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10/07/2008, B3 - PARKING GUIDANCE SYSTEM, SPECIFICATION NO. 90433
council M.6,D� ionnaos j ac En as Repout ,�Nb� (33 CITY OF SAN LUIS O B I S P O FROM: Jay D. Walter, Director of PublicWork .Prepared By: Jake Hudson, Senior Tra Engineer SUBJECT: PARKING GUIDANCE SYSTEM, SPECIFICATION NO. 90433 CAO RECOMMENDATION Approve an agreement with TCS International for the design and purchase of a Downtown parking guidance system in an amount not to exceed $292,161 and authorize the Mayor to execute the Agreement. DISCUSSION Background As part of the goal setting process for the 2007-09 Financial Plan, the City Council identified the need for parking way-finding signs to help tourists and residents know where parking was available in the parking structures. This project was included as part of the Major City Goal for Downtown Improvements in the final budget document. On April 1, 2008, the City Council approved a Request for Proposals (RFP) for the design and procurement of equipment for a downtown parking guidance system. Staff was directed to return to Council for award of the contract. A parking guidance system (PGS) is a "way finding" application that is geared specifically towards parking using a system of static and dynamic signs at key locations on downtown streets. The PGS helps drivers effectively and quickly locate available parking by seeing how many parking spaces are available in each of the City's parking structures. It benefits the community by decreasing downtown traffic, reducing emissions and more effectively managing parking facilities. As part of its authorization to advertise proposals, the Council identified two particular issues that should be addressed when staff returned to Council for award of the contract; 1) The value of the project as compared to the cost of the project, and 2) The aesthetic fit of the project including consistency with the Downtown Comprehensive Directional Sign project and the current branded "P",which is used for public parking guidance. In response to the RFP, three proposals were received on June 12, 2008. A committee of City Public Works and Finance & Information Technology (F&IT) staff reviewed and ranked the proposals and conducted oral interviews during the first week of July 2008. The Committee recommends selecting TCS International, of Sudbury, Massachusetts. This decision was based on the consultants' detailed estimate, their understanding of the project's goals and objectives, their experience on similar projects, and perceived ability to complete the work. Value of the Project Project Benefits During the discussion at the April 1, 2008 Council meeting, and again at the May 20, 2008 Parking Enterprise Fund review, concern was raised about the overall health of the Parking Fund, 3- ( f Parking Guidance System,Specification No.90433 Page 2 and the lack of a clear plan for funding future parking structures. The Council directed staff to provide an independent review of the Parking Fund, and bring together interested stakeholders to make recommendations on funding strategies for the next parking structure. Staff has hired Fieldman, Rolapp & Associates to perform the fund review and financial analysis, in conjunction with Finance & IT and Public Works staff, and the composition of the parking task force is nearly complete. We expect the task force to get under way during October 2008 and have the results of the Parking Fund review and analysis by November 2008. The current cost of the project is estimated at $340,000 with $290,000 for design and equipment procurement and $50,000 for infrastructure installation. Staff is confident that the cost of the system can be justified based on travel time reductions alone for Downtown patrons searching for parking. For example, based on various published studies, parking guidance systems can reduce travel times on average by 15%. Based on various state and federal travel time cost studies this could mean approximately 45,000 hours per year less driving within the downtown which could be valued as a$500,000 benefit annually. As a secondary benefit of travel time reduction, these systems can also reduce Carbon Monoxide (CO) and Mono-Nitrogen Oxides (NOx) from vehicle exhaust by up to 2%. For the downtown, this could mean approximately 30,000 kg less CO & 6,000 kg less NOx, which based on various cost analysis models for pollution prevention could be valued as a $10,000 benefit annually. Studies also indicate potential reduction in traffic collisions involving distracted drivers looking for parking spaces, more efficient use of off-street/on-street parking, and potential reduction in the occurrence of illegal parking. It is important to note that all of these studies are based on dynamic parking guidance systems such as the system staff is recommending. There is no data to indicate that static signs alone will achieve the goals of this project. Another benefit to downtown parking is that it encourages parking in a city structure. From a public demand perspective, parking in a structure is the least desirable, as compared to parking on street or in a parking lot. Drivers are apprehensive about entering a structure because they are unsure if there is available parking inside. The public can easily see available parking on a street or in a parking lot, however they are not able to see vacant spaces from the outside of a structure. The dynamic signs will show "real-time" availability of parking in each of our structures displayed on the sign. For example the sign for the Marsh Street Parking structure can show there are 200 spaces available. A downtown parker will be more inclined to enter and park if they can instantly see there is ample parking still available. Current Health of the Parking Fund During the RFP approval in April 2008, Council expressed some concerns about the overall cost of the parking guidance sign project and whether "static" directional signs would achieve the same objectives at a reduced cost. At the subsequent Parking Enterprise Fund Review in May 2008, the Parking fund was shown to be in good fiscal health with $4,172,800 in projected working capital at the end 2007-08 with the $340,000 programmed for this project. Presently the fund can afford this investment. 3-2- Parking Guidance System,Specification No.90433 Page 3 Average Average # Occupancy Occupancy Structure Spaces 2006-07 2007-08 Manch 520 62% 60% 919 Palm 192 76% 81% 842 Palm 415 50% 49% Table 1 Average Occupancy of City Parking Structures In 2007-08 the City brought in $806,900 in parking structure revenues. If we achieve a modest increase in overall average occupancy of 10% as a result of the PGS, that could result in another $80,690 in revenues annually. This means that in less than 5 years we would recoup the initial $340,000 investment. If Council approves moving forward with the Palm-Nipomo parking structure, an in-place PGS will increase the likelihood that parkers would be attracted to the new structure because of the advance knowledge of spaces available. More parking customers in the structure will then likely enhance the capacity of the Parking fund to afford the additional debt service and operational costs. Council has expressed concerns about the affordability of the project and whether it is the best location to maximize use. Staff believes that the PGS will not only increase potential revenues for Palm-Nipomo but also help the public find the location. Aesthetics & Branding Included in this contract is the design of the size,shape, and graphic of the signs. However, staff has provided a refined conceptual design (Attachment 1) for the consultant to match as closely as possible. The conceptual design is shown with the smallest size letters necessary for visibility at the appropriate decision distances. This, in addition to the architectural pole and standard downtown colors, provides a better aesthetic fit over traditional European parking guidance system signs. Also the overall scale of the signs and poles has been designed to be consistent with other existing sidewalk and building features (Attachment 2). Staff is also concurrently working on a "Comprehensive Directional Sign Program" in order to provide orientation and direction to destination points within the downtown. One of the goals of the directional sign program is to establish a standard design for signs leading a particular destination or destination type. This goal is consistent with the methodology of the Parking Guidance System, such that the PGS project will establish a standard design for both static and dynamic signs leading to parking structures. In addition, the parking signs will be constructed so that the graphic (Attachment 3) can be replaced at any time at a negligible cost. For example the face of the sign can be changed as part of the Directional Sign Program, Re-Branding of the "P" logo, or any other change in aesthetic direction with minimal cost. Staff will provide graphic simulations of the signs during the presentation at the Council meeting. CONCURRENCES On August 5, 2008 staff made a joint presentation with TCS International to the Downtown Association and the Chamber of Commerce. Overall feedback from both organizations was 3 --3 \ /1 Parking Guidance System, Specification No. 90433 Page 4 positive. Both groups recommended including more dynamic signs at each structure entrance and to simplify the sign graphic so they could be more easily read. On September 9, 2008, staff made a second presentation to the SLO Downtown Association Board at which time voted to support the project with a request to be included in the sign design process. The Finance & Information Technology (F&IT) staff have assisted in the specification and consultant selection of this project and concurs with the staff recommendation. FISCAL IMPACT This project is identified in the FY 2003-05 Financial Plan (page E-9) and Appendix B (pages 200 and 201) where $200,000 was allocated for design and equipment and $140,000 was allocated for construction. Due to priority shifts for CIP Engineering staff, this project has been delayed since the 2003-05 financial plan. FY 2003-05 Financial Plan Design & Equipment Procurement: $292,161 Infrastructure Installation: $47,839 Project Total: $340,000 Funds Available: $340,000 ALTERNATIVES The Council may defer construction until a later date. Council identified this project in the 2007-09 Major City Goal for the Downtown. However, staff anticipates that construction costs will continue to increase over time if the project is deferred. Consistent with the strategies in the City's Fiscal Health Contingency Plan, the plans and specifications have been prepared, advertised for proposals,and we should take advantage of this favorable bid. ATTACHMENTS 1. Conceptual Sign Design 2. Conceptual Sign Scale & Form 3. Sign Graphic Adaptability 4. Contract Agreement, TCS International Council Reading File The Request for Proposals (RFP) is available for review in the Council Reading file. g1staff4eports-agenda minutes)mr%2008M=spoftAml90433 parking guidance systemkar 90433 advenise.doc 34 ATTACHMENT 1 s 1 .. ft CL ' II I , , s ttq caTH` "^'�{,�. Com' iA. �" � ❑ ���� ,'.� Xyl r t 4✓ O' " n �. u ATTACHMENT 2 1 t , i A yy z� r E ► ahr� � r x- ��d'�' �.QSap ✓s fs c r 'J,� S�Grip✓ KVYr•,f -�^r v jv rh r.' Via. "t, 1• fir. }'J dt , 1, , Y cr- co CL AAA Ip Iwo 450 s - r i n x p ui elle e: 3'i+ }re µr d ,tH.*7F F wfl uv' y er r, 3 -6 ATTACHMENT i Jr Vi t IZ { 4 It 11 �f a t .. - f Q Attachment 4 4,911�ti`j� city off. San WI s OBI SPO AGREEMENT THIS AGREEMENT is made and entered into in the City of San Luis Obispo on 2008 by and between the CITY OF SAN LUIS OBISPO, a municipal corporation, hereinafter referred to as City; and TCS International., hereinafter referred to as Consultant. WITNESSETH WHEREAS, on April 1, 2008, requested proposals for Downtown Parking Guidance System per Specification No. 90433. WHEREAS, pursuant to said request, Consultant submitted a proposal that was accepted by City for said services. NOW THEREFORE, in consideration of their mutual promises, obligations and covenants hereinafter contained, the parties hereto agree as follows: 1. Term. The term of this Agreement shall be from the date this Agreement is made and entered, as first written above, until acceptance or completion of said services. 2. Start and Completion of Work. Work on this project shall begin within 7 calendar days after contract execution and shall be completed within 365 calendar days thereafter. 3. Contract Term. The services identified in this specification will be used by the City between October 2008 and October 2009. 4. Contract Extension and Cost Increases for On-call Service Contracts. The term of the contract may be extended by mutual consent for an additional year. During this extended period, labor rates may be increased to reflect increased labor costs and overhead at each 1 year contract anniversary, provided the City is notified of the increases in advance. 5. Liquidated Damages. In the event that the Consultant does not meet the work completion date specified in its proposal, the award amount shall be reduced in the amount of $500 per calendar day for each day that exceeds the completion date specified in the Consultant's proposal. As the delay in the completion of work could seriously affect the public and the efficient operation of the City to an extent incapable of precise calculation, said reduction is established as the nearest measure of damages for such delay that can be fixed at this time, and is not established as a penalty or forfeiture for the breach of agreement to complete the work. Said reductions may be invoked if completion of work exceeds the specified time for any reason. 6. Work Delays. Should the Consultant be obstructed or delayed in the work required to be done hereunder by changes in the work or by any default, act, or omission of the City, or by strikes, fire, earthquake, or any other Act of God, or by the inability to obtain materials, equipment, or labor due to federal government restrictions arising out of defense or war programs; then the time of completion may, at the City's sole option, be extended for such periods as may be agreed upon by the City and the Consultant. In the event that there is insufficient time to grant such extensions prior to the completion date of the contract, the City may, at: the time of acceptance of the work, waive liquidated damages that may have accrued for failure to complete on time, due to any of the above, after hearing evidence as to the reasons for such delay, and making a finding as to the causes of same. 7. Termination. If, during the tern of the contract, the City determines that the Consultant is not faithfully abiding by any term or condition contained herein, the City may notify the Consultant in writing of such defect or failure to perform. This notice must give the Consultant a 10 (ten) calendar day notice of time thereafter in which to perform said work or cure the deficiency. If the Consultant has not performed the work or cured the deficiency within the ten days specified in the notice, such shall constitute a breach of the contract and the City may terminate the contract immediately by written 3 4, i - -ATTACHMENT 4 notice to the Consultant to said effect. Thereafter, neither party shall have any further duties, obligations, responsibilities, or rights under the contract except, however, any and all obligations of the Consultant's surety shall remain in full force and effect, and shall not be extinguished, reduced, or in any manner waived by the termination thereof. In said event, the Consultant shall be entitled to the reasonable value of its services performed from the beginning date in which the breach occurs up to the day it received the City's Notice of Termination, minus any offset from such payment representing the City's damages from such breach. "Reasonable value" includes fees or charges for goods or services as of the last milestone or task satisfactorily delivered or completed by the Consultant as may be set forth in the Agreement payment schedule; compensation for any other work, services or goods performed or provided by the Consultant shall be based solely on the City's assessment of the value of the work-in-progress in completing the overall workscope. The City reserves the right to delay any such payment until completion or confirmed abandonment of the project, as may be determined in the City's sole discretion, so as to permit a full and complete accounting of costs. In no event, however, shall the Consultant be entitled to receive in excess of the compensation quoted in its proposal. If, at any time during the term of the contract, the City determines that the project is not feasible due to funding shortages or unforeseen circumstances, the City reserves the right to terminate the contract. Consultant will be paid compensation due and payable to the date of termination. 8. Ability to Perform. The Consultant warrants that it possesses, or has arranged through subcontracts, all capital and other equipment, labor, materials, and licenses necessary to carry out and complete the work hereunder in compliance with any and all applicable federal, state, county, city, and special district laws, ordinances, and regulations. 9. Sub-contract Provisions. No portion of the work pertinent to this contract shall be subcontracted without written authorization by the City, except that which is expressly identified in the Consultant's proposal. Any substitution of sub-consultants must be approved in writing by the City. For any sub-contract for services in excess of$25,000, the subcontract shall contain all provisions of this agreement. 10. Contract Assignment. The Consultant shall not assign, transfer, convey or otherwise dispose of the contract, or its right, title or interest, or its power to execute such a contract to any individual or business entity of any kind without the previous written consent of the City. 11. Inspection. The Consultant shall furnish City with every reasonable opportunity for City to ascertain that the services of the Consultant are being performed in accordance with the requirements and intentions of this contract. All work done and all materials furnished, if any, shall be subject to the City's inspection and approval. The inspection of such work shall not relieve Consultant of any of its obligations to fulfill its contract requirements. 12. Record Retention and Audit. For the purpose of determining compliance with various laws and regulations as well as performance of the contract, the Consultant and sub-consultants shall maintain all books, documents, papers, accounting records and other evidence pertaining to the performance of the contract, including but not limited to the cost of administering the contract. Materials shall be made available at their respective offices at all reasonable times during the contract period and for three years from the date of final payment under the contract. Authorized representatives of the City shall have the option of inspecting and/or auditing all records. For Federally funded projects, access to records shall also include authorized representatives of the State and Federal government. Copies shall be furnished if requested. 13. Conflict of Interest. The Consultant shall disclose any financial, business, or other relationship with the City that may have an impact upon the outcome of this contract, or any ensuing City construction project. The Consultant shall also list current clients who may have a financial interest in the outcome of this contract, or any ensuing City construction project which will follow. The Consultant covenants that it presently has no interest, and shall not acquire any interest—direct, indirect or otherwise—that would conflict in any manner or degree with the performance of the work hereunder. The Consultant further covenants that, in the performance of this work, no sub-consultant or person having such an interest shall be employed. The Consultant certifies that no one who has or will have any financial interest in Parking Guidance System, Spec. #90433 Page 2 of 7j performing this work is an officer or employee of the City. It is herebyflexp ess'sTy�ag�rN T that, in the performance of the work hereunder, the Consultant shall at all times be deemed an independent Consultant and not an agent or employee of the City. 14. Rebates, Kickbacks or Other Unlawful Consideration. The Consultant warrants that this contract was not obtained or secured through rebates, kickbacks or other unlawful consideration, either promised or paid to any City employee. For breach or violation of the warranty, the City shall have the right in its discretion; to terminate the contract without liability; to pay only for the value of the work actually performed; to deduct.from the contract price; or otherwise recover the full amount of such rebate, kickback or other unlawful consideration. 15. Covenant Against Contingent Fees. The Consultant warrants by execution of this contract that no person or selling agency has been employed, or retained, to solicit or secure this contract upon an agreement or understanding, for a commission, percentage, brokerage, or contingent fee, excepting bona fide employees or bona fide established commercial or selling agencies maintained by the Consultant for the purpose of securing business. For breach or violation of this warranty, the City has the right to annul this contract without liability; pay only for the value of the work actually performed, or in its discretion, to deduct from the contract price or consideration, or otherwise recover the full amount of such commission, percentage, brokerage, or contingent fee. 16. Compliance with Laws and Wage Rates. The Consultant shall keep itself fully informed of and shall observe and comply with all applicable state and federal laws and county and City of San Luis Obispo ordinances, regulations and adopted codes during its performance of the work. This includes compliance with prevailing wage rates and their payment in accordance with California Labor Code. For purposed of this paragraph, "construction" includes work performed during the design and preconstruction phases of construction, including but not limited to, inspection and land surveying work. 17. Payment of Taxes. The contract prices shall include full compensation for all taxes that the Consultant is required to pay. 18. Permits and Licenses. The Consultant shall procure all permits and licenses, pay all charges and fees, and give all notices necessary. 19. Safety Provisions. The Consultant shall conform to the rules and regulations pertaining to safety established by OSHA and the California Division of Industrial Safety. 20. Public and Employee Safety. Whenever the Consultant's operations create a condition hazardous to the public or City employees, it shall, at its expense and without cost to the City, furnish, erect and maintain such fences, temporary railings, barricades, lights, signs and other devices and take such other protective measures as are necessary to prevent accidents or damage or injury to the public and employees. 21. Preservation of City Property. The Consultant shall provide and install suitable safeguards, approved by the City, to protect City property from injury or damage. if City property is injured or damaged resulting from the Consultant's operations, it shall be replaced or restored at the Consultant's expense. The facilities shall be replaced or restored to a condition as good as when the Consultant began work. 22. Immigration Act of 1986. The Consultant warrants on behalf of itself and all sub-consultants engaged for the performance of this work that only persons authorized to work in the United States pursuant to the Immigration Reform and Control Act of 1986 and other applicable laws shall be employed in the performance of the work hereunder. 23. Consultant Non-Discrimination. In the award of subcontracts or in performance of this work, the Consultant agrees that it will not engage in, nor permit such sub-consultants as it may employ, to engage in discrimination in employment of persons on any basis prohibited by State or Federal law. 24. Accuracy of Specifications. The specifications for this project are believed by the City to be accurate and to contain no affirmative misrepresentation or any concealment of fact. Consultants are cautioned to undertake an independent analysis of any test results in the specifications, as City does not guaranty the accuracy of its interpretation of test results contained in the specifications package. In preparing its proposal, the Consultant and all sub-consultants named in its proposal shall bear sole responsibility for proposal preparation errors resulting from any misstatements or omissions in the specifications that could easily have been ascertained by / d Parking Guidance System, Spec. #90433 Page 3 of 7 examining either the project site or accurate test data in the City's possessioATU AMU pr WTe&ct of ambiguities or defects in the specifications will be as determined by law, any patent ambiguity or defect shall give rise to a duty of Consultant to inquire prior to proposal submittal. Failure to so inquire shall cause any such ambiguity or defect to be construed against the Consultant. An ambiguity or defect shall be considered patent if it is of such a nature that the Consultant, assuming reasonable skill, ability and diligence on its part, knew or should have known of the existence of the ambiguity or defect. Furthermore, failure of the Consultant or sub-consultants to notify City in writing of specification defects or ambiguities prior to proposal submittal shall waive any right to assert said defects or ambiguities subsequent to submittal of the proposal. To the extent that these specifications constitute performance specifications, the City shall not be liable for costs incurred by the successful Consultant to achieve the project's objective or standard beyond the amounts provided therefor in the proposal. In the event that, after awarding the contract, any dispute arises as a result of any actual or alleged ambiguity or defect in the specifications, or any other matter whatsoever, Consultant shall immediately notify the City in writing, and the Consultant and all sub-consultants shall continue to perform, irrespective of whether or not the ambiguity or defect is major, material, minor or trivial, and irrespective of whether or not a change order, time extension, or additional compensation has been granted by City. Failure to provide the hereinbefore described written notice within one (1) working day of Consultant's becoming aware of the facts giving rise to the dispute shall constitute a waiver of the right to assert the causative role of the defect or ambiguity in the plans or specifications concerning the dispute. 25. Indemnification for Professional Liability. To the fullest extent permitted bylaw, Consultant shall indemnify,protect, defend and hold harmless City and any and all of its officials, employees and agents (`Indemnified Parties")from and against any and all losses, liabilities, damages, costs and expenses, including attorney's fees and costs which arise out of,pertain to, or relate to the negligence, recklessness, or willful misconduct of the Consultant. 26. Non-Exclusive Contract. The City reserves the right to contract for the services listed in this proposal from other consultants during the contract term. 27. Standards. Documents shall conform to City Standards and City furnished templates shall be used. 28. Consultant Endorsement. Technical reports, plans and specifications shall be stamped and signed by the Consultant where required. 29. Ownership of Materials. Upon completion of all work under this contract, ownership and title to all reports, documents, plans, specifications, equipment, and estimates produced as part of this contract will automatically be vested in the city and no further agreement will be necessary to transfer ownership to the City. The Consultant shall furnish the City all necessary copies of data needed to complete the review and approval process. It is understood and agreed that all calculations, drawings and specifications, whether in hard copy or machine readable form, are intended for one-time use in the construction of the project for which this contract has been entered into. The Consultant is not liable for claims, liabilities, or losses arising out of, or connected with the modification, or misuse by the City of the machine-readable information and data provided by the Consultant under this agreement. Further, the Consultant is not liable for claims, liabilities, or losses arising out of, or connected with any use by City of the project documentation on other projects, except such use as may be authorized in writing by the Consultant. 30. Release of Reports and Information. Any reports, information, data, or other material given to, prepared by or assembled by the Consultant as part of the work or services under these specifications shall be the property of City and shall not be made available to any individual or organization by the Consultant without the prior written approval of the City. The Consultant shall not issue any news release or public relations item of any nature, whatsoever, regarding work performed or to be performed under this contract without prior review of the contents thereof by the City and receipt of the City's written permission. I Parking Guidance System, Spec. #90433 Page 4 of 7 �� l ATTACHMENT 4 31. Copies of Reports and Information. If the City requests additional copies of reports, drawings, specifications, or any other material in addition to what the Consultant is required to furnish in limited quantities as part of the work or services under these specifications, the Consultant shall provide such additional copies as are requested, and City shall compensate the Consultant for the costs of duplicating of such copies at the Consultant's direct expense. 32. Attendance at Meetings And Hearings. As part of the workscope and included in the contract price is attendance by the Consultant at up to [number] public meetings to present and discuss its findings and recommendations. Consultant shall attend as many "working" meetings with staff as necessary in performing workscope tasks. 33. Permit and Filing Fees. The Consultant shall procure all permits, and licenses, pay all charges and fees and file all notices necessary as they pertain to the completion of the Consultant's work. The City will pay all application fees for permits required for the completion of the project work. The City requires a 10 day notice to issue a check. 34. Consultant Invoices. The Consultant shall deliver a monthly invoice to the City, itemized by project work phase or, in the case of on-call contracts, by project title. Invoice must include a breakdown of hours billed and miscellaneous charges and any sub-consultant invoices, similarly broken down, as supporting detail. 35. Payment. For providing services as specified in this Agreement, City will pay and Consultant shall receive therefore compensation not to exceed $200,000. The contract amount may be increased to $250,000 for additional services upon mutual agreement and approval by the San Luis Obispo City Council. Should the Consultant's designs, drawings or specifications contain errors or deficiencies, the Consultant shall be required to correct them at no increase in cost to the City. 36. Payment Terms. The City's payment terms are 30 days from the receipt of an original invoice and acceptance by the City of the materials, supplies, equipment or services provided by the Consultant(Net 30). 37. Resolution of Disputes. Any dispute, other than audit, concerning a question of fact arising under this contract that is not disposed of by agreement shall be decided by a committee consisting of the City's Project Manager and the City Director of Public Works, who may consider written or verbal information submitted by the Consultant. Not later than thirty days after completion of all deliverables necessary to complete the plans, specifications and estimate, the Consultant may request review by the City Council of unresolved claims or disputes, other than audit, in accordance with Chapter 1.20 Appeals Procedure of the Municipal Code. Any dispute concerning a question of fact arising under an audit of this contract that is not disposed of by agreement, shall be reviewed by the City's Chief Fiscal Officer. Not.later than 30 days after issuance of the final audit report, the Consultant may request a review by the City's Chief Fiscal Officer of unresolved audit issues. The request for review must be submitted in writing. Neither the pendency of a dispute, nor its consideration by the City will excuse the consultant from full and timely performance in accordance with the terms of this contract. 38. Agreement Parties. City: Jake Hudson Consultant: TCS International City of San Luis Obispo Greg Parzych 919 Palm Street 55 Union Avenue San Luis Obispo, CA 93401 Sudbury, MA 01776 All written notices to the parties hereto shall be sent by United States mail, postage prepaid by registered or certified mail addressed as shown above. 39. Incorporation by Reference. City Request for Proposal Specification No. 90433 and Consultant's proposal dated July 12, 2008 and price proposal dated September 4, 2008, are hereby incorporated in and made a part of this Agreement. Parking Guidance System, Spec. #90433 Page 5 of 7 3 �`y ATTACHMENT 4 40. Amendments. Any amendment, modification or variation from the terms of this Agreement shall be in writing and shall be effective only upon approval by the City Engineer. If, at any time during the project, the consultant is directed to do work by persons other than the City Project Manager and the Consultant believes that the work is outside of the scope of the original contract, the Consultant shall inform the Project Manager immediately. If the Project Manager and Consultant both agree that the work is outside of the project scope and is necessary to the successful completion of the project, then a fee will be established for such work based on Consultant's hourly billing rates or a lump sum price agreed upon between the City and the Consultant. Any extra work performed by Consultant without prior written approval from the City Project Manager shall be at Consultant's own expense. 41. Complete Agreement. This written agreement, including all writings specifically incorporated herein by reference, shall constitute the complete agreement between the parties hereto. No oral agreement, understanding or representation not reduced to writing and specifically incorporated herein shall be of any force or effect, nor shall any such oral agreement, understanding or representation be binding upon the parties hereto. For and in consideration of the payments and agreements hereinbefore mentioned to be made and performed by City, Consultant agrees with City to do everything required by this Agreement, the said specification and incorporated documents. Authority to Execute Agreement. Both City and Consultant do covenant that each individual executing this agreement on behalf of each party is a person duly authorized and empowered to execute Agreements for such party. IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed the day and year first above written. CITY OF SAN LUIS OBISPO: David F. Romero, Mayor APPROVED AS TO FORM: CONSULTANT: Jonathan Lowell, City Attorney TCS Intemational BY: Parking Guidance System, Spec. #90433 Page 6 of 7 ✓1.113 �-� ATTACHMENT 4 INSURANCE REQUIREMENTS: Consultant Services The Consultant shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Consultant, its agents, representatives, employees or sub-consultants. Minimum Scope of Insurance. Coverage shall be at least as broad as: 1. Insurance Services Office Commercial General Liability coverage (occurrence form CG 0001). 2. Insurance Services Office form number CA 0001 (Ed. 1/87) covering Automobile Liability, code 1 (any auto). 3. Workers' Compensation insurance as required by the State of California and Employer's Liability Insurance. 4. Errors and Omissions Liability insurance as appropriate to the consultant's profession. Minimum Limits of Insurance. Consultant shall maintain limits no less than: 1. General Liability: $1,000,000 per occurrence for bodily injury, personal injury and property damage. If Commercial General Liability or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. 2. Automobile Liability: $1,000,000 per accident for bodily injury and property damage. 3. Employer's Liability: $1,000,000 per accident for bodily injury or disease. 4. Errors and Omissions Liability: $1,000,000 per occurrence. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. At the option of the City, either: the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects the City, its officers, officials, employees and volunteers; or the Consultant shall procure a bond guaranteeing payment of losses and related investigations, claim administration and defense expenses. Other Insurance Provisions. The general liability and automobile liability policies are to contain, or be endorsed to contain, the following provisions: 1. The City, its officers, officials, employees, agents and volunteers are to be covered as insureds as respects: liability arising out of activities performed by or on behalf of the Consultant; products and completed operations of the Consultant; premises owned, occupied or used by the Consultant; or automobiles owned, leased, hired or borrowed by the Consultant. The coverage shall contain no special limitations on the scope of protection afforded to the City, its officers, official, employees, agents or volunteers. 2. For any claims related to this project, the Consultant's insurance coverage shall be primary insurance as respects the City, its officers, officials, employees, agents and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, agents or volunteers shall be excess of the Consultant's insurance and shall not contribute with it. 3. The Consultant's insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer's liability. 4. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be suspended, voided, canceled by either party, reduced in coverage or in limits except after thirty (30) days prior writteri notice by certified mail, return receipt requested, has been given to the City. The Consultant agrees to notify the City in the event that the policy is suspended, voided or reduced in coverage or limits. A minimum of 30 days prior written notice by certified mail, return receipt requested, will be provided. Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best's rating of no less than A:VII. Verification of Coverage. Consultant shall furnish the City with a certificate of insurance showing maintenance of the required insurance coverage. Original endorsements effecting general liability and automobile liability coverage required by this clause must also be provided. The endorsements are to be signed by a person authorized by that insurer to bind coverage on its behalf. All endorsements are to be received and approved by the City before work commences. Parking Guidance System, Spec. #90433 Page 7 of.7 3�� Page 1 of 1 Cano, Elaina From: Cano, Elaina Sent: Sunday, August 31, 2008 2:44 PM To: Hampian, Ken; Lowell, Jonathan P; Hooper, Audrey; Walter, Jay; 'ersayoung@yahoo.com'; Pellemeier, Keith; Combs, Ron; Lynch, Barbara Subject: Tree Committee Appeal Attachments: Williams 10-7-08.pdf Attached is a Tree Committee appeal from Ms. Jacquoline Williams. I have scheduled this public hearing to be heard at the October 7th Council meeting with a time of 30 minutes. If you feel this is not adequate time, please adjust on the 6o day. Also, Ms. Williams has verbally agreed to hear this appeal after the 45 day deadline and will sign and send back a written agreement by September 90i. I will email the written agreement as soon as it is received. Thanks, Elaina 8/31/2008 Filing Fee: $100.00 ir Paid RECEIVED IV/a JUL 31 2008 i'� *REFER TO SECTION 4 san LUIS OBISPO SLO CITY CLERK APPEAL TO THE CITY COUNCIL SECTION 1. APPELLANT INFORMATION 0 >3 M Name Mailing Address and Zip Code 5�Z-��i�s I�larc �5LD - C- • `93 Phonee�)045 - - b to ori?v� a a 2'7�l `Y' Representative's Name Mailing Addr ss and Zip q e Title Phone Fax SECTION 2. SUBJECT OF APPEAL 1. In accordance with the procedures set.forth in Title 1, Chapter 1.20 of the San Luis Obispo Municipal Code (copy attached)), I hereby appeal the decision of the: ( (Name of Officer, Committee or Commission decision being appealed) 2. The date the decision being appealed was rendered: Z I 3. The application or project was entitled: C�VVI 4loY _� 4. 1 discussed the matter with the following City staff member: � � (tl,I'm OI )c on (Staff Member's Name andbepartment) (Yate) 5. Ha this matter been the subject of a previous appeal? If so, when was it heard and by whom: SECTION 3. REASON FOR APPEAL Explain specifically what action/s you are appealing and why you believe the Council should consider your appeal. Include what evidence you have that supports your appeal. You may attach additional pages, if necessary. This form continues on the other side. Page 1 of 3 Reason for Appeal continued SECTION 4. APPELLANT'S RESPONsmpTY The San Luis Obispo City Council values public participation in local gove ent�and encourages all forms of citizen involvement. However, due to real costs associated wit City Council consideration of an appeal, including public notification, all appeals pertaining a planning application or project are subject to a filinc fee of$100 ,which must accom any th appeal form. Your right to exercise an appeal comes with certain responsibilities. If you file an appeal, please understand that it must be heard within 45 days from filing this form. You will be notified in writing of the exact date.your appeal will be heard before the Council. You or your representative will be expected to attend the public hearing, and to be prepared to make your case. Your testimony is limited to 10 minutes. A continuance may be granted under certain and unusual circumstances. If you feel you need to request a continuance; you must submit your request in writing to the City Clerk. Please be advised that if your request for continuance is received after the appeal is noticed to the public, the Council may not be able to grant the request for continuance. Submitting.a request for continuance does not guarantee that it will be granted;that action is at the discretion of the City Council. I he agree to appear and/or send a representative to appear on my behalf when said appe is eduled for a.public hearing before the City Council. (S nature of Appellant)' (Date) Exceptio s to the fee: 1)Appeals of Tree Committee decisions. 2)The above-named appellant has already paid the City 00 to appeal this same matter rttoo a City official or Council advisory body. This item is hereby calendared for c: City Attorney City Administrative Officer Department Head — 4L)2 L{ere, Advisory Body Chairperson—,5. you—r6 C* Cie on i al) .er Rr 1L11 ,c Page 2of3 �yA B/v 8/03 Ux, PA fie-7 ' �ac/v 7 '�' 4,0 w j14 d e��as S�,v.+ � tip.• �-r Page 1 of 1 Cano, Elaina From: Cano, Elaina Sent: Monday,August 11,2008 7:50 AM To: Pellemeier, Keith Subject: RE: 3 Tree appeals received by City Clerk Hi Keith, I will call the appellant (503 Mitchell) today and see if she is willing to have the appeal heard past the 45 day legal limit. I will let you know as soon as. Elaina From: Pellemeier, Keith Sent:Thursday,August 07, 2008 2:59 PM To: Cano, Elaina Subject: FW: 3 Tree appeals received by City Clerk Elaina I checked with my Supervisor today and I would like to calendar these items as I stated below. Let me know if this is ok? Thank you, Keith Pellemeier Maint. Supervisor/Urban ForestlContracts/Special Events City of San Luis Obispo 805-781-7022 phone 805-542-9868 fax From: Pellemeier, Keith Sent: Wednesday, August 06, 2008 3:22 PM To: Lynch, Barbara Cc: Combs, Ron; Cano, Elaina Subject: 3 Tree appeals received by City Clerk Barbara I look forward to our meeting tomorrow.The Clerks office has received 3 tree appeals stemming from the last Tree Committee meeting. I propose we hear two of them at the Council meeting on Sept 16th,report due to legal by Sept 3. 1. 1374 Pismo St 2. 4124&4154 Poinsettia And the last one on Oct 7t' 3. 503 Mitchell Thank you, Keith Pellemeier Maint. Supervisor/Urban Forest/Contracts/Special Events City of San Luis Obispo 805-781-7022 phone 805-542-9868 fax 8/11/2008 1 .i� 1 Y �. 1 LL ♦��^�4.JJ r ,t IN Li THE AT II 1L LAG JE B ROA D ' ISTR,EET ri r 1. �1b-P l ea r 1 Sub iter_ May 2�, 20 , 8! I1 �yryj. 1PP rrm, i:y:LL;i ;lgroup creating environments people enjoy* ' May 20, 2008 I Design Group S.Higuera St,Ste.102 Ms. Pam Ricci Luis Obispo,CA 93401 City of San Luis Obispo M 5431794 919 Palm Street ' 05)543-4609 San Luis Obispo, CA 93401-3218 I.mndesign.lrom Re: Village at Broad Street Application Materials Dear Pam, We are pleased to submit application materials for the Village at Broad Street. We are requesting approvals for a Mixed-Use Overlay, Planning Commission Use Permit, Architectural Commission Review, Environmental Review Addendum, and Lot Line Adjustment. The following items are submitted for your review and approval: 1. Signed Applications and Checklists 2. Project Description 1 3. Illustrative Site Plan 4. Perspective Rendering 5. Plans - 12 - Full Size Sets, 12 - 1 1 X17 Reduced Sets, 1- 8.5X1 1 set 1 6. Color Board Exhibit 7. Winter Solstice Exhibit (Solar Study) S. Pedestrian Shed Map 9. Inclusionary Housing Exhibit ' 10. Bike Parking Plan 11. Fencing Plan 12. Public Open Space and Circulation Exhibit 1 13. Landscape Plant List and Site Amenities Booklet 14. Noise Analysis 15.Traffic.Analysis 16. Preliminary Hydrology & Hydraulic Report 17. San Luis Garbage Trash Enclosure Written Approval Please contact me directly if you have any questions or require additional information. We look tforward to working with you on this exciting project. Sincerely, RRM DESIGN GROUP Debbie La marcin�o Rudd Principal ' cc: Client - Rick Moses RRM -Jeff Dillon (Architect), Tim Walters (Engineer), Lief McKay (Landscape Architect),Joslyn Broome (Associate Planner) ' COMMUNITY I CMC&PUBUC SAFETY I RECREATION I EDUCATION I URBAN ARCHITECTS I ENGINEERS I EXH89DESIGNERS I LANDSCAPE ARCHITECTS I PLANNERS I SURVEYORS A Cdf0r=CaW4b=I VbmWMpsnsy.ktli W#C11090 I Js"Nd"PEMMLSMM I J0Fwtw.LAK1914 = city of son Luis oaispo application checklist ' Community Development Department, 919 Palm Street, San Luis Obispo, California 93401. (805) 781-7172 Information on this list must be submitted for your project to be accepted Lot Line Adjustment for processing,reviewed and scheduled for hearing.These are the minimum requirements and additional information and plans may be required to Preliminary Map evaluate your application following initial review by stafL Applications not containing the necessary information as shown on the checklist will not be Application Fee: $1,302 ' accepted for review. Check eadr box to indicate that you have provided the appropriate information. Effects Ve: 7-01-07 ' APPIinI City ❑ Completed Planning Application Form: Applications can be obtained from the Community Development Dipartment or by mail, fax,or at www. ' slocity.org. ❑ Preliminary title report. ❑ An authorization consenting to the proposed adjustment signed by all parties having a record title interest in the property to be subdivided. ' ❑ Assessor's parcel map(s) with the affected properties highlighted. ❑ Preliminary Map, Five 18" x 26" copies, folded, and one 8 112" x 11" reduction. ' Each set of plans must contain: (All plans should be in U.S.Customary or English units) (�J The parcel map number(available from County Planning Dept 781 5600),name if any,date of preparation, � North arrow,metric scale,and,if based on a survey,the date of the survey Name and address of the person or entity who prepared the map and the applicable registration or license number. �� Names and addresses of the applicant(s)and all parties having record title interest in the property being j adjusted. The legal boundaries of the properties to be adjusted,with sufficient information to locate the property and to determine its position with respect to adjacent named or numbered subdivisions,if any. I i_) Topographic,information based on City datum with a reference to the source of the information. ❑ Existing streets and let lines and the location and outline to scale of all structures which are to be retained within the properties and all structures outside the adfustment area within 10 feel of the boundary lines; the distances between structures to be retained and notations concerning all structures which are to be removed. f J The Iccations,widths and purpose cf all existing and proposed easements for utilities,drainage and other ' public purposes,shown by dashed lines,within and adjacent to the subdivision(including proposed building setback lines, if known);all existing and proposed utilities including size of water lines and the size and grade of sewer lines,location of manholes,fire hydrants,street trees and street lights. 0 The name,location,width and directions of flow of all watercourses and flood-control areas within and ' adjacent to the property involved,the proposed method of providing storm water drainage and erosion control. FI [-J The location of all potentially dangerous areas,including areas subject 10 inundation,landslide, settlement, excessive roise,and the means of mitigating the hazards. Checklist continued on next page. ' = city of Sap LUIS OBISPO Lot Line Adjustment Page 2 Applicant City The locations,widths and names or designations of all existing or proposed streets,alleys,paths and other rights-of-way,whether public or private;private easements within and adjacent to the subdivision;the radius ' of each centerline curve;a cross-section of each street and planned line for street widening or for any other public project in and adjacent to the subdivision;private streets shall be dearly indicated. The lines and approximate dimensions of all lots,and the number assigned to each lot(lots shall be ' numbered consecutively):the total number of lots;the area of each lot. h7n_ E] The locations of any existing or abandoned wells,septic leaching fields,springs,water impoundments and `�A similar features to the extent they affect the proposed use of the property. ' The location,type,trunk and canopy diameter of all trees on the property and indicate status(e.g.to be removed,maintained,or relocated);notations as to general type of vegetation In areas not occupied by trees. ' The following supplemental material shall be filed with the preliminary map: yj A vicinity map of appropriate scale and showing sufficient adjoining territory to dearly indicate surrounding streets,other land in the subdivider's ownership,and other features which have a bearing on the proposed subdivision. ' A description of requested exceptions from the subdivision design standards for such items as lot area and dimensions,street sections or utility easements. r E] A preliminary development plan or statement detailing the purpose of the Lot Line Adjustment. J. Other:After preliminary approvals, additional fees will be collected by the Public Works ' Department for preparation of the appropriate agreement(s) to finalize this application. Contact Public Works for more information at 781-7200. 1 1 1 End Note: See Resource list of documents at http://www.slocity.org/communitydevelopment/docsandforms/adcodesdocs.asp ' I, the undersigned Applicant/Representative, do verify that all the items necessary for this project and as checked above are included in the attached submittal. ' Name (Printed ) Signature Date 1 city of san tuts OBISpo application checklist t Community Development Department,919 Palm Street, San Luis Obispo, California 93401. (805)781-7172 Planning Information on this fist must be submitted for your project to be accepted for processing,reviewed and scheduled for hearing.These are the minimum Commission Use requirements and additional information and plans may be required to evaluate your application following initial review by staff. Applications not Permit ' containing the necessary information as shown on the checklist will not be accepted for review. Check each box to indicate that you have provided the Application Fee: $2,860 appropriate information. Effective: 7-01-07 ' Applicant City Q Completed Planning Application Form: Applications can be obtained from the Community Development Department or by mail,fax,or at www. ' slocity.org. L Description of the proposed use: Please provide a detailed description of the proposed use including:the type of proposed activities, ' hours of operation, goods and services offered, number of employees, number of parking spaces dedicated to the business and any other information related to the use. For residential construction, state if the addition is for a bedroom,additional unit or other use, number of off-street parking spaces ' and any other related information. Statement: Clearly describe any requested exceptions to the City's Property Development Standards, Section 17.16 ' in the Zoning Regulations. If you are unsure,a planner can assist you in determining if an exception is required. f j 12 sets of plans, folded, 1"=10' min. scale, and 1 set of plans reduced to 8 1/2"x 11" ' Each set of plans must contain: (All plans should be in U.S.Customary or Fngl sh units) / I Project statistics. Including the zoning and current uses of the site,total square footage,the area of the site to be covered by structures,density calculations, parking calculations and total area of landscaping excluding ' setback areas and the total number of new and existing dwelling units listed by number of bedrooms. If r� A site plan. At a minimum include building footprints,existing and proposed impervious surfaces,existing r and proposed drainage patterns,dimensioned property lines and all building setbacks;location,name and width of adjacent rights-ol-way;location and width of all waterways;proposed improvements and demolitions,dimensions of all parking spaces and bays;walls,fences and exterior lights; location of recycling and refuse enclosures:landscaping and outdoor use areas,distance to nearest structure on adjacent property,north arrow and scale. Trees on site plan. The site plan must include the following information about trees. Show the location, ' type,trunk and canopy diameter of all trees on the property and indicate status(e.g.to be removed, maintained,or relocated). xJ -eteeic Setbacks. The location of top of bank and of riparian vegetation shall be shown on all project plans subject to City approval. The lucation of these features is subject to confirmation by the Community Development Director, based on observation of actual conditions and,as needed,the conclusions of persons with expertise in hydrology,biology,or geology. }�) } Frontage improvements and utilities. Also on the site plan show the existing and proposed frontage improvements for all streets adjacent to the property;include sidewalk,curb,gutter,driveway approach, storm drain inlets,retaining walls,parkways,and street trees. Show all utilities infrastructure such as power poles,service drops,light poles and all proposed and existing water and sewer lines. !' Fire hydrants. Indicate the location and distance to the two(2)closest fire hydrants on the site plan. _ L .� _ Fire sprinkler information. Show the location of the backflow prevention device on the site plan Show the proposed location of the fire sprinkler water lateral on the site plan. Show the location of the fire sprinkler riser and the fire department connection on the schematic floor plan. Checklist continued on next page. 1 = city of san LUIS OBi po Planning Commission Use Permit Page 2 Applicant City f7f E] Elevations. Show all sides of proposed buildings and existing buildings to remain,dimensioned maximum height of building from average natural grade,signs,and proposed screening of exterior mechanical equipment. Indicate materials and colors of all exterior surfaces and features. ❑ Schematic floor plans. Include interior building layouts,existing and proposed rooms or use areas,square footages of bedrooms,entrances and emergency exits,relationship to exterior use areas. J' ❑ Water Ways Management Plan Compliance: Detailed analysis of the site will be required for some projects,consistent with Section 2.2,Volume III of the WWMR the City's Drainage Design Manual. Drainage analysis submittals shall include adequate supporting hydrologic and hydraulic information for the proposed improvements.The Hydrologic and Hydraulic Analysis Report shall be prepared by a Civil Engineer registered in the State of Califomia. Details of report contents are in Section 2.2 of the Manual. 1 1 End Note: See Resource list of documents at hftp://www.slocity.org/communitydevelopmenttdocsandforms/adcodesdocs.asp ' I, the undersigned Applicant/Representative, do verify that all the items necessary for this project and as checked above are included in the attached submittal. 1 NamePrinted � ) Signature Date = city o f san IDIS OBISpo application checkUst ' Community Development Department, 919 Palm Street, San Luis Obispo, California 93401. (805) 781-7172 Information on this list must be submitted for your project to be accepted Public Art ' for processing,reviewed and scheduled for hearing. These are the minimum requirements and additional information and plans may be required to Proposal evaluate your application following initial review by staff. Applications not ' containing the necessary information as shown on the checklist will not he accepted for review. Check each box to indicate that you have provided the Effective: 7-01-07 appropriate information. .. __— ' Applica City ❑ Completed Planning Application Form: Applications can be obtained from the Community Development Department or by mail,fax,or electronic ' mail.Applications must include business owner and property owner signatures. Submittal Requirements for Placement of Required Public Art on Private Property: ' ❑ ❑ Preliminary sketches,photographs or other documnentation of sufficient descriptive clarity to indicate the nature of the proposed public art,including an accurate description of the colors and materials to be used. (Color and material samples may be required.) ❑ ❑ An appraisal or other evidence of the value of the proposed public artwork,including acquisition and installation costs. ❑ ❑ A site plan clearly showing the location of the public an and its relation to pedestrian paths of travel on the site and in the vicinity,including adjacent rights-of-way. ' ❑ ❑ An elevation or perspective rendering showing the streetscape view of the public an,including the street elevations of adjacent properties. ❑ A narrative statement to demonstrate that the public art will be displayed in an area open and Feely available ' to the general public,or that public accessibility will be provided in an equivalent manner based on the charactersitics of the artwork or its placement on the site. ❑ ❑ Draft covenants,conditions and restrictions(CCBRs),to be recorded with the County Recorder,which 1 require the property owner,successor in interest,and assigns to 1. Maintain the public art in good condition as required by the City s Public Art Guidelines 2. Indemnify,defend and hold the City and related parties harmless from any and all claims or liabilities from the public art,in a form acceptable to the City Attorney. ' 3. Maintain liability insurance,including coverage and limits as may be specified by the City's Risk Manager. Submittal Requirements for Public Art Donated to the City: ' ❑ ❑ Preliminary sketches,photographs cr other documnentation of sufficient descriptive clarity to indicate the nature of the proposed public art,including an accurate description of the colors and materials to be used. (Color and material samples may be required.) ' ❑ ❑ An appraisal or other evidence of the value of the proposed public artwork,including acquisition and installation costs. ❑ ❑ A written agreement executed by or on behalf of the artist who created the public art which expressly waives his or her rights under the California Art Preservation Act or other applicable law. ' Submittal Requirements for Payment of In-Lieu Fee to Meet the Public Art Requirement for a Development Project: t ❑ ❑ Provide a written statement of intent to pay the fee along with a preliminary calculation of that fee. See the Buildirg Permit Coordinator for the latest Bu ld•ng Valuation Data used to calculate fees. Checklist continued on nest page. 1 1 1 city of san tUls oalspo Public Art Proposal Page 2 1 Appy=t abr El ❑ Other. 1 1 1 1 1 1 1 1 1 1 1 End Note: See Resource list of documents at http:/twww.slocity.org/communitydevelopment/docsandforms/adeodesdocs.asp I, the undersigned Applicant/Representative, do verify that all the items necessary for this project and as checked above are included in the attached submittal. 1 Name (Printed ) Signature -- - ' g Date 1 1 = city of San IDIS OBlspo application checklist Community Development Department,919 Palm Street, San Luis Obispo, California 93401. (805)781-7172 Information on this list must be submitted for your project to be accepted Architectural for processing,reviewed and scheduled for hearing.These are the minimum ' requirements and additional information and plans may be required to Review evaluate your application following initial review by staff. Applications not ' containing the necessary information as shown on the(hediGst will not be Application Fee: $2,498 accepted for review. Check each box to indicate that you have provided the appropriate information. Effective: 7-01-07 ' Ant City PPI ❑ Completed Planning Application Form: Applications can be obtained from the Community Development Department or by mail,fax, or at www. ' slocity.org. ❑ Description of the proposed use: Please provide a detailed description of the proposed use including:the type of proposed activities, ' hours of operation,goods and services offered, number of employees, number of parking spaces dedicated to the business and any other information related to the use. For residential construction, state if the addition is for a bedroom, additional unit or other use, number of off-street parking spaces ' and any other related information. ❑ Statement: Clearly describe any requested exceptions to the City's Property Development Standards, Section 17.16 ' in the Zoning Regulations. If you are unsure, a planner can assist you in determining if an exception is required. I�] ❑ 12 sets of plans, folded, 1"=10'min. scale, and 1 set of plans reduced to 8 1/2" x 11" ' 9 additional full size plan sets are required if the project is subject to review by the City's Cultural Heritage Committe(CHC): (All plans should be in U.S.Cu_tomary or English Units) Each set of plans must contain: ' j U Project statistics. Including the zoning and current uses of the site, total square footage,the area of the site to be covered by structures,density calculations,parking calculations and total area of landscapino excluding setback areas and the total number of new and existing dwelling units listed by number of bedrooms. VZ. I_J A site plan. At a minimum include:building footprints,existing and proposed impervious surfaces,existing and ' proposed drainage patterns,dimensioned properly lines and all building setbacks,location,name and width of adjacent rights-of-way:location and width of all waterways; proposed improvements and demolitions;dimensions of all parking spaces and bays;walls,fences and exterior lights:location of recycling and refuse enclosures, any exterior ramps necessary for compliance with Stale disabled access standards;landscaping and outdoor ase areas, t distance to nearest structure on adjacent property,north arrow and scale. f- Trees on site plan. The site plan must include the following information about trees. Show the location,type,trunk and canopy diameter of all trees on the property and indicate status(e.g.to be removed,maintained,or relocated) Creek Setbacks. The location of top of bank and of riparian vegetation shall be shown on all project plans subject to City approval. The location of these features is subject to confirmation by the Community Development Director. based on observation of actual conditions and, as needed, the conclusions of persons with expertise in hydrology- biology,or geology. ' Frontage improvements and utilities. Also on the site plan show the existing and proposed frontage improvements for all streets adjacent to the property;include sidewalk,curb,outter,driveway approach, storm,drain inlets, retaining walls, parkways,and street trees. Show all utilities infrastructure such as power poles. service drops,light poles and all proposed and existing water and sewer lines.All units should be in English Standard Units. ' Fire hydrants. Indicate the location and distance to the two(2)closest fire hydrants on the site plan. Checklist continued on next page. 1 1 = city of son Luis OBlspo Architectural Review Page 2 Appiicart City Fire sprinkler information. Show the location of the backflow prevention device on the site plan. Show the proposed location of the fire sprinkler water lateral on the site plan. Show the location of the fire sprinkler riser and 1 the fire department connection on the schematic floor plan. Size and location of existing water main A grading and drainage plan. Show existing and proposed contours,finished Floor elevations,retaining walls and retaining wall heights,approximate area,depth and volume of cuts and location of fills,creek flow line,flow direction, ' top of banks,flood zones and areas of flooding in a 100-year storm. Sectional drawings. Show two sectional views of the project,approximately through the middle and at right angles to each other,showing existing and proposed grades and relationship of buildings,parking and landscaping at maturity,including major structures on adjacent properties. 1 ❑ Schematic floor plans. Include interior building layouts,existing and proposed rooms or use areas, square foot- ages of bedrooms,entrances and emergency exits,relationship to exterior use areas. j{ Elevations. Show all sides of proposed buildings and existing buildings to'remain,exterior ramps necessary for 1 Y compliance with State disabled access standards,dimensioned maximum height of building from average natural grade,signs,and proposed location,type,and screening of exterior mechanical equipment Indicate materials and colors of all exterior surfaces and features. Site furniture and details. Provide lighting design,including type,luminance in footcandles, height, and shielding. 1 / Include outdoor seating,recycling and trash enclosures,seating walls,benches,and long and short-term bicycle parking and storage. j Landscape development plan. Show location and mature size of proposed trees,street trees,shrubs,and ground cover. Include a legend,vegetation to be removed,erosion control and water-saving measures,and ' method of irrigation. Provide cross-sections or elevations showing relationships between planting design and site improvements. Sign proposals. Show dimensions and areas of all signs,dimensions and areas of building walls on which signs ' are located, heights of all signs,means of lighting,message on each sign,description of materials and colors for letters and background,a scaled drawing of each sign showing typeface and design details or a sign program for commercial projects. Energy conservation. Show how the project makes maximum use of solar exposure natural ventilation,and 1 r passive means of reducing conventional energy demand, as opposed to designing a particular image and relying on mechanical systems to maintain comfort. (� Winter solstice shading plan. Commonly required when height/setback exceptions are being requested. 1 (� Phasing Plan. Indicate if the project is proposed in phases, and if so, show the sequence and timing of phased development. j Water Ways Management Plan Compliance ' Detailed analysis of the site will be required for some projects,consistent with Section 2.2,Volume III of the WWMP,the City's Drainage Design Manual. Drainage analysis submittals shall include adequate supporting hydrologic and hydraulic information for the proposed improvements.The Hydrologic and Hydraulic Analysis Report shall be prepared by a Civil Engineer registered in the State of California. 1 Details of report contents are in Section 2.2 of the Manual. Materials sample board: Colors and textures of exterior materials securely mounted on a maximum 8 112"X 14" size illustration or poster board. !. ! Inclusionary Housing Proposal: Provide a statement indicating how the project will meet its inclusionary housing requirement including plans showing the number, type and location of affordable units to be built or converted and the term of affordability,or a preliminary calculation of in-lieu fees, or an offer of land dedication. 1 Checklist continued on next page. 1 1 1 1 = city o f sAn LUIS oBlspo Architectural Review Page 3 1 - - Applicant City ❑ Public Art Proposal: 1 Provide a statement indicating how the project will meet Public Art Ordinance requirements. If met through payment of an in-lieu fee,provide a preliminary calculation of the fee. If public art will be included in the proposed development,or if public art is being donated to the City,a complete application for public art should be submitted with this application. (Ask for a Public Art checklist). A building permit 1 will not be issued for the project until a complete application for public art is submitted,and occupancy will not be granted until the artwork is installed in the approved location. ❑ Model: 1 Planning staff will indicate if a model is required or acceptable in lieu of project plans. �] ❑ Perspective rendering: May be helpful for large multi-faceted projects. Not normally required. 1 (� ❑ Other: 1 1 1 1 1 1 1 1 End Note: See Resource list of documents at http://www.slocity.org/commun itydevelopment/docsandforms/adcodesdocs.asp 1 I, the undersigned Applicant/Representative, do verify that all the items necessary for this project and as checked above are included in the attached submittal. 1 Name (Printed ) Signature _ Date 1 q Q THEAT VILLAGE BROAD ' PROJECT DESCRIPTION STREET 4 Vision Village at Broad logically unifies urban living into a community with characteristics that ' preserve the historic quality,, and contribute to the authenticity of the Railroad District area. This is a place where you will find a balanced mix of uses that, offer retail destinations, restaurant establishments, and residential units. Incorporating sustainable design elements into the village design and architecture is a key component of the ' project. The village is designed to be pedestrian oriented, tucking the residential parking lots and garages behind the buildings. The village main street is lined with retail and restaurant uses that open onto wide sidewalks. with street trees and benches, with :a large heritage tree located in the center of the round-a-bout. This main street culminates at the central plaza.and signature building. This public plaza is envisioned as the heart to the village, with restaurants and outdoor seating, a fountain, and public art, where ' people can congregate and come together as a community. The Village at Broad brings new energy to this area of town while, capturing the historic character of the..Railroad District. The plan fosters a sense of community by encouraging walking and providing gather spaces for people to relax, piay and interact. Architecture ' Village at Broad evokes components,of the historic Railroad District by incorporating architectural features i of the original railroad Roundhouse and warehouses. The architectural,.styles represent the evolution of architecture and uses alongjhe railroad ' from the warehouse buildings of.the tum of the century,-to the.industrial.and commercial buildings of the early to mid 1900's. The project materials consist of mainly brick surfaces accented with cornices, moldings, hand troweled smooth plaster, metal roofs, 1 canopies and railings reflective of the historic railroad area. The village commercial"Main Street", is lined with traditional downtown commercial style architecture. The commercial structures are single story with variable.height spaces to ' give the buildings the needed massing to frame the street and to'avoid flat, unarticulated rooflines. This commercial Main Street terminates at the three story signature building With ground floor retail and two levels of residential stacked flats above. The curved brick arcade on the front of the signature'building 'reiterates'the elements of the original roundhouse,with the hint of new construction emerging from behind. The apartment dwellings on Emily Street and at the back of the site have the feel of railroad and industrial warehouses converted to residential use. The two buildings fronting on Emily Street °have strong influences of mid century industrial warehouses converted to residential lofts. These units have a ground floor flexible-space witha bedroom loft space'above. The flexible space can be used as artist studios, craftsman workshop, home office or as a living space. The' buildings behind the signature building reflect the tum of the century brick warehouses that were historically found around the railroads. Though each cluster of buildings has a distinct architectural style, the colors and materials will tie them together to unify the Village at Broad. RM:'d _ ~ THE AT VILLAGE BROAD PROJECT DESCRIPTION I STREET o Reduced price transit passed for local bus transit and rail o Connecting to an existing bike trail system (Bob Jones and rail/trail). o Proximity to community supported services, such as child care, schools, churches, laundry, grocery and parks. Walking distance to everything residents will need to live, work, learn, and play • Locating the project on a contaminated site, which will be mitigated before the start ' of the project • If residents choose to travel greater distances; notably the project is located within a %z mile of bus and train stations, an established bicycle trail network and other low impact travel options. Residents and employees will be provided with a reduced price mass transit pass to further encourage taking advantage of these options. • The project has been designed to include 34,350sf of retailspace, and 70 rental ' units on site. • The project's contractor, JW Design, has committed to reducing pollution and to establishing a construction activity pollution prevention program and plans to divert 1 more than 50% of all construction waste from landfills • Previously developed infill site, which reduces sprawl and preserves valuable green space - • Located adjacent to' existing City infrastructure, including the City's reclaimed water line, allowing for the use of non-potable water for irrigation • Incorporates a variety of uses including residential.units of various sizes, 850sf. - 1050sf. commercial and 34,350sf. of retail space. • Design team intends to model all systems holistically to reduce energy use, and to include high quality, low energy use fixtures, furnishings, finishes and appliances such as, o Ultra low-flow plumbing fixtures and Energy Star appliances throughout o Recycled content in the projects infrastructure, including roadways and sidewalks Light fixtures selected to provide safe streets without light pollution • Intend to use passive solar an ventilation strategies to decrease load on conventional conditioning systems • Intend to decrease the environmental impact of the building materials by choosing materials that contain recycled content and are harvested and manufactured locally Background/Situation The City approved Village at Maymont, an application for a use permit to allow a lot line adjustment, a 30% parking reduction, architectural review, street abandonment, and environmental review for a mixed-use project on vacant land along Broad Street ' between Fire Station #1 and Rabobank. This project has evolved and is being resubmitted as Village at Broad Street. Under new ownership, we are requesting; architectural review, planning commission review, environmental review addendum, a lot ' line adjustment, and a mixed-use overlay. The project site is zoned both Neighborhood- Commercial and Service-Commercial. ' Site Description The project site is located in the City's Railroad Historic District. It occupies approximately 6 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, -3- WildLJL7 VLLAGE ATTHE BROAD ' PROJECT DESCRIPTION STREET In addition,the City's Zoning Regulations (Section 17.02.050)state that the City's regulations and standards will be interpreted and applied in a manner consistent with the General Plan. The proposed mixed-use project is consistent with the site's land use designation of Commercial Service and Neighborhood Commercial. It is an allowed use within the C-N district and conditionally allowed in the C-S district. The Special Considerations overlay,zone:requires a Use Permit for any new use at this location. ' Housing Element Consistency'and Inclusionary Housing ' The Housing Element supports increased housing production, and includes . many policies that support variety in housing location, type, size, tenure and style. Because of the number of units proposed and the fact that the average.unit size is less than 1,000 ' square feet, the project is essentially affordable by design, and therefore, only required to provide one designated:,affordable unit per Tables 2 and 2A of the Housing Element. Please refer to the Inclusionary Housing Attachment. tContext Parcels immediately surrounding the project site are zoned Service-Commercial, ' Manufacturing and Public Facility. Properties in the vicinity - across Broad Street and across the railroad tracks -are zoned for neighborhood commercial and residential uses. The project will effectively anchor one end of the upcoming South Broad Corridor Plan. Given the mix of uses already in this part of town, a mixed-use project on this particular ' site seems very appropriate. Please refer to the Pedestrian Shed Map.. Site Planning ' Earlier design charettes conducted,by the Village at Maymont applicant and project representatives with City staff and representative from the Planning Commission and ' City Council identified a village design concept with multiple buildings, outdoor use areas and smaller parking lots as preferable.to one or two large buildings amid an unbroken expanse of parking. Village at Broad St. applicant is proposing a similar design concept with a few changes. Please refer to Key Design Differences Table below. The proposed building setbacks, parking design, and coverage are consistent with General Plan and property development policies. The site improvements and living ' spaces have been laid out to take advantage of views of surrounding hills and shelter the residences from Broad Street traffic noise. The site layout, has been designed to have buildings fronting Broad Street, Emily Street and internal streets, with residential ' parking and garages tucked behind the buildings. Circulation through the site will provide a connection from Roundhouse Avenue to ' Alphonso Street. It is the City's goal to ultimately provide a vehicle, bicycle and pedestrian connection from Roundhouse to Victoria and Woodbridge Streets. This project will help'to achieve that goal. d -5- ' AT , "' VILLAGE BROAD 1 PROJECT DESCRIPTION STREET odors, and glare from surrounding development. The area of the site adjacent to San Luis Garbage is proposed as a temporary parking lot. Railroad noise is offset by the distance between the project's rear boundary and the tracks ' (roughly 250 feet). Outdoor use areas are sheltered by buildings and retaining walls.. 3. The design of the mixed-use project shall take into consideration,potential impacts on adjacent properties and shall include specific design features to minimize potential impacts. The two properties most affected by this project are the fire station and Rabobank. There will be a screen wall at the east and south sides of the fire station property. Project developers have worked with Rabobank to reconfigure parking for the bank along (Name of Street former Maymont Drive). In conjunction with the project's lot line adjustment, the developer will need to record a common driveway easement for,portions of drives to be tused by the project and the bank. 4. The design of a mixed-use project shall ensure that the residential units are of ' a residential character and that privacy between residential units and between other.uses on the site is maximized. The proposed building architecture is generally commercial or industrial in character, reflecting the design pattern in the area and the guidelines in the Railroad District Plan. With this said, the dwellings themselves are identifiably residential largely because of the window treatment and balcony areas, similar to what might be expected in more urban areas. ' 5. The design of the structures and site planning shall encourage integration of the street pedestrian environment with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture. Plazas, tree-lined walkways, and street furniture are all proposed as part of this plan. In addition, the project includes the potential to close some of the private street area for outdoor events. 6. Site planning and building design shall be compatible with and enhance the adjacent and surrounding residential neighborhood in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and signage. ' The site is not immediately adjacent to a residential neighborhood. However, the site planning and building design is consistent with the intent of the proposed South Broad Street Corridor Plan. ' B. Mix of uses. A mixed-use project may combine residential units.with any other use, or combination of uses allowed in the applicable zoning district by Section 17.22.010; provided that where a mixed-use project is proposed with a use required by Section 17.22.010 to have Use Permit approval in the applicable W -7 RMr 1� ' ""VILLAGE H F AT o `� V I L LAG E B ROAD ' PROJECT DESCRIPTION STREET E. Performance standards. 1. Lighting. Lighting for the commercial uses shall be appropriately shielded to ' not negatively impact the residential units. The lighting.selected for the project is consistent with the Railroad District Plan and is scaled for pedestrian areas, building perimeter, streetscapes and storefronts. All lighting will be shielded to prevent glare and 'night-sky" illumination pollution. Please refer to the Plant List and Site Amenities Booklet. 2. Noise. All residential units shall be designed to minimize adverse impacts ' from non-residential project noise, in compliance with the City's noise regulations. Construction techniques will be used to minimize noise in interior areas. The t construction assemblies per the City of San Luis Obispo Noise.Guidebook will be implemented. ' 3. Hours of operation. A mixed-use project proposing a commercial component that will operate outside of the hours from 8:00 a.m. to 6:00 p.m. shall require the Director's approval to ensure that the commercial use will not negatively impact the residential uses within the project. Because this is a project that proposes to have restaurants open for the t residents and surrounding neighbors, we propose operating hours of 6 am to 11 pm. F. Requirements for Use Permit projects. A mixed-use project that requires Use ' Permit approval in compliance with Subsection B., or that is located in the C-S or M zoning districts is subject to the following requirements. ' 1. Property development standards. The approval of a Use Permit for a mixed-use project may include: a. Less restrictive standards than required by the applicable, zoning district, to the extent allowed by Use Permit approval:in other sections of these regulations, to make particular use combinations more feasible. Parking - Parking reduction of 30% is requested, as described in the "Parking"discussion of this report. t Height-Building E(the centrally located mixed-use building) is proposed to be 44'high. The underlying zone allowable height is 35'. Setback - Heightlyard setback exception of 1.5 feet on a portion of the north property line adjacent to Fire Station No.1. (the previous project Village at Maymont needed a 2 foot setback exception). Please refer to Solar Study exhibit. W 9- � � AT THE VILLAGE BROAD ; PROJECT DESCRIPTION STREET 1 b. Site-specific property development standards are needed to make the project consistent with the intent of these regulations; or c. The preponderance of the development proposed for the site is of a type not normally permitted in the underlying zone, so property development standards for the zone where such development is normally found are ' appropriate. Only finding a. is required. Parking The project design balances the need for safe and functional parking-with creating a ' mixed-use pedestrian oriented development. A 10% shared-use parking reduction; an additional 20% mixed-use parking reduction and the use of tandem parking for 16 of the residential units is being requested. With no approved reductions, the total parking ' requirement for the project is estimated to be 337 spaces based on the applicant's requested uses. Plans show 268 spaces provided, with 32 of those spaces provided in tandem for the exclusive use of 16 designated residential units., The Zoning Regulations state, "It is the City's intent, where 'possible, to consolidate parking and minimize the area devoted exclusively to parking and drives when typical ' demands may be satisfied more efficiently by shared facilities!With use permit approval a 10% reduction is allowed where two or more uses share common parking areas. Up to an additional 20% is allowed where the times of maximum parking demands will not coincide. Parking for residential uses may be arranged in tandem subject to the approval of the Director or a hearing body such as the Planning Commission or the ARC. On-site parking will include a mixture of uncovered spaces and covered spaces. Each t residence will have at least one covered parking space. Additionally, business employees and residents of the site will have convenient access to the City s bicycle transportation network and public transit. Opportunitiesfor shared off-site parking at the Mid-State Bank are not currently part of this application but may be explored in the future. Please refer to parking statistics below. ' Bike Parking - Short- and long-term bicycle parking is provided throughout the site consistent with requirements. There have been extra short term bike parking spaces provided for both residential and commercial uses. Please refer to the parking statistics which follows. 1 AT $>��ti✓ THEVLLAG E BROAD 1 PROJECT DESCRIPTION STREET 1 Environmental Review A Mitigated Negative Declaration of environmental impact was certified by the Deputy 1 Director for the Village at Maymont. An Addendum to the Mitigated Negative Declaration is being requested. An update traffic analysis has been prepared by Penfield and Smith. Please refer to 1 attached updated Traffic Analysis. An update noise analysis has been prepared by Colia Acoustical. Please refer to 1 attached updated Noise Analysis. Public Art Proposal 1 The City of San Luis Obispo requires that all new non residential development contribute public art. The public art amount is to equal to one-half of one percent of that portion of the total construction costs in excess of one hundred thousand dollars, for each building 1 permit, computed using the latest Uniform Building Code (UBC). In lieu of placement of approved public art, the applicant may pay as a voluntary alternative. 1 The project applicant is committed to work with the City of San Luis Obispo to meet the requirement of the mandatory public art contribution. 1 RM 1 1 1 1 1 1 1 1 1 r r D C) m D , • co mw ,:I ie Vic. WO lin '�/•'mow� �.� I, '� lw��. /y r��/ �� ��` �' ..i�': a rro ME y M ti � �' wh�I•d iiy'�l .+ • ,. Ste. 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Li PRELIMINARY PLANTLIST AT � THE LLAGE BROAD { STREET STREET TREES Calodendrum capense Cape Chestnut Lophostemon confertus ' Brisbane Box Lyonothamnus floribundus Catalina Ironwood Metrosideros excelsus New Zealand Christmas Tree Pistacia chinensis 'Keith Davey' Chinese Pistache Platanus x acerifolia `Columbia' London Plane Tree Quercus agrifolia California Live Oak Quercus suber Cork Oak GENERAL LANDSCAPE TREES Aesculus californica California Buckeye Arbutus 'Marina' Strawberry Tree Brachychiton populneus Bottle Tree Cedrus atlantica 'Glauca' Atlas Cedar Cedrus deodara Deodar Cedar Ceratonia siliqua Carob Tree x Chitalpa tashkentensis 'Morning Cloud' Chitalpa Eucalyptus citriodora Lemon Gum Ginkgo biloba Maidenhair Tree Platanus racemosa California Sycamore Populus fremontii Fremont Cottonwood Prunus caroliniana Carolina Laurel Cherry Quercus tomentella Island Oak Sequoia sempervirens Coast Redwood Ulmus parvifolia Chinese Evergreen Elm ACCENT TREES Chorisia speciosa Floss Silk Tree Jacaranda mimosifolia Jacaranda Lagerstroemia hybrids Crape Myrtle Magnolia x soulangeana Saucer Magnolia Olea europaea 'Majestic Beauty' Olive Pyrus calleryana 'Aristocrat' Callery Pear Robinia x ambigua 'Idahoensis' Idaho Locust SHRUBS Alyogyne huegelii Blue Hibiscus Arctostaphylos 'Sunset' Sunset Manzanita Berberis thunbergii.'Rose Glow' Japanese Barberry Bougainvillea spp. Bougainvillea Buddleja davidii Butterfly Bush Carissa macrocarpa 'Boxwood Beauty' Natal Plum Carpenteria californica Bush Anemone Ceanothus spp. Wild Lilac Cercis occidentalis Western Redbud Cistus x purpureus Orchid Rock Rose ' Cotinus coggygria 'Royal Purple' Smoke Tree PRELIMINARY. �LANTLI .T Cotoneaster horizontalis Cotoneaster Dodonaea viscosa 'Purpurea' Purple Hopseed Bush Jasminum mesnyi Primrose Jasmine. Ilex vomitoria 'Will Fleming.' Yaupon Holly Lantana montevidensis Purple Lantana Lavandula angustifolia 'HidcoteTrue Lavender Loropetalum chinense Chinese Fringe Bush Myrsine africana African Boxwood Pittosporum tobira 'Wheeler's Dwarf' Japanese Pittosporum Rhamnus californica Coffeeberry Rhus ovata Sugar.Bush Rosmarinus officinalis Rosemary Salvia leucantha Mexican Bush Sage Teucrium fruticans `Compactum' Germander Viburnum plicatum tomentosum 'Summer Snow- Doublefile Viburnum flake' Xylosma congestum Shiny Xylosma PERENNIALS AND GRASSES Artemisia 'Powis Castle' Powis Castle Artemisia Artemisia stelleriana 'Silver Brocade' Dusty Miller Aspidistra elatior Cast Iron Plant Calamagrostis x acutiflora 'Karl Foerster' Feather Reed Grass Cyclamen hederifolium Persian Violet Erigeron karvinskianus Santa Barbara Daisy Festuca glauca 'Elijah Blue' Blue Fescue Hemerocallis hybrids Daylily Iris douglasiana 'Canyon Snow' Douglas Iris Muhlenbergia capillaris Pink Muhly Ophiopogon japonicus Mondo Grass { Pennisetum setaceum Fountain Grass Penstemon heterophyllus Foothill Penstemon Phormium spp. New Zealand Flax Stachys byzantina Lamb's Ears GROUNDCOVERS Arctostaphylos 'Emerald Carpet' Emerald Carpet Manzanita Ceanothus griseus var. horizontalis Carmel Creeper Ceanothus Cotoneaster dammeri 'Mooncreeper' Bearberry Cotoneaster Myoporum parvifolium Myoporum VINES Clematis montana var.rubens Clematis { Ficus pumila Creeping Fig Parthenocissus tricuspidata Boston Ivy Rosa 'Cecile Brunner' Cecile Brunner Rose f v'r Y - -- IiI ' 1 ar• .-; ,sem" .F"� •��iy�'?����, a� J �e"'� �• �`� -} R"� lA.�'1 fJ .:1.... 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Delk r ; �.�....T _......�.k._.-�.,,�._n.._,•.....>.:L;.....•_a.yam...a._r�_..�._�4........._j.,. ... .._ .:.- 53 COLIA ACOUSTICAL CONSULTANTS 177 Riverside,#F Newport Beach,CA 92663 Certified Acoustical Cowultarus Phone 714 960-7511 Fax 714 960.6775 Email:RColia@socai.rrcom 1 R8-040 May S, 2008 UPDATED ACOUSTICAL ANALYSIS OF THE VILLAGE AT BROAD STREET MIXED-USE PROJECT IN THE CITY OF SAN LUIS OBISPO i Prepared For: RICK MOSES DEVELOPMENT 6320 Canoga Avenue, Suite 1500 Woodland Hills, CA 91367 i 1 ire se IAT- Ce d Certified Acoustical Consultant 1 1 1 1 UPDATED ACOUSTICAL ANALYSIS OF 1 THE VILLAGE AT BROAD STREET MIXED-USE PROJECT IN THE CITY OF SAN LUIS OBISPO 1 INTRODUCTION 1 At the request of Rick Moses, Colia Acoustical Consultants have prepared an updated acoustical analysis of redesigned mixed-use project for Rick Moses 1 Development in San Luis Obispo. The proposed project is located between Broad Street and the Southern Pacific (SP) Railroad line, with Roundhouse Avenue as a northern marker border. The principal sources of noise to the project are from current and projected vehicular traffic on Broad Street and 1 railroad operations on the SP Railroad tracks to the east of the site. There are no known significant aircraft impacts to the site. 1 The noise criteria of the City of San Luis Obispo and state of California for current and projected conditions state that the noise intrusive to interior habitable spaces of residential units from exterior sources should not exceed 45 decibels (dB) or, Community Noise Equivalent Level (CNEL). Outdoor living 1 areas are restricted to 60 dB CNEL_ The purpose of this report is to determine the exterior noise environment, design noise control measures to reduce the projected noise impacts, and 1 present other mitigation measures, where necessary, to reduce other noise impacts to acceptable levels. 1 ANALYSIS Exterior Noise Impact-Roadway 1 The noise. impact to the project site was determined by on-site noise measurements taken on a representative afternoon sample period on November 1 30, 2005. A fifteen-minute noise sample was taken on the site at the location shown in Figure 2. At this position readings were taken at a microphone height of 5.5 feet above existing grade. This first measurement site was about 100 feet 1 from the centerline of Broad Street. The measurements were made using a Bruel and Kjaer 2230 Integrating Sound Level Meter. An equivalent Sound Level was recorded from the meter after the 1 sample period. The measurement results are shown in Table 1 on the next page. Using the recorded Leq values and typical hourly traffic distribution 1 information, further Leq values were calculated for each hour of the day. The Leq values for evening hours (7 PM to 10 PM) were weighted by 5 d and nighttime hours (10 PM to 7 AM) were weighted by 10 dB. The adjusted Leq 1 values were then energy averaged to calculate the CNEL impacts shown in Table 1 (See Table 2 for the calculation methodology). I 1 I 1 R8-040 ' May 5, 2008 1 TABLE 1 Measurement Results, November 30, 2005 Site Time Location Measured Measured Measured Calculated Leq, dBA Lmax Lmin CNEL 1 12:30 PM Broad St. 68.0 72.3 54.8 70.7 Current and projected traffic volumes on Broad Street will determine a significant portion of the potential roadway noise impact. The current noise impact was projected to compare to the on-site D measurements by using the Federal Highway Administration Traffic Noise Prediction Model (FHWA R13-77-108 and several roadway and model parameters. The key input parameters which established the potential noise impact include future Average Daily Traffic (ADT), vehicle travel speed, roadway descriptor (freeway, primary, secondary, etc.), active half width (distance between the roadway centerline and centerline of outside travel lanes), the percentage of heavy trucks, medium trucks and autos in the total traffic volume, the angle of view to the roadway, the grade on the roadway segment adjacent to the site, site conditions and hourly breakdown of traffic flows in a 24-hour period. The key site parameters above were provided by site and roadway dimensions shown on the tentative site plans provided. The roadway parameters such as roadway classification and travel speed were taken from on-site observations. The current roadway ADT values were taken from the City of San Luis Obispo Traffic Engineering. The roadway average speed is 35 MPH for Broad Street. The current traffic volumes from the traffic website map are shown below. TABLE 3 ! Projected Traffic Volumes tRoadway ADT Broad Street 30,000 -2- f I 1 R8-040 May 5, 2008 The FHWA Noise Model projection of 69.8 dB CNEL at a distance of 72 feet from the centerline of Broad Street was used in the analysis (Table 4) for the closest buildings (A and B). Railroad Noise impact The current number of trains on the Southern Pacific (SP) railroad tracks to the east of the site is 4 passenger and 4 freights per day on average with half the freight trains occurring in nighttime hours (10 PM to 7 AM). Measurements at the site (Site 2) on November 30, 2005 indicated a single event level (SEL) average of 89.3 dBA for passenger trains and 91 SEL for freight trains at 207 feet. Using this information the calculation indicated a CNEL values of 50.0 dB for passenger trains and 55.0 dBA for trains. The combined train noise impact at the closest project building line is 55.0 dBA at 250 feet from the railroad tracks. Table 5 shows the railroad noise contours for the 55, 60, 65 and 70 levels and the distance to each. These values will be used as the railroad impact for the site. These values will be used to determine the mitigation measures for the project. MITIGATION MEASURES Exterior Noise Control The projected railroad noise impact at the closest building line is projected to be 55 dB CNEL or Ldn (CNEL and Ldin are essentially equivalent). The projected roadway noise impact by on-site measurement and computer model is as high as 69.8 dB CNEL at Building B. See Table 4 for roadway noise impacts at Building A-F. Buildings A-F are commercial/retail buildings. 1 Exterior-To-Interior Noise Control The analysis performed in this studv indicates the noise reduction provided by each exterior wall component in each proposed habitable area. The A-weighted sound transmission loss values associated with the building construction components which were used in the calculation of the composite building shell noise attenuation are shown below. The TL values were calculated via mass law equations and from reference materials. The noise spectra used are from roadway data. 1 -3- 1 1 R8-040 May 5, 2008 i BUILDING COMPONENT TRANSMISSION LOSS VALUES Exterior Wall 45 dBA Sliding Glass Door 26 dBA Entry Door 25 dBA Aluminum Sliding Windows: -Single strength (SSB) 22.2 dBA The glazing requirements for the project to meet the state and city interior ' noise criteria of 45 dB 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 all elevations of Building A-F on all floors_ 2. Standard Single Strength Glass (SSB) or any other window: -On all other residential windows of the project. Entry doors elevations should be solid core, filled metal, or equivalent, and must be fully weather-stripped at all perimeters in noise zones 60 CNEL or higher. All interior noise levels are specified to be less than 45 CNEL as required by the 1 City noise standards. These recommendations are made with doors and windows closed_ Since windows and doors must be closed to meet the interior noise standard, mechanical ventilation must be provided which meets the air change requirements of the UBC in all units. Many clients meet this requirement by providing a summer switch on the Forced Air Units (FAU). -4- 1 1 I 1 R8-040 May 5, 2008 CONCLUSION The California Noise Insulation Standards require that the noise study include: 1) a map of the site and its surrounding noise sources; 2) identification of the noise sources and their characteristics; 3) predicted noise spectra at the exterior of the proposed dwelling(s); 4) noise attenuation measures to be ' applied; and 5) analysis of the noise insulation effectiveness. These items have been discussed and included in the report which was "prepared under the supervision of a person experienced in the field of acoustical engineerine, as the Noise Insulation Standards require. 1 Following implementation of the recommendations contained herein, it can be expected that the intrusive interior noise criteria of the City of San Luis Obispo will be met. 1 ' -5- 1 TABLE 2 1 A-Weighted Leq Noise Level Data Collected During A Representative t Sample Period On November 30, 2005, Together With Calculated Hourly Leq Values And Resulting CNEL Value. 1 Site 1 One Hour Hourly Leq Hourly Leq Adjusted 1 Period Data, (d BA) Weighting Hourly Leq Factor 1 1 0700 70.7 0.0 70.7 0800 68.8 0.0 68.8 0900 67.8 0.0 67.8 ' 1000 67.7 0.0 67.7 1100 67.9 0.0 67.9 1200 68.0 MEAS 0.0 68.0 1 1300 68.1 0.0 68.1 1400 68.3 0.0 68.3 1500 69.5 0.0 69.5 1 1600 71.0 0.0 71,0 1700 70.7 0.0 70.7 1800 69.0 0.0 69.0 1900 67.6 5.0 72.6 2000 66.5 5.0 71.5 2100 65.8 5.0 70.8 1 2200 64.8 10.0 74.8 2300 64.2 10.0 74.2 0000 62.6 10.0 72.6 1 0100 60.2 10.0 70,2 0200 60.2 10.0 70.2 0300 59.0 10.0 69.0 1 0400 572 10.0 672 0500 58.2 10.0 68.2 0600 62.0 10.0 72.0 1 1 24 Adjusted Leq Values/ 24 70.7 CNEL 1 1 1 TABLE 3 ' FHWA FEDERAL HWY ADMINISTRATION TRAFFIC NOISE PREDICTION MODEL (RD-77-108) 1 Client Rids Moses Development Date: Project Village @ Broad St. May 5,2008 ROADWAY: Broad St. ADT: 30,000 AUTOS: 95.00 % ' MEDIUM TRUCKS: 1.84 % HEAVY TRUCKS: 0.74 % TRAVEL SPEED: 35 MPH ' ACTIVE HALF WIDTH: 24.0 FEET DIST.TO CENTERLINE: 72.0 FEET SGL LANE EQUIVALENT: 67.9 FEET ANGLE OF VIEW: 180.0 DEGREES ' ROAD GRADE 0.D % HARD/SOFT: 0.5 PROJECTED 69.8 dB CNEL CNEL A: 65.6 dB CNEL MT: 61.9 dB CNEL HT: 66.5 dB 1 I tCNEL CONTOURS Projected Distance ' CNEL,d8 To SLE, ft. 75 30.7 70 66.2 ' 65 142.5 60 307.1 ' 57 486.7 55 661.6 I I 1 I.1 �I TABLE 4 1 Projected Roadway Noise Impacts 1 Building Distance to Centerline Projected Noise Impact 1 A 80' 69.1 B 72' 69.8 1 C 185' 63.4 D 168' 64.0 1 E 366' 58.9 F 400' 58.3 1 1 1 1 1 I 1 1 i 1 1 ' TABLE 5 ' Projected Railroad Noise Impacts Measured 56.2 dB CNEL at 207 Feet from Railroad Centerline ' Noise Contour Distance to Centerline ' 70 25 Ft. 65 54 Ft. 60 116 Ft. ' 55 249 Ft. 1 i 1 I 1 I 1 I wp .QD 94 e v Lac Ij9h st '0 &O's Ct &MCh S-. Rtwndhmse St msrt*Si OSife Locafionp�e esp S Carrda ol 7 r"7� J 2039&WCwst im FIGURE 1: Site Location map 1 ' t 1 ' 1 ' 1 a , 1 � • � t ` ' t zosit@ 2 i—t . pub ti 1 FIGURE 2: Site Measurement Locations 1 1 ps Penfield&Smith 1 n Eastveoortasv>ret W.O. 16981.03 1 a=tea.CA 0101 May 20, 2008 ad 805-963-SS32 nc 805-966-9801 Mr. Rids Moses ',ww.perd!ek1Snfm.00M RM/d 6320 Canoga Avenue, Suite 1500 Woodland Hills, CA 91367 Subject: Supplemental Analysis for the Village at Broad Mixed-Use a=Bwbm Development, San Luis Obispo, CA- :Wrgvft 1 Wft nnar�a Dear Mr. Moses: Penfield & Smith (P&S) is pleased to submit this supplemental traffic analysis for the subject project, located on the northeast corner of Broad Street and Alphonso Street ;hAl eVkwer*re in San Luis Obispo. A Traffic Impact Study was prepared by our office on May 15, and swwwng 2006 for the project. The study analyzed a mixed-use development consisting of 26,430 square feet of retail space and 92 residential units. Per your request we have ' Md use PWrW1WQ prepared a supplemental analysis for the project based on 34,350 square feet of %xisbiction retail and 70 residential units. Specifically the analysis focuses on the signalized &vm wneru&Inwecbon intersection of Broad and Santa Barbara Streets. The revisedro ect tri generation is summarized in Table 1 below. Figures 9 and P 1 P9 9 10, attached, illustrate the revised project-added traffic at the study-area `an'°O'twi°" I Intersections and project driveways. The project resulted in an increase of 88 ErQkweMV ± external average daily trips, a decrease of 2 external AM peak hour trips and an ' ) increase of 9 external PM peak hour trips. Table 1 i Project Trip Generation 1 I Land Use Size ADT A.M. PHT P.M. PHT Rate Trips Rate Trips Rate Trips 1 Specialty 34,350 SF 40 1374 1.2 41 3.6 124 Retail ment 70 units 6.72 470 _51 36 .62 43 1 { Totals 1844 77 167 Internal 295 0' 26 I External 1549 77 141 a. ATE handbook does not provide rates for determining A.M.peak hour internal/external trips. i Thus,no A.M.intemallextemal trips were developed. Instead,all of the trips during the A.M. peak hour period were assumed to be external to the site. i Based on the revised project trip generation, the project traffic was added to the 1 Existing + Approved peak hour traffic volumes and the intersection analyses were recalculated. The revised level of service worksheets are provided as an attachment 1 to this letter. Mr. Rick Moses May 20,2008 „l Page 2 K t, As shown in the attachments, the Broad/South-Santa Barbara Street intersection would remain in the LOS D range, which is acceptable,based on the City of San Luis Obispo thresholds and is consistent with Caltrans threshold of LOS C/D cusp. The analysis shows that the proposed project with the ; proposed improvements(dual NB left and through lanes + NB right tum lane with overlap) increases the PM peak hour level of service of the intersection by 1.2 seconds of delay as compared to the I approved project. No other intersections were adversely impacted by the revised project description. This concludes our supplemental analysis for the proposed Village at Broad development. Should you require any additional information or have any questions regarding the above analysis, please don't hesitate to contact me at(805) 963-9532, extension 157 or via email at dbr(@r)enfieldsmith.com. e'Sincerely, PENFIELD 8d SMITH 1 F EI Si Derek Rapp,T.E- 2026 ' TraffitDepartment Manager p' e 6' i C' i t el it 1 1 0 Y , WWO � co N u— ��O (nix LL- RL ld W 9:1a' y G' �alP'��1 F—� p La L) � Q Q xUfa W } Z N 10 UO uvi 40 4 1 o 1 N MWAYI 1 a to r- 1 e4° 1 � N►oav3n r " N n N r 1 FE Jl ' nJ (0 0) � V f-J N ' L U N = Ir UJ :Id Wao j � g E a- s y i 133tI1S � � F H1H fn r N ' IW 3 3 Y LN O ., o CL �tnm Q —1e 0 Z ct-- N tA- J Zi ! 04 � i �i �WUJZ U ' MEL QNtL op X QN 0 xa� �i W�1- 4. 01— h ;' i oflzI— Q ad KIM i ♦♦ d U= UO CA-4) iI _ ♦ d U f Y� p ld W W Q H NOlAAH'I i Q momit r N N �p �V 0 U')cri Z X18 1 —7 j=N �22 -it r � W a e— (� N z �`a r 1-14 ifta �1SIR ¢. Od Tb � � � w• s 96tz 3, HCM Signalized Intersection Capacity Analysis Broad St/South St previous 5/1s/2oos � -► gyp, Z � `- '�- `1 t �' �► j .✓ Lane Configurations ♦ cis viii �'Q' Votume(vph) 114 248 331 497 211 25 431 687 591 15 646 81 Ideal Flow(vphpQ 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 ' Total Lost time(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Uhl.Factor 1.00 1.00 1.00 0.95 0.95 0.97 0.95 1.00 1.00 0.95 Frpb,ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 0.98 1.00 1.00 Flpb,ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.99 1.00 1.00 0.85 1.00 0.98 FU Protected 0.95 1.00 1.00 0.95 0.98 0.95 1.00 1.00 0.95 . 1.00 Said.Flow(prot) 1770 1863 1570 1681 1716 3433 3539 1545 1770 3473 Flt Permitted 0.95 1.00 1.00 0.95 0.98 0.95 1.00 1.00 0.95 1.00 Satd.Flow pens) 1770 1863 1570 1681 1716 3433 3539 1545 1770 3473 ' Peak-hour factor,PHF . 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Ad.Flow(vph) 121 264 352 529 224 27 459 731 629 16 687. 86 RTOR Reduction(vph) 0 0 32 0 2 0 0 0 0 0 9 0 Lane Group Flow(vph) 121 264 320 386 392 0 459 731 629 16 764 0 Confl.Peds.Mir) 18 3 3 18 5 10 10 5 Tum Type Split pm+ov Split Prot pm+ov Prat Protected Phases 4 4 5 3 3 5 2 3 1 6 ' Permitted Phases 4 2 Actuated Green,G(s) 19.2 19.2 36.9 26.3 26.3 17.7 39.0 65.3 2.9 242 Effective Gre..g(s) 202 20.2 37.9 27.8 27.8 182. 41.0 68.3 3.4 262 ' Actuated g/C Ratio 0.19 0.19 0.36 0.27 0.27 0.17 0.39 0.65 0.03 0.25 ClearanceT ni:(s) 4.0 4.0 3.5 4.5 4.5 3.5 5A 4.5 3.5 5.0 Vehicle EAen� (s). - 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0., ,- Lane .0.• _Lane Grp C,ap(iOQ-. 342 360 570 448 :457 598 1390 1011 5B 872 ' Ws Ratio Prot 0.07 c0.14 0.10 c0.23 023 c0.13 0.21 0.17 0.01 c0.22 v/s Ratio Perm 0.11 0.24 ft Ratio 0.35 0.73 0.56 0.86 0.86 0.77 0.53 0.62 0.28 0.88 ' Uniform D ft,dt 36.4 39.6 26.6 36.5 36.4 41.1 24.3 10.5 49.3 37.5 Progression,Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay,d2 0.6 7.5 1.3 15.5 14.6 5.9 0.4 1.2 26 9.8 Delay(s) 37.1 47.1 27.9 52.0 51.1 47.0 24.6 11.7 51.9 47.4 Level of Service D D C D D D C 8 D D Approach Delay(s) 36.3 51.5 25.8 47.5 Approach LOS D D C D HCM Average Control Delay 36.7 HCM lizlrel of Sbivlbe D HCM Volume to Capacity ratio 0.82 ' Actuated cycle Lero(s) 104.4 Stan of time(s) 120 Intersection Capacity Utilization 80.4% ICU.Level of Service D Analysis Peribd(min) 15 ' c Critical Lane Group ' Ex+Appy+Project. Synchro 7- Report %user name% Paye 1 HCM Signalized intersection Capacity Analysis ' Broad St/South.St updated. srtsrzoo8 * P 1�came '� Lane Configurations ♦ �� H' i' ♦N Volume(vph) 114 248 331 516 211 25 435 688 501 15 647 81 Ideal Flow(v04 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 9900 ' Total Lost time(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane US.Factor 1.00 1.00 1.00 0.95 0.95 0.97 0.95 1.00 1.00 0.95 Frpb,pedlb m 1.00 1.00 0.99 1.00 1.00 1.00 1.00 0.98 1.00 1.00 FIpb,pedlb m 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Fit 1.00 1.00 0.85 1.00 0.99 1.00 100 0.85 1.00 0.98 Fit Protected 0.95 1.00 1.00 0.95 0.98 0.95 1.00 1.00 0.95 1.00 Satd.Flow(Prot) 1770 1863 1570 1681 1715 3433 3539 1545 1770 3473 ?' Fit Permitted 0.95 1.00 1.00 0.95 0.98 0.95 1.00 1.00 0.95 1.00 Sated.Flow(perm).. 1770 1863 1570 -1687.... -171.5' 433 3539 5. . 3 1545 1770 3473 i Peak-hau farms,PHF - 0.94 0.94 0:94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 A4 Flow(vph) 121 264 352 549 224 27 483 732 533 16 688 86 RTOR Red xfw(vph) 0 0 29 0 2 0 0 0 0 0 9 0 ' Lane Group F1wrr(vph) 121 264 323: 395 403 0 463 732 533 16 765 0 Conti.Peds.(8/br) 18 _ 3 3 18 5 10 10 5 Turn Type Split pm+av Prot P" Prot Protected Phases 4 4 5 3 3 5 2 3 1 6 Permitted Pham 4 2 Actuated Green,G(s) 19.3 19.3 37.1 20 2 17.8 39.1 65.7 29 242 Ekc ive Green,g(s) 203 20.3 38.1 28.1 28 18.3 411 68:7 3.4 26.2 Actuated gIC Ratio 0.19 0.19 0.36 027 0 0.17 9:39 0.65 0.03 0.25 Clearance Thme(s) 40 4.0 3.5 4,5 46 3.5 5.9 4.5 3.5 5.0 Vehictefitensin(s). - 3.0 3.0 3.0 3.0 - 3:0_ 40 - 3:0 30: 10 . 30 3:0 Lane Grp Cap(%6) 343 361 -.570 450 ' :459 599 W 1012 57 867 Y/s Ratio Prov 0.07 co.14 1110 c023 `023 c0.13 021 0.14 0.01 c0.22 vis Ratio Perm 0.11 0.20 vk Ratio 0.35 0.73 a57 0.88 0.88 0.77 a53 0.53 028 M88 Undorm Delay,d1 36.6 397 2&8 36.8 36,8 41.3 24.5 9.5 49.6 37.9 Progression F8CtDr 1.00 1.00 1.00 1.00 1,00 1.00 1.00 1.00 1.00 1.00 Incremental D ft' d2 0.6 7.4 1.3 17.3 170 6.2 0.4 OS 2.7 10.5 Delay(s) 37.2 472 28.1 54.1 53.8 47.5 24.8 10.0 52.2 48.4 Level of service D D C D D D C B D D Approach Delay(s) 36.4 53.9 26.3 48.4 ' Approach LOS D D C D ' HCM Average Cmtrd Delay 37.9 HCIN` 'io?f:Servibe: -D HCM Volume to Capacity ratio 0.83 ' Actuated Cycle L.ei O(s) 104A. S'un of fmw W 17-0 Intersection Capacity Utifzdm 80.8° ICU t. df service D Analysis Period(min) 15 ' c Critical Laine Group Ex+Appy+project Synchm 7- Report ' %user name% P2ge 1 1 1 . 1 rrmdgigroup creating,environments people enjoy` 1 1 Village at Broad Mixed-Use. Development 1 CITY OF SAN LUIS OBISPO, CA 1 1 PREMILINARY HYDROLOGY &. HYDRAULIC REPORT 1 P"Job No. 1408003 1 DATE: May 20,2008 1 Prepared by Larry Walsh 1 1 1 1 1 1 ' Prepared for. The City of San Luis Obispo, CA ' RRM DESIGN GROUP Architecture•Planning•Eigineering•Surveying• Nferiors• Landscape Architecture CREATING ENVIRONMENTS THAT PEOPLE ENJOY HYDROLOGY & HYDRAULIC REPORT Village at Broad - Mixed-Use Development City of San Luis Obispo, CA (RRM job no. 1408003,date: 05-16-08) Introduction and Background t The project is located in the city of San Luis Obispo just south of the intersection of Broad and South Street with Roundhouse to the north and Alphanso street to the south. The project is adjacent to a fire station to the North West, the Rabobank property to the 1 south, and the railroad tracks to the east-The project site is currently undeveloped but has remnants of paving throughout. The proposed project will be a mixed use development with commercial and residential buildings through out. The primary goal of this report is 1 to determine the size of a detention basin needed to attenuate peak runoff from the proposed projects to levels that are equal to or less than the runoff currently produced by 1 the site. This report will also establish a storm drain network for the project that will work in conjunction with the proposed basin. 1 1 1 Location MaPIDelineation The project is located in the city of San Luis Obispo just south of the intersection 1 of Broad and South Street with Roundhouse to the north and Alphanso street to the south. The project is adjacent to a fire station to the North West, the Rabobank property to the south, and the railroad tracks to the east. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TO MORRO BAY y�c 1 a TO SAN FRANGSCO tI.S A� �U OBI- , 1 TO LOS OSOS 1 � O TEST . 1 PROJECT mos SITE 0 L (� O 1 1 TANK FARM ROAD 1 1 TO LOS ANGE ES TO ARR YO GRANDE Q 1 LOCA TION MAP SCALE: 1 =tGGG 1 1 ' Watershed Description/Delineation The site is currently undeveloped with a majority of it covered by dense native grasses and plants with some cleared areas covered by base material. The majority of the site slopes gently from Roundhouse south to Broad Street, with more radical elevation gains near the eastern property line. There are also flat regions through out the site where ' buildings use to be located. Also, Emily Street runs along the eastern property line of the fire station and terminates in the project site. The majority of the site drains to two primary catchment points, as seen in the "Watershed Delineation"diagram. The first point is a culvert inlet located near the property line adjacent to the fire station and Broad Street.This inlet drains directly into the city storm drain system located in Broad Street. The second point is at the end of the existing drainage channel just east of Alphanso Street. This point also connects to the existing storm drain system in Broad Street.The remainder of the site sheet flows off site ' and eventually onto Broad Street where the runoff is capture by inlets located along the property frontage. 1 1 1 OU NoyOGS i F S a CVC: SFT F', D Z: �z D D r Z i y� 1 i ` / •r 1 5 D C13 D Z •AL,PHANSO STREET M i. � -.:. :�rte,•- •5. �• mZIM 1• M � 1" ',•,t,f, , ;0 CM Z > 0 z o 0 m / rA, n CO c- ; zj z 00 Z > Sheet No, By LFW rrn- roup Watershed Delineation Checked 5-12-08 creating environments people enjoy* 3MSVA"p+S-m•IOL In=ObW.CA 9=1 Job No. 1408003 v teesssa,�to tem)w.+eaol•.•+�a++� .a... ..e�4r......,o..�..�«....u". Scale 1"=100' 1 ' Hydrologic Analysis The hydrologic analysis was broken down into an analysis of the existing ' conditions and an analysis of the developed conditions. All analysis followed the methods outlined in the Waterway Management Plan, Volume 111, Drainage.Design Manual(WMP)of the city of San Luis Obispo. Once the existing and developed tconditions were know, the developed runoff was routed through a basin structure and - compared to the existing runoff for various storm events. A final basin design was reached once the runoff from the developed site did not exceed the existing runoff for 1 storm events up to and including a 100 year event. 1 Existing Conditions The rational method was used to determine the runoff produced by the site during ' a 2 through 100 year event storms. The site was first divided into primary drainage areas to see where the runoff left the site under existing conditions. Once these areas were determined, they were then divided up based on topographic and ground cover ' characteristics to help generate weighted run off coefficient values. These sub drainage boundaries, along with the primary drainage boundaries can be seen in the"Existing Conditions"exhibit. The runoff coefficients for each sub area were determined using ' Table 4-1 of the Waterway Management Plan, Volume III, Drainage Design Manual (WMP). The following table summarizes the characteristics of each sub area delineated on the"Existing Conditions"exhibit,while Table 2 summarizes the characteristics of ' each primary drainage area. Table 1: Sub Drainage Areas Area Area Soil Region (sq ft) (acres) Cover Type Group Slope C Moderate 1-A 63,782 1.46 Vegetation D 2-10% 0.35 Moderate 1-8 27,031 0.62 Vegetation D >10% 0.45 Moderate ' 1-C 103,756 2.38 Vegetation D 2-10% 0.35 Impervious 1-D 16,451 0.38 Surface D 2-10% 0.87 1-E 18,121 0.42 Sparse Vegetation D <2% 0.4 Moderate 2-A 28,577 0.66 Vegetation D >10% 0.45 2-8 10,309 024 Sparse Vegetation D <2% 0.4 ' Moderate 2-C 19,112 0.44 Vegetation D 2-10% 0.35 Moderate 2-D 5,814 0.13 Vegetation D <2% 0.25 Moderate 3-A 58,300 1.34 Vegetation D 2-10% 0.35' Moderate 3-8 4,503 0.10 Vegetation D >10% 0.45 Impervious 3-C 7.763 0.18 Surface D 2-10% 0.87 1 1 Developed Conditions The proposed project calls for series of roads and buildings to cover the majority of the site with a minimal amount of pervious area. The majority of the runoff generated 1 onsite is directed to inlet structures located through out the project and a pipe network eventually deposits the-waterein a detention structure. From the detention structure,the 1 water is then metered into an existing storm drain pipe located in Broad Street.The ranoffgenerated by the parking lot in the northwestern corner of the property does not go to the detention structure, but instead infiltrates into the ground through permeable 1 pavement. Any excess runoff generated by the parking lot is collected by inlets and is then piped into the existing storm drain system in Alphanso Street. Any offsite runoff generated to the northwest of the property will be collected by a swale along the project 1 property line and deposited into the existing creek. Due to the flat nature of the area to the northwest of the project, it was felt most rainfall would infiltrate the soil before reaching the project boundary.This new runoff being deposited into the drainage course will be 1 offset by the fact that the project development around the channel will reduce the amount of runoff directly entering it. It was assumed that no runoff enters the site from either the fire station or Rabobank properties. 1 The rational method was used to determine the runoff produced by the developed project site during a 2 through 100 year event storms. The site was first divided into 3 1 primary drainage region; the parking lot in the triangle portion of the project segregated by the existing creek,an offsite region to the northwest of the project, and the remainder project area. These regions were then divided into sub drainage areas based on grading, 1 inlet location and ground cover. The primary sub drainage boundaries can be seen in the figure entitled"Developed Conditions". The runoff coefficients for each sub area were determined using Table 4-1 of the Waterway Management Plan, Volume III, Drainage 1 Design Manual(WMP). Table 5:Developed Conditions 1 Project Region Area 1 Region Area(SQ FT) (Acres) C 1 13,694.7 0.31 0.87 2 17,941.5 0.41 0.87 3 25,358.0 0.58 0.87 4 18,052.0 0.41 0.87 5 2,331.9 0.05 0.87 6 21,130.4 0.49 0.87 7 7,378.5 0.17 0.87 8 3,626.1 0.08 0.87 9 23,8482- 0.55 0.87 1 10 6,613.6 0.15 0.87 11 51,878.9 1.19 0.87 12 18,936.6 0.43 0.87 ' 13 7,191.3 0.17 0.87 14 10,654.8 0.24 0.87 IslAe M a I \ t--L� m� `rMr1 i mD 0 yyy D Z � I f I' \; ALPHANSO STREET IM I a ; p `Q. � •1 r Sheet No. By LFW rrml roup Developed Conditions Checked g ,2-�8 creating environments people enjoys Date VU35OS%•SW+MS+LAMACAOM Job No. 1408003 a Aoslwater I r.IWSIw+�I�+�+T� +w.o..�rw. r... ..crwr...rworuarwwr.uow scale 1"=100' ' Table 2: Primary Drainage Areas Area Weighted ' Region (acres) C 1 526 0.40 2 1.46 0.39 3 1.62 0.41 1 To determine the proper rainfall intensity value,times of concentration,Tc, were determined for each primary drainage area. Based on this analysis it was determined that the City of San Luis's minimum time of concentration of 10 minutes was sufficient.Once the time of concentration was determined, a rainfall intensity, i,was determined for each storm event based on table 4-6 found in the WMP. The following table summarizes the information found in the WMP. Table 3: Rainfall Intensities Frequency i(in/hr) Ca 2 2.09 1 5 2.8 1 1 10 3.58 1 25 4.02 1.1 50 4.61 1.2 100 5 1.25 Each i value in the table above is based on an area that has 21.65-27.56 inches of Annual Rainfall a year and a time of concentration of 10 minutes. The Ca value in table 3 is the Antecedent Moisture Factor taken from Table 4-2 in the WMP. This factor accounts for soil saturation from previous storm events. A summary of the runoff produced by each primary drainage area can be found in table 4"Existing Runoff 1 Conditions". Table 4: Existing Runoff Conditions Area Q2 Q5 Q10 Q25 050 Q100 Region (acres) Weighted C (efs) (cfs) (cfs) (cfs) (cfs) (cfs) 1 5.26 0.40 4.43 5.94 7.59 8.52 9.77 10.60 2 1.46 0.39 1.21 1.62 2.06 2.32 2.66 2.88 3 1.62 0.41 1.40 1.88 2.40 2.69 3.09 3.35 ' Sum 7.04 9.43 12.05 13.54 15.52 16.84 Total (Sum*Ca) 7.04 9.43 12.05 14.89 18.63 21.04 1 1 1 ' 15 7,250.9 0.17 0.87 Parking Lot Region Area Region Area(SQ FT) (Acres) C 16 1,892.6 0.04 0.6 17 4,104.5 0.09 0.9 ' 18 6,767.8 0.16 0.9 19 7,293.2 0.17 0.6 ' Offsite Rection Area Soil Runoff Region Area(SQ FT) (Acres) Cover Type Group Slope Coefficient Sparse 20 59,391.7 1.36 Vegetation O <2% 0.3 The C of 0.87 used for the project area is based on the downtown commercial category with a hydrologic soil group D and a slope of 2-10%. The C of 0.6 is an assumed value for the permeable pavement being used in the parking lot region. ' To determine the proper rainfall intensity value, times of concentration,Te, were determined for each primary drainage area. Based on this analysis it was determined that the City of San Luis's minimum time of concentration of 10 minutes was sufficient. Once the time of concentration was determined, a rainfall intensity,i,was determined for each storm event based on table 4-6 found in the WMP. A summary of this information can be ' found earlier in this report in table 3 "Rainfall intensities"A summary of the runoff produced by each primary area can be found in table 7"Developed Runoff Conditions". Table 7: Developed Runoff Conditions 1 Total Area 02 Q5 010 Q25 050 0100 Region (Acres) (ds) (cfs) (ds) (ds) (ds) (cfs) 1 Project 5.42 9.85 13.19 16.87 20.83 26.06 29.45 Parking Lot 0.46 0.73 0.98 1.26 1.55 1.94 2.19 Offsite 1.36 0.85 1.15 1.46 1.81 226 2.56 The values in the table above already account for the Antecedent Moisture Factor, mentioned earlier in this report. Summary ' The developed runoff determined in this section will be used to size the pipes in the project at a future date. The following table summarizes how much runoff reaches each inlet in the project as determined in this portion of the report. t ' Scenario: Base Inlet Report ' Label Inlet Grate GroundRim Sump Area Inlet rune Known System Total Flow Location Length Elevation Elevation (acres) C of Flaw Rational Rational (cfs) ' (n) (K) (n) (x) (cis) Flow Flow (min) (Cts) (ds) A-0-1 In Sag 223AI 223.41 219.41 0.31 0.87 10.00 0.00 1.70 4.28 428 A-01-2 to Sag 22217 222.17 218.09 0.41 0.87 10.00 0.00 225 6.53 6.53 ' B-CB-1 In Sag 220.75 220.75 216.75 0.49 0.87 10.00 0.00 2.69 2.69 2.69 CC13- In Sag 216.40 216.40 212.40 0.58 0.87 10.10 0.00 3.18 3.18 3.18 D-Ml In Sag 214.41 214-41 208.97 0.41 0.87 10.00 0.00 225 2.52 2.52 D-DI-1 In Sag 214-50 21450 20923 0.05 0.87 TOAD 0-00 0.27 027 0.27 ECB-1 In Sag 218.71 218.71 214.71 0.55 0.87 10-00 0.00 3.01 3.01 3.01 ECB In Sag 218.71 218.71 214.38 0.17 0.87 10.00 0.00 0.93 3.95 3.95 FCB-1 In Sag 21621 21621 210.96 0.15 0.87 10.00 0.00 0.82 0.82 0.82 G-01-1 In Sag 215.86 21556 210.44 0.08 0.87 10.00 0.00 0.44 0.44 0.44 '. HCB In Sag 206.07 206.07 203.07 0.17 0.87 10.00 0.00 0.93 0.93 0.93 H-CS In Sag 206.07 206.07 202.85 0.24 0.87 10.00 0.00 1.32 225 2.25 ' In Sag 209.47 209.47 201.83 1.19 0.87 10.00 0-00 6.52 8.77 8.77 H-01-1 In Sag 209.60 209.60 201.52 0.17 0.87 10.00 0.00 0.93 9.70 9.70 I-DI-1 In Sag 213.12 213.12 205.27 0.43 0.87 10.00 0.00 2.36 2.36 2.36 PL-CB- In Sag 22620 226.20 222.20 0.13 0.90 10.00 0.00 0.74 0.74 0.74 PL-CB- In Sag 220.30 220.30 217.30 0.00 0.87 10.00 0.00 0.00 0.00 0.00 PL-01-..1In Sag 224.84 224.84 220.84 0.00 0.87 10.00 0.00 0.00 0.74 0.74 1 1 ' Title:Village at Broad Project Engineer:FIRM Design Group n:\-_.11408003 village at broad 18 inch min.stm RRM Design Group StormCAD v5.515-5003] 05/19/08 02:54.51 PM ®Iiaestad Methods,Inc_ 37 Brookside Road Waterbury,CT 06708 USA +1-203-755-1666 Page 1 of 2 m = = = = = = m �r m �� m CD 3 tit it 40 it cm yA^ .. / • C � k s • i• \ .• a 'r a.... �._._.... _. s-._ Y + • i .. Y:.• ...j ��� .i r"• � -'f V 9 cm 1 Hydraulic Analysis A hydraulic analysts was performed to determine the size of a detention structure and the storm drain network that would work in conjunction with the structure. Detention Structure Sizing The main goal of the detention structure is to ensure that the runoff produced from the developed site is fess than or equal too the runoff produced by the undeveloped site. The structure must also prevent any adverse impacts to the existing storm drain line during peak conditions. To size the basin, the existing conditions and developed conditions were analyzed using the SCS hydrograph method and the Hydraflow Hydrograph program. The following table summarizes the conditions for each hydrograph used in the analysis. ' Table 8 Hydrograph Conditions 1 Curve Hydraulic Length Region Area (acres) Number Basin Slope (ft) Existing Conditions 8.4 80 5 730 Developed Conditions 5.49 95 3 732 Offsite 1.39 80 5 365 Parking Lot 0.52 85 3 317 ' Remainder 1 80 3 75 The drainage boundaries used for this analysis were the same as those used in the t hydrology section of this report. The developed project was divided into 4 hydrographs: an offsite hydrograph, a developed conditions hydrograph which included all the water developed on site, a parking lot hydrograph which included the runoff generated by the isolated parking lot in the triangular corner of the project, and a remainder which included water produced onsite that did not enter the storm drain network. The offsite and developed conditions hydrographs were routed through the basin. To determine the total runoff leaving the site, the results from the basin hydrograph were added to the parking lot results and the remainder. This number had to be less than the runoff generated by the existing conditions. The detention structure was modeled using Hydraflow Hydrographs software program. The program routed hydrographs for 2, 5, 10, 25, 50 and 100 year storm events ' through the structure. Copies of these hydrographs can be found in the appendix section of this report under Hydraflow Results section of the Appendix. Based on the model analysis, it was found that the structure had to be able to hold at least 20,100 cubic feet of ' water. To meet this volume, five, 5' diameter concrete pipes each 200' long will be used in an underground gallery. A metering outlet will control the flow leaving the structure and ensure that it does not surpass levels of the existing runoff. t lydrograph Summary Report iyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph VO. type flow interval peak hyd(s) elevation storage description (origin) (ds) (min) (min) (cuff) (ft) (cult) ' I SCS Runoff 10.43 1 728 38,331 — -- — Existing Conditions 2 SCS Runoff 15.11 1 725 51,392 -- Developed conditions 1 3 SCS Runoff 2.35 1 725 7,295 -- --- -- Offsite S Combine 17.46 1 725 58,687 2,3 -- Offsite+Developed i SCS Runoff 1.11 1 725 3,421 — Parking Lot 3 Reservoir 9.51 1 733 58,686 4 202.59 8,368 Metering Pipe 1 7 SCS Runoff 2.73 1 716 4,771 -- ---- Remainder 3 Combine 10.41 1 732 66,878 5.6,7 Total Runoff 1 1 1 ' Hydrograps-SCS only.gpw Return Period: 2 Year Monday, May 19 2008, 10:26 AM 1 1 Hydrograph Plot Hydraflow Hydrographs by IntelisoHe Monday,May 19 2008, 1026 AM Hyd. No. 6 Metering Pipe 1 Hydrograph type = Reservoir Peak discharge = 9.51 cfs Storm frequency = 2 yrs Time interval = 1 min 1 Inflow hyd. No. = 4 Max. Elevation = 202.59 ft Reservoir name = Metered Pipe Gallery Max. Storage = 8,368 cuft Storage Indication melhod used. Hydrograph Volume=58.686 cult 1 Metering Pipe 1 (�S) Hyd_ No. 6- 2 Yr Q(�S) 18.00 `�"� -� ----- ----- 18.00 i i t 5.00 ( --- I -- I 15.00 1 12.00 12-00 - i i I 9.00 - - - - -— -- -- .__—_.r �.. 9.00 f 1 6.00 _ . -- - - -- --- - 6.00 ' I 1 3.00 ( f --I--- f ; � � 1 � � i —� ----- --� � 3.00 I � i 1 II I �1 o.00 i---— -�— -- 0.00 ' 0 2 5 7 9 12 14 16 19 21 23 26 Time(hrs) — Hyd No.6 — Hyd No. 4 i. ' Req. Stor =8,368 cult 1 lydrograph Summary Report Hyd. Hydrograph Peak Tune Time to Volume Inflow Maximum Maximum Hydrograph Yo. type flow Interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cult) (ft) (cult) 1 SCS Runoff 15.35 1 728 55,823 — -- --- Existing Conditions ? SCS Runoff 19.31 1 725 66,668 — --- Developed conditions 3 SCS Runoff 3.45 1 725 10,624 — ---- --- Offsite 1 Combine 22.76 1 725 77,291 2,3 --- -- Offsde+Developed i SCS Runoff 1.55 1 725 4,784 --- ---- ---- Parking Lot 3 Reservoir 12.62 1 733 77290 4 203.20 11,545 Metering Pipe 1 7 SCS Runoff 3.92 1 716 6,948 — — -- Remainder 3 Combine 13.88 1 732 89.023 5,6.7 -- --- Total Runoff 1 1 1 1 1 aro ra s-SCS onl . w Y 9 P Y 9P Return Period: 5 Year Monday, May 19 2008, 10:26 AM Hydrograph Plot Hydraftow Hydrographs by IntelisoNe Monday,May 19 2W8,10-26 AM Hyd. No. 6 Metering Pipe Hydrograph type = Reservoir Peak discharge = 12.62 cfs Storm frequency = 5 yrs Time interval = 1 min Inflow hyd. No. = 4 Max. Elevation = 203.20 ft Reservoir name = Metered Pipe Gallery Max. Storage = 11,545 cult Storage Indication method used. Hydrograph Vot=e='",M tuft Metering Pipe 0(Cfs) Hyd. No. 6 5 Yr 0(Cfs) 24.00 -T— 24.00 20.00 20.00 16-00 1600 12.00 —i 12.00 8.00 ........ 8.00 4 4.00 .00 0.00 --- 0.00 0 2 5 7 9 12 14 16 19 21 23 26 ��-1 � Time (hrs) Hyd No. 6 — Hyd No.4 1: Req. Stor= 11,545 cuft 1 lydrograph Summary Report 40. Hydrograph Peak Tore Time to Volume Inflow Maximum Maximum Hydrograph 40. type flow Interval peak hyd(s) elevation storage description (origin) (cis). (min) (min) (cult) (it) (cult) I SCS Runoff 19.19 1 728 69,638 -- ---- --- Existing Conditions 2 SCS Runoff 22.44 1 725 78,180 ---- Developed conditions 3 SCS Runoff 4.30 1 725 13,253 ---- ----•- — Offsite t Combine 26.74 1 725 91,433 2.3 -- -- Offsite+Developed ' i SCS Runoff 1-88 1 725 5.840 — ---- Parking Lot 3 Reservoir 14.99 1 733 91,432 4 203.64 13,868 Metering Pipe 7 SCS Runoff 4.85 1 715 8,666 .--- --• ---• Remainder 3 Combine 1653 1 731 105,940 5,6,7 — Total Runoff t 1 1 1 1 Hydrograps-SCS oniy.gpw Return Period: 10 Year Monday, May 19 2008, 10:26 AM 1 1 Hydrograph Plot Hydranow Hydrographs by Intelisolve Monday,May 19 2W8, 10-26 AM 1 Hyd. No. 6 Metering Pipe 1 Hydrograph type = Reservoir Peak discharge = 14.99 cis Storm frequency = 10 yrs Time interval = 1 min ' Inflow hyd. No. = 4 Max Elevation = 203.64 ft Reservoir name = Metered Pipe Gallery Max. Storage = 13,868 tuft 1 Storage Indication mettwd used Hydrograph volume=91,432 cult 1 1 Metering Pipe 1 Q(�s) Hyd. No.6 -- 10 Yr Q(cls) 28.00 -� �— 28.00 24.00 24.00 20.00 -fi— - -- i-- - ._ — --�-- --- - . —r 20.00 I 16.00 f--.._..--- - _.._. �__..___. _ -1--- 16.00 i I I i l 1 12.00 -..—_..—�__._. � _.! ^� �' --_ _ _-- I --- ' 12.00 1 8.00 - �—--- = 8.00 I __._ _ _ I 4.00 - , -- i- -_-�-_.__; ______ 4.00 I I , ' I I 0.00 - 0.00 1 0 2 5 7 9 12 14 16 19 21 23 26 Hyd No.6 Hyd No-4 !i Req. Stor= 13,868 cuft Time (hrs) 1 ydrograph Summary Report Md. Hydrograyh Peak Time Time to Volume Inflow Maximum Maximum Hydrograph lo. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cult) (tt) (cult) ' SCS Runoff 25.72 1 728 93,573 -- –•--- ------ Existing Conditions SCS Runoff 27-63 1 725 97.433 --- -- -- Developed conditions ' SCS Runoff 5.76 1 725 17.808 — -- Offsite Combine 33.39 1 725 115.241 2,3 -- -- Offsite+Developed ' SCS Runoff 2-43 1 724 7,643 Parking Lot Reservoir 21.47 1 731 115,240 4 204.35 17,267 Metering Pipe ' SCS Runoff 6.44 1 715 11,647 -- -- ------ Remainder Combine 23.59 1 731 134,530 5,6,7 -- --- Total Runoff 1 1. 1 1 1 1 'i dro r s-SCS ono . w Ret Y 9 aP Y 9P urn Period: 25 Year Monday, May 19 2008, 10:26 AM Hydrograph Plot Hy mftw Hydrographs by lntetisolve Monday,May 19 2008. 10:26 AM ' Hyd. No. 6 1 Metering Pipe Hydrograph type = Reservoir Peak discharge = 21.47 cfs Storm frequency = 25 yrs Time interval = 1 min. 1 Inflow hyd. No. = 4 Max. Elevation = 204.35 ft Reservoir name = Metered Pipe Gallery Max. Storage = 17,267 tuft 1 storage Indication method used. Hydrograph Volume=115.240 cutt 1 1 Metering Pipe a(cis) Hyd. No.6 -25 Yr Q(Cfs) 35.00 --; -- I— - I - �-- �- - -- 35.00 I } I f 30.00 - ----- - ! i-�- - 1----T - I 30.00 25.00 ` ' I _ 1 — -- .---- ---i --i--- � -- __-- --- , - I -- - 25.00 j � I i 1 20.00 - - ---- --—_.__ ' _--_� -7--- � 20.00 f 15.00 _3_---�-------�-----�_ ----1- --�- ? _-_�----j---•---- 15.00 110.00 � ' � _ - 10.00 1 ; i I ` 5.00 5.00 ' i 1 - �- -- - - 0.00 ' --'---� - 0.00 1 0 2 5 7 9 12 14 16 19 21 23 26 Time(hrs) — Hyd No. 6 — Hyd No_ 4 =1. :, i Req. Stor= 17,267 cult 1 1 fydrograph Summary Report Hyd. Hydrograph Peak Time Time to Volume Inflow Luximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cult) (ft) (cuft) 1 SCS Runoff 30.36 1 728 110,816 --- ---- --- Existing Conditions 2 SCS Runoff 3125 1 725 110,941 — _y Developed conditions ' 3 SCS Runoff 6.79 1 725 21,089 — -- Oftsite 4 Combine 38.04 1 725 132,030 2.3 -- ------ Offsite+Developed ^ SCS Runoff _2.83 1 724 8,927 — -- ----- Parking Lot 3 Reservoir 26.62 1 730 132,030 4 204-77 18,993 Metering Pipe 7 SCS Runoff 7.56 1 715 13,793 ---- ----- -- Remainder 4 Combine 29.28 1 730 154,750 5,6,7 -- -- Total Runoff 1 1 1 1 Hydrograps-SCS only.gpw Return Period: 50 Year Monday, May 19 2008, 10:26 AM 1 1 Hydrograph Piot ' Hydraflow Hydrographs by Intelisolve Monday,May 19 2008, 1026 AM Hyd. No. 6 1 Metering Pipe Hydrograph type = Reservoir Peak.discharge = 26.62 cfs Storm frequency = 50 yrs Time interval = 1 min 1 Inflow hyd. No. = 4 Max. Elevation = 204.77 ft Reservoir name = Metered Pipe Gallery Max. Storage = 18,993 cuft Storage Indication mettwd used. Hydrograph Volume=132,030 cult 1 1 1 Metering Pipe 1 ( s) Hyd. No. 6 --50 Yr Q(cfs) 40.00 , - —._,.__.— —, -� 40.00 30.00 30.00 20.00 —!_. ' -- - - I 20.00 I i 1 10.00 - 1000 1 � ; 0.00 -- ----- -- _._.------- - ��_ 000 ' 0 2 5 7 9 12 14 16 19 21 23 26 Time(hrs) Hyd No.6 — Hyd No.4 1 -;:7 Req. Stor= 18,993 cult 1 iydrograph Summary Report ' Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph Pio- type flow interval peak hyd(s) elevation storage description (origin) (cls) (min) (min) (cult) (lt) (cuft) ' 1 SCS Runoff 33.02 1 728 120,806 --- ---- --- Existing Conditions 2 SCS Runoff 33.31 1 .725 118,668 — --- -- Developed conditions ' 3 SCS Runoff 7-38 1 725 22,991 — -- Onsite 4 Combine 40.69 1 725 141,659 2,3 -- _— 0ffsde+Developed 5 SCS Runoff 3.05 1 724 9,667 — -- Parking Lot 6 Reservoir 29.79 1 730 141,658 4 205-06 19,922 Metering Pipe 1 7 SCS Runoff 8.20 1 715 15,036 --- -- —• Remainder 8 Combine 32.66 1 730 166.361 5,6,7 — -- Total Runoff 1 1 t 1 1 'Hydrograps-SCS only.gpw Return Period: 100 Year Monday, May 19 2008, 10:26 AM 1 Hydrograph Piot Hydraflow Hydrographs by Intelisolve Monday,May 19 2008, 10-26 AM 1 Hyd. No. 6 Metering Pipe 1 Hydrograph type = Reservoir Peak discharge = 29.79 cis Storm frequency = 100 yrs Time interval = 1 min 1 Inflow hyd. No. = 4 Max. Elevation = 205.06 ft Reservoir name = Metered Pipe Gallery Max. Storage = 19,922 cult 1 storage Indication method used. Hydrograph volume=141,668 cult 1 1 1 Q (cis) Metering Pipe 50.00 Hyd. No_6- 100 Yr ) -. i — j Q(cfs 50.00 1 1 40.00 40.00 � I i i 30.00 30.00 1 1 i � 3 j 1 20.00 }---- 20.00 j 1 10.00 I -----�-- ! --- -? - ---i- -- - ---- --�- � 10.00 1 j _ i j 1 i � I 0.00 --- --.. --- 0.00 1 0 2 5 7 9 12 _ 14 16- 19 21 23 26 Time (hrs) Hyd No. 6 — Hyd No.4 iii€ Req. Stor= 19,922 cuft 1 1 1 Pond Report MAraflow Hydrographs by lntefisolve Monday.May 19 2008,1027 AM 1 Pond No_ 2 - Metered Pipe Gallery Pond Data Pipe dia. = 5.00 It Pipe length = 200.0 It No. Barrels = 5.0 Slope = 0.50% invert elev. = 200.00 It 1 Stage!Storage Table Stage(ft) Elevation(n) Contour area(sg/t) Incr.Storage(tuft) Total storage(cult) 0.00 200.00 00 0 0 0.30 200.30 00 97 97 0.60 200.60 00 235 332 0-90 200.90 00 645 977 1 120 20120 00 921 1.8% 1-50 201.50 00 1,173 3,071 1.80 201.80 00 1,331 4,402 2.10 202.10 00 1,439 5,841 2.40 202.40 00 1,513 7,354 1 2.70 202.70 00 1,569 8,923 3.00 203.00 00 1,586 10,509 3.30 203.30 00 1,592 12,101 3.60 203.60 00 1,563 13,664 ' 3.90 203.90 00 1,518 15,181 4.20 20420 00 1,439 16,620 4.50 204-50 00 1,325 17,945 4.80 204.80 00 1,172 19,117 5.10 205.10 00 922 20,039 1 5.40 205.40 00 643 20,682 5.70 205.70 00 234 20,916 6.00 206.00 00 97 21,013 1 Culvert/Orifice Structures Weir Structures [A] IBI IC] IDI [A] IBI JC] IDl 1 Rise(in) = 6.00 6.00 16.00 12.00 Crest Len(ft) = 0.00 0.00 0.00 0.00 Span(m) = 6.00 6.00 18.00 12.00 Crest El.(ft) = 0.00 0.00 0.00 0.00 No.Barrels = 4 4 1 2 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert EL(ft) = 200.00 201.00 202.50 204.00 Weir Type = - --- --- -- Length(ft) = 22.00 22.00 22.00 22.00 Multi-Stage = No No No No Slope(%) = 0.50 0.50 0.50 0.50 N-Value = .012 .012 .012 .013 Orif.Coefl. = 0-60 0.60 0.60 0.60 Multi-Stage = r9a No No No Exflltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:CuN mmonj ce a.iftows rave oeen envyzee antler inlet and outlet commL Stage(n) Stage/Discharge Stage(ft) 7.00 -:---- -- ----�-- - 7.00 1 600 - _ - _ - - - 6.00 1 5.00 --'---- j- - 5.00 4.00 400 1i 300iI I ------- --r- --- ' ---- 3.00 t' f 2.00 - -- 200 1.00 -- - -- -- { 1 -j- 1-00 - j-..--- -_. _- 's � 0.00 - ---- -!-- -- i J 0.00 0.00 4.00 8.00 12.00 16.00` 20.00 .24.00 28.00 32.00 36.00 40.00 Total 0 Discharge(cfs) Pipe Network Design ' The storm drain network connecting to the detention structure was designed to accommodate a 100 year storm event. A diagram of the developed storm drain network can be found in the figure on the following page. All Qiuo values are taken from the ' analysis conducted in the Developed Conditions section of this report. The pipe network was modeled and analyzed with Haestad Methods, Inc. SrormCAD program. To account for the influence of the detention structure,each pipe branch connecting to the structure was modeled with an outlet with a tail water influence set at an elevation of 206. This elevation represents a full retention structure during a 100 year storm event. Based on the given conditions, it was found that the project storm drain system could handle a 100 year storm even with no negative impacts to the project site. 1 1 1 1 1 1 ' Geomorphic, Geotechnical and Structural Analysis of Existing and Proposed Drainage Improvements At the time of the writing of this report;this office isnot aware of any soils investigation reports that would cover existing and/or proposed drainage conditions& features. 1. 1 t t Risk Assessment/ Impact Discussion The project's storm drainage system of catch basins,culverts and an underground detention basin will attenuate the peak developed runoff rates such that the net runoff rates leaving the site(detained&un-detained)will not exceed that under existing conditions. The project's storm drainage system will be constructed per city of San Luis Obispo standards and specifications. In the unlikely event that the project's storm drainage system fails, storm water runoff will travel safely overland(not flooding proposed finished floors)to Broad Street,resulting in minor impacts if any due to the large capacity of the street's cross-section. t 1 ' Enhancement/ Nitration Proposed erosion control will be provided per the erosion control plans (construction documents). Post-construction mitigation measures to onsite drainage impacts will be provided by lined drainage ditches, landscaping, and the underground detention basin with a metering outlet. t Unusual or Special Conditions ' The proposed project will impact the two existing drainage channels. The channel running along the property line adjacent to the fire station will be blocked off by the walls on the eastern project property line. This will decrease the amount of water entering this drainage course overall. The water designated in the offsite region of the hydrologic analysis will be collected by inlets and piped into the project network and ultimately be metered out into the cities system by the projects detention structure.The other drainage course located on the project site will also be impacted. Surrounding develop will reduce the amount of water entering the course. New water will be introduced into the channel by a swale that will be built along the wall on the western property line. The amount of runoff deposited by the swale will not exceed the amount of runoff mitigated by the development around the channel.There will be no net impact on the drainage course. 1 Conclusion The proposed project will require a detention structure to attenuate developed 1 runoff levels to levels produced before the development. This structure was designed to reduce the runoff generated by the developed site during a 2, 5, 10, 50, and 100 year events to levels equal to.or less than the undeveloped site.The following table 1 summarizes the developed and existing runoff generated during each storm event. Table 9: Existing vs.Developed Runoff ' Storm Event Existing Conditions(cfs) Developed(cfs) 2 10.43 10.41 5 15.35 13.88 10 19.19 16.53 25 25.72 23.59 50 30.36 29.28 100 33.02 32.66 The basin will consist of five; 5' diameter concrete pipes each 200' in length. ' "These pipes will be connected with headwalls and will have a metering outlet to control the flows leaving the structure. This metering outlet will be connected to the existing 48" storm drain pipe located along Broad Street The storm drain pipe network will be able to accommodate a full detention basin during a100 year storm event with no negative impacts to the project site. All structures, ' curbs, gutters, and valley drains are per City of San Luis Obispo Standards. 1 1 1 1 ' San Luis Garbage Written Approval Dillon„Jeff L ' From: Tom Martin iTomM@WasteConnections.com) Sent: Thursday, May 15, 2008 6:46 AM To: ffnunds@slocity.org Cc: Dillon, Jeff L ' Subject: FW: Village at Broad-Site plan w/trash locations Attachments: 1408003-A7 Conceptual Site Plan.pdf 1locations of enclosures&access are all ok per san luig garbage ; provided enclosures built per city specs....gate poles at end of brick enclosure not inside t; From:Dillon,Jeff L.fmailto:JLDillon@nrndesign.comj Sent:Wednesday,May 14, 2008 5:23 PM To:Tom Martin Cc Rudd, Debbie L.; Rick Moses Subject Village at Broad-Site pian w/trash locations Tom- Attached site plan reflects the minor adjustments that we discussed.Thanks for all your help. 1 jeff ' Jeff Dillon rrm. group 3765 S.Hiiguera SL Ste. 102 San Luis Obspc,CA 93401 . P:(805)543-17941 F:(805)543-4609 1 wvv7.rrritde5iQr1.Cd11 1 1 1 Order Number: 4009-2758777 Page Number: I ' Updated 4-14-08 - corrected Pee—, First American Tale Company 899 Pacific Street San Luis Obispo, CA 93401 Order Number: 4009-2758777(NP) Escrow Officer: Lisa Bertrand (LB) Phone: (805)786-2038 ' Fax No.: (866)377-9706 E-Mail: Ibertfand@firstam.com Title Officer: Nick Peters Phone: (805)543-8900 Fax No.: (866)397-7092 t E-Mail: npeters@firstam.com Buyer: Owner: H &D Maymont, LLC ' Property: 642 and 2201 Emily Street; and 2238 Broad Street San Luis Obispo, CA 93401 PRELIMINARY REPORT in response to the above referenced application for a policy of title insurance,this company hereby reports that it is prepared to issue,or ' cause to be issued,as of the date hereof,a Policy or policies of Title Insurance describing the land and the estate or interest therein hereinafter set form, sruug inagainst los which may be sustained try reason of any defect,fien or encumbrance not sho m or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules,Caiditions and Stip Cations of said Poky forms. The prated Exceptions and Exclusions from the coverage of said Policy or Poficies are set forth in 6dNbit A attached.Copies of the Policy ' forms should be read.They are available from the office which issuedtltis report . Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully.The exceptions and exclusions are meant to provide you with notice of matters which arc not covered under the terms of the title insurance policy and should be carefully considered. ' It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all frens,defects,and encumbrances affecting title to the land. ' This report(arid any supplements or amendments hereto)is issued solely for the purpose of faceting the issuance of a policy of title Insurance and no liability is assumed hereby.If it is desired that liability be assumed prior to the issuance of a policy of title iruwarim a Binder or Commitment should be requested. ' First American Tile 1 Order Number 4009-27ss777 Page Number 2 Dated as of April 03, 2008 at 7:30 A.M. The form of Policy of title insurance contemplated by this report is: Alta Extended Loan Policy Alta Extended Owner's Policy 1992 A specific request should be made if another form or additional coverage is desired. 1 Title to said estate or interest at the date hereof is vested in: H&D MAYMOt1NT LLC,A DELAWARE LIMITED LIABILITY COMPANY 1 The estate or interest in the land hereinafter described or referred to covered by this Report is: ' A fee. The Land referred to herein is described as follows: (See attached Legal Description) At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said ' policy form would be as follows: General and special taxes and assessments for the fiscal year 2008-2009, a lien not yet due or payable. 1. General and special taxes and assessments for the fiscal year 2007-2008. 1 First Installment: $1,392.80, PAID Penalty: $0.00 Second installment: $1,392.80, PAID Penalty: $0.00 Tax Rate Area: 003-000 A. P. No.: 004-847-001 (Affects Portion of Parcel 3) 2. General and special taxes and assessments for the fiscal year 2007-2008- Fast Installment: $4,865.68, PAID Penalty: $0.00 Second Installment: $4,865.68,PAID Penalty: $0.00 Tax Rate Area: 003-000 A. P.No.: 004-845-005 (Affects Portion of Parcel 3) ' First American Title Order Number 4M-2759rn Page Number: 3 t3. Genal and special taxes and assessments for the fiscal year 2007-2008. First Installment: $4,730.38, PAID ' Penalty: $0.00 Second Installment: $4,730.38, PAID Penalty: $0.00 ' Tax Rate Area: 003-000 A. P. No.: 004-845-006 1 (Affects Parcel 1) 4. General and special taxes and assessments for the fiscal year 2007-2008. First Installment: $2,568.13, PAID Penalty: $0.00 Second Installment: $2,568.13, PAID Penalty: $0.00 Tax Rate Area: 003-000 A. P. No_: 003-755-002 (Affects Parcel 2) ' S. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with Section 75 of the California Revenue and Taxation Code. 6. Water rights,claims or title to water,whether or not shown by the public records. 1 (Affects Portion of Parcel 3) t 7. An easement for gas pipe and incidental purposes, recorded October 31, 1952 as Book 683 Page 143 of Official Records. In Favor of: Southern Counties Gas Company of California tAffects: Parcel 1 8. An easement for public utilities and incidental purposes, recorded August 14, 1953 as Book 722, 1 Page 306 of Official Records. In Favor of: Southern Counties Gas Company of California Affects: As described therein t9. An easement for public utilities and incidental purposes, recorded July 9, 1964 as Book 763 Page 373 of Official Records. In Favor of: Pacific Telephone and Telegraph Company,a corporation Affects: Parcel 1 10. An easement for drainage and incidental purposes, recorded May 17, 1974 as Book 1779 Page 522 of Official Records. In Favor of: State of California Affects: As described therein First American Title Order Nurnber: 4009-ZM777 Page Number: 4 11. A waiver of any claims for damages by reason of the location, construction, landscaping or maintenance of a contiguous freeway, highway, roadway or transit facility as contained in the document recorded May 29, 1974 as Book 1781 Page 69 of Official Records. (Affects Parcel 1) t 12. A waiver of any claims for damages by reason of the location, construction, landscaping or maintenance of a contiguous freeway, highway, roadway or transit facility as contained in the document recorded May 29, 1974 as Book 1781 Page 72 of Official Records. (Affects Parcel 1) ' 13. An easement for common driveway and incidental purposes,recorded July 1, 1982 as Book 2416 Page 561 of Official Records In Favor of- Owners of Parcel A of Parcel Map SLO 80-174, and their successors in interest Affects: Parcel l (Affects Parcel 1) 14. The Terms, Provisions and Easement(s)contained in the document entitled "Covenant and Agreement Regarding Restrictions and Reciprocal Easements" recorded October 29, 1997 as Instrument No. 1997-061438 of Official Records. (Affects Parcels 1 and 3) 15. The rights, if any,of a city, public utility or special district, pursuant to Section 8345 et seq. of the California Streets and Highways Code, to preserve a public easement in South Street as the same was vacated by the document recorded September 21, 2006 as Instrument No. 2006067113 of Official Records. t (Affects Parcels 1, 2 and 3) 16. Covenants,conditions,restrictions and easements in the document recorded January 26, 2007 as Instrument No. 2007005607 of Official Records, which provide that a violation thereof shall not defeat or render invalid the lien of any first mortgage or deed of trust made in good faith and for value, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race,color,religion, sex,sexual orientation, marital status, ancestry, disability, handicap, familial status, national origin or source of income(as defined in California Government Code §12955(p)),to the extent such covenants, conditions or restrictions violate 42 U.S.C. § 3604(c)or Califomia Code§12955, Lawful restrictions understate and federal law on the age of occupants in senior housing or housing for older persons shall not be construed as restrictions based on familial status. (Affects Parcels 1, 2 and 3) ' Hist American Title Order Number. 4W9--27W777 Page Number. 5 ' 17. A deed of trust to secure an original indebtedness of$3,885,000.00 recorded January 26, 2007 as Instrument No. 2007005608 of Official Records. Dated: January 17, 2007 Trustor. H&D Maymont, LLC,a Delaware limited Liability Company Trustee: Founders Community Bank tBeneficiary: Founders Community Sank (Affects Parcels 1, 2 and 3) 18. Intentionatly Deleted 19. An easement shown or dedicated on the map filed or recorded as Book 32,Page 35 of Parcel Maps For driveway and incidental purposes. (Affects Parcel 1) 1 20. An easement shown or dedicated on the map filed or recorded as Book 32, Page 35 of Parcel Maps For: public street tree and incidental purposes. (Affects Parcel 1) 21. An easement shown or dedicated on the map filed or recorded as Book 68,Pages 69 and 70 of Parcel Maps For public utility and incidental purposes. 1 (Affects Parcels 1 and 2) 22. An easement shown or dedicated on the map filed or recorded as Book 68, Pages 69 and 70 of 1 Parcel Maps For: street and incidental purposes. (Affects Parcel 2) 23. An easement shown or dedicated on the map filed or recorded as Book 68, Pages 69 and 70 of Parcel Maps For: slope and incidental purposes. (Affects Parcel 2) 24. An easement shown or dedicated on the map filed or recorded as Book 68, Pages 69 and 70 of Parcel Maps For: public sewer and public utility and incidental purposes. 1 (Affects Parcel 3) First Anreican Title Order Number: aoag-vssm Page Number: 6 25. An easement shown or dedicated on the map filed or recorded as Book 68, Pages 69 and 70 of Parcel Maps For: sewer maintenance and access and incidental purposes. (Affects Parcel 3) 26. An easement shown or dedicated on the map fled or recorded as Book 68,Pages 69 and 70 of Parcel Maps tFor public street tree and incidental purposes. (Affects Parcels 2 and 3) 27. Prior to the issuance of any policy of title insurance, the Company will require: With respect to H&D Maymont, LLC, a Delaware limited liability company: a. A copy of its operating agreement and any amendments thereto; b. If it is a California limited liability company, that a certified copy of its articles of organization (LLC-1) and any certificate of correction(LLC-11),certificate of amendment (LLC-2),or restatement of articles of organization(LLC-10)be recorded in the public records; ' c. If it is a foreign limited liability company,that a certified copy of its application for registration(LLC-5) be recorded m the public records; d. With respect to any deed,deed of trust, lease,subordination agreement or other document or instrument executed by such limited liability company and presented for 1 recordation by the Company or upon which the Company is asked to rely,that such document or instrument be executed in accordance with one of the following,as appropriate: ' (i) If the limited liability company properly operates through officers appointed or elected pursuant to the terms of a written operating agreement,such document must be executed by at least two duly elected or appointed officers, as follows: the chairman of the board, the president or any vice president,and any secretary, assistant secretary, the ' chief financial officer or any assistant treasurer; (ii) If the limited liability company properly operates through a manager or managers identified in the articles of organization and/or duly elected pursuant to the terms of a t written operating agreement, such document must be executed by at least two such managers or by one manager if the limited liability company properly operates with the existence of only one manager. e. Other requirements which the Company may impose following its review of the ' material required herein and other information which the Company may require. ' First American Tide 1 1 order Number: 400¢2Mn7 Page Number: 7 1 1 INFORMATIONAL NOTES 1 Note:The policy to be issued may contain an arbitration clause.When the Amount of Insurance is fess than the certain dollar amount set forth in any applicable arbitration clause,all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If ' you desire to review the terms of the policy,including any arbitration clause that maybe included, contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the policy that is to be issued in connection with your transaction. 1 1. This report is preparatory to the issuance of an ALTA Loan Policy. We have no knowledge of any fad which would preclude the issuance of the policy with CLTA endorsement forms 100 and 116 and if applicable, 115 and 116.2 attached, provided a valid notice of completion is recorded in the public records. When issued, the CLTA endorsement form 116 or 116.2, if applicable will reference a(n) Commercial Structure known as 642 and 2201 Emily Street and,2238 Broad Street, San Luis 1 Obispo, California. (Affects Parcels 1, 2 and Portion of Parcel 3) 1 2. The property covered by this report is vacant land. 1 (Affects Portion of Parcel 3) 3. According to the public records, there has been no conveyance of the land within a period 1 of twenty four months prior to the date of this report, except as follows: A document recorded June 15, 2006 as Instrument No. 2006042136 of Official Records. ' From: Albertson's LLC, a Delaware limited liability company, successor to Albertson's, Inc.,a.Delaware corporation To: New Albertson's, Inc-, a Delaware corporation 1 A document recorded January 26, 2007 as Instrument No. 2007005607 of Official Records. From: New Albertson's, Inc., a Delaware corporation 1 To: H & D Maymont, LLC, a Delaware Limited Liability Company 4. This preliminary report/commitment was prepared based upon an application for a policy of title insurance that identified land by street address or assessor's parcel number only. It is the responsibility of the applicant to determine whether the land referred to herein is in fact the land that is to be described in the policy or policies to be issued. 1 The map attached, if any, may or may not be a survey of the land depicted hereon. First American expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached. 1 First American Tide 1 ' Ong Nom: 4009-275arn Page Number: 8 ' LEGAL DESCRIPTION Real property in the City of San Luis Obispo,County of San Luis Obispo, State of California, described as follows:' PARCELS 1,2 AND 3 OF PARCEL MAP NO.SLO 04-0160, IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPO,STATE OF CALIFORNIA,ACCORDING TO MAP RECORDED APRIL 1 17,2007 IN BOOK 68,PAGE 69 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN: 004-845-007; 004-845-008 and 004-845-009 1 t 1 ' fk&Anwican Tide 1 Order Number 4009-2758777 ' Page Number: 9 tNOTICE ' Section 12413.1 of the Cafifomia Insurance Code,effective January 1, 1990, requires that any title insurance company,underwritten title comparry,or controlled escrow company handling funds in an escrow or sub-escrow capacity,wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds.This statute allows for,funds deposited by wire transfer to be disbursed the same day as deposit.In the case of cashier's checks or certified checks,funds may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days,or more, please use wire transfer, cashier's checks, or certified checks whenever possible. If you have any questions about the effect of this new law, please contact your local First American Office for more details. 1 1 1 FrrstAmerican We 1 1 Order Number: 4009-2758777 Page Number: 10 1 1 EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS(BY POLICY TYPE) L CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY-1990 1 SCHEDULE B EXCEPTIONS FROM COVERAGE ihts poky does not insure against loss or damage(and the Company will not Pay costs,attorneys'far or expenses)which arise by reason of: 1. Taxes or assessments which are not strown as existing Pens by the records of any taxing autlrority that:levies taxes or assessments on real property or by the public records.Proceedings by a public agency which may result in taxes or assiessrnents,or notice of such prodrigs,whether or not shown by the records of such agency or by the pubfic records. 1 Z. Any fads,rights,interests,or claims which are riot shown by the public records but which could be ascertained by an inspection of the tand or which may be asserted by persons in possession thereof. 3. Ems,Gets or encumbrances,or claims thereof,which are not shown by the public records_ 4. Discrepartdes,conflicts in boundary Ones.shortage In area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by the public records 1 5. (a)Unpatented reining claims;(b)reservations or exceptions in patents or in Acts authorizing the issuance thereof;(c)water rights,claims or the to water,whether or not the matters excepted under(a),(b),or(c)are shown by the public records. EXCLUSIONS FROM COVERAGE 1 The fallowing matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: I. (a)Any law,ordnance or governmental regulation(including but no limited to buiidmg and zoning laws,ordinances,or regulations) restricting,regulating,prohibiting or relating to(i)the occupancy,use,or enjoyment of the land;(i)the character,dimensions or location of 1 any improvement now or hereafter erected on the land; m a separation in ownership or a change in the dimensions or area of the land or any parcel of which the lard is or was a part;or(iv)environmental protection,or the effect of any violation of these laws,ordinances or govaTow l regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect Gen or encumbrance rewkag from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect lien Oen or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Pofxy,but not excluding from coverage any taking which has occurred prior to Date of Polity which would be binding on the rights of a purchaser for value without 1 knowledge 3 perfects,liens,encumbrances,adverse claims or other matters: (a),.whetter or not recorded in the public records at Date of Policy,but created,suffered,assumed or agreed to by the insured claimant; . (b) not known to the Company,not recorded in the pubBc recores at Date of Policy,but known to the insured claimant and not disclosed in writing to the Companry by the Insured claimant prior to the date the insured claimant became an insured under this policy; ' (c) residtirng it no loss or damage to the inured claimant; (d) attacher or created subsequent to Date of Policy;or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Lbmiforceabikty of the ern of the insured mortgage because of the inability or failure of the insured at Date of Policy,or the inability or 1failure of any subsequent owner of the indebtedness,to complywith applicable'doing business"laws of the state in which the land is sltuated. 5. Invalidity or unenforceability of the Gen of the insured mortgage,or claim thereof,which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim,which arises out of the transaction vesting in the inured the estate or interest insured by thew policy or the transaction creating 1 the Interest of the ironed lender,by reason of the operation of federal bankruptcy,state insolvency or similar creditors'rights taws. 2. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B-1970 1 SCHEDULE OF EXCLUSIONS FROM COVERAGE t. Any law,ordinance or governmental regulation(including but not limited to building and zoning ordinances)restricting or regulating or prohibiting the occupancy,use or enjoyment of the land,or regulating the character,dimensions or location of arty improvement now or hereafter erected on the land,or prohibiting a separation in ownership or a reduction in the dimensions of area of the land,or the effect of 1 any violation of arty such law,ordnance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such tights appears in the public records at Date of Policy. 3. Defects,fies,encumbrances,adverse claims,or other matters(a)created,suffered,assumed or agreed to by the insured claimant;(b)not 1 known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such clamant ao**ed an estate or interest insured by this policy and not disclosed in writing by the insured claimant to the Company prior to the date such inured claimant became an insured hereunder;(c)resiting in no loss or damage to the insured claimant;(d)attaching or 1 First American Title 1 • Order Number: 4009-2758777 Page Number: 11 1 created subsequent to Date of Policy;or(e)resulting in toss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest Insured by this policy. ' 3. AMERICAN LAND TITLE ASSOCIATION OWNERS POLICY FORM 6-1970 . WITH REGIONAL EXCEPTIONS When the Amerman Land Title Association policy is used as a Stardard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 2 above are used and the following exceptions to average appear in the policy. SCHEDULER 1 This policy does not&rare against loss or damage by reason of the matters shown in parts one and two fallowing: Part One I. Taxes or asset which are not shown as existing gens by the records of arry taxing authority that levies taxes or assessments on real property or by the public records. 1 2 Any facts,rights„iiterests,or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by ma/sig inquiry of persons In possession thereof- 3. Easements,damns of easement or enarnlxances which are not shown by the public records- 4- Dmc epoxies,owficts In boundary Mies,shortage in area,encroachments,or any other facts whtdi a correct survey would disclose,and which are not shown by public records. 1 5, Unpatented mining claims;reservations or exceptions in patents or in Acs authorizing the issuance thereof;water rights,claims or title to water. 6. Any lien,or right to a lien,for services,'teb r or material heretofore or hereafter furnished,imposed by law and not shown by the public records. 4.AMERICAN LAND TITLE ASSOCIATION LOAN POLICY-1970 WITH A.LT:A.ENDORSEMENT FORM COVERAGE SCHEDULE OF EXCLUSIONS FROM COVERAGE ' L Any law,ordinance or govermnental regulation(including but not limited to building and zoning ordinances)restricting or regulating of prohibiting the occupancy,use or enryme nt of the land,or regulating the character,dimensions or location of any improvement now or hereafter erected on the lard,or prohibiting a separation in ownership or a reduction in the dimensions or area of the land,or the effect of ' any violation of any such taw ordinance or governmental regulation. 7- Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects,gens,encumbrances,adverse claims,or other matters(a)created,suffered,assumed or agreed to by the insured claimant,(b)not known to the Company and not shown by the public records but known to the Insured claimant either at Date of Policy or at the date such ' claimant acquired an estate or interest insured by this policy or acquired the Insured mortgage and not disclosed in writing by the insured claimant to the Company prior to time date such inured claimant became an insured hereunder,(c)resulting in no loss or damage to the insured claimant,,(d)attaching or created subsequent to Date of Policy(except to the extent insurance is afforded herein as to any statutory gem for tabor or material or to the extent Insurance is afforded herein as to assessments for street improvements under construction or completed at Date of Policy). 1 4. Unenforceability of the gen of the insured mortgage because of failure of the insured at Date of Policy or of any subsequent owner of the kidefhtedrhess to comply with applicable"doing business'laws of the state in which the land is situated. S.AMERICAN LAND TITLE ASSOCIATION LOAN POLICY-1970 WITH REGIONAL EXCEPTIONS . ' When the American Land We Association Lenders Policy is used as a Standard Coverage Policy arid not as an Extended Coverage Policy,the exclusions ' set forth in paragraph 4 above are used and the following exceptions to coverage appear in the policy- SCHEDULE 8 This policy does not&sure against loss or damage by reason of the matter shown in parts one and two following: Part One 1. Taxes or assessments which are not shown as existing gens by the records of any taxing authority that levies taxes or assessments on real property or by the public rexoi 2- Any facts,rights,interests,or,claims which are not shown by the public records but which could be ascertained by an inspection of said land ' or by making inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Dscrepancies,oonfkb in boundary lutes,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not sham by public records. ' S. Unpatented mining daims,reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 6- Arty gen,or right to a Gen,for services,labor or material theretofore or hereafter furnished,imposed by law and not shown by the public records. ' first American Title 1 Order Number 4009-2758777 Page Number: 12 6.AMERICAN LAND TITLE ASSOCIATION LOAN POLICY-1992 WITH ALTA ENDORSEMENT MRM 1 COVERAGE EXCWSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,ousts,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(irxiudarg bA not Limited to building and M"laws,ordinances,or regulations) 1 rrstrictig,regulating,prohIb'ting or relating to()the occupancy,use,or enjoyrrhent of the land;(i)the character,dimensions or location of any Improvement now or hereafter erected on the land;(51)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the effect of any violation of these Laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,Gen or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy; (b)Any govemmenfai police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,Gen or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date Of Policy. 2. Rights of eminent domain utiles notice of the exercise thereof has been recorded in the public records at Date of Poky,but rot excluding from coverage any taking which has occurred prior to Elate of Policy which would be binding on the rights of a purchaser for value without knowledge. }_ Defects„Gens,encumbrances,adverse claims,or other matters (a)whether or not recorded in the public records at Date of Policy,but rested,suffered,assumed or agreed to by the insured claimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in ' writing to the Company by the irstmed claimant prior to the date the Insured claimant became an insured under this policy; (c)resulting in no loss or damage to the inured claimant; (d)attaching or created subsequent to Date of Polky(except to the extent that this policy insures the priority of the Gen of the insured mortgage over any statutory lien for services,labor or material or the extent insurance is afforded herein as to assessments for street ' improvements under construction or completed at date of policy);or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage- 4- ortgage4_ Unenforceability of the Lien of the insured mortgage because of the inability or failure of the inured at Date of Policy,or the inability or failure of any subsequent owner of the indebtedness,to comply with the applicable"doing business"laws of the state in which the land is situated. ' 5. Invalidity or Lmenforceabifity of the Gen of the insured mortgage,or claim thereof,which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lading law. 6. Any statutory hen for services,labor or materials(or the claim of priority of any statutory Gen for services,labor or.materials over the Gen of the insured mortgage)arising from an irnprovement or work related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Elate of Policy the insured has advanced or is obligated to advance. T Any claim,which arises out of the transaction creating the interest of lite mortgagee insured by this policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights lava,that is based on: ()the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer;or (o)the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordna'.ion;or CA)the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferent'al transfer results from the failure: (a)to timely record the instrument of transfer;or (b)of such recordation to impart notice to a purchaser for value or a judgment or Gen creditor. 7-AMERICAN LAND TITLE.ASSOCIATION LOAN POLICY-1992 _ WITH REGIONAL EXCEPTIONS when the American Land Idle Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 6 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B ' This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which adse by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that les es taxes or assessments on real property or by the public records. 2. Any facts,rights,interests,or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies,conflicts In boundary lanes,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by public records_ 5. Unpatented mining claims;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or idle to water. 6. Any lien,or right to a Gen,for services,labor or material theretofore or hereafter furnished,imposed by law and not shown by the public records. 1 8.AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-1992 First American Ttle ' Order Number: 4009-2758777 Page Number: 13 1 EXCLUSIONS FROM COVERAGE ' The following matters are expressly excluded from the coverage of this policy and the Company will rot pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordnance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations) restncmg,regulating,prohibiting or relating to(i)the occupancy,use,or enjoyment of the land;(ii)the character,dimensions or location of any improvement now or hereafter erected on the lard;(R—)a separation in ownership or a change in the dimensions or area of the land or ' any parcel of which the tared is or was a part;or(iv)a vronmeatal protection,at the effect of any violation of these laws,ordinances or governmental regulations,accept to the extent that a notice of the enforcement thereof or a notice of a defect,felt or encumbrance resulting from a violation or alleged violation affecting the lard has been recorded in the public records at Date of Policy. (b)Any govaruner"police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at bate ' f Policy R 2.� of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of.Policy,but not excluding from overage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value widusA knowledge. ' 3. Defers,Germs„encumbrances,adverse daims,or Wier nags .(a)created,suffered,assumed at agreed to by the unwed claimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company,by the insured daimant prior to the date the imsored daimam become an insired under this policy; (c)resulting in no loss or damage to the insured claimant ' (d)attaching or created subsequent to Date of Policy;or (e)resulting in bss or damage which would not have been sustained if the insurer)dafmant had paid value for the estate or interest inured by this policy. 4. Any claim,which arises out of the transaction vesting in the insured the estate or interest insured by this policy,by reason of the operation of federal bankruptcy,sate insolvency,or similar creditors'rights laws,that is based on: (i)the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;or (ii)the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a)to timely record the instrument of transfer;or (b)of such recordation to impart notice to a purdhaser for value or a judgment or Gen creditor. . 9.AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-1992 WITH REGIONAL EXCEPTIONS When the American Land Tette Assodation policy i5 used as a Standard Coverage Policy and not as an Exterided Coverage Policy the exclusions set forth in paragraph 8 above are used and the following exceptions to coverage appear in the policy. SCHEDULE 0 This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: Pad tire: t 1. Taxes or assessme is which are not shown as existing Dens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Z Any facts,rights,interests,or claims which are not shown by the public records but which could be ascertained by an inspection of said Land or by making ingimy of persons in possession aterewf. 3. Easements,claims of easement or encumbrances which are not shown by the public records. ' 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a corrext survey would disclose,and w hidh are not shown by public records 5. Unpatented mining claims:reservations at exceptions in patents or ton Ads authorizing the issuance therect:water rights,claims or title to water. 6. Any Gen,or right to a Gen,for services,labor or material theretofore or hereafter furnished,imposed by law and not shown by the public ' records. 10.AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL ' TITLE INSURANCE POLICY-1987 EXCLUSIONS In addition to the Exceptions in Schedule B,you are not insured against loss,costs,attorneys'fees and expenses resulting from: ' 1. Governmental police power,and the existence or violation of any law or government regulation.This includes building and zoning ordinances and also taws and regulations concerning: •land use •land division •improvements an the land •environmental protection This exclusion does not apply to violations or the enforcement of these mattes which appear in the public records at Policy Date. This exclusion does not limit the zoning coverage described in items 12 and 13 of Covered Tate Risks. First American Tide 1 Order Number:. 4009-2758777 Page Number: 14 1 2. The right to take the land by condemning it,unless: •a notice of exercising the right appears in the public records on the Policy Date •the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking. 1 3. Title.Risks: •that are created,allowed,or agreed to by YOU •that are known to you,but not to us,on the Policy Date-unless they appeared in the public records •that result in no loss to you •that fes[affect your title after the Policy Date-this does not Knit the labor and material Sen coverage in Item 8 of Covered Title Risks 4- Failure in pay value for your title. 5. Lads of a right: •to any land outside the area specifically descrited and referred to in Item 3 of Schedule A,or -in streets,alkyl,or waterways that touch your Land 1 This exclusion does not limit the access coverage in Item 5 of Covered Tile Risks. 11-EAGLE PROTECTION OWNER'S POLICY 1 CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE-1998 ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE-1998 Covered Risks 14(Subdivision Law Violation)-15(Building Permit).16(7.oning)and 18(Encroachment a boundary waits or fences)are subject to Deductible Amounts and,Yiaximum Dollar lindis of Liability EXCLUSIONS 1 In addition to the Exceptions in Schedule B.you are not insured against loss,costs,attorneys'fees,and expenses resulting from: 1. Governmental poke power,and the existence or violation of any lav or government regulation.This includes ordinances,laws and regulatioru concerning: a.budding b.zoning c.land use d.improvements on the land e.land division f.environmental protection This exclusion does not apply to violations or the enforcement of these matters d notice of the violation or enforcement appears in the Public Records at the Policy Date. This exclusion does not runit the coverage described in Covered Risk 14, 15, 16,17 or 24. 2. The failure of Your existing structures,or any part of them,to be constnuted in accordance with applicable building codes.This Exclusion ' does not apply to violations of building codes K notice of the vacation appears in the Public Records at the Policy Date. - 3. The right to take the Land by condemning k unless: a.a notice of exercising the right appears in the Public Records at the Policy Oate;or b.the taking happened before the Policy Date and is binding on You if You bought the Land without Knowing of the taking. 4. Risks: ' a.that are created,allowed,or agreed to by You,whether or not they appear in the Public Records; ... b.that are Known to You at the Policy Date,but not to Us,unless they appear in the.Public Records at the Policy Date; c.that result in no toss to You,,or d.that first occur after the Policy Date-hhs toes not limit the coverage described in Covered Risk 7,8.d,22,23,24 or 25- S. Fatkire to pay value for Your Title. 6. Lack of a right: a,to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A,and b.in streets,alleys,or waterways that touch the Land. This exclusion does not limit the coverage described in Covered Risk 11 or 18. 12.SECOND GENERATION EAGLE LOAN POLICY AMERICAN LAND TrME ASSOCIATION EXPANDED COVERAGE RESIDENTIAL LOAN POLICY(10/13101) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay lens or damage,frosts,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations) restricting,regulating,prohibitirxg or relating to(i)the occupancy,use,or enjoyment of the Land;(ii)the character,dimensions or location of any improvement now or hereafter erected on the Land;(in)a separation in ownership or a change in the dimensions or area of the Land 1 or any parcel of which the Land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws;ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice ofa defect,Sen or encumbrance resulting from a violation or alleged violation affecting the Land has been recorded in the Public Records at Date of Policy.This exclusion does not limit the coverage provided under Covered Risks 12, 13, 14 and 16 of this policy. ' First American Title Order Number: 4BD9-2758777 Page Number: 15 '. (b)Any governin ntal police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,Gen or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the Public Records at Date ' of Policy.This exclusion does not limit the coverage provided under Covered Risks 12,13, 14 and 16 of this policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the Public Records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without Knowledge. 3. Defects,Gens,encumbrances,adverse claims or other matters: ' (a)created,suffered,assumed or agreed to by the Insured Claimant; (b)not Known to the Company,not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c)resiting in no loss or damage to the Insured Claimant; (d)attaching or created subsequent to Date of PoBry(this paragraph does rot Gnat the coverage provided under Covered Risks 8,16,18, 19,20,21,22,23,24,25 and 26);or ' (e)resulting in loss or damage which would not have been sustained if the Ensured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the Gen of the Insured Mortgage because of the inti ty or failure of the Insured at Date of Policy,or the inability or facture of arty subsequent owner of the indebtedness,to compN wdh applicable doing business laws of the state in which the Land is stated. 5. Invalidity or unenforceability of the free of the Insured Mortgage,or claim thereof,which arses out of the transaction evidenced by tdhe Insured Mortgage and is based upon usury,except as provided in Covered Risk 27,or any consumer amt protection or truth in lending taw. 6. Real property taxes or assessments of any governmental authority which become a fish on the Land subsequent to Date of Policy.This exclusion does not limit the coverage provided under Covered Risks 7,8(e)and 26. 1 7. Any claim of invalidity,unenforceability or lack of priority of the Gen of the lisured Mortgage as to advances or modifications made atter the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy.This exclusion does not limit the coverage provided in Covered Risk 8. 8. tack of priority of the Gen of the Insured Mortgage as to each and every advance made after Date of Policy,and all interest charged thereon,over tiers,encumbrances and other natters affecting title,the existence of which are Known to the insured at: (a)The time of the advance;or (b)The tune a modification is made to the terms of the Insured Mortgage which changes the rate of interest charged,if the rate of interest is greater as a result of the modification than it would have been before the modification. This exclusion does not limit the coverage provided in Covered Risk 8. ' 9. The failure of the residential structure,or arty portion thereof to have been constructed before,on or after Date of Policy in accordance with applicable building codes.This exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at Date of Policy. ' SCHEDULE B This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of. 1. The following existing statutes,reference to which are made part of the ALTA 8.1 Environmental Protection Lien Endorsement incorporated into this Policy following item 28 of Covered Risks:NONE. ' L3.SECOND GENERATION EAGLE LOAN POLICY AMERICAN LAND TITLE ASSOCIATION EXPANDED COVERAGE RESIDENTIAL LOAN POLICY(10/13/01) WITH REGIONAL EXCEPTIONS ' When the American Lard Title Association Loan policy with EAGLE Protection Added is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 12 above are used and the foGowing exceptions to coverage appear in the policy. SCHEDULE B ' This policy does not insw-e against loss or damage(and the Company wig not pay costs,attorneys'fees or expenses)which arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. ' 2. Any fads,rights,interests,or daims which are not shown by the public records but which could be ascertained by inspection of said lard or by making inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies,coniGcts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and ' which are not shown by public records. 5. Unpatented mining daims;reservations or exceptions in patents or in acts authorizing the issuance thereof;water rights,claims or title to water. 6. Any lien,or right to a lien,for services,labor or material theretofore or hereafter furnished,imposed by law andnot shown by the pubic records. Part Two: t. The Wowing existing statutes,reference to which are made part of the ALTA 8.1 Environmental Protection Lien Endorsement incorporated into this Policy fallowing Rem 28 of Cowered Risks:None. ' First American Title 1 Order Number: 4009-2758777 Page Number: 16 1 14.AMERICAN LAND TITLE ASSOCIATION LOAN POLICY-20Ob EXCLUSIONS FROM COVERAGE ' The following mates are expressly excluded from the coverage of this poky,and the Company will not pay kiss or damage,costs,attorneys'fees,or expenses that arise by reason of: 1.(a)Any law,ordinance,permit or governmental regulation(incl dmg those relating to building and zoning)restricting,regulating,prohibiting,or ID rel 3tir()the occupancy,use,or enjoyment of the Lanus; . no the dharaUer,drrbersions,or location of any improvement erected on the Land; no the subdivision of land;or (iv) I protection- ' or the dhhd of any violation of Obese laws,ordinances,or governmental regulations.This Exclusion Ila)does not modify or knit the coverage provided snide Covered Risk S. (b)Any governmental police power.This Exclusion I(b)does not modify or limit the coverage provided under Covered Risk 6. 2.Rights of eminent domain.This Exclusion does not modify or Unit the coverage provided under Covered Rist:7 or 8. 3.Defects,Sens,enoumbrances.adverse claims,or other matters (a)created,suffered,assumed,or agreed to by the Insured Claimant; (b)not Knobvn to the company,not recorded in the Public Records at Date of PoOcy,but Known to the Insured Claimant and tint disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under tftirpolicy, (c)resulting in no loss or damage to the Insured Claimant; ' (d)attaching or created subsequent to Date of Policy(however,this does rat modify or limit the coverage provided under Covered Risk 11, 13,or 14);or (e)resuf fig m kiss or damage that would not have beensustained if the Insured Claimant had paid value for the insured Mortgage. 4.Urtabfotceabikty of the lien of the Insured Mortgage because of the inability of failure of an Insured to cDmply with applicable doing-business laws of the state where tier Land is situated. ' 5.Imafdity or unerdorceabilitf in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or"h-in-lending law. 6.Any claim,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors?rights taws,that the transaction creating the lien of the Utstred Mortgage,is (a)a fraudulent conveyance or fraudulent transfer,or t (b)a preferential transfer for any reason not stated in CoveredRisk 13(b)of this policy. 7.Any bat on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recoding of the Insured Mortgage in the Public Records.This Exclusion does no modify or lung the coverage provided under Covered Risk I I(b). ' I5.AMERICAN LAND TITLE ASSOCIATION LOAN POLICY-2006 WITH REGIONAL EXCEPTIONS When the American Land Tide Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth ' in paragraph 14 above are used and the following exceptions to coverage appear in the policy. SCHEDULE 6 This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of. ' 1.(a)Taxes or assessments that are not shown as existing kens by the records of any taxing authority that levies taxes or assessments on real property or by One Public Records;(b)proceedings by a public agency that may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the Public Record& 2.Any facts,righm,Interests,or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land m that may be asserted by persons in possession of the land. ' 3 Easenerft kens or encumbrances,or claims thereof,not shorn by the Public Records. 4.Any a croadiment,encumbrance,violation,variation,or adverse circumstance affecting the Tine that would be disclosed by an accurate and complete land survey of the Lard and not shown by the Public Records. 5.(a)Unpatented mining claims;(b)reservations or exceptions in patents or in Acts authorizing the issuance thereof.,(c)water rights,claims or title to water;velnether or not the matters excepted under(a),(b),or(c)are shown by the PubLc Records. 16.AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-2006 EXCLUSIONS FROM COVERAGE 1 The following matters are expressly excluded from the coverage of this pokey and the Company will not pay loss or damage,costs,attorneys'fees or exposes which arise by reason of: 1.(a)Any law,ordinance,permit,or governmental regulation(including those relating to building and zoning)restricting,regulating,prohibiting,or relating to ()the occupancy,use,or enjoyment of the Land; (n)the character,dimensions,or location of any improvement erected on the Land; ("w)the subdivision of land;or (iv)environmental protection;or the effect of any vholation of these laws,ordinances, or governmental regulations.This Exclusion L(a)does not modify or Omit the coverage provided under Covered Risk 5. (b)Any governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6. 2.Rights of eminent domain.This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. ' First American Tide 1 3_Defects,liens,encumbrances,adverse daims,or other matters (a)created,suffered,assumed,or agreed to by the IMured Claimant; ' (b)not Known to the Company,not recorded in the Public Records at Date Of Policy,but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under ails Policy; (c)resulting in no loss or damage to the Insured Claimant• (d)attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered Risks 9 and 10); or (e)reading in loss or damage that would riot have been sustained if the Insured Claimant had Paid value for the Title. 4.Any claim,by reason of the operation of federal bankruptcy,state insolvency,or similar aedutars?rights laws,that the transaction vesting the Title as shown in Schedule A.is (a)a fraudulent conveyance or fraudulent transfer;or (b)a preferential transfer for any mason not stated in Covered Risk 9 of this policy. S.Any Tien on the Title for real esTa[e axes or assessnenus imposed by governmental authority and created or attaching between Date of Policy and the daze of recording of the deed or other instrument of transfer in the Pubk Records that vests Title as shown in Schedule A. v.AMERICAN LANG TITLE ASSOCIATION OWNERS POLICY-2006 WITH REGIONAL EXCEPTIONS When the American Land Tile Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 16 above are used and the following exceptions to coverage appear in the policy- ' SCHEDULE B This poky does not inane against kiss or damage(and the Company will not pay cogs,attomeys'fees or expenses)which arise by reason of: L(a)Taxes or assessments that are riot shown as existing liens by the records of any taxing authority that levies taxes or assessments an real 1 property or by the Public Records;(b)proceedings by a Public agency that may reale in taxes or assessments,or notices Of such proceedings,whether or rot shown by the records of such agency or by the Public Records. 2.Any facts,tights,interests,or claims that are not shown by the Public Records but that could be ascertained by an inspectiah of the Land or that may be asserted by persons in possession of the Land. ' 3.Easements,liens or encumbrances,or dams thereof,not shown by the Public Records. 4,Any encroachment,ermunbranoe,violation,variation,or adverse circumstance affecting the Title that would be disclosed by an aureate and complete land survey of the Land and not shown by the Public Records. S.(a)Unpatented mLNng maims;(b)reservations or exceptions in patents or in Aar authorizing the issuance thereof;(c)water rights,claims or tltte to water,whether or not the matters excepted under(a),(b),or(c)are shown by the Public Records. t 1 1 1 Rist American Tide 1 ' 1 PRIVACY POLICY We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information—particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The Fust American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal irdbrmabon. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from arty other source,such as information obtained from a public record or from another person or entity. Fust American has also adopted broader guidelines that govern our use of personal information regardless of its source. Fust American calls these guidelines its Fair Information Values,a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing,the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us,our affiliated companies,or others;and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to'nonaffiliated parties except:(1)as.nary for us to provide the product or ' service you have requested of us; or(2)as permitted d by taw. We may,however,store such Mrrnation indefinitely, including the perrod after which any customer relationship has teased Such information may be used.for any internal purpose,such as quality control.efforts or customer analysis. We may ado provide all of the types of nonpublic personal infomwtion listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers,such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies,and escrow companies Furthermore,we may also provide as the information we collect,as desarTied above, to companies that perform marketing services on our behalf, on behalf of our affiliated wmpanmes, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer,our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values We currently maintain physical,electronic,and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. ®2001 The First American Corporation •AD Rights Reserved 1 1 1 1 1 1 1 60 o004-845 1 �°J 0 OJ� 1 � 1 � y �t�19 1 �6 f _ ♦ � cn 1 i 1 BR i 1 / REVISIONS. �� aatF os-084 05-23-0: 1 CITY OF SAN LUIS OBISPO ASSELU S OBISM a NN OF SAN BOOK 004 PAGF 84 tt' �•� low , r.�' , �..�• ;� "� � +� .�`... �* 1 l\V i Iw'^^'• ` f l� `Yft_Q.,��?•J \�` •� j4.�T�.j.N.M. .C'r , '.� �6- :� f� s.�, .• .` t ^yam— � __, 111y. -y^'.• pr' y��" , ���ei •�� .rte ,. ��• - I ' , i's*��+F '. ` + 5�• .+a n 1i , ., �- .rte ,AL- �� •,d , i I �ar,� - a. � � f I•.V4 '� �• r r. 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DEBEIKES INVESTMENT COMPANY 5'.W At«>:PANKU AV.NMI.GA')2W,4 Tn.:949.75 1.M23 Rix:'W.733.3`4' 1� May 21,2008 Ms.Pamela Ricci,A1CP r` Senior Planner Community Development City of San Luis Obispo 919 Palm Street San Luis Obispo,CA 93401 Re:Village at Broad Street 2238 Broad Street San Luis Obispo,California Dear Ms. Ricci, On behalf of H&D Maymont, LLC,this letter serves as authorization for Rick Moses to act as our agent for the purpose of signing a land use/construction permit on our behalf for work described as Village at Broad Street at our property located at 2238 Broad Street in San Luis Obispo,California. Our agent is authorized to complete the legal declarations on the permit as we have indicated below. I thank you in advance for your assistance.and should you have any questions or comments, you may reach me at 949/733-3823. 1 Sincerely, H&D Maymont, LLC Ric dA-De eikes,Jr. M her cc:James Halfcrty, H&D Maymont, LLC Rick Moses, RMD Development 1 1! OWNERBUILDER LETTER OF AUTHORIZATION t, Rabobank , hereby authorize Rids Moses to be my �.: agent for the purpose of signing a land use /construction permit on my behalf for work described as Village at Broad Street at my property located at 2238 Broad Street m San Luis Obispo, CA. r= My agent is authorized to complete the legal declarations on the permit as I have >; indicated below. �. Signed: Rabobank Date: 5/19/08 r r - Rabobank,KA. r Michael A.Monro Vire i'h9 iJ?nf Rabobank u fK«"vr„ 140 frarth Second Sneer.Graver Feach.CA 93433 MrsJuat rs.'IG?s< PO'.uo&W,Anovo Gran&,CA 93471-6001 505.47--6747:0805/440 1228 F.'.. S03.148 1 's (mrd michael.monu%?•:abobonk.com _ urm.:abahnN:america[om r r r . r 1 C \ n -n R ii h *ITT t► rrn O . / ovNoyoGs \ e{ R _v 60 • 6 ` o° a Q h p � I p { c i` 1 - I/II A n \ O O 1 h�O.I G _� : ob� t • ~ ' 1 G C <.L 2! 0 DD O zn o = o �. D na 2 V. y Z Oo Amy O ` 9 i < A z. 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