve all grading operations .
19.The subdivider's engineer shall submit water demand and wastewater generatio n
calculations so that the City can make a determination as to the adequacy of the supporting
infrastructure . If an off-site deficiency exists, the subdivider will be required to mitigate th e
deficiency as part of the overall project .
20.Sewer and water mains shall be located in accordance with City Standard #6010 . Al l
final grades and alignments of all public water, sewer and storm drains (including service
laterals and meters) are subject to modifications to the satisfaction of the Public Work s
Director and Utilities Engineer .
21.The subdivision layout and preliminary utility plans shall include provisions fo r
irrigating common areas, parks, and other large landscape areas with recycled water .
Appropriately sized reclaimed water mains shall be designed and constructed from the City's
trunk system to these irrigation areas . If other use areas exist beyond the propose d
subdivision, the mains shall be appropriately sized to provide for future use areas an d
extended to the boundary of the tract .
22.Include site sections or partial site sections as necessary to show site utilities . Provide
utility profiles as necessary where a possible conflict may exist between utilities for fina l
placement and/or for constructability . Additional review may be required by the Utilitie s
Engineer when complete plan information is provided .
23.Existing trees on adjacent properties shall be considered and protected if constructio n
encroaches upon their drip lines . The large Acacia tree in the Open space shall be protecte d
with a fence to be installed before grading or constructions begins and remains undisturbe d
until completion of this project . A small willow tree in the center of this project is ok to b e
removed and shall be mitigated for within the landscape plan to include tree plantings .
24.Prior to the issuance of building permits, the applicant shall be responsible for payin g
current transportation impact fees (TIF) plus a "fair share" mitigation fee for the percentage
ATTACHMENT A
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Resolution No . 10066 (2009 Series )
Page 8
of new trips generated by the project that will travel through the intersection o f
Broad/South/Santa Barbara intersection as determined by the Public Works Director, an d
based on the estimated intersection improvement cost .
25.Previous traffic studies prepared for the Broad Street Corridor project identify th e
intersection of Broad/Lawrence as a potential candidate for a future traffic signal . Thi s
project will add traffic to this intersection . Prior to the issuance of building permits, th e
applicant will be required to pay its fair share toward the design and installation of a futur e
traffic signal at this intersection as determined by the Director of Public Works .
26.To minimize traffic impacts, a trip reduction plan and implementation program i s
required . The plan shall include at a minimum : a) designation of a coordinator to administe r
the program ; b) carpool, carshare, bicycling and transit information ; c) availability of long
term bicycle parking for residents, information and incentives for those who use alternativ e
transportation such as subsidies to employees using public transit, or other measures t o
approval of the Public Works Director . The trip reduction plan shall be provided to all ne w
tenants . A draft of the plan shall be submitted for review as part of the building permi t
application . Occupancy shall not be granted until the plan has been approved by the Publi c
Works Director.
27.Prospective tenants shall be notified of the project's requested and approved parkin g
reductions and tandem parking . Additionally, they should be advised that they should ensur e
that the amount of on-site parking is adequate for their needs because they will not be able t o
obtain on-street parking permits for any additional parking needs .
28.Garages within the project shall be used exclusively for parking vehicles and may not b e
used for general storage, recreation, or other uses that would prevent the parking of vehicle s
as required by the Zoning Regulations .
29.The project design shall not preclude the future construction of a bike path along th e
railroad corridor at the foot of the project slope . Prior to final map recordation, the applican t
shall record an easement for the future bikepath as necessary . To determine the easemen t
area, the applicant shall submit a site/grading plan that illustrates where this path can b e
located and how this project will provide access to the future bikepath.
30.The project design shall not preclude the future construction of a bicycle bridge over th e
railroad tracks at Francis Street . Prior to final map and abandonment approval, the applican t
shall submit a site plan/grading plan illustrating on-site and public improvements outside o f
the area identified for the Francis Street bicycle bridge, abutments and ADA ramping .
31.Public improvements shall comply with the draft Broad Street Corridor Plan whic h
identifies Victoria Street as a "Village Street" and Lawrence Drive as an "Entry Street".
32.Long and short-term bicycle parking shall be provided in accordance with Table 6 .5 o f
the Zoning Regulations . Short-term bicycle racks shall be placed in visible locations nea r
public entries . Dimensioned locations and details of the short and long-term bicycle parking
(including 2x6 dimensioned area for each bicycle parking space in a residential dwelling)
ATTACHMENT A
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Resolution No . 10066 (2009 Series)
Page 9
shall be provided on the project's construction plans including rack design, location ,
clearances and circulation for users in compliance with manufacturers' standards .
33.Continued affordability provisions shall be developed to assure units remain affordabl e
to residents that earn low, lower, moderate and work force incomes . These provisions may
allow for equity accumulation over time . The continuance of affordability shall be subject t o
review and approval by the Community Development Director prior to issuance of buildin g
permits .
34.The final map, public improvement plans, and building plan submittals shall be i n
substantial compliance with the approved plans and all mitigation measures and conditions o f
approval, except for revisions necessary to comply with City Standards or Plannin g
Commission, City Council, and Architectural Review Commission direction . Final revision s
shall be approved to the satisfaction of the Community Development Director and Publi c
Works Director .
C .Code requirements .The following code requirements are included for information purpose s
only. They serve to give the applicant a general idea of other City requirements that will apply
to the project. This is not intended to be an exhaustive list as other requirements may b e
identified during the plan check process .
35.An encroachment permit will be required from the Public Works Department for an y
work or construction staging in the public right-of-way .
36.A traffic control plan and/or pedestrian control plan shall be approved prior t o
encroachment permit issuance for work in the public right-of-way .
37.All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc ..., shal l
be tied to the City's Horizontal Control Network .At least two control points shall be use d
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" diamete r
computer floppy disk, containing the appropriate data compatible with Autocad (Digital
Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall b e
submitted to the satisfaction of the Public Works Director .
38.Prior to acceptance by the City of public improvements, the developer's engineer shal l
submit a digital version of all public improvement plans & record drawings, compatible with
Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS )
purposes, to the satisfaction of the Public Works Director .
39.EPA Requirement :General Construction Activity Storm Water Permits are required fo r
all storm water discharges associated with a construction activity where clearing, grading an d
excavation results in land disturbance of one or more acres . Storm water discharges of les s
than one acre, but which is part of a larger common plan of development or sale, also requir e
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
ATTACHMENT A
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Resolution No . 10066 (2009 Series)
Page 1 0
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, t o
the State Water Resources Control Board (SWRCB).
40.A copy of the Stormwater Pollution Prevention Plan (SWPPP) required by the SWRC B
shall be included as part of the building permit and/or grading permit plan submittal . Th e
WDID Number issued by the board shall be noted on all plans that involve regulated lan d
disturbing activities .
41.Document compliance with the new draft Water Quality Board State Constructio n
Permit, which requires dischargers to replicate the pre-project runoff water balance (for thi s
permit, defined as the amount of rainfall that ends up as runoff) for the smallest storms up t o
the 85 `h percentile storm event (or the smallest storm event that generates runoff, whicheve r
is larger).
42.Provide a complete site utility plan . Show all existing and proposed on-site and off-sit e
utilities . Show the location of all overhead and underground utilities along with the locatio n
of any utility company meters . Show all existing and proposed improvements located withi n
the public right-of-way if applicable .
43.Show and note that the new wire services shall be placed underground in accordanc e
with UBC Section 308 .3 as amended locally .
44.Provide separate engineering drawings or a composite utility plan from P . G . & E .,
ATT/PacBell, and Charter for the new wire utilities if necessary . If these plans are not
available, note on the cover sheet of the plans and utility plan these engineered utility plan s
will be a deferred submittal item . Further note that "The engineered utility plans shall b e
submitted to the city for review and approval prior to commencing with any on-site or off -
site utility construction ."
45.Complete the gas pipe sizing for the proposed gas service to these buildings . The gas
company shall review these plans for the proposed gas piping and gas meter locations .
Provide gas meter clusters as required by the gas company . Provide a copy of a signed utilit y
plan or separate transmittal from the gas company indicating their review and approval of th e
piping as shown .
46.Show the location, size, and material of all public water mains, recycled water mainlines ,
sewer mains, and public storm drain systems .
47.Show all required or proposed parking lot improvements, lot dimensions, spac e
dimensions, materials, space and aisle slopes, drainage, pavement markings, signage, an d
striping in accordance with the Parking and Driveway Standards and disabled acces s
requirements of the CBC . The parking and driveway standards are available from th e
Community Development Department or are available within the Engineering Standards .
The Parking and Driveway Standards are again available in U .S . Customary Units .
48.The final map preparation and monumentation shall be in accordance with the city's
Subdivision Regulations, Engineering Standards, and the Subdivision Map Act .
ATTACHMENT A
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Resolution No . 10066 (2009 Series )
Page 11
49.The subdivider shall dedicate a 6' wide public utility easement and a 10' wide street tre e
easement across the frontage of each lot, adjacent to and contiguous with all public right-of -
way lines .
50.One Street Tree is required per . 35' lineal feet of street frontage or any part thereof.
Street trees shall be from the Master Street Tree List and planted to City of San Luis Obisp o
Engineering Standards .
51.Final locations of fire hydrants and water meters appear shall be shown on th e
improvement plans, and shall be approved by the Utility Department .
52.Eave and balcony overhangs projecting beyond the floor area shall conform to th e
requirements of CBC Section 704 .2 .
Upon motion of Vice Mayor Settle, seconded by Council Member Carter, and on th e
following roll call vote :
AYES :
Council Members Ashbaugh, Carter and Marx, and Vice Mayor Settl e
NOES :
None
ABSENT :
Mayor Romero
The foregoing resolution was adopted this 17 th day of March 2009 .
Mayor David F . Romero
ATTEST :
APPROVED AS TO FORM :
J at
.Lowel l
City Attorne y
4
Audrey Hoo
City Clerk
ATTACHMENT A
ARC4 - 61
004-951-009 GPAIR/PDITR/ABAN/A 27-06 and ER 123-0 8
Services & Manufacturing to Medium High Density Residentia l
& Surplus Property Request
ATTACHMENT A
ARC4 - 62