HomeMy WebLinkAbout03-02-2015 ARC Agenda Item 1 - 3000 Calle Malva
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of residential design plans for an approved Planned Development subdivision within the Margarita Area Specific Plan. PROJECT ADDRESS: 3000 Calle Malva BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0592-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Continue the project with direction to the applicant on revisions to house designs for consistency
with the Margarita Area Specific Plan and the approved Planned Development
SITE DATA
Applicant Margarita Ranch SLO, LLC.
Representative Pults and Associates, AIA & Associates
Zoning R-1, R-2 & R-2--PD, R-3, and C/OS & C/OS-PD, (all with the Specific Plan overlay)
General Plan Low-Density Residential, Medium-Density Residential, and Medium-High
Density Residential, & Conservation Open Space
Site Area 99 acres
Environmental Status Approved Addendum to the Margarita Area Specific Plan (MASP) EIR and
subsequent tiered Mitigated Negative Declaration.
SUMMARY
The proposed project includes 18 different
single family tract home designs for the
Toscano housing development (Tract
2428) located at 3000 Calle Malva in the
Margarita Area Specific Plan (MASP).
The project includes traditional single
family lots and a small lot planned
development. The Planned Development
subdivision was approved on July 3, 2007
and included conceptual site plans and
street layouts. The proposed project
incorporates the planned development
layout while attempting to respond to
MASP policies. Although the project is
constrained by the approved PD
subdivision and site constraints such as topography, the design needs additional refinements in
Meeting Date: March 2, 2015
Item Number: 1
PJD
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order to comply with MASP policies in regards to street presence and garage orientation.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Margarita Area Specific
Plan (MASP), Community Design Guidelines (CDG) and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Toscano is a 99-acre site located north of Margarita Avenue, and east of South Higuera Street.
The VTM is located within the Western Enclave of the Margarita Area Specific Plan (MASP)
and includes a total of 178 lots consisting of 165 single-family lots, seven lots for condominium
development (32 units), five lots for riparian open space, and one 71-acre hillside lot for
permanent open space (Attachment 1, Vicinity Map). Site specific details are noted below:
Zoning (all designated
with Specific Plan
overlay (MASP))
Lots 1-5 and 72-80 zoned R-1
Lots 6-55 and 56-71 zoned R-2
Lots 86-177 zoned R-2-PD
Lots 56,57 zoned R-3
Remaining lots zoned C/OS & C/OS-PD
Site Dimensions
(approx.)
Varies per lot
Current Use Vacant
Topography Varies per lot
Access Calle Malva and Calaveras Way
Surrounding Use /
Zoning
North: C/OS (South Hills)
South: R-1-SP (Single family residential)
East: C/OS (South Hills)
West: R-2 (Chumash Village Mobile Home Park)
2.2 Project Description
The project proposes 18 different home designs for the R-1 Lots at the perimeter of the site and
the R-2 Lots towards the interior of the site. Lots 171-176 in the R-2 zone are designated for 32
affordable condominium units to be developed by the Housing Authority at a future date. The
applicant has requested that the home designs for the remaining lots (Lots 19-61 and 63, mainly
the hillside lots (Lots 19-57)) in the R-2 zone be subject to administrative architectural review.
The project designs incorporate influences of Tuscan and Mission Revival architecture which is
consistent with the MASP. The 18 building designs include the following elements:
1. Unit sizes range from two to four bedrooms (1,341 to 2,245 square feet).
2. Materials and architectural features include:
a. Medium finish stucco;
b. Tile roofing;
c. Various colored stone veneer;
d. Accent tiles; and
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e. Matching trim, shutters and garage doors.
3. Varied landscaping that includes:
a. Drought hardy plants and trees (including fruit trees);
b. Concrete pavers;
c. Wood fencing;
d. Cement Block retaining walls; and
e. Ornamental steel picket fencing.
2.3 Tract Map and Planned Development Background
On July 3, 2007, the City Council approved VTM 2428 through Resolution No. 9917. At this
same hearing the Council approved a Planned Development (PD) overlay zoning for an
approximately 11-acre portion of the center of the property to allow for increased density and
relaxation of some property development standards through Ordinance No. 1506 (Attachment
3). Due to the sloping topography of the site and the desired increased density, the site poses
many development challenges. Modifications within the development standards included:
• Reduced public street side yard setbacks and street-side setbacks.
• Landscaping requirements.
• Maximum lot coverage of 75% of total net lot areas.
• Reduced upper floor setbacks from property lines need not be more than as required for
the ground floor portion of the structure.
• A maximum exterior patio area of 500 square feet.
• Maximum height of exterior patio fence/wall of 42 inches (3-1/2 feet).
In April 2014 City Council reviewed and approved revisions to VTM 2428 which addressed the
current status of the drainage basin and the phased implementation of the Prado Road
improvements, but did not alter the tract design or density. The tract map includes specific
development standards for the site along with specific standards for the PD as noted in
Attachment 3, Resolution No. 10514. In summary, the development standards require:
• Proposed hillside Lots 19 -57 are designated as sensitive sites and require architectural
review.
• Some of the lots adjacent to Chumash Village Mobile Home Park and El Camino Estates
require single story structures and a 20 foot setback to minimize overlook.
• Lots 159 & 160, and 165 - 170 require side loaded garages so that vehicles are not
directly backing out into the private drive.
• The PD overlay includes a variety of setback, coverage and design exceptions.
3.0 PROJECT ANALYSIS
Staff has used the MASP, CDG and Zoning Regulations to review the proposed project and created
a set of directional items below in Section 6.0 to be used as a basis for discussion about the project.
The following highlights key elements of the site and building design that the ARC should discuss
and provide direction to staff and the applicant.
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3.1 Site Plan
The proposed 18 home designs will be placed on 116 parcels in three phases (Project Plans,
Sheets C-1 and C-3). The sites will take access from newly created streets San Vincenzo Drive,
Cortuna Drive or private, shared streets. Overall the proposed homes meet the required setbacks,
consistent with the tract map conditions of approval (Attachment 3, Council Resolution 10514)
and the MASP for R-1-SP and R-2-SP (see Attachment 4, MASP Development Standards).
The Planned Development portion of the subdivision includes smaller lots to allow higher
densities as discussed above in Section 2.3. Due to the smaller lot size configuration, the
applicant faces constraints in terms of individual site development, specifically the orientation
of the garages and entry doors to public and private streets. These constraints reduce the
flexibility to allow the design to easily comply with the architectural guidelines in the MASP
and the CDG.
Figure 1: Site plan; the Planned Development parcels are indicated with yellow structure footprints.
The MASP requires that residential entry porches be visible from streets or pedestrian walkways
and should be forward of the garage or parking area. All entries should have a path of travel to
the main entry which is universally accessible. The dwellings should incorporate outdoor space
that is shielded from aircraft noise, such as covered porches or patios.1 The MASP emphasizes
and encourages human scale development and pedestrian facilities by putting pedestrians closer
to yards and porches.2 Development standards for R-1-SP 3 and R-2-SP 4 include the following:
• Parking should be located at the rear of the lots unless the lot is located on the uphill
side of the street along the base of the hills, where parking beneath houses will minimize
1 MASP Community Design, Building Forms and Materials, 3.1 2 MASP, Summary, A Pedestrian Friendly Environment. p.4 3 MASP, Development Standards, 2.1.4 and 2.1.5 4 MASP, Development Standards, 2.2.4 and 2.2.5
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grading.
• Enclosed parking in the front of a lot shall be recessed at least five feet from the front of
the house
• Porches or verandas overlooking the public street shall be included, to provide
architectural interest, a transition from public outdoor space to private indoor space
and opportunities for neighbor interaction.
Additionally, the Community Design Guidelines (CDG) state that homes in new subdivisions
should have their primary entrance facing and clearly visible from the street with a front porch
or veranda encouraged to provide a transition between the public space of the streetscape and
the indoor private space of the house.5
All 18 home designs, with the exception of Plans 1662, 2221, and 2227, place the front entry
behind the garage. As discussed above, some parcels restrict site development and the ability to
place the front door forward of the garage. Staff recommends that the ARC direct the applicant
to recess the garage from the front entrance where possible or create more of a front entry
feature that can be seen from the street.
Figure 2: Two-story front and left elevation (Plan 1546)
Figure 3: Single story front and left side elevation (Plan 1862)
5 CDG, Single-Family Housing Design, Houses in new subdivisions. 5.5.A.
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3.1.1 Exceptions
The applicant is requesting specific exceptions from the development standards of the PD
and from MASP Policies on various lots due to site constraints. Staff supports the requested
exceptions and recommends the ARC approve the modifications for the lots as specified
below:
MASP Exception Request:
1. Lots 6-18 and lots 58-71 are zoned R-2-SP. The applicant is requesting that these lots
utilize the MASP’s R-1 development standards and place the garage at the front of
the front of the lot.
Staff Analysis: Although these sites are zoned R-2, their design and location within
the subdivision is similar to the R-1 lots. Staff supports the parking at the front of the
lot as described in Table 2, Low Density Residential Lot and Building Standards, of
the MASP. Per the standards, the garage shall be setback 20 feet from the property
line.
PD Exception Requests:
2. House designs on lots 19, 58, and 59 are required per Condition No. 86 of Ordinance
No. 10514 (Attachment 4) to be limited to a single story structure. Due to the
topography of these sites, the applicant is requesting the ability to put two story units
on these lots.
Staff analysis: The applicant is proposing a two-story structure that would not
exceed the height of a single-story structure as viewed from the street level. Staff
finds that this meets with the intent of the condition No. 86 in that the proposed
design would still meet required setbacks and reduce overlook onto the neighboring
tract.
3. Within the PD, the applicant is requesting to provide required parking space in front
of the garage only on lots that are not constrained by lot size or impacted by tract
developed grading.6
Staff analysis: Staff is supportive of the applicant’s proposal to move garages closer
to the private street so that a car is unable to park in a space does not provide
sufficient clearance and block access to the street. Staff recommends that a minimum
15-foot setback from the garage to the centerline of the private street shall be
maintained.
6 Ordinance No. 10514, Condition 89g: Driveway depths for garages facing private streets shall be designed to
accommodate a parking space in front of a garage that prevents the parked vehicle from encroaching into the travel
lane of the common area portion of the drive or street. Variations of design to meet this performance standard will be
subject to approval of the Community Development Director and final plans shall be reviewed and approved by the
ARC.
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4. The applicant is requesting that the home designs for Hillside Lots (Lots 19-57) and
other lots 58-61 & 63 be reviewed at an administrative level.7
Staff Analysis: Staff finds this request consistent with the Ordinance No. 10514,
condition No. 87. Staff may determine upon submittal that a design be reviewed by
the ARC, if not consistent and complementary to the previously approved ARC
designs for Tract 2428.
3.2 Building Design:
The MASP provides guidance regarding desired design outcomes with new development within
the area and proposes five preferred residential architectural styles: Craftsman or Bungalow
Style, Mission Revival or Spanish Style, Victorian Style, Provincial Style and Prairie Style as a
means to provide compatible development in keeping with San Luis Obispo’s unique sense of
place. The MASP does not mandate a specific design, but encourages flexibility with an
emphasis on details and construction materials. Building designs must also be consistent with
the CDG.
The applicant is proposing 18 different designs in order to accommodate the varying topography
and individual site dimensions. The designs are compatible with one another in mass, scale,
colors, textures, landscaping and quality of materials. The applicant’s goal is to provide a
distinctive neighborhood that encompasses the feeling of a Tuscan Village. The designs include
a variation of one or two story single family homes with front or side loading garages. The
homes range in size from 1,341 to 2,245 square feet.
Figure 4: Rendering of a side loaded design and a hillside design
The Tuscan inspired architectural design incorporates some elements from the MASP
description of Mission Revival or Spanish Style including:
• Low sloped roof
• Tile roofing material
• Windows with divided lites with greater height then width
• Exterior windows that are recessed from the outer wall plane
7 Ordinance No. 10514, Condition No. 87: Proposed hillside Lots 19 -57, which back up to the large open space parcel,
are hereby designated sensitive sites and must comply with the Community Design Guidelines for hillside development.
Individual lot development shall be subject to the review and approval of the ARC. Planning staff may make the
determination upon submittal of complete plans if the minor or incidental architectural review process is appropriate.
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• Arched entries and windows
Medium-finished stucco, wood shutters, exterior molding, ceramic tile and stone veneer are
other distinctive elements the designs include in order to add variety and individually to each
design.
Staff finds the proposed architectural style consistent with the MASP and the CDG. In regards
to the proposed medium-finished stucco, staff recommends that the ARC direct the applicant to
use smooth-finished stucco on the building exterior. The smooth finish is a higher quality finish
that more accurately depicts the Mission Revival style. The medium texture, as proposed, is a
machine applied finish with a rough texture. The applicant prefers the rougher texture because it
is more likely to hide cracks in the plaster over time. Due to the area’s highly expansive soil,
movement in the buildings, resulting in cracks in the plaster, is highly likely.
3.3 Landscaping Design:
The project consists of 4 different planting pallets that include a variety of shrubs, trees
(including an option for fruit trees), and groundcovers. Each house design will have its own
unique landscape design that will be further modified per the dimensions of each lot. In addition
to plants, the landscape plan includes fencing throughout the subdivision. The applicant is
proposing to install wood fencing, metal picket fencing and a combination of retaining wall and
wood or metal picket fencing. Additionally, several of the house designs incorporate a 6 foot
“decorative stucco wall with a cap” trash enclosure (Project plans, Sheets L-2.1 & 2.2).
Staff is supportive of the landscape design as proposed with a couple of items for ARC
discussion; 1) the walled trash enclosure and 2) fence material. The stucco wall is located on
the public street side of various house designs in order to hide trash receptacles. In such
instances, the CDG encourages enclosures utilize surrounding landscaping, such as trailing
vines, to further screen and enhance its appearance. Staff recommends the ARC direct the
applicant to reduce the height of the enclosure and add landscaping to reduce and soften the
appearance of the trash enclosure along the public street. The project also proposes to install
wood fencing. The plans do not specify the type of material that will be used for the fencing.
Because wood has a tendency to degrade quickly over time, staff recommends that the ARC
direct the applicant to install a higher quality wood fence that incorporates metal posts in order
to provide a longer lasting durable fence structure.
5.0 OTHER DEPARTMENT COMMENTS
Information needs and comments from the other departments were provided to the applicant team
separately.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Approve the project based on findings of consistency with the Margarita Area Specific Plan
and the Community Design Guidelines.
6.2. Deny the project based on findings of inconsistency with the Margarita Area Specific Plan
and Community Design Guidelines.
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6.3 Continue the project to a date uncertain with the following directional items:
Planning Division
1. Recess the garage from the front entrance where possible or create more of a front entry
feature that can be seen from the street.
2. Use smooth-finished stucco on all building exteriors.
3. Reduce the height of the trash enclosure and add landscaping to reduce and soften the
appearance of the walls on the public street.
4. Install a higher quality wood fence that incorporates metal posts in order to provide a longer
lasting durable fence structure.
5. Prior to review by the Architectural Review Commission, the applicant shall provide
specific scaled illustrations showing precise dimensions, area and locations of both private
and common open space together with complete tabulations demonstrating compliance with
open space requirements of Section 16. 17.030. B. of the City Subdivision Ordinance
(Condition No. 91, Ordinance No. 10514).
6. Prior to review by the Architectural Review Commission, the applicant shall provide
tabulations of and specific scaled site plans showing precise dimensions for all guest parking
facilities within the single - family portion of the Planned Development component. Without
unduly adding hardscape to the site, the amount of guest parking spaces shall be maximized
to prevent overspill onto adjacent public streets and more closely meet expected demand
(Condition No. 92, Ordinance No. 10514).
7.0 ATTACHMENTS
1. Vicinity Map
2. Ordinance No. 1506, City Council Approval of Planned Development
3. Ordinance No. 10514, City Council Approval of Tract 2428
4. MASP Development Standard Tables
Included in Commission member portfolio: project plans
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C/OS-40
C/OS-100
R-1
R-2
R-1R-1-SP
R-2-SP
R-1
R-1-SP
R-1-PD
R-1
R-1 R-3-SP C/OS-40-SP
R-1
R-1-PD
R-1
C/OS-40-SP
R-1
R-1 R-1
R-2-SP
R-2-SPR-1
C/OS-30
R-1
R-2-S
R-2-SP-PD
R-3-SP
R-1-SP
R-2-SP
R-2-SP-PD
C/OS-SP
R-1-SP R-1-SP
R-1-SP
R-3-SP
R-1-SP
R-2-SP
R-2-SP
R-2-SP
R-1-SP
R-1-SP
C/OS-5
C/OS-SP
R-2-SP-PD
R-2-PD
R-2-SP
R-2-SP
C/OS-SP-PD
R-1
C/OS-SP-PD
R-2-SPC/OS-SP
C/OS-SP
R-1-SP
C/OS-SP
C/OS-SP
C/OS-SP
LAWRENCE
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MITCHELL
VICINITY MAP File No. 0592-20143000 CALLE MALVA ¯
ATTACHMENT 1
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ORDINANCE NO . 1506 (2007 Series )
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE MITIGATED NEGATIVE DECLARATION AND AMENDING TH E
ZONING MAP TO CHANGE THE ZONING DESIGNATION FROM R-2-SP and C/OS-SP T O
R-2-SP-PD ANDC/OS-SP-PD, ON APPROXIMATELY 10 ACRES AT 3000 CALLE MALVA ,
MARGARITA AREA SPECIFIC PLAN (PD 98-06 ; KING VENTURES )
WHEREAS,the PlanningCommission conducted a public hearing on May 23, 2007, an d
recommended approval of the Mitigated Negative Declaration and amendment to the site's Zoning a s
shown on Exhibit A ; an d
WHEREAS,the City Council held public hearingon July 3, 2007 and has considered testimon y
of other interested parties, the records of the Planning Commission hearing and action, and th e
evaluation and recommendation of staff ; an d
WHEREAS,the City Councilfinds that the proposed revisions are consistent with the Genera l
Plan, the purposes of the Zoning Regulations and otherapplicable City ordinances ; an d
WHEREAS,the City Council has considered the project's Mitigated Negative Declarationo f
environmental impact ; an d
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows :
SECTION 1 .The City Council makes the following findings :
1.The project is consistent with the General Plan and the applicable Margarita Area Specific Plan, an d
the proposed land uses are allowed within the applicable primary zoning districts, both existing and
proposed . The project provides exclusively residential and open space land uses on thesubject site a s
required by the GeneralPlan, MASP, and applicable zoning districts, accommodatingtheprescribe d
residentialdensity ranges forLow, Medium and Medium-High Density land use designations, alon g
with a pro-rata share of Affordable Housing required for the Western Enclave area of the MASP, an d
preservation of open space as prescribed by the MASP .
2.The project complies withall applicable provisions of these Zoning Regulations including thos e
modifications as authorizedherein by utilization of the PD Overlay rezoning .
3.The approved modifications to the development standards of Zoning Regulations through the P D
Overlay are necessary and appropriate to accommodate the superior design of the proposed project ,
its compatibility with adjacent land uses, and its successful mitigation of environmental impacts ,
because doing so enables concentrating more units within the central portion of the site to achiev e
higher densities prescribed by the MASP while maintaining larger lots and maximum setbacks i n
perimeter lots for privacy protection to adjacentdeveloped areas and allowing the open space lots tob e
centered onthe alignment of the threedrainage ways in their natural state without relocation .
4.As conditioned, the project complies with all the applicable City DesignGuidelines . Further, thePD
rezoning areas includes detached andattached single family constructionthat follows the MAS P
DesignGuidelines, including use of shared driveways, Craftsmanarchitecture utilizing wood an d
stucco exteriors, oneand two-storybuildings, front and back porches, side and rear-loaded garage s
0 1506
ATTACHMENT 2
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Ordinance No . 1506 (2007 Series )
Page 2
facing away from public streets, and common landscaping designs .
5.As conditioned all affected public facilities, services, and utilities are adequate to serve the propose d
project, particularly as relates to otheralready approved subdivisions within theWesternEnclave o f
the MASP, for which the utility, services and infrastructure needs were designed comprehensivel y
and in coordinated manner .
6.The location, size, site planning, building design features, and operating characteristics of the projec t
are highly suited to the characteristics of the site and surrounding neighborhood, and will b e
compatible with thecharacter of the site, and the land uses and developmentintended for th e
surrounding neighborhood by the General Plan and Margarita Area Specific Plan because th e
subdivision design is respectful of adjoining, established neighborhoods by placing fewer and large r
lots next to these developments and accommodating the minimum required rearyards prescribed in
the MASP . Grade elevations havealso been modified by the revised subdivision design so that ne w
buildings do not "tower" over established neighborhoods .
7.Thesite is suitable for the project in terms of size, configuration, topography, and other applicabl e
features, and has appropriate access topublic streets with adequate capacity to accommodate th e
quantity and type of traffic expected to be generated by the use, since the sloping constraints of th e
site have been designed predominantly as a single- family, detached-style development . Acces s
streets to the subdivision and connections to adjacent existing and approved development are entirely
consistent with the MASP Circulation Element requirements and prior EIR conclusions with respect
to location and capacity, including provisions for construction of the Prado Road extension to Broad
Street .
8.The establishment, maintenance, or operation of the proposed project, as conditioned, will not, in th e
circumstances of the particular case, be detrimental to the health, safety, or general welfare of
persons residing or working in the vicinity of the proposed use, or detrimental or injurious t o
property and improvements in theneighborhood or to the general welfare of the City because, onc e
completed, the project will be a logical and appropriate expansion of thedesireddesign and character
of the residential neighborhoods of the community as prescribed by theGeneralPlan and MASP .
9.The project incorporates a minimum of two of four mandatory features to qualify for PD Overla y
Zoning as follows :
a . The project will preserve, enhance, and/or create a significant natural feature with a minimu m
area of one-half acre . The project proposes the creation of 6 lots that will encompass a total of 7 3
acres (about 73% of the total site) for open spaceuse pursuant to the requirements of the MASP .
A donation of one such lot, Lot 178, comprising 71 acres along the south face of the South Hills ,
has already been offered to andaccepted by the City as a conservation easement and ultimately ,
fee title . This lot will be preserved as a permanent open space, the use of which will be enhance d
through maintenance of wildland fire green-breaks, controlled public access and connection t o
other linear open space lots, centered on the site's three existing drainage ways, via a system o f
trails/paths connecting to and through adjacent existing and approved subdivisions consisten t
with requirements of the MASP .
ATTACHMENT 2
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Ordinance No . 1506 (2007 Series )
Page 3
b . The project will provide a substantial public amenity, for example, a significant public plaza,a
public park, or a similar improved open space feature, including provisions for guaranteed long -
term maintenance not atthe expense of the City . The project includes development of trails ,
public streets, public parking, habitat enhancement and open space/wildland fuel management a s
a part of the construction and on-going operation of the residential/planned development project .
Public benefits will accrue from the project's preservation of natural creek channels largely i n
their natural form and location, and a carefully integrated parallel stormwater runoff collectio n
system (serving the entire WesternEnclave development), and introduction of paths and trails to
allow public access to these areas, while also accommodating the public benefit of access to an d
management of these waterways by the proposed Homeowners' Association for the tract an d
Western Enclave .
SECTION 2 . The ZoningMap Amendment is hereby approved and the centralapproximatel y
11 acres of the property rezoned to Planned Development (R-2-SP-PD and C/OS-SP-PD) as shown o n
the attached Exhibit A subject to the following conditions and conditions of approval as set forth in
Resolution No . 9917 (2007 series) approving related VTM No . 2428 .
1.Minimum lot widths in the R-2-PD zone shall be 35feet .
2.Public street side yard setbacks shall be no less than 10 feet to the residence from edge of right-of -
way and no less than 20 feet to the garage that hasaccess to the public street .
3.Street-side setbacks on private streets shall be no less than 5 feet to the residenceand no less tha n
20feet to the garage from centerline of the private street for lots 117 through 137 ; for all other lots ,
no less than 15 feet from garages to the centerline of the private street and no less than 5 feet for al l
other non-street fronting side and rear yard setbacks .
4.Except for driveways in front of garages or where guest parking is provided, all yard setback area s
shall belandscaped .
5.Lot coverage by structures shall be no more than 75% of total net lot areas, excluding garages an d
carports, patios, decks and roof overhangs .
6.Upper floor setbacks from propertylines need not be more than as required for the ground floo r
portion of the structure .
7.All patio areas exterior to the residence may not exceed an aggregate total area of 500 square feet .
8.No exterior patio fence/wall heights may exceed a maximum height of 42 inches (3-1/2 feet).
9.Driveway depths for garages facing private streets shall be designed to accommodate a parkin g
space in front of a garage that prevents the parked vehicle from encroaching into the travel lane o f
the common area portion of the drive or street . Variations of design to meet this performanc e
standard will be subject to approval of the Community Development Director and final plansshal l
be reviewed and approved by the ARC .
ATTACHMENT 2
ARC1 - 13
Ordinance No . 1506 (2007 Series )
Page 4
10.In no event will a floor plan for a lot be allowed thatprovides more bedrooms than allowed by the
MASP for the size of the lot .
11.Development within the central Planned Development overlay area shall be developed consisten t
with plans dated January 2007 on file at the City Community Development Department, except a s
otherwise required by mitigations and conditions set forth herein and by Conditions of Approva l
required in Resolution No . 9917 (2007 Series) approving the Vesting Tentative Map No . 2428 .
SECTION 3 A summary of this ordinance, together with the names of Council members votin g
for and against, shall be published at least five (5) days prior to its final passage, in the Tribune,a
newspaper published and circulated in this City . This ordinance shall go into effect at the expiration o f
the thirty (30) days after its final passage or upon final approval of the annexation by the Local Agenc y
Formation Commission, whichever occurs later .
INTRODUCED on the 3 rd day of July 2007,AND FINALLY ADOPTED by the Council of the
City of San Luis Obispo at its meeting held on the 17 th day of July 2007, on a motion of Counci l
Member Carter, seconded by Council Member Brown, and on the following roll call vote :
AYES :Council Members Brown and Carter and Mayor Romer o
NOES :Vice Mayor Mulholland
ABSENT :Council Member Settle
MayorDavid F . Romero
ATTEST :
62
Ll(Qo
Audrey Hoo
City Clerk
APPROVED ASTO FORM :
Jon than wel l
City Attorney
ATTACHMENT 2
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E3CHIBIT A
CIOS-40-S P
R-2-S P
T71'1-1-S P
R-1
r
Existing R-1 R-1
w
aR-1
Proposed
R-2-SP-PD an d
C/OS-SP-PD
ATTACHMENT 2
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RESOLUTION NO. 10514 (2014 Series)
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO
APPROVING MODIFICATIONS TO CONDITIONS OF APPROVAL
FOR VESTING TENTATIVE TRACT MAP 2428
MOD /TR/ER 121 -13; 3000 CALLE MALVA)
WHEREAS, the Planning Commission of the City of San Luis Obispoconducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on March 26, 2014, pursuantto a proceeding instituted under application
MOD /TR/ER 121 -13, Margarita Ranch SLO, LLC, applicant, for the purpose of considering a
requesttoamend conditions of approval for VestingTentative Tract Map 2428 for an
approximately 99 -acre site located north of Margarita Avenue, andeast of South Higuera Street;
and
WHEREAS, the Planning Commission recommendedthat the City Council approve the
proposed modified conditions of Vesting Tentative Tract Map; and
WHEREAS, the City Council of the City of San Luis Obispoconducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 15,
2014, for the purpose of considering the proposed modified conditions of Vesting Tentative
Tract Map 2428 originally approved through City Council Resolution No. 9917 (2007 Series);
and
WHEREAS, notices of said public hearingswere made at the time and in the manner
requiredby law; and
WHEREAS, the City Council has considered the Mitigated Negative Declaration
MND) that was previously approved by the Council on July 3, 2007, along with the Addendum
prepared to update the MND to be consistent with the current project to modify conditions of
approval; and
WHEREAS, the City Council has duly considered all evidence, including the record of
the Planning Commission hearing and action, testimony of interested parties, and the evaluation
and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings in support of the requestto modify certain conditions of approval for Vesting
Tentative Tract Map 2428:
1. Theproposed conditionmodifications are reasonably necessary to allow the development to
proceed given financing considerations and projected traffic levels.
2. The design of the vesting tentative tract map is consistent with the General Plan because the
proposed subdivision respects existing site constraints (slope, creeks, wetlands, significant
R 10514
ATTACHMENT 3
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trees), will incrementally add to the City's residentialhousing inventory, result in parcels that
meet density standards, and will be consistent with the density and lot sizes established by
the Margarita Area Specific Plan.
3. The site is physically suited for the proposed type of development allowed in the R -1 -SP, R-
2-SP, R- 2- SP -PD, R -3 -SP, C /OS -SP, and C /OS -SP -PD zones.
4. The design of the subdivision will not conflict with easements for access through (or use of
property within) the proposed subdivision.
5. The subdivision will not have a significant adverse impact on the environment, subject to the
mitigation measures of the Final Environmental Impact Report (EIR) certified by the City
Council on October 12, 2004, being incorporated into the project, the mitigation monitoring
program adopted with said EIR approvalbeing followed and mitigation measures
recommended herein.
6. On July 3, 2007, the City Council adopted a Mitigated Negative Declaration (MND) which
adequately addresses the potential significant environmental impacts of the proposed project.
The MND along with the prepared Addendum adequately evaluate the potential
environmental impacts associated with the current project.
7. Several Environmental Impact Reports havebeen certified that included the Prado Road
extension, including the 1994 Land Use and Circulation Elements, the 2000 Amendment to
the Circulation Element, and the Airport and Margarita Specific Plans. These EIR's have
analyzed the impacts associated with adding the roadto the circulation system and
Circulation Element and its current alignment. Project specific impacts were addressed in
each environmental document prepared for VestingTract Maps.
SECTION 2. The City Council adopted the project's Mitigated NegativeDeclaration on
July 3, 2007, which incorporates the following mitigation measures and monitoring programs
into the project. An Addendum to the EIR and MND was prepared for the current revisions
request (ER 121 -13), which demonstrates that no additional mitigation measures are required.
The City Council has 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 onthe following findings, and subject to the following mitigation measures:
Findings
a. None of the circumstances included in Section 15162, which require a subsequent EIR
have occurred, specifically:
b. The project changes do not result in new environmental impacts.
c. The circumstancesunder which the project is undertaken will not require major changes
to the EIR.
d. The modified project does not require any substantive changes to previously approved
mitigation measures.
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Mitigation Measures:
Reduction of Light and Glare
1. In order for MASP /AASP EIR Mitigation Measure LU -7.1 as implementedby the MASP to
be carried through to lot - specific development stage, a lighting plan that demonstrates
compliance with Community Design Section 3.3 Lighting requirements of the MASP shall
be submitted with other required plans for both the residential and commercial components
of the project to the review and approval of the Architectural Review Commission (ARC).
The lighting plan shallpropose specific measures to limit the amount of light trespass
associated with development within the project area including shielding and /or directional
lighting methods to ensure that spillover light does not exceed 0.5 foot - candles at adjacent
property lines.
L> Monitoring Program: The ARC will review development plans for both the
residential and commercial components of the project. City staff, including
Planning and other departments, will review plans to assure that all of the ARC's
requirements related to lighting and compliant with the MASP provisions have
been incorporated into working drawings. Citybuilding inspectors will be
responsible for assuring thatall lighting is installed pursuant to the approved
lighting plan.
Preparation and Implementation of "Comprehensive Biological Mitigation Program"
2. Mitigation for wetland impacts. Mitigation for wetland impacts will be through a
combination of on- and off -site mitigation, approved by the City, the DFG and the Army
Corps of Engineers. Further, in compliance with the MASP /AASP EIR, the subject VTM
2428 proposes the creation of Lots 81 -85 and Lot 178 in areas designated by the MASP for
Open Space- Riparian" for theexpress purposes of achieving some of thenecessary wetlands
replacement mitigation area, as well as preservation of related biological habitat benefits. Lot
178is intended to be dedicated to the City of San Luis Obispo prior to or concurrently with
final map recordation.
3. Mitigation for Impacts to Creek Habitats. Mitigation for impacts creekhabitats will be
through a combination of on- and off -site mitigation, approved by the City, the DFG and the
Corps.
4. Mitigation for Impacts to Serpentine Bunchgrass Habitat. A mitigation program involving
restoration of serpentinebunchgrass habitat atan identified area in the so- called "saddle" in
the King property's open space parcel, should be required. This area occupies between one -
half and three- quarters of an acre. The program would at a minimum, replace the existing
non - native grassland in that area with a grassland containing a majority of native bunchgrass
species including purple needlegrass, meadow barley, and California brome. In addition, a
program for additional protection for theopen space lands of the project will be developed.
The goal of this program will be to provide protection for remaining areas of serpentine
ATTACHMENT 3
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ResolutionNo. 10514 (2014 Series)
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bunchgrass habitat and species within that habitat in the South Hills Open Space, through
mechanisms such as fencing, trail realignments, and drainage improvements onthe access
road to the communication siteon neighboring property. Finally, the project sponsors
proposeto donate fee title to Lot 178 to the City of San Luis Obispo as permanent open space
as part of the project.
5. Mitigation for Impacts to Sensitive Species. None of thesespecies are expected to be difficult
to establish. City staff will work with the project sponsors in developing the details of the
effort.
6. Mitigation for Impacts to Sensitive Species. None of these species are expectedto be difficult
to establish. City staff will work with the project sponsors in developing the details of the
effort.
Palmer Spineflower. None required.
Brewer Spineflower. None required.
Obispo Indian Paintbrush. Collect seed or seed /soil mix for relocation to open space lot
enhancement site.
Miles Milkvetch. Collect seed or seed /soil mix for relocation toopen space lot enhancement
site.
Obispodudleya. Due to the very small number of impacted individuals and the ease of
transplanting, transplant these individuals to suitable sites within the project open space.
Obispo Mariposa Lily. None required.
Adobe Sanicle. Relocate some individuals to a suitable site within the project open space;
consider transplanting the balanceto a suitable site in Laguna Lake Park orothersuitable off -
site location approved by the City, or consider lot adjustments to protect the major portion
near lots 82, and adjacent multifamily lot.
Congdon TarpIant. Create compensating habitat in a suitable off -site location approved by
the City.
Loggerhead Shrike. Remove myoporum tree beforenesting season.
7. Mitigation for Impacts to OtherNesting Birds. Undertake surveys prior to initiation of
construction activities; avoidconstruction activities within 100 feet of active nestsites, or
within 300 feet for raptor nests, until after young have fledged.
8. Off Site Mitigation for Wetland Impacts. A further component of the biological mitigation
program is the applicant's proposal to acquire (by fee, easement, or eminent domain) lands
outside the bounds of the WesternEnclave (designated by the MASP as "Open Space
Riparian" lands). The targeted property (lying south of Prado Road and ownedby Prado Park
LLC) is a low lying area that already naturally collects some area run -off and provides
valuable habitat for certain special concern and R -T -E (rare, threatened, and endangered)
species, and thusis beneficial to retain in its natural state. Pre - development run -off has
resulted in seasonal flooding of Prado Road due to the currently deficient
collection/distribution system to this natural drainage area south of Prado Road. The Western
Enclave applicants propose to acquire this off -site property designated for open space use by
the MASP and utilize it beneficially for biologicalmitigation as well as a detention basin for
ATTACHMENT 3
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pre- and post - WesternEnclave development generated run -off. It is proposed that this basin
be enhanced to accommodate the greater project - generated and pre - project run -off flows, and
toincrease its habitat value in the longterm. The basin is proposed to be held and maintained
by a Home Owners Association (HOA) established initially for the WesternEnclave area,
andperhaps ultimately for the entire MASP as stipulated be done by the MASP.
Monitoring Program: Prior to approval of the final map, the applicant shall
contact the City Natural Resource Manager for review and approval of the final
lot and street design to assure that on -site natural resources are protected and
preserved to thegreatest extent required by the mitigation measures and
consistent with requirements of the MASP and MASP I AASP EIR. Said design
shall also be consistent with approvals required subsequent to this Tentative Map
from State Dept. of Fish and Game and Army Corps of Engineers. Prior to any
site preparation or construction activities, the applicant shall also initiate and
complete for approval by the City pre- construction surveys for nesting birds and
adhere to performance standard specified in the mitigation. Provisions for
required off -site mitigation shall be coordinated with and approved by the City
Natural Resource Manager prior to recordation of the Final Map. Periodic field
inspections by City Staff duringconstruction will be necessaryto assure site
development conforms to mitigation measures and conditions of approval.
Preparation and Implementation of a "Construction- Related Hazardous Materials
Management Plan"
9. As stipulated in the MASP / AASP EIR, this would be a plan identifying, when they are
known, site /development - specificconstruction activities that will involve the hazardous
materials. Theplan shall be prepared before construction activities begin that involve
hazardous materials and shall discuss proper handling and disposal of materials used or
produced onsite, such as petroleum products, concrete, and sanitary waste. The plan will also
outline a specificprotocol to identify health risks associated with the presence of chemical
compounds in the soil and /or groundwater and identify specific protective measures to be
followed by the workers entering the work area. If the presence of hazardous materials is
suspected or encountered during construction- related activities, the project proponent will
cause Mitigation Measure HAZ -1.2 to be activated. Mitigation Measure HAZ -I.2 states:
The project proponent will complete a Phase I environmental site assessment for each
proposed public facility (e. g. streets and buriedinfrastructure), If Phase I site assessments
indicate a potential for soil and /or groundwater contamination within or adjacent tothe road
or utility alignments, a Phase II site assessment will be completed. The following Phase II
environmental site assessments will be prepared specific to soil and /or groundwater
contamination.
a. Soil Contamination. For soil contamination, the Phase H site assessment will
include soil sampling and analysis for anticipated contaminating substances. If
soil contamination is exposed during construction, the San Luis Obispo Fire
ATTACHMENT 3
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Resolution No. 10514 (2014 Series)
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Department ( SLOFD) will be notified and a work plan to characterize and
possibly remove contaminated soil will be prepared, submitted and approved.
b. GroundwaterContamination. For groundwater contamination, the Phase II
assessment may include monitoring well installation, groundwater sampling, and
analysis for anticipated contaminating substances. If groundwater contaminated
by potentially hazardous materials is expected to be extracted during dewatering,
the SLOFD and the Central Coast RWQCB will be notified. A contingency plan to
dispose of contaminated groundwater will be developedinagreement with the
SLOFDandCentral Coast RWQCB. "
Monitoring Program: The "Construction- RelatedHazardous Materials
Management Plan" will be required to be submitted to the City Community
Development Department and FireDepartment for review prior to
commencement of any site preparation or construction work involving hazardous
materials. No site preparation or construction work may commencebefore said
plan has been approved by the City. Any site work commenced without City
approval of said Plan will be subject to "Stop Work" (cease and desist) orders as
may be issued under the authority of the City Fire Department.
SECTION 3. Action. The CityCouncil herebyapproves the requested
modifications to conditions of VestingTentative Tract Map 2428. The following conditions will
supersede in their entirety the previously approved conditions approved by Council Resolution
No. 9917 (2007 Series).
Streets:
1. Subject to available right -of -way, the subdivider, in cooperation with the City and adjacent
property owners, will construct a Class I bike path connecting the existing terminus of
Prado Road to Broad Street at the Damon - Garcia Sports Fields. Unless otherwise approved
by the PublicWorks Director, the bike path should be located on the south side of the
future Prado Road extension and consist of a minimum 8' wide asphalt concretepath with
2' wide decomposed granite shoulders and fencing on both sides.
a. Off -site dedication/acquisition of property for this public right -of -way purpose is
necessary to facilitate the construction of the bike path. The subdivider shall work with
the City andthe land owner to acquire thenecessary right -of -way for the bike path. In
the event the subdivider is unable to acquire said right -of -way, the City Council may
consider lending the subdivider its powers of condemnation to acquire the off -site right -
of -waydedication, including any necessary slope and drainage easements. If
condemnation is required, the subdivider shall agree to pay all costs associated with the
off -site right -of -way acquisition (including attorney and court costs). If the Council
concludes that it does not want to acquire the right -of -way via eminent domain and
thereby the project cannot be completed, the Subdivider shall be alleviated from
completing Condition # 1.
b. Subject to final approval of the City, the subdivider may receive fee credit for the
ATTACHMENT 3
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ResolutionNo. 10514 (2014 Series)
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construction costs for the bike path if the facility is located in the Prado Road corridor.
Fees eligible for credit are limited to Margarita Area "Add On" Transportation Impact
Fees and Margarita AreaSpecific Plan "Add On" Park Impact Fees. No other City
Impact Fees or Connection Fees shall be available for credit or reimbursement,
including, but not limited to, Citywide Transportation Impact Fees for all other MASP
projects.
c. Necessary right -of -way shall be acquired and the bike path improvementsinstalled with
the first phase of the final map, unless the improvements are deferred to a later phase
by mutual consent of the subdivider andthe City.
2. Margarita Area Specific Plan Impact Fees, as adopted by the City of San Luis Obispo, shall
be paid prior to issuance of each building permit, subject to any approved reimbursement
agreements. If at the time of building permit issuancethe City's TIF has not beenamended
to accommodate the improvements to the South Higuera/Prado and South Higuera/Tank
Farm intersections as identified in the traffic study performed by Central Coast
Transportation Consulting datedJanuary 6, 2014, or Prado Road has not been connectedto
Broad Street, the applicant will be responsible for paying a pro rata share of said
improvements subject to approval of the City's Public Work Director.
3. The public improvement plans for VTTM 2353, VTTM 2428 and VTTM 2342 shall
consider the proposed or required phasing to be completed by the combined development
known as Margarita Area Specific Planwestern enclave. The public improvement plans for
each subdivision shall include any offsite improvements as considered necessary by the
Director of Public Works to provide a reasonable transition between the subdivisions in the
case that one project is developedbeforeanother. The scope of required improvements
shall be approved to the satisfaction of the Public Works Director. Pursuant toSection
16.20.110 of the CityMunicipal Code, the subdivider may be eligible for reimbursement
for improvements that are in excess of the construction required for the subdivision,
including, but not limited to storm drainage, sewer, water and power.
4. Unless otherwise approved by the Public Works Director and the Fire Marshall, a
secondary access shall be required for every phase of the final map.
5. The final subdivision design and improvements shall comply with the Margarita Area
Specific Plan and all other City of San Luis Obispo Design Standards, Engineering
Standards and StandardPlans and Specifications. The subdivision improvement plans and
the Prado Road bike path plans shall be approved by the City prior to final map
recordation.
6. Prior to final map approval, the final design, location, and number of traffic calming
measures including bulb -outs, choke - downs, tabletops, roundabouts, neck - downs, etc. shall
be reviewed and approved by the PublicWorks Director. Choke -downs adjacent to open
space corridors shall be lengthened to include the entire length of the open space corridor.
Plans submitted for review shall include a turning diagramdemonstrating a fire, garbage or
other large city or delivery multi -axel truck's ability to negotiate the traffic calming
features. Additional or alternative traffic control measures such as raised tabletops may be
ATTACHMENT 3
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required to comply with the MASP objective to "foster traffic volumes and speeds that will
be compatible with the neighborhood."
7. Pursuant to the Margarita Area Specific Plan, traffic volume and speeds shall be monitored
after development. Prior to final map recordation, the Subdivider shalldeposit a faithful
performance security in the amount of $130,000 to retain a qualified traffic consultant to
conduct traffic counts and speed measurementson Margarita Avenue and on streets within
and in the vicinity of the subdivision. Thecounts and measurements will be conducted
one -year after final occupancy of complete build -out of the subdivision or acceptance of
public improvements, whichever occurs later. The locations of the counts and
measurements shall be approved by the Public Works Director. If the traffic volumes or
speeds exceed City standards, the $130,000 security will be retained by the City to
guarantee that Subdivider installs additional City- approved traffic calming measures to
reduce volume and speeds to comply with City standards. As an alternative to the above,
prior to final map recordation, the Subdivider maypay a one -time nonrefundable
contribution to the City's Neighborhood Traffic Management Program in the amount of
130,000 to fundfuture traffic calming efforts in and around Tract 2428.
8. The subdivision design shall include directional curb ramps wherever possible. The
inclusion of bulb -outs at directional curbramp locations is encouraged to decrease the
roadway width to be crossed by a pedestrian.
9. Prior to approval of improvement plans, alternative paving materials proposed within the
publicright -of -way shall be approvedby the PublicWorks Director. Alternative paving
materials shall be maintained by the Homeowner's Association.
10. The subdivider shall re- stripe the southbound left turn lane and install pedestrian
countdown heads at the South Higuera/Prado intersection as identified in the traffic study
performed by Central Coast Transportation Consulting dated January 6, 2014.
11. Except for the 71 -acre lot donatedto the City, project common areas including, butnot
limited to, landscaped areas, landscaped parkways and Class I pathways (other than Prado
Road) shall be owned and maintained in perpetuity for public use by a Homeowner's
Association. Water meters for common landscape areas including but not limited to
parkways, medians, roundabouts and pathway corridors are subject to water impact and
watermeter installation fees and shall be paid for by the subdivider.
12. The final locations of multi -use path connections to public streets shall be reviewed and
approvedby the Natural Resources Manager and City Traffic Engineer. Where multi -use
paths intersect public streets, the roadway shall be narrowed andthe crossing designed
perpendicular to the roadway.
13. The final design and location of private streets and fire access ways, and theapproaches
thereto onto public streets, shall be reviewed and approved by the PublicWorks Director
and FireDepartment. Plans submitted for review shall include a turning diagram
demonstrating a fire, garbage or other large city or delivery multi -axle truck's ability to
ATTACHMENT 3
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Resolution No. 10514 (2014 Series)
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negotiate into and within the private streetsand access ways within the proposed "PD" and
Lot 178 portions of the site.
14. The proposed street bulb -outs shall be designed with minimum inside and outside radii of
20' and 10' respectively.
15. Analysis of the street drainage design shall be provided with the submittal of complete
public improvement plans. Streets designed with a quarter crown shall justify the curb
capacities in accordance with city standards. Some areas mayrequire that the bulb -outs be
reduced in depthor removed completely to accommodate the drainage along the high side
of thestreet.
16. Bulb -outs at T- intersections may need to be replaced with standard curb returns of a smaller
radius to achievethe desired traffic calming goals and to accommodate street drainage.
17. The number and location of catch basins shallconsider city standard spacing and drainage
design requirements. The number of catch basins shall be limited to those required by code
and /or design to the satisfaction of the City Engineer.
18. The transition between Street N and Street W shall be approved to the satisfaction of the
City Engineer. Moving of the quarter crown section from oneside of the street to the
opposite side shall not be completed with a super - elevated section unless all drainage
issues are addressed.
19. Street intersections shall be provided with directional curb ramps in accordance with city
and ADA standardsor guidelines. T- intersections shall include receiving ramps onthe
through street.
20. Prior to final map recordation, the subdivider shall submit a separate irrevocable offer of
dedication for public access purposes to provide access from VTM Tract 2353 to the open
space adjacent to Tract 2428. The offer will be recorded in the event that the Tract 2428
public improvements have not yet been accepted by the City, but access to the open space
is needed for VTM Tract 2353 and the general public.
On & Off -Site Improvements:
21. With respect to all off -site improvements, prior to filing of the Final Map, the Subdivider(s)
shall either:
a. Clearly demonstrate their right to construct the improvements byshowing title or
interest in the property in a form acceptableto the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring the
property required for the construction of such improvements and exercise its power of
eminent domain in accordance with Government Code Section 66462 .5 to do so, if
necessary. Subdivider shall also enter into an agreement with the City topay all costs
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of such acquisition including, but not limited to, all costs associated with
condemnation. Said agreement shall be in a form acceptable to the City Engineer and
the City Attorney. If condemnation proceedings are required, the Subdivider shall
submit, in a form acceptableto the City Engineer, the following documents regarding
the property to be acquired:
1) Property legal description and sketchstampedandsigned by a Licensed Land
Surveyor or Civil Engineer authorized to practice land surveying in the State of
California;
2) Preliminary title report including chain of title and litigation guarantee;
3) Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an opportunity to
accompany the appraiser during any inspection of the property or acknowledge
in writing that they knowingly waived the right to do so;
4) Copies of all written correspondence with off -site property owners including
purchase summary of formal offers and counteroffers to purchase at the
appraised price.
5) Prior to submittal of the aforementioned documents for City Engineer approval,
the Subdivider shalldeposit with the City all or a portion of the anticipated costs,
as determined by the City Attorney, of the condemnation proceedings. The City
does not and cannot guarantee that the necessary propertyrights can be acquired
or will, in fact, be acquired. All necessary procedures of law would apply and
would have to be followed.
22. The final subdivision design shallincorporate stormwater quality BMPs with the most
current edition of the Engineering Standards, shall be designed to treat the stormwater
runoff from all developed surfaces excluding rooftops but including all private and public
streets, and shall be subject to the approval of the City Engineer.
23. The final design of any stormwater detention or treatment facilities shall incorporate all
recommendations from the final geotechnical report into the design of said facilities. The
final geotechnical report shall address the effect, if any, of detaining stormwater in close
proximity to the existing soil contamination.
24. Thedesign of any stormwater facilities shall be in compliance with the Waterway
Management Plan Drainage DesignManualrequirement for construction
25. The subdivider shall secure the rights for the regional stormwater detention basin in a form
acceptable to the Bureau of Real Estate and the City prior to or concurrently with the
recordation of the final map. The stormwater detentionbasinshall be privately- maintained.
Should the subdivider be unsuccessful in acquiring the rights to the basin for storm
drainage capacity, the subdivider shall revise the map and plans to accommodate
appropriately -sized on -site detention of stormwater pursuant to the City's Waterway
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Management Plan Drainage Design Manual. Alternately, the City may elect, but is not
obligated, to secure the rights on behalf of the public. All costs associated with securing
said rights, including any necessary eminent domain process, shall be borne by the
subdivider.
26. To the degree feasible, shared driveways shall be utilized to reduce the number of driveway
curb cuts in the subdivision and increase the provision of on- street parking. Prior to
hearing by ARC, the applicant shall provide plansto the PublicWorks Department with
additional detail adequate to show locations of all proposed shared driveways.
27. When a Class 1 bicycle path provides access across a public street, choke - downs, curb
ramps, and signage shall be provided andthe street crossingshall be designed to direct
pedestrians across the roadway in a perpendicular manner.
28. The subdivider shall install private street lighting along the privateinternal streets per City
standardsand public street lighting along the public streets, as determined by the Director
of Public Works. All public street lighting shall be LED lighting per the most current or
interim City standards. The public street lighting installed by the developer shall include
the luminaires as well as all wiring and conduit necessary to energize the light standards
from PG &E's point of service.
29. For lots abutting the existing developed Margarita and Chumash Village projects, any
slopes and drainagestructures proposed in those rear lots shall be maintained by the
property owners, with an additional slope and maintenance easement to the HOA so that
the HOA can maintain these slopes if the property owners fail to do so in a satisfactory
manner. Details onthe level of maintenance shall be provided in the draft CC &R's and
reviewed and approved by the Community Development Director.
Water, Sewer, Solid Waste & Utilities:
30. The subdivider's engineershall submitwater demand and wastewater generation
calculations so that the City can make a determination as to the adequacy of the supporting
infrastructure. If it is discovered that an off -site deficiency exists, the owner will be
required to mitigate the deficiency as a part of the overallproject.
31. Water meters shall be grouped in manifold pairs wherever possible, to the satisfaction of
the Utilities Engineer.
32. The water mains, sewer mains, and sewer force mains when attached or included with a
bridge, shall be sleeved andencased within the bridge structureorlocated above the lowest
point so as to protect the pipelines from the high water flow.
33. Sewer backwater valvesmay be required onsome lots. The subdivider's engineer shall
apply the City's criteria to the design to determine which lots will need backwatervalves on
the sewer laterals, per City and UPC standards.
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34. In areas where the pressure in the water system exceeds 80 psi, the service line shall include
a pressure regulator downstream of the watermeter, where the water service entersthe
building.
35. The sewer and water mains should be located approximately 6 feet on either side of the
street centerline. All 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 PublicWorks Director and Utilities Engineer.
36. The subdivisionlayout and preliminary utility plansshall includeprovisions for irrigating
common areas, parks, detention basins, and other large landscape areas with recycled
water. Appropriately sized reclaimed water mainsshall be designed and constructed from
the City's trunk systemto these irrigation areas. If other useareas exist beyond the
proposed subdivision, the mains shall be appropriately sized to provide for future useareas
and extended to the boundary of the tract. If reclaimed water is not available at the time
the recycled water is needed, the systemshall be designed and constructed to reclaimed
water standards, and temporarily connected to the City's potable water system in the area
of the anticipated connection to the reclaimed water system.
37. Prior tohearingbefore the Architectural Review Commission (ARC), the applicant shall
add additional detail to the plans adequate to show the locations of all red curbs, fire
hydrants, water meters, backflow preventers, solid waste storage areas (for the detached
lots), the solid waste collection vehicle's ability to safely maneuver and access containers
on the private roads in the PD portion of the development), to the satisfaction of the
Utilities Department. Said details shall also indicate appropriate screening for backflow
preventers, and shall clearly indicate anyrequested deviations from City standards.
38. Prior to hearing before the ARC, the applicant shall provide a landscape and irrigation plan
that indicates how any parkway areas associated with detached and /ormeandering
sidewalks can be irrigated efficiently without overspray, incompliance with Chapter 13.20
of the Municipal Code, to the satisfaction of the Utilities Department. Parkways shall be a
minimum of 6 -feet in width to allow the planting of street trees.
39. Recycledwater will be required to be used throughout the development to the maximum
extent feasible. Recycled water use areas will include any landscape or turf areas that are
under common ownership or control, and for which the maintenance will be bycontract.
40. Prior to hearingbefore the ARC, the applicant shall provide detailed plans adequate to
show the width, grade, structural cross - section and turning radii of all fire access roads and
connections with public or private roads within the subdivision and within the 71 -acre open
space lot are suitable for travel by City fire trucks,
Grading & Drainage:
41. The final grading plan shall include provisions to comply with the soils engineer's
recommendations, includingmitigating cut slopes, debris flows uphill of the lots and truck
ATTACHMENT 3
ARC1 - 27
ResolutionNo. 10514 (2014 Series)
Page 13
access. The soils engineershall supervise allgrading operations and certify the stability of
the slopes prior to acceptance of the tract and /or issuance of building permits.
42. Clearing of any portion of the existing creekand drainage channels, including any required
tree removals, and any necessary erosionrepairs shall be to done the satisfaction of the
Public Works Director, Corp. of Engineers and the Dept. of Fish & Game. Certain trees
may require safety pruning by a certified Arborist as determinedby the City Arborist.
43. The developer of VTM #2428 shallbegin grading operationsrelated to site preparation and
infrastructure construction near the westerly edge of the property in order to reduce the
potential for short term impacts of "herding" rodents and othersmall animals toward the
adjacent mobile home park.
44. Any required grading for storm flow collection features behindLots 19 -57 shall be done to
the satisfaction of the Natural Resources Manager, Fire Dept. and Public Works Director.
45. All driveways shall comply with City Engineering Standards #2130 and #2140 for down -
sloping and U- slopingdriveways.
46. With regard to down - sloping andup- sloping driveways, common driveways shall be
considered throughout the subdivision at the time of review by the Architectural Review
Commission, particularly for Lots 30/31, 32/33, 37/38, 39/40, 41/42, 44/45, 50/51, 52/53,
54/55 & 56/57, such that driveway slopes do not exceed 20 %.
47. The final pad grading and certification shall be in accordance with the approved plans,
grading ordinance, and final soils engineer recommendations. The public improvement
plans shall be reviewed by the project soilsengineer. The soils engineer shall provide
writtennotification to the city indicating that the plans have been reviewed and are in
general conformance with the report recommendations.
48. The soils engineershall submit updated grading recommendations in compliance with the
mostcurrent version of the California Building Code to the satisfaction of the City
Engineer and Building Official.
49. Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all
graded padsand for in -situsoils on natural lots where deemed necessary by the City
Engineer or Building Official.
50. Final pad certifications shall include the certification of pad construction and elevations.
Thesoilsengineer shall certify all grading prior to acceptance of the public improvements
and /or prior to building permit issuance. The certification shall indicate that the graded
pads are suitable for their intended use.
51. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches,
drainage collection devices, and drainage piping may be required. The public improvement
plans and final map shall reflect any additional improvements and easements necessary for
slope protection and maintenance.
ATTACHMENT 3
ARC1 - 28
Resolution No. 10514 (2014 Series)
Page 14
52. Downstream and /or offsite drainage improvements shall be completed to the satisfaction of
the cityprior to commencing with public improvements or subdivision grading. If off -site
improvements are not complete, a phasing plan and on -site detention may be required.
53. The width of all public or private drainage easements shall be approved to the satisfaction
of the City Engineer. Drainage easements requiring subsurface piping systems shall not be
less than 15' in width. Surfacedrainage improvements located along the westerly and
southerly tract boundaries shall be located in easements not less than 10' in width.
54. The interceptor drainage ditch located along Lots 75 — 80 shall be constructed with an
approved outletto the existing drainagechannels or to an approved off -site drainage
easement.
55. The new section of pedestrian/bike path proposed on Lot 178 shall be located upslope of
the HOA- maintainedinterceptor ditch unless otherwise approved by the City Engineer and
Natural Resource Manager.
56. The interceptor ditch shall be designed to accommodate any improved or diverted runoff
from the existingor proposed trail improvements.
57. The public improvement plans and final drainage report shall include additional analysis of
the runoff from the existing and proposed trails or access roads. The proposed interceptor
ditch shall be extended to protect Lots 52 — 57 if necessary.
58. The abandoned access road crossing Lots 44 — 51 shall be likewise evaluated. The road
drainage shall be clearly defined and drainage improvements and easements shall be
provided if necessary. The roadmay be re- graded to eliminate any cross lot drainage if
applicable.
59. The presence of springs within the development area has been identified by the soils
engineer as one of the primary geotechnical concerns. All areas of known or observed
seeps and springs shall be specifically addressed by the soils engineer. General
recommendations shall be provided for all lot areas, roadways, and for the installation of
utilities.
60. Drainage systems designedto collect springwater or other sub - surface waters shall be
directed to the natural drainage channels to the maximum extentfeasible. Subsurface
drainages shall not be directed to the surface of the public streets unless otherwise
approved by the City Engineer.
61. Utility trenches shall be protected with trench dams based on recommendationsby the soils
engineer. Trenches to individual Lots shall be likewise protected to avoid the collection
and deposition of sub - surface drainage to under -floor or under -slab areas. Relief drains
shall outlet to a location approved by the City Engineer.
ATTACHMENT 3
ARC1 - 29
ResolutionNo. 10514 (2014 Series)
Page 15
62. If nuisance spring water is expected or encountered with the subdivision improvements
and /or home construction, a separate French drain system may be required with storm drain
extensions to individual lotsor areas of concern.
Homeowners' Association:
63. The subdivider shall submit CC &R's with the FinalMap that establishes a Homeowner's
Association (HOA). The HOA shall provide for maintenance of all common area drainage
channels, on -site and /or sub - regional drainage basins and conveyance improvements, and
the trail network (except for Lot 178). The HOA shall also annually maintain a 30' wide
wildland fuel reduction zone along all open space lots abutting developments within the
MASP. TheCC &R's shall be approved by the CityAttorney prior to recordation of the
Final Map, or any phase thereof.
64. The HOA shall own and maintain all that portion of the lots designated as "Open Space" or
Wetlands Mitigation" (except forLot 178, which is proposed for donation to the City).
Those open space areas thataccommodate trails intended for public use shall be maintained
by the HOAfor public access. Maintenance responsibilities shall also include maintenance
of any cut or fill slopes required to make theswale and berm. The storm drainage system
andthe sewer lines within private streets shall be privately owned and maintained by the
HOA (to be included in CC& R's).
65. The HOA shall be responsible for maintaining any required red curbing and fire lane
signage approved within the subdivision.
66. Subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved
by the CityAttorney and Community Development Director prior to final map approval.
CC &R's shall contain the following provisions that pertain to all lots:
a. Creation of an HOA or annexation into an existing HOA.
b. No parking except in approved, designated spaces.
c. No change in city- requiredprovisions of the CC &R's withoutprior City Council
approval.
d. Provision for all of the maintenance responsibilitiesoutlinedin various conditions
herein.
e. Provision for common driveway use, access, and maintenance for those lots with
shared access.
f. The HOA shall be responsible for maintenance of the drainage swale running along and
behind Lots 19 -57 (i.e. all lots backing onto the 71 -acre open space lot), as depicted on
sheet 2 of the VestingTentativeMap.
g. Drainage swales along the west and south tract boundaries shall be maintained,
repaired and /or replaced by individual lot owners in such a way as to allow clear and
ATTACHMENT 3
ARC1 - 30
ResolutionNo. 10514 (2014 Series)
Page 16
unobstructed stormwater flows. No storage, alterations, construction and /or
landscaping may be permittedinor around these swales in a manner that interferes with
accessibility to, the design, and function of the overall tract storm drainagesystem. In
the event that individual lot owners do not properly maintain, repair and /or replace the
drainage improvements, the HOA shall havethe right under the CC &R's to enter said
lot owner's property, effect such maintenance, repair and /or replacement, and bill said
owner for costs related thereto. In the event HOA is unwilling orunable tomanage the
storm system within the any portion of the tract (including the PD Zone as noted
below), the City shall have the right to enter said property and maintain, make repairs
and /or replace storm drainage system featuresand bill the HOAfor said work. HOA
and City access will be established through storm drainage easements recorded with the
final map. Fencing designs shall not interfere with the functionality of the swales. The
locations and designs of the project fencing shall be to the review and approval of the
Architectural Review Commission along with their review of other project
development plans.
67. With respect to that portion of the subdivision within thePD Zone (Lots 86 -177), the
CC &Rs shall contain the following provisions, in addition to the above:
a. Creation of a homeowners' association toenforce the CC &Rs and provide for
professional, perpetual maintenance of all common areas including privatedriveways,
drainage swales and storm drainage improvements, on -sitesewer facilities, parking lot
areas, walls and fences, lighting, and landscaping lying outside of private building
footprints and patios.
b. Grant to the City the right tomaintain common areas if the homeowners' association
fails to perform, and to assess the homeowners' association for expenses incurred, and
the right of the City to inspect the site at mutually agreed times to assure conditions of
CC &R's and final map are being met.
c. No parking except in approved, designated spaces.
d. Grantto the city the right to tow away vehicles on a complaint basis which are parked
in unauthorized places.
e. No outdoor storage of boats, campers, motor homes, or trailersnorlong -term storage of
inoperablevehicles.
f. No outdoor storage by individual units except in designated storage areas.
g. No change inCity- required provisions of the CC &Rs withoutprior City Council
approval.
h. Homeowners' association shall file with the City Clerk the names andaddresses of all
officers of the homeowners' association within 15 days of any change in officers of the
association.
ATTACHMENT 3
ARC1 - 31
Resolution No. 10514 (2014 Series)
Page 17
i. Provision of appropriate "no parking" signsand red - curbing along interior roadways as
requiredby the City FireDepartment.
j. CC &R's shall not prohibit location of solar clothes dryingfacilities in private yards
which are substantially screened fromview.
k. All garages must be available for parking a vehicle at all times, to be enforced by the
homeownersassociation and the City.
1. No change in City- required provisions for trash collection withoutprior approval by the
Community Development Director.
Paths /Open Space
68. The multi -use paths should be 12 feet in width as called for in the Specific Plan, however
the Natural Resource Manager and Public Works Director may approve a narrower path in
locations that will be used by pedestrians only or where environmentalconditionswarrant a
narrower path based on consideration of in -the -field found conditions.
69. Final design (including materials, location, width, bridging and lighting) of pathwaysshall
be reviewed and approved by the Natural Resources Manager and Public Works Director.
70. Class I path crossings at "N" St. should be perpendicular to the street. A cross section
should be developed toshow transition of path up to the roadway crossing. A raised
table -top design with decorativepavement, choke - downs, and signage shall be provided
and crossing shall be designed to direct pedestrians to cross the roadway in a direct
perpendicular manner.
71. Pathway extending from Open Space lot to "N" St. should be shownto cross "N" St, to "D"
St. as indicatedby MASP. Approved fencing or railing shall be installed at locations
approved by the City to discourage pedestrians from using unapproved routes to access the
open space.
72. A Class I trail system shall be provided from Street "S" through Lot 84 providing a physical
connection to the terminus of CalleJazmin.
73. The mid -block crossing of "S" Street shall be eliminated due toits close proximity to Calle
Malva.
74. The proposed bridge crossings shall provide an accessiblepath -of- travel in accordance with
the current codes.
75. Subject to approval by the City, the subdivider shall grant the 71 -acre open space Lot 178
in fee to the City prior to or concurrent with the first phase of final map recordation. If the
grant deed is deferredto a future phase by mutual consent of the City and subdivider, then
prior to or concurrent with the first phase of final map recordation, the subdivider shall
re -offer the conservation easement over Lot 178 and said offer shall be signed by all
current owners of record and beneficiaries on Deeds of Trusts.
ATTACHMENT 3
ARC1 - 32
ResolutionNo. 10514 (2014 Series)
Page 18
Air Quality:
76. All activities associated with construction and operation for the subdivision mapshall comply
at all times with all current APCD Rules and Regulations as applicable, including but not
limited to PM -10, NOx emissions, Naturally Occurring Asbestos, Best Available Control
Technologies, construction activity management plans, and phasingtechniques.
Housing Programs:
77. Lots 171 -175 of the "condominium" lots on the revised map, to be reserved for the
development of 26 affordable housing units, shall be dedicated to the Housing Authority prior
to, or in conjunction with, recording the second phase of TentativeTract 2428. Lots 176 &
177 are reserved for development of six (6) "open market" -rate condominium units.
Improvement plans for Tract 2428 shall include complete access and infrastructure (roads,
water, sewer, and utilities) to serve the Housing Authority site. Additional affordable housing
requirements will be required if the average residential unit size of the entire Tentative Tract
2428 exceeds 2,000 square feet as per Table 2A of the City Housing Element.
Planning Requirements:
78. Bulb outs at "T" intersections need to be added to the straight leg "crossing the `T "' and
elongated such that pedestrian crossings are at 90 degrees to the opposing bulb out
transitions for the intersecting street leg.
79. City Standard driveway approaches shall be provided at alley private access points to public
streets to and provide adequate line of sight where red curbing would otherwise be needed.
80. All lighting within the subdivision shall comply with the lighting standards contained in the
San Luis Obispo Community DesignGuidelines and as further stipulated in the Mitigation
Measures listed above.
81. Guest parking spaces shall be designed so motorists can enter and exit the public street in a
forward motion, in no morethan 2 movements.
82. In order to be consistent with the requirements of the Margarita AreaSpecific Plan and
County Airport Land Use Plan, the property owner shall grant an avigation easement for
the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo
and the San Luis Obispo County Airport via an avigation easement document prior to the
recordation of the final map.
83. In the event archaeological resources are discovered in conjunction with a construction
project, all activities shall cease and the Community Development Department shall be
notified so that the procedures required by state law may be applied.
84. New development shall implement all feasible measures to minimize the use of conventional
energy for space heating and cooling, water heating and illumination by means of proper
design and orientation, including the provision and protection of solarexposure.
ATTACHMENT 3
ARC1 - 33
ResolutionNo. 10514 (2014 Series)
Page 19
85. Pursuant to Government Code Section 66474.9(b), the subdivider shalldefend, indemnify
and hold harmless the City and /or its agents, officers and employees from any claim, action
or proceeding against the City and /orits agents, officers or employees to attack, set aside,
void orannul, the approval by the City of this subdivision, and all actions relating thereto,
including but not limited to environmental review. The City shall promptly notify the
subdivider of any claim, action, or proceeding.
86. Proposed hillside Lots 19 -57, which back up to the large open space parcel, are hereby
designated sensitive sitesand must comply with the Community DesignGuidelines for
hillside development. Individual lot development shall be subject to the review and
approval of the Architectural Review Commission (ARC). Planning staff may makethe
determination upon submittal of complete plans if the minor or incidental architectural
review process is appropriate.
87. Proposed hillside Lots 19 -57are located within a wildland /urban interface area and shall
comply with all applicable local and state fire code requirements, subject to the approval of
the Fire Marshal. A final fire management plan outlining fuel minimization and maintenance
proposals shall be submitted along with subdivision improvement plans to the approval of the
Natural Resources Manager and the Fire Department.
88. Where the finished pad elevation for a lot along the westerly and southerly boundary of this
subdivision is four ormorefeet higher than the highest pad elevation of the lots adjacentto
it within the Chumash Mobile Home Park, El Camino Estates, or approved TM 2353,
development of said higher lot within VTM 2428 shall be limited to a single story
structure. In no instance shall rear yard setbacks for lots adjoining existing Chumash Village
Mobile HomePark, El Camino Estates or approved TM 42353 be less than 20 feet.
89. Except as required above, the following additionalconditions of approval relate to requested
exceptions tostandard City requirements and will apply only within the area rezoned for
PD" Planned DevelopmentOverlay:
a. Public street side yard setbacks shall be no less than 10 feet to theresidence from edge of
right -of -way andno less than 20 feet to the garage that has access to the public street.
b. Street -sidesetbacks on private streets shall be no less than 5 feet tothe residence and no
less than 20 feetto the garage from the centerline of the private street for Lots 117 through
137; for all otherlots, no less than 15 feet from garages to the centerline of the private
street and no less than 5 feet for all other non - street fronting sideand rear yard setbacks.
c. Lot coverage by structures shall be no more than 75% of total net lot area, excluding
garages and carports, patios, decks and roof overhangs.
d. Upper floor setbacks from property lines need not be more than as required for the ground
floor portion of the structure.
e. All patio areas exterior to the residence may not exceed an aggregate total area of 500
square feet.
ATTACHMENT 3
ARC1 - 34
Resolution No. 10514 (2014 Series)
Page 20
f. No exterior patio fence /wall heights may exceed a maximum height of 42 inches (3 -1/2
feet.)
g. Driveway depths for garages facingprivate streets shall be designed to accommodate a
parking space in front of a garage that prevents the parked vehicle from encroaching into
the travel lane of the common area portion of the drive or street. Variations of design to
meet this performance standard will be subject to approval of the Community
Development Director and final plans shall be reviewed and approved by the ARC.
h. In no event will a floor plan for a lot be allowed that provides more bedrooms than
allowed by the MASPfor the size of the lot. (Ref. Section 2.2.2 of the MASP.)
90. Notice of theonset of clearing orgrading activities (orother activities likely to cause dust,
noise or animal movements) shall be given to all owners and occupants of residential or
commercial properties within 100 feet of such activity and all residents and owners within the
Chumash Village Mobile Home Park. Such notice shall inform neighbors at least two weeks
prior to commencement of activities such as clearing orgrading which may result in dust,
noise, or animal movements, that such activity is aboutto take place and advising that certain
precautions may be taken to reduce or minimize any effects there from.
91. Prior to review by the Architectural Review Commission, the applicant shall providespecific
scaled illustrations showing precise dimensions, area and locations of both private and
common open space together with complete tabulationsdemonstratingcompliance with open
space requirements of Section 16.17.030. B. of the City Subdivision Ordinance.
92. Prior to review by the Architectural Review Commission, the applicant shall provide
tabulations of and specific scaled site plans showing precise dimensions for all guest parking
facilities within the single - family portion of the Planned Development component. Without
unduly adding hardscape to the site, the amount of guest parking spaces shall be maximized to
prevent overspill onto adjacent public streets and more closely meetexpected demand.
93. Within the affordable housing component of the project, parking spaces shall be provided that
are nearby and convenient to all units.
94. All fireplaces within the development shall be gas- supplied, rather than wood - burning.
95. To assure more functional and safe access along the minimum 24 -footwide private drive
leading from "S" Street to the affordable housing component, all lots with frontages along
thisprivate drive (Lots 159 & 160, and 165 -170) shall be designed with side - loaded
garages so that vehicles are not directly backing out into the private drive.
Code Requirements:
L Traffic impact feesand water and wastewater impact fees shall be paid as a condition of
issuance of building permits.
2. Appropriate backflow prevention will be necessary onany connection to the City water
system if the property includes an active well.
ATTACHMENT 3
ARC1 - 35
Resolution No. 10514 (2014 Series)
Page 21
3. EPA Requirement: General Construction Activity StormWaterPermits are required for all
stormwater 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 mustsubmit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
the State Water Board.
4. The subdivision design shall comply with the City's grading ordinance.
5. Street trees shall be planted along the private street per City Standards (the number of trees
is determinedby one tree per 35 linear feet of street frontage).
6. All boundary monuments, lot corners and centerlineintersections, BC's, EC's, etc., shall be
tied to the City's Horizontal ControlNetwork. At least two control points shall be usedand
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. An electronic file
containing the appropriate data compatible with AutoCAD (Digital Interchange Format,
DXF) for Geographic Information System (GIS) purposes, shall be submitted to the City
Engineer.
7. Access shall be in accordance with Article 9 of the California Fire Code (CFC). Access roads
shall have an unobstructed width of not less than20 feet and an unobstructed vertical
clearance of 13' 6 ". Access roads shall be designed and maintained to support the imposed
loads of a 60,000 pound fire apparatusand shall be provided with a surface so as to provide
all- weather driving capabilities. All cul -de -sacs shall be minimum 40 foot radius.
8. Approved address numbers shall be placed on allnew buildings in such a position to be
plainly visible and legible from thestreet fronting the property. Numbers shall be a minimum
of 5" high x ' /z" stroke and be on a contrastingbackground. [UFC 901.4.4]
9. Water Supplies and fire hydrants shall be provided in accordance with applicable articles of
the CFC. An approvedwater supply capable of providing the required fire flow for fire
protection is required. The fire flow shall be determinedusing applicable Appendices of the
CFC.
10. Fire protection systems shall be installed in accordance with the CFC and the California
Building Code. An approved NFPA system will be required for this project.
11. Fire hydrants shall be spaced per SLO -FD Guidelines (placement with Fire Department
approval) and shall be capable of supplying the required fire -flows.
ATTACHMENT 3
ARC1 - 36
Resolution No. 10514 (2014 Series)
Page 22
Upon motion of CouncilMember Ashbaugh, seconded by ViceMayor Christianson, and
on the followingroll call vote:
AYES: Council Members Ashbaugh and Carpenter, Vice Mayor Christianson,
and Mayor Marx
NOES: None
ABSENT: None
ABSTAIN: Council MemberSmith
The foregoing resolution was adopted this 15th day of April 2014.
ATTEST:
L
atliony Me
City Clerk Y-
APPROVED AS TO FORM:
Christine Dictnck
CityAttorney
r' 1
Mayor Jtp arx
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15
m
16
.
5
m
27
.
5
m
45
%
5,
0
0
0
s
f
5
0
f
t
5
5
f
t
90
f
t
45
%
42
0
m
2
14
m
15
m
24
m
50
%
4,
5
0
0
s
f
45
f
t
5
0
f
t
80
f
t
50
%
Fr
o
n
t
S
e
t
b
a
c
k
H
o
u
s
e
G
a
r
a
g
e
,
c
a
r
p
o
r
t
(
A
)
F
r
o
n
t
P
o
r
c
h
4.
5
m
6
m
3
m
15
f
t
20
f
t
10
f
t
4.
5
m
1
5
f
t
Do
e
s
n
o
t
a
p
p
l
y
.
3
m
1
0
f
t
4.
5
m
1
5
f
t
Do
e
s
n
o
t
a
p
p
l
y
.
3
m
1
0
f
t
Re
a
r
S
e
t
b
a
c
k
(
B
,
C
)
H
o
u
s
e
G
a
r
a
g
e
,
c
a
r
p
o
r
t
6
m
1.
5
m
20
f
t
5
f
t
6
m
2
0
f
t
1.
5
m
5
f
t
(f
r
o
m
a
l
l
e
y
)
4.
5
m
1
5
f
t
1
m
3
f
t
Si
d
e
S
e
t
b
a
c
k
(
B
)
F
i
r
s
t
s
t
o
r
y
S
e
c
o
n
d
s
t
o
r
y
S
t
r
e
e
t
(
c
o
r
n
e
r
l
o
t
)
G
a
r
a
g
e
,
c
a
r
p
o
r
t
1.
5
m
3
m
3
m
1.
5
m
5
f
t
10
f
t
10
f
t
5
f
t
dr
i
v
e
w
a
y
s
i
d
e
3
.
5
m
1
2
f
t
1.
5
m
5
f
t
3
m
1
0
f
t
3
m
1
0
f
t
1
m
3
f
t
1.
5
m
5
f
t
3
m
1
0
f
t
3
m
1
0
f
t
(D
)
1
m
3
f
t
A
-
G
a
r
a
g
e
o
r
c
a
r
p
o
r
t
(
a
t
t
a
c
h
e
d
o
r
d
e
t
a
c
h
e
d
)
m
u
s
t
b
e
s
e
t
b
a
c
k
a
t
l
e
a
s
t
1
.
5
m
(
5
f
t
)
f
r
o
m
f
r
o
n
t
o
f
h
o
u
s
e
.
B
-
A
n
y
o
c
c
u
p
i
e
d
s
t
r
u
c
t
u
r
e
o
r
a
n
y
s
t
r
u
c
t
u
r
e
o
v
e
r
4
m
(
1
3
f
t
)
t
a
ll
m
u
s
t
b
e
s
e
t
b
a
c
k
a
t
l
e
a
s
t
6
m
(
2
0
f
t
)
f
r
o
m
p
r
o
p
e
r
t
y
l
i
n
e
s
o
f
l
o
t
s
i
n
E
l
C
a
m
i
n
o
E
s
t
a
t
e
s
(
T
r
a
c
t
4
0
0
)
.
C
-
C
o
m
b
u
s
t
i
b
l
e
s
t
r
u
c
t
u
r
e
s
,
f
e
n
c
e
s
,
a
n
d
no
n
-
n
a
t
i
v
e
v
e
g
e
t
a
t
i
o
n
s
h
a
l
l
b
e
s
e
t
b
a
c
k
6
m
(
2
0
f
t
)
f
r
o
m
t
h
e
h
i
l
l
s
o
p
e
n
s
p
a
c
e
.
D
-
O
n
a
n
a
l
l
e
y
,
a
g
a
r
a
g
e
n
o
t
m
o
r
e
t
h
a
n
4
m
(
1
3
f
t
)
t
a
l
l
m
a
y
h
a
v
e
a
c
o
m
m
o
n
w
a
l
l
w
i
t
h
t
h
e
n
e
i
g
h
b
o
r
i
n
g
g
a
r
a
g
e
.
E
-
T
a
b
l
e
2
s
t
a
n
d
a
r
d
s
a
l
s
o
a
p
p
l
y
t
o
s
i
n
g
l
e
-
f
a
m
il
y
d
e
t
a
c
h
e
d
u
n
i
t
s
i
n
t
h
e
M
D
R
z
o
n
i
n
g
d
i
s
t
r
i
c
t
.
ATTACHMENT 4
ARC1 - 38
De
v
e
l
o
p
m
e
n
t
S
t
a
n
d
a
r
d
s
Ma
r
g
a
r
i
t
a
A
r
e
a
S
p
e
c
i
f
i
c
P
l
a
n
18
Ta
b
l
e
3
-
A
:
M
e
d
i
u
m
D
e
n
s
i
t
y
R
e
s
i
d
e
n
t
i
a
l
B
u
i
l
d
i
n
g
S
t
a
n
d
a
r
d
s
EX
A
M
P
L
E
S
Th
e
s
e
s
k
e
t
c
h
e
s
s
h
o
w
s
o
m
e
b
a
s
i
c
l
o
t
la
y
o
u
t
s
t
h
a
t
w
o
u
l
d
f
o
l
l
o
w
f
r
o
m
t
h
e
st
a
n
d
a
r
d
s
.
N
o
t
a
l
l
f
e
a
t
u
r
e
s
s
h
o
w
n
i
n
th
e
s
k
e
t
c
h
e
s
a
r
e
s
t
a
n
d
a
r
d
s
.
N
o
t
a
l
l
fe
a
t
u
r
e
s
a
r
e
s
h
o
w
n
i
n
e
a
c
h
l
a
y
o
u
t
.
PU
B
L
I
C
S
T
R
E
E
T
AL
L
E
Y
ST
A
N
D
A
R
D
S
AL
L
E
Y
A
C
C
E
S
S
Mi
n
i
m
u
m
s
,
u
n
l
e
s
s
n
o
t
e
d
o
t
h
e
r
w
i
s
e
.
DE
T
A
C
H
E
D
-
Z
E
R
O
L
O
T
L
I
N
E
AT
T
A
C
H
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D
o
r
D
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T
A
C
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D
(a
t
t
a
c
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d
m
a
y
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n
c
l
u
d
e
p
a
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r
s
o
f
d
w
e
l
l
i
n
g
s
o
n
a
d
j
a
c
e
n
t
lo
t
s
)
Fr
o
n
t
S
e
t
b
a
c
k
:
D
w
e
l
l
i
n
g
F
r
o
n
t
P
o
r
c
h
4.
5
m
1
5
f
t
3
m
1
0
f
t
4
.
5
m
1
5
f
t
3
m
1
0
f
t
Re
a
r
S
e
t
b
a
c
k
:
D
w
e
l
l
i
n
g
P
a
r
k
i
n
g
6
m
2
0
f
t
1
m
3
f
t
6
m
2
0
f
t
1
m
3
f
t
Si
d
e
S
e
t
b
a
c
k
(
A
)
N
e
i
g
h
b
o
r
i
n
g
l
o
t
S
t
r
e
e
t
(
c
o
r
n
e
r
l
o
t
)
0
(
a
t
l
o
t
l
i
n
e
)
o
r
a
s
p
r
o
v
i
d
e
d
i
n
Z
o
n
i
n
g
Re
g
u
l
a
t
i
o
n
s
R
-
2
z
o
n
e
3
m
1
0
f
t
0
(
a
t
t
a
c
h
e
d
)
o
r
a
s
p
r
o
v
i
d
e
d
i
n
Z
o
n
i
n
g
Re
g
u
l
a
t
i
o
n
s
R
-
2
z
o
n
e
3
m
1
0
f
t
A
-
S
i
d
e
s
e
t
b
a
c
k
a
p
p
l
i
e
s
t
o
d
w
e
l
l
i
n
g
a
n
d
c
o
v
e
r
e
d
p
a
r
k
i
n
g
.
Wh
e
r
e
a
b
u
i
l
d
i
n
g
w
a
l
l
i
s
l
o
c
a
t
e
d
o
n
a
l
o
t
l
i
n
e
,
t
h
e
r
e
s
h
a
l
l
b
e
an
e
a
s
e
m
e
n
t
a
t
l
e
a
s
t
1
.
5
-
m
e
t
e
r
s
(
5
-
f
e
e
t
)
w
i
d
e
o
n
t
h
e
n
e
i
g
h
b
o
r
i
n
g
l
o
t
f
o
r
a
c
c
e
s
s
t
o
m
a
i
n
ta
i
n
t
h
e
b
u
i
l
d
i
n
g
w
a
l
l
.
B
–
R
e
c
i
p
r
o
c
a
l
y
a
r
d
e
a
s
e
m
e
n
t
s
a
r
e
a
l
l
o
w
e
d
a
s
a
n
a
l
t
e
r
n
a
t
i
v
e
.
ATTACHMENT 4
ARC1 - 39
Ma
r
g
a
r
i
t
a
A
r
e
a
S
p
e
c
i
f
i
c
P
l
a
n
De
v
e
l
o
p
m
e
n
t
S
t
a
n
d
a
r
d
s
19
Ta
b
l
e
3
-
B
:
Me
d
i
u
m
D
e
n
s
i
t
y
R
e
s
i
d
e
n
t
i
a
l
B
u
i
l
d
i
n
g
S
t
a
n
d
a
r
d
s
EX
A
M
P
L
E
S
Th
e
s
e
s
k
e
t
c
h
e
s
s
h
o
w
s
o
m
e
b
a
s
i
c
l
o
t
l
a
y
o
u
t
s
t
h
a
t
wo
u
l
d
f
o
l
l
o
w
f
r
o
m
t
h
e
s
t
an
d
a
r
d
s
.
N
o
t
a
l
l
f
e
a
t
u
r
e
s
sh
o
w
n
i
n
t
h
e
s
k
e
t
c
h
e
s
a
r
e
s
t
a
n
d
a
r
d
s
.
*F
o
r
I
l
l
u
s
t
r
a
t
i
v
e
P
u
r
p
o
s
e
s
O
n
l
y
ST
A
N
D
A
R
D
S
Mi
n
i
m
u
m
s
,
u
n
l
e
s
s
n
o
t
e
d
o
t
h
e
r
w
i
s
e
.
NO
A
L
L
E
Y
A
C
C
E
S
S
Fr
o
n
t
S
e
t
b
a
c
k
:
D
w
e
l
l
i
n
g
F
r
o
n
t
P
o
r
c
h
4.
5
m
1
5
f
t
3
m
1
0
f
t
Re
a
r
S
e
t
b
a
c
k
:
F
i
r
s
t
o
r
s
e
c
o
n
d
s
t
o
r
y
6
m
2
0
f
t
Si
d
e
S
e
t
b
a
c
k
(
A
)
:
N
e
i
g
h
b
o
r
i
n
g
l
o
t
S
t
r
e
e
t
(
c
o
r
n
e
r
l
o
t
)
as
p
r
o
v
i
d
e
d
i
n
R
-
2
z
o
n
e
4.
5
m
1
5
f
t
A
-
S
i
d
e
s
e
t
b
a
c
k
a
p
p
l
i
e
s
t
o
s
t
r
u
c
t
u
r
e
s
,
i
n
c
l
u
d
i
n
g
c
o
v
e
r
e
d
p
a
r
k
i
n
g
.
ATTACHMENT 4
ARC1 - 40