HomeMy WebLinkAbout09/18/2007, PH3 - TENTATIVE TRACT MAP NO. 2897 TO CREATE AIRSPACE CONDOMINIUMS WITHIN THE APPROVED VILLAGE AT MAYMONT counat r o
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CITY OF SAN LUIS OBISPO
FROM: John Mandeville, Community Development MDirect
Prepared By: Pam Ricci, Senior Planner
SUBJECT: TENTATIVE TRACT MAP NO. 2897 TO CREATE AIRSPACE
CONDOMINIUMS WITHIN THE APPROVED VILLAGE AT MAYMONT
PROJECT (2238 BROAD STREET,TR 62-05).
CAO RECOMMENDATION
As recommended by the Planning Commission, adopt the attached Draft Resolution "A", which:
1. Reaffirms Council's prior approval (July 18,.2006) of a Mitigated Negative Declaration
of environmental impact.
2. Approves the Tentative Tract Map to create 82 airspace residential condominium and 27
commercial condominium units within the previously approved "The Village at Maymont
Project" located on the on the east side of Broad Street, near the intersection of Broad and
South Streets, based on findings and subject to conditions and code requirements.
DISCUSSION
Situation
The Village at Maymont project is an approved mixed-use project proposed on an approximately
7-acre site located just south of Fire Station 1 (Attachment 1 — Vicinity map). The approved
project contains a total of 91 residential units and about 25,000 square feet of commercial space.
On July 18, 2006, the City Council denied an appeal submitted by Terry Mohan and upheld the
Architectural Review Commission's action to approve the project and a Mitigated Negative
Declaration at the subject site (Attachment 3 Council Resolution No. 9819 (2006 Series)). On
May 24, 2006, the Planning Commission approved a use permit for a mixed-use development,
which endorsed the proposed mix of uses, site planning, a 30% parking reduction and the
abandonment of an undeveloped portion of South Street (Attachment 4 - Planning Commission
Resolution No. 5454-06 (2006 Series)). The City has now received an application for a tentative
tract map to allow the individual sale of both residential units and commercial spaces within the
project. On August 8, 2007, the Planning Commission unanimously recommended approval of
the tentative tract map to the City Council (Attachment 5 —Planning Commission Resolution No.
5487-07 (2007 Series)). The applicant is now seeking the City Council's approval of the
tentative tract map.
Data Summary
Applicant/Property Owner. H&D Maymont,LLC
Representative: RRM Design Group
Zoning: C-N-H, Neighborhood-Commercial & C-S-H, Service-Commercial — both with the
S `/
Council Agenda Report—TR 62-05
August 8,2007
Page 2
Historical Preservation overlay; and a Special Consideration overlay on the southern C-S parcel
General Plan: Neighborhood-Commercial & Services &Manufacturing
Environmental Status: On July 18, 2006, the City Council approved a Mitigated Negative
Declaration of environmental impact for the mixed use project at the subject site.
Project Description
Plans for The Village at Maymont depict three enclaves of development on three underlying
parcels. Each "enclave" has its own name, distinct architecture, and variety of residential and
commercial unit types. Ninety-one (91) residential units and approximately 25,000 square feet of
commercial lease space are proposed. The undeveloped portion of South Street extending from
Broad Street east toward the railroad was approved for abandonment along with the
consideration of other project entitlements.
The current project before the City Council is a tentative map for the creation of 82 residential
and 27 commercial airspace condominiums (Attachment 2- Tentative Tract Map No. 2897 and
exhibits). Condominium units are proposed in two of the three project enclaves - Maymont
Place and Artisan Walk. The enclave known as The Collection, located closest to Broad Street,
is not included in this subdivision. More detailed descriptions of the range of unit types included
in the Maymont Place and Artisan Walk enclaves are included in the attached 8-08-07 Planning
Commission staff report (Attachment 7).
Planning Commission Action
On August 8, 2007, the Planning Commission, on a 5-0-2 vote (Commr. Carpenter absent and
Vice Chair Stevenson recused) recommended that the City Council reaffirm their prior approval
(July 18, 2006) of a Mitigated Negative Declaration of environmental impact, and approve the
tentative tract map, based on findings and subject to conditions and code requirements
(Attachment 5). The only public testimony on the item was from the applicant who noted their
concurrence with project conditions and Commission discussion was brief. The Planning
Commission staff report and hearing minutes are attached (Attachments 6 & 7).
General Plan Consistency
The City must make a finding that a tentative map approval is consistent with the General Plan.
Planning staff did an analysis of project consistency with applicable General Plan polices with
their review of the overall development project last year, which was endorsed by the Planning
Commission with their approval of Use Permit U 62-05, the Architectural Review Commission
(ARC) with their approval of the project design, and by the City Council with their consideration
of the appeal of the environmental determination made by the ARC. Overall, the project is
consistent with policies related to compact urban form, infill housing, and compatibility with
surrounding uses.
Council Agenda Report—TR 62-05
August 8,2007
Page 3
Conformance with Subdivision Regulations
The attached Planning Commission agenda report notes that open space requirements for
residential condominium projects in commercial zones do not have their own specific standards
and are evaluated on a case by case basis. The applicants utilized the requirements for R-3 &R-
4 zones in terms of their open space exhibits that were attached to the tentative map. In general
the project meets these established standards, and overall exceeds them. One unit did not have
its own individual private open space area. To address this, Condition No. 3 is included in the .
Draft Council Resolution requiring that Unit A in the Maymont Place 2 Building provide a
private open space area of at least 100 square feet. Condition No. 5 requires details of all the
open space areas within the project to be reflected in working drawings for the project and are
subject to the review and approval of the Community Development Director.
Environmental Review
On July 18, 2006, the City Council considered an appeal submitted by Terry Mohan of the
ARC'S approval of the project design as well as the Mitigated Negative Declaration. The City
Council adopted Resolution No. 9819 (2006 Series) denying Mr. Mohan's appeal and
reaffirming the ARC'S approved of both.the project and Mitigated Negative Declaration. The
Planning Commission had previously considered the same environmental document with their
consideration of the Use Permit U 62-05. The project description included in the Mitigated
Negative Declaration noted that a subdivision to allow for condominium ownership was a part of
the project. There are no changes to the project design that are.proposed from plans previously
approved so there is not a need to prepare either a supplement or addendum to the prior Mitigated
Negative Declaration.
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 the City
Council takes action on the final map, typically 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.
—3
Council Agenda Report—TR 62-05
August 8,2007
Page 4
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.
ATTACffiVV LENTS:
1. Vicinity Map
2. Reduced copies of tentative map and exhibits
3. Council Resolution No. 9819 (2006 Series) denying Mohan appeal and upholding
ABC's approval of project design and environmental review
4. Planning Commission Resolution No. 5454-06 (2006 Series) approving Use.Permit
U 62-05
5. Planning Commission Resolution No. 5487-07 (2007 Series) recommending
approval of Tentative Tract Map TR 62-05
6. Draft 8-8-07 Planning Commission minutes
7. 8-8-07 Planning Commission staff report
8. Draft Resolution "A"to approve the tentative map
9. Draft Resolution `B" to deny the tentative map
Distributed to the City Council: Ledger-size project plans
Reading File: Full-size project plans
GApiicci\Village at Maymont\S[aff Reports\TR 62-05 CC report
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Attachment 3
RESOLUTION NO.9819(2006 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S
ACTION TO GRANT FINAL APPROVAL TO "THE VILLAGE AT MAYMONT,"A
MIXED-USE PROJECT AT 2238 BROAD STREET(ARC/ER 62-05)
WHEREAS, the Architectural Review Commission conducted public hearings on April
17, 2006, and June 19, 2006, to approve plans for a mixed-use project with 91 residential units
and approximately 25,000 square feet of commercial lease space; and
WHEREAS, Terry Mohan, 2416 Santa Clara Street, San Luis Obispo, filed an:appeal of
the Architectural Review Commission's action on June 26, 2006, based on concerns with the
review of traffic mitigation; and
WHEREAS, the City Council conducted a public hearing on July 18, 2006, and has
considered testimony of interested parties including the appellant, the records of the Architectural
Review Commission's actions of April 17a' and June 19, 2006, and the evaluation and
recommendation of staff;and
WHEREAS, the City Council has considered the Negative Declaration with Mitigation
Measures (ER 62-05) as approved by the Architectural Review Commission.
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed project
(ARC/ER 62-05), the appellant's statement, staff recommendations and reports thereof, makes
the following findings:
1. Traffic mitigation measures established for the project (ER 62-05) have been
appropriately reviewed and adequately address potential traffic impacts resulting from a
mixed-use project with 91 residential units and approximately 25,000 square feet of
commercial lease space on the project site at 2238 Broad Street.
2. The project's site planning and circulation layout are appropriate for a mixed-use project
in the Neighborhood-Commercial and Service-Commercial zones at 2238 Broad Street
and will be compatible with surrounding development.
3. The City Council has reviewed and concurs with the action taken on June 19, 2006, by
the ARC to grant final approval to the project (ARC/ER 62-05) based on 4 findings, 31
conditions, 34 code requirements, and 53 mitigation measures.
R 9819
Attachment 3
Resolution No.9819(2006 Series)
Page 2
SECTION 2. Action - Appeal Denied. The appeal of the Architectural Review
Commission's action is hereby denied. Therefore, the Commission's action to grant final
approval to the project is upheld based on findings and subject to the conditions, mitigation
measures and code requirements as outlined in the final ARC approval (ARC/ER 62-05).
On motion of Council member Brown, seconded by Vice Mayor Settle, and on the
following roll call vote:
AYES: Council Members Brown, Ewan and Mulholland, Vice Mayor Settle,and
Mayor Romero
NOES: None
ABSENT. None
The foregoing resolution was passed and adopted this 18a`day of July 2006.
Mayor David F. Romero
ATTEST:
Audrey H per
City Clerk
APPROVED:
J na an P.Lowell
City Attorney
3 -2z
��I��III�III�I�IIIIIIIIII II Attachment 3
city Of SAn WIS OBISPO
Community Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218
June 22, 2006
Halferty Development Co.
Attn: Jim Halferty
5289 Alton Parkway
Irvine, CA 92604
SUBJECT: ARC and ER 62-05: 2238 Broad Street
Final review of a new mixed-use development project with 91
residential units and approximately 25,000 square feet of commercial
space, and environmental review
Dear Mr. Halferty:
The Architectural Review Commission, at its meeting of June 19, 2006 granted final
architectural approval to the mixed-use project with 91 residential units and
approximately 25,000 square feet of commercial space, based on findings and subject
to conditions, code requirements, and mitigation measures as follows:
Findings
1. A Mitigated Negative Declaration was prepared by Padre and Associates, Inc. and
released for public review and comment by the Community Development
Department on May 18, 2006. The Architectural Review Commission finds and
determines that the project's Mitigated Negative Declaration adequately addresses
the potential significant environmental impacts of the proposed project.
2. As conditioned, the project is consistent with the Community Design Guidelines as
follows:
a) The project maintains a high quality of craftsmanship in development through
use of authentic building styles, design elements, and materials.
b) The project buildings are clustered to achieve a "village" scale. The various
buildings are designed to create a visual and functional relationship with one
another.
c) The project buildings provide a sense of human scale. The project buildings
incorporate significant wall and roof articulation to reduce apparent scale.
Roofs are multi-planed to avoid large, monotonous expanses. Horizontal and
vertical wall articulation is expressed through the use of elements, such as wall
offsets, recessed windows and entries, awnings, and second floor setbacks.
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Sr.23
Telecommunications Device for the Deaf(805)781-7410.
�1
ARC 62-05 _
Page 2 Attachment 3
d) The project buildings incorporate setbacks at the ground floor level and/or
upper levels (stepped-down) along street frontages, such that they do not
visually dominate the adjacent neighborhood.
e) The project buildings' elements are in proportion.. Building designs demonstrate
continuity, harmony, simplicity, rhythm, and balance and are in proportion to
one another.
f) The project's internal streets are designed as if they were pleasing public
streets, with comprehensive streetscapes including sidewalks, and planting
strips between curb and sidewalk with canopy trees.
g) The project landscaping is planned as an integral part of the overall design and
not simply located in "left over" areas. Landscaping is used to help define
outdoor spaces, soften the project structures' appearance, and to screen
parking, loading, storage, and equipment areas.
h) Where visual screening at ground level is required (for those portions of the
development visible from Broad Street), the project utilizes a combination of
elements as appropriate, such as walls, berms, and landscaping.
i) The project maintains views of the South Street Hills and the Santa Lucia
Foothills to the greatest extent possible.
3. As conditioned, the project's design is appropriate for a mixed-use project in the
Neighborhood-Commercial and Service-Commercial zones and will be compatible
with surrounding development.
4. As conditioned, the project is consistent with the architectural guidelines in the
Railroad District Plan. Atfacd +v
Mitigation Measures: Drmft`d'C Resolu}ior
T as Fxh;bH-A .
1. The project shall comply with mitigation measures outlined in the in Table A-1 of the
initial study as updated by the errata sheets to the draft initial study/mitigated
negative declaration. (A text summary of the mitigation measures is attached.)
Conditions
Building Facades
1. Bulkheads for commercial storefronts shall be cast concrete, masonry veneer or tile
to the satisfaction of the Community Development Director.
2. Upper level windows on all masonry and plaster/stucco walls shall be recessed a
minimum of two inches from the exterior wall plane. Such measurement shall
exclude any exterior window trim.
ARC 62-05 Attachment 3
Page 3
3. Colors are generally supported. Use Dunn Edwards "Silver Skate" with 'Play on
Gray" for building AW-3. The final palette shall be reviewed and approved by the
Community Development Director prior to issuance of a building permit.
4. All stucco and plastered surfaces shall have a smooth hand-finished appearance to
the satisfaction of the Community Development Director. A sample of the finish
shall be submitted prior to issuance of a building permit.
5. Provide a variety of storefront systems using different colors, window
configurations, and architectural framing.
6. Residential garages shall all have garage doors. Commercial parking may be
accommodated in open garages or carports. Garage door design and location shall
be subject to review and approval by the Director. Freestanding carport design
shall also be subject to review and approval by the Director.
7. Window treatment along the Broad Street frontage in the west elevations of
buildings TC-1 and TC-2 shall be to the approval of the Community Development
Director. Unless specifically approved by the Director, mirrored glass, heavily tinted
glass, and glass covered by glazing film is not appropriate. Temporary signs,
banner signs and visible storage are also not appropriate.
Lighting
8. Locate light poles outside of planter areas. Use a light standard more in keeping
with those used near the depot and in the railroad transportation parking lot to the
satisfaction of the Community Development Director. The light pole presented at
the meeting would be acceptable.
9. Exterior lighting shall be directed downward and not spill onto adjoining properties.
The maximum height of lighting equipment and supporting structures, including
fixtures, standard and base, shall not be higher than 15 feet above the finished
grade. Lighting levels measured at the finished grade directly beneath the fixture
shall not exceed 10 foot-candles. Fixture design shall be consistent with the
Railroad District Plan.
10. The wall-mounted fixtures presented at the meeting are hereby approved.
Additional pedestrian level lighting near entries and storefronts shall be shown on
plans submitted for a building permit and subject to review and approval by the
Director.
Signs
11. Signage for commercial uses throughout the project site shall conform to the
standards established for the Neighborhood—Commercial zone and shall comply
with the City's Sign Regulations to the satisfaction of the Community Development
Director. Signage shown on project plans is not approved as part of this action. The
Director may refer a signage program or specific proposals to the ARC if it seems
excessive or out of character with the project.
ARC 62-05
Page 4 Attachment 3
12. The names of Plaza Drive, Village Lane and each of the enclaves shall be changed
to reflect local railroad history as recommended by the Cultural Heritage Committee
to the satisfaction of the Community Development Director. (One source is "Rails
across the Ranchos" by Loren Nicholson.)
Bicycle Parkinq
13. Provide additional short-term bicycle parking on the east side of Emily Street; in the
plaza along Broad Street; convenient to commercial storefronts along the east side
of TC-2, the west and south sides of MP-1; and for visitors to project residents to
the satisfaction of the Public Works Director.
14. At least one long-term bicycle parking space shall be provided for each residential
unit with a minimum dimension of 2 feet by 6 feet to the satisfaction of the Public
Works Director.
Mechanical Equipment
15. All mechanical equipment shall be screened from view to the satisfaction of the
Community Development Director. Mechanical equipment and screening devices
shall be clearly shown and dimensioned on plans submitted for a building permit.
16. All exterior mechanical equipment proposed as part of this project shall be selected,
configured, located, and housed in such a way as to ensure compliance with City
policies and standards for noise exposure..
Landscaping and Paving
17. The landscape shall be designed in accordance with Chapter 13.20, Water Efficient
Landscape Standards, of the City's Municipal Code. Special note, all landscape
areas shall be designed and irrigated in a manner that will avoid overspray and
runoff.
18. Final landscaping and irrigation plans shall be subject to review and approval by the
Community Development Director. The planting plans shall include Canary Island
Palm trees near the rear of the site. The likely size of mature trees shall be carefully
considered when determining their placement. If reasonably feasible, the 36-inch
Pepper along the eastern boundary of the site shall be retained. If not, plans shall
clearly indicate why not.
19. Trees planted along Broad Street on the project site and in the right-of-way shall be
24-inch box trees at a minimum.
20. Provide landscape planters between garages on building elevations dominated by
garages to the satisfaction of the Director.
21. Paving colors and materials shall include textured, colored, and scored concrete
and colored pavers to the satisfaction of the Community Development Director.
ARC 62-05
Page `J Attachment 3
Roof Terrace
22. Rather than the substantial trellis structures shown on sheets A-2.1 to A-4 of the
plans, use smaller plant arbors, large pots planted with trees, and umbrellas, if
necessary, to provide areas of shade on the roof terrace to the satisfaction of the
Director.
Walls
23. Retaining walls at the rear of the site shall be terraced with three to five feet
between walls to allow for landscaping. Walls and fencing shall meet Zoning
Regulation standards unless a fence height exception is applied for and approved.
Retaining walls shall use the same or similar materials and coursing pattern as the
screen wall surrounding the Fire Station.
24. The screen wall at the perimeter of the Fire Station shall be installed as part of the
first phase of project construction.
Processing
25. Final project design and construction drawings shall be in substantial compliance
with City standards and code requirements and project plans as approved by the
ARC. Unless specifically stated in action taken by the ARC, where there may be a
discrepancy between approved plans and City standards and code requirements,
City standards and code requirements shall be met. A separate full-size sheet shall
be included in working drawings submitted for a building permit that list all
conditions, mitigation measures and code requirements of project approval as
Sheet No. 2. Reference should be made in the margin of listed items as to where
in plans submitted for a building permit requirements are addressed.
26. Any change to approved design, colors, materials, landscaping or other conditions
of approval and any architectural details not explicitly approved by the ARC shall be
subject to review and approval by the Director or the Architectural Review
Commission, as deemed appropriate, prior to issuance of a building permit for
construction in the enclave affected by the change or additional architectural
details. Review and approval of such changes or additional architectural details
shall be subject to an application and fee for architectural modifications, as deemed
appropriate by the Director.
27. Architectural Review approval does not constitute nor further the property towards
approval of a subdivision nor does it bring the property into compliance with the
City's Residential Condominium Development Standards.
28. Prior to issuance of any building permit for the project, the applicant must complete
the proposed abandonment of a portion of South Street (ABAN 62-05), the project
parcel map (MS 172-04), and the lot line adjustment request (LLA 62-05).
^ Attachment 3
ARC U-05 � ��-
Page 6
Utilities
29. The redevelopment of the site triggers the Utilities Department Sewer Lateral
Abandonment Policy. This policy states that any existing sewer lateral currently
stubbed to the property must be abandoned at the public main prior to any
demolition, grading, or construction, 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.
Solid Waste Disposal and.Collection
30. All bin enclosures must be large enough to store 2 bins, one for mixed recycling
and one for garbage. San Luis Garbage Company (SLG) has provided
specifications to the applicant. All enclosures must be accessible from the roads or
driveways within the development. The applicant shall submit written verification
from SLG that the location, size, and quantity of all proposed enclosures meet SLG
standards prior to issuance of a building permit for each of the project construction
phases.
31. Generally trash enclosures shall have an overhead trellis and adjacent landscape
areas planted with screening shrubs and vines trained on the screening wall and
trellis, unless a more effective proposal for minimizing their visual impact is
approved by the Director. Trash enclosure design shall be to the approval of the
Community Development Director. The trash enclosure along Roundhouse shall be
set back from the back of sidewalk a minimum of 3 feet. The 3-foot setback shall be
planted with screening shrubs and vines.
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.
1. Residential units within the project must comply with the California Building Code
standards for accessibility.
2. Trees that are planted within 10' feet of the cities infrastructure, sidewalks and
streets shall be chosen from the City of San Luis Obispo's Master Street Tree List.
Trees planted within 7.5 feet of infrastructure shall be planted with a deep root
planter. One tree is required per 35 lineal feet of street frontage or any part thereof
and planted to City of San Luis Obispo planting specifications.
3. Services to all new buildings shall be underground.
ARC 62-05 _ ' �^` Attachment 3
Page 7
4. Fire Department Access: Access shall be in accordance with Article 9 of the
California Fire Code (CFC). Access roads shall have an unobstructed width of not
less than 20 feet and an unobstructed vertical clearance of 13' 6". Access roads
shall be designed and maintained to support the imposed loads of a 60,000 pound
fire apparatus and shall be provided with a surface so as to provide all-weather
driving capabilities. The roundabout shall provide a surface throughout capable of
60,000 lbs., have a 20-foot wide access, and provide red curbs in accordance with
City Standards.
5. Address Numbers: Approved address numbers shall be placed on all new buildings in
such a position to be plainly visible and legible from the street fronting the property.
Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting
background. [UFC 901.4.4]
6. Water Supplies: Water Supplies shall be in accordance with Sections 901 and 903
of the CFC. An approved water supply capable of providing the required fire flow
for fire protection is required. The fire flow shall be determined using Appendix III-A
of the CFC. Note: Provide an approved fire hydrants on Foothill near Casa St, on
Casa St & Driveway, and near entrance to Tower
7. Fire Department Access to Equipment: Rooms or areas containing controls for air-
handling systems, automatic fire:protection systems, or other diction, suppression
or control elements shall be identified for use by the fire department and shall be
located in the same area. A sign shall be provided on the door to the room or area
stating "Fire Sprinkler Riser" and Fire Alarm Control Panel."
8. Knox Box_ A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room with a key to the room.
9. Fire Protection Systems and Equipment: Fire protection systems shall be installed
in accordance with the CFC and the California Building Code. An approved NFPA
13 system will be required for this project. Shop Drawings and Specifications shall
be submitted for review and approval prior to installation.
10. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Article 87 of the CFC.
11. Portable Fire Extinguishers: Portable fire extinguishers, rated 2A, 10 BC, shall be
mounted within 75'of travel and at each exit.
12. Traffic impact fees shall be paid for this development prior to building permit
issuance.
13. An encroachment permit will be required from the Public Works Department for any
work or construction staging in the public right-of-way.
3-.�9
ARC 62-05 l� Attachment 3
Page 8
14. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director.
15. All existing driveway approaches, curb ramps, and paths-of-travel located within the
public right-of-way shall be evaluated for compliance with the current city, state, and
ADA accessibility standards. These components, if not in compliance, shall be
altered or upgraded as a condition of the building permit.
16. The building plan submittal shall show and note all parking lot improvements in
accordance with the city engineering standards and the Parking and Driveway
Standards. The site plan shall include all space, bay, and aisle dimensions, parking
curbs, signage, striping, pavement marking, pavement materials, drainage devices,
and other parking lot improvements applicable to this development.
17. All proposed or altered accessible parking spaces shall comply with the current
California Building Code accessibility standards.
18. The parking lot design shall be shown to accommodate truck turning movements in
accordance with the parking and driveway standards.
19. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing
underground and overhead services shall be shown along with any proposed
alterations or upgrades. New services serving this development shall be
underground. All work in the public right-of-way shall be shown or noted.
20. The building plan submittal shall show the size and location of the existing water
and sewer mains located in the street or easement for reference.
21. A soils report will be required for development of all new structures, site
improvements, retaining walls, new parking lot areas, and for public improvements.
The soils report shall be included with the building permit submittal package and
with the submittal of public improvement plans.
22. This project shall comply with the requirements for engineered grading in
accordance with the grading ordinance. The grading, drainage, and erosion control
plans shall be prepared by a licensed civil engineer.
23. This development shall comply with the Waterway Management Plan, Volume III,
Drainage Design Manual. The building plan submittal shall include a final hydrologic
and hydraulic analysis report. The building plan submittal shall include erosion
control measures in accordance with Section 10.0 of the manual and stormwater
quality management in accordance with Engineering Standard Section 1010.B.
J
ARC
Page 9205 Attachment 3
24. EPA Requirement: General Construction Activity Storm Water Permits are required
for all storm water discharges associated with a construction activity where clearing,
grading and excavation results in land disturbance of one or more acres. Storm
water discharges of less than one acre, but which is part of a larger common plan
of development or sale, also require a permit. Permits are required until the
construction is complete. To be covered by a General Construction Activity Permit,
the owner(s) of land where construction activity occurs must submit a completed
"Notice of Intent" (NOI) form, with the appropriate fee, to the State Water
Resources Control Board (SWRCB).
25. A copy of the Stormwater Pollution Prevention Plan (SWPPP) required by the
SWRCB shall be included as part of the building permit and/or grading permit plan
submittal if applicable. The WDID Number issued by the board shall be noted on
all plans that involve regulated land disturbing activities.
26. The building plan submittal shall include an erosion control plan and erosion control
notes to the satisfaction of the Building Official and Public Works Director. Erosion
control measures shall be implemented and maintained for construction occurring
between October 15 and April 15.
27. The building plan submittal for the parking lot alterations shall show and note
compliance with Engineering Standard 1010B for Storm Water Quality
Management. This code requirement is applicable to new or redeveloped sites
where the total area of impervious surfaces is more than 10,000 square feet.
28. The building plan submittal shall show all required short-term and long-term bicycle
parking and any project specific conditions to the satisfaction of the Community
Development Department. Include details and detail references on the plans for
the proposed bicycle parking facilities and/or racks. The building plans shall
provide a detailed site plan of any racks. Show all dimensions and clearances to
obstructions per city standard. The project summary shall include the required and
proposed bicycle parking accordingly.
29. All water and sewer facilities shall be designed and constructed in accordance with
the City's Engineering Standards and Standard Specifications. City Standards
require water meters to be located within the public right-of-way, in the sidewalk just
behind the curb (refer to City Standards 6010, 6110, 6140, 6210, and 6260).
Developments that do not have standard public streets, with standard curb, gutter,
and attached sidewalks will not be able to meet this standard and will require
special approval. Maps and plans for the division of land and plans for the
development or redevelopment of property shall clearly indicate the locations and
construction details for the installation of water meters, and shall specifically
request approval of any deviations from the City's standards. This development will
have these issues, especially in the area of Plaza Drive. A high level of
coordination will be needed to develop a plan that is acceptable to everyone
involved.
ARC 62-05 Attachment 3
Page 10
30. All water and sewer facilities that are proposed to be turned over to the City for
ongoing ownership, operation, and/or maintenance shall be labeled on the plans as
"Public and shall be on property deeded to the City or within properly prepared and
recorded public utility easements. Any private utility service lines and other facilities
that lie within or across one property for the benefit of another shall be within
properly prepared and recorded private utility easements.
31. 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 unit basis for the residential portions of the project, and based on
the size of the water meter(s) serving the non-residential part, with appropriate
credit given for any prior accounts on the property.
32. The owner's engineer shall submit water demand and wastewater generation
calculations so that the City can make a determination as to the adequacy of the
supporting infrastructure. If it is discovered that an offsite deficiency exists, the
owner will be required to mitigate the deficiency as a part of the overall project.
33. For each building, a separate connection to the public main shall be required for
automatic fire sprinklers. The fire service lateral shall include a USC approved
backflow prevention device appropriate for the proposed use. The backflow
preventer shall be located as close to the public water main as possible. If the
building is relatively close to the water main, there is a preference for the fire
sprinkler backflow device to be located inside the building. For those buildings, the
plans shall clearly indicate the location of the fire sprinkler service lateral and the
location of the fire riser and backflow preventer. If the fire service supports one or
more fire hydrants, the USC approved backflow preventer shall also include
detector capabilities (double detector check assembly). The FDC may be located
behind the backflow prevention assembly, in accordance with manufacturer's
recommendations. The location and orientation of the FDC shall be approved by
the Fire Department.
34. 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.
4;7
n
ARC 62-05 �' Attachment 3
Page 11
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 me at 781-7168.
Sincerely,
Pamela Ricci, AICP
Senior Planner
Community Development
cc: County of SLO Assessor's Office
Richard A Debeikes
5289 Alton Parkway
Irvine, CA 92604
Debbie Rudd
RRM Design
3765 S. Higuera Street, Suite 102.
San Luis Obispo, CA 93401
Albertons Inc.
Property Tax Department
PO Box 20
Boise, ID 83726
3�33
Attachment 4
PLANNING COMMISSION RESOLUTION NO. 5454-06 (2006 Series)
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A MIXED USE PERMIT,A MASTER LIST OF USES AND A
PARKING REDUCTION FOR THE VILLAGE AT MAYMONT PROJECT
U/ER 62-05 (2238 Broad Street)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
May 24, 2006, for the purpose of considering Application U 62-05, a nixed-use project with 91
dwellings and 25,000 square feet of commercial floor area; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, a Mitigated Negative Declaration of environmental impact was
recommended by the Deputy Director on May 18, 2006; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by the
Planning Commission and staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commissionof the City of
San Luis Obispo as follows:
Section 1. Environmental Review. The proposed Mitigated Negative Declaration for the,
project adequately identifies all of the potential impacts of the project and the mitigation
measures and monitoring programs listed in Exhibit B are reasonably necessary to reduce
potentially significant impacts to less than significant levels. As the hearing body taking final
action on the project, the Architectural Review Commission will also take final action on the
environmental determination. (ExWb'14- B nai-aH-x .pd here - rn�h'ga,#io►v
me"o"w are ahhxLheac +a 4k& .bra�4-C-C
Section 2. Findings. The following findings are hereby made by the Planning
Commission in support of the proposed mixed use project and consistent with Zoning
Regulations Sections 17.08.072, 17.16.060, and 17.22.010.
Mixed-Use Findings:
a) The project's mixed uses are consistent with the General Plan and are compatible with their
surroundings, with neighboring uses, and with each other because (1) all of the uses
proposed are allowed or conditionally allowed in the C-N and C-S zone, (2) as conditioned,
adjacent environmental noise and service commercial activities will be disclosed to
prospective residents of the project, and (3) the uses that are allowed have been chosen to
insure compatibility and this use permit may be reviewed by the City if reasonable written
complaintsare received from residents of the project or the Police Department.
b) The project's design protects the public health, safety and welfare because potential impacts
such as noise and use compatibility have been identified and mitigated in the design of the
-301poe
Attachment 4
Planning Commission Resolution No. 5454-06 (2006 Series) Page 2
2238 Broad Street, U/ER 65-02
project, insuring that the project has been designed in a manner that is consistent with City
standards and policies.
c) The mixed uses provide greater public benefits than single-use development of the site
because it provides a large number of residential units that are affordable by design in close
proximity to workplaces both on-site and within the immediate vicinity. In addition, the
project has immediate access to public transportation and the City's bicycle route network.
30% Shared and Mixed-Use Parking Reduction Findings:
d) The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 A.,
Parking Space Requirements, in that it satisfies the intent of that section which is "... to
minimize the area devoted exclusively to parking and drives when typical demands may be
satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement
for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060
B. because there are multiple uses that share common parking areas. In addition,in accordance
with the provisions of Section 17.16.060 C., the times of maximum parking demand from the
proposed commercial and residential uses will not coincide.
e) A 30% parking reduction is consistent with the Air Pollution Control District's (APCD) land
use planning strategies designed to reduce dependence on vehicle travel, and it can be expected
that some trips will be consolidated because of the range of different uses proposed at the
site.
Mandatory Finding for More Restrictive Standards:
f) Site specific property development standards are needed to protect all proposed uses of the
site, in particular residential uses. A Master Use List, which limits some of the uses
normally allowed in the C-N and C-S zones is provided as Exhibit A.
Special Considerations Finding:
g) The project's design and mix of uses will be compatible with railroad operations in the
vicinity because the project incorporates mitigation for exposure to noise from the railroad,
the site is separated from the railroad tracks by an extensive buffer of surplus railroad
property, and the Cultural Heritage Committee has determined the project is consistent with
Railroad District Plan (April 24, 2006).
Medical Services Findings:
1. Medical services are compatible with surrounding land uses because, as conditioned to
occupy no more than 2,000 square feet of the project's commercial lease space, adequate
parking is provided on-site to accommodate the range of mixed uses.
2. The project site is located along Broad Street, a street designated as an arterial in the
Circulation Element and has convenient access to public transportation because of a transit
stop located at the Broad Street project frontage.
Attachment 4'
Planning Commission Resolution No. 5454-06 (2006 Series) Page 3
2238 Broad Street, U/ER 65-02
3. The proposed medical service will not significantly increase traffic in residential
neighborhoods because the project site has access to Broad Street and is not located adjacent
to a residential neighborhood. Public use of the proposed medical services does not require
on-site traffic to pass through a residential area.
4. The proposed medical service is consistent with the Airport Land Use Plan (ALUP) because
the overall development is consistent with the Safety Policies of the ALUP.
5. The project will not preclude service commercial uses in areas especially suited for these
uses when compared with medical services because the project's location within walking
distance of downtown is especially suited for a mixed-use development.
Office Use in the C-S Zone:
1. Offices will be compatible with existing and proposed uses in the area because the project
site has access to Broad Street, public transportation, bike routes and will have convenience
facilities for employees on-site.
2. The project location will not significantly direct traffic to use streets in residential zones
because there are no residential zones bordering the project site.
3. The project will provide adequate mitigation to address potential impacts related to noise,
light and glare, loss of privacy and other impacts on nearby residential areas because, as a
mixed-use project, these considerations are integral part of the project design.'
4. The project will not preclude industrial or service commercial uses in areas especially suited
for these uses when compared with offices.
5. The project will not create a shortage of CTS zoned land available for service commercial or
industrial development because there are vacant, developable and under-utilized properties
through-out the City in the C-S zone better suited for industrial uses.
Section 3. Action. The Planning Commission hereby approves a Use Permit for Mixed-
Use Project U/ER 62-05 and a 30% parking reduction with 14 cars parked in tandem, located at
2238 Broad Street, subject to the following conditions of approval:
1. The Inclusionary Housing Requirement for the project is 1 Affordable Dwelling Unit.
Based on the letter submitted from the applicant dated March 27, 2006, the project as
proposed and approved shall have a total of 4 Affordable Dwelling Units.
2. Garages within the project shall be used exclusively for parking vehicles and may not be
used for general storage, recreation or other uses that would prevent the parking of vehicles
as required by the Zoning Regulations.
3. The Mixed Use Project is subject to the use matrix provided in Exhibit A of this resolution.
Modifications to the use matrix require the approval of the Planning Commission.
Attachment 4
Planning Commission Resolution No.. 5454-06 (2006 Series) Page 4
2238 Broad Street, U/ER 65-02
4. The residential tenant leases shall include a disclaimer, to the approval of the Community
Development Director, whereby residents consent to the higher noise levels they will
experience living on the project site. The leases shall state that the project site is located in
an area designated for service commercial uses and the City's Noise Ordinance does not
include the same protections in this area as it does for residential neighborhoods.
5. Hours of operation for all commercial uses on the project site are limited to between 8 a.m.
and 8 p.m., unless the Director approves an Administrative Use Permit for extended hours, .
except that food and beverage uses may operate from 6:00 a.m. until midnight with no live
entertainment after 10:00 p.m.
6. The property managers for the project shall be required to maintain an updated and accurate
parking calculation worksheet for the commercial portions of the project site. The
worksheet shall be submitted to the Community Development Department with every use
permit application required by this resolution.
7. This use permit shall be reviewed by the Administrative Hearing Officer if any reasonable
written complaint is received from any citizen or from the Police Department. At the review
hearing the Hearing Officer may establish additional conditions of approval as deemed
necessary to insure on-going compatibility between commercial and residential uses on the
project site. The Hearing Officer may refer the complaint to the Planning Commission at
his/her discretion.
8. Medical office uses shall not occupy more than a total of 2,000 square feet of lease space.
Transportation Conditions:
9. Broad, Santa Barbara, South Street Intersection. Prior to the issuance of building permits,
the applicant/developer shall design, subject to the approval of the Public Works Director
and Caltrans, the following improvements, and shall dedicate the necessary right-of-way to
accommodate construction of such improvements:
a) Intersection improvements (including roadway widening, signing, striping, raised median
and signal work) to provide two northbound left-turn lanes at the intersection of Broad and
South Street. The left-turn phasing for the north and southbound approaches shall be
modified to accommodate lead-lag left-turn phasing. In lieu of this improvement, the
Director of Public Works may consider and accept other equal mitigation (eg. a roundabout
design). In the event the roundabout design is pursued by the City and development of that
alternative is likely to delay occupancy of the project, the developer has the option of
posting a payment and performance bond for its fair share of the design and improvements
in lieu of completing such improvements.
b) Roadway widening to accommodate the following cross-section of Broad Street (at South
Street) from the southwestern curb line: one 5-foot bike lane, two 11-foot travel lanes, one
3-foot raised median with irrigation and landscaping, four 11-foot travel lanes, one 4-foot
bike lane, one 12-foot turn lane. Traffic impact fee credits may be requested for a portion of
the improvements made to the Broad Street frontage of Fire Station #1. Note: The
Attachment 4
Planning Commission Resolution No. 5454-06 (2006 Series) Page 5
2238 Broad Street, U/ER 65-02
applicant/developer is encouraged to submit the necessary Broad Street design exceptions to
Caltrans immediately so construction of the improvements will not be delayed.
10. Prior to the issuance of occupancy permits, the applicant/developer shall complete the
improvements identified within this mitigation measure subject to review, inspection and
permit issuance by the City and Caltrans.
Note: The City has also conditioned other projects (specifically Four Creeks) to
make improvements to the Broad Street intersection. Specifically, Four Creeks has
been conditioned to deposit a mitigation fee for the lane conversion work and pay
their fair share of the intersection widening either through the TIF fee program if it
has been modified to include this improvement or pay their TIF fees plus a fair share
mitigation fee as determined by the Public Works Director. Assuming Four Creeks
proceeds with their project, a percentage of the lane conversion and intersection
widening will be paid for by others.
11. Broad/Woodbridge Intersection. Prior to the issuance of building permits, the
applicant/developer will be required to pay the project's fair share toward the design and
installation of a future traffic signal at this intersection as determined by the Public Works
Director.
12. Broad Street. The applicant/developer shall be responsible for the design and installation of
signage, striping, and raised landscape median improvements on Broad Street between
South and Alphonso Streets. Signing and striping improvements shall be extended through
each intersection to.provide the necessary lane transitions.
13. Future Connection to Victoria. It is the City's goal to ultimately provide a vehicle,
pedestrian and bicycle connection from the subject property to Victoria and Woodbridge
Streets. Providing this connection will improve the project's circulation. As such, the
project's site design shall not preclude this connection and the applicant/developer shall
make an irrevocable offer to dedicate the right of way necessary for this connection and pay
for 1/2 of the cost of the roadway improvements.
14. Emily/Alphonso Connection. A vehicle, pedestrian and bicycle access connection and
easement shall be maintained from the terminus of Emily Street to Alphonso Street. Such
easement shall be recorded prior to occupancy.
15. Internal Circulation. Private streets and drive aisles shall be designed to comply with the
City's standards.
16. Pedestrian Safety. As shown on Sheet EX2, prepared by the Public Works Department and
dated April 7, 2006, the applicant/developer shall realign the pedestrian crosswalk on Broad
Street to reduce the pedestrian crossing distance. Additionally, the developer shall design
and install eight countdown pedestrian indicators as mentioned in the traffic study. Traffic
impact fee credits may be requested for a portion of the cost of the pedestrian indicators.
��Q
Attachment 4
Planning Commission Resolution No. 5454-06 (2006 Series) Page 6
2238 Broad Street, U/ER 65-02
17. Bus Pullout. As shown on Sheet EX2, prepared by the Public Works Department and dated
April 7, 2006, the applicant/developer shall design and install a bus pullout, shelter and
associated amenities in compliance with City standards on the site's Broad Street frontage.
All transit improvements shall be installed prior to occupancy clearance.
18. Maymont Place Aisle. Parking for vehicles entering Maymont Place shall be set back 50-60
feet to reduce the potential of vehicles stacking out onto Broad Street or blocking pedestrian
access while waiting for a vehicle to back out of the end parking space.
19. Railroad Safety :Trail Connection. Prior to the issuance of a building permit, the
applicant/developer shall submit a site plan and grading design illustrating how an ADA
accessible path can be provided from the subject property to the Railroad Safety Trail as
indicated on project plans.
20. Railroad Crossing: Figure #2 Streets Classification Map in the City of San Luis Obispo
Circulation Element shows a proposed railroad crossing between Roundhouse Avenue and
Bishop Street. Prior to issuance of building permits, the applicant/developer shall make an
irrevocable offer of dedication for a 16-foot easement along the project's Roundhouse
Avenue frontage for future slope bank grading necessary to accommodate the railroad
crossing.
21. Santa Barbara Avenue/High Street. This intersection is forecast to operate at LOS F during
the PM peak hour. The project will add traffic in excess of the City's traffic impact threshold
to this intersection. The addition of exclusive turn lanes on the minor street and a two way
left tum lane on the major street, restores the intersection operation to LOS C. This would
require removal of on-street parking and/or widening of Santa Barbara Street. The City has
identified such a project in their TIF program. Prior to construction, the applicant shall pay
its traffic impact fees toward this future mitigation.
22. Santa Barbara Avenue / Roundhouse Avenue. This intersection is forecast to operate at
LOS F during the PM peak hour. The project will add traffic in excess of the City's traffic
impact threshold to this intersection. The addition of exclusive turn lanes on the minor street
and a two way left turn lane on the major street, restores the intersection operation to LOS
C. This would require removal of on-street parking and/or widening of Santa Barbara Street.
The City has identified such a project in their TIF program. Prior to construction, the
applicant shall pay its traffic impact fees toward this future mitigation.
Utilities Condition:
23. The development of the site triggers the Utilities Department Sewer Lateral Abandonment
Policy. This policy states that any existing sewer lateral to the property must be abandoned at
the main as a condition of development, unless the lateral is intended for use with the proposed
development and it passes a video inspection. If the sewer lateral is intended for this purpose,
the owner shall submit a VHS videotape documenting the internal condition of the pipe to the
Utilities Department for approval.
3 -39
Attachment 4
Planning Commission Resolution No. 5454-06 (2006 Series) Page 7
2238 Broad Street, U/ER 65-02
Public Works/Site Grading Conditions:
24. This development shall comply with the Waterway Management Plan Volume III, Drainage
Design Manual. A preliminary hydrologic and hydraulic analysis report has been received.
The final report shall include the additional upslope watershed area that is tributary to this
development.
25. The final drainage design for this development shall consider the historic upslope drainages
from the UPRR right-of-way. The drainage system shall be designed to accept and convey
any upslope drainage that is tributary to this development in a non-erosive manner to an
approved outlet.
26. The final drainage report and proposed drainage system shall also be reviewed and approved
by Cal Trans prior to final project approvals.
27. This development will create more than 10,000 square feet of impervious surfaces. As such
the project shall implement a system to improve the quality of the runoff from the new
parking areas and streets in accordance with Engineering Standard #1010.B, current
engineering practices and Best Management Practices as note in the California Stormwater
Quality Handbook Section 5.
28. The required water quality analysis report shall be prepared by a licensed engineer. The
report shall include the final calculations and analysis for the proposed treatment of the
parking lot runoff in accordance with Engineering Standard Section 1010.B. The report shall
show treatment for runoff for 28% of the 2-year storm event or from a I'724-hour storm
event. The plans shall show any by-pass structures or systems accordingly. A separate
conveyance system to keep roof drainage from draining through the parking may be
required.
29. The current site development .and prior site uses allowed for some filtering and passive
treatment of the runoff from the UPRR right-of-way. The project will generally remove the
existing passive treatment. The proposed drainage system shall provide a method to remove
silt and sediment from this offsite drainage source.
On motion by Commr. Brown, seconded by Commr. Christianson, and on the following roll call
vote:
AYES: Commrs. Ashbaugh, Brown, Miller and Christianson
NOES: Commr. Carter
REFRAIN: Commrs. McCoy and Stevenson
ABSENT: None
The foregoing resolution was passed and adopted this 24th day of May 2006.
Planning Commission by: Doug Davidson, Secretary
( �.) Attachment 4
Planning Commission Resolution No. 5454-06 (2006 Series) Page 8
2238 Broad Street, U/ER 65-02
Master Use Permit List
For the Mixed-Use Project at
Maymont Place
2238 Broad Street
U/ER 62-05
Uses Allowed and Conditionally Allowed in the GN zoned portion of the
project site:
1. Allowed Uses:
o ATM's
o Convenience Store
o Copying and Quick Printer Service_
o General retail — 2,000 sf or less
o Groceries, liquor, specialty foods
o Live/work units
o Mixed-use project
o Mobile home as temporary residence at building site
o Multi-family dwellings
o Office-supporting retail, More than 2,000 sf, up to 5,000 sf
o Office-Accessory
o Office — supporting retail, 2,000 sf or less
o Personal services
o Produce stand
o Recreational vehicle as temporary dwelling (See Section 17.08.010.C.4)
o Residential Support Services
o Restaurant
2. Uses Allowed with Director's of Chief Building Official's Approval by Letter:
o Office—Temporary, real estate sales office in tract (See Section
17.08.010.C.1)
o Office—Temporary, on-site mobile home as a construction office (See
Section 17.08.010.C.2,a)
o Outdoor temporary and/or seasonal sales (See Section 17.08.020)
o Office—Temporary, mobile home as a construction office not located on-
site(See Section 17.08.010.C.2.b)
o Parades, Carnivals, Fairs, Festivals on private property (See Section
17.08.010.C.7)
o Special event, on private property
Atiachme��t 4
Planning Commission Resolution No. 5454-06 (2006 Series) Page 9
2238 Broad Street, U/ER 65-02
o Temporary or Intermittent Uses (See Section 17.08.010.C.8)
3. Uses Allowed with Administrative Use Permit Approval:
o Extended hour retail (See Condition 5 of PC Resolution approving U 62-05)
o General retail —More than 2,000 sf, up to 15,000 sf
4. Home Occupation Permit Required:
o Home Occupation
5. All Other Uses are Not.Allowed:
Uses Allowed and Conditionally Allowed in the C-S zoned portions of the
project site:
1. Allowed Uses:
o ATM's
o Banks and financial services
o Business support services
o Catering Service
o Convenience store
o Copying and Quick Printer Service
o Fitness/health facility
o Furniture, furnishings, and appliance stores
o Live/work units
o Maintenance service, client site services
o Mixed— use project
o Office —Accessory
o Office — Processing
o Office —Production and administrative
o Personal services
o Photo and film processing lab
o Photographer, photographic studio
o Produce stand
o Restaurant
o Studio — Art, dance, martial arts, music, etc.
o Vending machines (See Section 17.08.050)
o Work/live units
� -yam
Attachment 4
Planning Commission Resolution No. 5454-06 (2006 Series) Page 10
2238 Broad Street, U/ER 65-02
2. Uses Allowed with Director's of Chief Building Official's Approval by Letter:
o Day care— Day care center
o Medical Service — Clinic, laboratory, urgent care
o Medical Service — Doctor's office
o Office —Temporary, real —estate sales office in tract (See Section
17.08.010.C.1)
o Office—Temporary, on-site mobile home as a construction office(See
Section 17.08.010.C.2.a)
o Office —Temporary, mobile home as a construction office not located on —
site (See.Section 17.08.010.C.2.b)
o Outdoor temporary and/or seasonal sales (See Section 17.08.020)
o Parades, Carnivals, Fairs, Festivals on private property (See Section
17.08.010.C.7)
o Special event on private property
3. Uses Allowed with Administrative Use Permit Approval:
o Auto parts sales, with installation
o Banks and financial services
o Bar/tavern
o Equipment rental
o Extended hour retail (See Condition 5 of PC Resolution approving U 62-05)
o Furniture and fixtures manufacturing, cabinet shop
o Laboratory— Medical, analytical, research, testing
o Manufacturing — Light
o Nightclub
o School — Specialized education/training
o Temporary or Intermittent Uses (See Section 17.08A10.C.8)
4. Home Occupation Permit Required:
o Home Occupation
5. All Other Uses are Not Allowed:
Attachment 5
�II�I�fIIIIIIIIII�II ���� -
'IIIIIIInllll� �� ll�
City Of SAn tuffs OBISPO
Community Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218
August 15, 2007
H/D Maymont LLC
199 S. Los Robles Avenue, Suite 880
Pasadena, CA 91101
SUBJECT: TR_62-05 —2238 So. Broad Street
Request for a tentative tract map to create a residential and
commercial condominium subdivision within an approved mixed-use
project
Dear Applicant:
The Planning Commission, at its meeting of August 8, 2007 recommended that the City
Council recommend approval of the tentative tract map, based on findings and subject to
conditions noted in the attached resolution.
The action of the Planning Commission is a recommendation to the City Council and,
therefore, is not final. This matter has been tentatively scheduled for public hearing
before the City Council on September 18, 2007. This date, however, should be verified
with the City Clerk's office at (805) 781-7102.
If you have any questions, please contact Pam Ricci at (805) 781-7168.
Sincerely,
Doug Davidson, AICP
Deputy Community Development Director
Development Review
cc: SLO County Assessors Office
H&D Maymont LLC RRM Design Group
c/o Richard Debeikes Jr. 3765 S. Higuera Street
199 S. Los Robles Ave Ste 880 San Luis Obispo, CA 93401
Pasadena, CA 91101
Attachment: Resolution No. 5487-07
EThe 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 5
RESOLUTION NO. 5487-07
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A TENTATIVE
TRACT MAP FOR PROPERTY
LOCATED AT 2238 BROAD STREET
(TR 62-05; TRACT 2897)
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 August
8, 2007, for the purpose of considering TR 62-05, a tentative tract map to create 82 residential and 27
commercial airspace 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 reaffirmed the Council's adoption of a Negative
Declaration with Mitigation Measures (ER 62-05) 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 will
incrementally add to the City's housing inventory, provides privacy for occupants and neighbors
of the project, 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 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.
�s
Attachment 5
Planning Commission Resolution 5487-07
TR 62-05
Page 2
5. On July 18, 2006, the City Council upheld the Architectural Review Commission's action to
approve the mixed-use project at the subject site including a Mitigated Negative Declaration (ER
62-05). The Planning Commission finds and determines that the environmental document
previously reviewed by them with Use Permit U 62-05 on May 24, 200'6 adequately addresses
the potential significant environmental impacts of the proposed project.
Section 2. Environmental Review. The Planning Commission does hereby recommend that
the City Council reaffirm their adoption on July 18, 2006 of a Negative Declaration with Mitigation
Measures with incorporation of the mitigation measures included in Exhibit A:
Section 3. Recommendation. The Planning Commission does hereby recommend to the City
Council approval of application TR 62-05 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
Council on July 18, 2006, via Resolution No. 9819 (2006 Series), as well as those Use Permit U
62-05 conditions approved by the Planning Commission on May 24, 2006 via Resolution No.
5454-06 (2006 Series) shall be incorporated herein as conditions of approval.
2. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify and
hold harmless the City and/or its agents, officers and employees from any claim, 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. A private open space area of at least 100 square feet shall be provided for Unit .A in Building
Maymont Place 2 (MP-2).
4. All residential units within the project shall include at least 200 cubic feet of enclosed, lockable
private storage space, exclusive of cabinets.and closets within the unit.
5. Final details of private and common open space areas and outdoor common recreation areas
including the spa, barbecue, and tot lot shall be submitted to the Community Development
Director for review and approval prior to the issuance of building permits for the development
and these details reflected in final working drawings for the project.
6. Subdivider shall prepare conditions, covenants, and restrictions (CC&Rs) to be approved by the
Community Development Director and City Attorney prior to final map approval. CC&Rs shall
contain the following provisions:
a. Creation of a homeowners' association to enforce the CC&Rs and provide for professional,
perpetual maintenance of all common areas including private driveways, drainage, on-site
sewer facilities, parking lot areas, walls and fences, lighting, and landscaping.
J -ya
Attachment 5
Planning Commission Resolution 5487-07
TR 62-05
Page 3
b. Grant to the City the tight to maintain common areas if the homeowners' association fails to
perforin, and to assess the homeowners' association for expenses incurred, and the right of
the City to inspect the site at mutually agreed times to assure conditions of CC&Rs and
final map are being met.
C. No parking except in approved, designated spaces.
d. Grant to the city the right to tow away vehicles on a complaint basis which are parked in
unauthorized places.
e. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage of
inoperable vehicles.
f. No outdoor storage by individual units except in designated storage areas.
g. No change in City-required provisions of the CC&Rs without prior City Council approval.
h. Homeowners' association shall file with the City Clerk the names and addresses of all
officers of the homeowners' association within 15 days of any change in officers of the
association.
i. Provision of appropriate "no parking" signs and red-curbing along interior roadways as
required by the City Fire Department.
j. CC&Rs shall not prohibit location of solar clothes drying facilities in private yards which
are substantially screened from view.
k. All garages must be available for parking a vehicle at all times, to be enforced by the
homeowners association and the City.
7. The water, wastewater, and solid waste facilities shown on the plans are considered to be
schematic in nature. The final size, position, and/or alignment of these facilities may require
adjustment once additional detail is provided through the processing of improvement plans.
8. Broad, Santa Barbara, South Street Intersection and Broad Street Widening. Prior to final map
recordation and subject to the approval of the Public Works Director and Caltrans, the
applicant/developer shall dedicate the necessary right-of way, design, and construct the
improvements to accommodate the following cross-section of Broad Street (at South Street) from
the southwestern curb line: one 5-foot bike lane, two 11-foot travel lanes, one 3-foot raised
median with irrigation and landscaping, four I1-foot travel lanes, one 4-foot bike lane, and one
12-foot turn lane. Necessary street improvements shall be included as part of improvement plans
associated with this development. A subdivision agreement may be executed to allow for
recordation of the final map prior to completion of these improvements. Traffic impact fees
credits may be requested for a portion of the improvements made to the Broad Street frontage in
3-yam
Attachment 5
Planning Commission Resolution 5487-07
TR 62-05
Page 4 .
front of Fire Station #1. The subdivider shall exhaust all avenues available to acquire the public
right-of-way dedication. In the event the subdivider is unable to acquire the property, the City
Council will lend the subdivider its powers of condemnation to acquire the off-site right-of-way,
including any necessary slope and drainage easements. If condemnation is required, the
subdivider shall pay all costs associated with the off-site right-of-way acquisition including staff
time, consultant fees, attorney fees and court costs.
9. The lot line adjustment between parcels 1 and 3 of parcel map SLO 04-0160 shall be recorded
prior to or concurrent with recordation of the final map.
10. The final map shall be in general compliance with parcel map SLO 04-0160 as recorded in Book
68 of Parcel Maps at Pages 69 and 70.
11. Any discrepancies with parcel map SLO 04-0160 shall be corrected prior to or concurrent with
the recordation of this map. Editorial changes to map sheet 1 of 2 leading to map approval were
not included on the revised sheet 1 when ownership and beneficiary changes were discovered
after map delivery to the County Recorder.
12. The final map shall honor the reservation of or clarify the final disposition of easements included
on parcel map SLO 04-0160 and the South Street abandonment Resolution No. 9839 (2006
Series), recorded as Doc. No. 2006067113 on file in the Office of the County Clerk-Recorder.
Access rights along Roundhouse shall be dedicated to the City except at the location of the
temporary driveway access.
13. A temporary encroachment agreement shall be recorded prior to improvement plan approval or
building permit issuance for any significant improvements located within the 16' slope easement
to the satisfaction of the Public Works Director.
14. The final site development plan shall accommodate the potential future closure of the northerly
driveway and approach from Roundhouse. Vehicle maneuverability and emergency vehicle
access shall be shown to comply with city standards for a dead-end drive aisle.
15. The final site development plan shall accommodate the potential future construction of an over-
crossing along the Roundhouse alignment. The final grading, drainage, and plan for utility
service connections shall be designed to accommodate future public improvements to the
maximum extent feasible.
16. The final map shall include an offer of dedication to the city or shall reflect the current lot lines at .
the proposed intersection of Emily Street and the formerly vacated South Street to the
satisfaction of the Public Works Director. The private street improvements, pedestrian crossings,
etc. at this private street intersection shall generally be located outside of the public right-of-way.
17. Any required off-site easements shall be recorded prior to the approval of the improvement plans
and prior to or concurrent with recordation of the final map.
�J 70
Attachment 5
Planning Commission Resolution 5487-07
TR 62-05
Page 5
18. 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.
19. Off-site improvements (noted on the tentative map as "Future") shall be completed prior to or in
conjunction with the required subdivision improvements. These improvements include but are
not limited to future streets, roads, private drives, utility extensions, grading and drainage
improvements, storm drain system improvements, or water quality treatment BMP's.
20. The proposed on-site sewer main and storm drain system will be privately owned and maintained
by the Homeowner's Association.
21. The public improvement plans shall clearly label the on-site sewer main, sewer lateral
connections, on-site storm drain, and domestic water service piping as being private
improvements.
22. The common landscape irrigation meter, irrigation system piping and appurtenances, and
landscaping served by the common irrigation system shall be owned and maintained by the
Homeowner's Association.
23. The subdivider shall dedicate an easement for a public water system over all private streets or
driveways, parking areas (including planters and raised medians) and common areas to the
satisfaction of the Public Works Director and Utilities Engineer.
24. The subdivider shall place underground, all existing overhead utilities along the public street
frontages and interior streets to the satisfaction of the Public Works Director and serving utility
companies.
25. The existing 60' wide P.G.&E. easement shall be relocated, replaced, quit-claimed, or otherwise
honored to the satisfaction of P.G.&E.
26. For condominiums, the subdivider shall provide individual electrical, phone, television, natural
gas, and water service and related utility company meters to each unit to the approval of the
affected utility companies and the Public Works Director.
27. The subdivider shall install public street lighting and all associated facilities including but not
limited to conduits, sidewalk vaults, fusing, wiring, and luminaries per City standards. 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. This
condition is not intended to preclude the subdivider from installing decorative lighting standards
along private streets within the project.
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
.�-y9
Attachment 5
Planning Commission Resolution 5487-07
TR 62-05
Page 6
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 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, street tree, public utility, access, vehicle turn-around, and utilities.
Any CC&Rs, maintenance or common driveway agreements shall be completed and recorded
concurrent with final map approval.
2. 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.
3. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be tied
to the City's Horizontal Control Network. At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer
floppy disk, containing the appropriate data compatible with Autocad (Digital Interchange
Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the City
Engineer.
4. The final map, public improvement plans and specifications shall use US Customary Units
(English Units) in accordance with the current City Engineering Standards and Standard
Specifications.
5. Public improvement plans shall be submitted to the Public Works Department for review and
approval. The plans shall be approved prior to map recordation. Public improvement plans and
specifications shall comply with the City Engineering Standards and Standard Specifications in
effect at the time of submittal of the improvement plans. The current standards are dated.January
2007.
6. The subdivision improvements shall be completed to the satisfaction of the Community
Development Director and City Engineer prior to final inspection approvals and/or recordation of
the map. A completion guarantee shall be provided per city standards if the map is approved for
recordation prior to completion of all required subdivision improvements.
7. A traffic control plan and/or pedestrian control plan shall be approved prior to encroachment
permit issuance for work in the public right-of-way.
8. A separate encroachment permit will be required from Cal Trans for any proposed work or
construction staging located within the Cal Trans right-of-way (Broad Street, Highway 227).
9. The existing driveway approach off of Alphonso Street serving this development shall be verified
as complying with ADA and city standards for accessibility and compliance with current city
standards. If not accessible, the approach shall be altered or upgraded to comply with current
J Sd
Attachment 5
Planning Commission Resolution 5487-07
TR 62-05
Page 7
standards. The current city and ADA standard requires a 4' accessible sidewalk extension behind
the ramp.
10. If public right-of-way does not exist beyond the back of sidewalk, a pedestrian access easement
will be required to accommodate the ADA sidewalk extension. The easement shall be
incorporated into the final map or shall be recorded prior to or concurrent with the final map.
11. The existing curb ramp serving this development and located at Emily and Roundhouse shall be
verified as complying with current standards. If not compliant, it shall be upgraded in
accordance with current ADA standards and city Engineering Standard#4440.
12. The bulb-outs along Emily Street shall be provided with a minimum inside radius of 20' and a
minimum outside radius of 10'. The final bulb-out and/or street design shall strive to remove the
sidewalk underdrains in favor of drainage in the gutter.
13. Access to the Fire Department driveway approaches off of Emily Street and Roundhouse shall be
maintained during construction to the maximum extent feasible. Any closures or access
limitations shall be approved to the satisfaction of the Fire Chief.
14. The final street design, bulb-out configurations, street parking, and Fire Department driveway
approach design along Emily shall consider the required truck turning movements for the Fire
Department ladder truck. Off-site access improvements to the Fire Station #1 parking lot/yard
areas may be required. The final design shall be approved to the satisfaction of the Fire Chief.
On motion by Commissioner Ashbaugh, seconded by Commissioner Gould-Wells, and on the
following roll call vote:
AYES: Ashbaugh, Gould-Wells, Multari, Brodie, Christianson
NOES:
REFRAIN: Stevenson
ABSENT: Carpenter
The foregoing resolution was passed and adopted this 8`h day of August 2007.
OVMJ
Doug Davidson, Secretary
Planning Commission by:
Attachment S
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION.MINUTES
August 8, 2007
ROLL CALL:
Present: Commissioners, Michael Multari, John Ashbaugh, Amanda Brodie,
Diana Gould-Wells, Vice-Chairperson Charles Stevenson, and
Chairperson Carlyn Christianson
Absent: Commr. Dan Carpenter
Staff: Deputy Community Development Directors Doug Davidson and Kim
Murry, Senior Planner Jeff Hook, Associate Planner Tyler Corey,
Assistant City Attorney Christine Dietrick, and Recording Secretary Jill
Francis
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
The agenda was accepted as written.
PUBLIC COMMENT.
Astrid Gallagher, Arroyo Grande, commended the City of San Luis Obispo on its
adaptation and use of its Historic Preservation Guidelines.
There were no further comments made from the public.
PUBLIC HEARINGS:
1. 642, 2201 Emily Street and 2238.Broad Street. TR 62-05: Request for a tentative
tract map to create a residential and commercial condominium subdivision within an
approved mixed-use project; C-N-H and C-S-H zone; H/D Maymont LLC, applicant.
(Pam Ricci)
Commr. Stevenson recused himself due to a conflict of interest because he owns
property within 500 feet of the project.
Deputy Director Doug Davidson presented the staff report recommending adoption of a
resolution which recommends that the City Council reaffirm the City Council's prior
approval of a Mitigated Negative Declaration of environmental 'impact, and approval of
the tentative tract map, based on findings and subject to conditions and code
requirements which he outlined. He explained that the tentative tract map will create
82 airspace residential condominiums and 27 commercial condominium units within the
previously approved project.
Debbie Rudd, applicant's representative, confirmed that the applicant would have no
problems meeting the conditions required by staff.
Draft Planning Commission Mint._, ~' Attachment a
August 8, 2007
Page 2
PUBLIC COMMENTS:
There were no public comments.
COMMISSION COMMENTS:
There was no discussion.
On motion by Commr. Ashbaugh to reaffirm the prior approval of a Mitigated Negative
Declaration of environmental impact and recommend approval of the tentative tract
map, based on findings and subject to conditions and code requirements. Seconded by
Commr..Gould-Wells.,
AYES: Commrs. Multari, Gould-Wells, Ashbaugh, Brodie and Christianson
NOES: None
RECUSED: Commr. Stevenson
ABSENT: Commr..Carpenter
The motion carried on a 5:0 vote.
2. Citywide. GPI and ER 49-06: Review land use and phasing strategy, form-based
codes, street and building character and general regulations in the Draft South
Broad Street Corridor Plan; City of San Luis Obispo, applicant. (Continued from
June 13, 2007) (Jeff Hook)
Senior Planner Jeff Hook explained that the purpose of the meeting was to review the
Draft South Broad Street Corridor Plan's land use strategy, form-based codes, and
economic development/phasing strategy and noted that no final action is anticipated at
this meeting. He gave a slide presentation and introduced Michael Young, planning
consultant, who explained how form-based codes would be applied using a "mock"
development project. He also recommended that discussion be continued to the
September 12, 2007 meeting, for additional discussion of the draft plan.
Consultant Gary London described the economic strategy, described project phases
that would occur over a period of up to 25 years and responded to questions.
PUBLIC COMMENTS:
Dan Kallal, SLO, expressed concerns with land use changes and the elimination of light
manufacturing and industrial uses.
Jeff Lambert, SLO, would like to see a more concise definition of form-based codes,
more flexibility in types and sizes of business as well as a new land use type called
"cottage industry", and some assurance that lower-income residents are not overlooked
in the Plan.
3 �3
r
Attachment 7
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT MEM#1
BY: Pam Ricci, Senior Planner(781-7168) f;k7, DATE: August 8, 2007
FROM: Doug Davidson, Deputy Director of Community Development pp.
FILE NUMBER: TR 62-05 (County Tract Map No. 2897)
PROJECT ADDRESS: 2238 Broad Street
SUBJECT: TR 62-05 — Consideration of a tentative tract map to create 82 airspace residential
condominium and 27 commercial condominium units within the previously approved "The
Village at Maymont Project" located on the on the east side of Broad Street, near the intersection
of Broad and South Streets.
RECOMMENDATION
Adopt the attached Planning Commission resolution which recommends that the City Council:
1. Reaffirm the City Council's prior approval (July 18, 2006) of a Mitigated Negative
Declaration of environmental impact.
2. Approve the Tentative Tract Map, based on findings and subject to conditions and code
requirements.
BACKGROUND
Situation
The Village at Maymont project is an approved mixed-use project proposed on an approximately
7-acre site located just south of Fire Station 1. The approved project contains a total of 91
residential units and about 25,000 square feet of commercial space. On July 18, 2006, the City
Council denied an appeal submitted by Terry Mohan and upheld the Architectural Review
Commission's action to approve the project and a Mitigated Negative Declaration at the subject
site. On May 24, 2006, the Planning Commission had approved a use permit for a mixed-use
development, which endorsed the proposed mix of uses, site planning, a 30% parking reduction
and the abandonment of an undeveloped portion of South Street. The City has now received an
application for a tentative tract map to allow the individual sale of both residential units and
commercial spaces within the project. The Planning Commission reviews tentative tract maps for
compliance with the Subdivision Regulations and makes a recommendation to the City Council,
which takes a final action on such requests.
Data Summary
Applicant/Property Owner: H&D Maymont,LLC
Representative: RRM Design Group
Zoning: C-N-H, Neighborhood-Commercial & C-S-H, Service-Commercial — both with the
Historical Preservation overlay; and a Special Consideration overlay on the southern C-S parcel
General Plan: Neighborhood-Commercial & Services &Manufacturing
TR 62-05 (County Tract No'-29 97;The Village at Maymont) �
Attachment 7
2238 Broad Street
Page 2
Environmental Status: On July 18, 2006, the City Council approved a Mitigated Negative
Declaration of environmental impact for the mixed use project at the subject site.
Site Description
The project site is located in the City's Railroad Historic District. It occupies approximately 7
acres on the east side of Broad Street between Santa Barbara and Alphonso Streets. Access to the
site is available from three streets - Broad Street, Alphonso Street, and Roundhouse Avenue.
Union Pacific (formerly Southern Pacific) Railroad right-of-way adjoins the site on the east. The
City's Fire Station No. 1 is located immediately to the north. To the south and west are offices,
service-commercial uses, and houses. Zoning surrounding the site is shown in the attached
vicinity map (Attachment 1).
The property is vacant. Vegetation consists mainly of non-native grasses. A palm, several pepper
trees and eucalyptus trees are along the eastern boundary of the site. A small wetland at the
southeastern corner of the site supports willows, sedges, cattails, and saltgrass.
Proiect Description
Plans for The Village at Maymont depict three enclaves of development on three underlying
parcels. Each "enclave" has its own name, distinct architecture, and variety of residential and
commercial unit types. Ninety-one (91) residential units and approximately 25,000 square feet of
commercial lease space are proposed. The undeveloped portion of South Street extending from
Broad Street east toward the railroad was approved for abandonment along with the
consideration of other project entitlements.
The current project before the Planning Commission is a tentative map for the creation of 82
residential and 27 commercial airspace condominiums (Tract 2897). Condominium units are
proposed in two of the three project enclaves - Maymont Place and Artisan Walk. The enclave
known as The Collection, located closest to Broad Street, is not included in this subdivision.
Maymont Place (MP) is at the south end of the project area with four buildings proposed to
contain 57 residential units and 8,160 square feet of commercial lease space. Building MP-1 is
configured for commercial lease space at the ground floor of the west and north sides of the
building with upper floors containing 31 residential units (Sheets Al, A2 & A2-1). There are a
total of eight residential unit types varying from a studio style with 511 square feet to a 2-
bedroom unit containing 998 square feet. On the ground floor, there are also laundry facilities, a
lounge and a fitness center. The building contains a large rooftop area with herb garden, bocci
ball court and seating. About 4,063 square feet of the ground floor would be utilized for 12
airspace commercial units.
Building MP-2 is intended to be the project's signature building (Sheet A5); it contains two
ground floor lease spaces with about 2,600 square feet of area, which will be utilized as 3
commercial condominiums and 4 residential units on the upper floors. The residential units are
all 1-bedroom loft-style units that range in size between 712 and 946 square feet.
SS
{
TR 62-05 (County Tract No.'-..)7; The Village at Maymont) Attachment 7
2238 Broad Street
Page 3
Buildings MP-3 (Sheet A7) and MP4 (Sheet A9) have a mix of single car and double car garage
doors on the ground floor with residential units on the second and third floors. MP-3 has 12
residential units and MP4 has 10 units. The residential units in these two buildings contain
studio and one-bedroom units ranging in size from 688 to 719 square feet.
Artisan Walk (AW) consists of four buildings with about 5,400 square feet of commercial lease
space as 12 airspace units and 25 residential units that consist of 14 one-bedroom units, 9 two-
bed townhouse units, and 2 three- bedroom townhouse units. Buildings AW-1 and AW-2 (Sheet
A19) provide small workspace units of approximately 420 square feet that are intended to attract
artisans, craftsman, or design professionals to the district. There are two floors of residential
units with one- and two-bedroom types ranging in size from 759 to 981 square feet above the
bottom floor workspace units. Building AW-3 (Sheet A21) contains 1-bedroom flats of 612 to
627 square feet with parking on the ground floor and Building AW4 (Sheet A23).contains 3
larger, two-level units ranging in size between 1,047 and 1,317 square feet.
EVALUATION
The Village at Maymont Project is an innovative, mixed-use project that went though an
extensive public review process in 2006 and included public hearings before the ,Cultural
Heritage Committee, Architectural.Review Commission (ARC), Planning Commission, and City
Council. Despite the fact that an appeal was filed of the ARC's approval of the project and
Mitigated Negative Declaration, principally because of traffic concerns, the project was well
received by the various advisory bodies and the City Council. The subject tract map will allow
for separate ownership of both commercial and residential units within the Maymont Place and
Artisan Walk enclaves, but will not result in physical changes that affect the previously approved
project. The following paragraphs evaluate the project in terms of features and requirements
unique to the approval of condominium units.
General Plan Consistency
The City must make a finding that a tentative map approval is consistent with the General Plan.
Planning staff did an analysis of project consistency with affected General Plan polices with their
review of the overall development project last year, which was endorsed by the Planning
Commission with their approval of Use Permit U 62-05, and later by the Architectural Review
Commission with their approval of the project design. Overall, the project is consistent with
policies related to compact urban form, infill housing, and compatibility with surrounding uses..
Conformance with Subdivision Regulations
The City's 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. Section
16.017.030 F stipulates that open space and recreation facilities in nonresidential areas
TR 62-05 (County Tract No.',- _)7;The Village at Maymont)
2238 Broad Street Attachment .7
Page 4
shall beset by the review body at the time that the project is approved. With their review of
the project, the ARC generally examined both private and common open space areas. However,
the ARC approval letter contains Condition No. 23 stipulating that the specifics of project
compliance with open space requirements would be deferred until the time of an actual tentative
map to create condominiums.
While there are not specific standards for open space areas and recreation facilities that apply in
nonresidential zones, the applicant has submitted sheets within their plans that show general
compliance with the standards for the R-3 or R-4 zones of 100 square feet of private open space,
100 square feet of common open space, and 400 square feet of combined total open space per
unit. 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 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 proposed open space areas in the project
against these established standards for the Commission to have a qualitative basis to evaluate this
aspect of the design.
1. Private Open Space(100 s.f.per unit)
Analysis:
Maymont Place
For the MP-1 building in Maymont Place, ground floor units G & H provide covered porch
areas of about 300 square feet each (Sheet AI). All other upper floor units have at least a
minimum of 100 square feet of private open space on outdoor decks with the exception of studio
Unit G with 87 square feet and the two Unit F units that have about 80 square feet each. Staff
believes that the private open space areas are acceptable, even those that are slightly under 100
square feet, because of the ground floor lounge and fitness center and extensive roof garden.
Three of the four units in MP-2 (Sheet A5) have spacious deck areas. However, plans do not
show any deck area for Unit A. Condition No. 3 is recommended that a deck be added for Unit
A. All of decks for Buildings MP-3 and MP-4 exceed 100 square feet.
Artisan Walk
All of the units within Artisan Walk have either single or multiple decks in excess of 100 square
feet.
2. Common Open Space (100 s.f.per unit)
Analysis: Applying the 100 square feet per unit standard, 8,200 square feet of common open
space would be included. Sheet P4 shows with a golden color the areas of the site identified as
common areas for the residential units in the project; this area exceeds 29,000 square feet. These
,� -.�'7
TR 62-05 (County Tract No. _.,97; The Village at Maymont)
2238 Broad Street Attachment 7
Page 5
areas include a riparian area, landscaping and pathways and lead to a barbecue area, tot lot
and spa. Plans also show commercial open space areas in an orange color of over 19,000
square feet. There is not a City requirement to provide commercial open space areas to any
particular standard. Legitimately, much of the area identified as commercial open space
provides for plazas and circulation that benefit the residents as well.
3. Combined "Total"open space (400 s.L per unit)
Analysis: The minimum total open space requirement applying the hypothetical standard for the
project is 32,800 square feet (82 X 400 = 32,800). The project proposes 54, 735 square feet of
total open space consisting of private open space, common open space, and common recreation
facilities, both interior and exterior.
4. Common Recreation Facility
Analysis: Standards for residential condominiums in the R-3 and R4 zones call for 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. They go onto say that larger projects maybe required
to provide more substantial improvements such as a tot lot,community gardens and ball courts.
Plans show common recreational facilities in a royal blue color. For Maymont Place, Building
MP-1 includes the aforementioned indoor ground floor areas of the lounge with 320 square feet
and the fitness center with 468 square feet. The upper floor rooftop garden is over 5,000 square
feet in area. Other common recreational facilities include a spa, tot lot, recreation center, and
barbecue area.
5. Storage
Analysis:: The minimum private storage space requirement for each unit is 200 cubic feet.
Generally it appears that a majority of the units in the project meet or exceed the 200 cubic feet
storage requirement. Storage areas are shown in garages for most of the Maymont Place units
and within garages and off of decks in Artisan Walk However, there are a few instances where
it is not clear how the requirement.is being met. Therefore, Condition No. 4 is recommended to
reiterate the requirement that all units have at least 200 cubic feet of storage space. Consistency
with this requirement would be checked at the time of the plan check of working drawings by
Planning staff.
Environmental Review
On July 18, 2006, the City Council considered an appeal submitted by Terry Mohan of the
ARC'S approval of the project design as well as the Mitigated Negative Declaration. The City
Council adopted Resolution No. 9819 (2006 Series) denying Mr. Mohan's appeal and
reaffirming the ARC'S approved of both the project and Mitigated Negative Declaration. The
Planning Commission had previously considered the same environmental document with their
consideration of the Use Permit U 62-05. The project description included in the Mitigated
9
TR 62-05 (County Tract No: _.,97; The Village at Maymont)
2238 Broad Street Attachment 7
Page 6
Negative Declaration noted that a subdivision to allow for condominium ownership was apart of
the project. There are no changes to the project design that are proposed from plans previously
approved so there is not a need to prepare either a supplement or addendum to the prior Mitigated
Negative Declaration.
OTHER DEPARTMENT COMMENTS
This item was distributed to various City departments to determine whether there were any
additional conditions and code requirements required beyond those already approved with other
project entitlements. Generally the concerns and requirements of other departments had been
previously addressed through mitigation measures and conditions and code requirements of the
Planning Commission use permit and ARC review of the project. However, with the routing of
the tract map, the Utilities Department expressed concerns with the locations and configurations
of water meters and the sizes and locations of trash enclosures. The applicant's engineer met
with Utilities Department staff and came to agreement about solutions for the two issues, The
City's Utilities Engineer has provided condition wording to.allow for their department's final
review of various details (Condition No. 7).
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
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 Cprevi aus ly a{JMCJ1tad)
1. Vicinity map
2. Reduced copies of tentative map&exhibits
3. City Council Resolution No. 9819 (2006 Series)
4. Planning Commission Resolution No. 5454-06 (2006 Series)
5. Draft Planning Commission Resolution
Enclosed: Full-size project plans
L:Village at Mayomnt\TR62-05 Maymont Subdivision PC report
� sy
Attachment 8
Draft Resolution "A"
RESOLUTION NO. (2007 Series)
A RESOLUTION OF THE COUNCIL OF THE
CITY OF SAN LUIS OBISPO APPROVING TENTATIVE TRACT MAP
NO. 2897 TO CREATE 82 RESIDENTIAL AND 27 COMMERCIAL
AIRSPACE CONDOMINIUMS WITHIN THE APPROVED
"VILLAGE AT MAYMONT PROJECT" LOCATED AT
2238 BROAD STREET (CITY FILE NO.TR 62-05)
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 August 8, 2007, and recommended approval of Application TR 62-05, a request to
create 82 residential and 27 commercial airspace 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
September 18, 2007, for the purpose of considering Application TR 62-05; and
WHEREAS, the Council previously approved on July 18, 2006, a 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
will incrementally add to the City's housing inventory, provides privacy for occupants and
neighbors of the project, 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
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
Attachment 8
Resolution No. (2007 Series)
Page 2
development.
5. On July 18, 2006, the City Council upheld the Architectural Review Commission's action to
approve the mixed-use project at the subject site including a Mitigated Negative Declaration
(ER 62-05). The City Council finds and determines that the environmental document
previously approved by them adequately addresses the potential significant environmental
impacts of the proposed project.
SECTION 2. Environmental Review. The City Council does hereby reaffirm their
adoption on July 18, 2006 of a Negative Declaration with Mitigation Measures with
incorporation of the mitigation measures included in Exhibit A:
SECTION 3. Action. The City Council does hereby approve Application TR 62-05 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
Council on July 18, 2006, via Resolution No. 9819 (2006 Series), as well as those Use Permit
U 62-05 conditions approved by the Planning Commission on May 24, 2006 via Resolution
No. 5454-06 (2006 Series) shall be incorporated herein as conditions of approval.
2. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify
and hold harmless the City and/or its agents, officers and employees from any claim, 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. A private open space area of at least 100 square feet shall be provided for Unit A in Building
Maymont Place 2 (MP-2).
4. All residential units within the project shall include at least 200 cubic feet of enclosed,
lockable private storage space, exclusive of cabinets and closets within the unit.
5. Final details of private and common open space areas and outdoor common recreation areas
including the spa, barbecue, and tot lot shall be submitted to the Community Development
Director for review and approval prior to the issuance of building permits for the
development and these details reflected in final working drawings for the project.
6. Subdivider shall prepare conditions, covenants, and restrictions (CC&Rs) to be approved by
the Community Development Director and City Attorney prior to final map approval.
CC&Rs shall contain the following provisions:
a. Creation of a homeowners' association to enforce the CC&Rs and provide for
j_z
1,3
Attachment 8
Resolution No. (2007 Series)
Page 3
professional, perpetual maintenance of all common areas including private driveways,
drainage, on-site sewer facilities, parking lot areas, walls and fences, lighting, and
landscaping.
b. Grant to the City the right to maintain common areas if the homeowners' association
fails to perform, and to assess the homeowners' association for expenses incurred, and
the right of the City to inspect the site at mutually agreed times to assure conditions of
CC&Rs and final map are being met.
c. No parking except in approved, designated spaces.
d. Grant to the city the right to tow away vehicles on a complaint basis which are parked
in unauthorized places.
e. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage
of inoperable vehicles.
f. No outdoor storage by individual units except in designated storage areas.
g. No change in City-required provisions of the CC&Rs without prior City Council
approval.
h. Homeowners' association shall file with the City Clerk the names and addresses of all
officers of the homeowners' association within 15 days of any change in officers of
the association.
i. Provision of appropriate "no parking" signs and red-curbing along interior roadways
as required by the City Fire Department.
j. CC&Rs shall not prohibit location of solar clothes drying facilities in private yards
which are substantially screened from view.
k. All garages must be available for parking a vehicle at all times, to be enforced by the
homeowners association and the City.
7. The water, wastewater, and solid waste facilities shown on the plans are considered to be
schematic in nature. The final size, position, and/or alignment of these facilities may require
adjustment once additional detail is provided through the processing of improvement plans.
8. Broad, Santa Barbara, South Street Intersection and Broad Street Widening. Prior to final
map recordation and subject to the approval of the Public Works Director and Caltrans, the
applicant/developer shall dedicate the necessary right-of way, design, and construct the
improvements to accommodate the following cross-section of Broad Street (at South Street)
from the southwestern curb line: one 5-foot bike lane, two 11-foot travel lanes, one 3-foot
raised median with irrigation and landscaping, four 11-foot travel lanes, one 4-foot bike lane,
and one 12-foot turn lane. Necessary street improvements shall be included as part of
improvement plans associated with this development. A subdivision agreement may be
executed to allow for recordation of the final map prior to completion of these improvements.
Traffic impact fees credits may be requested for a portion of the improvements made to the
Broad Street frontage in front of Fire Station #1. The subdivider shall exhaust all avenues
available to acquire the public right-of-way dedication. In the event the subdivider is unable
to acquire the property, the City Council will lend the subdivider its powers of condemnation
to acquire the off-site right-of-way, including any necessary slope and drainage easements.
If condemnation is required, the subdivider shall pay all costs associated with the off-site
� Attachment 8
Resolution No. (2007 Series)
Page 4
right-of-way acquisition including staff time, consultant fees, attorney fees and court costs.
9. The lot line adjustment between parcels 1 and 3 of parcel map SLO 04-0160 shall be
recorded prior to or concurrent with recordation of the final map.
10. The final map shall be in general compliance with parcel map SLO 04-0160 as recorded in
Book 68 of Parcel Maps at Pages 69 and 70.
11. Any discrepancies with parcel map SLO 04-0160 shall be corrected prior to or concurrent
with the recordation of this map. Editorial changes to map sheet 1 of 2 leading to map
approval were not included on the revised sheet 1 when ownership and beneficiary changes
were discovered after map delivery to the County Recorder.
12. The final map shall honor the reservation of or clarify the final disposition of easements
included on parcel map SLO 04-0160 and the South Street abandonment Resolution No.
9839 (2006 Series), recorded as Doc. No. 2006067113 on file in the Office of the County
Clerk-Recorder. Access rights along Roundhouse shall be dedicated to the City except at the
location of the temporary driveway access.
13. A temporary encroachment agreement shall be recorded prior to improvement plan approval
or building permit issuance for any significant improvements located within the 16' slope
easement to the satisfaction of the Public Works Director.
14. The final site development plan shall accommodate the potential future closure of the
northerly driveway and approach from Roundhouse. Vehicle maneuverability and
emergency vehicle access shall be shown to comply with city standards for a dead-end drive
aisle.
15. The final site development plan shall accommodate the potential future construction of an
over-crossing along the Roundhouse alignment. The final grading, drainage, and plan for
utility service connections shall be designed to accommodate future public improvements to
the maximum extent feasible.
16. The final map shall include an offer of dedication to the city or shall reflect the current lot
lines at the proposed intersection of Emily Street and the formerly vacated South Street to
the satisfaction of the Public Works Director. The private street improvements, pedestrian
crossings, etc. at this private street intersection shall generally be located outside of the
public right-of-way.
17. Any required off-site easements shall be recorded prior to the approval of the improvement
plans and prior to or concurrent with recordation of the final map.
18. 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.
Attachment 8
Resolution No. (2007 Series)
Page 5
19. Off-site improvements (noted on the tentative map as "Future") shall be completed prior to
or in conjunction with the required subdivision improvements. These improvements include
but are not limited to future streets, roads, private drives, utility extensions, grading and
drainage improvements, storm drain system improvements, or water quality treatment
BNIP's.
20.The proposed on-site sewer main and storm drain system will be privately owned and
maintained by the Homeowner's Association.
21. The public improvement plans shall clearly label the on-site sewer main, sewer lateral
connections, on-site storm drain, and domestic water service piping as being private
improvements.
22.The common landscape irrigation meter, irrigation system piping and appurtenances, and
landscaping served by the common irrigation system shall be owned and maintained by the
Homeowner's Association.
23.The subdivider shall dedicate an easement for a public water system over all private streets or
driveways, parking areas (including planters and raised medians) and common areas to the
satisfaction of the Public Works Director and Utilities Engineer.
24.The subdivider shall place underground, all existing overhead utilities along the public street
frontages and interior streets to the satisfaction of the Public Works Director and serving
utility companies.
25.The existing 60' wide P.G.&E. easement shall be relocated, replaced, quit-claimed, or
otherwise honored to the satisfaction of P.G.&E.
26.For condominiums, the subdivider shall provide individual electrical, phone, television,
natural gas, and water service and related utility company meters to each unit to the approval
of the affected utility companies and the Public Works Director.
27.The subdivider shall install public street lighting and all associated facilities including but not
limited to conduits, sidewalk vaults, fusing, wiring, and luminaries per City standards. 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. This condition is not intended to preclude the subdivider from installing
decorative lighting standards along private streets within the project.
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
-z�
Attachment 8
Resolution No. (2007 Series)
Page 6
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 a building permit.
1. 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, street tree, public utility, access, vehicle turn-around,
and utilities. Any CC&Rs, maintenance or common driveway agreements shall be completed
and recorded concurrent with final map approval.
2. 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.
3. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be
tied to the City's Horizontal Control Network. At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter
computer floppy disk, containing the appropriate data. compatible with Autocad (Digital
Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be
submitted to the City Engineer.
4. The final map, public improvement plans and specifications shall use US Customary Units
(English Units) in accordance with the current City Engineering Standards and Standard
Specifications.
5. Public improvement plans shall be submitted to the Public Works Department for review and
approval. The plans shall be approved prior to map recordation. Public improvement plans
and specifications shall comply with the City Engineering Standards and Standard
Specifications in effect at the time of submittal of the improvement plans. The current
standards are dated January 2007.
6. The subdivision improvements shall be completed to the satisfaction of the Community
Development Director and City Engineer prior to final inspection approvals and/or
recordation of the map. A completion guarantee shall be provided per city standards if the
map is approved for recordation prior to completion of all required subdivision
improvements.
7. A traffic control plan and/or pedestrian control plan shall be approved prior to encroachment
permit issuance for work in the public right-of-way.
8. A separate encroachment permit will be required from Cal Trans for any proposed work or
construction staging located within the Cal Trans right-of-way (Broad Street, Highway 227).
Attachment 8
Resolution No. (2007 Series)
Page 7
9. The existing driveway approach off of Alphonso Street serving this development shall be
verified as complying with ADA and city standards for accessibility and compliance with
current city standards. If not accessible, the approach shall be altered or upgraded to comply
with current standards. The current city and ADA standard requires a 4' accessible sidewalk
extension behind the ramp.
10. If public right-of-way does not exist beyond the back of sidewalk, a pedestrian access
easement will be required to accommodate the ADA sidewalk extension. The easement shall
be incorporated into the final map or shall be recorded prior to or concurrent with the final
map.
11. The existing curb ramp serving this development and located at Emily and Roundhouse shall
be verified as complying with current standards. If not compliant, it shall be upgraded in
accordance with current ADA standards and city Engineering Standard#4440.
12. The bulb-outs along Emily Street shall be provided with a minimum inside radius of 20' and
a minimum outside radius of 10'. The final bulb-out and/or street design shall strive to
remove the sidewalk underdrains in favor of drainage in the gutter.
13. Access to the Fire Department driveway approaches off of Emily Street and Roundhouse
shall be maintained during construction to the maximum extent feasible. Any closures or
access limitations shall be approved to the satisfaction of the Fire Chief.
14. The final street design, bulb-out configurations, street parking, and Fire Department
driveway approach design along Emily shall consider the required truck turning movements
for the Fire Department ladder truck. Off-site access improvements to the Fire Station #1
parking lot/yard areas may be required. The final design shall be approved to the satisfaction
of the Fire Chief.
On motion of seconded by and on
the following roll call vote:
AYES:
NOES:
ABSENT:
,�—lcin�r
Attachment 8
Resolution No. (2007 Series)
Page 8
The foregoing resolution was passed and adopted this 18`s day of September, 2007.
Mayor David F. Romero
ATTEST:
Audrey Hooper, City Clerk
APPROVED AS TO FORM:
Jonath well, City Attorney
Attachment 8
ER 62-05
June 19,2006
Page 1
Mitigation Required by the City
for the Village at Maymont Project-
June 19,2006
1. All project and building plans shall show buildings limited to 35 feet in height,per City zoning regulations,to
help preserve the scenic viewsheds surrounding the proposed project site. These regulations allow an
additional 10 feet for certain architectural features. MP-2 is proposed to be 45 feet tall.
2. Prior to issuance of grading and buildings permits for the proposed project, the Architectural Review
Commission (ARC), in consultation with City staff and other reviewing authorities, shall ensure that the
project adheres to the Community Design Guidelines with regards to the Historical Preservation Zone. The
ARC, City staff, and other reviewing authorities shall not approve the project unless the following specific
findings can be made:
a) The project maintains a high quality of craftsmanship in development through use of authentic building
styles,design elements,and materials.
b) The project buildings are clustered to achieve a "village' scale. The various buildings are designed to
create a visual and functional relationship with one another.
c) The project buildings provide a sense of human scale.The project buildings incorporate significant wall
and roof articulation to reduce apparent scale. Roofs are multi-planed to avoid large, monotonous
expanses. Horizontal and vertical wall articulation is expressed through the use of elements, such as
wall offsets, recessed windows and entries,awnings,and second floor setbacks.
d) The project buildings incorporate setbacks at the ground floor level and/or upper levels(stepped-down)
along street frontages,such that they do not visually dominate the adjacent neighborhood.
e) The project buildings' elements are in proportion. Building designs demonstrate continuity, harmony,
simplicity, rhythm, and balance and are in proportion to one another.
f) The project's internal streets are designed as if they were pleasing public streets, with comprehensive
streetscapes including sidewalks,and planting strips between curb and sidewalk with canopy trees.
g) The project landscaping is planned as an integral part of the overall design and not simply located in
aleft over° areas. Landscaping is used to help define outdoor spaces, soften the project structures'
appearance,and to screen parking, loading,storage, and equipment areas
h) Where visual screening at ground level is required (for those portions of the development visible from
Broad Street), the project utilizes a combination of elements as appropriate,such as walls, berms,and
landscaping.
i) The project maintains views of the South Street Hills and the Santa Lucia Foothills to the greatest
extent possible.
3. To minimize impacts to residential development that overlooks the project site,the roofs of proposed project
buildings shall be non-reflective and designed with muted tones in hue to mitigate visual impacts related to
light and glare consistent with standards in the Community Design Guidelines,Section 6.1 C.
4. All outdoor lighting shall be directed downward, consistent with the San Luis Obispo Community
Development Design Guidelines.
5. This measure focuses on reducing ozone formation from project-related ozone precursors, NOx and ROG,
which is also referred to as Volatile Organic Compounds (VOC). The primary source of these emissions
would be ROG released during application of paint to the proposed residential and commercial structures.
J?-4-/0
Attachment 8
ER 62-05
June 19,2006
Page 2
The rate of ozone formation is greatest during periods of clear weather, low winds and high temperatures.
All of the following measures shall be implemented to prevent exceedances of the State 1-hour ozone
standard:
a) Paint emissions shall not exceed the 185 pound per day significance threshold (88 gallons per day
based on 2.08 pounds VOC per gallon);
b) Paint emissions shall not exceed the 2.5 ton per quarter significance threshold (2,403 gallons per
quarter based on 2.08 pounds VOC per gallon);
c) For architectural coatings,APCD regulations limit the VOC content of coating materials used to 100 to
730 grams per liter, depending on the type of coating. Refer to Table 433-1 of Rule 433 of the San
Luis Obispo County APCD Rule Book fora detailed listing of the architectural coatings and associated
VOC limit;and
d) A record of paint use shall be kept during construction so as to show adherence to these mitigations.
The use of pre-coated materials, or naturally colored materials and high transfer efficiency painting
methods (e.g., HVLP, brush/roller, etc.) to the maximum extent feasible would reduce the amount of
paint used and facilitate compliance with the thresholds.
6. The following measures shall be fully implemented during the construction period to reduce PM10 impacts
to a level of less than significant:
a) All disturbed areas, including storage piles, which are not being actively utilized for construction
purposes, shall be effectively stabilized of dust emissions using water, chemical stabilizer/
suppressant,covered with a tarp or other suitable cover or vegetative ground cover,
b) . All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust
emissions using water or chemical stabilizer/suppressant;
c) All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill, and demolition
activities shall be effectively controlled of fugitive dust emissions utilizing application of water or by
presoaking;
d) When materials are transported off-site, all material shall be covered, or effectively wetted to limit
visible dust emissions, and at least six inches of freeboard space from the top of the container shall be
maintained;
e) All operations shall limit or expeditiously remove the accumulation of mud or dirt from adjacent public
streets at the end of each workday.The use of dry rotary brushes is expressly prohibited except where
preceded or accompanied by sufficient wetting to limit the visible dust emissions. Use of blower
devices is expressly forbidden;
f) Following the addition of materials to, or the removal of materials from, the surface of outdoor storage
piles, said piles shall be effectively stabilized of fugitive dust emissions utilizing sufficient water or
chemical stabilizer/suppressant;
g) Within urban areas, trackout shall be immediately removed when it extends 50 or more feet from the
site and at the end of each workday;and,
h) Any site with 150 or more vehicle trips per day shall prevent carryout and trackout.
i) Reduce the amount of the disturbed area where possible;
j) Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving
the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph.
Reclaimed(non-potable)water should be used whenever possible;
Attachment 8
—� ER 62-05
June 19,2006
Page 3
k) Permanent dust control measures identified in the approved project revegetation and landscape plans
should be implemented as soon as possible following completion of any soil disturbing activities;
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;
m) All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil
binders,jute netting,or other methods approved in advance by the APCD;
n) All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In
addition, building pads should be laid as soon as possible after grading unless seeding or soil binders
are used;
o) Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site;
p) 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;
q) Install wheel washers where vehicles enter and exit unpaved roads onto streets,or wash off trucks and
equipment leaving the site, if track out occurs it should be clean up immediately;and
r) 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.
7. During construction,the applicant shall implement the following standard construction equipment mitigation
measures for reducing NOx and other combustion emissions (diesel particulate matter): See section 6.3.1
of the Air Quality Handbook:
a) Maintain all construction equipment in proper tune according to manufacturer's specifications;
b) Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel
(non-taxed version suitable for use off-road);and,
c) Maximize, to the extent feasible, the use of diesel construction equipment meeting ARB's 1996 and
newer certification standard for off-road, heavy-duty diesel engines;
d) All on and off-road diesel equipment shall not be allowed to idle for more than 5 minutes. Signs shall
be posted in the designated queuing areas to remind drivers and operators of the 5 minute idling limit;
e) In any area where haul or trucks or other construction related truck may be queuing, signs shall be
posted to limit idling and queuing areas should be located away from residential areas and other
sensitive resources;and,
f) Prior to any work beginning,the applicant shall install ten (10) diesel oxidation catalysts (DOC), or two
(2) catalyzed diesel particulate filters (CDPF) on the construction equipment that shall generate the
greatest emissions(i.e.,loader loading soil for off-site transport).
B. The applicant shall only install APCD-approved wood-burning devices in the new dwelling units consistent
with APCD Rule 504. These devices include:
a) All EPA-Certified Phase II wood burning devices;
b) Catalytic wood-burning devices which emit less than or equal to 4.1 grams per hour of particulate
matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;
��
Atao;,h rent a
ER 62-05
-June-19;2006 -
Page 4
c) Non-catalytic wood-burning devices which emit less than or equal to 7.5 grams per hour of particulate
matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;
d) Pellet-fueled woodheaters;and,
e) Dedicated gas-fired fireplaces.
9. As part of subsequent permitting for the proposed project, the APCD may require the project proponent to
complete a screening-level health risk assessment to determine potential health risks to residents of the
proposed project. Depending on the results of the screening level health risk assessment, a more
comprehensive analysis may be required. Recommendations/requirements resulting from these analyses
shall be implemented by the project proponent.
10. If utility pipelines are scheduled for removal or relocation; or building(s) are removed or renovated, this
project may be subject to various regulatory jurisdictions, including, the requirements stipulated in the
National Emission Standard for Hazardous Air Pollutants(40CFR61,Subpart M—asbestos NESHAP). The
requirements include, but are not limited to: (1) notification requirements to the District, (2)asbestos survey
conducted by a Certified Asbestos Inspector, and (3) applicable removal and disposal requirements of
identified ACM
11. Prior to any grading activities at the site, the project proponent shall update the existing geotechnical
investigation to determine if Naturally Occurring Asbestos (NOA) is present within the area that will be
disturbed. If NOA is not present, an exemption request must be filed with the District. If NOA is found at
the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include
development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval
by the APCD
12. The applicant shall work with the APCD to secure all necessary permits that may be required to address
site clean up issues
13. To reduce NOX, PM10, and ROG emissions during operation of the project, the project proponent shall
implement the following,where applicable or feasible:
RESIDENTIAL
a) Link cul-de-sacs and dead-end streets to encourage pedestrian and bicycle travel;
b) Include traffic calming modifications to project roads, such as narrower streets, speed platforms, bulb-outs
and intersection modifications designed to reduce vehicle speeds,thus encouraging pedestrian and bicycle
travel;
c) Include easements or land dedications for bikeways and pedestrian walkways;
d) Provide continuous sidewalks separated from the roadway by landscaping and on-street parking..Adequate
lighting for sidewalks must be provided,along with crosswalks at intersections;
e) If the project is located on an established transit route, improve public transit accessibility by providing
transit turnouts with direct pedestrian access to the project;
f) Increase street shade tree planting;
g) Provide outdoor electrical outlets to encourage the use of electric appliances and tools;
h) Provide on-site bicycle parking for multi-family residential developments.
i) Increase number of bicycle routes/lanes;
j) Build new homes with internal wiring/cabling that allows telecommuting, teleconferencing and teleleaming
Attachment 8
ER 62-05
June 19,2006
Page 5
to occur simultaneously in at least three locations throughout the home;
k) Provide pedestrian signalization and signage to improve pedestrian safety;and,
1) Locate a crosswalk with an on demand pedestrian signal on Broad Street between Funston Avenue and
Caudill Street or construct pedestrian islands in the median of Broad Street, from the intersection with
South Street up to Caudill Street.
COMMERCIAL
a) Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered
appropriate;
b) Provide on-site eating, refrigeration and food vending facilities to reduce employee lunchtime trips;
c) Provide preferential carpool and vanpool parking spaces;
d) Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one
shower and three lockers for every 25 employees;and,
e) Increase the building energy efficiency rating by 10%above what is required by Title 24 requirements.This
can be accomplished in a number of ways (increasing attic, wall, or floor insulation, installing double pane
windows, using efficient interior lighting,etc.).
SITE DESIGN MITIGATION FOR THIS COMMERCIAL PROJECT
a) Increase street shade tree planting;
b) Increase shade tree planting in parking lots to reduce evaporative emissions from parked vehicles;
c) Provide on-site banking (ATM)and postal services;
d) Provide on-site child care facilities for employees;
e) Provide on-site housing for employees;
f) Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve the
pedestrian environment with designated walkways;and,
g) Provide pedestrian signalization and signage to improve pedestrian safety.
TRANSPORTATION DEMAND MITIGATION
a) If the project is located on an established transit route, improve public transit accessibility by providing a
transit turnout with direct pedestrian access to the project or improve existing transit stop amenities;
b) Provide incentives to employees to carpool/vanpool,take public transportation,telecommute,walk,bike,etc
by implementing the Transportation Choices Program. The applicant should Contact SLO Regional
Rideshare at 541-2277 to receive free consulting services on how to start and maintain a program;
c) Provide Transportation Choices Program information centers on alternative transportation modes at the site
(i.e.a transportation kiosk).Contact SLO Regional Rideshare for appropriate materials at 541-2277;
d) Install an electric vehicle charging station with both conductive and inductive charging capabilities;
e) Employ or appoint an Employee Transportation Coordinator;
f) Implement an APCD approved Trip Reduction Program;
-1 Attachment 8
ER 62-05
June 19,2006
Page 6
g) Provide for shuttletmini bus service;
h) Increase the quality of existing bicycle routes/lanes or add bicycle routes/lanes which access the
project;
i) Implement compressed work schedules;
j) Implement a telecommuting program;
k) Implement a lunch-time shuttle to reduce single occupant vehicle trips;
1) Participate in an employee"flash pass" program,which provides free travel on transit buses;
m) Include teleconferencing capabilities,such as web cams or satellite linkage,which will allow employees
to attend meetings remotely without requiring them to travel out of the area;and,
n) If the development is a large grocery store or large retail facility, provide home delivery service for
customers.
14. Initial rough grading operations and vegetation removal shall be conducted prior to, or after, the typical
migratory bird nesting season (March 1 - August 1) to avoid any potential impact to migratory bird nesting
activity. Therefore,initial grading should be conducted between the months of August and February.
15. If Measure BIO-1 is infeasible, pre-construction surveys shall be conducted prior to any initial grading
activity and vegetation removal to identify any potential bird nesting activity,and:
a) If any nest sites of bird species protected under the Migratory Bird Treaty Act are observed within the
vicinity of the project site, then the project shall be modified and/or delayed as necessary to avoid
direct take of the identified nests,eggs,and/or young;and,
b) If active nest sites of raptors and/or birds species of special concern are observed within the vicinity of
the project site, then CDFG shall be contacted to establish the appropriate buffer around the nest site.
Construction activities in the buffer zone shall be prohibited until the young have fledged the nest and
achieved independence.
16. Prior to ground disturbance, a focused botanical survey shall be conducted to determine the presence or
absence of special-status plant,species which have the potential to exist onsite, including, but not limited to
Obispo Indian Paintbrush, Jones' Lamp, Adobe Sanicle, and Condon's Tarplant. This survey shall be
scheduled to occur during the appropriate blooming period for the subject plant species, prior to scheduled
site disturbance. If a special-status plant species is identified within the project site and impacts are
unavoidable,the applicant shall consult with the CDFG and City Natural Resources Manager to determine if
a Sensitive Plant Restoration Plan or other mitigation is necessary.
17. The amount of construction-related disturbance should be limited to the extent feasible. During
construction,the project impact area should be clearly delineated with high-visibility construction fencing to
prevent unnecessary impacts to wetlands identified onsite. In particular, a 20-foot setback shall be
established per top-of-creek-bank of the existing drainage, pursuant.to the City's creek setback ordinance
(see Figure 2-6). Prior to any earth disturbance, exclusionary fencing shall be erected at the boundaries of
all construction areas to avoid equipment and human intrusion into adjacent habitats. The fencing shall
remain in place and be maintained throughout construction.
18. A qualified historical archaeologist shall conduct a pre-construction phase I survey to determine potential
impacts to cultural resources, including the historic roundhouse. Additionally, this person shall conduct a
crew orientation to inform project personnel of potential impacts to cultural resources for the project site,
and proper procedures in the event a resource is encountered.
19. A halt-work condition shall be in place during all ground disturbing activities. In the event that cultural
resources are encountered, all work within the vicinity of the find should stop. A professional archaeologist
3 -�3
Attachment 8
—' ER 62-05
June 19,2006
Page 7
shall be retained to assess such finds and make recommendations.
20. If any human remains are inadvertently uncovered during ground disturbing activities,all activity shall cease
within 25 feet of the burial, and the County Coroner must be notified, pursuant to Section 7050.5 of
California's Health and Safety Code. If the remains are determined to be Native American, the coroner
shall notify the Native American Heritage Commission, and follow the procedures outlined in the CEQA
Guidelines Section 15064.5(e).
21. Prior to issuance of a Building Permit, the geotechnical study shall be updated so that the original design
recommendations can be reviewed and modified according to the details of the proposed The Village at
Maymont project. Ground shaking hazards to the proposed project cannot be eliminated; however,they will
be reduced through implementation of the following:
a) Cut and fill operations at the project site shall be consistent with all recommendations included in the
updated geotechnical investigation (Converse 1996)and City regulations. Only material recommended
and approved by the geotechnical engineer and approved by the City shall be used;
b) Design and construction of the proposed project shall conform to all relevant seismic regulations and
recommendations made by state-licensed civil, geotechnical, and structural engineers for the specific
project;and,
c) All other recommendations concerning loading, retaining walls, grading and drainage systems in the
geotechnical technical shall be implemented and updated as needed.
22. Recommended site preparation shall conform to the recommendations of the updated geotechnical
investigation (Converse 1996) with regards to grading, including removal of vegetation and unsuitable
soils/materials and the use of acceptable fill materials,as approved by the Geotechnical Engineer.
23. In terms of ground settlement, the proposed project shall conform to the updated geotechnical
investigation's recommendations for spread footings as per the following:
a) Footings should be founded at least 18 inches below the lowest adjacent final grade and should be at
least 18 inches wide,or as specified in the updated geotechnical investigation.
24. A construction dewatering system shall be implemented as per the updated geotechnical investigation's
recommendations.
25. A permanent underdrain system shall be implemented as per the updated geotechnical investigation's
recommendations.
26. Building floor slabs shall be constructed according to recommendations specified in the updated
geotechnical investigation report.
27. Immediately following construction, all remaining bare areas with exposed soils shall be planted with grass
or appropriate vegetation to promote the natural stabilization of site soils and reduce soil loss.
28. To minimize impacts, hazardous materials remediation shall be completed in accordance with the approved
FS/RAP,as follows:
a) Excavation of Lead, TPH, and VOC-impacted soils that contain constituents at concentrations that
exceed cleanup criteria;
b) Transportation and disposal and Lead-impacted soil to a permitted disposal facility;
c) Stockpile and onsite treatment of the excavated TPH and VOC-impacted soil via above-ground vapor
extraction;
d) Transportation of the TPH-impacted soil exceeding the concentration level of 100 milligrams per
✓ ��T
Attachment 8
ER 62-05
June 19,2006
Page 8
kilogram (mg/kg) for gasoline range and 1000 mg/kg for diesel and crude oil range to a permitted
recycling facility;
e) Onsite treatment of the extracted groundwater from excavation pits via activated carbon canister and
disposal of the treated water to sewer system under an approved permit by the City of San Luis Obispo
Sanitation Department;
f) Import of soils for backfill of the excavation;
g) Compaction and grading of the site to desired finished grade;
h) Repavement of the site;and
i) Performing annual monitoring of the groundwater monitoring wells onsite and offsite of the property.
29. The applicant shall comply with NPDES General Construction Activities Storm Water Permit Requirements
established by the CWA. Pursuant to the NPDES Storm Water Program,an application for coverage under
the statewide General Permit shall be obtained for project development. The applicant shall file a Notice of
Intent (NOI) with the SWRCB's Division of Water Quality. The filing shall describe erosion control and
storm water treatment measures to be implemented during and following construction and provide a
schedule for monitoring performance. These BMPs would serve to control point and non-point source
pollutants in storm water and constitute the project's SWPPP for construction activities. The SWPPP will
include the following measures:
a) Fill slope-surface stabilization measures, such as temporary mulching, seeding, and other suitable
stabilization measures to protect exposed erodible areas during construction, and installation of
earthen or paved interceptors and diversion at the top of cut of fill slopes where there is a potential for
erosive surface runoff;
b) Erosion and sedimentation control devices, such as energy absorbing structures or devices, will be
used, as necessary, to reduce the velocity of runoff water to prevent polluting sedimentation
discharges;
c) Installation of mechanical and/or vegetative final erosion control measures within 30 days after
completion of grading;
d) Confining land clearing and grading operations to the period between April 15 and October 15 to avoid
the rainy season;and,
e) Minimizing the land area disturbed and the period of exposure to the shortest feasible time.
30. Proposed erosion control will be provided per the erosion control plans. Post-construction mitigation
measures to mitigate onsite drainage impacts shall be provided by lined drainage ditches, landscaping,and
the underground detention basin with a metering outlet. The existing drainage course, which passes
through the southern portion of the site, conveys drainage from an upstream railroad cross-culvert to a
culvert at the Alphonso Street cul-de-sac.. Historic drainage conditions and amounts shall be maintained.
31. Stormwater runoff from all improved areas of a development or redevelopment site resulting in 930 m2 of
impervious surface, shall be treated in accordance with the BMPs published in the most current addition of
the California Stormwater Quality Association's Best Management Practice Handbook. For the purposes of
water quality design, peak flow BMPs shall be designed to treat the runoff from 28% of the 2 year storm
event and volumetric BMPs shall be design to treat the runoff from a 25mm/24-hour storm event.
32. The applicant shall ensure that the construction contractor employs the following noise reducing measures:
a) Standard construction activities shall be limited to between 7:00 a.m. and 6:00 p.m..Monday through
Friday;
AttaR 62- 5ch- ?nt 8
E
June 19,2006
Page 9
b) All equipment shall have sound-control devices no less effective than those provided by the
manufacturer. No equipment shall have un-muffled exhaust pipes;and,
c) Stationary noise sources shall be located as far from sensitive receptors as possible,and they shall be
muffled and enclosed within temporary sheds, or insulation barriers or other measures shall be
incorporated to the extent possible.
33. To meet the City s threshold of 60 dB CNEL for exterior sounds levels and 45 dBA CNEL for interior noise
levels in the areas of residential dwellings, the applicant shall implement the following building materials
and methods recommendations contained in Appendix G,Noise Study:
a) The projected roadway noise by on-site measurement and computer models is high as 71.2 dBA CNEL at
Buildings TC1 and TC2. No common areas are near these buildings that are indicated on the plans. No
patios, balconies, or decks for noise sensitive uses as defined by the City's Noise Element shall be allowed
on Buildings TC1 and TC2 on the west elevations facing Broad Street.
b) The following glazing requirements for the project to meeting the state and City interior noise criteria of 45
dBA CNEL are summarized below:
1. 1/4-inch glass or any other window with a Sound Transmission Class (STC) rated 27 windows or
greater on the west elevations of Buildings TC1 and TC2 on all floors.
2. 3/16-inch glass or any other window with an STC rating of 25 or greater on the north and south
elevations of Buildings TCI and TC2 on all floors.
3. Standard Single Strength Glass(SSB)on all other windows of the project.
c) Entry doors should be solid core, filled metal (or equivalent), and must be fully weather-stripped at all peri-
meters in noise zones 60 CNEL or higher. Since windows and doors must be closed to meet the interior
noise requirements, mechanical ventilation must be provided which meets the air change requirements of
the UBC in all units.
34. Prior to issuance of an occupancy permit, a sign shall be posted at the entrance to the development
prohibiting commercial deliveries between the hours of 10 PM and 6 AM.
35. During construction,the following will be implemented:
a) Trucks (delivery, hauling, and transportation trucks) should be scheduled outside the A.M. and P.M. peak
period(7:00 to 9:00 A.M.and 4:00 to 6:00 P.M.);
b) Construction-related traffic shall use on-site roads wherever possible;and,
c) Warning signs should be placed on Broad Street prior to and during construction to notify through traffic of
trucks entering and exiting the site.
36. Santa Barbara / High St. This intersection is forecast to operate at LOS F during the PM peak hour. The
project will add traffic in excess of the City's traffic impact threshold to this intersection. The addition of
exclusive tum lanes on the minor street and a two way left tum lane on the major street, restores the
intersection operation to LOS C. This would require removal of on-street parking and/or widening of Santa
Barbara Street. The City has identified such a project in their TIF program. Prior to construction, the
applicant shall pay its traffic impact fees toward this future mitigation.
37. Santa Barbara / Roundhouse Rd. This intersection is forecast to operate at LOS F during the PM peak
hour. The project will add traffic in excess of the City's traffic impact threshold to this intersection. The
addition of exclusive tum lanes on the minor street and a two way left tum lane on the major street, restores
the intersection operation to LOS C. This would require removal of on-street parking and/or widening of
Santa Barbara Street.The City has identified such a project in their TIF program. Prior to construction,the
applicant shall pay its traffic impact fees toward this future mitigation.
Attachment 8
June 19,2006
Page 10
38. Broad, Santa Barbara South Street Intersection and Broad Street Widening. Prior to final map recordation
and subject to the approval of the Public Works Director and Caltrans, the applicant/developer shall
dedicate the necessary right-of way,design,and construct the improvements to accommodate the following
cross-section of Broad Street (at South Street) from the southwestern curb line: one 5-foot bike lane, two
11-foot travel lanes,one 3400t raised median with irrigation and landscaping,four 11-foot travel lanes, one
4-foot bike lane,and one 12-foot turn lane. Traffic impact fees credits may be requested for a portion of the
improvements made to the Broad Street frontage in front of Fire Station#1.
39. Broad Street/Woodbridge Rd. This intersection is forecast to operate at LOS F during the PM peak hour.
The project will add traffic in excess of the City's traffic impact threshold to this intersection. The addition of
exclusive tum lanes on the minor street will not restore the intersection operation to LOS D. This
intersection has been identified by the City as a potential future candidate for a traffic signal for the
purposes of providing a protected pedestrian crossing of Broad Street. Prior to the issuance of building
permits, the applicant will be required to pay the project's fair share toward the design and installation of a
future traffic signal at this intersection as determined by the Public Works Director.
40. Broad Street / Santa Barbara-South Street intersection. Pedestrian Mitigations. Due to the mixed-use
nature of the proposed project,which is in proximity to a community park and on a safe route to school,the
project is anticipated to generate pedestrian traffic through the signalized intersection at Broad Street and
Santa Barbara-South Street. The existing intersection is substantially skewed, creating long crossing
distances,particularly on the north,south and east legs.This skew has also necessitated a right tum on red
restriction, due to poor visibility between northbound drivers making a right tum and pedestrians crossing
Broad Street at thesouth leg of the intersection from west to east.
41. As shown on Sheet EX2, prepared by the Public Works Department and dated April 7, 2006, the applicant
shall realign the pedestrian crosswalk on Broad Street to reduce the pedestrian crossing distance.
42. Additionally, the applicant shall design and install eight countdown pedestrian indicators. A common
problem for pedestrians at signalized intersections is 'a lack of understanding of what the pedestrian
indications mean. This lack of understanding can result in pedestrians being stuck in the crosswalk while
opposing traffic has green light and causes other pedestrians to wait at the curb unnecessarily. Countdown
pedestrian indications are designed to reduce this confusion, by informing pedestrians how much time
remains for them to cross the street.Traffic impact fee credits may be requested for a portion of the cost of
the pedestrian indicators.
43. Broad Street. The applicant shall be responsible for the design and installation of signage, striping, and
raised landscape median improvements on Broad Street between South and Alphonso Streets. Signing
and striping improvements shall be extended through each intersection to provide the necessary lane
transitions.
44. Future Connection to Victoria. It is the City's goal to ultimately provide a vehicle, pedestrian and bicycle
connection from the subject property to Victoria and Woodbridge Streets. Providing this connection will
improve the project's circulation. As such, the project's site design shall not preclude this connection and
the applicant shall make an irrevocable offer to dedicate the right of way necessary for this connection and
pay for Ys of the cost of the roadway improvements.
45. Emily/Alphonso Connection. A vehicle, pedestrian and bicycle access connection and easement shall be
maintained from the terminus of Emily Street to Alphonso Street. Such easement shall be recorded prior to
occupancy.
46. Internal Circulation. Private streets and drive aisles shall be designed to comply with the City's standards.
47. Bus Pullout. As shown on Sheet EX2,.prepared by the Public Works Department and dated April 7, 2006,
the applicant shall design and install a bus pullout,shelter and associated amenities in compliance with City
Attachment 8
ER 62-05
June 19,2006
Page 11
standards on the site's Broad Street frontage. All transit improvements shall be installed prior to occupancy
clearance.
48. Maymont Place Aisle. Parking for vehicles entering Maymont Place shall be set back 50-60 feet to reduce
the potential of vehicles stacking out onto Broad Street or blocking pedestrian access while waiting for a
vehicle to back out of the end parking space.
49. Railroad Safety Trail Connection. Prior to the issuance of a building permit,the applicant shall submit a site
plan and grading design illustrating how an ADA accessible path can be provided from the subject property
to the Railroad Safety Trail as indicated on project plans.
50. Railroad Crossing. Figure#2 Streets Classification Map in the City of San Luis Obispo Circulation Element
shows a proposed railroad crossing between Roundhouse Avenue and Bishop Street. Prior to issuance of
building permits, the applicant shall make an irrevocable offer of dedication for a 16-foot easement along
the project's Roundhouse Avenue frontage for future slope bank grading necessary to accommodate the
railroad crossing.
51. Prior to issuance of grading and buildings permits for the proposed project, the Planning Commission, in
consultation with City staff and other reviewing authorities,shall ensure that during maximum parking of the
project, demand from various uses will not coincide, consistent with section 17.16.060 of the City's
Municipal Code.
53. Mitigation that is determined by the Director to be infeasible or unreasonable with respect to the scale,type,
and location of the project, or that can be accomplished by a functional equivalent included in the project
design may be amended,deleted or modified by the Director to meet the intent of the original measures.
Attachment 9
Draft Resolution `B"
RESOLUTION NO. (2007 Series)
A RESOLUTION OF THE COUNCIL OF THE
CITY OF SAN LUIS OBISPO APPROVING TENTATIVE TRACT MAP
NO. 2897 TO CREATE 82 RESIDENTIAL AND 27 COMMERCIAL
AIRSPACE CONDOMINIUMS WITHIN THE APPROVED
"VILLAGE AT MAYMONT PROJECT"LOCATED AT
2238 BROAD STREET (CITY FILE NO. TR 62-05)
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 August 8, 2007, and recommended approval of Application TR 62-05, a request to
create 82 residential and 27 commercial airspace 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
September 18, 2007, for the purpose of considering Application TR 62-05; and
WHEREAS, the Council previously approved on July 18, 2006, a 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 2238 Broad Street (TR 62-05)
is hereby denied.
,J
Attachment 9
Resolution No. (2007 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 18th day of September, 2007.
Mayor David F. Romero
ATTEST:
Audrey Hooper, City Clerk
APPROVED AS TO FORM:
Jonathan Lowell, City Attorney