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Home My WebLink About08/01/2006, PH 3 - TENTATIVE TRACT MAP TO CREATE SIX AIRSPACE RESIDENTIAL CONDOMINIUMS (499 NORTH CHORRO STREET, TR/ER council Meeting Dix V, f j ac Enda RepoDRt Number CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Director Prepared By: Tyler Corey, Associate Planner SUBJECT: TENTATIVE TRACT MAP TO CREATE SIX AIRSPACE RESIDENTIAL CONDOMINIUMS (499 NORTH CHORRO STREET, TR/ER 207-05). CAO RECOMMENDATION As recommended by the Planning Commission, adopt Draft Resolution "A", approving a Mitigated Negative Declaration of environmental impact and tentative tract map to create six airspace residential condominiums located at 499 North Chorro Street (TR/ER 207-05). DISCUSSION Data.Summary Address: 499 North Chorro Street Applicant; Bella Vista SLO, LLC Representative: Truitt Vance Zoning: R-4 (High-Density Residential), General Plan: High-Density Residential Environmental Status: A Mitigated Negative Declaration was recommended by the Deputy Director of Community Development on June 13, 2006 (ER 207-05). Situation The City has received an application for a tentative tract map and environmental review to create six airspace residential condominiums on a 14,625 square-foot site located on the corner of Ferrini Road and North Chorro Street in the High-Density Residential (R-4) zone. According to the City's Subdivision Regulations, the Council approves or denies condominium projects with five or more units after considering a Planning Commission recommendation. On June 5, 2006, the Architectural Review Commission (ARC) granted final approval to the project's site layout and architectural design and found the project consistent with the General Plan, Zoning Regulations and Community Design Guidelines (Attachment 3). No exceptions to the City's development standards for the R-4 zoning district were requested or granted. On June 28, 2006, the Planning Commission unanimously recommended approval of the tentative tract map and environmental document to the City Council (Attachments 4). As evident by this application as well as other recently approved small attached residential condominium projects, the ability for property owners and developers to receive reasonably affordable insurance rates for attached condominiums appears to have improved with recent State legislation. Council Agenda Report—TR/ER 207-05 August 1,2006 Page 2 Site Description The irregular shaped site consists of approximately 14,625 square feet of land located on the corner of Ferrini Road and North Chorro Street near Highland Drive. The site is moderately sloping from north to south with an average slope of approximately 9%. The site is developed with a single-family residence, parking, landscaping and various other site improvements. The surrounding area is residential in character and developed with apartment and, condominium units. Zoning surrounding the site is shown in the attached vicinity map (Attachment 1). P%iect Description The proposed project includes the request for the following entitlements: 1. Tentative tract map for the creation of six airspace residential condominiums (Tract 2807) 2. Environmental Review The project includes the demolition of an existing single-family residence and the construction of an attached 6-unit residential condominium project. Three separate unit designs are being proposed: Plan A is approximately 1,336 square feet and includes 2 & 3-bedroom floor plans, 2- car garages, 132 square-foot balconies and private rear yard areas; Plan B is approximately 1,455 square feet and includes 2 &3-bedroom floor plans, 2-car garages and 142 square-foot balconies; Plan C is approximately 1,517 square feet and includes 3-bedrooms, a 2-car garage and a 132 square-foot deck. Other components of the project include a public right-of-way property exchange, site grading and installation of utilities, 15 vehicle parking spaces (12 located within individual garages for occupants of the units and three unenclosed guest parking spaces), one short-term bicycle parking space, and a common outdoor use area with a trellis feature, bench seating and a barbeque along the southerly property line. Planning Commission Action On June 28, 2006, the Planning Commission, on a 6-0 vote (Carter absent) recommended that the City Council approve the Mitigated Negative Declaration and tentative tract map, based on findings and subject to conditions and code requirements (Attachment 4). The Commission was appreciative of the ARC's added conditions to increase landscaping along the North Chorro street frontage and provide for pedestrian connections. Overall, discussion was brief and focused on improvements to site drainage. The Planning Commission staff report and hearing minutes are attached (Attachments 5 &6). General Plan Consistency The attached Planning Commission staff report includes a complete General Plan analysis for the project. The site's High-Density Residential land use designation is designed for attached multi- family developments with compact outdoor spaces. The Planning Commission found the project consistent with the General Plan because the project: Council Agenda Report—TR/ER 207-05 August 1,2006 Page 3 1) Provides 6 attached residential units within a 3-story building 2) Adds to the City's High-Density Residential housing inventory 3) Respects existing site constraints 4) Provides separate paths for vehicles and pedestrians 5) Is consistent with the scale and character of surrounding developments. Conformance with Subdivision Regulations As discussed in further detail in the Planning Commission staff report, the project complies with all of the provisions in the Subdivision Regulations for the development of new residential condominiums. Property Development Standards The project complies with all of the property development standards established for the R-4 zoning district in terms of height, coverage, yards, density and parking. No exceptions are being requested. Public Right-of-Way Exchange As a part of the tentative tract map, the applicant is proposing to grant private property to the City in exchange for the abandonment of a portion of public right-of-way adjacent to the development site. Specifically, the applicant would like to abandon a portion of unimproved public right-of-way along the site's North Chorro street frontage, which would move the property line to the back of sidewalk. In exchange for this abandonment, which is shown on the first page of Attachment 2, the applicant is proposing to dedicate, in fee, an approximate 4-foot wide strip of land along Ferrini Road, which includes existing public improvements. With the proposed property exchange, the City would gain approximately 284 square feet of improved public right- of-way. It should be noted that the proposed property exchange will not impact existing public improvements or circulation routes. The Public Works Department and Planning Commission have reviewed this request and support the proposal. Environmental Review The Initial Study of Environmental Impact does not identify any impacts that are considered significant and unavoidable (Attachment 7). The Planning Commission recommended that the Mitigated Negative Declaration include mitigation measures to reduce the identified impacts to less than significant levels. Areas where mitigation measures are recommended include air quality, geology and soils, and noise. The technical studies conducted for the project are available for review by the City Council and public in the Community Development Department in City Hall, 990 Palm Street. Council Agenda Report—TR/ER 207-05 August 1,2006 Page 4_ . Next Stens Tract maps are approved through a two-step process: first a tentative map, and then a final map. The applicant must satisfactorily complete all conditions of the tentative map before City consideration of the final map. Final maps are brought back to the Council for action on the Consent Calendar. CONCURRENCES This item was distributed to various City departments and comments received have, been included as conditions and code requirements where appropriate. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Accordingly, since the proposed project is consistent with the General Plan, it has a neutral fiscal impact. ALTERNATIVES 1. The Council may approve the project with modified findings and/or conditions. 2. The Council may deny the proposed subdivision, based on findings of inconsistency with the General Plan as specified by the Council. 3. The Council may continue review of the project, if more information is needed. Direction should be given to staff and the applicants. ATTACHMENTS: 1. Vicinity Map 2. Reduced scale project plans 3. ARC approval letter dated June 6, 2006 4. Planning Commission Resolution 5455-06 5. Planning Commission minutes 6. Planning Commission staff report 7. Initial Study of Environmental Impact (ER 207-05) 8. Draft Resolution "A" as recommended by the Planning Commission and staff 9. 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ZZV= ,�,, ,,m, ,,� :a�� Attachmant 2 sa 5 msztica I�,.. a 11 14 is Ili� I e z � I 8^$ I fit I I I t I I j I n c N r ONRrMNION3 3ONVACV �� ; E,tp y+ttf7�F Attachment 2 MM-1= Ilan (soal ave $9 W .7 zozK=wow,.� aa3 21 m , 0 p'0 `nt i I }} I I A j I 4 6 a; m � 0 0 u ++ v v � - za 4111111111111111 Il�lul1l1ll ��ql ,- -- Attachment 3 �1111IIII� 1111Iiis� C17L)l Of SAn WIS OBISPO . 990 Palm Street, San Luis Obispo, CA 93401-3249 June 6, 2006 Truitt Vance Bella Vista SLO, Inc. PO Box 3217 San Luis Obispo, CA 93403 SUBJECT- REVISED - ARC 207-05: 499 N Chorro Street Review of a 6 unit condominium project Dear Mr. Vance: The Architectural Review Commission, at its meeting of June 5, 2006 granted final approval to your project, based on the following findings, and subject to the following conditions, and code requirements: Findings 1. The proposed project will not be detrimental to the health, safety and welfare of persons living or working at the site or in the vicinity because the new residential building will be an aesthetic improvement to the site and surrounding neighborhood and associated site improvements conform to all Zoning Regulation requirements. 2. The project is consistent with General Plan because the six (6) residential units will be `attached" within a 3-story building that includes a common outdoor recreation area along the southerly property line and compact private outdoor balconies, decks and yard areas; the proposed site layout, unit configuration and outdoor use areas have been designed to minimize privacy and overlook impacts for occupants and neighbors of the project; and the height, mass, and density of the project are consistent with high-density residential developments in the surrounding neighborhood. 3. As conditioned, the project is consistent with Chapter 5.4 of the Community Design Guidelines because the unique building design provides for superior architectural quality and materials, incorporates a mixture of the predominant colors and materials found in the surrounding neighborhood, conforms to the site's natural slope with stepped foundations and includes private outdoor living areas (yards, decks) within the building form_. 4. An Initial Study of environmental review is being prepared for the tentative tract map and will be available for review by the Planning Commission and City Council at a later date. 3 -21 OThe City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. Telecommunications Device for the Deaf(805)781-7410. - I ,asc 207-05 - - Attachment 3 Page 2 Conditions 1 The applicant shall construct the project so as to substantially conform to plans submitted to the Community Development Department. Any change to approved design, colors, materials, landscaping or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. If significant archaeological materials are discovered during grading and construction, all construction activities that may damage those materials shall immediately cease. The project sponsor shall then propose specific mitigation based on a qualified archaeologists recommendations. The Community Development Director shall approve, approve with changes, or reject the mitigation proposal (if found incomplete, infeasible, or unlikely to reduce adverse impacts to an acceptable level). If the proposal is approved, the project sponsor shall implement mitigation, to the satisfaction of the Director. 3. The northerly driveway access along North Chorro shall be removed from the project and replaced with a pedestrian walkway connection to the public right-of- way and landscaped from the back of sidewalk to the 15-foot setback line, subject to the approval of the Community Development Director. 4. The landscape planter at the southeast corner of the site adjacent to North Chorro shall be widened to the 15-foot setback line or as necessary to allow for adequate vehicle maneuverability, and a pedestrian walkway connection installed to the public right-of-way, subject to the approval of the Community Development Director. 5. The applicant shall install decorative paving material at each unit's entrance that signifies pedestrian space and breaks-up the expanse of concrete pavers proposed for the driveways,subject to the approval of the Community Development Director. 6. A color and materials board including actual samples to match those depicted on the bottom of the rendering shall be submitted to Planning staff for review and approval prior to the issuance of a building permit. The board shall be stored in the Project file and available for staffs final inspection. 7. Project buildings shall utilize exclusively architectural grade composition roofing, rather than a combination of composition and metal roofing. 8. To improve the appearance of the building, the exterior stucco siding material shall be a smooth troweled hand finished (Santa Barbara finish), subject to the approval of the Community Development Director. 9. Retaining wall details shall be included with plans submitted for a building permit application. Plans shall specify the finish materials and colors for all wall surfaces, subject to the approval of the Community Development Director. J 2 Attachment 3 ARC 207-05 Page 3 10. Plans submitted.for a building permit shall indicate that wall and fence heights within the street yard areas along Ferrini and North Chorro are stepped down to comply with Zoning Regulation standards for height. 11. The applicant shall submit a detailed landscape plan with the building permit application that includes the type, number and species of all proposed plantings and irrigation methods for the project site. The plan shall include two additional species of street trees along with the Jacarandas. The plan shall reflect the required changes to the site design and layout, subject to the approval of the Community Development Director. 12. The demolition of the existing building triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS videotape documenting the internal condition of the pipe to the Utilities Department for approval. 13. The landscape shall be designed for water efficiency in accordance with Chapter 13.20 of the Municipal Code. The landscaping and irrigation system shall be designed to minimize overspray and irrigation runoff. 14. The Condo Owner's Association. Agreement shall contain provisions for the joint ownership, operation, and maintenance responsibilities for the common sewer lateral. 15. Minimum storage area for recycling and trash waste wheelers shall be 26" x 32" per container. 16. CC&R's for the project shall include a .stipulation for a landscape maintenance agreement that provides off site green waste recycling. Cade Requirements The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. 1. The applicant shall satisfy the project's Inclusionary Housing requirement prior to occupancy of the building. 2. Since the proposed project results in additional demand on the City's water supplies, the project must comply with the City's Water Allocation Regulations, which can be found in the Water and Wastewater Element of the City's General Plan. The City currently has water to allocate, and does so on a "first-come, first- served" basis. Water is allocated at the time building permits are issued and the Attachment 3 ARC 207-05 Page 4 Water Impact Fee is paid. Both the Water and the Wastewater Impact Fees are charged on a per residential unit basis, with appropriate credit given for any prior accounts on the property. 3. The gravity sewer in Ferrini Road shall be extended beyond the adjacent parcel to a point where the lateral from the proposed development can tie in without running down the sliver of property along Ferrini Road. 4. By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the recycling of construction waste for projects valued at over $50,000 or demolition of structures over 1000 square feet. The recycling plan shall be submitted to the Building Department with the building plans. The City's Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan. The decision of the Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the City Clerk's office, or on the City's website (www.slocity.org). The fee for filing an appeal is $100.00, and must accompany the appeal.documentation. While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single one-year extension. If you have questions, please contact Tyler Corey at 781-7169. Sincerely, Pamela Ricci, AICP Senior Planner Community Development cc: County of SLO Assessor's Office Truitt Vance 5670 Violeta Avenue Atascadero, CA 93422 Bella Vista SLO, LLC clo Timothy W Riley PO Box 4756 San Luis Obispo, CA 93403 Attachment 4 RESOLUTION NO.5455-06 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A TENATIVE TRACT MAP,AND MITIGATED NEGATIVE DECLARATION FOR PROPERTY LOCATED AT 499 NORTH CHORRO STREET (TR/ER 207-05; TRACT 2807) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 28, 2006, for the purpose of considering TR/ER 207-05, a tentative tract map to create 6 airspace residential condominiums; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the.City of San Luis Obispo regarding the project; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission reviewed and considered the Mitigated Negative Declaration of environmental impact for the project; and WHEREAS, the Planning.Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings in support of the tentative tract map: 1. The design of the tentative tract map is consistent with the General Plan because the project proposes 6 attached residential units within a 3-story building, will incrementally add to the City's, High-Density Residential housing inventory, respects existing site constraints, provides separate paths for vehicles and pedestrians and is consistent with the scale and character of surrounding developments. 2. The site is physically suited for the proposed type of development allowed because it is adjacent to existing street right-of-ways with complete City services. 3. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision since all adjacent properties are accessed independently. � 2� Attachment 4 Planning Commission Resolution#5455-06 TR/ER 207-05 Page 2 4. The design of the tentative tract map and proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because the site does not have any creeks or other potentially significant habitat areas for fish and wildlife, is surrounded by urban development and has already been developed with a single-family residence. 5. A Mitigated Negative Declaration was prepared by the Community Development Department on June 13 2006. The Planning Commission finds and. determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. Section 2. Environmental Review. The Planning Commission does hereby recommend adoption of the proposed Mitigated Negative Declaration with incorporation of the following mitigation measures: Mitigation Measures: Air Quality 1. The following mitigation measures will adequately control dust and minimize potential violations for the project. All of these PM mitigation measures must be included on grading and building plans. In addition, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone of such persons shall be provided to the APCD prior to land use clearance for map recordation and grading. (A)Reduce the amount of the disturbed area where possible. (B)Use water truck or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency whenever wind speeds exceed 15 mph. Reclaimed(non-potable) water shall be used whenever possible. (C)All dirt stock-pile areas should be sprayed daily as needed. (D)Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. . (E)All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders,jute netting, or other methods approved in advance by the APCD. (F) Vehicle speed for all vehicles shall not exceed 15 mph on any unpaved surface at the site. �— �ce Attachment 4 Planning Commission Resolution #5455=06 TR/ER 207-05 Page 3 (G)In the event that the excavation of materials will take place in close proximity of asphalt, street sweepers shall be used at the end of each day if soil material is carried onto adjacent paved roads. (I)All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC section 23114. (1) Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. (n Plant shade trees along southern exposures of buildings to reduce summer cooling needs as well as planting trees on both sides of the roads to reduce the reflective radiating heat of asphalt roads. (K)Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. (L)Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. 2. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, the applicant must comply with the following dust mitigation measures outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. All of these Asbestos mitigation measures must be included on grading and building plans. The APCD monitors State air quality requirements and will be routed plans that are submitted for building permits for the project to insure compliance with all standards and requirements. APCD also responds in the field during construction on a complaint basis. (A)Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less; (B)Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C)Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D)Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; Attachment 4 Planning Commission Resolution#5455-06 TR/E.R 207-05 Page 4 (E)Equipment must be washed down'before moving from the property onto a paved public road; and (F) Visible track-out on the paved public road must be cleaned using wet sweeping or a NEPA filter equipped vacuum device within twenty-four(24) hours.. ➢ Monitoring Program: Construction phase air quality mitigation measures are monitored by the Air Pollution Control District (APCD), through a complaint based enforcement system. The requirements listed above are noted on the project plans and the City Building Inspector and Public Works Inspector for the project are instructed to contact APCD in the event of a probable violation. Members of the public can also call APCD if they are concerned about dust or other emissions from a construction site. Geology and Soils 3. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the Soils Engineering Report prepared by GeoSolutions, Inc. for the project dated September 9, 2005, subject to the approval of the Chief Building Official. ➢ Monitoring Program: Building permits are required for all proposed grading activities and construction of on-site improvements. These building permits will be evaluated for compliance with the recommendations of the soils report by Community Development Department staff. Noise 4. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the acoustical analysis prepared by 45dB.com for the project dated March 20, 2006, to ensure the project complies with standards contained in the City's General Plan Noise Element, subject to the approval of the Chief Building Official. ➢ Monitoring Program: Building permits are required for the construction of the 6-unit residential condominium project. These building permits will be evaluated for compliance with the recommendations of the acoustical analysis by Community Development Department staff. Section 3. Recommendation. The Planning Commission does hereby recommend to the City Council approval of application TR/ER 207-05 with incorporation of the following conditions and code requirements into the project: ,Zle Attachment 4 Planning Commission Resolution #5455-06 TRIER 201-05 Page 5 Conditions: 1. All project conditions associated with the architectural approval of the project as approved by the Architectural Review Commission on June 5, 2006, shall be incorporated herein as conditions of approval. 2. The demolition of the existing building triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS videotape documenting the internal condition of the pipe to the Utilities Department for approval. 3. The landscape shall be designed for water efficiency in accordance with Chapter 13.20 of the Municipal Code. The landscaping.and irrigation system shall be designed to minimize overspray and irrigation runoff. 4. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this subdivision, and all actions relating thereto, including but not limited to environmental review. Code Requirements: The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. The project is subject to all requirements in effect at the time of the building permit or map vesting date. 1. The applicant shall satisfy the project's Inclusionary Housing requirement prior to the issuance of a building permit. 2. A public improvement plan, prepared by a registered civil engineer, shall be submitted to the Public Works Director for review and approval. Improvement plans shall include a complete grading, erosion control and drainage plan and appropriate calculations for the entire site in compliance with all applicable sections of the Waterway Management Plan Drainage Design Manual and City Engineering Standards. The grading plan shall include existing and proposed contours to clearly depict the proposed grading and drainage for this development. All grades, layout, staking and cut-sheets necessary for the construction of street paving and frontage improvements shall be the responsibility of the subdivider. 3. The subdivider shall dedicate a 6' (2m) wide public utility easement and a 10' (3m) wide street tree easement across the tract frontage. Said easements shall be adjacent to and z9 Attachment 4 Planning Commission Resolution #5455-06 TR/ER 207-05 Page 6 contiguous with all public right-of-way lines along the North Chorro and Ferrini frontages. 4. Any building permits issued for work required to satisfy the conditions of the subdivision shall receive final inspection approvals or shall have substantially completed all work to the satisfaction of the Building Official prior to recordation of the map. 5. The final map shall include any required public or private easements as required for the proposed development of the tract. Easements may include, but are not limited to, grading, drainage, water, sewer, storm drainage, access, vehicle turn-around, and utilities. Any CC&Rs, maintenance or common driveway agreements shall be completed and recorded concurrent with final map approval. 6. The extinguishment or quitclaim of any existing easements shall be clearly identified on the final map or shall be completed separately prior to map recordation if applicable. 7. Complete street improvements shall be constructed in accordance with the most current City regulations, City of San Luis Obispo Engineering Standards and Standard Specifications. Existing improvements shall be repaired, replaced or upgrade per City standards to the satisfaction of the Public Works Director, prior to the recordation of the final map. 8. The subdivider shall install street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires per City standards if determined necessary and/or beneficial by the City Engineer. Off-site street lighting improvements, alterations, or upgrades may be required along roadways leading to and from the proposed development to complete the necessary public improvements. 9. The subdivider shall place underground, all existing overhead utilities along the public street frontage(s) where determined to be beneficial and feasible to the satisfaction of the Public Works Director. The applicant may explore the option of moving the existing overhead facilities to the existing parallel utility poles if feasible within the standards of the supplying utilities. All new wire utilities serving the proposed dwelling units shall be underground. 10. The CC&R for the project shall require that the homeowners association or acceptable maintenance organization submit, to the City of San Luis Obispo Public Works Department, a detailed report prepared by a licensed Civil Engineer addressing the condition of all private stormwater facilities and any necessary maintenance activities on a semi-annual basis (April 30 and October 1 of each year). The CC&R for the project shall also include detailed procedures for maintenance and operations of any storm water facilities, common sewer lateral and green waste recycling. 11. The subdivider shall submit a final map to the city for review, approval, and recordation. The map shall be prepared by, or under the supervision of a licensed land surveyor or registered civil engineer authorized to practice land surveying. The final map shall be prepared in accordance with the Subdivision Map Act and the Subdivision Regulations. - Attachment 4 Planning Commission Resolution #5455-06 TR/ER 207-05 Page 7 12. The two exterior corners of the subdivision shall be tied to at least two points of the City's horizontal control network (these tie lines shall be shown on the final map), California State Plane Coordinate System, Zone 5 (1991.35 epoch adjustment of the North American Datum of 1983 also referred to as "NAD 83" - meters) for direct import into the Geographic Information System (GIS) database. Submit this data either via email, CD or a 3-1/2" floppy disc containing the appropriate data for use with AutoCAD, version 2000 or earlier (model space in real world coordinates, NAD 83 - m). If you have any questions regarding format, please call prior to submitting electronic data. 13. Electronic files and stamped and signed drawings shall be submitted for all public improvement plans prior to map recordation or commencing with improvements, whichever occurs first. Submittal documents shall include the electronic drawing files (,dwg) and any associated plot files. 14. Prior to acceptance by the City of public improvements, the subdivider's engineer shall submit a digital version of all public improvement plans and record drawings, compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes, to the satisfaction of the Public Works Director. 15. Since the proposed project results in additional demand on the City's water supplies, the project must comply with the City's Water Allocation Regulations, which can be found in the Water and Wastewater Element of the City's General Plan. The City currently has water to allocate, and does so on a "first-come, first-served" basis. Water is allocated at the time building permits are issued and the Water Impact Fee is paid. Both the Water and the Wastewater Impact Fees are charged on a per residential unit basis, with appropriate credit given for any prior accounts on the property. 16. The gravity sewer in Ferrini Road shall be extended beyond the adjacent parcel to a point where the lateral from the proposed development can tie in without running down the sliver of property along Ferrini Road. 17. By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the recycling of construction waste for projects valued at over $50,000 or demolition of structures over 1000 square feet. The recycling plan shall be submitted to the Building Department with the building plans. The City's Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan. 18. One street tree is required per 35 lineal feet of street frontage or any part thereof. Trees shall be planted to City specifications. 19. All elevations must be based on a City Bench Mark and noted per City datum elevations. The plans shall note the benchmark number, location and elevation. Include a clear description of the benchmark referenced on the plans. Clarify whether the NGVD 29 or NAVD 88 datum is being used. Attachment 4 Planning commission Resolution# 5455-06 TR/ER 207-05 Page 8 20. The preliminary soils report prepared by GeoSolutions with Report No. SLO5022-1, dated September 9, 2005 shall be referenced on the final map in accordance with the City's Subdivision Regulations. 21. The subdivision improvements and/or building plans shall include provisions to minimize the amount of any collected groundwater seepage that would be directed to the gutter at the public street. 22. The final map preparation and monumentation shall be in accordance with the city's Subdivision Regulations, Engineering. Standards, and the Subdivision Map Act. The final map may use Customary U.S. Units or the International System of Units (metric system). All record data shall be entered on the map in the record units, metric translations should be in parenthesis if applicable. 23: The public improvement plans and specifications shall include the use of the International System of Units (metric system) where applicable. Customary U.S. Units (English units) may be used as the primary unit as long as dual units are provided in accordance with the current Engineering Standards. On motion by Commissioner Christianson, seconded by Commr McCoy, and on the following roll call vote: AYES: Commrs..Ashbaugh, Brown, Christianson, Miller, Carter,McCoy, and Stevenson NOES: None REFRAIN: None ABSENT: Commr. Carter The foregoing resolution was passed and adopted this 28`h day of June 2006. -or_uei Doug Davidsork Secretary Planning Commission by: Planning Commission Minute.. - Attachment 5June 28, 2006 Page 2 Commrs. Ashbaugh, Brown, Christianson; Miller, McCoy, Stevenson NOES: ABSENT: Commr. a ABSTAIN: None The motion carried on a 6:0 vote. 1. 499 N Chorro Street TR and ER 207-05; Request for a 6 unit condominium project and public right-of-way property exchange, and environmental review; R-4 zone; Bella Vista, SLO, applicant. Associate Planner Tyler Corey presented the staff report recommending the Commission recommend to the City Council, approval of the Tentative Tract Map and Mitigated Negative Declaration of environmental impact. Truitt Vance, applicant, explained the existing drainage situation and outlined proposed project improvements that would alleviate the current problem. PUBLIC COMMENTS: Peggy Smith, San Luis Obispo, explained that she lives near the project and is concerned with existing drainage problems, noted that significant improvements are needed, and requested that she be informed when the project is beginning so that she can make preparations. There were no further comments made from the public. COMMISSION COMMENTS: Discussion was brief and focused on site drainage. Commr. Stevenson asked staff to review the design as it relates to the outdoor deck and noise ordinance. Commr. Ashbaugh asked about possible on-street parking restrictions at the corner of the site and whether or not there would be a Homeowner's Association. On motion by Commr. Christianson to recommend approval of a 6-unit airspace residential condominium project to the City Council, based on findings and subiect to conditions and code requirements and to adopt the mitigated negative declaration of environmental impact Seconded by Commr. McCoy. AYES: Commrs. Ashbaugh, Brown, Christianson, Miller, McCoy and Stevenson NOES: None ABSENT: Commr. Carter ABSTAIN: None The motion carried on a 6:0 vote. Attachment 6 CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM# 1 BY: Tyler Corey, Associate Planner(781-7169) DATE: June 28, 2006 FROM: Doug Davidson,Deputy Director of Community Development D.D. FILE NUMBER: TR/ER 207-05 (County Tract Map No. 2807) PROJECT ADDRESS: 499 North Chorro Street SUBJECT: TR/ER 207-05 —Environmental review and consideration of a tentative tract map to create 6 airspace residential condominiums, on R-4 zoned property located on the corner of Ferrini Road and North Chorro Street. RECOMMENDATION Recommend that the City Council approve the Tentative Tract Map, and Mitigated Negative Declaration of environmental impact for the project, based on findings and subject to conditions and code requirements. BACKGROUND Situation The City has received an application for a tentative,tract map and environmental review to create 6 airspace residential condominiums on a 14,625 square-foot site located on the comer of Ferrini Road and North Chorro Street in the High-Density Residential (R-4) zone. On June 5, 2006, the Architectural Review Commission (ARC) granted final approval to the project's site layout and architectural design and found the project consistent with the General Plan, Zoning Regulations and Community Design Guidelines (Attachment 3). No exceptions to the City's development standards for the R-4 zoning district were requested or granted. The Planning Commission reviews tentative tract maps and environmental documents for compliance with the Subdivision Regulations and makes a recommendation to the City Council, which takes a final action on such requests. Data Summary Address: 499 North Chorro Street Applicant: Bella Vista SLO,LLC Representative: Truitt Vance Zoning- R-4 (High-Density Residential) General Plan: High-Density Residential Environmental Status: A Mitigated Negative Declaration was recommended by the Deputy Director on June 13, 2006 (ER 207-05). Final action on the environmental document will be taken by the City Council. 9/ TR/ER 207-05 (Bella Vista Lb,LLC) - Attachment 6 499 North Chorro Street Page 2 Site Description The irregular shaped site consists of approximately 14,625 square feet located on the comer of Ferrini Road and North Chorro Street near Highland Drive. The site is moderately sloping from north to south with an average slope of approximately 9%. The site is developed with a single- family residence, parking, landscaping and various other site improvements. The surrounding area is residential in character and developed with apartment and condominium units. Zoning surrounding the site is shown in the attached vicinity map (Attachment 1). Project Description The proposed project includes the request for the following entitlements: ➢ Tentative tract map for the creation of 6 airspace residential condominiums (Tract 2807) ➢ Environmental Review The project includes the demolition of an existing single-family residence and the construction of an attached 6-unit residential condominium project. Three separate unit designs are being proposed: Plan A is approximately 1,336 square feet and includes 2 & 3-bedroom floor plans, 2- car garages, 132 square-foot balconies and private rear yard areas; Plan B is approximately 1,455 square feet and includes 2 & 3-bedroom floor plans,2-car garages and 142 square-foot balconies; Plan C is approximately 1,517 square feet and includes 3-bedrooms; a 2-car garage and a 132 square-foot deck. Other components of the project include a public right-of-way property exchange, site grading and installation of utilities, 15 vehicle parking spaces (12 located within individual garages for occupants of the units and three unenclosed guest parking spaces), one short-term bicycle parking space and a common outdoor use area with a trellis feature, bench seating and a barbeque along the southerly property line. EVALUATION Section 66474 of the California Government Code specifies the findings for approval of a tentative map. These findings include: 1. The proposed tentative map and its design and improvements are consistent with the General Plan; and 2. The site is physically suited for the type and density of development; and 3. The design of the subdivision will not cause substantial environmental damage or cause serious public health problems; and 4. The design of the subdivision will not conflict with public easements through or within the property. TR/ER 207-05 (Bella Vista ..�0; LLC) __ Attachment 6 499 North Chorro Street Page 3 The following discussion evaluates the proposed tentative tract map for consistency with these findings. General Plan Consistency General Plan conformity is essential in reviewing this application. The City must make a finding that a tentative map approval is consistent with the General Plan. The site is designated as "High Density Residential' on the General Plan Land Use Element (LUE) map and the site is currently developed with a single-family residence. The General Plan contains several policies on subdivision design and housing that apply to the project. Those policies are listed below in bold print and staffs analysis follows in italics. 1. General Plan LUE Policy 2.4.8 states: "High-Density Residential development should be primarily attached dwellings in two or three-story buildings, with common outdoor areas and very compact private outdoor spaces." Analysis: The project proposes 6 attached residential units within a 3-story building that includes a common outdoor recreation area along the southerly property line and compact private outdoor balconies, decks and yard areas. Therefore, the site and building design can be found consistent with this General Plan policy. 2. General Plan LUE Policy 2.2.12 states: "Residential projects should provide: A) .Privacy,for occupants and neighbors of the project; B) Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented to receive light and sunshine; C) Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical support; D) Pleasant views from and toward the project; E) Security and safety; F) Separate paths for vehicles and for people, and bike paths along collector streets; G) Adequate parking and storage space; I) Design elements that facilitate neighborhood interaction, such as front porches, front yards along streets, and entryways facing public walkways." Analysis: The proposed site layout, unit configuration and outdoor use areas for the project have been designed to minimize privacy and overlook impacts for occupants. Based on existing development, building locations, grade changes and primary use areas on properties to the west and south, the project is not likely to create significant privacy and overlook impacts on adjacent properties. Given existing site constraints (slope, extensive street frontage), designing a project at the site that met all of the above requirements was challenging. To bring the project into conformance, the following conditions were required by the ARC: ➢ The northerly driveway access along North Chorro shall be removed from the project and replaced with a pedestrian walkway connection to the public right-of-way and TR/ER 207-05 (Bella Vista �-O, LLC) _= Attachment 6 499 North Chorro Street Page 4 landscaped from the back of sidewalk to the 15-foot setback line. ➢ The landscape planter at the southeast corner of the site adjacent to North Chorro shall be widened to the 15_foot setback line or as necessary to allow for adequate vehicle maneuverability, and a pedestrian walkway connection installed to the public right-of- way. ➢ The applicant shall install decorative paving material at each unit's entrance that signifies pedestrian space and breaks-up the expanse of concrete pavers proposed for the driveways. 3. General Plan LUE Policy 2.2.10 states: "Housing built within an existing neighborhood should be in scale and in character with that neighborhood." 4, General Plan Housing Element Policy 7.2.1 states: "Within established neighborhoods, new residential development shall be of a character, size, density and quality that preserves the neighborhood character and maintains the quality of life for existing and future residents." Analysis: The project site is surrounded by high-density, multi family, multi-story apartments and condominiums. The height, mass, and density of the proposed project is similar to adjacent developments, and therefore, complies with these General Plan policies: 5. General Plan Housing Element Goal 6.1 states: "Plan for new housing to meet the full range of community housing needs." Analysis: The project will ultimately provide for the development of 6 airspace residential condominiums consistent with the property's zoning district; which will incrementally add to the City's High-Density Residential housing inventory. Affordable housing is discussed later in this report. Conformance with Subdivision Regulations The City's recently adopted Subdivision Regulations contain provisions for the development of new condominium projects. Consistent with the General Plan and Community Design Guidelines, these provisions contain standards for common and private open space, recreation amenities and storage. Unlike a rental apartment project, which are open to discretion on the size and placement of open space areas, the condominium standards have specific guidelines that must be incorporated into ownership condominium projects. The applicable standards for common and private open space and recreation amenities are attached to this report for reference (Attachment 4). In general, the regulations require 400 square feet of private and common open space per unit while each individual unit must contain a minimum of at least 100 square feet of private open space. The regulations also require that the project contain an indoor common recreation facility of at least 20 square feet per unit or outdoor common recreation facility of at least 40 square feet per unit. Storage must also be included for each unit and shall include at TR/ER 207-05 (Bella Vista-_.A, LLQ Attachment 6 499 North Chorro Street Page 5 least 200 cubic feet of enclosed, weatherproof and lockable private storage space, exclusive of cabinets and closets within the unit. The following analysis evaluates the project's conformance with these requirements: 1. Private Open Space (100 s.f. per unit) Analysis: The minimum private open space requirement for the project is 600 square feet (6 X 100 = 600). The project proposes 1,886 square feet of qualifying private open space provided within rear yards and second level balconies. To qualify, open space must have a minimum dimension in every direction of 10 feet for open space provided at ground level or 6 feet for open space provided on a balcony or elevated deck. 2. Common Open Space (100 s.f. per unit) Analysis: The minimum common open space requirement for the project is 600 square feet(6 X 100 = 600). The project proposes 800 square feet of qualifying common open space provided along the southerly property line.. 3. Combined "Total" open space (400 s.f.per unit) Analysis: The minimum total open space requirement for the project is 2,400 square feet (6 X 400 = 2,400). The project proposes 2,686 square feet of qualifying total open space. 4. Common Recreation Facility Analysis: The minimum common outdoor recreation facility requirement for the project is 240 square feet (6 X 40 = 240). The project proposes 800 square feet of qualifying common recreation area along the southerly property line, which is proposed to be improved with concrete pavers, landscaping, trellis feature, bench seating and a barbeque. Considering the scale of the project(6 units), it is not expected to contain larger recreational facilities such as a pool or recreation room. The recreation space is adequate, and includes appropriate improvements. 5. Storage Analysis: The minimum private storage space requirement for each unit is 200 cubic feet. Each unit contains compliant storage areas within individual garages with direct access to the unit they serve. Property-Development Standards The project complies with all of the property development standards established for the R-4 zoning district in terms of height, coverage, yards, density and parking. No exceptions are being requested. �7 0 Attachment 6 TR/ER 207-05 (Bella Vista -.0, LLC) 499 North Chorro Street Page 6 Public Right-of-Way Exchange As a part of the tentative tract map, the applicant is proposing to exchange public right-of-way With the City for land bordering the site. Specifically, the applicant would like to abandon a portion of unimproved public right-of-way along the site's North Chotto street frontage, which would move the property line to the back of sidewalk. In exchange for this abandonment, which is shown on Sheet C1.0 of project plans, the applicant is proposing to dedicate, in fee, an approximate 4-foot wide strip of land along Ferrini Road, which includes existing public improvements. With the proposed property exchange, the City would gain approximately 284 square feet of improved public right-of-way. 'It should be noted that the proposed property exchange will not impact existing public improvements or circulation routes. The Public Works Department has reviewed this request and supports the proposal. Environmental Review The Initial Study of Environmental Impact does not identify any impacts that are considered significant and unavoidable (Attachment 5). The proposed mitigated Negative Declaration includes mitigation measures to reduce the identified impacts to less than significant levels. Areas where mitigation measures are recommended include air quality, geology and soils, and noise. The technical studies conducted for the project are available for review by the Planning Commission and public in the Community Development Department in City Hall, 990 Palm Street. Inclusionary Housing Requirement The General Plan Housing Element requires projects with five (5) or more residential units to comply with the City's Inclusionary Housing requirements. The proposed project includes six (6) dwelling units and will need to either build 3% low or 5% moderate income Affordable Dwelling Units, or pay an in-lieu fee equal to 5% of the total value of all construction work for which a permit would be issued. The applicant has submitted an Inclusionary Housing proposal requesting to pay the in-lieu fee, which has been reviewed and approved by the Community Development Director. Standards require that the project fulfill its Inclusionary Housing obligation prior to issuance of a building permit. OTHER DEPARTMENT COMNIEENTS This item was distributed to various City departments .and comments received have been included as conditions and code requirements where appropriate. ALTERNATIVES 1. The Commission may recommend approval of the project with modified findings and/or conditions. 2. The Commission may approve a resolution recommending that the City Council deny the 2-,S9 TR/ER 207-05 (Bella Vista ,:O,LLC) Attachment 6 499 North Chorro Street Page 7 proposed subdivision, based on findings of inconsistency with the General Plan as specified by the Planning Commission. 3. The Commission may continue review of the project, if more information is needed. Direction should be given to staff and the applicants. ATTACHMENTS 4. Property improvement standards for common interest subdivisions Attachment 6 U.17.020 APPLICATION REQUIREMENTS FOR COMMON INTEREST SUBDIVISIONS In addition to lication submittal requirements for Tentative Maps provided in Chapter 16.10, the follow- ing additional info on is required in order to complete an application submittal: A. Common interes divisions are subject to the Citys Architectural Review process and require a separate application Architectural Review. The information required for the architectural review application can be fours the City checklist for architectural review applications and is available at the Community Develop t Counter. In summary, a development plan that includes the fol- lowing information will be require. 1. A site plan with proposed b 'ng footprints with property boundaries. All dimensions shall be clearly labeled. 2. Proposed building elevations with ' ensions and, where pertinent, floor plans shall be provided. 3. A grading and site drainage plan in comp with the City's Flood Damage Prevention Regulations and the City`s Waterways Manage wZt Plan. 4. Parking stalls, driveways and associated public ' rovements shall be provided and clearly dimensioned in accordance with the City's Park and Driveway Standards. 5. A list of property statistics, including any proposed el ' ns, shall be provided on the plans. The statistics shall identify how the project complies m rivate and common open space and recreation standards as listed below in Section 16.17. 6. A landscape plan. 7. Commonly owned parcels or easements and methods of maintenance ociation)shall be dearly identified on the plans. B. Any other information deemed necessary by the Community Development Director. 16.17.030 PROPERTY IMPROVEMENT STANDARDS FOR COMMON INTEREST SUBDIVISIONS A. Property Development Standards: Within condominiums, stock cooperatives and community apartment projects, property development standards (SLOMC 17.16), including (but not limited to) density,yards, and coverage,shall apply with respect to the exterior boundary lines(property lines) of:the proposed subdivision and not to individual dwelling units within the project Within planned development subdivisions (subdivisions which include land ownership as defined by Chapter 1626.070 B.), property development standards shall apply to each lot within the project that con- tains one or more dwelling units, unless different standards are approved through the Planned De- velopment zoning process(SLOMC 17.50 and 17.62). 1. Common open space, recreation facitdies and driveways may be contained within ease- ments or a commonly owned separate lot. Z Common interest subdivisions must provide a method of common area maintenance by means of an association or agreement 55 Affachment 6 •4`t$x s rpt' �a 6 � k 1 amspace condominium Area outside of units is owned and maintained by a home- owners association. Density may be averaged over the entire site, and separation between units is not governed by the Zoning Regulations Yarm Requirements. Each unit must meet the private open space requirements and a common open space must be provided on site. Typicalty, the map consists of one common lot with a condominium 1 plan identifying the outline of each unit. N $h1Y Lxyl{r. B. Private Open Space. There shall be provided with each unit a minimum of two hundred fifty square feet of qualifying private open space for projects in the R-2 zone, and a minimum of one hundred square feet for projects in the R-3 or R-4 zones. To qualify, open space must be private and directly accessible from the unit it serves, and must have a minimum dimension in every direc- tion of ten feet for open space provided at ground level or six feet for open space provided on a balcony or elevated deck, and must be located outside the street yard required by zoning regula- tions. 57 �- yz = _ Attachment 6 C. Common open space.There shall be provided in each project a minimum of one hundred square feet of qualifying open space per unit for projects in the R-3 or R4 zones and one hundred fifty square feet for projects in the R-2 zone.To qualify, open space.shall have a minimum dimension in every direction of ten feet for open space provided at ground level or six feet for open space pro- vided on a balcony or elevated deck, and must be located outside the street yard required by zon- ing regulations. Common open space need not be located with each unit. D. Combined Total open space.The cumulative amount of common and private open space shall be . at least 400 square feet per unit All open space areas must be qualifying as described in section C above. Total open space exceeds the minimum private and common open space since the City recognizes that some projects benefit from larger private yards while other projects rely upon common open spaces. The total open space requirement allows for flexibility in providing logical, usable and appropriately sized amenities for high density,ownership residential projects. E. Common recreation facilities. There shall be provided in each project of five or more units in the R-3 or R4 zones a minimum of twenty square feet per unit of common indoor recreation facilities, or forty square feet per unit of improved outdoor recreation facilities. Area of common recreation facilities may be within required common open space and may be counted towards minimum common open space requirements. Common recreation facilities shall be available for, and limited to, the use of the project's tenants and their guests. Common recreation facilities must be located outside the street yard required by zoning regulations. Examples of acceptable recreation facilities for smaller projects may consist of permanent, high quality fixed seating and tables, fire or barbe- que facilities, and other passive use facilities. For larger projects of more than 10 units, more sub- stantial improvements may be required and may include ball courts, children's play equipment, community gardens or other features that can be appropriately incorporated into the project design. F. Open space and recreation facilities in nonresidential zones. Requirements for open space and recreational facilities for projects in nonresidential zones shall be set by the review body at the time the project is reviewed. G. Storage. Each dwelling unit shall have provision for at least two hundred cubic feet of enclosed, weatherproof and lockable private storage space, exclusive of cabinets and closets within the unit. This space shall be for the sole use of the unit owner. The minimum opening shall be two and one half feet by four feet and the minimum height shall be four feet H. Laundry facilities. A laundry area shall be provided in each unit, or in common laundry space. Common facilities shall consist of at least one washer and dryer for each ten units or fraction thereof. 16.01.7.040 PLICATION REQUIREMENTS FOR CONDOMINIUM ONVERSIONS The following shall be provided at a plication for condominium conversion: A. Property condition report. The community development direc tablish the final form of the reports. Approved reports shall remain on file with the community deve o artment for review by interested persons. The application shall be accompanied by property con i 58 �- y3 ��IIIIII II IIID Attachment 7 C17 of san lu!S OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER 207-05 1. Project Title: Bella Vista Residential Subdivision (TR 2807) 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Tyler Corey, Associate Planner(805) 781-7169 4. Project Location: 499 North Chorro Street 5. Project Sponsor's Name and Address: Bella Vista.SLO, LLC P.O. Box.3217 San Luis Obispo, CA 93403 6. General Plan Designation: High-Density Residential 7. Zoning: R-4 (High-Density Residential) 8. Description of the Project: The project includes the demolition of an existing single-family residence and the construction of an attached 6-unit condominium project. Three separate unit designs are being proposed: Plan A is approximately 1,336 square feet and includes 2 & 3 bedroom floor plans, 2-car garages, 132 square-foot balconies and private rear yard areas; Plan B is approximately 1,455 square feet and includes 2 & 3 bedroom floor plans, 2-car garages and 142 square-foot balconies; Plan C is approximately 1,517 square feet and includes 3 bedrooms, a 2-car garage and a 132 square-foot deck. Other components of the project include modifications to existing public right-of-way boundaries surrounding the site, site grading and installation of utilities, 15 vehicle parking spaces (12 located within individual garages for occupants of the units and three unenclosed guest parking spaces), one short-term bicycle parking space and a small common outdoor use area with a trellis feature, bench seating and a barbeque along the southerly property line. Existing trees on the site will be retained or removed per the project site plan. 9. Surrounding Land Uses and Settings: The irregular shaped site consists of approximately 14,625 square feet located on the corner of Ferrite Road and North Chonro Street near Highland CRY OF SAN Luis OaISPo 1 INITIAL STUDY ENVIRONMENTAL CNEcKusT 2006 OThe City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. �� Telecommunications Device for the Deaf(805)781-7410. Attachment 7 Drive. The site is moderately sloping from north to south with an average slope of approximately 9%. The site is developed with a single-family residence, parking, landscaping and various other site improvements. The surrounding area is residential in character and developed with apartment units. 10. Project Entitlements Requested: The applicant is requesting approval of a vesting tentative tract map and environmental review. 11. Other public agencies whose approval is required: None. CITY OF SAN Luis OBISPO 2 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2006 -7 Attachment 7 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics X Geology/Soils Public Services Agricultural.Resources Hazards & Hazardous Recreation Materials X Air Quality Hydrology/Water Quality Transportation&Traffic Biological Resources Land Use and Planning Utilities and Service Systems Cultural Resources X Noise Mandatory Findings of Significance Energy and Mineral Population and Housingf v ?a r Resources FISH AND GAME FEES There is no evidence before the Department that the project will have any potential adverse effects on fish X and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a de minimis waiver with regards to the filing,of Fish and Game Fees. The project has potential to impact fish and wildlife resources and.shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Game for review and comment. STATE CLEARINGHOUSE This environmental document must be submitted to the State Clearinghouse for review by one or more State.agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). CITY OF SAN Luis Oeispo 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2006 3- Z/6 Attachment 7 DETERNUNATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, X there will not be a significant effect in this case because revisions in the project have been made, or the mitigation measures described on an attached sheet(s) have been added and agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant' impact(s) or "potentially significant unless mitigated" impact(s) on the environment,but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or. NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, not I hing notfurther is required. 5 to -13 -46 Signature Date - �r Doug Davidson,Deputy Director-of Community Development For:John Mandeville, Printed Name Community Development Director CITY OF SAN LUIS OBISPO 4 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2006 Attachment 7 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the analysis in each section. A "No Impact" answer is adequately supported if.the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A"No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants,based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. The explanation of each issue should identify the significance criteria or threshold,if any,used to evaluate each question. 3. "Potentially Significant Impact'is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact"entries when the determination is made,an EIR is required. 4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced). 5. Earlier analysis may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D) of the California Code of Regulations. Earlier analyses are discussed in Section 17 at the end of the checklist, 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. In this case,a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Crrr of Sart Luis Oetsvo 5 WmAL S7uDY ENwRoNmEtaraL CHEcKusT 2006 Attachment 7 Issues, Discussion and Supporting Information Sources Sources Poten6: Potentially Less Than No Significant Significant Significant Impact ER#207-05 Issues Unless Impact Mitigation In rated 1.AFSTHETICS. Would theproject: a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources,including,but not limited X to, trees, rock outcroppings, open space, and historic buildings within a local or state scenic highway? c) Substantially degrade the existing visual character or quality of X the site and its surroundings? A Create a new source of substantial light or glare, which would X adversely affect day or nighttime views in the area? Evaluation a) b) c) d) On June 5, 2006, the Architectural Review Commission (ARC) granted final approval to the project's site layout and architectural design and found the project consistent with the General Plan, Zoning Regulations and Community Design Guidelines. No exceptions to the City's development standards for the R-4 zoning district were requested or granted. However, the project does propose a multi-story building up to 35 feet tall within close proximity to rear yards of existing multi-family units, thereby potentially modifying the views of adjacent properties. Based on the fact that the proposed building height and density are consistent with the General Plan and Zoning Regulations, the project is likely to produce negligible aesthetic impacts, and will likely enhance the appearance of the property as viewed from the public right-of-way and adjacent properties. The project is not located along a road of scenic value. The proposed project will not damage or alter any scenic resources that are visible from a local or state scenic highway. Conclusion:Less Than Significant Impact. 2.AGRICULTURE RESOURCES. Would theproject: A Convert Prime Farmland, Unique Farmland, or Farmland of 6, 10 X Statewide Importance (Farmland), as shown on the maps pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? ib) Conflict with existing zoning for agricultural use or a X Williamson Act contract? c) Involve other changes in the existing environment which, due to X their location or nature, could result in conversion of Farmland to nou-a icultural use? Evaluation a) b) c) The project site is surrounded by developed properties and public streets. The Farmland Mapping and Monitoring Program of the California Resources Agency designates this property as Urban Land. There is no Williamson Act contract in effect on the project site. Redevelopment of the site will not contribute to conversion of farmland, and may relieve pressure to develop similar land outside of the City's Urban Reserve Line. No impacts to existing on site or off site agricultural resources are anticipated with development of the project site. Conclusion:No Impact. 3. AIR QUALITY. Would theproject: a) Violate any air quality standard or contribute substantially to an 11, 12 X existing or projected air quality violation? b) Conflict with or obstruct implementation of the applicable air X quality plan? c) Expose sensitive receptors to substantial pollutant X concentrations? d) Create objectionable odors affecting a substantial number of X people? e }result in a cumulatively considerable net increase of any criteria I X CITY OF SAN Luis OBISPO 6 INITIAL STUDY ENVIRONMENTAL CHEcKusT 2006 S, <17 Affachm2nf 7 Issues, Discussion and Supporting information Sources Sources Potermu .Y Potentially Less Than No Significant Significant Sigdficant Impact ER#207-05 Issues unless Impact Mitigation Inco red pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed qualitative thresholds for ozoneprecursors)? Evaluation a) c) e) San Luis Obispo County is a non-attainment area for the State PMuo (fine particulate matter 10 microns or less in diameter)air quality standard. State law requires that emissions of non-attainment pollutants and their precursors be reduced by at least 5% per year until the standards are attained. The 2001 Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution Control District(APCD) to meet that requirement.The CAP is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan. Motor vehicles account for about 40% of the precursor emissions responsible for ozone formation, and are also a significant source of PMuo. Thus, a major requirement in the CAP is the implementation of transportation control measures designed to reduce motor vehicle trips and miles traveled by local residents. The project meets many of the goals stated in the CAP because it will provide new homes within the City's Urban Reserve Line and the project site is located near the City's urban center with convenient access to commercial services and transit routes, reducing the need for occupants of the project to rely on vehicles for all of their transportation needs. According to the Air Pollution Control District's(APCD)"CEQA Air Quality Handbook,"land uses that cause the generation of 10 or more pounds per day (PPD) of reactive organic gases, oxides or nitrogen, sulfur dioxide, or fine particulate matter have the potential to affect air quality significantly. Table 1-1 of this document states that 50 residential condominiums generates over 10 pounds of these pollutants. Assuming the site is developed with 6 residential condominiums, future development would be of a size that is well below APCD's air quality significance thresholds. Therefore, the project and resulting development will not generate a significant impact on long-term air quality impacts. d)No objectionable odors will emanate from the project. Conclusion:No Impact. b)Short-term Air Quality Impacts. Evaluation Redevelopment of the site will result in increased levels of fugitive dust associated with construction and grading activities, as well as construction emissions associated with heavy-duty construction equipment In addition, the project site is located in a Naturally Occurring Asbestos candidate area. Naturally Occurring Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Conclusion:Potentially Significant Unless Mitigation Incorporated. Mitigation Measures 1.The following mitigation measures will adequately control dust and minimize potential violations for the project. All of these PM mitigation measures must be included on grading and building plans. In addition, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering,as necessary,to prevent transport of dust off site. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone of such persons shall be provided to the APCD prior to land use clearance for map recordation and grading. CRY OF SAN Luis OnISPO 7 INmAL STUDY ENvIRONMENTAL CHECKWT 2006 Attachment 7 Issues, Discussion and Supporting Information Sources Sources Potain—i Potentially loss Than No Significant Significant Significant Impact ER#207-05 Issues unless impact Mitigation Inco rated (A) Reduce the amount of the disturbed area where possible. (B) Use water truck or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water shall be used whenever possible. (C) All dirt stock-pile areas should be sprayed daily as needed. (D) Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. (E) All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD. (F) Vehicle speed for all vehicles shall not exceed 15 mph on any unpaved surface at the site. (G) In the event that the excavation of materials will take place in close proximity of asphalt,street sweepers shall be used at the end of each day if soil material is carried onto adjacent paved roads. (H) All trucks hauling dirt, sand,soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer)in accordance with CVC section 23114. (I) Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. (.i) Plant shade trees along southern exposures of buildings to reduce summer cooling needs as well as planting trees on both sides of the roads to reduce the reflective radiating heat of asphalt roads. (K) Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. (L) Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads.Water sweepers with reclaimed water should be used where feasible. 2. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, the applicant must comply with the following dust mitigation measures outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. All of these Asbestos mitigation measures must be included on grading and building plans. The APCD monitors State air quality requirements and will be routed plans that are submitted for building permits for the project to insure compliance with all standards and requirements. APCD also responds in the field during construction on a complaint basis. (M)Construction vehicle speed at the work site must be limited to fifteen(15)miles per hour or less; (N) Prior to any ground disturbance,sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (0) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (P) Storage piles must be kept adequately wetted,treated with a chemical dust suppressant,or covered when material is not being added to or removed from the pile; (Q) Equipment must be washed down before moving from the property onto a paved public road;and (R) Visible track-out on the paved public road must be cleaned using wet sweeping or a NEPA filter equipped vacuum device within twenty-four 24 hours. 4. BIOLOGICAL RESOURCES. Would theproject: a) Have a substantial adverse effect,either directly or indirectly or 6 X through habitat modifications, on any species identified as a candidate,sensitive, or special status species in local or regional plaits, policies, or regulations, or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? b) Have a substantial adverse effect, on any riparian habitat or X other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? c Cortflict with anv local policies or ordinances urotectin X CRY OF SMI Luis OelsPo 8 INmAL STUDY ENVIRONMENTAL CHECKLIST 2006 3 �/ Attachment 7 Issues, Discussion and Supporting Information Sources Sources Potentw.__ potentially Less Than No Significant Significant Significant Impact ER#207-05 Issues unless Impact Mitigation Inc rated biological resources, such as a tree preservation policy or ordinance(e.g.Heritage Trees)? d) Interfere substantially with the movement of any native resident X or migratory fish or wildlife species-or with established native resident or migratory wildlife corridors, or impede .the use of wildlife nursery sites? e) Conflict with the provisions of an adopted habitat"Conservation X Plan,Natural Community Conservation Plan, or other approved local;regional,or state habitat conservation plan? 'f) Have a substantial adverse effect on Federally protected X wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to, marshes; vernal pools, etc.) through direct removal, filling, hydrological interruption, or other means? Evaluation a), b) According to the Natural Diversity Database of the California Department of Fish and Game, there are no species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service on or near the project site, nor is riparian habitat or other sensitive natural community identified. c) One 20-inch non-native Palm tree is proposed for removal. The City Arborist has reviewed the proposal and recommended the tree be removed. On June 5, 2006, the ARC approved the removal, consistent with the City's Tree Regulations. d) The property is completely surrounded by urban development and the proposed condominium project will not interfere with the movement of any wildlife species or migratory wildlife corridor. e) The proposed condominium project will not conflict with any local policy protecting biological resources nor any adopted habitat conservation plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. f) The site is not near any natural waterway and will therefore have no adverse effect on Federally protected wetlands. Conclusion:Less Than Significant or No Impact. S.CULTURAL RESOURCES. Would theproject: a) Cause a substantial adverse change in the significant a of a 16-19 X . historic resource?(See CEQA Guidelines 15064.5) b) Cause a substantial adverse change in the signifieance of an X arellaeologicai resource?(See CLQA Guidelines 15064:5) c) Directly or indirectly destroy a unique paleontological resource X or site or unique geologic feature? d) Disturb any human remains, including those interred outside of X formal cemeteries? _ . Evaluation a),b) Based on review of the City's Historic Site Map and Land Use Information System,the project is not located on or near a known sensitive archaeological site or historic resource. c) There are no known paleontological resources or unique geologic features on the project site. d) The project site is outside of the areas designated on the City's Burial Sensitivity Map as potential burial sites. CRY OF SAN LUIS OBISPO 9 INITIAL STuOY ENVIRONMENTAL CHEcKusT 2006 3�� Attachment 7 Issues, Discussion and Supporting information Sources Sources Potenn...., Pountially Las Than No Significant Significant Significant Impact ER#207-05 Issues unless Impact Mitigation Incorporated Conclusion:No Impact 6. ENERGY AND MINERAL RESOURCES. Would theproject: a) Conflict with adopted energy conservation plans? 6,7 X b) Use non-renewable resources in a wasteful and inefficient X manner? c) Result in the loss of availability of a known mineral resource X that would be of value to the region and the residents of-the State? Evaluation a) b) The project will not conflict with adopted energy conservation plans or promote the use of non-renewable resources in an inefficient manner. Site redevelopment must comply with the policies contained in the Energy chapter of the General Plan's Conservation and Open Space Element. The City implements energy conservation goals through enforcement of the California Energy Code, which establishes energy conservation standards for residential and nonresidential construction. The proposed project must meet those standards. c) There are no known mineral resources on the project site that would be of value to the region or to the residents of the State. Conclusion:No impact. 7. GEOLOGY AND SOILS. Would theproject: 4: Expose,people or structures to potential substantial adverse 5, 21, effects,including risk of loss,injury or death involving: . 24,25 L Rupture of a known earthquake fault,as delineated in the X most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area,or based on other substantial evidence of a known fault? II. Strong seismic ground shaking? X III. Seisthic-Telated ground failure,including liquefaction? X IV. Landslides or mudflows? X b) Result in substantial soil erosion or the loss of topsoil? X c) Be located on a geologic unit or soil that is unstable,or.that X would become unstable as a result of the project,and potentially result in on or offsite landslides, lateral spreading;_sybsidence, liquefaction,or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the X Uniform Building Code(1994),creating substantial risks to life or property? Evaluation a), c) San Luis Obispo County, including the City of San Luis Obispo, is located within the Coast Range Geomorphic Province, which extends along the coastline from central California into Oregon. This region is characterized by extensive folding, faulting, and fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central and northern coast of California. Under the Alquist-Priolo Special Studies Zone Act, the State Geologist is required to delineate appropriately wide special. studies zones to encompass all potentially and recently-active fault traces deemed sufficiently active and well-defined as to constitute a potential hazard to structures from surface faulting or fault creep. In San Luis Obispo County,the special Studies Zone includes the San Andreas and Los Osos faults. The edge of this study area extends to the westerly city limit line, near Los Osos Valley Road. According to a recently conducted geology study, the closest mapped active fault is the Los Osos Fault,which runs in a northwest direction and is about one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time the last 10,000 earsportions of the Los Osos fault are CRY OF SAN Luis OBISPO 10 INMAL STUDY ENviRONMENrAL CHEcKLisT 2006 3 X5'3 Attachment 7 Issues, Discussion and Supporting Information Sources Sources potenta„y Potentially Less Than No Significant significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorporated considered "active". Other active faults in the region include: the San Andreas, located about 30 miles to the northeast, the Nacimiento, located approximately 12 miles to the northeast,and the San Simeon-Hosgri fault zone,located approximately 12 miles to the west. Although there are no fault lines on the project site or within close proximity, the site is located in an area of"High Seismic Hazards,"specifically Seismic Zone 4, which means that future buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. New structures must be designed in compliance with seismic design criteria established in the California Building Code for Seismic Zone 4. To minimize this potential impact, the Uniform Building Code and City Codes require new structures to be built to resist such shaking or to remain standing in an earthquake. a),b),c),d)A Soils Engineering Report was prepared for the project by GeoSolutions,Inc. The report concluded that the site is suitable for the proposed development provided recommendations presented in the report are incorporated into the project plans and specifications.The primary geotechnical concerns at the site are: 1. The potential for groundwater seepage. 2. The presence of potentially expansive material. Influx of water from irrigation,leakage from the residence or natural seepage could cause expansive soil problems. 3. The potential for differential settlement occurring between foundations supported on two soil materials having different settlement characteristics, such as native soil and engineered fill. Therefore, it is important that all of the foundations are founded in equally competent uniform material in accordance with this report. Conclusion:Potentially Significant Unless Mitigation Incorporated. Mitigation Measure: 1. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the Soils Engineering Report prepared by GeoSolutions, Inc. for the project dated September 9, 2005, subject to the approval of the Chief Building Official. S. HAZARDS AND HAZARDOUS MATERIALS. Would the r( 'ect: a):- Create a significant hazard to the public or -the environment- 5, 7, X through the routine use, .transport or disposal of hazardous, 23 materials? b) Create a significant hazard to the public. or the etiviroriinent> X through reasonably foreseeable upset and accident conditions involving the -release. of hazardous ,materials into the environment? c) Emit hazardous emissions "or ,handle hazardous or acutely X hazardous materials. substances, or waste within one-quarter mile of an existing or proposed school? d) Expose people or structures to existing sources of hazardous X emissions or hazardous or acutely hazardous materials, substances,or waste? e) Be located on a site which is included on a"list of hazardous X materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, it would create a significant hazard,to the public or the environment .t) For a project located within an airport landarse plan, or within X two miles of a public airport,would the project result in a safety hazard for the people residing or worldng in the project area? X _T F g) Impair implementation of, or physically interfere with, the ad ted emer enc nse - ran or eme enc evacuation Ctry of SAN Lum Omspo 11 INmAL Snmr EwRONmEmTAL Ctmca.tsr 2006 Attachment 7 Issues, Discussion and Supporting information Sources Sources Potem_j Potentially Less Than No Significant Significant Significant Impact ER#207-05 Issue` Unless Impact Mitigation Incorporated plan? h) Expose people or strudwres to a significant risk of lose, injury„ X or death,involving wildland fires,including where wildlands are adjacent to urbanized areas or where residents are intermixed with wildlands? Evaluation a) The project does not involve the routine use,transport,or disposal of hazardous materials. b),d)Site redevelopment will not result in the release of hazardous materials into the environment. c) The project is located approximately 200 feet from an existing school site (Teach Elementary School), however, the project will not involve hazardous emissions or include handling of hazardous or acutely hazardous materials, substances or waste. e) The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code§ 65962.5. f) The project site is more than 4 miles north of the San Luis Obispo County Airport,outside the Airport Land Use Plan Area. g) The project has been reviewed by the Fire Marshal and will not conflict with any emergency response plan or emergency evacuation plan. h) The Safety Element of the General Plan identifies the site as having a low potential for impacts from wildland fires. Condusion:No Impact. 9. HYDROLOGY AND WATER QUALITY. Would theproject: _Violate ;any orate quality"-standards or waste 7discharge• 6, 15, X requirements? 22 b) Substantially deplete groundwater supplies or inferfer'e' X substaiioally with groundwater recharge such that there would be - a net deficit:. n aquifer volume -or.a-lowering of. the local groundwater table level(e g.The production rate of pre-exjsting' nearby wells would drop to a level which would not stipportr existing;land uses for which permits have been.granted)? •o)• Create or contribute runoff water which would exceed ;the. X capacity of existing of planned storm water drainage.systems or provide additional sources of runoff into surface waters (incltiding, but not limited to, wetlands, riparian areas, ponds, sp>'Ogs,creeks;streams;rivers,lakes,estuaries,tidal areas;bays, ocean,etc.)? d) ;Substantially alter the existing drainage pattern of the-site or, X area in a manner which would result in substantial erosion or siltation onsite or offsite_? 0 Substantially alter the existing drainage pattern of the site or X area in a manner which would result in substantial Hooding: onsite orof site? b Place housing within a 100-year flood hazard area as mapped oil X a Federal Flood hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? g) Place within a.10U-year flood hazard area .structures -which X would impede or redirect flood flows? h Will the oiece introduc t : ical sto water ' llutarits into X CRY OF SAN Luis OBISPO 12 INRIAL STUDY ENmomtENTAL CHEcKusT 2006 3 � Attachment 7 Issues, Discussion and Supporting Information Sources sources potentl. , Potentially Less Than No Significant Significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorporated ground or surface waters? i) Will the project alter ground water or surface water quality, X temperature,dissolved oxygen,or turbidity? Evaluation a), b) The project will not violate any water quality standards or waste discharge requirements. Site redevelopment will be served by the City's sewer and water systems and will not use or otherwise deplete groundwater resources. c), d) h) I) Physical improvement of the project site will be required to comply with the drainage requirements of the City's Waterways Management Plan. This plan was adopted for the purpose of insuring water quality and proper drainage within the City's watershed. The Waterways Management Plan requires that site development be designed so that post-development site drainage does not exceed pre-development run-off. This can be achieved through a combination of detention and use of pervious surfaces to increase water absorption on-site. Compliance with the requirements of the plan are sufficient to mitigate any potentially significant impacts of the project in the area of water quality and hydrology. Plans submitted for a building permit application will be evaluated by the Public Works Department and must be designed in a manner that is consistent with the requirements of the Waterways Management Plan. It should be noted that significant drainage improvements are proposed with the project to meet City requirements, such as installing porous paving material for all proposed driveways and unenclosed parking spaces and channeling site run-off to a drain-box at the southwest corner of the site and extending an underground pipe from the drain-box to the City's storm drain system on Ferrini Road within an existing drainage easement. e) f), g) The project is located out of the 500-year flood zone per the Federal Flood Hazard Boundary or Flood Insurance Rate Map. Therefore,future structures developed on the property would not impede or redirect flood flows or occur within a 100-year flood hazard area. Conclusion:Less Than Significant or No Impact. 10. LAND USE AND PLANNING. Would theproject: a) Conflict with applicable land use plan, policy, or regulation of I X an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect? b) Physically divide an established community? X c) Conflict with any applicable habitat conservation plan or natural X community conservationplans? . Evaluation a) The project is located in an area designated High-Density Residential on the General Plan Land Use Element map,and the site is zoned High-Density Residential (R-4). The project complies with the provisions of the General Plan and Zoning Regulations as it applies to new developments in the R4 zoite. No exceptions are requested. The subdivision of the property into 6 airspace condominium units on one lot,as proposed,would not conflict with any plan or policy adopted for the purpose of avoiding or mitigating an environmental effect b)c)The project will not physically divide an established community or conflict with any applicable habitat conservation plan or natural community conservation plans. Conclusion: No ImpaCL 11.NOISE. Would the project result in: a) Exposure of people to or .generation of "unacceptable" noise 4, 14, X levels as defined by the San Luis Obispo General Plan Noise 23,26 Element, or general noise levels in excess of standards established in the Noise Ordinance? b) A substantial temporary, periodic, or permanent increase in X ambient noise levels in the project vicinity above levels existing without theproject? CITY OF SAN Luis OBISPO 13 INmAL STUDY ENVIRONMENTAL CNEcKLtsT 200`'6 3-J— JJ (.P Attachment 7 Issues, Discussion and Supporting itormation Sources Sources Poten4, Potentially Less Than No Significant Significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorporated c) Exposure of persons to or generation of excessive groundbome X vibration or groundbome noise levels? d) For a project located within an airport land use plan, or within X two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Evaluation a) An acoustical analysis was conducted for the project by 45dB.com on March 20, 2006. The noise source impacting the project site is transportation noise generated by State Route One. The study found that the east and north end of the proposed development is at present above the maximum permissible sound level of LDN = 60 dBA, and therefore requires noise mitigation beyond that provided by ordinary construction. Maximum noise exposure for residential uses is 45 dB for indoor spaces and 60 dB for outdoor activity areas. Development of the site with a 6-unit residential condominium project would expose people to unacceptable noise levels,if not properly mitigated. b)Construction of the proposed project will temporarily increase ambient noise levels. This type of noise is regulated by the City's Noise Ordinance, which regulates times of construction and maximum noise levels that may be generated. If noise levels exceed the Noise Ordinance thresholds,the property owner would be subject to possible citations. c)The project will not expose people to the generation of excessive groundborne noise levels or vibration. d)The project site is more than 4 miles north of the San Luis Obispo County Airport,outside the Airport Land Use Plan Area. Conclusion:Potentially Significant Unless Mitigation Incorporated. Mitigation Measure: 1. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the acoustical analysis prepared by 45dB.com for the project dated March 20,2006, to ensure the project complies with standards contained in the City's General Plan Noise Element,subject to the approval of the Chief Building Official. 12. POPULATION AND HOUSING. Would theproject: a) Induce substantial population growth in an area, either directly 1 X (for example by proposing new homes or businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing or people X necessitating the construction of replacement housing elsewhere? Evaluation a)b)a)b)The population added by this project is within the General Plan's projection and will not induce substantial growth into the area or result in population exceeding local and regional growth projections. The project site is bordered by urban development and the development of the site represents an in-fill development opportunity. This type of development is encouraged because it can take advantage of existing facilities for water,sewer,storm drainage,transportation and parks. The project site is presently constructed with one single-family residence;therefore,substantial numbers of housing or people will not be displaced by the project. Conclusion:Less Than Significant Impact. 13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision, or need, of new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: Crnr OF SAN Luis OetsPO 14 INITIAL STUDY ENvutoNMENTAL CHECKusT 2006 3 �7 ,Attachment 7 Issues, Discussion and Supporting information Sources sources Poten-..._-' Potentially Irss Than No Significant Significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorpozated a) Fire protection? 7 X b) Police protection? X c) Schools? X d) Parks? X e) Roads.and other transportation infrastructure? X f) Other public facilities? X Evaluation a) b) d) e) f) No potential impacts have been identified to any public services because of the scale of the project and its location within a developed portion of the City. c) The school districts in the state are separate governing bodies with authority to collect fees to finance school construction and parcel acquisition. Section 65955 of the Government Code prohibits the City from denying a subdivision or collecting any fees beyond those required by the school district itself, to mitigate effects of inadequate school facilities. Any effect that the additional children will have on school facilities will be mitigated in whole or in part by the districts per square foot fees, charged at the time of building permit issuance for each residence. Conclusion: Less Than Significant Impact. 14.RECREATION. Would theproject: a) Increase the use of existing neighborhood or regional parks or X other recreational facilities .such that substantial physical deterit5rafroti of the facility would occur or be accelerated? ,h). Include_recreational facilities or require the construction or X i expansion of recreational facilities,winch might have an adverse nhysicaleffect on the environment? Evaluation a)The project will add incrementally to the demand for parks and other recreational facilities. However,given the size of the subdivision(6 airspace condominiums)and expected number of residents, no significant recreational impacts are expected to occur with development of the site. Park Land In-Lieu fees will be collected to insure adequate provision of park facilities for the new residents of the project,per existing City policy.The project site is located near existing recreational facilities such as Throop Park and Teach Elementary School. c) The project does not include the construction or expansion of recreational facilities. Conclusion:Less Than Significant Impact. 15. TRANSPORTATION/TRAFFIC. Would theproject: a) ,Cause an increase in traffic which is substantial iA relation to the 3, 13, X existing traffic load and capacity of the street system?, 23 b) Exceed, either individually or cumulatively., a,level of service X standard established by the county congestion management agency for designated roads and highways? o) Substantially increase hazards due to design featuics(e.g. sharp X curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? d) Result in inadequate emergency access? X e) Result in inadequate parking capacity onsite or offsite? X f) Conflict with adopted policies supporting alternative X transportation[e.g but turnouts,bicycle racks)? . CQatlict with_the with San Luis Obisp*,County Airport Land. X CRY OF SAN W6 OetsPo 15 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2006 �� Attachment 7 Issues, Discussion and Supporting iotformation Sources Sources Potent; Potentia�y IessTham No Significant Significant Significant Impact ER #207-05 Issues Unless Impact Mitigation Incorporated Use Plan resulting in substantial safety risks from hazards,noise, or a change in air trafficpatterns? Evaluation a)b)c) Ferrini Road and North Chorro Street provide access to the project site. The City's General Plan Circulation Element classifies Ferrini Road as a Local Street. The Element states that Local Streets should have two travel lanes, a maximum Average Daily Traffic (ADT)of 1,500 vehicles,and a maximum speed of 25 miles per hour. The Element designates North Chorro Street as a Residential Collector. The Element states that these types of streets should have two travel lanes, a maximum ADT of 3,000 vehicles, and a maximum speed of 25 miles per hour. The proposed project will not result in changes to these criteria. However, the project does propose to modify existing public right-of-way boundaries surrounding the site. Specifically,the applicant would like to take fee ownership of a portion of unimproved public right-0f--way along the site's North Chorro street frontage, which would move the property line to the back of sidewalk. .In exchange for this property,the applicant is proposing to dedicate, in fee, a 4-foot wide strip of land along Ferrini Road,which includes existing public improvements. It should be noted that the proposed property exchange will not impact existing public improvements or circulation routes. The Public Works Department has reviewed this request and supports the proposal. The Institute of Traffic Engineers Manual estimates that residential condominiums generate an average of 6 vehicle trips per day. A total of six homes might generate 36 trips per day on average. The Public Works Department has reviewed the project and determined that the existing road system has sufficient unused capacity to accommodate the added vehicular traffic. d)The Fire Marshal has reviewed the project and determined that the site can be adequately accessed by emergency vehicles in its present design. e)The project provides vehicle access from both Ferrini Road and North Chorro and proposes a total of 15 vehicle parking Spam(12 reserved for residents and 3 for guests), consistent with Zoning Regulation standards. Parking for the residents is located within individual 2-car garages with interior access to each unit. Uncovered guest parking is provided in three convenient locations with two accessed from North Chorro and one from Ferinni. f) The project does not conflict with alternative transportation policies in that the project does not impede any existing or proposed bike baths, transit stops,etc. The project does provide two long-term bicycle parking spaces per unit located within the garages and one short-term bicycle parking space accessed from Ferrini Road, consistent with Zoning Regulation standards. g)The project is not within the County's Airport Land Use Plan area for San Luis Obispo Airport. Conclusion:Less Than Significant or No Impact. 16.UTTLITTES AND SERVICE SYS'T'EMS. Would the project- a) Exceed wastewater treatment requirements of the applicable 7,20 X Regional Water Quality Control Board? b) Require or result in the construction or expansion of new water X treatment, wastewater treatment, water quality control, or storm drainage facilities, the construction of which could cause significant environmental effects? c) Have sufficient water supplies available to serve the project X from existing entitlements and resources, or are new and expanded water resources needed? d) Result in a determination by the wastewater treatment provider, X which serves or may serve the project that It has adequate capacity to serve the project's projected demand in addition to the provider's existing commitment? e Be served by a landfill with sufficient gutted cavacitv to X Crrr of SAN LUIS OBISPo 16 INrMAL STUDY&rmoNmENTAL CHECKLIST W06 3�� Attachment 7 Issues, Discussion and Supporting ,,,formation Sources sources Pot�na_, Potentially I ess n,an xo Significant significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorporated accommodate the project's solid waste disposal needs? f) Comply with federal, state, and local statutes and regulations X related to solid waste? Evaluation a), b) This project has been reviewed by the City's Utilities Engineer and no resource/infrastructure deficiencies have been identified. Future site development is subject to water impact fees which were adopted to ensure that new development pays its fair share of the cost of constructing the water supply,treatment and distribution facilities that will be necessary to serve it. c) The City has adopted Water Allocation Regulations to insure that increased water use by new development and land use changes do not jeopardize adequate water service to current and new customers. Section 17.89.030 of the regulations states that a water allocation shall be required to: "obtain a connection to the city water system for a structure or facility not previously connected; change the use of land or buildings, whether or not a construction permit is also required; obtain a construction permit." Compliance with the City standards and State requirements will assure that impacts to water supplies are less than significant. d) The City wastewater treatment plant and existing sewers in the vicinity have sufficient capacity to serve the project site. The developer will be required to construct private sewer facilities to convey wastewater to the nearest public sewer. The on- site sewer facilities will be required to be constructed according to the standards in the Uniform Plumbing Code. Impact fees are collected at the time building permits are issued to pay for capacity at the City's Water Reclamation Facility. The fees are set at a level intended to offset the potential impacts of each new residential unit in the project. e) f) Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air quality, and public health. Cold Canyon landfill is projected to reach its capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by 50%(from 1989 levels)by 2000. To help reduce the waste stream generated by this project,consistent with the City's Source Reduction and Recycling Element,recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application. The project is required by ordinance to include facilities for recycling to reduce the waste stream generated by the project,consistent with the Source Reduction and Recycling Element. Conclusion: Less Than Significant or No act. 17.MANDATORY FINDINGS OF SIGNIFICANCE. .a) Does the project have the potential to degrade the quality of the. X environment,substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?. Without mitigation,.the project could have the potential to have adverse impacts on all of the issue areas checked in the Table onPage 3. b) Does the project have impacts that are individually limited, but X citm datively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future vroiects, The impacts identified in this initial study arespecific to this project and would not be categorized as cumulative) significant. C) Roes the project have environmental effects, which will cause X subsratttial adverse effects on human beings, either directly or indirectly? CrrY OF Sart Luis Omispo 17 INmAL STuuy ENviRommrrAL CHEcKusT 2006 3 -646 Attachment 7 Issues, Discussion and Supporting ....ormation Sources Sources Potent Potentially less Than No Significant Significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorporated With the incorporation of mitigation measures,the project will not result in substantial adverse impacts on humans. 18.EARLIER ANALYSES. Earlier analysis may be used where,pursuant.to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063(c) (3) (D). In this case a discussion should identify the following items: a Earlier analysis used. Identify earlier analyses and state where they are available for review. N/A b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,and state whether such effects were addressed by mitigation measures based on the earlier analysis. N/A c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions of the project. N/A 19. SOURCE REFERENCES. 1. City of SLO General Plan Land Use Element, September 2004 2. City of SLO General Plan Housing Element,May 2004 3. City of SLO General Plan Circulation Element,November 1994 4. City of SLO General Plan Noise Element,May 1996 5. City of SLO General Plan Safety Element,July 2000 6. City of SLO General Plan Conservation and Open Space Element,May 2006 7. Ci of San Luis Obispo Municipal Code 8. City of San Luis Obispo,Land Use Inventory Database 9. USDA,Natural Resources Conservation Service,Soil Survey of San Luis Obispo County 10. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency: http://www.consrv.ca.gov/dlrp/FMMP/ 11. Clean Air Plan for San Luis Obispo County,Air Pollution Control District,2001 12. CEQA Air Quality Handbook,Air Pollution Control District,2003 13. Institute of Transportation Engineers,Trip Generation Manual,Vh Edition,on file in the Community Development Department 14. City of San Luis Obispo Noise Guidebook,May 1996 15. City of SLO Waterways Management Plan 16. City of San Luis Obispo, Historic Resource Preservation Guidelines, on file in the Community Development Department 17. City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Community Development Department 18. City of San Luis Obispo,Historic Site Map 19. City of San Luis Obispo Burial Sensitivity Ma 20. City of SLO Source Reduction and Recycling Element,on file in the Utilities Department 21. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo Earthquake Fanit Zoning Act,effective January 1, 1990 22. Flood Insurance Rate (Community Panel 0603100005 C dated July 7, 1981 23. San Luis Obispo County Land Use Plan 24. 2001 Uniform Building Code 25. 1 Soils Engineering Report,GeoSolutions,Inc.dated September 9,2005 26. 1 Acoustical analysis,45dB.com dated March 20,2006 CRY of SAN Luis O6nspo 18 WuL S7110Y ENVIRONMENTAL CmcKLw 2006 3 / Attachment 7 Issues, Discussion and Supporting ..,rormlation Sources Sources Po'tenL_- Pokntiauy Less Than No Significant Significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorporated Attachments: 1 65 Hap REQUIRED MITIGATION AND MONITORING PROGRAMS Mitigation Measure:Air Quality 1. The following mitigation.measures will adequately control dust and minimize potential violations for the project All of these PM mitigation measures must be included on grading and building plans. In addition, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone of such persons shall be provided to the APCD prior to land use clearance for map recordation and grading. (A) Reduce the amount of the disturbed area where possible. (B) Use water truck or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water shall be used whenever possible. (C) All dirt stock-pile areas should be sprayed daily as needed. (D) Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. (E) All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD. (F) Vehicle.speed for all vehicles shall not exceed 15 mph on any unpaved surface at the site. (G) In the event that the excavation of materials will take place in close proximity of asphalt, street sweepers shall be used at the end of each day if soil material is carried onto adjacent paved roads. (H) All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer)in accordance with CVC section 23114. (1) Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. (n Plant shade trees along southern exposures of buildings to reduce summer cooling needs as well as planting trees on both sides of the roads to reduce the reflective radiating heat of asphalt roads. (K) Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. (L) Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. 2. Under the State Air Resources Board Air Toxics Control Measure(ATCM)for Construction, Grading, Quarrying,and Surface Mining Operations, the applicant must comply with the following dust mitigation measures outlined in the Asbestos ATCM for Construction,Grading,Quarrying,and Surface Mining Operations.All of these Asbestos mitigation measures must be included on grading and building plans. The APCD monitors State air quality requirements and will be routed plans that are submitted for building permits for the project to insure compliance with all standards and requirements. APCD also responds in the field during construction on a complaint basis. (A) Construction vehicle speed at the work site must be limited to fifteen(15)miles per hour or less; (B) Prior to any ground disturbance,sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; CITY OF SAN LUIS 081SP0 19 INITIAL STUDY ENVIRONMENTAL CHEcKusT 2006 Attachment 7 Issues, Discussion and Su ortifi — Sources Potent Potentially Less Than xo pp g,,.,ormation Sources _ Significant Significant Significant Impact ER#207-05 Issues Unless Impact Mitigation Incorporated (D) Storage piles must be kept adequately wetted,treated with a chemical dust suppressant,or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road;and (F) Visible track-out on the paved public road must be cleaned using wet.sweeping or a NEPA filter equipped vacuum device within twenty-four(24)hours. ➢ Monitoring Program: Construction phase air quality mitigation measures are monitored by the Air Pollution Control District(APCD), through a complaint based enforcement system. The requirements listed above are noted on the project plans and the City Building Inspector and Public Works Inspector for the project are instructed to contact APCD in the event of a probable violation. Members of the public can also call APCD if they are concerned about dust or other emissions from a construction site. Mitigation Measure:Geology and Soils 3. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the Soils Engineering Report prepared by GeoSolutions, Inc. for the project dated September 9, 2005, subject to theapprovalof the Chief Building Official. ➢ Monitoring Program: Building permits are required for all proposed grading activities and construction of on-site improvements. These building permits will be evaluated for compliance with the recommendations of the soils report by Community Development Department staff. Mitigation Measure:Noise 4. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the acoustical analysis prepared by 45dB.com for the project dated March 20, 2006, to ensure the project complies with standards contained in the City's General Plan Noise Element,subject to the approval of the Chief Building Official. D Monitoring Program: Building permits are required for the construction of the 6-unit residential condominium project. These building permits will be evaluated for compliance with the recommendations of the acoustical analysis by Community Development Department staff. CRY OF SAN Lurs 0818Po 20 ImnAL STUDY ENVIRONMENTAL CNECK=2006 3-�3 1 - Attachment 8 Draft Resolution "A" RESOLUTION NO. (2006 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND TENATIVE TRACT MAP TO CREATE 6 AIRSPACE RESIDENTIAL CONDOMINIUMS LOCATED AT 499 NORTH CHORRO STREET (TR/ER 207-05) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 28, 2006, and recommended approval of Application TR/ER 207-05, a request to create 6 airspace residential condominiums; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on August 1, 2006, for the purpose of considering Application TR/ER 207-05; and WHEREAS, the Council has reviewed and considered the Mitigated Negative Declaration of environmental impact for the project; and WHEREAS, the Council has duly considered all evidence, including the recommendation of the Planning Commission, testimony of interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED,by the City 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: 1. The design of the tentative tract map is consistent with the General Plan because the project proposes 6 attached residential units within a 3-story building, will incrementally add to the City's High-Density Residential housing inventory, respects existing site constraints, provides separate paths for vehicles and pedestrians and is consistent with the scale and character of surrounding developments. 2. The site is physically suited for the proposed type of development allowed because it is adjacent to existing street right-of-ways with complete City services.. 3. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision since all adjacent properties are accessed independently. 4. The design of the tentative tract map and proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably 3_641 Attachment 8 Resolution No. (2006 Series) Page 2 injure fish or wildlife or their habitat because the site does not have any creeks or other potentially significant habitat areas for fish and wildlife, is surrounded by urban development and has already been developed with a single-family residence. 5. A Mitigated Negative Declaration was prepared by the Community Development Department on June 13, 2006. The City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. SECTION 2. Environmental Review. The City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project, and reflects the independent judgment of the City Council. The Council hereby adopts said Mitigated Negative Declaration and incorporates the following mitigation measures and monitoring programs into the project: Mitigation Measures: Air Quality 1. The following mitigation measures will adequately control dust and minimize potential violations for the project. All of these PM mitigation measures must be included on grading and building plans. In addition, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone of such persons shall be provided to the APCD prior to land use clearance for map recordation and grading. (A)Reduce the amount of the disturbed area where possible. (B)Use water truck or sprinkler systems insufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency whenever wind speed_ s exceed 15 mph. Reclaimed (non-potable) water shall be used whenever possible. (C)All dirt stock-pile areas should be sprayed daily as needed. (D)Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. (E) All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders,jute netting, or other methods approved in advance by the APCD. (F) Vehicle speed for all vehicles shall not exceed 15 mph on any unpaved surface at the site. (G)In the event that the excavation.of materials will take place in close proximity of asphalt, street sweepers shall be used at the end of each day if soil material is carried onto adjacent paved roads. (H)All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC section 23114. 3-65- - Attachment 8 Resolution No. (2006 Series) Page 3 (I) Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. (J) Plant shade trees along southern exposures of buildings to reduce summer cooling needs as well as planting trees on both sides of the roads to reduce the reflective radiating heat of asphalt roads. (K)Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. (L)Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. 2. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface .Mining Operations, the applicant must comply with the following dust mitigation measures outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. All of these Asbestos mitigation measures must be included on grading and building plans. The APCD monitors State air quality requirements and will be routed plans that are submitted for building permits for the project to insure compliance with all standards and requirements. APCD also responds in the field during construction on a complaint basis. (A)Construction vehicle speed at the worksite must be limited to fifteen (15) miles per hour or less; (B)Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C)Areas to be.graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D)Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E)Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track-out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four(24) hours. ➢ Monitoring Program: Construction phase air quality mitigation measures are monitored by the Air Pollution Control District (APCD), through a complaint based enforcement system. The requirements listed above are noted on the project plans and the City Building Inspector and Public Works Inspector for the project are instructed to contact APCD in the event of a probable violation. Members of the public can also call APCD if they are concerned about dust or other emissions from a construction site. Geology and Soils 3. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the Soils Engineering Report prepared by GeoSolutions, Inc. Attachment 8 Resolution No. (2006 Series) Page 4 for the project dated September 9, 2005, subject to the approval of the Chief Building Official. 9 Monitoring Program: Building permits are required for all proposed grading activities and construction of on-site improvements. These building permits will be evaluated for compliance with the recommendations of the soils report by Community Development Department staff. Noise 4. Building plans and specifications for site redevelopment shall incorporate all recommendations included in the acoustical analysis prepared by 45dB.com for the project dated March 20, 2006, to ensure the project complies with standards contained in the City's General Plan Noise Element, subject to the approval of the Chief Building Official. i Monitoring Program: Building permits are required for the construction of the 6-unit residential condominium project. These building permits will be evaluated for compliance with the recommendations of the acoustical analysis by Community Development Department staff. SECTION 3. Action. The City Council does hereby approve Application TR/ER 207-05 with incorporation of the following conditions and code requirements into the project: Conditions: 1. All project conditions associated with the architectural approval of the project as approved by the Architectural Review Commission on June 5, 2006, shall be incorporated herein as conditions of approval. 2. The demolition of the existing building triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS videotape documenting the internal condition of the pipe to the Utilities Department for approval. 3. The landscape shall be designed for water efficiency in accordance with Chapter 13.20 of the Municipal Code. The landscaping and irrigation system shall be designed to minimize overspray and irrigation runoff. 4. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and%or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this subdivision, and all actions relating thereto, including but not limited to environmental review. 3 -� 7 Attachment 8 Resolution No. (2006 Series) Page 5 Code Requirements: 1. The applicant shall satisfy the project's Inclusionary Housing requirement prior to the issuance of a building permit. 2. A public improvement plan, prepared by a registered civil engineer, shall be submitted to the Public Works Director for review and approval. Improvement plans shall include a complete grading, erosion control and drainage plan and appropriate calculations for the entire site in compliance with all applicable sections of the Waterway Management Plan Drainage Design Manual and City Engineering Standards. The grading plan shall include existing and proposed contours to clearly depict the proposed grading and drainage for this development. All grades, layout, staking and cut-sheets necessary for the construction of street paving and frontage improvements shall be the responsibility of the subdivider. 3. The subdivider shall dedicate a 6' (2m) wide public utility easement and a 10' (3m) wide street tree easement across the tract frontage. Said easements shall be adjacent to and contiguous with all public right-of-way lines along the North Chorro and Ferrini frontages.. 4. Any building permits issued for work required to satisfy the conditions of the subdivision shall receive final inspection approvals or shall have substantially completed all work to the satisfaction of the Building Official prior to recordation of the map. 5. The final map shall include any required public or private easements as required for the proposed development of the tract. Easements may include, but are not limited to, grading, drainage, water, sewer, storm drainage, access, vehicle turn-around, and utilities. Any CC&Rs, maintenance or common driveway agreements shall be completed and recorded concurrent with final map approval. 6. The extinguishment or quitclaim of any existing easements shall be clearly identified on the final map or shall be completed separately prior to map recordation if applicable. 7. Complete street improvements shall be constructed in accordance with the most current City regulations, City of San Luis Obispo Engineering Standards and Standard Specifications. Existing improvements shall be repaired, replaced or upgrade per City standards to the satisfaction of the Public Works Director, prior to the recordation of the final map. 8. The subdivider shall install street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires per City standards if determined necessary and/or beneficial by the City Engineer. Off-site street lighting improvements, alterations, or upgrades may be required along roadways leading to and from the proposed development to complete the necessary public improvements. 9. The subdivider shall place underground, all existing overhead utilities along the public street frontage(s) where determined to be beneficial and feasible to the satisfaction of the Public ,3_cle,? Resolution No. (2006 Series) Page 6 Works Director. The applicant may explore the option of moving the existing overhead facilities to the existing parallel utility poles if feasible within the standards of the supplying utilities. All new wire utilities serving the proposed dwelling units shall be underground. 10. The CC&R for the project shall require that the homeowners association or acceptable maintenance organization submit, to the City of San Luis Obispo Public Works Department, a detailed report prepared by a licensed Civil Engineer addressing the condition of all private stormwater facilities and any necessary maintenance activities on a semi-annual basis (April 30 and October 1 of each year). The CC&R for the project shall also include detailed procedures for maintenance and operations of any storm water facilities, common sewer lateral and green waste recycling. 11. The subdivider shall submit a final map to the city for review, approval, and recordation. The map shall be prepared by, or under the supervision of a licensed land surveyor or registered civil engineer authorized to practice land surveying. The final map shall be prepared in accordance with the Subdivision Map Act and the Subdivision Regulations. 12. The two exterior corners of the subdivision shall be tied to at least two points of the City's horizontal control network (these tie lines shall be shown on the final map), California State Plane Coordinate System, Zone 5 (1991.35 epoch adjustment of the North American Datum of 1983 also referred to as "NAD '83" - meters) for direct import into the Geographic Information System (GIS) database. Submit this data either via email, CD or a 3-1/2" floppy disc containing the appropriate data for use with AutoCAD, version 2000 or earlier (model space in real world coordinates, NAD 83 -m). 13. Electronic files and stamped and signed drawings shall be submitted for all public improvement plans prior to map recordation or commencing with improvements, whichever occurs first. Submittal documents shall include the electronic drawing files (.dwg) and any associated plot files. 14. Prior to acceptance by the City of public improvements, the subdivider's engineer shall submit a digital version of all public improvement plans and record drawings, compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes, to the satisfaction of the Public Works Director. 15. Since the proposed project results in additional demand on the City's water supplies, the project must comply with the City's Water Allocation Regulations, which can be found in the Water and Wastewater Element of the City's General Plan. The City currently has water to allocate, and does so on a "first-come, first-served" basis. Water is allocated at the time building permits are issued and the Water Impact Fee is paid. Both the Water and the Wastewater Impact Fees are charged on a per residential unit basis, with appropriate credit given for any prior accounts on the property. 3 -� 9 - Attachment 8 Resolution No. (2006 Series) Page 7 16. The gravity sewer in Ferrini Road shall be extended beyond the adjacent parcel to a point where the lateral from the proposed development can tie in without running down the sliver of property along Ferrini Road. 17. By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the recycling of construction waste for projects valued at over $50,000 or demolition of structures over 1000 square feet. The recycling plan shall be submitted to the Building Department with the building plans. The City's Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan. 18. One street tree is required per 35 lineal feet of street frontage or any part thereof. Trees shall be planted to City specifications. 19. All elevations must be based on a City Bench Mark and noted per City datum elevations. The plans shall note the benchmark number, location and elevation. Include a clear description of the benchmark referenced on the plans. Clarify whether the NGVD 29 or NAVD 88 datum is being used. 20. The preliminary soils report prepared by GeoSolutions with Report No. SL05022-1, dated September 9, 2005 shall be referenced on the final map in accordance with the City's Subdivision Regulations. 21. The subdivision improvements and/or building plans shall include provisions to minimize the amount of any collected groundwater seepage that would be directed to the gutter at the public street. 22. The final map preparation and monumentation shall be in accordance with the city's G Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map may use Customary U.S. Units or the International System of Units (metric system). All record data shall be entered on the map in the record units, metric translations should be in parenthesis if applicable. 23. The public improvement plans and specifications shall include the use of the International System of Units (metric system) where applicable. Customary U.S. Units (English units) may be used as the primary unit as long as dual units are provided in accordance with the current Engineering Standards. Attachment 8 Resolution No. (2006 Series) Page 8 On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this I" day of August,2006. Mayor David F. Romero ATTEST: Audrey Hooper, City Clerk APPROVED AS TO FORM: Jonat well, City Attorney 3 -71 Attachment 9 Draft Resolution `B" RESOLUTION NO. (2006 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND TENATIVE TRACT MAP TO CREATE 6 AIRSPACE RESIDENTIAL CONDOMINIUMS LOCATED AT 499 NORTH CHORRO STREET (TR/ER 207-05) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 28, 2006, and recommended approval of Application TRIER 207-05, a request to create 6 airspace residential condominiums; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on August 1, 2006, for the purpose of considering Application TRIER 207-05; and WHEREAS, the Council has reviewed and considered the Mitigated Negative Declaration of environmental impact for the project; and WHEREAS, the Council has duly considered all evidence, including the recommendation of the Planning Commission, testimony of interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED,by the City 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: [Council specifies findings] SECTION 2. Denial. The tentative tract map proposed at 499 North Chorro Street (TRIER 207-05) is hereby denied. ,3- 7z Attachment 9 Resolution No. (2006 Series) Page 2 On motion of seconded by , and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this I" day of August, 2006. Mayor David F. Romero ATTEST: Audrey Hooper, City Clerk APPROVED AS TO FORM: Jonathan Lowell, City Attorney /j