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11/03/2009, PH 1 - CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 3011 TO CREATE SIX LOTS AND ALLOW CONDOMINIUM OWNE
council mce�aft 10-3 h0 j AGEnba uEpoizt CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Director 9*11 By: Pam Ricci, Senior Planner SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 3011 TO CREATE SIX LOTS AND ALLOW CONDOMINIUM OWNERSHIP FOR PROPERTY LOCATED ON THE SOUTH SIDE OF PRADO ROAD (TR/ER 112-07;400 PRADO ROAD). RECOMMENDATION As recommended by the Planning Commission, adopt a resolution adopting a Mitigated Negative Declaration (ER 112-07) and approving Vesting Tentative Tract Map No. 3011, based on findings, and subject to conditions and mitigation measures, and noting code requirements. DISCUSSION Background The City has received applications for a Vesting Tentative Tract Map (VTM), .= environmental review and architectural review, to allow Aft 7 the development of a new 160,000 square-foot business park, known as "Prado Road Business Park" (see Figure 1). w •`° The VTM would subdivide the , 20-acre site into six separate wY lots ranging in size between �_ Figure 1 1.49 and 8.89 acres with an gu average size of 2.88 acres. It would also allow for air-space condominium ownership within the seven individual buildings proposed within the project through a grid system that allows for flexibility in designing spaces to meet individual tenants' needs as they are secured. The two components of the VTM are discussed in more detail in the attached 9-23-09 Planning Commission staff report (Attachment 4). The Planning Commission reviewed the project on September 23, 2009, and is recommending that the Council approve the VTM and adopt the Mitigated Negative Declaration of environmental impact. The Commission supported the initial study as prepared and modified the wording of one condition. They suggested that the wording of other conditions be clarified prior to Council consideration of the VTM. in I 1 Council Agenda Report-TR, ER 112-07 (Prado Road Business Park) Page 2 Data Summary Address: 400 Prado Applicant: Prado Road LLC Representative: Hamrick Associates Zoning` BP-SP, Business Park with the Specific Plan overlay General Plan: Business Park Environmental Status: A Negative Declaration with Mitigation Measures was recommended by the Planning Commission on September 23, 2009 (ER 112 07). Consistency with the General Plan General Plan conformity is an essential element in the review of this application. The Council must make a finding that a development approval is consistent with the General Plan. The Planning Commission found that the design of the VTM is consistent with the General Plan because the proposed .subdivision respects existing site constraints (oil plumes, wetlands, avigation easements, and drainage facilities), and will be consistent with the lot sizes established by the Margarita Area Specific Plan. Consistency with the Margarita Area Specific Plan (MASP) Consistent with the MASP, the tentative map shows the dedication of right-of-way to accommodate a collector road on the east side of the property. Since the adoption of the MASP, there are two circumstances that affect the full development of the collector road adjacent to the site. The first is the discovery of additional wetland areas in the direct path of the proposed roadway. The second is potential preferred alternative locations for a north-south collector road between Prado and Tank Farm Roads depending on the ultimate development plans for properties to the south of the site. The possible relocation of the collector road is currently being evaluated as a part of the Chevron EIR that is being processed jointly by the City and County. Because of the unknowns related to the ultimate alignment of this roadway, the Planning Commission was supportive of the applicant's plans to have the road improved to the southernmost driveway to the site, rather than to the southern property line. Given that the full development of the collector road to the southern tract boundary may not be ultimately desired, the Community Development Director determined that the proposal to terminate the street improvements at the southerly driveway qualifies as an "adjustment", allowed pursuant to the specific plan, which could be approved along with the tentative subdivision map. The MASP "adjustment" relates specifically to Table 13: Development and Facilities Links of the MASP that calls for both full development of Prado Road through the Margarita area and construction of the collector road to occur prior to development of the project site. Given current economic conditions, the approved residential subdivisions to the north have been delayed with moving forward to obtain final design approvals and building permits. The interest by property owners in the western portion of Margarita.area has shifted to pursuing plans for the business PN I1 1-Z Council Agenda Report—TR, ER 112-07 (Prado Road Business Park) Page 3 park sites. Staff has worked with the applicants on creative solutions for phasing street improvements and utilities to provide a catalyst to spur some development in the area. Several conditions in the attached draft resolution relate to the proposed construction phasing supported by the Planning Commission to assure that the ultimate build-out of properties is consistent with the MASP. All other aspects of the proposed subdivision, lot dimensions and utility services, are consistent with the MASP and applicable City standards. Planning Commission's Action On September 23, 2009, the Planning Commission reviewed the requested entitlements that are now before the City Council. On a 5:0:2 vote (Commrs. Draze & Whittlesey absent), the Planning Commission recommended to the Council approval of the Vesting Tentative Map and Mitigated Negative Declaration (Attachment 2). The Commission supported the Specific Plan Adjustment related to the collector road and found that the proposed development respected site constraints, set aside areas for wetland and biological mitigation, and was consistent with the goals and property development standards for a business park contained within the MASP. As previously referenced, the Commission was also supportive of the collaborative phasing solution for the project developed between staff and the applicant team, which allows the first two buildings to be constructed before full street improvements along Prado Road and the Commercial Collector are required. This approach allows the applicant to start the project and provides the City with a catalyst to help fulfill the development expectations of the specific plan. The phasing details for both street improvements and utilities in discussed in detail in the attached Planning Commission staff report (Attachment 4). Citizen Participation Warren Hamrick, representative for the project, provided testimony and asked for clarification of the wording of Conditions 12, 22 & 24. The Planning Commission modified the wording of Condition 24 to clarify that the timing of the requirements listed as subsets of the conditions related to off-site improvements would be with the approval of Phase 2 improvement plans, rather with filing of the final map. The Commission requested that prior to Council review of the VTM that the wording of Conditions 12 & 22 also be clarified. Minor edits to conditions were made to add clarity, especially related to the phasing strategy, and are reflected in the attached draft resolution (Attachment 5). There was no other public testimony received. Environmental Review City staff has completed a detailed initial study which evaluates the potential environmental effects of the project consistent with the California Environmental Quality Act (CEQA). The Planning Commission recommends adoption of a Mitigated Negative Declaration (MND) for the project, based on the conclusions included in the initial study. The Planning Commission asked several detailed questions related to the initial study and I Council Agenda Report—TR, ER 112-07 (Prado Road Business Park) Page 4 supporting technical documents at the hearing, but were satisfied with staff's responses and did not ask for any changes to the initial study. The Commission did request that technical documents related to on-site oil plumes and development restrictions be made available for Council and public review prior to Council consideration of the VTM and MND. This information is available in both the Council Reading File and project files. CONCURRENCES The comments and recommendations of various City departments are reflected in the discussion and the mitigation measures of the Mitigated Negative Declaration and incorporated in conditions and code requirements of the Vesting Tentative Tract Map. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Therefore, the proposed project can be found to be consistent with the General Plan, and accordingly have a neutral fiscal impact. ALTERNATIVES 1. Deny the Vesting Tentative Tract Map, based on findings of inconsistency with the General Plan and the Margarita Area Specific Plan. 2. Continue the project with direction to the staff and applicant if the Council desires further information or analysis to render a decision. ATTACHMENTS 1. Vicinity map and Vesting Tentative Tract Map 3011 2. Planning Commission follow-up letter with adopted Resolution No. 5533-09 3. September 23, 2009 Planning Commission Minutes 4. September 23, 2009 Planning Commission Agenda Report including initial study ER 112-07 5. Resolution approving the Vesting Tentative Tract Map Distributed to City Council and in Reading File: Full-size Project Plans In Reading File: Technical documents related to on-site oil plumes and development restrictions GACD-PLAMPRICCRARCTrado Road Business Park(ARC 112-07)\staff reports\TR-ER 112-07(Prado Business Park CC report).DOC FNt - Y __ _ �� 1111►IIS�� _'���1 ��4�i��1 � i �IIIIIIIIJi,� ♦ ♦ #: ��j 01 o �$ lno aline�vwuin , Y i dM-LOVU 3NIVIN31 a r OdidjHj�+ $ r� LLOS 13VH1.3AIlVIN31 �g V E1 g o, )12Md SS3NISnS OG"d L n n q g E1 52 t`07 ¢ i i a s g g§g ¢� s •¢� ¢ ! i i i fit 52 w ` L a 9 l/t •j l i ///����' �^i i � Q ' a 0 \� 1 •,� "°.0+' V.�'.i ; � o s' yIP90 ,a aziwwi� ! a 6 g��� @E ✓�`1 i .'.__�•;�"i.\j; ��` .l'F'' o o �? oa ' 7 rcau� �EEelli�3¢RiiEEE�3 1 C aye• i 1 i eQ• b Iffd �r it 13• •� f i•!I 11 ¢°' ;j'i+S' ( � abq ;, d I (} ;1 � 6 S all � 6 Itifj.g y a s a y y+ ^ ti a!'�!l S¢f lidt r IN VN if .i ,E f �o o tS !Ef 1If I II I i FFF J/< i �"'- -`'��" � si ��\ /�i i—. �l � �`iC � illf 3�� E`�E 9�E'1?�[[• •• �Egl7 SOY, �Y_p OIC@t1W 71g1°L I�.OW IOY r Attachment 2 ��Il��f II�IIII IIIII I I��������f IhIIII�IIIIII I I� City Of SAn IuIS OBISPO Community Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218 October 2, 2009 Hamrick Assoc. 1609 Costa Brava Shell Beach, CA 93449 SUBJECT: 400 Prado Road -TR 112-07 Request for review of a vesting tentative tract map creating a 6-lot commercial subdivision with provision for condominium ownership for spaces within buildings and including an adjustment to the Specific Plan regarding the extent and design of the proposed collector road on the project's east side Gentlemen: The Planning Commission, at its meeting of September 23, 2009, approved your request, based on the findings and subject to the conditions and code requirements, as noted in the attached resolution. The decision of the Planning Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the City Clerk's office or on the City's website (www.slocity.org). The fee for filing an appeal is $250 and must accompany the appeal documentation. Due to the City Water allocation regulations, the Planning Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request the Community Development Director may grant renewals for successive periods of not more than one year each. If you have any questions, please contact Pam Ricci at 781-7168. Sincerely, LJ -C Ci Ar Doug Davidson, AICP Deputy Director of Community Development Development Review Attachment: Resolution #5533-09 cc: County of SLO Assessor's Office V L The City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. 7 Telecommunications Device for the Deaf(805)781-7410. Attachment 2 RESOLUTION NO. 5533-09 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING APPROVAL OF A VESTING TENTATIVE TRACT MAP TO THE CITY COUNCIL TO CREATE SIX COMMERCIAL LOTS WITH PROVISION FOR AIR SPACE CONDOMINIUM OWNERSHIP OF SPACES WITHIN PROJECT BUILDINGS AND INCLUDING AN ADJUSTMENT TO THE MARGARITA AREA SPECIFIC PLAN REGARDING THE EXTENT AND DESIGN OF THE PROPOSED COLLECTOR ROAD ON THE PROJECT'S EAST SIDE FOR PROPERTY LOCATED AT 400 PRADO ROAD TR/ER 112-07 WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on September 23, 2009, pursuant to an application filed by Prado Park, LLC, applicant, for the purpose of considering TR/ER 112-07, a vesting tentative tract map subdividing an approximately 20-acre site into 6 commercial lots with provision for air space condominium ownership within project buildings; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission reviewed and considered the draft Negative Declaration of environmental impact for the project as prepared by staff, NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. As conditioned, the design of the vesting tentative map is consistent with the General Plan because the proposed subdivision respects existing site constraints (oil plumes, wetlands, avigation easements, and drainage facilities), and will be consistent with the lot sizes established by the Margarita Area Specific Plan. 2. The site is physically suited for the type and density of development allowed in the Business Park(BP-SP) zone. 3. The project will not be detrimental to the health, safety, or welfare of those living or working on the site and vicinity since it has been found in conformance with applicable development standards of the Margarita Area Specific Plan and General Plan Policy, and because the project specifies conditions and mitigation measures that have adequately Resolution No. 5533-09 Attachment 2 TWER 112-07(400 Prado Road) Page 2 addressed issues related to hazardous materials, over-flight concerns, high water table, and other geo-technical concerns. 4. The design of the subdivision will not conflict with easements for access through (or use of property within)the proposed subdivision. 5. As conditioned and with applicable mitigation measures, the design of the tentative tract map and proposed improvements are not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat. 6. The subdivision will not have a significant adverse impact on the environment, subject to the mitigation measures of the Final Environmental Impact Report (EIR) certified by the City Council on October 12, 2004, being incorporated into the project, the mitigation monitoring program adopted with said EIR approval being followed and mitigation measures recommended herein. 7. A Mitigated Negative Declaration was prepared by the Community Development Department on January 16, 2009. The Planning Commission finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. SECTION 2. Environmental Review. The Planning Commission does hereby recommend adoption of the proposed Mitigated Negative Declaration with incorporation of the following mitigation measures: Mitigation Measures: Aesthetics Mitigation Reduction of Light and Glare 1. The applicant shall submit an exterior lighting plan ensuring that lighting associated with the project shall not spill over the property lines and that light trespass shall be reduced by shielding lights and recessing light sources within fixtures. The lighting plan shall propose specific measures to limit the amount of light trespass associated with development within the project area including shielding and/or directional lighting methods to ensure that spillover light does not exceed one foot-candle at adjacent property lines and submit photo metrics to substantiate this standard is met. The lighting plan shall be to the review and approval of the Architectural Review Commission. Monitoring Program: The ARC will review development plans for the project. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to lighting are compliant with the MASP provisions and have been incorporated into working drawings. City building inspectors will be responsible for assuring that all lighting is installed pursuant to the approved lighting plan. Resolution 5533-09 TR/EAttachment 2 R 112-07-07(400 Prado Road) Page 3 Air Ouality Mitigation Operational Phase Mitigation 2. In order to mitigate air quality impacts associated with this project, the applicant must implement the following measures: a. Mitigation Measures AIR 1.1, 1.2, 1.3, and AIR 2.1 from the MASP/AASP EIR. b. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. c. Provide on-site eating, refrigeration, and food vending facilities to reduce employee lunchtime trips. d. Provide preferential carpool and vanpool parking spaces. e. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. f. Increase the building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall, or floor insulation, installing double-pane windows, using efficient interior lighting, etc.). g. Implement all feasible Discretionary and Greenhouse Gas Mitigation Measures (but no less than 10)provided in the letter from APCD dated February, 2008. Monitoring Program: The applicant is required to include all of the APCD's Standard Mitigation Measures and at least 10 Discretionary and Green House Gas Mitigation Measures to the approval of the Community Development Department and the APCD. No construction work may commence before said mitigation has been approved by the City and APCD. Biological Resources Mitigation 3. Implement the following Mitigation Measures from the MASP/AASP EIR: a. BIO 1.1, conduct surveys to determine presence of wetlands and/or sensitive species (already completed); b. BIO 6.1, minimize impacts to wetland habitat and prepare and implement a wetland habitat mitigation plan, to the satisfaction of the Natural Resources Manager, California Department of Fish and Game, and U.S. Army Corps of Engineers; c. BIO 9.1, mitigate for impacts to sensitive plant species (Congdon tarplant) to the satisfaction of the Natural Resources Manager; d. BIO 12.1, conduct preconstruction surveys to determine presence of burrowing owl, and, if found, prepare and implement a protection and mitigation plan to the satisfaction of the California Department of Fish and Game; e. BIO 13.1, provide training for construction personnel to recognize and protect California red-legged frogs; and f. BIO 17.1, provide training for construction personnel to recognize and protect southwestern pond turtle. Resolution-07 400 P 9 Attachment 2 TR/ER 112-07(400 Prado Road) Page 4 To accomplish the above, a City-approved biological monitor shall be retained by the project sponsors to oversee implementation of the described mitigations and other protective measures. Monitoring Program: Prior to the onset of construction, the wetland habitat mitigation plan, mitigation for the Congodn tarplant, surveys for the burrowing owl, and training for construction personnel shall be completed or in progress to the satisfaction of the Natural Resources Manager. Cultural Resources Mitigation 4. If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. Geology and Soils Mitigation Reduction of Geotechnical Concerns 5. The applicant shall incorporate the recommendations included in the Soils Engineering Report for Parcel 12 Prado Road prepared by GeoSolutions Inc. into final project plans and specifications. Monitoring Program: The applicant is responsible for incorporating the recommendations presented in the Soils Engineering Report prepared by GeoSolutions into the project plans and specifications to the approval of the Community Development Department. No site preparation or construction work may commence before project plans have been approved by the City. Hazards and Hazardous Materials Mitigation Preparation and Implementation of a "Construction-Related Hazardous Materials Management Plan" 6. As stipulated in the MASP/AASP EIR, the applicant shall prepare a plan identifying, when they are known, site/development-specific construction activities that will involve the !PJ+ 1 � ' Resolution-07 400 Prado Attachment G TR/ER 112-07(400 Prado Road) Page 5 hazardous materials. The plan shall be prepared before construction activities begin that involve hazardous materials and shall discuss proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. The plan will also outline a specific protocol to identify health risks associated with the presence of chemical compounds in the soil and/or groundwater and identify specific protective measures to be followed by the workers entering the work area. If the presence of hazardous materials is suspected or encountered during construction-related activities, the project applicant will cause Mitigation Measure HAZ-1.2 to be activated. Mitigation Measure HAZ-1.2 states: "The project proponent will complete a Phase 1 environmental site assessment for each proposed public facility (e.g. streets and buried infrastructure). If Phase I site assessments indicate a potential for soil and/or groundwater contamination within or adjacent to the road or utility alignments, a Phase II site assessment will be completed. The following Phase II environmental site assessments will be prepared specific to soil and/or groundwater contamination. a. Soil Contamination. For soil contamination, the Phase II site assessment will include soil sampling and analysis for anticipated contaminating substances. If soil contamination is exposed during construction, the San Luis Obispo Fire Department (SLOFD) will be notified and a work plan to characterize and possibly remove contaminated soil will be prepared, submitted, and approved. b. Groundwater Contamination. For groundwater contamination, the Phase II assessment may include monitoring well installation, groundwater sampling, and analysis for anticipated contaminating substances. If groundwater contaminated by potentially hazardous materials is expected to be extracted during dewatering, the SLOFD and the Central Coast RWQCB will be notified. A contingency plan to dispose of contaminated groundwater will be developed in agreement with the SLOFD and Central Coast RWQCB. Monitoring Program: The "Construction-Related Hazardous Materials Management Plan" will be required to be submitted to the City Community Development Department and Fire Department for review prior to commencement of any site preparation or construction work involving hazardous materials. No site preparation or construction work may commence before said plan has been approved by the City. Any site work commenced without City approval of said Plan will be subject to "Stop Work" (cease and desist) orders as may be issued under the authority of the City Fire Department. Preparation and Implementation of an "Operations-Related Hazardous Materials Management Plan" 7. As stipulated in the MASP/RASP EIR, the applicant shall prepare a plan identifying hazardous materials management practices as might be required by state and local laws and regulations regarding delivery, use, manufacture, and storage of any such regulated materials might be present on site for any operations-related activities. This plan would f14 I - /2 Resolution No. 9 Attachment 2 TR/ER 112-07(400400 Prado Road) Page 6 identify the proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. By the filing of said Plan, the City Fire Department will be on notice to provide regular and routine fire and life-safety inspections to determine compliance with applicable health and safety codes. Monitoring Program: The "Operations-Related Hazardous Materials Management Plan" will be required to be submitted by a project applicant to the City Community Development Department and City Fire Department for review prior to the establishment of any operations-related activities. Conduct a Geologic Evaluation to Determine if NOA is Present 8. According to the APCD, the project site is a candidate area for NOA, which has been identified as a toxic air contaminant by the ARB. The project applicant is responsible for conducting a geologic evaluation of the area that will be disturbed to determine if NOA is present. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. If NOA is not present, an exemption request must be filed with the APCD. Monitoring Program: The geologic evaluation will be required to be submitted by a project proponent to the City Community Development Department and APCD for review prior to any grading activities. If NOA is found at the site, the Asbestos ATCM shall include an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program subject to the approval of the APCD. Transportation/Traffic Mitigation Impacts to the South Higuera&Prado Road Intersection 9. As part of public infrastructure improvements for the subdivision map the applicant shall: a. Modify the intersection of Prado Road/Higuera Street in order to lengthen the westbound left-tum lane on Prado Road to a minimum of 200' of storage length. b. Install countdown pedestrian signal heads for the two South Higuera Street crossings. c. Modify the eastbound and westbound approaches of Prado Road to include protected/permissive left-turn signal phasing. d. The improvements shall include miscellaneous signing and striping modifications and potential installation/modification of traffic signal detection equipment for the approaches of Prado Road. Monitoring Program: Compliance with the required mitigation measures shall be reflected on the plans for project grading and construction and shall be completed to the satisfaction of the Public Works Director prior to City issuance of a certificate of occupancy for the project. TrT 1 - l3 I, 1 Resolution-07 400 Prado J Attachment 2 TR/ER 112-07(400 Prado Road) Page 7 Unocal Collector Road 10. An adjustment to the MASP shall be processed along with the tentative subdivision map for the project. A condition of approval shall preserve the potential for the extension of the collector road to the south through the full dedication of the needed right-of-way. The condition shall also require that a covenant agreement be executed to call for the future development of the extended roadway if determined to be desired in the future. Monitoring Program The required adjustment to the MASP will be reviewed by the Planning Commission with their consideration of the tentative tract map and either approved or denied by the City Council with their final action on the tract map. Community Development and Public Works staffs would insure that a condition of approval attached to the tract map included a requirement for the full dedication of the needed right-of-way. The required covenant agreement would be executed along with the review of the final tract map and improvement plans. Preparation and Implementation of"Traffic Reduction Program" 11. In order for MASP/AASP EIR Mitigation Measure T-2.1 adopted with the certification of the MASP/AASP EIR in conjunction with the approval of the AASP in August, 2005 (Ref. City Council Resolution No. 9726, 2005 Series) to be brought forward to this site-specific project stage, a transportation demand management program that demonstrates reduction of peak period travel by single-occupant vehicles shall be required of any employer within the subdivision with 25 or more employees. Said program shall incorporate all reasonably feasible measures or techniques, including those listed in the MASP/AASP EIR/General Plan Circulation, that encourage alternate modes other than single-occupant vehicles as the primary mode of transportation to the workplace and to travel during non-peak times. Monitoring Program: Each business owner, upon employment of 25 or more employees, shall immediately prepare and submit, obtain approval from the City Public Works Director, and implement the provisions of a Traffic Reduction Plan which demonstrates reduction of peak period travel consistent with requirements of the City General Plan Circulation Element Policies and Programs. City Staff shall periodically inspect the business to observe and assure that reduction techniques approved by the City are in place and adhered to by the business. Staff shall take any corrective or enforcement actions authorized by law to achieve compliance. SECTION 3. Action. The Planning Commission hereby recommends approval of the Vesting Tentative Tract Map for six commercial lots (TR/ER 112-07), with incorporation of the following conditions: Conditions: Resolution No. 5533-09 Attachment 2 T%TR 112-07(400 Prado Road) Page 8 1. Prior to final map approval, the condominium plan for the project shall be submitted for review to ensure compliance with City standards, subject to the approval of the Public Works and Community Development Directors. 2. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/or its agents, officers, and employees from any claim, action, or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void, or annul, the approval by the City of this subdivision, and all actions relating thereto,including but not limited to environmental review. 3. Subdivider shall prepare conditions, covenants, and restrictions (CC&Rs) to be approved by the Community Development Director and City Attorney prior to final map approval. CC&Rs shall contain the following provisions: a. Creation of a property owners' association to enforce the CC&Rs and provide for professional, perpetual maintenance of all common areas including private driveways, drainage, on-site sewer facilities, parking lot areas, walls and fences, lighting, and landscaping. b. Grant to the City the right to maintain common areas if the property owners' association fails to perform, and to assess the property owners' association for expenses incurred, and the right of the City to inspect the site at mutually-agreed times to assure conditions of CC&Rs and final map are being met. 4. The subdivider shall dedicate a 15' wide public utility easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. 5. The subdivider shall dedicate a 10' wide street tree easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. 6. Access rights shall be dedicated to the City along Prado Road and the collector road except at approved driveway locations as shown on the tentative map. 7. Development of the affected lots shall comply with all provisions of the August 11, 2006, Covenant and Environmental Restriction on Property between Union Oil Company of California and the Regional Water Quality Control Board unless otherwise amended or exempted. 8. A phased final map is not proposed as part of the tentative map approval. Construction phasing is proposed and is defined by a Phase 1 consisting of Buildings A and B constructed on Lots 1 and 2 respectively. No additional construction phasing has been proposed or endorsed through this process beyond Phase 2. Phase 3 public improvements will affect the collector road construction and pertinent utilities. The scope of work for this phase is pending final disposition of the Collector Road extension. 9. The temporary Phase 1 improvements shall be removed or altered in conjunction with the Phase 2 improvements. The temporary improvements include both public and private el Resolution No. 5533-09 �� � Attachment TR/ER 112-07(400 Prado Road) 2 2 Page 9 improvements. Temporary improvements located within the public right-of-way shall be covered by an encroachment permit, temporary encroachment agreement, and covenant to install final improvements. The required agreement and covenant shall be recorded against the property. 10. The architectural site plans submitted for final review by the ARC shall be revised to clarify the proposed construction phasing consistent with the tentative map and project conditions of approval. 11. The plan submittal for final review by the ARC shall be revised to include the appropriately phased landscape plans. The landscape plans shall agree with the architectural site plans and civil plans approved with the tentative map. The landscape plans shall honor any temporary improvements that are proposed to be removed or reconstructed with the build- out of the subdivision, construction of Prado Road improvements, and the Collector Road in accordance with the tentative map, specific plan, and approvals of the Western Enclave Subdivisions. 12. The public improvement plans for this subdivision shall consider the proposed or required phasing to be completed by the combined development known as Margarita Area Specific Plan western enclave (VTTM 2353, VTTM 2428 and VTTM 2342). The public improvement plans for each subdivision shall include any permanent or temporary offsite improvements as considered necessary by the Director of Public Works to provide a reasonable transition between the subdivisions in the case that one project is developed before another. The scope of required improvements shall be approved to the satisfaction of the Public Works Director. 13. The Prado Road Extension (PRE) plans and detention basin plans have not been approved. The pertinent plans affecting each phase of construction shall be approved or partially approved to the satisfaction of the Public Works Director prior to approval of the public improvement plans or map recordation. All plan review fees and pertinent inspection fees shall be paid for the review of the PRE and detention basin plans. 14. The Phase 1 grading and drainage improvements shall be shown on the phased public improvement plans. The improvements shall be in accordance with the project drainage report and may include but are not limited to water quality treatment, detention, sizing of temporary drainage structures, and erosion protection. The ultimate detention basin shall be completed prior to or in conjunction with the Phase 2 subdivision improvements. 15. All Prado Road and collector road improvements shall be constructed as follows: a. Phase 1 Prado: PRE improvements along the subdivision frontage including �/2 street (two 12-foot travel lanes and 6-foot bike lane), curb, gutter, six-foot-wide parkway, and six-foot-wide detached sidewalk. If Tract 2342 road improvements are under construction, Phase 1 improvements shall include the median. b. Phase 2 Prado: PRE improvements along the subdivision frontage including %z street plus 26 feet. If Tract 2342 improvements have not commenced, the northerly edge treatments shall be approved to the satisfaction of the Public Works Director. t�F 14(11:. Resolution No. 5533-09 J TR/ER 112-07(400 Prado Road) Attachment Page 10 c. Phase 1 Collector: Complete paving on Prado Road to beginning of curb return on the Collector Road. d. Phase 2 Collector: Complete '/2 street including curb, gutter, and an 8-foot sidewalk with tree wells and grates. e. Phase 3 Collector. Complete '/2 street plus 12 feet (two 12-foot travel lanes, two 6-foot bike lanes and an 8-foot integral sidewalk). Depending upon the final disposition of the Collector Road extension, the improvements shall extend to the southerly tract boundary or shall be terminated in a cul-de-sac or knuckle to the approval of the Public Works Director. 16. A subdivision agreement and appropriate surety shall be provided for any deferred or impending improvements related to the final determination on the location and continuation of the collector road and/or sewer main extension to the Tank Farm Road lift station. The surety shall include an estimate of the cost to prepare any environmental documents or amendments to the existing documents related to subdivision improvements beyond those shown on the tentative map. 17, The proposed temporary private sewer lift station(s) serving this development shall be removed and connections made to the permanent sewer main located in the collector road upon the completion of the main and the availability of the main extension to the Tank Farm Road lift station. The on-site laterals and/or private mains shall be designed to connect to the ultimate main location unless temporary on-site facilities are otherwise approved by the City. 18. The final design of the proposed fill and construction of the stormwater detention basin shall take into consideration the effects on the 100-year floodplain. The final drainage report shall establish and confirm the base flood elevation by processing a CLOMR or CLOMR-F with FEMA prior to approval of any plans for ground-disturbing activities that could adversely affect the floodplain. The analysis required for the CLOMR/CLOMR-F shall show that the proposed finish floors of the structures are at least one foot above the 100-year flood elevations and that the proposed grading does not significantly reduce the amount of floodplain storage per the WWMP-DDM. Once construction is complete, but prior to final occupancy, the subdivider/developer shall finalize the CLOMR with a final Letter of Map Change (LOMC) through FEMA. A final LOMR shall be processed at the completion of each phase of grading if phased grading is proposed. Misc.Requirements 19.. Public improvement plans shall be submitted to the Public Works Department for review and approval. The plans shall be approved prior to map recordation and prior to building permit issuance. Public improvement plans and specifications shall comply with the City Engineering Standards and Standard Specifications in effect at the time of submittal of the improvement plans. The current standards are dated January 2009. 20. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV, shall be served to each lot/parcel to the satisfaction of the Public Works Director and serving utility companies. A private sewer main may be proposed to the satisfaction of the Building Official,Utilities Engineer, and Public Works Director. II Resolution No.5533-09 -" J Attachment TR/ER 112-07(400 Prado Road) Page 11 21. All final grades and alignments of all public water; recycled water, sewer, and storm drains (including service laterals and meters) are subject to modifications to the satisfaction of the Public Works Director and Utilities Director. 22. The subdivider shall install street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires per City standards. Off-site street lighting improvements, alterations, or upgrades may be required along roadways leading to and from the proposed development to complete the necessary public improvements. 23. If off-site dedication of property for public right-of-way purposes is necessary to facilitate the construction of utility and road improvements or for a proposed extension of the sewer main to the Tank Fane lift station, the subdivider shall exhaust all avenues available to acquire said public right-of-way dedication. In the event the subdivider is unable to acquire said property, the City Council will lend the subdivider its powers of condemnation to acquire the off-site right-of-way dedication, including any necessary construction, slope, and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off- site right-of-way acquisition (including attorney and court costs). The subdivider is responsible for construction of the necessary improvements to the satisfaction of the Public Works Director. 24. Prior to approval of Phase 2 improvement plans;the Subdivider(s) shall either- a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the city; or b. Request in writing that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462.5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition, including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the Subdivider shall, no later that 90 days prior to recordation of the Final Map (final Parcel Map), submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: i. Property legal description and sketch, stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California. ii. Preliminary title report including chain of title and litigation guarantee. iii. Appraisal of the property by a City-approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so. iv. Copies of all written correspondence with off-site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. v. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as Resolution2-07(4 0 Prado Attachment 2 TR/ER 112-07(400 Prado Road) Page 12 determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. 25. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. The irrigation system for Phase I and Phase II shall be designed recycled water standards and operated as described in the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted for-review during the City's building permit process for Phase I and Phase H. The applicant can contact the City's Utility Projects Manager at 781-7239 for more information. 26. Prior to the issuance of a building permit, the applicant shall receive approval from San Luis Garbage Company and the Conservation Manager(781-7258), in writing, for the final size and location of the solid waste enclosure areas. 27. All waterlines and fire services onsite shall be private ownership. Individual water meters are required for each individually-owned commercial space. Meters shall be located per City standard in the sidewalk frontage along street right-of-way. For Buildings F and G, the Utilities Department will allow a master meter for each building to be located in the sidewalk along street frontage. Individual private submeters shall be installed for each individually- owned commercial space to allow appropriate apportionment of the water and sewer bills to each owner. A property owner's association will need to be established to maintain onsite private utilities,read meters, and apportion the water and sewer bills. 28. If not already recorded, the applicant shall obtain approval from the County of San Luis Obispo for an avigation easement covering the subject property. Code Requirements: The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. The project is subject to all requirements in effect at the time of the building permit or map vesting date. 1. Future airspace ownership boundaries for the project shall comply with all applicable exiting provisions of the Building Code. Access to two complying exits must be maintained for all occupants on the second floor. Occupants shall not be allowed to access a required exit by transiting a space under different ownership. Condominium map shall show a dedicated space to provide common exit access for all individually-owned spaces. 2. All boundary monuments, lot comers, and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer floppy disk, containing the appropriate data compatible with Autocad (Digital ?�+ I - �9 Resolution No.5533-09 Attachment TR/ER 112-07(400 Prado Road) L Page 13 Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the City Engineer. 3. The parcel map/final map preparation and monumentation shall be in accordance with the City's Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units in accordance with the current City Engineering Standards. All record data shall be entered on the map in the record units, metric translations should be in parenthesis if applicable. 4. The final map shall include any required public or private easements as required for the proposed development of the tract. Easements may include, but are not limited to, grading, drainage, water, sewer, storm drainage, access, vehicle turn-around, and utilities. Any CC&Rs, maintenance agreements, or common driveway agreements shall be completed and recorded concurrent with final map approval. 5. Any proposed on-site sewer main will be privately owned and maintained by the Property Owner's Association. The common landscape irrigation meter, irrigation system piping and appurtenances, and landscaping served by the common irrigation system shall be owned and maintained by the Property Owner's Association. 6. Notice of requirements shall be recorded concurrent with the final map for any impending road and/or utility improvements related to the extension of the collector road and/or sewer main within the subdivision boundary.. Informational Note: 1. Once the final map and condominium plan for the project has been recorded, every time airspace ownership boundaries are modified, a revised condominium plan must be recorded. On motion by Vice-Chair Multari, seconded by Commissioner Boswell, and on the following roll call vote: AYES: Commrs. Multari, Boswell, Meyer, Singewald, and Stevenson NOES: None REFRAIN: None ABSENT: Commrs. Draze and Whittlesey The foregoing resolution was passed and adopted this 23`d day of September, 2009. i Doug Davidso Secretary Planning Commission Manning Commission Minutes September 23, 2009 Attachment 3 Page 5 On motion by Commr. Meyer, seconded by Commr.. Singewald to deny the use permit based on the following: 1. The omission of finding #i. 2. The subiect use-is not appropriate at the proposed location because the carwash isnot compatible with its downtown location. 3. The. proposed-use does .not conform with the General.Plan, because the use is riot pedestrian oriented, emphasizes car use, does not provide a continuous fagade with windows and other elements or pedestrian entrance. AYES: Commrs. Meyer, Singewald, and Stevenson NOES: Commrs. Multari and Boswell RECUSED: None ABSENT: Commrs. Draze and Whittlesey The motion passed on a 3:2 vote. The Commission took a 10-minute break at 8:20 p.m. 2. 400 Prado Road. TR 112-07: Request for review of a vesting tentative tract map creating a 6-lot commercial subdivision with provision for condominium ownership for spaces within buildings and including an adjustment to the Specific Plan regarding the extent and design of the proposed collector road on the project's east side; BP zone; Prado Park, LLC, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the Planning Commission adopt the Draft Resolution (Attachment 6), which recommends that the City Council: 1) Approve a Vesting Tentative Tract Map, based on findings, and subject to conditions; and 2) Adopt a Mitigated Negative Declaration. Neil Havlik, Natural Resources Manager, . noted the biological mitigation programs associated with the project and its open space benefits. Vice-Chair Multari questioned if there had been an assessment of the oil plume. Pam Ricci noted that the extent of the plumes as depicted on plans are consistent with recorded documents and that parking areas could be developed above them. She mentioned that it was not anticipated that excavation associated with project grading would be deep enough to penetrate the plumes. Mr. Havlik noted that the plume continued to be static and that the Regional Water Quality Control Board had been consulted and would be a part of the project development. Mr. Multari noted that the Council staff report should include documentation discussed by staff concerning the subterranean plume. Chairperson Stevenson noted concern for geology, soils, and the high ground water table. He asked whether more permeable surfaces should be included in the project to PH t .,,' Planning Commission Minutes AttachmentSeptember 23, 200 9 3 Page 6 address water quality on the site. Neil Havlik indicated that the site design adequately handles drainage. Commr. Boswell questioned whether a condition for right-of-way for a bus turnout should be included. Mr. Bochum noted that most bus service will occur on the collector road in residential areas and, as land uses develop, the need for bus service can be addressed. Warren Hamrick, applicant representative, requested clarification be provided on proposed conditions #12, #22, and #24. Mr. Bochum addressed condition #12 noting the condition was crafted to coordinate timing and blending of improvements from various developments in order to meet code. Mr. Bochum noted that language could be refined to address the concerns. Hal Hannula, Senior Civil Engineer, noted that the Condition #24 language could be clarified to reference "phase 2" rather than final map. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Vice-Chair Multari noted that the project meets the intent of the Margarita Area Speck Plan. There were no further comments made from the Commission. On motion by Vice-Chair Multari, seconded by Commr. Boswell, to adopt the draft resolution based on revised findings and subject to conditions, with finding #3 amended to include addFbonal language indicating that the project addresses issuesof aircraft over flight, hazardous materials, hjgh water__table. and other geotechnical concerns: condition #24 language changed to reflect "phase 2" instead of final map: and addition of condition #28 to reflect requirement of an avigation easement if one has not already been obtained. The Commission suggested that refinements be made to Conditions #12 and #22 within the draft resolution prepared for Council consideration. . AYES: Commrs. Boswell, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commrs. Draze and Whittlesey The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 3. Staff �►'t I �oZ� Attachment 4 CITY OF SAN LUIS OBISPO PLANNING COMMISSION AGENDA REPORT ITEM#2 BY: Pam Ricci, Senior Planner fzK, MEETING DATE: September 23, 2009 FROM: Doug Davidson, Deputy Director, Development Review I!> CITY FILE NUMBERS: ER, TR 112-07 PROJECT ADDRESS: 400 Prado Road SUBJECT: Request for a Vesting Tentative Tract Map No. 3011 to divide the site into six commercial lots with provision for condominium ownership for spaces within buildings and including an adjustment to the Margarita Area Specific Plan regarding the extent and design of the proposed collector road on the project's east side; and environmental review of a 160,000 square-foot business park development proposed on a 20-acre site on the south side of Prado Road, immediately to the east of Higuera Commerce Park. RECOMMENDATION Adopt the Draft Resolution(Attachment 6), which recommends that the City Council: A. Approve a Vesting Tentative Tract Map,based on findings, and subject to conditions. B. Adopt a Mitigated Negative Declaration. BACKGROUND Situation The City has received applications for a Vesting Tentative Tract Map, ; environmental review and _w architectural review, to allow the development of a new 7�2- � 160.000 square-foot business park, known as "Prado Road f , Business Park" The Planning Commission will be reviewing a Vesting Tentative Tract Map * and initial study. The Planning Commission's actions on the project will be in the form of a - - - - recommendation to the City Council. P!� -a3 TR, ER 112-07 (Prado Business Park) Aftchment 4 Page 2 Data Summary Address: 400 Prado Applicant: Prado Road LLC Representative: Hamrick Associates Zoning: BP-SP, Business Park with the Specific Plan overlay General Plan: Business Park Environmental status: The Community Development Director recommended adoption of a Negative Declaration with Mitigation Measures on January 16, 2009. Site Description The subject site is a relatively flat, 20-acre vacant parcel in the southwestern corner of rr the geographical area included in the �# *_., Margarita Area Specific Plan (MASP). The ; g proposed General Plan and Zonmg q designation per the MASP is Business Park. Adjacent development to the west in the ., t K.r 33��•.*,,; ., �. City is zoned Service-Commercial and f;` � '.., ' Manufacturing within the Higuera Commerce Park Specific Plan area. •" Subdivision maps to create lots for 4 `� r PPADO additional business park development andy' �^- three large residential housing tracts containing about 400 units have been BBO" X"^ approved for the adjacent land to the north, k�,, usr,, • o;t` I�� �� which is currently used as grazing land. z The project site consists of mainly grassland ': ' r ",," .`• '! 1`'. :`� that has historically been used for grazing --- A drainage and detention basin to ' `4 accommodate overflow into the 100-year �' gI_ floodplain is planned to be developed on the LS western edge of the project site. The egend southern edge of the site is a designated 1# o=�,. ,..` • '_ _' wetland restoration area. Other important f Project Site characteristics of the site that pose City Limit constraints to site development include an avigation easement (the property is in the S-lb Airport safety zone) and two large oil plumes. Proiect Description The applicant is proposing to develop the site with a 160,000 square-foot business park and site improvements including a parking area with 462 parking spaces. Approximately 71% of the site will be landscaped including the area around the site perimeter designated for drainage and R-I -_-)Y I TR, ER 112-07 (Prado Busit..,ss Park) AftChmerd 4 Page 3 detention, oil plume and wetland restoration. Seven new buildings are proposed that will be designed for office or light industrial occupancies. _— Avigaflo11 _— . Drainage and Detention Basin Easement fy� -tel s -- GJ - - F r t 0 'z ,^ Oil Plume 17, y 1:� {4 y • rTt.�� Ci 41 =� E -I D f Lo ( 1 F �YleRMO �pSITEPLAN ,1 1. The two buildings (A and B) closest to the intersection of Prado Road and Davis Road will be reserved exclusively for office uses. All buildings will have an identical two-story L-shaped floor plan with clearly defined entryways marked by a faux tower architectural feature. The roof height including architectural features would extend up to 41.5 feet above grade; however the majority of the building is at about 34-feet in height. The MASP allows a maximum height of 45 feet. Buildings will have metal roofs with foam trim, stucco walls, tinted windows framed by aluminum, metal window shades, and metal trellises. EVALUATION An application for architectural review was received for the project in July of 2007. The tract map application followed in November of 2007. The project went before the ARC for conceptual review in October of 2007. The general site layout and building design of the project was endorsed by the ARC and directional items provided regarding issues to be resolved before final architectural review of the development plans. Since the ARC's review of the project, there have been many meetings between City staff and the applicant team regarding infrastructure and street improvements associated with the development of this property. Given the recent changes in the economy, staff and the applicant have collaborated on a phasing solution for the development that will allow the first two buildings to be constructed before full street improvements along Prado Road and the Commercial Collector are required. This approach allows the applicant to start the project and provides the City with a _F4 ) —�-S� TR, ER 112-07 (Prado BuSI Oss Park) Attachment 4 Page 4 catalyst to help fulfill the development expectations of the specific plan. As conditioned, the project can be found consistent with the MASP and other applicable City plans and policies. Therefore, staff is recommending approval of the entitlements now before the Planning Commission as a recommendation to the City Council. The following paragraphs discuss topics related to the tentative map and development plan in more detail 1. Vesting Tentative Tract May The proposed tract map submitted by the applicant has been submitted as a vesting map. Approval of a vesting tentative map confers a "vested right" to develop in substantial compliance with the ordinances, policies and standards in effect when the application was determined complete on August 24, 2009 per Chapter 16.12 (Vesting Tentative Map) of the City's Subdivision regulations and Sections 66474.2 and 66498.1 of the California Government Code (Subdivision Map Act). Consistent with the City's requirements for a vesting map, the applicant is concurrently processing an application for architectural review of proposed development plans for all buildings to be constructed on lots with the boundaries of the map. The project would return for final architectural review of development plans by the ARC following the City Council's review of the vesting tentative tract map and environmental document. The six lots range in size between 1.49 and 8.89 acres with an average size of 2.88 acres. Section 2.6.3 of the MASP indicates that BP lots must be a minimum of one acre in size. Therefore, all of the proposed lots exceed the minimum parcel size standard as well as meet dimensional and frontage standards contained in the Subdivision Regulations. Lot 6, the largest lot at 8.89 acres, contains a large area on the west side of the property noted as a detention basin easement. This area is a regional facility that will be used by multiple property owners to direct their storm water The applicant is also proposing to allow condominium air space ownership within project buildings. Sheet C-2 shows a grid condominium consisting of 1' x 1' contiguous cells. The purpose for the grid, which does not define ownership boundaries on the tentative parcel map, is to provide future owners additional flexibility in customizing the size and-shape of the units to fit their individual business needs. It should be noted that every time ownership boundaries are modified, a revised condominium plan is required to be recorded for the project. 2. Collector Road Table 13, Development and Facilities Links, of the MASP indicates that "Construction of the `Unocal Collector' between Prado Road and the southerly boundary of the Margarita Area" would be a requirement of project site development (Attachment 2, Phasing Area 13). Project plans show the development of the collector road on the eastern side of the site consistent with the MASP to the southernmost access point to the project, but not to the southerly boundary of the property. Since the adoption of the MASP, there are two circumstances that affect the full development of the collector road adjacent to the site. The first is the discovery of additional wetland areas in the direct trajectory of the proposed roadway. The second is potential preferred alternative locatipons �ri l �� TR, ER 112-07 (Prado Business Park) Attachment 4 Page 5 for a north-south collector road between Prado and Tank Farm 'Roads depending on the ultimate development plans for properties to the south of the site. Section 10.10 of the MASP allows for "adjustments" to be approved along with the submittal of subdivision maps. The MASP defines an adjustment as a "minor change to precise features of the plan, where the resulting difference in development type or capacity is not significant and the change is clearly consistent with the intent of the specific plan". The MASP further acknowledges that "the City anticipates that the boundaries of land use zones, areas for development, and facilities links, and street locations may be adjusted though approval of subdivision maps." Given that the full development of the collector road to the southern tract boundary may not be ultimately desired, the Community Development Director determined that the proposal to terminate the street improvements at the southerly driveway qualifies as an adjustment that could be approved along with the tentative subdivision map. Mitigation Measure No. 10 notes that a condition of approval preserve the potential for the extension of the collector road to the south through the full dedication of the needed right-of-way and that the condition also require that a covenant agreement be executed to call for the future development of the extended roadway if determined to be desired in the future. Conditions No. 15 & 16 provide for the dedication and agreements necessary consistent with Mitigation Measure No. 10. Figure 19: Commercial Collector Cross Section f � r s 1 12 ft 16ft 12 ft 12 ft 6 ft 12 ft Sidewalk Bike Travel lanes Bike Sidewalk with trees lane lane with trees 60 ft Riaht-of-Wav (72 ft with center turn lane) The MASP includes a variable street section for the Commercial Collector depending on the need for a center turn lane. For this subdivision, a center turn lane is not required until the development of the adjacent Martinelli property at which time the street section shall include two 12 foot travel lanes, two 6 foot bike lanes and one 12 foot center turn lane. Furthermore, staff recommends that the sidewalk width of 12 feet in the MASP be reduced to 8 feet (with tree wells and grates) along the project frontage. Staff supports this modification since the 8-foot sidewalk standard here will adequately accommodate pedestrians and reduce impervious surface area. F 4 1 _0 fi TR,ER 112-07 (Prado Bus r,bbs Park) Attachment 4 Page 6 3. Proiect Phasing In an effort to work with the applicant on coordination of phasing the physical improvements, staff supports the applicant's request for the phasing of roadway improvements and utility installations as described below. Roadway Improvements Phase 1 improvements will allow access to the site via Prado Road as shown on project plans. The subdivision's Prado Road frontage improvements will be installed at their ultimate location. Phase 2 improvements will extend improvements to include access to the site from the Commercial Collector Road and further widening of Prado Road to accommodate project traffic. Phase 3 improvements will include the project's final improvements to the Commercial Collector which will include widening for a center turn lane and extension of roadway improvements to the southerly tract boundary or termination of the roadway should Chevron's request to eliminate/relocate the roadway be approved as part of their Specific Plan.Amendment. . Figure 21: Prado Road Cross Section Business Park WK:3 Business Park. £Ek�33;'� @333:�f •rma... » n... v .FEla$:zsx •: ::Bi::.:i.ELiO"...dw":.:rFfL-°•..e .rri'i'�: 3:::,1 8 ft 6 ft 6 ft. 12 ft 12 ft 18 ft 12.ft 12 ft 6 tt 6 ft 8 ft Path Park- Bike Travel lanes Median Travel lanes Bike Park- Path way lane - lane way . t 106 ft Right4ohtNay The Margarita Area Specific Plan does not include a multi-use path on Prado Road west of the Commercial Collector. Since the Specific Plan does not identify a street section in this location, staff recommends that the Prado Road section along the project frontage include a transition from an attached 6 foot sidewalk to a 6 foot detached sidewalk and a 6 foot parkway (Condition No. 15.a.). Utility Extensions The Phase 1 construction (Buildings A and B) will require the extension of the public water main in Prado and down a portion of the Collector Road to serve Buildings A and B located on Lots 1 and 2 respectively. This first phase will also include the extension of gas services and all wire services necessary to serve this phase of construction. The Phase 2 construction (remaining buildings) will require that the water main, gas service, and wire utilities be extended down the Collector Road to the area of the road termination near the project's southerly most driveway. �� l 'a TR, ER 112-07 (Prado Business Park) Attachment 4 Page 7 A public sewer has not been designed and is not available in Prado Road. Staff has agreed to the installation of a temporary private sewer lift station to serve the proposed development. The temporary lift station(s) will discharge through a private pressure line to the existing public gravity sewer that is currently terminated at the westerly tract boundary between this subdivision and Tract 703 (Higuera Commerce Park). This project will ultimately connect to the new master planned sewer main that will extend southerly in the Collector Road to the new Tank Farm Road Sewer Lift Station. The location, size, and orientation of the new public sewer in the Collector Road is dependent upon the final disposition of the extension of the Collector Road and/or sewer main to the south. Staff has reviewed several options but the final decision is tied to the EIR and conditions of approval that will be associated with proposed tentative tract map 2981 (Tract 2988 in the County). 4. Environmental Review City staff has completed a detailed initial study which evaluates the potential environmental effects of the project consistent with the California Environmental Quality Act (CEQA). On January 16; 2009, the Community Development Director recommended adoption of a Negative Declaration with Mitigation Measures for the project, based on the conclusions included in the initial study. The City's Public Works Department (Transportation Division) prepared a focused traffic analysis looking at the project's potential impact on the intersection of Prado Road and South Higuera Street. Mitigation Measure No. 9 is included requiring further enhancements to this intersection to offset this impact due to the increased amount of westbound left turns that are added to the intersection. ALTERNATIVES 1. The Commission may recommend approval of the proposed Vesting Tentative Tract Map with modified findings and/or conditions. 2. The Commission may continue action if additional information is needed in order to render a decision. 3. The Commission may approve a resolution recommending denial of the proposed Vesting Tentative Tract Map, based on findings of inconsistency with the Margarita Area Specific Plan as specified by the Planning Commission. OTHER DEPARTMENT COMMENTS The comments and recommendations of various City departments are reflected in the discussion and the mitigation measures of the Mitigated Negative Declaration and incorporated_ in conditions of the Vesting Tentative Tract Map. TR, ER 112-07 (Prado Bus,. A Park) ( _J Page 8 Attachment 4 Attached: Attachment 1: Vicinity map Attachment 2: MASP Table/Map—Development and Facilities Links Attachment 3: Reduced-size copies of project plans including the Vesting Tentative Tract Map. Attachment 4: 10-1-07 ARC follow-up letter and minutes Attachment 5: Initial Study ER 112-07 Attachment 6: Draft Planning Commission Resolution— nof- a fkac led hem - fhe adoP-I;_--d VP-r6+On i6 in clvdcd aS AVUuchm2n+ 2 +V -tie. CGWIC.11 re 04 Enclosed: Full-size project plans LAARC\Prado Road Business Park(ARC 112-07)\staff reports\112-07-2(Prado Business Park PC report).doc R41 _l30 1 NOT P11 loco ■�. ��.. ■i mon - �1'1= m to � ♦ I ��IIIIIIII� " �1. a , v. 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W m= Attachment 4 city Of IOBISPO ElizaCommunity Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218 October 4, 2007 Attachment 4 ------------ Hamrick Associates 1609 Costa Brava Shell Beach, CA 93449 SUBJECT: ARC 112-07: 400 Prado Road Conceptual review of an approx. 160,000 sq. ft. business park development on a 20 acre site; R-2-S zone Dear Applicant: on Ocwbev 1 , ).00*7 The ARC continued the project to a date uncertain with the following directional items to be addressed in revised plans submitted for final architectural review. 1. Provide a site plan that is at a larger scale so more of the features of the plan can be better identified and articulated. 2. The ARC accepts the proposed footprints of site buildings. 3. The proposed roofing material shall be called out on final plans as a standing seam metal in a bronze color and the stucco surfaces shall be shown as smooth, finish stucco. 4. Vary how the proposed color palette is applied to different buildings to create additional interest and show some potential locations of overhead doors on elevations. 5. Provide details of cornices and eaves. 6. Include enhanced concrete paving materials in portions of drive aisles and parking areas that are more visible from adjacent streets. 7. Add protected pedestrian paths to parking areas to create a visual break and to provide a designated and safe passage for individuals moving back and forth from cars to buildings. Parking lot paths shall coordinate and connect with other site paths. "SYO✓ EThe City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. �` Telecommunications Device for the Deaf(805)781.7410. 'i Attachment 4 -4 ARC 112-07 Page 2 8. Include details on the development of employee amenity areas and how they are properly shielded from aircraft noise. 9. Show revised footprints and details for trash enclosures to fully comply with City standards. 10. Modify the site plan to further limit the use of tree wells in parking lot areas. 11. Submit a more refined landscaping plan that addresses the following: a. show topography and.more details on techniques to screen parking lots; b. provide information on landscaped transitions between the built site and the drainage and detention basins and oil plume areas; C. larger tree species as street trees along the Prado Road corridor; and d. incorporate seating around fountain features. 12. Include more detailed information on project signage, bike parking, location of backflow prevention devices, and screening of mechanical equipment. 13. Provide a 3-D representation of the project as well as streetscape views of the project to better show the relationship between buildings and other site features.. If you have questions, please contact Pam Ricci at (805) 781-7168. Sincerely, V /CGS Pamela Ricci, A P Senior Planner cc: County of SLO Assessor's Office Attachment 4 Draft ARC Minutes October 1, 2007 Page 2 COMMISSION COMMENTS: The ARC concluded that the angled design of the house's footprint a large building setbacks to property lines work to limit privacy and overlook concern . They also found that the architectural style and scale of the house are compatibl ith other houses in the neighborhood. Commr. Boudreau commented on how the angled foot int of the house minimizes potential privacy impacts to adjacent neighbors. Commr. Howard agreed with the public that priv y fencing along the south property line is appropriate and the stucco color could be ore subdued. Commr. Palazzo felt the architectural d ils were a little over done for the Mission style. He noted that a colors and m erials board showing roof colors and a lighter stucco color, and the height and col of screening along the south property line, should return to the ARC for review and proval. On motion by Commr. Pal o to grant final approval sub'ect to conditions .and code requirements, with an a ed a condition to have details on property line screening with the Pror)erty to the so h 269 Los Cerros and an updated colors and materials board showing a more s dued body color return to the ARC for approva l. Seconded b Commr. Root. AYES: Commrs. Howard, Root, Boudreau, Hopkins, Palazzo and Kambitsis NOES: None RECO D: None AB NT: Commr. Wilhelm he motion passed on a 6:0 vote. 2. 400 Prado_Road. ARC 112-07; Conceptual review of an approx. 160,000 sq. ft. business park development on a 20 acre site; R-2-S zone; Prado Park LLC, applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report recommending continuance to a date uncertain, and recommended any design refinements to the project that may be necessary for consistency with the Margarita Area Specific Plan, noting that the project needs to return to the ARC with more refined plans including various details and an environmental review. Warren Hamrick, applicant, spoke in support of the project, reviewed the project plans, and was available for questions. David Foote, project landscape architect, discussed the concept of outdoor seating and walkways. L // Pi ( �b Draft ARC Minutes Attachment 4 October 1, 2007 Page 3 PUBLIC COMMENTS: Linda Connor and Hank Carter, two neighbors of the project that lived at Rancho San Luis Mobile Estates, spoke about drainage and flooding concerns in the area and the proposed roundabout. Beverly Joy, resident of the same mobile home park, submitted a letter also noting issues with flooding. John French, project manager, explained how planned improvements with new projects would address some drainage and flooding concerns. There were no further comments from the public. COMMISSION COMMENTS: In general, the Commission supported the project site plan including the placement of buildings and reusing the same footprint for all seven buildings. They felt that the plan responded well to the numerous site constraints and created an attractive project identification statement at the intersection of Prado Road and the proposed Davis Street. They discussed the eclectic style of the proposed building architecture, but other than asking for additional details of cornices and eaves and varying the color palette somewhat between buildings, did not require substantial changes to building design. Other directional items included enhanced pedestrian walkways, less reliance on diamond-shaped tree wells in parking lot areas, and the submittal of additional information related to various project details like landscaping, trash enclosures, signage, bike parking, and outdoor use areas. It was the consensus of the Commission that modification to the colors on the design palette was needed for variety. Commr. Hopkins suggested changing the colors on the different buildings. Commr. Root questioned the location of outdoor seating areas and suggested incorporating pubic art in the landscaped area along Prado Road. Commr. Kambitsis recommended that seating be incorporated into the project's water features. Commr. Palazzo mentioned that a more defined architectural style for proposed buildings might be preferred rather than a mix of several styles. On a motion-by Commr._Howard to-continue review to a date uncertain, with 12 different directional items regard ing-_modifications to plans_ and additional information to be addressed in . revised. plans submitted for final architectural_ review._ Seconded by Commr. Root. FR 5�7 Attachment 4 Draft ARC Minutes October 1, 2007 Page 4 AYES: Commrs. Howard, Root, Boudreau, Hopkins, Palazzo and Kambitsis NOES: None RECUSED: None ABSENT: Commr. Wilhelm The motion carried on a 6:0 vote. 3. Staff A. Agenda Forecast Pam ci gave an agenda forecast of upcoming projects. 4. Com ion: A. Minut s of September 17, 2007 The minutes of S tember 17, 2007 were approved as submitted. B. Recent Proje Review— Lessons Learned Commr. Hopkins mentio d that he thought that the Quaglino Building on Court Street turned out well now that it as fully completed, despite some earlier reservations with the heavy look of the plaster wnings. Commr. Howard stated that sh thought that the columns on the facades of some of the tenant spaces at Madonna Pla appeared too heavy. ADJOURNMENT: With no further business the meeting adjou ed at 7:10 p.m. to the regular meeting of the ARC scheduled for October 15, 2007, at . 0 p.m., in the Council Hearing Room of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by the Architectural Review Commission on October 15, 7. Diane R. Stuart, M Management Assistant IT-A �� Attachment �G. Attachment 5 INITIAL STUDY ER 112-07 ENVIRONMENTAL CHECKLIST FORM For ARC/TR 112-07 1. Project Title: Prado Business Park 2. Lead Agency Name and Address: City of San Luis Obispo 919 Palm Street, San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Pam Ricci, Senior Planner(805) 781-7168 4. Project Location: 400 Prado Road, San Luis Obispo, CA 5. Project Sponsor's Name and Address: Owner: Prado Road LLC Architect/Agent: Hamrick Associates, Inc. 1609 Costa Brave Shell Beach, CA 93449 (805) 773-9377 6. General Plan Designation: Business Park (Margarita Area Specific Plan) 7. Zoning: BP 8. Description of the Project: The applicant is proposing to develop the 20 acre site with a 160,000 sq. ft. business park including a parking area with 479 parking spaces. Approximately 71% of the site will be landscaped including the area around the site perimeter, areas around buildings and within the parking lots, and those areas designated drainage and detention, avigation easement, oil plume and wetland restoration. Seven new buildings, each with 22,809 square feet of floor area, are proposed. The buildings will be designed for office or light industrial occupancies; two buildings will be reserved exclusively for office use. All buildings will have an identical two-story L- shaped floor plan. 9. Surrounding Land Uses and Settings: The subject parcel is a 20-acre vacant parcel at the comer of Prado Road and Davis Road. This property was officially annexed to the City on June 24, 2008. The parcel is within the boundaries of the Margarita Area Specific Plan (MASP), and the proposed General Plan and Zoning CITY OF SAN LUIS OBISPO 1 INITIAL STUDY ENVIRONMENTAL.CHECKLIST 2007 �� 'D I L r S Attachment 4 designation is Business Park. Adjacent development to the west is commercial service and manufacturing buildings that are within the City's Higuera Commerce Park specific plan area. There are two existing adjacent business parks to the southwest of the site. Adjacent land to the north is currently used for grazing land but is zoned for office and residential. The remaining surrounding area to the north and east is included in future phases of the MASP and to the south and east in the Airport Area Specific Plan(AASP). The project site consists of mainly grassland that has historically been used for grazing. The site is bordered to the west by a creek and a drainage and detention basin to accommodate overflow into the 100-year floodplain on the western edge of the project site. The southern edge of the site is a designated wetland restoration area. Other important characteristics of the site include an avigation easement (the property is in the S-lb Airport safety area), two large oil plumes and a proposed Class 11 bike lane along Davis Road. 10. Project Entitlements Requested: The project includes architectural review of development plans by the Architectural Review Commission(ARC), environmental review, and a tract map. 11. Other public agencies whose approval is required: Air Pollution Control District(Permit to Construct, Permit to Operate) Water Quality Control Board(NPDES permit-including Phase II & SWPPP) California Department of Fish and Game U. S. Army Corps of Engineers CITY OF SAN LUIS OBISPO 2 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 F-4 1 -- X00 Attachment 4 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. X Aesthetics X Geology/Soils Public Services Agricultural Resources X Hazards&Hazardous Recreation Materials X Air Quality Hydrology/Water Quality X Transportation&Trak X Biological Resources Land Use and Planning Utilities and Service Systems X Cultural Resources Noise Mandatory Findings of Significance Energy and Mineral Population and Housing Resources FISH AND GAME FEES There is no evidence before the Department that the project will have any potential adverse effects on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees. The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish X and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Game for review and comment. STATE CLEARINGHOUSE This environmental document must be submitted to the State Clearinghouse for review by one or more X State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). CITY OF SAN LUIS C61SP0 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been X made, or the mitigation measures described on an attached sheet(s) have been added and agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant" impact(s) or "potentially significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL EVIPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. nM,t,4 Axv"� Sig&tdre Date Doug Davidson, Deputy Director,Development Review John Mandeville,Community Development Director Printed Name for _ Pk1 - ��- �� CITY OF SAN LUIS Oinsn 4 INITIAL STuOY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the analysis in each section. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved(e.g. the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants,based on a project-specific screening analysis). 2. All answers must take account of the whole action involved,including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. The explanation of each issue should identify the significance criteria or threshold,if any,used to evaluate each question. 3. "Potentially Significant Impact'is appropriate if there is substantial evidence that an effect is significant. If there are one or more"Potentially Significant Impact" entries when the determination is made,an EIR is required. 4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis,"may be cross-referenced). 5. Earlier analysis may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D) of the California Administrators Code. Earlier analyses are discussed in Section 17 at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. In this case,a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project �TA l �� CITY OF SAN LUIS OBISPO 5 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Soinces Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No.6 1.AESTHETICS. Would theproject: a) Have a substantial adverse effect on a scenic vista? I, 10, X 26 b) Substantially damage scenic resources,including;but not limited 1,2,8, X to, trees, rock outcroppings, open space, and historic buildings 26 within a local or state scenic highway? c) Substantially degrade the existing visual character or quality of 21,24 X the site and its surroundings? d) Create a new source of substantial light or glare which would 20, 21, X adversely effect.ni ttime_views in the area?_ 24,26 Evaluation a)The MASP/AASP EIR determined.that the implementation of the MASP would inevitably result in a change of character of the plan areas from a generally semi-niral to an urban developed setting(LU-6). The project site is proposed to be developed in accordance with the Business Park land use designations as identified on the land use plan included in the MASP. The project site is not currently located in the vicinity of any designated scenic vistas or scenic roadways. However the proposed extension of Prado Road may eventually become a.scenic roadway with moderate or high scenic value as South and Broad Streets and Tank Farm Road are major arterial roadways in the area that are considered to have moderate or high scenic value. Since the project has a campus-like site design and the buildings are less than 36 feet in height, the impact to views in the area will be less than significant with the project's required review by the Architectural Review Commission (ARC). b) The project site is not along or near a designated local or state scenic highway. Therefore, there is no impact to visual resources along these routes. However the project site contains two oil plumes, an avigation easement, and the stormwater basin for the MASP Western Enclave properties. It is an objective of the MASP/RASP EIR to protect natural habitats, including creeks, hills, wetlands, and corridors between these habitats. As a result, the MASP & EIR determined that lands containing wetlands or sensitive habitats should be preserved as set forth by the"Open Space-Riparian"land use designations. The western and southwestern edges of the subject site contain such a designation. Project plans indicate buildings encroach up to,but not within any of these areas while the parking lot does encroach upon the designated oil plumes and the avigation easement. c) The existing visual character or quality of the site will change from semi-rural to urban as a result of proposed development. The project is required to be consistent with the distribution of land uses and design standards in the MASP to ensure that development is acceptable and that no new buildings block scenic views. The project will be required to comply with City codes and standards some of which impact aesthetics and ultimately the project will require the review and approval of the ARC to ensure consistency with the City's Community Design Guidelines as well as the MASP. e)The MASP/RASP EIR acknowledges that future development pursuant to the MASP will introduce new sources of light, glare and nighttime illumination,as is typical with commercial development. However,the MASP/AASP EIR determined that such light and glare impacts(LU-7)can be mitigated to less than significant at the site specific project stage through compliance with lighting design standards set forth in the MASP and other applicable City regulations.The City's Community Design Guidelines for lighting prohibit light in excess of one foot-candle from spilling over the property line. Glare resulting from proposed lighting would be reduced by implementation of standard requirements to shield lights and recess light sources within fixtures. Impacts from new sources of light or glare will be less than significant with mitigation LU-7.1 as specified in the MASP/AASP EIR to be implemented through compliance with the MASP Community Design standard of Section 3.3 Lighting and the lighting standards contained in the Community Design Guidelines. Building and parking lot lighting for the project would also be reviewed and approved by the ARC. Implementation of the proposed project would result in potentially significant impacts including the addition of new night lighting. In order for MASP/AASP EIR Mitigation Measure LU-7.1 as implemented by the MASP to be carried through to lot-specific development stage,a lighting plan that demonstrates compliance with Community Design Section 3.3 Lighting requirements of the MASP shall be submitted with other required plans for the project to the review and approval of the ARC. �+ -P44 J —eo� CITY OF SAN LUIS OBIsPo 6 INITIAL STUDY ENVIRONMENTAL CHECKLIST.2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues unless Impact Mitigation Incorporated Pae No. 7 Conclusion: Potentially Significant Unless Mitigation Incorporated. Mitilration Measure: The applicant shall submit an exterior lighting plan ensuring that lighting associated with the project shall not spill over the property lines and that light trespass shall be reduced by shielding lights and recessing light sources within fixtures. The lighting plan shall propose specific measures to limit the amount of light trespass associated with development within the project area including shielding and/or directional lighting methods to ensure that spillover light does not exceed one foot- candle at adjacent property lines and submit photometrics to substantiate this standard is met. The lighting plan shall be to the review and approval of the Architectural Review Commission. 2.AGRICULTURE RESOURCES. Would theproject: a) Convert Prime Farmland; Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps 9, 11, X pursuant to the Farmland Mapping and Monitoring Program of 12 the California Resources Agency,to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a 9 X Williamson Act contract? c) Involve other changes in the existing environment which,due to 10, 21, X their location or nature, could result in conversion of Farmland, 26 to non-agricultural use? Evaluation a), b) According to the prior MASP/AASP EIR, the Margarita Area does not contain any lands in the stated categories as shown on the maps pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency. The Farmland Mapping and Monitoring Program of the California Resources Agency classify the project site as Urban or Built- Up Land, which is defined as "land occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10-acre parcel." The project will not cause the conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to any non-agricultural use or conflict with existing zoning for agricultural use. c) Lands in the vicinity of the project site are either already developed or, if within the MASP and in agricultural use (farmland/grazing or open space), are already slated by the MASP for eventual non-agricultural use. The impacts of conversion of these lands to non-agricultural uses have already been evaluated both in the environmental documents for the City's Land Use and Circulation Elements and the MASP as significant, irreversible, adverse impacts that could not be mitigated and the necessary Statement of Overriding Considerations was adopted by Resolution No. 9615 (2004 Series) pursuant to CEQA. Nonetheless,policies of the Land Use Element were adopted to help compensate for, and thereby reduce the impacts from productivity lost as a result of the conversions to non-agricultural uses. This project complies with those policies by being consistent with approved land use designations for the site. Conclusion Theproject's impacts on agricultural resources are less than significant. 3. AIR QUALITY. Would theproject: a) Violate any air quality standard or contribute substantially to an 13, 14, X existing or projected air quality violation? 26,30 b) Conflict with or obstruct implementation of the applicable air 13, 14, X qty per? 26 c) Expose sensitive receptors to substantial pollutant 8, 24, X concentrations? 26 d) Create objectionable odors affecting a .substantial number of 1 24,26 X P+J -- (s' CITY OF SAN LUIS OBISPO 7 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Tban No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 8 peoples - --- - e) Result in a cumulatively considerable net increase of any criteria 13, 14, pollutant for which the project region is non-attainment under an 24, applicable federal or state ambient .air quality standard 26,30 X (including releasing emissions which exceed qualitative _thresholds-for_ozone precursors)?-- Evaluation recursors)?__Evaluation a), b), c) The Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution Control District (APCD) and is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the CAP.The MASP/AASP EIR concluded that implementation of the Plan,with mitigation measures AIR- 1.1, 1.2, 1.3,and 2.1 applied to individual projects, is consistent with the Clean Air Plan. (Mitigation measure AIR-1.1 listed in the MASP/AASP EIR is outdated as the APCD no longer endorses the use of Caterpillar pre-chamber diesel engines or the installation of catalytic converters, but instead recommends the use of diesel oxidation catalysts (DOC) or catalyzed diesel particulate filters (CDPF) as the current control technologies.)The EIR also determined that with adoption of the MASP and its accompanying EIR mitigation measures, further delays in attainment of state and federal air quality standards would not be expected and thus,air quality impacts resulting from build-out of the Plan were determined to be less than significant. d)The project will not create objectionable odors under normal operation. e). According to the MASP/AASP EIR, during project construction there will be increased levels of fugitive dust associated with construction and grading activities,as well as construction emissions associated with heavy-duty construction equipment. Construction-related emissions would primarily be dust (particulates) generated from soil disturbance and combustion emissions generated by construction equipment. Such dust generation was determined to be a potentially short-term significant impact on air quality that could lead to established state and federal thresholds for regional or local air quality being exceeded or potential conflicts arising with City and County air quality plans or programs. The City has addressed these construction related impacts through standards in the Grading Ordinance and mitigation measures in the MASP/RASP EIR. Compliance with these standards is monitored during the building permit plan check process and by field inspections conducted by Building Division inspectors. The MASP/AASP EIR also noted long-term (`operational") air quality impacts would result from on-going emissions generated by project-related vehicular trips and development resulting in additional natural gas combustion for space and water heating and additional fuel combustion at power plants for electricity consumption. According to the Air Pollution Control District's(APCD)"CEQA Air Quality Handbook,"land uses that cause the generation of 10 or more pounds per day (PPD)of reactive organic gases(ROG), oxides of nitrogen(NOx),sulfur dioxide(SO2),or fine particulate matter(PMx)have the potential to affect air quality significantly. A 45,000 sq. ft. office park generates 10 lbs of emissions 1 each day and a 110,000 sq. ft. office park generates 25 lbs of emissions I per day. The Prado Business Park plans indicate about 160,000 square feet which equates to 36 lbs of emissions 1 produced each day. APCD staff has estimated the operational impacts of this development through the use of the URBEMIS2007 computer model,a tool for estimating vehicle travel, fuel use and the resulting emissions related to this project's land uses. The results of the model using County average trip distances demonstrated that the operational impacts will likely exceed the APCD's CEQA Tier II significance threshold value of 25 lbs/day for NOx,ROG,and PMIo. In addition to the criteria pollutants listed above the state of California recently passed Assembly Bill 32, the California Global Warming Solution Act of 2006 and California Governor Schwarzenegger Executive Order S-3-05 (June 1,.2005),both require reductions of greenhouse gases in the State of California. The Governor has recognized, "mitigation efforts will be necessary to reduce greenhouse gas emissions and adaptation efforts will be necessary to prepare Californian for the consequences of global warming". In order to mitigate air quality impacts from this project the applicant must implement all applicable Standard Mitigation Measures and all feasible, but no less than 10, Discretionary and Greenhouse Gas Mitigation Measures outlined in the letter �C.7 CITY OF SAN LUIS OBISPo 8 INITIAL STUDY ENVIRONMENTAL CHECKLIST.2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 issues unless Impact Mitigation Incorporated Page No. 9 from APCD dated February,2008. 1 Emissions are defined as one of either,ROG,NOx,or PM o. Conclusion: Potentially Significant Unless Mitigation Incorporated. The project will likely exceed APCD thresholds and air quality mitigation measures shall be required. The applicant should quantify the emissions from the construction phase activities, including all hauling of material on and off site so appropriate mitigation measures can be defined. However, since the MASP/AASP EIR determined air quality impacts resulting from build-out of the Plan to be less than significant, air quality impacts from this project are also determined to be less than significant. The City's Grading Ordinance and MASP/AASP EIR include dust control measures that will apply to the construction of the project. Mitigation Measure:. In order to mitigate air quality impacts associated with this project the applicant must implement the following measures: a. Mitigation Measures AIR 1.1, 1.2, 1.3,and AIR 2.1 from the MASP/AASP EIR. b. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. c. Provide on-site eating,refrigeration and food vending facilities to reduce employee lunchtime trips. d. Provide preferential carpool and vanpool parking spaces. e. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. f. Increase the building energy efficiency rating by 10%above what is required by Title 24 requirements. This can be accomplished in a number of ways(increasing attic, wall, or floor insulation, installing double pane windows, using efficient interior lighting,etc.). g. Implement all feasible Discretionary and Greenhouse Gas Mitigation Measures(but no less than 10)provided in the letter from APCD dated February,2008. 4. BIOLOGICAL RESOURCES. World theproject: a) Have a substantial adverse effect, either directly or indirectly or 1, 6, through habitat modifications, on any species identified as a 11, 26, candidate, sensitive,or special status species in local or regional 33 X plans, policies, or regulations, or by the California.Department of Fish and Game or U.S.Fish and Wildlife Service? b) Have a substantial adverse effect, on any riparian habitat or 11, 24, other sensitive natural community identified in local or regional 26,33 X plans, policies, or regulations, or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? c) Conflict with any local policies or ordinances protecting 6, 11, biological resources, such as a tree preservation policy or 26 X ordinance(e.g.Heritage Trees)? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native 11, 26, X resident or migratory wildlife corridors, or impede the use of 33 wildlife nursery sites? e) Conflict with the provisions of an adopted habitat Conservation Plan, Natural Community Conservation Plan, or other approved 6,26 X local,regional,or state habitat conservation plan? f) Have a substantial adverse effect on Federally protected wetlands as defined in Section 404 of the Clean Water Act 6, 24, (including, but not limited to, marshes, vernal pools, etc.) 26, 28, X throw _direct_ removal,_fillin , hydrological interru tion, or_ 33 Qd 1 —(o7 CITY OF SAN LUIS OBISPO 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 _ Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Cess Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 10 -------------- ----— -- -------- - othe means?-- --.----- — - -- - ._ Evaluation a), b) The MASP & AASP EIR conducted an extensive biological resource impact analyses and determined 19 potentially significant impacts. Of these 19 impacts, 6 were determined not to be significant and not require mitigation, one was ruled out as an impact for the MASP territory, and 3 more were determined not to be significant impacts at the conclusion of site specific surveys during the winter, spring, and summer of 2005.After a specialized biological report was prepared of the site, the City's Natural Resources Manager determined that impacts BIO- 6, 9, 12, 13, & 17 were applicable and could have potentially adverse effects on species identified as a candidate, sensitive, or special status species, riparian habitats or other sensitive natural communities, and protected wetlands. The impacts were determined to be potentially significant, but less than significant after mitigation. c), e) No endangered, threatened or other protected species have been reported on the project site. There are no local ordinances or habitat conservation plans that affect the property or identify the site as potential habitat for any protected species of plant or animal. d) The project site is located within what the City of San Luis Obispo classifies as a wildlife zone and it is City policy to protect wildlife corridors. The Margarita Area does not contain any waterways known to be important of viable fisheries, therefore there is not expected to be any effect on fish species. Due to the relatively poor soils, simple vegetation type (grassland), and general lack of vegetation diversity, the Western Enclave developments of MASP are not rich in wildlife species and do not form any kind of nursery or ref igium for wildlife species. Therefore it is not expected that the development would interfere substantially with the movement of any native wildlife species. f) A wetland assessment report prepared by David Wolff Environmental in 2005 and a more recent study by Althouse and Meade in 2008 for the project site identified 2.6 acres of wetlands referred to as Drainage A, Drainage B, seasonal wetland, and isolated wetland. Indicators of wetland hydrology were predominately drainage patterns, drift lines of debris, algal mats, and mud stained leaves. Drainage A is 0.6 acres bordering the western and part of the southern boundaries of the site. Drainage B enters the site from the east and nins in a southerly direction along the eastern portion of the site covering an area of 0.7 acres. Both Drainage A and Drainage B support a seasonal wetland plant community. A low lying flat area between Drainage A and Drainage B ponds when Drainage A tops its banks. This shallow ponded area of 1.3 acres is identified as a seasonal wetland in the wetland assessment report. The isolated wetland is a 400–450 square-foot depression, which is not located within tributary waters of the U.S., and does not fall under the jurisdiction of the U.S. Army Corp of Engineers pursuant to Section 404 of the Clean Water Act. It could represent a State wetland although California does not make the distinction of isolated wetland. Development of the project will impact certain of the site's wetlands,but those impacts have been determined to be less than significant after mitigation. Conclusion: Potentially Significant Unless Mitigation Incorporated. The project does have the potential to significantly impact biological resources but can be mitigated to less than significant. Mitigation Measures: Implement the following Mitigation Measures from the MASP/AASP EIR: 1. BIO 1.1,conduct surveys to determine presence of wetlands and/or sensitive species(already completed); 2. BIO 6.1, minimize impacts to wetland habitat and prepare and implement a wetland habitat mitigation plan, to the satisfaction of the Natural Resources Manager, California Department of Fish and Game, and U.S. Army Corps of Engineers; 3. BIO 9.1, mitigate for impacts to sensitive plant species (Congdon tarplant) to the satisfaction of the Natural Resources Manager; 4. BIO 12.1, conduct preconstruction surveys to determine presence of burrowing owl, and, if found, prepare and implement a protection and mitigation plan to the satisfaction of the California Department of Fish and Game; 5. BIO 13.1,provide training for construction personnel to recognize and protect California red-legged frogs;and CITY OF SAN LUIS OBISPO 10 INITUIL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 11 6. BIO 17.1,provide training for construction personnel to recognize and protect southwestern pond turtle. To accomplish the above, a City-approved biological monitor shall be retained by the project sponsors to oversee implementation of the described mitigations and other protective measures. 5.CULTURAL RESOURCES. Would theproject: a) Cause a substantial adverse change is the significance of a 16, 18, X historic resource?(See CEQA Guidelines 15064.5) 22 b) Cause a substantial adverse change in the significance of an 15, 18, X archeological resource?(See CEQA Guidelines 15064.5) 22,26 c) Directly or fti&e:cdy destroy a unique paleontological resource 6, 15, X or site or unique geologic feature? 18, 26 d) Disturb any human remains, including those interred outside of 17,18, X formal cemeteries? 26 Evaluation - - - - a), b) c) d) The MASP/AASP EIR determined that further on-site surface surveys be done in conjunction with each site specific development proposal. Consistent with this requirement, a Phase 1 archaeological resources inventory report prepared by Thor Conway dated February 25, 2008 was submitted to the City. That survey is hereby incorporated into this initial study by reference. A surface survey (ARI) made across the property did not reveal the presence of archaeological materials. The report concludes that development of the area is unlikely to affect any known or suspected archaeological resources and no additional investigation is recommended prior to construction. However, there will be significant excavation at the site associated with the installation of utilities and foundation for the project Therefore, the project does have the potential to impact cultural resources, but the following standard mitigation measure will properly address the potential impact of archaeological resources being uncovered during construction. Conclusion: Potentially Significant Unless Mitigation Incorporated. Mitigation Measure If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre- historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. 6. ENERGY AND MINERAL RESOURCES. Would theproject: a) Conflict with adopted energy conservation plans? 6 X b) Use non-renewable resources in a wasteful and inefficient 6 X mailer"? c) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the 6, 10 X State? Evaluation a)b) The project will not conflict with adopted energy conservation plans or promote the use of non-renewable resources in an inefficient manner. Future site development must comply with the policies contained in the Energy chapter of the General Plan's Conservation and Open Space Element(COSE). The City implements energy conservation goals through enforcement of the California Energy Code, which establishes energy conservation standards for residential and nonresidential construction. Future development of this site must meet those standards. The City also implements energy conservation goals through Architectural Review. Project designers are asked to show how a project makes maximum use of passive means of P44 1 6? r CITY OF SAN LUIS Osispo 11 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 - Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 12 reducing conventional energy demand, as opposed to designing a particular image and relying on mechanical systems to maintain comfort. c) There are no known mineral resources on the project site that would be of value to the region or to the residents of the State. Conclusion:No impact. 7. GEOLOGY AND SOILS Would theproject: 1. Expose people or structures to potential substantial adverse 5,8 X effects,including risk of loss,injury or death involving: I. Rupture of a known earthquake fault, as delineated in the 8, 19 most recent Alquist-Priolo Earthquake Fault Zoning Map X issued by the State Geologist for the area,or based on other substantial evidence of a known fault? 1L Strong seismic ground shaking? 8, 19 X III. Seismic related ground-failure,including liquefaction? 8, 19 X IV. Landslides or mudflows? 8, 19 X b) Result in substantial soil erosion or the loss of topsoil? 11, 19, X 28 c) Be located on a geologic unit or soil that is unstable, or that 8, 19, would become unstable as a result of the project,and potentially 31 X result in on or off site landslides, lateral spreading, subsidance, liquefaction,or collapse? d) Be located on expansive soil, as defined in Table 184-B of the 8,31 Uniform Building Code(1994), creating substantial risks to life X or property? Evaluation a) San Luis Obispo County, including San Luis Obispo is located within the Coast Range Geomorphic Province, which extends along the coastline from central California to Oregon. This region is characterized by extensive folding,faulting,and fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central and northern coast of California. Under the Alquist-Priolo Special Studies Zone Act, the State Geologist is required to delineate appropriately wide special studies zones to encompass all potentially and recently-active fault traces deemed sufficiently active and well-defined as to constitute a potential hazard to structures from surface faulting or fault creep. In San Luis Obispo County,the special Studies Zone includes the San Andreas and Los Osos faults. The edge of this study area extends to the westerly city limit line,near Los Osos Valley Road. According to a recently conducted geology study, the closest mapped active fault is the Los Osos Fault, which runs in a northwest direction and is about one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time (the last 10,000 years), portions of the Los Osos fault are considered "active". Other active faults in the region include: the San Andreas, located about 30 miles to the northeast, the Nacimiento, located approximately 12 miles to the northeast,and the San Simeon-Hosgri fault zone,located approximately 12 miles to the west. Although there are no fault lines on the project site or within close proximity, the site is located in an area of"High Seismic Hazards,"specifically Seismic Zone 4,which means that future buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. Structures must be designed in compliance with seismic design criteria established in the California Building Code for Seismic Zone 4. To minimise this potential impact, the Uniform Building Code and City Codes require new structures be built to resist such shaking or to remain standing in an earthquake. b) The NRCS Soil Survey for the project site recorded two soil types for the site, Marimel Sandy Clay Loam, occasionally flooded and Xererts-Xerolls-Urban Land Complex, 0 to 15 percent sloped. Cro ley Clay with 2 to 9 percent slopes is likely Uri - CITY OF SAN LUIS OBISPO 12 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless hnpact Mitigation incorporated Pa a No. 13 the original soil type within the Xererts-Xerolls-Urban Land Complex. Permeability of Marimel Sandy Clay Loam and Cropley Clay is moderately slow or slow and the available water capacity is high or very high. Surface runoff is slow or medium and the hazard of water erosion is slight or moderate. The majority of the site is Marimel Sandy Clay Loam; this very deep, somewhat poorly drained soil is on alluvial fans,flood plains, and narrow valleys. The underlying material (to a depth of 60 inches or more) is stratified clay loam and silty clay loam. The soil has a water table within 2 to 3 feet of the surface from about November to July in most years and is subject to occasional, brief flooding from December to March. This soil's main limitations for urban development are the high water table and the hazard of occasional flooding. The design of structures needs to consider the soil's low strength and drainage is needed if roads and building foundations are constructed.These limitations can be mitigated by careful placement of materials or mixing the soil with more desirable materials,by maintaining a high level of compaction and moisture control,and locating roads,streets,and buildings above the expected flood level. Cropley Clay soil is moderately well drained on alluvial fans or plains. Urban development is increasingly important on this soil.Foundations and footing designs need to compensate for the high shrink-swell potential and low strength.Road and street design can require that the base material be replaced or covered with a more suitable material so that maintenance in minimized.When irrigated the amount of water used must be controlled to prevent excessive runoff;sprinkler or drip methods of irrigation are best. c),d)The Safety Element of the General Plan indicates that the project site has a high potential for liquefaction,which is true for most of the City, and the site contains highly expansive soils as defined in Table 18-1-B of the Uniform Building Code (2001). Recommendations included in a soils report are sufficient to mitigate potential hazards from building in these areas. A Soils Engineering Report prepared by GeoSolutions Inc in April 2007 for the project site found that the potential for seismic liquefaction of soils appears to be low and the potential for seismically induced settlement and differential settlement is considered to be low. The site's primary concerns are the potential for expansion and/or contraction of soils and the potential for different settlement between foundations supported on two materials having different settlement characteristics. The report concluded the site is suitable for the proposed development provided the recommendations presented in the report are incorporated into the project plans and specifications. Conclusion: Potentially Significant Unless Mitigation Incorporated. Development will be required to comply with the Uniform Building Codes and City Codes which require new structures to be built to resist shaking or to remain standing in an earthquake, and proper documentation of soil characteristics for designing structurally sound buildings. The Building Division of the Community Development Department routinely reviews project for their compliance with the recommendations of the soils engineering report for the site. Mitigation Measures: The applicant shall incorporate the recommendations included in the Soils Engineering Report for Parcel 12 Prado Road prepared by GeoSolutions Inc.into final project plans and specifications. 8. HAZARDS AND HAZARDOUS MATERIALS. Would the pro'ect: a) Create a significant hazard to the public or the environment 5, 24, X though the routine use, transport or disposal of hazardous 26,30 materials? b) Create a significant hazard to the public or the environment 10, 24, through reasonably foreseeable upset and accident conditions 26,30 X involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely 9, 24, X hazardous materials, substances, or waste within one-quarter, 26 mile of an existing or proposed school?__ Crry OF SAN Luis OBISPO 13 INITIAL STUDY ENVIRONMENTAL CHECKLIST 200 7l Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially 7otentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 14 d) Expose people or structures to existing sources of hazardous 9, 10, emissions or hazardous or acutely hazardous materials, 26,30 X substances,or waste? e) Be located on a site which is included on a list of hazardous 9,26 materials sites compiled pursuant to Government Code Section- 659625 and, as a result,it would create a significant haard to X the public or the environment? f) For a project located within an airport land use plan, or within 9, 21, two miles of a public airport,would the project result in a safety 22,26 X hazard for the people residing or working in the project area? g) Impair implementation of; or physically interfere with, the 5, 24, adopted emergency response plan or emergency evacuation 26 X Plan? h) Expose people or structures to a significant risk of lose, injury, 5, 24, or death,involving wildland fires;including where wildlands are 26 X Adjacent to urbanized areas or where residents are intermixed ---with wildlands?-- Evaluation ---- - a), b), d) The MASP/AASP EIR determined that historical agricultural activities and surrounding industrial activities of the Margarita Area may have released hazardous materials into the environment. Hazardous materials releases may have involved leaking underground or aboveground storage tanks, or similar events from other nearby properties that store or handle hazardous or toxic materials. This project shall require an APCD permit to address proper management of the hydrocarbon contaminated soil prior to the start of any earthwork. This permit shall include conditions to minimize emissions from any excavation,disposal or related process. The project site is located in a candidate area for Naturally Occurring Asbestos (NOA),which has been identified as a toxic air contaminant by the California Air Resources Board (ARB). Under the ARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if NOA is present within the area that will be disturbed If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Construction-related and ground disturbing activities may involve the use of materials that could contaminate nearby soils and water resources in the project area. Existence of such potential hazards could cause construction workersand other people to be exposed to dust or emissions containing such hazardous materials or to organic pesticides,herbicides,and other hazardous materials.The MASP/AASP EIR further determined impacts related to development of allowed business park land uses could result in operations-related exposures to hazardous materials and short-term surface water quality degradation from accidental release of hazardous materials during construction; areas of concern within the MASP included specific mention of Acacia Creek. The MASP/AASP EIR required 3 mitigation measures that would reduce such impacts to less than significant, HAZ 1.1, 1.2,and 2.1. Since the project involves development of business park-office uses there is potential for impacts related to business park office development or uses that would involve the handling or disposal of materials used onsite, or the delivery, use, manufacture and/or storage of various chemicals necessary to perform manufacturing and business park activities. Mitigation Measure HAZ 2.1 is applicable to the subject project and is required to be brought forward as a condition of approval. Additionally, business using hazardous materials in sufficient quantities will be required to file a report with the Fire Department,as required by the California Health and Safety Code. c),e)The project site is not located within a one-quarter mile of an existing or proposed school and the site is not on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. �l CITY OF SAN LUIS OBISPO 14 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007- Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially potentially LessTnan No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 15 f)The project site is located within the Airport Land Use Plan(ALUP)area S-IB,but when adopted,the City Council found the MASP to be consistent with the ALUP. Since the project and proposed uses and densities are compliant with the MASP, the project is also compatible with the policies and objectives of the Airport Land Use Plan. g) The project has been reviewed by the Fire Marshal to assure compliance with adopted fire/emergency-related codes. He has determined that the project will not conflict with any emergency response plan or emergency evacuation plan. h) The Safety Element of the General Plan identifies the site as having a low potential for impacts from wildland fires. Conclusion: Potentially Significant Unless Mitigation Incorporated. The project does have the potential to have significant impacts from hazards and hazardous materials but can be mitigated to less than significant. Mitigation Measures: As stipulated in the MASP/AASP EIR,the applicant shall prepare a plan identifying,when they are known,site/development- specific construction activities that will involve hazardous materials. The plan shall be prepared before construction activities begin that involve hazardous materials and shall discuss proper handling and disposal of materials used or produced onsite, such as petroleum products,concrete,and sanitary waste. The plan will also outline a specific protocol to identify health risks associated with the presence of chemical compounds in the soil and/or groundwater and identify specific protective measures to be followed by the workers entering the work area. If the presence of hazardous materials is suspected or encountered during construction-related activities,the project applicant will cause Mitigation Measure HAZ-1.2 to be activated. As stipulated in the MASP/AASP EIR, the applicant shall prepare a plan identifying hazardous materials management practices as might be required by state and local laws and regulations regarding delivery,use,manufacture,and storage of any such regulated materials might be present on site for any operations-related activities. This plan would identify the proper handling and disposal of materials uses or produced onsite, such as petroleum products, concrete, and sanitary waste. By the filing of said Plan,the City Fire Department will be on notice to provide regular and routine fire and life-safety inspections to determine compliance with applicable health and safety codes. According to the APCD the project site is a candidate area for NOA,which has been identified as a toxic air contaminant by the ARB. The project applicant is responsible for conducting a geologic evaluation of the area that will be disturbed to determine if NOA is present. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM.If NOA is not present,an exemption request must be filed with the APCD. 9. HYDROLOGY AND WATER QUALITY. Would theproject: a) Violate any water quality standards or waste discharge 8, 24, X requirements? 26 b) Substantially deplete groundwater supplies or interfere 8, 24, substantially with groundwater recharge such that there would be 26 a net deficit in aquifer volume or a lowering of the local X groundwater table level (eg. The production rate of preexisting nearby wells would drop to a level which would not support existing land uses for which permits have been granted)? c) Create or contribute runoff water which would exceed the 23, 24, capacity of existing or planned storm-water drainage systems o; 26 X provide substantial additional sources of polluted runoff. d) Substantially alter the existing draraage pattern of the site or [23, 24, area in a manner which would result 'in substantial erosion or6 X siltation onsite or offsite? CITY OF SAN LUIS OBISPo 15 _ INMAL STUDY ENVIRONMENTAL CHECID_I I Z Q�� Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 16 e) Substantially alter the existing drainage pattern of the site or 23, 24, area in a manner which would result in substantial flooding 26 X onsite or offsite? fj Place housing within a 100-year flood hazard area as mapped on 24, 26, a Federal Flood Hazard Boundary or Flood Insurance Rate Map 29 X or other flood hazard delineation map? g) Place within a 100-year flood hazard area structures which 9, 24, X would impede or redirect flood flows? 26,29 h) Will the project introduce typical storm water pollutants into 24,26 X ground or surface waters? i) Will the project alter ground water or surface water quality, 24,26 X temperature,dissolved oxygen,or tuibidi _ Evaluation a) Grading and construction activities have the potential to discharge incidental sediment and construction related pollutants, such as petroleum products, into the Margarita Stormwater Basin. According to the MASP/AASP EIR, development associated with the project will require issuance of an NPDES general construction activity stone water permit by the Central Coast Regional Water Quality Control Board (RWQCB). Completion of this project would ensure that construction-related discharges are limited or adequately accommodated by properly engineered infrastructure design. b) The City currently has water to allocate, and does so on a"first-come, first-served" basis. Water is allocated at the time building permits are issued and the Water Impact Fee is paid. Water will need to be provided by the City's Utilities Department and it must be shown that supplying the project will not use or otherwise deplete groundwater resources or interfere with groundwater recharge. According to the MASP/AASP EIR, impacts on water resources were identified in the City General Plan EIR as a significant irreversible effect(Fugro 1993). The MASP and AASP would increase water demand by approximately 493,000 gallons per day (based on a per-capita water use rate of 145 gallons per day) and increase the demand for water and water distribution facilities in San Luis Obispo.This increase in water demand is similar to the increase anticipated in the City General Plan. Provisions in the City General Plan, the MASP, and AASP ensure that an adequate quantity of water will exist before any development is allowed. Additionally, the MASP and AASP include adequate distribution facilities as outlined in the facility master plans.Therefore,this impact is considered less than significant. c), d), e) According to the MASP/AASP EIR, the proposed development of the site will increase the amount of impervious surfaces on the site and affect the absorption rate, drainage patterns,and the amount and rate of surface runoff. Site drainage will be evaluated with the grading plans as part of the Building Permit process and the project is subject to the revised City Storm Drain Master Plan/Waterway Management Plan that discusses the necessary improvements that would ensure adequate transmission and detention of storm water flow created by any new development and thus potential impacts resulting from increased development—related run-off was determined by the MASP/RASP EIR to be less than significant,and no mitigation required. The capacity of the storm drains in the area has been evaluated for their ability to handle the change in site drainage and characteristics for the Margarita area detailed in the Addendum and Update to Hydrologic and Hydraulic Analysis Report for the Margarita Area. The report has outlined the necessary upgrades to accommodated runoff of future development at the 100-year recurrence intervals, while releasing the pre-developed flow. To ensure that runoff levels will be equal to or less than existing levels, all storm water runoff will be contained in detention basins and drained at a rate not to exceed the 2-year undeveloped flow rate. f),g)According to a preliminary project drainage report and hydraulic design prepared by Above Grade Engineering for this site it is uncertain what the flood elevation currently is.The report identifies discrepancies between the City Flood Map which indicates the area directly adjacent to the project site as not being in a flood zone while the County Flood Map illustrates the project site is within Flood Zone"A"which is subject to 100-year flooding. The report continues to note that the project site is not likely to be in an area of flooding because specific studies performed by FEMA within the City limits are more current than the overall flood map and the project will be built on 2-3 feet of fill from the expansion of the adjacent basin. If it is determined the project site is within a flood zone, the building design will need to comply with FEMA requirements and the City's Flood Damage Prevention Ordinance. As no housing is included as part of the project,no housing will be subject to a N - -7V CITY OF SAN LUIS OBISPO 16 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially less Tuan No Significant Significant Significant Impact ER # 112 07 issues Unless Impact Mitigation Incorporated Page No. 17 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map, however conditions of approval are recommended to avoid potential impacts requiring that 1.) The final subdivision design and stormwater detention facility take into consideration the effects on the 100-year floodplain as mapped on the FEMA FIRM Panel prior to ground disturbing activities, 2.) Stormwater facilities be in compliance with City Waterways Management Plan requirements for Special Floodplain Management Zone and,3.) The design of the stormwater facilities will be required to be such that it resolves historical flooding in this location of the site with no net loss of floodplain storage. h), i)According to the MASP/AASP EIR,the project could potentially introduce typical storm water pollutants into ground or surface waters during construction activities and as a result of ongoing use of the project area. As a result,the development would require issuance of an NPDES general construction activity permit by the Central Coast RWQCB. Completion of this permit process would ensure that construction-related discharges were limited. Because ongoing use of the project area for commercial uses would also increase the potential for discharge of chemicals, oils and fuels, and waste into projected waterways, such as the Margarita Stormwater Basin and wetlands, the requirement for the implementation of Best Management Practices(BMPs)must be established to greatly reduce the potential for unwanted runoff. Conclusion No significant impacts have been identified with respect to water quality or hydrology. To ensure that potential drainage impacts are minimized to a level of insignificance, development of the site is required to be designed to meet all applicable City codes, including City grading and drainage standards, as described in the San Luis Obispo Building and Construction Code and Storm Drain Master Plan/Waterway Management Plan. 10. LAND USE AND PLANNING- Would theproject: a) Conflict with applicable land use plan, policy, or regulation of 1,8, an agency with jurisdiction over the project adopted for the 21, X purpose of avoiding or mitigating an environmental effect? 22,24 b) Physically divide an established community'? 1, 2, X 10,24 c) Conflict with any applicable habitat conservation plan or natural 6, 10, X commbni _conservation laps?____ 24 Evaluation a) The project is consistent with the Margarita Area Specific Plan (MASP) and does not conflict with the Airport Land Use Plan. b) The project will not physically divide an established community since the project is a logical and orderly extension of the planned land uses and development that are already established within the surrounding area. c) The project will not conflict with any applicable habitat conservation plans or natural community conservation plans. Conclusion The project has been designed in compliance with the General Plan, MASP, Zoning Regulations, and the Airport Land Use Plan and will not create any impacts to land use and 11.NOISE. Would the project result in: a) Exposure of people to or generation of "unacceptable" noise levels as defined by the San Luis Obispo General Plan Noise 4, 24, X Element, or general noise levels in excess of standards 26 established in the Noise Ordinance? b) A substantial temporary, periodic, or permanent increase in 4,24 ambient noise levels in the project vicinity above levels existing X without the project? Pkv �CITY OF SAN LUIS OBISPO 17 INITIAL STUDY ENVIRONMENTAL CHECKLIST 007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 18 c) Exposure of persons to or generation of excessive gro4dbome 4, 10 X - vibration or groundbome noise levels? d) For a project located within an airport land use plan, or within 10, 22, two miles of a public airport of public use airport, would the' 26 X project expose people residing or working in the project area to excessive noise levels? Evaluation a), d) According to the MASP/AASP EIR, the proposed project is located in an area zoned for business land uses that are predicted to be exposed to traffic noise levels that exceed the Noise Element. The project site is also located within the projected 60 dB average airport noise contour indicated by the Airport Land Use Plan (ALUP) and a single event noise contour of 75 dB at ground level.The City's Noise Element limits all outdoor use areas to a maximum average noise level of 60 dB and the Margarita Area Specific Plan(MASP)regulates interior noise exposure to not exceed an average of 45 dB or 60 dB from an aircraft single event. The ALUP designates offices and office buildings as "moderately noise sensitive"land uses and are compatible inside the 60 dB airport noise contour with mitigation.The ALUP also indicates that the single event interior degree of noise attenuation required for the project is 15 dB (75-60) and that normal construction techniques are assumed to provide adequate noise attenuation at this degree. The project is required to be consistent with the MASP standards for road noise mitigation and outdoor noise reduction as well as subject to mitigation measures listed and adopted.in the City's General Plan Noise Element. Conditions of approval require that measures contained in the City's Noise Guidebook and as determined by the qualified acoustic consultant shall be incorporated into the design of the buildings to ensure that noise impacts are reduced to achieve the performance thresholds set forth in the City's Noise Element. The MASP/AASP EIR indicates that without mitigation, impacts from noise would be significant but since the City's Noise Element requires implementation of noise mitigation measures for development of new noise-sensitive uses or noise sources, impacts from noise will be reduced to a less than significant level. b), c) Site development will result in increases in ambient noise levels but not to significant levels because policies in the City's Noise Element regulate potential noise impacts. Noise increases that would affect ambient levels are to be reduced to thresholds determined to be acceptable in residential areas. Construction activities also generate noise, and may temporarily raise the ambient noise levels above acceptable levels for the duration of construction, including groundbome vibration and noise. Constriction noise is regulated by the City's Noise Ordinance, which regulates time of construction and maximum noise levels that may be generated. The project would be required to meet the noise standards contained in the Ordinance, which includes limitations on the days and hours of construction. Conclusion Mitigation measures specified in the City's Noise Element, MASP, and the ALUP are sufficient enough to ensure noise exposure will not exceed City thresholds. 12. .POPULATION AND HOUSING. Would theproject: a) Induce substantial population growth in an area, either directly 1, 3, (for example-by proposing new homes or businesses) or 10,24 X indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing or people 3,24 necessitating the construction of replacement housing. X elsewhere?.____ _ Evaluation -— ——--- — a) The project includes nearly 160,000 sq ft of office and light industrial which will likely create a significant amount of jobs and the extension of infrastructure congruous with the extension of Prado Road which may induce population growth. However, the project is located within the City's Urban Reserve Line which is an area identified by the General Plan that provides adequate capacity for new housing and employment up to the City's desired maximum. P-H 23 CITY OF SAN LUIS OBISPO 18 INITIAL STUDY ENVIRONMENTAL.CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially LessTttan No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 19 b) The project site is presently undeveloped land with no residential dwellings. As a result, housing and people will not be displaced by the project. Conclusion The population growth created by the project is considered to be less than significant since the development is consistent with General Plan policies and Zoning Regulation standards, and development of the project site has been accounted for in the population estimates contained in the City's General Plan. 13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision, or need, of new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: a) Fire protection? 8,26 x b) Police protection? 8,26 x c) Schools? 8,26 x d) Parks? 8,26 x e) Roads and other transportation infrastructure? 8,26 x Other_ iiblic_facilities?__-- _- __ 8,26 X Evaluation a), b), d), e), f) The MASP/AASP EIR determined that implementation and build out of the MASP will not result in any significant impacts related to any of the above-listed services due to the ability to off-set service needs through the City's Development Impact Fee program established via the City General Plan and augmented by the development fee program in MASP and concluded that no further mitigation was necessary. Additionally,the project will not result in substantial adverse physical impacts associated with the provision of, or need for, new or physically altered government facilities, the construction of which might have the potential to cause significant environmental impacts. In accordance with the MASP,the project is subject to City and MASP established Development Impact Fees that are charged in conjunction with approval of development projects to offset costs associated with increases in demand of public services. c) The school districts in the state have the authority to collect fees at the time of issuance of building permits to offset the costs to finance school site acquisition and school construction,and are deemed by State law to be adequate mitigation for all school facility requirements.Any increases in demand on school facilities caused by the project are considered to be mitigated by the district's collection of adopted fees at the time of building permit issuance. Conclusion It is expected that the project will have a less than significant impact on the City's ability to provide public services. 14.RECREATION. Would the project: a) Increase the use of existing neighborhood or regional parks or 8, 21, other recreational facilities such that substantial physical 26 X deterioration of the facility would occur or be accelerated? b) Include recreati6nal facilities or require the construction or 21,24 expansion of recreational facilities,which might have an adverse X _ Physical effect on the environment? Evaluation a) The build-out of the project will indirectly add to the demand for parks and other recreational facilities. The MASP has anticipated this demand by designating certain areas within the Plan area for"Sports Fields"(Damon-Garcia Ball Fields) and "Neighborhood Park"for active recreational use and other areas for"Open Space-Hills"or"Open Space-Riparian"for more passive recreation/aesthetic amenities (e.g. walking or bicycling paths and trails). The MASP/AASP EIR determined that while build-out of the MASP will generate increased demand for recreational facilities,the impact is less than significant due to the designation of more than the City required acreage of parks and open space. The MASP also specifiesthat,idee'vlelopers CITY OF SAN LUIS OBISPO 19 INITIAL STUDY ENVIRONMENTAL CHECK 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No.20 will contribute to the construction of public park facilities through the payment of adopted City and MASP Park Improvement Fees to offset costs associated with increases in demand and services related to maintaining City-wide public park areas. b) The project does not include the construction of recreational facilities designated by the MASP. Conclusion Park and recreation facility demands will increase but not significantly because of adopted City and MASP Park Improvement Fees and the MASP designates more than required park and open space areas. 15. TRANSPORTATION/TRAFFIC. Would theproject: a) Cause an increase in traffic which is substantial in relation to the 2, 26, X existing traffic load and capacity of the street system? 29,32 b) Exceed, either individually or cumulatively, a level of service 2, 26, X standard established by the county congestion management 29,32 agency for designated roads and highways? c) Substantially increase hazards due to design features (e.g: sharp 26 X curves or dangerous intersections) or incompatible uses (e.& farm equipment)? d) Result in inadequate emergency access? 26 X e) Result in inadequate parking capacity onsite or offsite? 8, 10, X 24 f) Conflict with adopted policies sttpportiag alternative 2,26 X transportation(e g.bus turnouts,bicycle racks)? g) Conflict with the with San Luis Obispo County Airport Land 22,26 X Use Plan resulting in substantial safety risks from hazards,noise, or a change in air-trafficpatterns? Evaluation a),b)The Circulation Plan of the MASP(as well as the Circulation Plan of the AASP and the Circulation Element of the City General Plan) identifies the essential primary road system that will be needed to accommodate development within the plan area and surrounding growth areas of the City at specified LOS thresholds. The MASP/AASP EIR determined that the roadway plans of these planning documents are for the most part self-mitigating in that 1.) Roadway alignments, road extensions, and new intersections are designed and will be built in response to traffic projected at build-out and, 2.) Development projects in the Airport and Margarita Specific Plan areas will also contribute their fair share either through adopted Traffic Impact Fees,MASP development impact fees,assessments or dedications to specified roadway improvements (EIR page 3D-29). The primary self-mitigating traffic feature of the MASP is the Plan's requirement that Prado Road be extended easterly, from its current terminus just east of South Higuera Street, all the way to Broad Street, thus providing a major new divided 4-lane east-west cross town arterial connector in the southerly area of San Luis Obispo.The project will be conditioned to provide build-out of Prado Road commensurate with the development of the site together with other developments,as required by the MASP and MASP/AASP EIR and as recommended by the City Public Works Department. Prado Road Extension The main issue with the review of this project related to the extension of Prado Road consistent with the MASP has been the sequence of development in the area and the expectation that the full roadway would be in place prior to the project site being developed. Table 13, Development and Facilities Links, of the MASP indicates that"Dedication of full right-of-way width and construction of Prado Road as a two-lane roadway through the Margarita Area"would occur prior to site development. Therefore, City staff prepared an analysis of the potential impacts of allowing the project to be developed with street improvements adjacent to the site, but not requiring the completion of the full Prado Road extension. (Attachment 1). This analysis was completed to determine if the existing road capacity as extended to service the site could adequately handle the increased traffic volumes from the project and if any other off-site mitigation may be necessary. D1 I T tt � 7� CITY OF SAN Luis OBISPO 20 INITIAL STUDY ENVIRONMENTAL CHECKusT 2007 Attachment 4 Issues, Discussion and Supporting'._irmation Sources Sources Potentia Potentially Less Than No Significant Significant Significant Impact ER# 112-07 Issues Unless Impact Mitigation Incorporated Page No.21 The analysis concluded that the intersection of Prado Road/South Higuera should not experience any significant traffic LOS impacts if the 400 Prado Road subdivision is approved and occupied prior to the Prado Road extension being completed. However, the analysis also reviewed potential operation changes that may occur due to the increase in traffic volumes and current lane capacities. The analysis indicated there is a potential for the westbound left turn lane to fail (demand exceeds storage length) when the 400 Prado Road project is built.Based upon the projected new turn volumes the westbound left turn storage lane should be extended to a minimum of 200' to meet the new demand of the project and reduce the potential of turning traffic to queue into the adjacent through lane. In addition to this modification,the increase in right-turn and left-turn traffic caused by the project will likely make the vehicle and pedestrian conflicts at the intersection worsen in the Baseline+Project condition.This condition can be mitigated in two ways.First,by retrofitting the existing pedestrian signal heads at the intersection(for the pedestrian crossings of Higuera Street)to the newer pedestrian countdown signals to help in separating out pedestrian and turning traffic.These signal heads have proven effective in reducing the conflicts between pedestrians and vehicles and should mitigate any potential impacts that may occur from the new development project. Due to the high volume of left turns on Prado Road coming from the new development area,another project-related impact is accommodating protected/permissive left turn phasing in both the eastbound and westbound directions of Prado Road to help clear the left turn queues during signal phases. Conclusion: Potentially Significant Unless Mitigation Incorporated. Mitigation Measure As part of public infrastructure improvements for the subdivision map the applicant.shall: a. Modify the intersection of Prado Road/Higuera Street in order to lengthen the westbound left turn lane on Prado Road to a minimum of 200' of storage length. b. Install countdown pedestrian signal heads for the two South Higuera Street crossings. c. Modify the eastbound and westbound approaches of Prado Road to include protected/permissive left-turn signal phasing. d. The improvements shall include miscellaneous signing and striping modifications and potential installation/modification of traffic signal detection equipment for the approaches of Prado Road. Unocal Collector Table 13, Development and Facilities Links, of the MASP indicates that "Construction of the `Unocal Collector' between Prado Road and the southerly boundary of the Margarita Area' would be a requirement of project site development. Project plans show the dedication and development of the collector road on the eastern side of the site consistent with the MASP to the southernmost access point to the project,but not to the southerly boundary of the Margarita Area. Since the adoption of the MASP,there are two circumstances that affect the full development of the collector road adjacent to the site. The first is the discovery of additional wetland areas in the direct trajectory of the proposed roadway. The second is potential preferred alternative locations for a north-south collector road between Prado and Tank Farm Roads depending on the ultimate development plans for properties to the south of the site. Section 10.10 of the MASP allows for"adjustments"to be approved along with the submittal of subdivision maps. The MASP defines an adjustment as a"minor change to precise features of the plan,where the resulting difference in development type or capacity is not significant and the change is clearly consistent with the intent of the specific plan". Given that the full development of the collector road adjacent to the site may not be ultimately desired based on future plans approved for adjacent development,the Community Development Director has determined that the proposal can be supported and qualifies as an adjustment that can be approved along with the tentative subdivision map. Conclusion: Potentially Significant Unless Mitigation Incorporated. 9 `i CITY OF SAN LUIS OBISPO 21 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless impact Mitigation Incorporated Page No.22 Mitigation Measure An adjustment to the MASP shall be processed along with the tentative-subdivision map for the project. A condition of approval shall preserve the potential for the extension of the collector road to the south through the full dedication of the needed right-of-way. The condition shall also require that a covenant agreement be executed to call for the future development of the extended roadway if determined to be desired in the future. South Higuera/Prado Intersection The project, as well as all other development that occurs in the future pursuant to the MASP, AASP, and the City General Plan will increase traffic in the area, but will not exceed established acceptable level of service (LOS) threshold (adopted at LOS "D" by the City General Plan) for San Luis Obispo as discussed in the MASP/AASP EIR, except for the Prado Road/South Higuera Street intersection. Resolution 9726-2005 Series, adopted by the City Council August 23, 2005, determined potential and proposed development circumstances had changed sufficiently in the Airport Area since the adoption of the MASP, such that Level of Service (LOS) at the intersection of Prado Road and South Higuera Street would decline from LOS "D" (as found in the MASP/AASP EIR) to LOS "E". Additional mitigation (T-2.1) was determined necessary to lessen the effects of the significant impact at this intersection, although the impact was concluded to be unavoidable. The added mitigation requires that the threshold for Transportation Demand Management(TDM) requirements shall be reduced to apply to employers with 25 or more employees. c), d) The Margarita Area Specific Plan will require that the project provides roadways that are designed and developed in accordance with adopted city standards thereby assuring predetermined standards necessary to limit safety hazards and provide adequate emergency access. e)Parking for the project is provided based on the provisions of the Margarita Area Specific Plan of no more than 1 space per 300 square feet. The project, which contains a total of 159,663 square feet, would require 532 spaces if all the spaces within the seven separate buildings were dedicated to office uses. Plans show that a total of 479 spaces will be provided, which is consistent with the 1:300 parking ration with a 10% shared parking reduction. In accordance with City standards, short-term bicycle racks have been provided for the public(24),and long-term bicycle storage has also been provided(72). f) The MASP/AASP EIR identified certain secondary impacts to pedestrians and bicyclists that could result from road improvements needed to achieve vehicular flow at intersections noted in Table 3D-10. Such secondary impacts relate to increased crossing distances from road widening at intersections and introducing conflicts at intersections with multiple turning lanes. The MASP/RASP EIR notes such impacts can be adequately avoided by implementation of Mitigations Measures T-1.1 Design Features which,in summary,incorporate the following: 1. Sidewalks along both sides of all newly constructed streets and reconstructed streets, 2. Crosswalks (pursuant to the City's adopted"Pedestrian Crosswalk Guidelines-2000") at new and reconstructed intersections, 3. Pedestrian signals at all new and reconstructed signalized intersections,and 4. Class II bike lanes on all new and reconstructed streets per the City Bicycle Transportation Plan and MASP. Payment of City adopted Traffic and Development Impact Fees will contribute to the construction intersection improvements at a later time to be determined by the City. g) The MASP has already been found to not conflict with the San Luis Obispo County Airport Land Use Plan (ALUP). Therefore, as the subject project complies with the pertinent requirements of the MASP regarding allowed land toes and development densities and standards,the project is not in conflict with the ALUP. Conclusion The project, as part of the MASP,will cumulatively increase traffic which is substantial in relation to the existing traffic load CITY OF SAN LUIS OBISPO 22 INITIAL STUDY ENVIRONMENTAL CHECKLIST 200 7 Attachment 4 Issues, Discussion and Supporting Information Sources sounies Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless impact Mitigation Incorporated Page No.23 and capacity of the street system but mitigation measures identified in the MASP/RASP EIR and identified mitigation measures contained in this initial study will reduce the significance of this impact Additionally the Prado Road/South Higuera Street intersection will exceed a level of service standard established by the City for designated roads and highways and is considered a significant and unavoidable impact.A Statement of Overriding Conditions was prepared address' that"impact 16.UTII.ITIES AND SERVICE SYSTEMS. Would theproject: a) Exceed wastewater treatment requirements of the applicable 7,26 X Regional Water Quality Control Board? b) Require or result in the construction or expansion of new water 7,26 treatment;wastewater treatment,or storm drainage facilities,the X construction of which could cause significant environmental effects? c) Have sufficient water supplies available to serve the project 7,26 X from existing entitlements and resources, or are new and expanded water resources needed? d) Result in a determination by the wastewater treatment provider 7,26 X which serves or may serve the project that it has adequate capacity to serve the project's projected demand and addition to the provider's existing commitment? e) Be served by a landfill with sufficient permitted capacity to 7, 25, X accommodate the project's solid waste disposal needs? 26 f) Comply with federal; state, and local statutes and regulations 7, 25, X related to solid waste? 26 Evaluation a), b) The MASP/AASP EIR determined that implementation and build-out of the MASP will not result in any significant impacts related to delivery of domestic water, wastewater collection or treatment, or storm water drainagelretention and concluded that such impacts related to build-out of the MASP were less than significant and no mitigation was deemed necessary. The project proposes to provide all water, sewer, and storm drain facilities necessary to adequately serve the subject project, including distribution, collection and other infrastructure capacity as required by the MASP facility master plan and the City's Storm Drain Master Plan/Waterway Management Plan. The project is also subject to City and MASP established Development Impact Fees that are charged in conjunction with approval of development projects to offset costs associated with off-site city-wide utility system impacts related to needed periodic maintenance and upgrades. c)Provisions in the City General Plan and MASP ensure that an adequate quantity of water will exist before any development is allowed. The City has also adopted the Water Allocation Regulations to insure that increased water use by new development will not cause inadequate water service to existing and future customers. Section 17.89.030 of the Water Allocation Regulation states that a water allocation permit shall be required to obtain a connection to the city water system for a structure or facility not previously connected. This project is also subject to citywide water impact fees and the MASP- specific water add-on fees which were adopted to ensure that new development pays its share of constructing additional infrastructure needed to support additional facilities. d) The City wastewater treatment plant and existing and proposed sewer lines in the vicinity and within the project.site have sufficient capacity to serve the project site. The developer will be required to construct on-site sewer facilities according to the Uniform Plumbing Code standards. Impact fees are also collected when building permits are issued to pay for capacity at the City's Water Reclamation Facility. The fees are set to offset potential impacts associated with increases in demand and use by each new residential unit in the project. e), f) Solid waste collection within the City will be provided by a private operator under a City franchise and disposal is expected to continue at Cold Canyon Landfill until 2018. The project must be consistent with the City's Source Reduction and Recycling Element which requires that recycling facilities be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application. The project is also required by the ordinance to include facilities for recycling to reduce the waste stream generated by the project P+41 -S',( Ze CITY OF SAN LUIS OBISPO 23 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No.24 The project will fully comply with existing federal,state,and local statutes and regulations related to solid waste. Conclusion No s' cant impacts have been identified relative to utilities or service systems. 17.MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the 26 environment,substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal X community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehisto The project is consistent with the MASP.The MASP/AASP EIR address cumulative impacts resulting from the implementation of both specific plans and noted that with the application of proposed mitigation measures impacts would be reduced to a less-than-significant level for all environmental resources except for land use(loss of agricultural resources).A Statement of Overriding Considerations addresses significant and unavoidable impacts associated with the MASP. b) Does the project have impacts that are individually limited, but 26 cumulatively considerable? ("Cumulatively considerable" X means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future ro'ects The project is consistent with the MASP.The MASP/AASP EIR address cumulative impacts resulting from the implementation of both specific plans and noted that with the application of proposed mitigation measures impacts would be reduced to a less-than-significant level for all environmental resources except for land use.A Statement of Overriding Considerations addresses significant and unavoidable impacts associated with the MASP. c) Does theproJ'ect have environmental effects which will cause 26 . . substantial adverse effects on human beings, either directly or X indirectl .. The project is consistent with the MASP. The MASP/AASP EIR address cumulative impacts resulting from the implementation of both specific plans and noted that with the application of proposed mitigation measures impacts would be reduced to a less-than-significant level for all environmental resources except for land use. A Statement of Overriding Considerations addresses significant and unavoidable impacts associated with the MASP. 18.EARLIER ANALYSES. Earlier analysis may be used where,pursuant to the tiering,program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the-following,items:— - -.a - Earlier analysis used. Iden" earlier analyses and state where they are available_for.review. In 2004 the City of San Luis Obispo certified an Environmental Impact Report (EIR) for the Margarita Area Specific Plan (MASP), the Airport Area Specific Plan (AASP) and the related Facilities Master Plan. The subject project lies within the boundaries of the MASP. Therefore, this prior MASP/AASP EIR evaluation considered impacts and mitigation related generally to potential development of the subject site and others pursuant to the MASP and related Facilities Master Plan. The prior MASP/AASP EIR,certified by the City Council along with the adoption of the MASP and Facilities Master Plan on October 12, 2004, by Resolution No. 9615 (2004 Series), contained a variety of mitigation measures to be incorporated as discrete components of the MASP or as policies or development standards to be implemented through site specific development proposals. Further on August 23, 2005, by Resolution No. 9726 (2005 Series), the City Council re-certified, with additional mitigation,the MASP/AASP EIR for the Airport Area Specific Plan(AASP),and adopted the Plan. The California Environmental Quality Act (CEQA) allows Lead Agencies (the City) to use the analysis of general matters P-4 �Z CITY OF SAN LUIS OBISPO 24 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially" Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No.25 contained in a broader EIR, such as for a general or specific plan, with later EIRs or Negative Declarations on narrower projects; incorporating by reference the general discussions from the broader EIR, and concentrating the later EIR or Negative Declaration solely on the issues specific to the later project. The environmental assessment approach is refereed to as"tiering» The environmental analyses above for this project take into account the environmental conclusions of the prior EIR as they are applicable to the proposed site specific project. As such,mitigation measures adopted in the prior EIR that are applicable to the subject site-specific project, and therefore must be incorporated into the proposed project to effectively mitigate the prior identified impacts, are listed below. Some of these mitigation measures are verbatim from the prior EIR, others have been refined to more specifically clarify how they are applicable to the site specific project by way of Conditions of Approval, in order to be properly implemented. The Aimort Area and Margarita Area Specific Plans and Related Facilities Master Plans and Final Program EIR is available for review at the City of San Luis Obispo Community Development Department, City Hall, 919 Palm Street, San Luis Obispo,CA 93401. b) Impacts adequately addressed Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the-earlier analysis. The MASP/AASP EIR was certified by the City Council on October 12, 2004, thereby determining that the EIR adequately analyzed the potentially significant impacts listed in Column No. 1 and that mitigation was required. One impact/mitigation originating from the Certified EIR for the AASP—Impact T-2 regarding Transportation Demand Management for exceeding LOS"D",is also applicable to the MASP. Column No. 2 indicates the status of impact after mitigation specified in the prior EIR. Column No. 3 indicates if there is a specific provision of the MASP that serves to implement or achieve the required mitigation. Column No. 4 indicates whether previously adopted EIR mitigation measures satisfactorily respond to the site specific project impacts or whether revised or new mitigation measures are proposed. MASP/AASP EIR- Impact After Mitigation MASP Provision Previous, Amended or New Identified Areas of Mitigation Measure Potential Impact .1) Land Use and Aesthetics - LU-7 Increased light & L-T-S Lighting Sind.3.3 lace 3.)Biological Resources -BIO-1 Conduct surveys L-T-S Open Space&Park MM BIO 1.1 -BIO-6 Freshwater Marsh L-T-S Open Space&Parks MM BIO 6.1 -BIO-9 Special-Status L-T-S Open Space&Parks MM BIO 9.1 Plants -BIO-12 Non-listed L-T-S Open Space&Parks MM BIO 12.1 Special-Status Wildlife - BIO-13 Calif. red-legged L-T-S Open Space&Parks MM BIO 13.1 fro -BIO-17 Southwestern L-T-S Open Space&Parks MM BIO 17.1 and turtle 4. Traffic and Circulation - T-1 Secondary Impacts: L-T-S off-site;not specified Peds/Cyclists(MASP EIR -T-2 LOS in Excess of LOS SU Chapter 6,new standard "D" (AASP EIR) I TI I -e3 CITY OF SAN LUIS Omspo 25 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 w Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No..26 5.)Air Quality -AIR-1 Short-Term Constr'n L-T-S not specified Adopted mitigation Emiss. measures AIR-1.1, 1.2, 1.3, and 2.1 a 6.)Noise L-T-S Perf. Stnd.4.2.E. 7.)Hazardous Materials -HAZ-1 Construction L-T-S not specified Related -HAZ-2 Operations Related L-T-S not specified -HAZ-3 Accidental L-T-S not specified Releases Notes: SU=Significant&Unavoidable(Statement of Overriding Considerations adopted),L-T-S=Less than Significant 19. SOURCE REFERENCES _ 1. City of SLO General Plan Land Use Element,Aril 2006 2. City of SLO General Plan Circulation Element,Aril 2006 3. City of SLO General Plan Housing Element,April 2006 4. City of SLO General Plan Noise Element,May 1996_ 5. City of SLO General Plan Safety Element,July 2005 6. City of SLO General Plan Conservation and Open Space Element,Aril 2006 7. City of SLO Water and Wastewater Element,Aril 2006 8. City of San Luis Obispo Municipal Code 9. City of San Luis Obispo,Land Use Inventory Database 10. Site Visit 11. USDA,Natural Resources Conservation Service,Soil Survey of San Luis Obispo County 12. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency: http://www.consrv.ca.gov/dlrp/FMMP/ 13. Clean Air Plan for San Luis Obispo County,Air Pollution Control District,2001 14. CEQA Air Quality Handbook,Air Pollution Control District,2003 15. City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Community Development Department 16. City of San Luis Obispo,Historic Site Ma 17. City of San Luis Obispo Burial Sensitivity Ma 18. Phase 1 archaeological resources inventory report prepared by Thor Conwaydated February 25,2008. 19. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo Earthquake Fault Zoning Act,effective January 1, 1990 20. City of San Luis Obispo Community Design Guidelines 21. Margarita Area Specific Plan,October 2004 22. Airport Land Use Plan,May 2005 23. Hydrologic and Hydraulic Analysis for the Margarita Area,October 2005 24. Project Plans 25. City of San Luis Obispo Source Reduction and Recycling Element,June 1994 26. Margarita Area Specific Plan/Airport Area Specific Plan,and Final EIR CRY OF SAN Luis OBIsPO 26 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112 07 Issues Unless Impact Mitigation Incorporated Page No.27 27. SLO Zoning Ordinance,2007 28. Unocal Martinelli Site Wetland Assessment Report,prepared by David Wolff Environmental,Oct 2004 29. City Council Resolution#9726,2005 Series 30. APCD comments regarding the Prado Road Business Park,February 2008 31. Soils Engineering Report Parcel 12,Prado Road,April 2007 32. 400 Prado Road Off-Site Traffic Assessment prepared by Deputy Director of Public Works Timothy Scott Bochum,dated 10-24-08. 33. 1 Biological Report prepared by Althouse&Meade,Inc.revised December 19,2008. REQUIRED MITIGATION AND MONITORING PROGRAMS AESTHETICS MITIGATION Reduction of Light and Glare 1. The applicant shall submit an exterior lighting plan ensuring that lighting associated with the project shall not spill over the property lines and that light trespass shall be reduced by shielding lights and recessing light sources within fixtures. The lighting plan shall propose specific measures to limit the amount of light trespass associated with development within the project area including shielding and/or directional lighting methods to ensure that spillover light does not exceed one foot-candle at adjacent property lines and submit photometrics to substantiate this standard is met. The lighting plan shall be to the review and approval of the Architectural Review Commission. • Monitoring Program: The ARC will review development plans for the project. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to lighting are compliant with the MASP provisions and have been incorporated into working drawings. City building inspectors will be responsible for assuring that all lighting is installed pursuant to the approved lighting plan. AIR OUALITY MITIGATION Operational Phase Mitigation 2. In order to mitigate air quality impacts associated with this project the applicant must implement the following measures: a. Mitigation Measures AIR 1.1, 1.2, 1.3,and AIR 2.1 from the MASP/AASP EIR. b. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. c. Provide on-site eating,refrigeration and food vending facilities to reduce employee lunchtime trips. d. Provide preferential carpool and vanpool parking spaces. e. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. f. Increase the building energy efficiency rating by 10%above what is required by Title 24 requirements.This can be accomplished in a number of ways (increasing attic, wall, or floor insulation, installing double pane windows, using efficient interior lighting,etc.). g. Implement all feasible Discretionary and Greenhouse Gas Mitigation Measures (but no less than 10) provided in the letter from APCD dated February,2008. Da CITY OF SAN LUIS CBISPO 27 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No.28 • Monitoring Program: The applicant is required to include the required to implement all of the APCD's Standard Mitigation Measures and at least 10 Discretionary and Green house Gas Mitigation Measures to the approval of the Community Development Department and the APCD. No construction work may commence before said mitigation has been approved by the City and APCD. BIOLOGICAL RESOURCES MITIGATION 3. Implement the following Mitigation Measures from the MASP/AASP EIR: a. BIO 1.1,conduct surveys to determine presence of wetlands and/or sensitive species(already completed); b. BIO 6.1,minimi impacts to wetland habitat and prepare and implement a wetland habitat mitigation plan,to the satisfaction of the Natural Resources Manager,California Department of Fish and Game,and U.S. Army Corps of Engineers; c. BIO 9.1, mitigate for impacts to sensitive plant species (Congdon tarplant) to the satisfaction of the Natural Resources Manager, d. BIO 12.1, conduct preconstruction surveys to determine presence of burrowing owl, and, if found, prepare and implement a protection and mitigation plan to the satisfaction of the California Department of Fish and Game; e. BIO 13.1,provide training for construction personnel to recognize and protect California red-legged frogs;and f. BIO 17.1,provide training for construction personnel to recognize and protect southwestern pond turtle. To accomplish the above, a City-approved biological monitor shall be retained by the project sponsors to oversee implementation of the described mitigations and other protective measures. • Monitoring Program: Prior to the onset of construction, the wetland habitat mitigation plan, mitigation for the Congodn tarplant, surveys for the burrowing owl, and training for construction personnel shall be competed or in progress to the satisfaction of the Natural Resources Manager. CULTURAL RESOURCES MITIGATION 4. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. • Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. GEOLOGY AND SOILS MITIGATION Reduction of Geotechnical Concerns 5. The applicant shall incorporate the recommendations included in the Soils Engineering Report for Parcel 12 Prado Road prepared by GeoSolutions Inc. into final project plans and specifications. 8'k7 CITY OF SAN LUIS OBISPO 28 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112 07 Issues unless Impact Mitigation Incorporated Page No.29 • Monitoring Program: The applicant is responsible for incorporating the recommendations presented in the Soils Engineering Report prepared by GeoSolutions into the project plans and specifications to the approval of the Community Development Department.No site preparation or construction work may commence before project plans have been approved by the City. HAZARDS AND HAZARDOUS MATERIALS MITIGATION Preparation and Implementation of a"Construction-Related Hazardous Materials Management Plan" 6. As stipulated in the MASP/AASP E1R, the applicant shall prepare a plan identifying, when they are known, site/development-specific construction activities that will involve the hazardous materials.The plan shall be prepared before construction activities begin that involve hazardous materials and shall discuss proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. The plan will also outline a specific protocol to identify health risks associated with the presence of chemical compounds in the soil and/or groundwater and identify specific protective measures to be followed by the workers entering the work area. If the presence of hazardous materials is suspected or encountered during construction-related activities, the project applicant will cause Mitigation Measure HAZ-1.2 to be activated. Mitigation Measure HAZ-1.2 states: "The project proponent will complete a Phase I environmental site assessment for each proposed public facility (e.g. streets and buried infrastructure). If Phase 1 site assessments indicate a potential for soil and/or groundwater contamination within or adjacent to the road or utility alignments, a Phase 11 site assessment will be completed. The following Phase 11 environmental site assessments will be prepared specific to soil and/or groundwater contamination. a. Soil Contamination. For soil contamination, the Phase H site assessment will include soil sampling and analysis for anticipated contaminating substances. If soil contamination is exposed during construction, the San Luis Obispo Fire Department(SLOFD)will be notified and a workplan to characterize and possibly remove contaminated soil will be prepared, submitted and approved. b. Groundwater Contamination. For groundwater contamination, the Phase II assessment may include monitoring well installation,groundwater sampling, and analysis for anticipated contaminating substances. Ifgroundwater contaminated by potentially hazardous materials is expected to be extracted during dewatering, the SLOFD and the Central Coast RWQCB will be notified. A contingency plan to dispose of contaminated groundwater will be developed in agreement with the SLOFD and Central Coast RWQCB. • Monitoring Program: The "Construction-Related Hazardous Materials Management Plan" will be required to be submitted to the City Community Development Department and Fire Department for review prior to commencement of any site preparation or construction work involving hazardous materials. No site preparation or construction work may commence before said plan has been approved by the City. Any site work commenced without City approval of said Plan will be subject to"Stop Work"(cease and desist)orders as may be issued under the authority of the City Fire Department. Preparation and Implementation of an"Operations-Related Hazardous Materials Management Plan" 7. As stipulated in the MASP/AASP EIR,the applicant shall prepare a plan identifying hazardous materials management practices as might be required by state and local laws and regulations regarding delivery, use, manufacture, and storage of any such regulated materials might be present on site for any operations-related activities. This plan would identify the proper handling and disposal of materials uses or produced onsite, such as petroleum products,concrete, fh I -e 7L- CITY OF SAN LUIS OBISPO 29 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 Attachment 4 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 112-07 Issues Unless Impact Mitigation Incorporated Page No. 30 and sanitary waste. By the filing of said Plan, the City Fire Department will be on notice to provide regular and routine fire and life-safety inspections to determine compliance with applicable health and safety codes. • Monitoring Program: The "Operations-Related Hazardous Materials Management Plan" will be required to be submitted by a project applicant to the City Community Development Department and City Fire Department for review prior to the establishment of any operations-related activities. Conduct a Geologic Evaluation to Determine if NOA is Present 8. According to the APCD the project site is a candidate area for NOA, which has been identified as a toxic air contaminant by the ARB. The project applicant is responsible for conducting a geologic evaluation of the area that will be disturbed to determine if NOA is present. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. If NOA is not present, an exemption request must be filed with the APCD. • Monitoring Program: The geologic evaluation will be required to be submitted by a project proponent to the City Community Development Department and APCD for review prior to any grading activities. If NOA is found at the site the Asbestos ATCM shall include an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program subject to the approval of the APCD. TRANSPORTATION/TRAFFIC MITIGATION Imnacts to the South Higuera&Prado Road Intersection 9. As part of public infrastructure improvements for the subdivision map the applicant shall: a. Modify the intersection of Prado Road/Higuem Street in order to lengthen the westbound left turn lane on Prado Road to a minimum of 200' of storage length. b. Install countdown pedestrian signal heads for the two South Higuera Street crossings. c. Modify the eastbound and westbound approaches of Prado Road to include protected/permissive left-tum signal phasing. d. The improvements shall include miscellaneous signing and striping modifications and potential installation/modification of traffic signal detection equipment for the approaches of Prado Road. • Monitoring Program: Compliance with the required mitigation measures shall be reflected on the plans for project grading and construction and shall be completed to the satisfaction of the Public Works Director prior to City issuance of a certificate of occupancy for the project. Unocal Collecotr 10. An adjustment to the MASP shall be processed along with the tentative subdivision map for the project. A condition of approval shall preserve the potential for the extension of the collector road to the south through the full dedication of the needed right-of-way. The condition shall also require that a covenant agreement be executed to call for the future development of the extended roadway if determined to be desired in the future. • Monitoring Program CITY OF SAN Luis CiBispo 30 INITIAL STUDY ENVIRONMENTAL CHECKusT 2007 Attachment 4 Issues, Discussion and Supporting . irmation Sources Sources Potentia. Potentially Less Than No Significant Significant Significant Impact ER# 112 07 Issues Unless Impact Mitigation Incorporated Pae No. 31 included a requirement for the full dedication of the needed right-of-way. The required covenant agreement would be executed along with the review of the final tract map and improvement plans. Preparation and Implementation of"traffic Reduction Program" 11. In order for MASP/AASP EIR Mitigation Measure T-2.1 adopted with the certification of the MASP/AASP EIR in conjunction with the approval of the AASP in August,2005 (Ref. City Council Resolution No. 9726,2005 Series) to be brought forward to this site specific project stage,a transportation demand management program that demonstrates reduction of peak period travel by single-occupant vehicles shall be required of any employer within the subdivision with 25 or more employees. Said program shall incorporate all reasonably feasible measures or techniques,including those listed in the MASP/AASP EIR/General Plan Circulation, that encourage alternate modes other than single- occupant vehicles as the primary mode of transportation to the workplace and to travel during non-peak times. • Monitoring Program: Each business owner, upon employment of 25 or more employees, shall immediately prepare and submit, obtain approval from the City Public Works Director and implement the provisions of a Traffic Reduction Plan which demonstrates reduction of peak period travel consistent with requirements of the City General Plan Circulation Element Policies and Programs. City Staff shall periodically inspect the business to observe and assure that reduction techniques approved by the City are in place and adhered to by the business. Staff shall take any corrective or enforcement actions authorized by law to achieve compliance. Attachments: Attachment 1:400 Prado Road Off-Site Traffic Assessment prepared by Deputy Director of Public Works Timothy Scott Bochum,dated 10-24-08(without appendices,which are available in the project file) Ctrr OF SAN LUIS OBIspo 31 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2007 nidal Attachment 1. October 24,2008 TO: Jay D. Walter, Director of Public Works FROM: Tim Bochum, Deputy Director of Public Works SUBJECT: 400 Prado Road Off-Site Traffic Assessment I have completed the assessment of off-site potential impacts of the 400 Prado Road subdivision. This analysis focuses specifically on the intersection of Prado Road/South Higuera Street to determine if additional mitigation is required as part of the project or, if the connection of Prado Road between South Higuera and Broad Street needs to be completed prior to issuance and occupancy of the project. The analysis indicates that the project does not, in and of itself, require the connection of Prado Road between South Higuera and Broad Street. However, the project will have a potentially significant impact at the intersection of Prado Road/South Higuera due to the amount of Westbound left turns that are added to the intersection. The following condition of approval needs to be included for the project to address potential impact and maintain intersection operations at an acceptable level of service. All other fees, installation of subdivision infrastructure improvement requirements and timing of said improvements should remain the same. 1. As part of public infrastructure improvements for the subdivision map the develop/applicant shall: a. Modify the intersection of Prado Road/Higuera Street in order to lengthen the Westbound left tum lane on Prado Road to a minimum of 200' of storage length. b. Install countdown pedestrian signal heads for the two South Higuera Street crossings. c. Modify the eastbound and westbound approaches of Prado Road to include protected/permissive left-turn signal phasing. d. The improvements shall include miscellaneous signing and striping modifications and potential installation/modification of traffic signal detection equipment for the approaches of Prado Road. �1T 7o Attachment 4 BACKGROUND A commercial/industrial subdivision has been submitted for the property located at 400 Prado Road. The subject property is contained within the Margarita Specific Plan Area and must comply with the provisions and requirements of the MASP document. The project seeks discretionary approval to build up to 160,000 sq. ft. of business park type development under a commercial subdivision and isolated building permit issuance process. The City has previous given discretionary approvals to three other subdivisions located within the vicinity of the 400 Prado Road project. All three of these projects are also contained within the MASP area and have received conditions of approval for each of their subdivisions. Two of the subdivisions (Cowan/French and Deblauw) are mixed-use subdivisions consisting of a mixture of residential and office/business land use designations. This assessment reviews potential impacts of the 400 Prado Road subdivision project at the intersection of Prado Road/South Higuera Street under the scenario that the Prado Road extension between South Higuera and Broad Street is not completed prior to occupancy of the subdivision. NEED AND PURPOSE A. Problems, Deficiencies Based upon review of the size of the 400 Prado Road subdivision project and its location at the west end of the MASP area, staff has determined that the extension of Prado Road between South Higuera and Broad Street may not be necessary prior to building of the 400 Prado Road project. This approach is commensurate with orderly development principles of proper land use and growth objectives and meets objectives of the City in allowing development to proceed if appropriate infrastructure exists to support the development. However, because the MASP assumed that the Prado Road extension would be completed prior to the 400 Prado Road project seeking approval and currently contains language to that effect, an assessment of potential impacts of allowing the development to occur prior to the completion of Prado Road extension needs to be done to determine if other off-site mitigation may be necessary. This analysis specifically focuses on the intersection of Prado Road/South Higuera Street to determine if mitigation is required by the 400 Prado Road project. Assumptions This analysis studies six scenarios for the intersection: • Existing AM • Existing AM + Baseline • Existing AM + Baseline+Project 4TJ Attachment 4 • Exiting PM • Existing PM+ Baseline • Exiting PM +Baseline+Project Existing conditions include traffic and pedestrian counts recorded at the intersections in late 2007 as part of the City's annual traffic volume counting program The Baseline conditions include a forecast approximately 5 years out with a conservative 1% ambient background traffic volume growth and the potential commercial trip generation at the intersection that may occur from the Cowan/French and Deblauw subdivisions that are currently approved and seeking building permits and subdivision finalization. Traffic due to residential components of the Cowan/French and Deblauw project are not included in the baseline because the conditions of approval for those projects set the stage for implementation of the Prado Road extension tied to the number of building occupancies (both commercial and residential) and it is believed that due to the current economy and residential market, that the residential components may occur past the five year forecast of this study. The Project assumptions include buildout of the 400 Prado Road project up to the 160,000 sq. ft. allowed by the MASP. Trip Generation for AM and PM peaks periods for each of the projects in contained in the appendix of this report. Trip distribution for AM and PM peak periods are contained in the appendix of this report. Table 1 depicts existing and forecast Levels Of Service (LOS) for the intersection of Prado Road/South Higuera Street for the six scenarios analyzed. TABLE 1 Existing and Projected LOS Intersection LOS Existing+ Intersection Existing(2007) Baseline. Baseline+Project _ . AM PM AM PM AM PM Prado Road/South Hi era B B B B B B Intersection Delay 10.2 12.9 1 12 14.8 14.8 17.5 Worst Movement SBL C NBL C SBL LCL NBL C SBL D WBL C Wb Turn Storage Needed 100 100 100 100 110 200 The City's traffic analysis software program (Synchro) was used to determine forecast LOS for each scenario and potential increase to intersection delay by the various projects under consideration f l 7c�— Attachment 4 The analysis indicated that the intersection of Prado Road/South Higuera should not experience any significant traffic LOS impacts if the 400 Prado Road subdivision is approved and occupied prior to the Prado Road extension being completed. However, the analysis also reviewed potential operation changes that may occur due to the increase in traffic volumes and current lane capacities. The analysis indicated there is a potential for the westbound left tum lane to fail (demand exceeds storage length) when the 400 Prado Road project is built. Based upon the projected new turn volumes the westbound left turn storage lane should be extended to a minimum of 200' to meet the new demand of the project and reduce the potential of turning traffic to queue into the adjacent through lane. In addition to this modification, the increase in right tum and left turn traffic caused by the project will likely make the vehicle and pedestrian conflicts at the intersection worsen in the Baseline+ Project condition. This condition can be mitigated in two ways. First,by retrofitting the existing pedestrian signal heads at the intersection (for the pedestrian crossings of Higuera Street) to the newer pedestrian countdown signals to help in separating out pedestrian and turning traffic. These signal heads have proven effective in reducing the conflicts between pedestrians and vehicles and should mitigate any potential impacts that may occur from the new development project. Secondly, due to the high volume of left turns on Prado Road coming from the new development area, protected/permissive left turn phasing will be necessary in both the eastbound and westbound directions of Prado Road to help clear the left tum queues during signal phases. CONDITION Based upon the analysis, the following condition of approval should be included as part of the project approval process to help mitigate potential impacts: 1. As part of public infrastructure improvements for the subdivision map the develop/applicant shall: a. Modify the intersection of Prado Road/Higuera Street in order to lengthen the Westbound left turn lane on Prado Road to a minimum of 200' of storage length. b. Install countdown pedestrian signal heads for the two South Higuera Street crossings. I - 73 Attachment 4 c. Modify the eastbound and westbound approaches of Prado Road to include protected/permissive left-tum signal phasing. d. The improvements shall include miscellaneous signing and striping modifications and potential installation/modification of traffic signal detection equipment for the approaches of Prado Road. All other previously discussed on and offsite mitigation and conditions of approval for the project should remain in effect. GATransportation-Data\_Traffic Operations\ Current Projects\Tim-MASP Prado AnalysisTinal Report\Memo for 400 Prado TIS Supplemental.doc Attachment 5 RESOLUTION NO.XXXX (2009 Series) A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL RECOMMENDING APPROVAL OF VESTING TENTATIVE TRACT MAP NO.3011 TO CREATE FIVE COMMERCIAL LOTS AND ONE OPEN SPACE LOT WITH PROVISION FOR AIR SPACE CONDOMINIUM OWNERSHIP OF SPACES WITHIN PROJECT BUILDINGS AND INCLUDING AN ADJUSTMENT TO THE MARGARITA AREA SPECIFIC PLAN REGARDING THE EXTENT AND DESIGN OF THE PROPOSED COLLECTOR ROAD ON THE PROJECT'S EAST SIDE FOR PROPERTY LOCATED AT 400 PRADO ROAD TR/ER 112-07 WHEREAS, the Planning Commission conducted a public hearing on September 23, 2009, and recommended approval of the project; and WHEREAS,the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November 3, 2009, pursuant to an application filed by Prado Park, LLC, applicant for the purposeof considering TR/ER 112-07, a vesting tentative tract map subdividing an approximately 20-acre site into 6 lots with provision for air space condominium ownership within project buildings; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has considered the Mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff,presented at said hearing. BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project entitlements in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration incorporating all of the following mitigation measures with monitoring programs into the project: Aesthetics Mitieation Reduction of Light and Glare 1. The applicant shall submit an exterior lighting plan ensuring that lighting associated with the project shall not spill over the property lines and that light trespass shall be reduced by shielding lights and recessing light sources within fixtures. The lighting plan shall propose P441 -75' Attachment 5 Resolution No.XXXX(2009 Series) Page 2 specific measures to limit the amount of light trespass associated with development within the project area including shielding and/or directional lighting methods to ensure that spillover light does not exceed one foot-candle at adjacent property lines and submit photo metrics to substantiate this standard is met. The lighting plan shall be to the review and approval of the Architectural Review Commission. Monitoring Program: The ARC will review development plans for the project. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to lighting are compliant with the MASP provisions and have been incorporated into working drawings. City building inspectors will be responsible for assuring that all lighting is installed pursuant to the approved lighting plan. Air Ouality Mitigation Operational Phase Mitigation 2. In order to mitigate air quality impacts associated with this project the applicant must implement the following measures: a. Mitigation Measures AIR 1.1, 1.2, 1.3, and AIR 2.1 from the MASP/AASP EIR. b. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. c. Provide on-site eating, refrigeration, and food vending facilities to reduce employee lunchtime trips. d. Provide preferential carpool and vanpool parking spaces. e. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. f. Increase the building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall, or floor insulation, installing double-pane windows, using efficient interior lighting, etc.). g. Implement all feasible Discretionary and Greenhouse Gas Mitigation Measures (but no less than 10) provided in the letter from APCD dated February,2008. Monitoring Program: The applicant is required to implement all of the APCD's Standard Mitigation Measures and at least 10 Discretionary and Green House Gas Mitigation Measures to the approval of the Community Development Department and the APCD. No construction work may commence before said mitigation has been approved by the City and APCD. Biological Resources Mitigation 3. Implement the following Mitigation Measures from the MASP/AASP EIR: Attachment 5 Resolution No.XXXX(2009 Series) Page 3 a. BIO 1.1, conduct surveys to determine presence of wetlands and/or sensitive species (already completed); b. BIO 6.1, minimize impacts to wetland habitat and prepare and implement a wetland habitat mitigation plan, to the satisfaction of the Natural Resources Manager, California Department of Fish and Game, and U.S. Army Corps of Engineers; c. BIO 9.1, mitigate for impacts to sensitive plant species (Congdon tarplant) to the satisfaction of the Natural Resources Manager; d. BIO 12.1, conduct preconstruction surveys to determine presence of burrowing owl, and, if found, prepare and implement a protection and mitigation plan to the satisfaction of the California Department of Fish and Game; e. BIO 13.1, provide training for construction personnel to recognize and protect California red-legged frogs; and f. BIO 17.1, provide training for construction personnel to recognize and protect southwestern pond turtle. To accomplish the above, a City-approved biological monitor shall be retained by the project sponsors to oversee implementation of the described mitigations and other protective measures. Monitoring Program: Prior to the onset of construction, the wetland habitat mitigation plan, mitigation for the Congdon tarplant, surveys for the burrowing owl, and training for construction personnel shall be completed or in progress to the satisfaction of the Natural Resources Manager. Cultural Resources Mitigation 4. If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities which may affect them shall cease until the. extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. Geology and Soils Mitigation Reduction of Geotechnical Concerns p Ta ' � �� I � Attachment 5 Resolution No.XXXX(2009 Series) Page 4 5. The applicant shall incorporate the recommendations included in the Soils Engineering Report for Parcel 12 Prado Road prepared by GeoSolutions Inc. into final project plans and specifications. Monitoring Program: The applicant is responsible for incorporating the recommendations presented in the Soils Engineering Report prepared by GeoSolutions into the project plans and specifications to the approval of the Community Development Department. No site preparation or construction work may commence before project plans have been approved by the City. Hazards and Hazardous Materials Mitigation Preparation and Implementation of a "Construction-Related Hazardous Materials Management Plan" 6. As stipulated in the MASP/AASP EIR, the applicant shall prepare a plan identifying, when they are known, site/development-specific construction activities that will involve the hazardous materials. The plan shall be prepared before construction activities begin that involve hazardous materials and shall discuss proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. The plan will also outline a specific protocol to identify health risks associated with the presence of chemical compounds in the soil and/or groundwater and identify specific protective measures to be followed by the workers entering the work area. If the presence of hazardous materials is suspected or encountered during construction-related activities, the project applicant will cause Mitigation Measure HAZ-1.2 to be activated. Mitigation Measure HAZ-1.2 states: "The project proponent will complete a Phase I environmental site assessment for each proposed public facility (e.g. streets and buried infrastructure). If Phase 1 site assessments indicate a potential for soil andlor groundwater contamination within or adjacent to the road or utility alignments, a Phase II site assessment will be completed. The following Phase II environmental site assessments will be prepared specific to soil and/or groundwater contamination. a. Soil Contamination. For soil contamination, the Phase II site assessment will include soil sampling and analysis for anticipated contaminating substances. If soil contamination is exposed during construction, the San Luis Obispo Fire Department (SLOFD) will be notified and a work plan to characterize and possibly remove contaminated soil will be prepared, submitted, and approved. b. Groundwater Contamination. For groundwater contamination, the Phase 11 assessment may include monitoring well installation, groundwater sampling, and analysis for anticipated contaminating substances. If groundwater contaminated by potentially hazardous materials is expected to be extracctted -P ��� ( 1 Attachment 5 Resolution No. XXXX(2009 Series) Page 5 during dewatering, the SLOFD and the Central Coast RWQCB will be notified. A contingency plan to dispose of contaminated groundwater will be developed in agreement with the SLOFD and Central Coast RWQCB. Monitoring Program: The "Construction-Related Hazardous Materials Management Plan" will be required to be submitted to the City Community Development Department and Fire Department for review prior to commencement of any site preparation or construction work involving hazardous materials. No site preparation or construction work may commence before said plan has been approved by the City. Any site work commenced without City approval of said Plan will be subject to "Stop Work" (cease and desist) orders as may be issued under the authority of the City Fire Department. Preparation and Implementation of an "Operations-Related Hazardous. Materials Management Plan" 7. As stipulated in the MASP/AASP EIR, the applicant shall prepare a plan identifying hazardous materials management practices as might be required by state and local laws and regulations regarding delivery, use, manufacture, and storage of any such regulated materials might be present on site for any operations-related activities. This plan would identify the proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste: By the filing of said Plan, the City Fire Department will be on notice to provide regular and routine fire and life-safety inspections to determine compliance with applicable health and safety codes. Monitoring Program: The "Operations-Related Hazardous Materials Management Plan" will be required to be submitted by a project applicant to the City Community Development Department and City Fire Department for review prior to the establishment of any operations-related activities. Conduct a Geologic Evaluation to Determine if NOA is Present 8. According to the APCD the project site is a candidate area for NOA, which has been identified as a toxic air contaminant by the ARB. The project applicant is responsible for conducting a geologic evaluation of the area that will be disturbed to determine if NOA is present. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. If NOA is not present, an exemption request must be filed with the APCD. Monitoring Program: The geologic evaluation will be required to be submitted by a project proponent to the City Community Development Department and APCD for review prior to any grading activities. IOU 1 � `�`� Attachment 5 Resolution No.XXXX(2009 Series) Page 6 If NOA is found at the site, the Asbestos ATCM shall include an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program subject to the approval of the APCD. Transportation/Traffic.Miti¢ation Impacts to the South Hieuera&-Prado Road Intersection 9. As part of public infrastructure improvements for the subdivision map, the applicant shall:. a. Modify the intersection of Prado Road/Higuera Street in order to lengthen the westbound left-turn lane on Prado Road to a minimum of 200' of storage length. b. Install countdown pedestrian signal heads for the two South Higuera Street crossings. c. Modify the eastbound and westbound approaches of Prado Road to include protected/permissive left-turn signal phasing. d. The improvements shall include miscellaneous signing and striping modifications and potential installation/modification of traffic signal detection equipment for the approaches of Prado Road. Monitoring Program: Compliance with the required mitigation measures shall be reflected on the plans for project grading and construction and shall be completed to the satisfaction of the Public Works Director prior to City issuance of a certificate of occupancy for the project. Unocal Collector Road 10. An adjustment to the MASP shall be processed along with the tentative subdivision map for the project. A condition of approval shall preserve the potential for the extension of the collector road to the south through the full dedication of the needed right-of-way. The condition shall also require that a covenant agreement be executed to call for the future development of the extended roadway if determined to be desired in the future. Monitoring Program The required adjustment to the MASP will be reviewed by the Planning Commission with their consideration of the tentative tract map and either approved or denied by the City Council with their final action on the tract map. Community Development and Public Works staffs would insure that a condition of approval attached to the tract map included a requirement for the full dedication of the needed right-of-way. The required covenant agreement would be executed along with the review of the final tract map and improvement plans. Preparation and Implementation of"Traffic Reduction Proeram" 11. In order for MASP/AASP EIR Mitigation Measure T-2.1 adopted with the certification of the MASP/AASP EIR in conjunction with the approval of the AASP in August, 2005 (Ref. oil H1 —/� Attachment 5 Resolution No.XXXX(2009 Series) Page 7 City Council Resolution No. 9726, 2005 Series) to be brought forward to this site-specific project stage, a transportation demand management program that demonstrates reduction of peak period travel by single-occupant vehicles shall be required of any employer within the subdivision with 25 or more employees. Said program shall incorporate all reasonably feasible measures or techniques, including those listed in the MASP/AASP EIR/General Plan Circulation, that encourage alternate modes other than single-occupant vehicles as the primary mode of transportation to the workplace and to travel during non-peak times. Monitoring Program: Each business owner, upon employment of 25 or more employees, shall immediately prepare and submit, obtain approval from the City Public Works Director and implement the provisions of a Traffic Reduction Plan which demonstrates reduction of peak period travel consistent with requirements of the City General Plan Circulation Element Policies and Programs. City Staff shall periodically inspect the business to observe and assure that reduction techniques approved by the City are in place and adhered to by the business. Staff shall take any corrective or enforcement actions authorized by law to achieve compliance. SECTION 2. Vesting Tract Map No.3011 Approval with Findings and Conditions. The Vesting Tentative Tract Map No. 3011 included as part of City Application No. TR 112-07, which allows the creation of 6 lots, comprised of 5 commercial lots and one open space lot, and allowing for condominium ownership within project buildings, is hereby approved, based on the following findings, including approval of an adjustment to the Margarita Area Specific Plan regarding the timing and extent of the collector road on the property's east side, and subject to the following conditions and noting certain code requirements: Findines: 1. As conditioned, the design of the vesting tentative map isconsistent with the General Plan because the proposed subdivision respects existing site constraints (oil plumes, wetlands, avigation easements, and drainage facilities) and will be consistent with the lot sizes established by the Margarita Area Specific Plan. 2. The site is physically suited for the type and density of development allowed in the Business Park(BP-SP) zone. 3. The project will not be detrimental to the health, safety, or welfare of those living or working on the site and vicinity since it has been found in conformance with applicable development standards of the Margarita Area Specific Plan and General Plan Policy, and because the project specifies conditions and mitigation measures that have adequately addressed issues related to hazardous materials, over-flight concerns, high water table, and other geo-technical concerns. Tr l —lo l Attachment 5 Resolution No.XXXX(2009 Series) Page 8 4. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision. The City Council hereby approves an "adjustment" to the Specific Plan regarding the extent and timing of the collector road on the east side of the project site, specifically allowing the street improvements to terminate at the southerly project driveway rather than the southern tract boundary. Full right-of-way dedication to accommodate the collector road is required by project conditions but, as conditioned, the full development of the collector road to the southern tract boundary may be postponed or not required based on potential preferred alternative locations for a collector road between Prado and Tank Farm Roads which is dependent on the ultimate development plans for properties to the south of the site. 5. As conditioned and with applicable mitigation measures, the design of the tentative tract map and proposed improvements are not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat. 6. The subdivision will not have a significant adverse impact on the environment, subject to the mitigation measures of the Final Environmental Impact Report (EIR) certified by the City Council on October 12, 2004, being incorporated into the project, the mitigation monitoring program adopted with said EIR approval being followed and mitigation measures recommended herein. 7. A Mitigated Negative Declaration was prepared by the Community Development Department on January 16, 2009. The Planning Commission finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. Conditions: 1. Prior to final map approval, the condominium plan for the project shall be submitted for review to ensure compliance with City standards, subject to the approval of the Public Works and Community Development Directors. 2. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify, and hold harmless the City and/or its agents, officers, and employees from any claim, action, or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void, or annul, the approval by the City of this subdivision, and all actions relating thereto, including but not limited to environmental review. 3. Subdivider shall prepare conditions, covenants, and restrictions (CC&Rs) to be approved by the Community Development Director and City Attorney prior to final map approval. CC&Rs shall contain the following provisions: a. Creation of a property owners' association to enforce the CC&Rs and provide for professional, perpetual maintenance of all common areas including private driveways, P� I r /() a-- Attachment 5 Resolution No.XXXX(2009 Series) Page 9 drainage, on-site sewer facilities, parking lot areas, walls and fences, lighting, and landscaping. b. Grant to the City the right to maintain common areas if the property owners' association fails to perform, and to assess the property owners' association for expenses incurred, and the right of the City to inspect the site at mutually-agreed times to assure conditions of CC&Rs and final map are being met. 4. The subdivider shall dedicate a 15' wide public utility easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. 5. The subdivider shall dedicate a 10' wide street tree easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. 6. Access rights shall be dedicated to the City along Prado Road and the collector road except at approved driveway locations as shown on the tentative map. 7. Development of the affected lots shall comply with all provisions of the August 11, 2006, Covenant and Environmental Restriction on Property between Union Oil Company of California and the Regional Water Quality Control Board unless otherwise amended or exempted. 8. A phased final map is not proposed as part of the tentative map approval. Construction phasing is proposed and is defined by a Phase 1 consisting of Buildings A and B constructed on Lots 1 and 2 respectively. No additional construction phasing has been proposed or endorsed through this process beyond Phase 1. Therefore, Phase 2 is defined in these conditions as construction of any buildings, along with their associated improvements, except for Buildings A and B. Phase .3 is defined as construction of the collector road and pertinent utilities beyond the.Phase 2 limit of development. The scope of work for Phase 3 is dependent upon the outcome of environmental review for the Collector Road extension. 9. The temporary Phase 1 improvements shall be removed or altered in conjunction with the Phase 2 improvements. The temporary improvements include both public and private improvements. Temporary improvements located within the public right-of-way shall be covered by an encroachment permit, temporary encroachment agreement, and covenant to install final improvements. The required agreement and covenant shall be recorded against the property. 10. The architectural site plans submitted for final review by the ARC shall be revised to clarify the proposed construction phasing consistent with the tentative map and project conditions of approval. F44 ( —/o3 Attachment 5 Resolution No.XXXX(2009 Series) Page 10 11. The plan submittal for final review by the ARC shall be revised to include the appropriately-phased landscape plans. The landscape plans shall agree with the architectural site plans and civil plans approved with the tentative map. The landscape plans shall honor any temporary improvements that are proposed to be removed or reconstructed with the build-out of the subdivision, construction of Prado Road improvements, and the Collector Road in accordance with the tentative map, specific plan, and approvals of the Western Enclave Subdivisions. The street trees shown on the landscape plans for the Collector Road shall be revised to meet City Standard Drawing 8010 for planting within a sidewalk (Zone 1). 12. The public improvement plans for this subdivision shall consider the proposed or required phasing to be completed by the combined development known as Margarita Area Specific Plan western enclave (VTTM 2353, VTTM 2428 and VTTM 2342). The public improvement plans for each subdivision shall include any permanent or temporary offsite improvements as considered necessary by the Director of Public Works to provide a reasonable transition between the subdivisions in the case that one project is developed before another. The scope of required improvements shall be approved to the satisfaction of the Public Works Director. 13. The Prado Road Extension (PRE) plans and detention basin plans have not been approved. The pertinent plans affecting each phase of construction shall be approved or partially approved to the satisfaction of the Public Works Director prior to approval of the public improvement plans or map recordation. All plan review fees and pertinent inspection fees shall be paid for the review of the PRE and detention basin plans. 14. The Phase 1 grading and drainage improvements shall be shown on the phased public improvement plans. The improvements shall be in accordance with the project drainage report and may include but are not limited to water quality treatment, detention, sizing of temporary drainage structures, and erosion protection. The ultimate detention basin shall be completed prior to or in conjunction with the Phase 2 subdivision improvements. 15. All Prado Road and collector road improvements shall be constructed as follows: a. Phase 1 Prado: PRE improvements along the subdivision frontage including '/2 street (two 12-foot travel lanes and 6-foot bike lane), curb, gutter, 6-foot-wide parkway, and 6-foot-wide detached sidewalk. If Tract 2342 road improvements are under construction, Phase 1 improvements shall include the median. b. Phase 2 Prado: PRE improvements along the subdivision frontage including 1/z street plus 26 feet. If Tract 2342 improvements have not commenced, the northerly edge treatments shall be approved to the satisfaction of the Public Works Director. c. Phase 1 Collector: Complete paving on Prado Road to beginning of curb return on the Collector Road. Attachment 5 Resolution No.XXXX(2009 Series) Page 11 d. Phase 2 Collector: Complete lh street including curb, gutter, and an 8-foot sidewalk with tree wells and grates. e. Phase 3 Collector: Complete 'h street plus 12 feet (two 12-foot travel lanes, two 6-foot bike lanes and an 8-foot integral sidewalk). Depending upon the final disposition of the Collector Road extension, the improvements shall extend to the southerly tract boundary or shall be terminated in a cul-de-sac or knuckle to the approval of the Public Works Director. The project shall develop a Class 1 bicycle/pedestrian pathway connection to the south should the adjacent collector roadway (that includes bike lanes and sidewalks) not extend south of the project. The location shall be approved by the Public Works Director. The multi-use path should be 12 feet in width as called for in the Specific Plan, however the Natural Resources Manager and Public Works Director may approve an alternate width in locations where environmental conditions or right-of-way limitations wan-ant a narrower path. 16. Prior to map recordation, a subdivision agreement and a surety shall be required to guarantee completion of all the required subdivision improvements, including completion of Phase 3 improvements (extending collector road south to the subdivision boundary, extending the sewer main to the Tank Farm Road lift station, and extending the Class 1 bikeway). The surety shall include an estimate of the cost to design Phase 3 improvements and prepare any environmental documents or amendments to the existing documents related to subdivision improvements beyond those shown on the tentative map. 17. The proposed temporary private sewer lift station(s) serving this development shall be removed and connections made to the permanent sewer main located in the collector road upon the completion of the main and the availability of the main extension to the Tank Farm Road lift station. The on-site laterals and/or private mains shall be designed to connect to the ultimate main location unless temporary on-site facilities are otherwise approved by the City. 18. The final design of the proposed fill and construction of the stormwater detention basin shall take into consideration the effects on the 100-year floodplain. The final drainage report shall establish and confirm the base flood elevation by processing a CLOMR or CLOMR-F with FEMA prior to approval of any plans for ground-disturbing activities that could adversely affect the floodplain. The analysis required for the CLOMR/CLOMR-F shall show that the proposed finish floors of the structures are at least one foot above the 100-year flood elevations and that the proposed grading does not significantly reduce the amount of floodplain storage per the WWMP-DDM. Once construction is complete, but prior to final occupancy, the subdivider/developer shall finalize the CLOMR with a final Letter of Map Change (LOMC) through FEMA. A final LOMR shall be processed at the completion of each phase of grading if phased grading is proposed. P4 I —/o Attachment 5 Resolution No.XXXX(2009 Series) Page 12 Misc. Requirements 19. Public improvement plans shall be submitted to the Public Works Department for review and approval. The plans shall be approved prior to map recordation and prior to building permit issuance. Public improvement plans and specifications shall comply with the City Engineering Standards and Standard Specifications in effect at the time of submittal of the improvement plans. The current standards are dated January 2009. 20. Separate utilities; including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot/parcel to the satisfaction of the Public Works Director and serving utility companies. A private sewer main may be proposed to the satisfaction of the Building Official, Utilities Engineer, and Public Works Director. 21. All final grades and alignments of all public water, recycled water; sewer, and storm drains (including.service laterals and meters) are subject to modifications to the satisfaction of the Public Works Director and Utilities Director. 22. The subdivider shall install street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires per City standards along the subdivision frontage. Off-site street lighting improvements, alterations, or upgrades may be required along roadways leading to and from the proposed development to complete the necessary public improvements.. 23. If off-site dedication of property for public right-of-way purposes is necessary to facilitate the construction of utility and road improvements or for a proposed extension of the sewer main to the Tank Farm lift station, the subdivider shall exhaust all avenues available to acquire said public right-of-way dedication. In the event the subdivider is unable to acquire said property, the City Council will lend the subdivider its powers of condemnation to acquire the off-site right-of-way dedication, including any necessary construction, slope, and drainage easements. 24. Phase 2 improvements will require off-site right-of-way acquisition. The subdivision agreement shall include a provision requiring the subdivider to pay for all costs incurred by the City to acquire off-site right-of-way, including, but not limited to, all costs associated with condemnation through the condemnation process, if the subdivider has exhausted all reasonable efforts to acquire interest to the subject property. If condemnation proceedings are required, the Subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired`. a. Property legal description and sketch, stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California. b. Preliminary title report including chain of title and litigation guarantee. HI — /O/C�o Attachment 5 Resolution No. XXXX(2009 Series) Page 13 c. Appraisal of the property by a City-approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so. d. Copies of all written correspondence with off-site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. e. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. 25. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. The irrigation system for Phase I and Phase 2 shall be designed per recycled water standards and operated as described in the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted for review during the City's building permit process for Phase 1 and Phase 2. The applicant can contact the City's Utility Projects Manager at 781-7239 for more information. 26. Prior to the issuance of a building permit, the applicant shall receive approval from San Luis Garbage Company and the Conservation Manager (781-7258), in writing, for the final size and location of the solid waste enclosure areas. 27. All waterlines and fire services onsite shall be private ownership. Individual water meters are required for each individually-owned commercial space. Meters shall be located per City standard in the sidewalk frontage along street right-of-way. For Buildings F and G, the Utilities Department will allow a master meter for each building to be located in the sidewalk along street frontage. Individual private submeters shall be installed for each individually- owned commercial space to allow appropriate apportionment of the water and sewer bills to each owner. A property owner's association will need to be established to maintain onsite private utilities, read meters, and apportion the water and sewer bills. 28. If not already recorded, the applicant shall obtain approval from the County of San Luis Obispo for an avigation easement covering the subject property. Code Requirements: The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check Attachment 5 Resolution No.XXXX(2009 Series) Page 14 process. The project is subject to all requirements in effect at the time of the building permit or map vesting date. 1. Future airspace ownership boundaries for the project shall comply with all applicable exiting provisions of the Building Code. Access to two complying exits must be maintained for all occupants on the second floor. Occupants shall not be allowed to access a required exit by transiting a space under different ownership. Condominium map shall show a dedicated space to provide common exit access for all individually-owned spaces. 2. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer floppy disk, containing the appropriate data compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the City Engineer. 3. The parcel map/final map preparation and monumentation shall be in accordance with the City's Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units in accordance with the current City Engineering Standards. All record data shall be entered on the map in the record units; metric translations should be in parenthesis if applicable. 4. The final map shall include any required public or private easements as required for the proposed development of the tract. Easements may include, but are not limited to, grading, drainage, water, sewer, storm drainage, access, vehicle turn-around, and utilities. Any CC&Rs, maintenance agreements or common driveway agreements shall be completed and recorded concurrent with final map approval. 5. Any proposed on-site sewer main will be privately owned and maintained by the Property Owner's Association. The common landscape irrigation meter, irrigation system piping and appurtenances; and landscaping served by the common irrigation system shall be owned and maintained by the Property Owner's Association. 6. Notice of requirements shall be recorded concurrent with the final map for any impending road and/or utility improvements related to the extension of the collector road and/or sewer main within the subdivision boundary. Informational Note: 1. Once the final map and condominium plan for the project has been recorded, every time airspace ownership boundaries are modified, a revised condominium plan must be recorded. t v Attachment 5 Resolution No. XXXX(2009 Series) Page 15 On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 2009. Mayor David F. Romero ATTEST: City Clerk Elaina Cano APPROVED AS TO FORM: 1'1ttorney Jonathan Lowell GACD-PL.AN\PRICCRARC\Prado Road Business Park(ARC 112-07)\Resolutions\TR 112-07 CC Resolution (11-3-09).doc 22councit mcmoRAnbum �7777777-777-7I DATE: November 3, 2009 _ B E® TO: City Council E Ri-CIV NOV 0 3 2009 VIA: Ken Hampian, City Manager SLO CITY CLERK FROM: Doug Davidson, Deputy Community Development Director SUBJECT: Public Hearing Item No./, 400 Prado Road (ER/TR 112-07) Attached is a memo prepared by staff responding to specific questions posed by Councilmember Ashbaugh regarding the Prado Road Business Park item on tonight's Council agenda. Please call Pam Ricci at extension#7168 (781-7168) if you have any questions. N COP" Er000NCIL RED FILE k o— � L�'CDD DIR Ci'FIN DIR — MEETING AGENDA � C`� rIRE CHIEF CrATTORNEY Q'pW DIR PATE// 3 o ITEM #�� �LERWopld p(7LICE CNF I ❑ DEPT HEAL79 DREG DIR y-^� kJTIL DIR CrHR DIR � NFfJ T!/11ESg �Ca�NecL I" mrsq- •�G�aUc. I C4 Of SM WIS OBISW Department of Community Development Planning Division November 3, 2009 TO: City Manager& City Council FROM: Pam Ricci, Senior Planner SUBJECT: Prado Road Business Park Project; 400 Prado Road (ER/TR 112-07) Councilmember Ashbaugh had the following questions for City staff via e-mail. For the benefit of him and the other members of the Council, staff offers the following responses. 1. The private lift station proposed for this project seems to me to be a potential source of problems; haven't we had some bad experience with these operations where they generate odors, are not well maintained, tend to leak, etc? How many facilities like this now exist, owned and maintained by a private homeowners association? Should we not require it to be dedicated to the City, together with an easement? Staff's Response: The City has a few, small, private pump stations. Small stations can be designed specifically to serve the size of the project, to minimize odors, maintenance and spills, which is what the developer is proposing and what the City will require for this project. This is a temporary lift station that the developer has proposed until the gravity system can be installed to serve this entire project, and the City does not operate or maintain lift stations that serve just one project. If the City were to accept responsibility for a temporary small lift station, it would have to meet City standards and specifications and would be very expensive to the developer. By the way, I do not see that any provision is made for this lift station in the landscape plan either(Sheet L1) —Wouldn't this facility require some landscaping, fencing, etc.? I understand that it will all be abandoned and removed when the adjoining property (Martinelli?) is developed, and a full public sewer is extended to serve more development along Prado Road. In the meantime, however, is this on-site lift station and force main the best way to handle it? Ashbaugh Memo—400 Praao Road (ER/TR.112-07) Page 2 Staffs Response: The specifics of the lift station design are not completely known yet. The project still requires final design approval by the ARC. Proposals for the location, design, and screening of the lift station would be appropriately handled with final architectural review of the project by the ARC. In the short-term, the temporary lift-station is an acceptable solution which allows the developer to move forward while resolution of the final alignment of the gravity sewer can be determined. The City hopes to have the gravity sewer alignment.issues resolved with the completion of the Chevron EIR and/or for the Airport.Area Specific Plan Amendment.. 2. Why is the easement for the temporary sewer main crossing the western boundary of the project labeled a "Sanitary Sewer and Bikeway Easement?" Is a bikeway proposed on that route, and if so how would it cross the detention basin that is proposed there? Staffs Response: This alignment was an option that was provided during the developer's last submittal of the project. It is not the approved alignment for the gravity sewer. The easement location and extent shown on the tract map is intended to be more generalized to accommodate a sewer line and bike trail alignment if the collector road is not developed along the site's frontage to the south. 3. A quick question for Neil: I see a requirement for a wetland habitat mitigation plan —shouldn't the proper term for this be a restoration plan? Is a plan already in preparation, or ready for review? Do we have a requirement for DFG approval of such a plan? Staffs Response Wetland delineations were performed by David Wolfe of the site in 2004 & 2005. A detailed biological assessment was prepared by Althouse & Meade in 2008. This report provided a comprehensive inventory of existing plant and animal species on the site and provided recommended mitigation strategies for either protecting sensitive resources in place or re-establishing resources affected by development in proposed open space areas. Mitigation Measure No. 3 reiterates the specific on-site resources present at the site for which mitigation will need to be performed and references mitigation measures from the Margarita Area/Airport Area Specific Plan EIR that this initial study was tiered off of. The ultimate plan that gets submitted is a wetland habitat mitigation plan and also involves restoration of the open space area of the site that have been degraded by decades of grazing activities. The preliminary biological report that establishes the mitigation strategies for the wetland habitat mitigation and restoration plan has been Ashbaugh Memo—400 Prauu Road (ER/TR 112-07) Page 3 submitted, but the actual plan would need to be reviewed and approved prior to the issuance of construction permits. It would be reviewed by affected outside agencies including the Army Corps of Engineers, State Department of Fish & Game, and the Regional Water Quality Control Board. The Congdon tarplant mitigation is a City requirement and a plan will be prepared by Althouse and Meade in cooperation with Natural Resources staff. 4. Do we have comments on this project from the RWQCB yet? Are we requiring an NPDES permit from them, and if so should that requirement be built into Mitigation #5 (or some other part of the IS —on pages 16 & 17)? Also, on this subject, how well does this project represent "Low Impact Development" as we understand it? Does it conform with our draft Stormwater Ordinance? Is it possible that the Regional Board staff will require further, significant changes to the parking lot design, landscaping, or other impervious surfacing — or have they approved this design as we now see it? Staffs Response: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of one or more acre. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Water Resources Control Board. The WDID (Waste Discharge Identification) number issued from the State.Water Resources Control Board shall be included on all plans submitted to the City involving ground disturbing activities. A copy of the Stormwater Pollution Prevention Plan (SWPPP) required by the State Water Quality Control Board shall be included with the Subdivision Improvement Plan submittal. This project is subject to City Engineering Standard 1010.13 for post-development water quality treatment. This project.will ultimately drain to the proposed Prado Road detention basin. The basin will include some significant water quality treatment benefits along with some potential for recharge. The project is otherwise not providing specific on-site LID improvements. 5. There appears to be some part of the Mitigation Measure#10 that is "left over"following page PHI-88 onto page PHI-89—the paragraph continues, "included a requirement..." but the previous page seemed to have finished that item off. Ashbaugh Memo -400 Prauo Road (ER/TR 112-07) J Page 4 Staff's Response: It appears that the formatting was tweaked between printers and the monitoring program for Mitigation Measure No. 10 was partially cut off. The underlined portion of the monitoring program below includes the omitted text. • Monitoring Program The required adiustment to the MASP will be reviewed by the Planning Commission with their consideration of the tentative tract map and either approved or denied by the City Council with their final action on the tract map. Community Development and Public Works staffs would insure that a condition of approval attached to the tract map included a requirement for the full dedication of the needed right-of-way. The required covenant agreement would be executed - along with the review of the final tract map and improvement plans. 6. Finally, is their proposed lighting plan consistent with our new Night Sky Ordinance? I see language addressing the lighting plan on pages 6 and 7 of the IS, but no reference to the Night Sky ordinance. Staffs Response The initial study was prepared prior to the adoption of the Night Sky Preservation ordinance. Generally the provision contained in Mitigation Measure No. 1 will insure that lighting details are consistent with the requirements of the new ordinance. The applicant has submitted lighting photometrics and some fixture details. With final architectural review of the development plan by the ARC, the details to assure compliance with both the mitigation measure and ordinance will be scrutinized and/or conditioned. 7. Just one more note: I see in Condition #23 and 24 that we're committing to lending the developer our powers of condemnation to complete some drainage and/or utility improvements if needed. If you could address this matter in your presentation and give us a "heads up on the probabilities of this happening, I would find it helpful. Thanks! Staffs Response: It is unknown at this time if eminent domain will, or will not, be necessary in order to complete the necessary public infrastructure for the project. The developer/subdivider is responsible to perform due diligence in acquiring the required "off site" property or easements to place the needed infrastructure for the tract and utilities. If they are unsuccessful in obtaining the rights to this property they may request that the City Council consider its use of eminent domain powers to acquire said rights. The Council is under no obligation to lend these powers to the subdivision but Ashbaugh Memo—400 Prauu Road (ER/TR 112-07) Page 5 may have to do so if the proposed infrastructure needs to be completed as currently proposed. The subdivider can pursue other options (such as a modified infrastructure proposal) to also avoid the City needing to exercise its eminent domain powers. Thus, it is difficult to determine a probability of the need for the use of these powers at this time or even if they will be needed at all. r� 300 777) c� CD Ch co ro cu0 -n a Q j J a I amrick ssocates, Inc. PROJECT SUMMARY PROJECT DESCRIPTION a Arehltecture This application is for the construction of seven new buildings. The buildings will o Planning be designed office or light industrial occupancies, Buildings A and B will be reserved for office use,while the remainder could go either way depending on the market conditions at the time of construction. See improvement document on this page 1609 (�Sa Brava,)r1T1a ® for phasing. Fees will be paid for inclusionary housing and public art. 1 i We hereby request a 10%parking reduction for shared parking agreement Shell Beach, CA. ra o oa an uis is between buildings. 93449 1 Owners Name Prado Road LLC Architect/Agent Hamrick Associates,inc. 805.773.9377 1609 Costa Brava Shell Beach, CA 93449 (805) 773-9377 PROPERTY INFORMATION Architecture Lic. #C-14,999 Project Address: 400 Prado Road,SLO Existing Use Zone: BP Assessors Parcel Number: 076-341-012 ®_.••. � Area of Site: 20 Acres(Gross) i PROJECT STATISTICS PRADOAmount Required. Amount Provided • � . �7 '�� Setbacks: Front Yard BUSINESS Building: 20 FT. 20 FT. MiN. PARK Other`(arils. North: 0 10 FT. MIN. e South: 10 FT MIN 0 10 FT. MIN. � LCAT AND Y 1 Ea West: 0 10 FT. MIN... _ _,, „ ,-- ti_. __ � .. � � e-,. .- { Parking Lot: � t - , 20 FT he ��' _ � _ _ . .�� �r E . Suburban Trace < _ .1 _ � Coverage: r __ . _ 1,. .. I ._ 1 . r � 1 �nn . ,, o do Dail Budden s. 7510.Max. , --�--.,; � .. .. � ,. , r ., �..• I 3(}.310 �+ ,.- ., re c .. �. � .�. .. t�, �_n - . , _.. a ,. LanC� c'3 e. - . _ 22. /o .7a LUIS Obispo _ 4 __ - OIL { ; ITT .,< l i#.. . y as r Ip _, � 17 , F111"I'li '�,--s. , , Building Height: � :. { � � f _<r , 36 FT g g„ r — : _ _ r 7 CA - - _ _ - w __� , � � ,. 4..� �_� , __.;� -- Parkin �. 3 ,� r T?rt`;",r`'.t`: , T 7 < ..__i _: :•.-„ ,F.-� ,c „, t. rr. i *:-'-.) , .:.. - _ f _. r f - w t+ - { I i_1. , i .i Iry Aute: 447 SPACES 462 SPACES � r� , Bicycle: 70 Lon and Short Term 70 Lon and Short Term -, Motorcycle: 21 21 r ?AR( - - -- __-._ __ _. — __ _ .____- Density, (per Airport Land Use Plan) 40 Occ./acre max 39.91 Occ./acre �G MLO PARKING CALCULATIONS OFFICE � - 16000 SQ. FT,/300=53.3 SPACES PER BLDG. Q C1 Nr, ,4999 LIGHT INDUSTRIAL 3809 SQ.FT./500= 7.6 SPACES PER BLDG MAIL ORDER/WAREHOUSE 3000 SQ,FT./1000= 3 SPACES PER BLDG t#r�, .• ,' 63.9 SPACES X 7 BUILDINGS 447 SPACES REQ'D f4, ` VIEW— 1VIEW ;e - -- 462 SPACES PROVIDED {� BUILDING INFORMATION Occupancy;' B and/or S-2 and/or F-1 The use of these plans and Construction Type: VB specifications shall be restricted to the prig incl site for which they were Building Area: 22,809 sq. ft. prepared and publication thereof is C� + Floor Area Ratio(FAR) 0.183 expressly limited to such use. Response t0 ARC Direction: Number of Stories: 2 stories Reproduction or publication by any method, i n who le o r in part, is prohibited.Title to these plans and February 24, 2009 ARC 112-07 specifications remains with Hamrick Page 2 Associates without prejudice,Visual contact with these plans and 3/20e8 00:52 sassassrsa rcrn rTzrr sLRsac PSE 01 specifications shall constitute prima Please SB(3 CAPITALIZED responses to ARG direction letter provide a designated and safe passage for individuals waving back and faith from face evidence of the acceptance of below. cars to buildings. Parking lot paths shall coordinate and connect with other site these restrictions. paths. SEE REVISED SITE PLAN,SD-2 GarbageSian Luis company Warren Hamrick DO NOT SCALE THESE DRAWINGS. Project Architect See Architectural Plans for written dimensions. ,�.# �1 it • ,.,:.P.T!� ` ......'•. Uxr,IX'IAVGtmat:Nr uarzu.rsrirnasxr i 8. Include details an the development of employee amenity areas and haw they are "'°" •••••• - The General contractor shall verify shielded from aircraft noise. OUTDOOR EMPLOYEE AREAS ARE •�' � `"""4�----�,- .. . ..... ,; p.,, _ a •,. ,.:, . t October 4, 2007 properly ..� and be responsible foralidimens�ons GENERALLY BETWEEN BUILDINGS TO HELP SHIELD FROM NOISE. SEE •'• � i•••• ' '• ,.r. .;.;r, and exist n condtiions on the job and PLAN. SD-2 2925 ill Avenue* uIt 2 * 1.ule Obis ,. g l SSD Obispo, CA 9340! _ t' shall report any discrepancies to the 805-643-0875 Architect for resolution PRIOR to 9. Show revised footprints and details for trash enclosures to full comply with Cit commencing Hamrick Associates P Y p Y Y ;; p ` o mencing with the work in question. 1609 Costa Brava standards.SEE REVISE PLANS AND TRASH ENCL. DETAIL. $p-S • t. :M Fabricators shall submit shop Shell Beach, CA 93449 ��Rl drawings to Architect for approval 10. Modify the site plan to further limit the use of tree wells in parking lot areas. SEE City of 3L : n PRIOR to commencing fabrication. SUBJECT: ARC 112-07: 4 P g1rT e g c on. ?� •: = "`` C Co pyrig ht C3 2007 00 Prado Road REVISED SITE PLAN: SD-2 Ron Mends .• _ f:, 'e e -�a r. r{ ;.• t . Conceptual review of an approx. 16Q,0�0 sq. ft, business. pa ,.•. ... �. .,: t•F,.. .a.'. : ::• .:, ,, development on a 20 acre site; R-2-S zone 11. Submit a more refined landscaping plan that addresses the following; SEE September 8,2008 • . * p REVISE LANDSCAPE PLAN. L-1-L-3 RE: , • 4{?0 Prado - 3 ,. _ Date Remarks Dear Applicant: VIEW 2 -` aw a. show topographyand more details on techniques to screen parking lots; a: q p 9 j. j 06/15/07 ARC 1 :': San Luis Garbage approves the enclosed site plan for locations : ., . . 03/09109 ARC 2 The ARC continued the project to a date uncertain with the following directional items ,. p $sizes of enclosures 0. be addressed in revised ions submitted for final architectural review: b. provide information on landscaped transitions between the built site and the with the followingconditions: ,.:. :.••., - , � " E .� ; � I p drainage and detention basins and oil plume areas; j i` ) 07115109 PLANNING REVIEW 1• Curb Inside the enCio n ds to a 10 Inches h not$. ' ' s 4 09/20/09 PLANNING REVIEW 1. Provide a site plan that is at a larger scale so more of the features of the plan c ig (New plastic bins are ¢, C. larger tree species as street trees along the Prado Road corridor;and higher} - { , �i ,s � ,. be better identified and articulated. a - , SD-3,SD-4 d. incorporate seating around fountain features. 2. Garbage truck drive path needs to be built to city street standards, s e _-- -> 2. The ARC accepts the proposed footprints of site buildings, OK Sp-2 _- -_- - ------------ - - ---- 3, The proposed roofing material shall be called out on final plans as a standing sez 12. Include more detailed information tran on project signage, bike parking, location of 3. Garbage truck drive path remains 24 feet as Indicated on lens p metal in a bronze color and the stucco surfaces shall be shown as smooth, fini backflow .prevention devices, and screening of mechanical equipment. SEE DAVIS HQAD stucco. SEE ELEVATIONS SD-8 NOTES ON REVISED SITE PLANS AND ELEVATIONS. 4, The pasts for the enclosure gates need t be mounted at the end of the block VIEW 1 wall,not inside, 4. Vary how the proposed color palette is applied to different buildings to crec 13. Provide a 3-D representation of the project as well as streetscape views of the additional interest and show some potential locations of overhead doors project to better show the relationship between buildings and other site features. SHEET INDEX Sheet Contents elevations. SEE COLOR BOARD FOR NOTE ELEV. FOR OVERHEAD DOOR SEE REVISED PLANS SD-1 Vicinity Map ® � ARCHITECTURAL 5, Provide details of cornices and eaves. SEE DETAILS If you have questions, please contact Pam Ricci at(805)781-7168. SD- SITE PLAN Title, 6. Include enhanced concrete.paving materials in portions of drive aisles and parki horn Martin, General Manager SD-3 ENLARGED SITE PLAN areas that are more visible from adjacent streets. SEE REVISED SITE PLAN,SD-2 Sincerely, SD-4 ENLARGED SITE PLAN Project SUCTlrrlr'�r�` Pamela Ricci,AICP SD-5 SITE DETAILS 7. Add. protected pedestrian paths.to parking areas to create a visual break and SD-6 PHASE 1 SITE PLAN Senior Planner SD-7 FLOOR PLANS, DETAILS From "Mends, Ron"<rnnundsG'slocityorg> Santa Margarita SD-8 ELEVATIONS Date:August 20, 2009 7:12:57 AM PDT SD-9 PHOTOMETRIC DIAGRAM, To:<austinc�)hamrickassociatescom> LUMINAIRE INFORMATION Subject:Solid Waste Enclosures 400 Prado Road SD-10 STREETSCAPE as SD-11 ALLOWABLE AREA OF OPENINGS ANALYSIS Austin, o Thank you for submitting your plans for the solid enclosures for the project located at 400 Prado Road, , CD - The Utilities Department staff has reviewed the plans for consistency with the City's Solid Waste z CIVIL ENGINEERING PLANSCZ ``�,, Enclosure Standards and for location within the project. Based on this review your plan has been � -PRO JECT - TIMATE BUILD-OUT Sheet Number approved. If you have any questions or if/can be of assistance,please contact meat your earliest � � � SITE C-2 TENATI VE MAP convenience' 781-7258. r –i C-3 GRADING, DRAINAGE ULTIMATE BUILD-OUT Ron Munds Prado Road C-4 UTILITY PLAN-ULTIMATE BUILD-OUT Conservation Manager C-5 GRADING & DRAINGAE PHASE 1 C-6 UTILITY PLAN PHASE 1 City of San Luis Obispo � G7 PRADO ROAD BUSINESS PARK 400 P d R d S L Ob A LANDSCAPE CNDSCAPE PLAN L-2 ENLARGED LANDSCAPE AREAS C L-3 'ENLARGED LANDSCAPE AREAS am r ck -, ssociates, Inc. • Architecture * Planning 1609 Costa Brava, Shell Beach, CA. Y Y { r 93449 I ' 805.773.9377 ■ i r •r {■ r y ■ ■ ■ :�-':'-':'-':-' . . . ... . I . . . R..."".. .. .. - - n" ' ' ' ' .,.,.:. . '. . .'. .. . 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Y r Y Y M Y rY Y A ! y t { t t,r.Y• ` t r 1t• Associates without re'udice.Visna P ,� �l• I p r r•r �•: •r•r r �1 t' 'v— r . .{.Y, nil•. ■ with. tY rIr rb I ! contact w these lens and • • -r-r_„r; r. +r, _r, - . , . , . . -r. , , ,,, r, r, :r,r,r_r.r:r,,,r,,_ . { r I r ee p ,. r i } t .Y. .'.....'.'........:...•.,.,,..:.....'•._.. , rrrr •{ '1 -': . r ,. ter. .. , •• -..- ... r r r r r r r r r r r r r r r r r r . 58° s ecific�tions shall constitute rima r E .. ...r Trash � r � r r`r'r {�::• { p p Y { I { Y 1 Y 1 I E riAasw - : :::.. :.: •:.::: - :I fa 'e vi ence of the acceptance of a e d e to c e { rn p t these restrictions. .r a , . r r t ,r r r ' r.�, _ r r r � r• � ese r r r r• r . r I C27 4 � ' r, E [... ■ 4 j 4 I i 4 I 0 17 Y of 6 E , r, Y • .......:. + DON T SCALE THESE DRAWINGS. - O S r PI n . r :... Pe Landsc e a .r: •e, v r 1 1 t f r I Arl I I r f t r ! r. Y { I Y 1 Y i y r { t y•Y ,.. •. 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Y ,'rr { �!• { ;. — ,l eneralcontractorshallveri , rr . rrr rr rr rrrr rr rr r ::,'err,— 4 0 .. fy �,r: ::.r.,: .. .... �� ° and be responsible for all dimensions �. �, s 1: -„ r '; e}}((�, and existing con dtiions on the job and Y az shall report any discrepancies to the O + i E � ;, so- m Architect for resolution PR 10 R to .rr�.r•Y , r Y.,:Y. f `. —_ �� � _ ' - ® I commencing with the work in question. .:,�`` (�0 ■ ®' e■ ®' r Fabricators shall submit short rf' r w A s !�`C m - i Ii 1r 1 rl ( N {� ' o ■ drawings to Architect for royal ._ Per Landscape Plan ■ eL 9 Pp -0 00 43' �■ �- _ PRIOR to co mm encl abr'ca6a 9 <�` - yright®2007 :. . 'fie _ I .. r Y { X. Sp. '� 4 � ,r r ,r ,_ t[QS ..:. r .V3R Y .f i i i it r u f u t t �■ �■ 4 - r r .,: 12-4 ■ -6 5-0 6- 9 10 Q ®■ �■ c r r Y 'Y • Y Y :Y r 4 -. r r t co r t: f a :o , +T r , e , , ', + + '+ I A^ r ■ ® ■ ■ 1. _ ® � o _! _ , IT. CL F -t I�' ■ i Date Remarks :t 1, 03J09/09 ARC 2 l r ; i` Ir v r; ■ ■' °■ ■ ■ °® 't 0 ft't 07J15/09 PLANNING REVIEW l :! ....• ® _ 09/20/09 PLANNING REVIEW +1. ■ ,■ �— ■ — - : ; 3 :' j 256 257 Per Landscape Plan p o _--- },�. l1 ' —� • ■ ■ ■ � — t i I :$1 26 25 1 --- - -- l e . ■ ■ ■ ■ ■ ■ + + + +'+ r- '+,' —.:- `....... .�..�..:.!`�'° ---:.+— _ �__.-m_..---n---..--�_---LI_—_.•. — __-- -- _—®— � �" ® �z � —_. i`f"'+ T'T .,"T�1'.i'..T. MR r F �■ l .P { .+ t + i i i , 4 0 T T Y i� Sheet Contents . .-... - 0 C? ,r,. 5'-6' 24'-0" 204'-O" 24'-011 217'-21/2" 60'-011 345'-5" Site Pian DAVE ROADNote; A. All walkways to e gray broom finish concrete, unless noted otherwise B. See Civil Plans for location of all Backflow Prevention Devices and Water Meters S:'is*'..+:'e:`.,:'.+:-.,:-.+:- -= + + •= =' tamped concrete or pave stones Sheet dumber - 4) SITE 1 'L--40.00' IU �' ®-- amrick ssociates, Inc. :r , • architecture 1Y: i i. : -. A .::Y ...:.:.:......:....:. :... ... 11 ' M".11" P�m V ;Mwa:fs ' ' t..ra M , 1609 Costa Brava, hell Beach, CA. P93449 .. .,,.e, ,.. � � ..'.:%':' r r t r ! *� '.;�!.W.� Y, } . ".. 't. .. I.. .1 .. ........ . .. . F. ; ! 805.773.9377 r 1 ' Note: :M'. Y x b, ` r r ., A. All walkwaysto b graybroom finish concrete unless noted 9 _ + r i i. / . . ° r�Ea 91 LO C otherwise . .— :,....::.....:........:... s : :.. ,., __ .....r. ," ... .., ......r,,. i ....� Zat e Lis. # 4,999 .. ::- los II vend vices r r r Y.,.Y.,. ::.....;: ,. .:. Motorcycle orYc� See �v� Plans or location o a Backflow Prevention e r eCti�r * I 11 ' Perking and star Meters ... �r 'Ty . :. .,1.. ,,.i.r:,. . � "'-"' ' ' -':'-':�.':�::�.'-'-':�': :V ..*— ' ti. (' `� ■ "r `4...+ ir. /��{ ! 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'.ter San Luis Obispo ... 'P Y. .i.F: .{� r I Y Y' 1. l „ ¢ .' , '� } m ■ ■ .` at p ■ : "' r r r r r k If /ryT ! r r 1 i�• t r 1 ,f.• •.+. F. .b.'.d.. 1,. •.4 + '.4`111'+ l 'r•. .#, _114`1+: +.".� 1, t` ':+, e I r r r r . r ;Y' _ f.' :,:�,:,:,:�:�:.:�:�,:�:�,:�:�:�,:�:":� �:'�:�':—:' : .i..+..f. t ,ti'.. � � ,:,:. �:�: 1 r +. �:�:� �:�'-' -;:. �r C I J 11 r�' Y' '0I I { J' 11 J, �-'_.::. ,' : � :' G S R T7 i' )rl`r tom} r SD- t -A a 'Stamped orae e e Fla _ Ike►' ( . '. f C�: : Motorcycle Stam ed onoret + r trian alva Y ' edea y: lk 1 c Parking Pedestrian n W a :- a edest a a c :, g .. .i r� -} i P P '+.` 4I x8 T NS f b�3v' } Yp t�: .. r r .r.r. r. tSz ! Y , . .i Y r r r .ra . ,_,r,r. . a :':' : �`: C� :a ,- T-. ■ r ,r r ,, r, ■ ■ , or J p a R i F ra c r ' ;_ :' x - „ A t � - 2 1 2 1111 :K '� ® +�. i n J � �_s- m The use of these plans and : : �'� �I-I—. -li'�" — r specifications shall be restricted to the 7' ,A, ,3 Pr N t rr , r original site for which the were Sf7 g Y —, ai re pared and ublication thereof is :�- p p p a 11 :r y L, E , c ■ .' expressly limited to such use. k r•! I Re roductionor ublication b an :":r:,:,,:,:,:.,:,:,,:.:;:,:,:;:,:,:,:,:,:.:,:,: . . . . �: rF111 ' p p Y Y I Motors cle method, inwho leorin part is , Y prohibited.Title to these tans and Parkin p p specifications remains with Hamrick ® r t p 4X8 Typ Associates without prejudice.Visual ! p 1 �''s o® • contact with these plans and i :� P': ; i. . ,, Ike asks specifications shall constitute prima , Sika ockers f aci e e vid e nce of the acx ep tan ce of t•` tshX ` 1: -- :: �', i 'r. T® Seat g Area �` these restrictions. °'°�� ' oy DO NOT SCALETHESE DRAWINGS. ,: .1.141.: '.a.: % .} ,: — e Architectural Plan s for written 5e Ar }�:- ■ dimensions: } a , n Tie Well 0 i., t Y,iP.iwi . r . ., ; r r an sca e a Y 1111. .. M'.,,• ! r p The General contractor shall verify :,,..: r r . r .� -_. 1111- _- 1,_11_1. r r ,r• r ___ .. ._. _ .. 1 1 1 1. 1.1 11.... ' ...Y , •Y,Y:, •V %:'- 1411 +''.+'. 1 111 :i.Y .Y.t•r•,::,.. 1111. fJ ■ +I. , , and be responsible faralidimensions " + ' ■EQ 0 o and existing con dtiions on the jab and a c� I f , shall report any discrepancies to the } - vt t y�Bi it ,% ® Architect for resolution PRtoR to .i i 1� `, , _ commencing with the work in question. ` ", �.�` •' "� f Fabricators shall submit shop s t� "i r. + t is %� err �' s drawings to Architect for approval + + ` ®■ ®■ PRIOR to co mmenangfabricaton. f 4 + ■ rra 1 ` Copyright t�2007 t ® FCIo S M r' �Q —> — Date Remarks 1. a + Y i rf{ ■ do 06115107 ARC 1 Per Landscape Ian rks .. °XIX as/o9/o9 ARc i , / I t :•r r R Y ! . Y 1111.. ��� 24 N REVIEW .r M i ,., /15!09 PLA NTNG �/[� z ,D 1111 :r :.. �?�. i :,'i t n �' n i i 07 I]-— Tree Well 09120/09 PLANNING REVIEW ` f ' 4 '- ° - — Seating Area •p a .1L'L! i Y .' 1111 „.a /Y , : J f ■ i *, , ■ L .; k i �' , t k1: ■ , .� ■ ;' r Sheet Contents In t i. ., + if. o' .� + v + o :— i t: :Y 1 P' + '4. '4: + + 'Y. f r 1 M . ■ I it Plan -, --- ___ ___ ___ _- __ ___ - - _-- __ Enlarged e e a Y -1 1 , } , 1. } . },,.Y:r:1:,: :-, . _ :::...... Y : 2�4°-0 G lJ 6 g" / 't �`.ia�+ .;�:,.!• 1111 r ••• Sheet Number DA,, V �"Q'--3:J�' ROAD �' rr--'\� [D r—,6:�) SITE PC) �\-.5)-- ------- I 1 't=30.00� i 11 I e amrick I f ssoclates, Inc. ray . I I Per Basin Landscape and Civil Plans . Architecture Bike Docker • Planning LIMIT OF DEVELOPMENT — Bike Pack LIMIT F DEVELOPMENT 1 1609 Costa Brava, ■ 1111 ■ ■ ■ m ea +� A o e I I 6 ,4 Shell Beach, CA. (/"-- " + P 93449 1 t Enclose F ; r h _F f try + + F ■ D- C CT i , :� Note. 805.X73.9377 ■ ___ :1finish r I All walkways to be gray broom concrete, unless noted 1 w ys g y otherwise �%?' ��.t.,jj 1 `v C f all Backflow Prevention D vi Pl for I location o a Back toDevices FL G■ rrr B. 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'M` it 3 �r I San Lu Ob •F� 7 + Sa s Obispo :.L�.F:fi:a•. p At..• f\�\�! l - 1111 - it V ,r w f + 1 1 i r + t •: r • • . • r r r r r r r. r r r,r, ; ; •.Ir ,r r r, r, ,r r.:.c., r: „s b. r,r , , t ..• • . f e . r e e a r x x t + k + r r b e 'is ! P rf ) ! i + Ytr. + ) t + r ) tP + Y + r Yl Yhre+ + +. rrrb + . + + r1 . , • t + ` I r r , r r r r r r r r r r r r r r r Ir r• �" 11 111111 - 1 .1.1 ,r r r r r r r r r rr r r r r •rr. , ,.r, e,r,� r•r, r, ..,r 1.•, M a r r e r '1' e • e r » r 11 I + r r r r'r r ,r r r r r r r r r r r r r r Inti■ e Ir 'b 1) x h+ 'a` :. 'Vit• :t. .{r �k. `f• b St n,j. 1 + f. am td�Co ncrete t e '� r site access p 4 A ri n W Ikwa st a a ede �+ f y� r r r r r r r . r r t r r i' ;I; , r1. r r r , f r r , r,. r,r r• + r t r . r . P r; r; r, r 'r O :, t .4 *Y � qq Y =.t: w" b• �$ rIr Y 4 'b •I Ph YI) Y• l d •I. f .t rt; 'i•t .b w' VIA; :'<J)' t 1 r r r � r r r t . r : 4 t `Y xr 'r tr N 4599 + r r r r r r r r,r ., r `a'` 1 r, 1. r r ,, ,r r ,r , r, ; i o- <, .Fa •P •t, b •4 .4 s 8'~ 4 11 { 1 t' , , I r r • r r r r r • .. : . I r r r r , ,pt+r I �4 l •k •t' t• Y :4. I i 'f �T�:.:,:i:. �:.:,�:::" ,:,.,�:�:�:�:": �:;: :,:� 4 ij3 •a. I i• 4. P, I r r ,r r 71-I- h r rip r t. ," :I "6" 'b' 'r' I: :C r,» W 'Ir ✓ ,:,:,:,:,:":r,:,: � �lw 8 Y• Y � ¢ ctor c � �: .r. y i •tom �, �: a re' 1 .de,_ ar Y :4 h: t n r r • r r r , r r r r r r r r r r r r r , Y 4 t l l Y a F P ) r. r I r l + r Y r + • . • • • • • • • • • , • , Y + a e + > rw r r r t I .:r :: . rrrrr , r . rrr , r • r . , fr . r , . r .' . � r ` �Firkin I ";a- P I + + t,+ .+ r r t,t r t 4 T rr r , rrrrr. r , •' . k :• . r r x8 p I T f these I n n The use o ese lans and :, p : specifications h l b restricted t :Bik R s al eto he e k I+ r r ,. r, r, r r . #. ) h r + . , j a p ri i I i t f r whi they were o na s e o ch a e e �j'tk yy(4 �3 9 Y ''F i. 4 r B 1_6I k r + 1 1. r I t th 1 e tired and ubi ca Ion reof 4 + I p P p e s s r 1 I I+ expressly limited to such use. {, p Y s 4 • +. 4 t 1 Re r tion r u I' ti n oduc o b Ica n b a p 0 I �" -dr r r :;: p y Y method inwholeorin art is • t ,...: _ : :-- ,. r i x..e_ .ee s '.s e'_e' -._t...__�_ t° s.. s,. e_.x.. t,. s. 1. .. f. ,. .#. .#, t .+ : r + «. s_ x t s...z....:...,.._ x _� __ .t _...__..._e_s _ _ .r,,.....,. ,,x_ #. -V. f. # { i. .{. .t, .t. ,4. .V. ..__ .:_ ___ ,._.,..._... G..__ .}_,D n . . . . e . « : , . -._--r__-.. -w-_-r ^.vim .- 'v".' ' v v r T . :rr r r r. r r r r r • r r I p - �tprohibited. T'tl t th 1 of - - leo these plans and p 'u: specifications remains with H mr' a Ik 40 0 +rc + b• « r r , r r r r r :r, ,,r oz I.10 0 ° + Y > ,« YYt b �, � >� �� °� I As without prejudice. ` ■ ■ ■ ■[ ■. Associates thou p ejudice seal + . , , . r r ° rrr r ■r' .r. r a plans w " I specificatonsshaeconstitute prima f ad e e vid ence o f the acceptance of I I n these restrictions. \_ —1 Seatin 2Cz 0 -0 D Area a - DO NOT SCALE THESE DRAWINGS. °■ ■ See Architectural Plans for written Stamped Concrete 0 dimensions. Pedestrian Walkway 0, " 43'- ° o ® i The General contractor shall verify ■ -a i and be responsible for all dimensions El 9 C I and existing condtflons on the job and 11 +-*-- ■ 0 Cz i shall report any discrepancies to the I -J I Architect for resolution PRIOR to 18 -0 , � I commencing with the work in question. ■ °■ = 0 a IL i Fabricators shall submit shop I m ■ drawings to Architect for approval - t # # t ,# , : # # ■ _ ■ PRIOR o commencing fabrication. _..1 , , # t t # P 4 t.'d , d. #—t { f f't f ,._ � t ■ ■ + Copyright 2007 Project Monument sign/ 11 a —k= iWater feature a Seating _ , x / Date Remarks Area ■ o® _� /' l ,.r 06/15/07 ARC 1 Water n Q i/ 03/09/09 ARC 2 Seating Area feature ■ ®■ °■ ® r 07/15/09 PLANNING REVIEW 09/20/09 PLANNING REVIEW ® /� i —1 I r---"—a i f—.r ,-#`a=i`Af Per Landscape Plan - , � � # ----- -- --------------------- - - - --- ----- - --- -- -- - n , # n '# # f f # , k; ® ®J 1 Stamped Concrete . , , Ta 11 Sheet t # t t - .t 6 hee Contents ----- -- _ _ ---- ---__---- -- - Enlarged Site Plan 60 1-011 3451-511 —� DI VNEF-DI R Sheet Number - 4) �- SITE ` LAN 1 11=00.00' K Q)) IU,--4 a.mr1ck SSOCIateS, Inc. D i Cs �- nr-� .0 4---D—4 17x- 10 i Architecture _ ® Planning estAiikl 20'Max Height 1609 Costa Brava, 3' 5,_9 , ,� shell Beach, C.A. a 93449 5„ 5�� 0 OC 805.773.9377 A— _7_J_ LJ U Architecture Lic. #C-14,999 Antique Street Lamps EM25- Luminaire 51 41 � {foil cutoff lens) PRADO SINGLE I ENCLOSURE FLAN -- Antique Street Lamps BUSINESS ` SAES- Arm PARK Ft o:t-i al 7;e;.sr L,f G ate s Pe est ata LCAT 34 AND 41 of }(�,Nt 9t _ r 35 l sS Bif1 Senvi Ao-*ss NOTE: VI the Ligating levels measured at Suburban Tract finished grade directly below the fixutre shall not exceed p 1t3 footcandles. 400 Prado Road Gate 61 high San Luis Obispo z --------- CA I APE, WRAPPED AFRO IND , ,� �.... PiPF T OF 3 _— R / i D 10`x° BASF r ATS, to )1k _HiCK i GATE ;C v , I } � N�v Tn �i�yP G FR. `JC ��_=T <499 ENGTH 113 — , 3/8"THICK 524STEEL A NGLE � w7 � �++t _ _. � � i�__ GATE FRAME � Light �rlC�arC� � �����5, ,- 'l;„.1�' � v_T STL.TUBING L 1 `=Pry hat' T t EN C E�t,_e, r _c°_D RACK GATESIDING A PROFILE 6 CENTER PIPE ENDS - li BASE PLATE The use of these plans and t -- - specifications shall be restricted to the original site for which they were prepared and publication thereof is r ( 3' such use. Reproductionroorpublliication b an y4 THICK 3/4 X 9 BOLT--;// OL-- 3 - -; PLATE HONK P p byany method, in who le o r in part, is L__ . __ *1 45 y prohibited.Title to these plans and SQUARE tELEVTION specifications remains with Hamrick 20 - 0 HOLE, T)P. HINGE BOLT Associates without prejudice. Visual Pr, C PH BASE PLATE SECTION A-A contact with these plans and , t 1 t2' I specifications shall constitute prima I -A facie evidence of the acceptance of GENERAL N O T E S: SLOT FOR these restrictions. r n ir, irchecunless cthery+ ADJUSTMENT (TYP.) noted. (TYP.) DO NOT SCALETHESE DRAWINGS. = ord base late oa errnitr snoll be industrial nigh :Mass powder—coated. „ 3" See Architectural Plans for Written en in downtown (match City Standard', Block els,where. wr ,vas ilea n t .ma; be used it lieu of fabricated rack. dimensions. Alternotck, style rna", be approved by the Ci;A Engineer. The General contractor shall Venf)l P rr ,r=} .� €cement Guidelines for additional information regarding and be re spo ns ible fo r a II di me nsi ons !ace a spacing, 112 and existing con dtiions on the job and _ shall report any discrepancies to the apt � }Y ,P�Ap� �AT� �an Architect for resolution PRIOR to .. rel, � � ���Off- _ _ 0 BICYCLE RACK commencing with the work in question. m lul T Fabricators shall submit shopFRON 7930 drawings to Architect for approval rakn ���� OF: Ot - PRIOR to commencing fabrication. BOTTOM HINGE Copyright @ 2007 Date Remarks 06/15!07 ARC 1 r� 03109/09 ARC 2 #5 CONT AT TOP &BOT. 53 43 __�3Li Rack-City Standard BLOCK COURSES 07/15/09 PLANNING REVIEW 09120109 PLANNING REVIEW 8X8X16 BLOCK SOLID GROUT"AT ALL CELLS ---- ch #3 VERTICLE @ 24°O.C.- �� 6'0 LAP AS SHOWN n Sheet Contents 8"CONCRETE SLAB WI#3 EACH WAY @24"O.C. * +- (4" HOOK @ ENDS-TYP.) i 24"LAP Side — — Elevation 22„ Site Details 121-011 Min. Separation 4�-�3r4�� �� (2)#4 CONT. TRASH ENCLOSURE WALL Sheet Number Eike Rack to comply with standards included in the 1993 Bicycle Transportation Plan 54 44 34 Biker I u re 17-15 amrick ssociates, Inc. • Architecture • Planning 1609 Costa Brava, Shell Beach, CA.. 93449 805.773.9377 Overfly Zone I Architecture Lic. C-14,999 I Detention Basin i ! I I I PRADO I Detention Basin BUSINESS I I -_ PARK r-------r-- , -------_- ------ ---. T r- r r 1 T- �r'-____-- __-_ __ ____ _- __ ____ 7 ! i I -I--I--I -r--1--1 _ ' { -{ -I--I_- --1 r- -.a _.--�! � PlumeI I ' i I I ! 1 I I I 1 i I i ! i 1 � ;�- r lj " I i. r t II�1 , � i� moi, _-'__ll i it I I /../� LOT 34 AND 41. �-� I of the ra r i i r ' rj - _ -- i I 1 I �* ____il I i , 5 _ r 7 I r -- -t---.- - � Suburban act 0 b an Tr 400 Prada Road 0 _ San Luis Obispo ----------- --------- --- CA �.�..�. _- �! r --� a -- f I i [.f.� JI 24'-611 --„ - - --t---- --- jl { �1 Old ---- ---- y�---- ----�7 -- -- I W __- _--- --- 1 I `--'1 --------- -------'-" _'_. -11 L - (Jrl Plume - , r _ - 4 i rte' t` - I I I : { T T i.1' 1'; r--- ----- ---- -- , _ a FI -, _ - I I I _� I I I ��� S`+:[..` - _�? r-_ -----r---- � t` �� 1 �- -_...._. ------ - ----------- 4-- r-- " r_--"- -c-----i ------ -- 4GO ------------------------- ----------- IiCCt _ -- - .4939 F � ! ! , r r' - -- ---------- ---- ---- ! -------------------------- f r m orar site access phase & 2. 11 v lip Jr I Oil Plume --- ' „ . ,r i �. _ _--- } " 77, The use of these plans and i�� ♦ �-� _- 1 ' i " I specifications shall be restricted to the P r n ! i original site for which they were � � I,, i prepared and publication thereof iS + k i 3expresslyh i , , limited 10 SUC use. _ _1__1 _�_�_.� r i ! Reproductio n o r pu blication by an y pp ❑❑ }�❑❑ t4 �}p ryry tt p ttp 77 pp ryt�}}7� ------ - _.------------- -- -- y�{ 7r _�__...-.. II method, inw oleorin par, is / i prohibited.Title to these plans a nd 1 I r——.'-I•__—_-!-—...,1 ( „ ! , r.-.._._-—_—_..s, —_ ' I (. 1 fl 1�11 I. �i< `. 1 ` / f r - - " �1 i • I$ I specifications remains with Hamrick ut prejudice.Visual �. Associateso contact with these plans and ;�" ti '�� � s �• specifications shall canstitute prima 1 - ,r , r - facie evidence ofthe acceptance of restrictions. these ` Q� NOT LET E DRAWINGS. ! -, � "� � � � � - "�•� i eeArCh�tectural�Plans for written y;�. ;1 • I dimensions. The General contractor shall verify L---------�---- • � • fY 1--- , �.x � '. and be responsible foralidimensions y 44 ; and existing condtiions on the job and 1 shall report any discrepancies to the - - Architect for resolution PRIOR to r--- ; 'r _ commencing with the work inquestion. T �� Fabricators shall submit shop drawings to Architect for approval I PRIOR to commencing fabrication. --- --- --- - ----- -� :. CoL s------------------------— -s -, ,c_ ._ _ - - r r--- " - � pyright��2007 i LL] _-- ---_ - -- - .... .. -- Overfly Zone __ _ _________ -!- - -- - Date Remarks Cc, 06!15107 ARC 1 r 03109/09 ARC 2 07115/09 PLANNING REVIEW 5'_6' 24'-0" 204'-0" 24'-0" 217'-2 112" 60'-0" 308'-9 112" 09/20/09 PLANNING REVIEW DAVISAD (Unimproved Cod See Civil Plans for more improvement information Sheet Contents PHASE 1 E-31TE PLAN 1 If = 50.00' Phase 1 Site Plan Sheet Number C) 0 a mrick ssociates, Inc. • Architecture • Planning 1609 Costa Brava, d Shell Beach, CA. 93449 805.773.9377 7=I Ro lu r doa pe ems, 11 typ:at all opening. II ____ --====1 Architecture Lic. #C-14,999 Optional Location of 6ackfow&Fire riser Dwica (15995.1.) ■ ■ PRADO BUSINESS Shell Space Shell Space PARK (1647 SA) (16475.f.) LOT 34 AND 41 of the v ggg i ED 01. Suburban Tract ---- - �. .... .... M. ------------------------ ----------- Open to,\ 400 Prado Road B�law ~� San Luis Obis =a 6Q af, o p .,, E,. (1603 a S.) ■ ■ NO- CA :�- go ' . p goLocation of Backflow&Fire rimer DBJicr$ r.' c �g Shell Space Shell Space V, SEEti R fir 4999 y, {xs The use of these plans and ° specifications shall be restricted to the :g original site for which they were :vs . •_, . .e . ■ ■ ■ prepared and publication thereof is expressly■ ■ ■ ■ ■ °` to such use. Reproduction td orpublication by any method, i n who le o r in part, is prohibited.Title to these plans and FLOOR P LEVEL 1 LEVEL specifications remains with Hamrick FLOUN PLAAN 2Associates without prejudice.Visual contact with these plans and specifications shall constitute prima 1 ++ 16' 1 ++ 16' facie evidence of the cceptan nce of Lower Floor: 12,060 gs.f. DO NOT SCALE THESE DRAWINGS. Upper Floor: 10,749 g.S.f. See Architectural Plans for written TOTAL: 22,809 g.s.f. dimensions. The General contractor shall verify and be responsible fo r a 11 di me nsi ons and existing con dtiions on the job and shall report any discrepancies to the Architect for resolution PRIOR to commencing with the work in question. Fabricators shall submit shop drawings to Architect for approval PRIOR to commencing fabrication. Copyright a 2007 Date Remarks 06/15/07 ARC 1 03/09/09 ARC 2 _ 07/15/09 PLANNING REVIEW 09/20/09 PLANNING REVIEW Sheet Contents Floor Pians Sheet Number a.mrick Background Foreground ssociates, Inc. Architecture i Planning —All Mechanical equipment to be screened by public view s� tg 1609 Costa Brava M _ --- ----- - -- - Shell Beach, C.A. ---- - - - - 93449 - - - ` a e :,=.e N., �5s;-Via.'.: k � Pr 805.773.9377 a N Mm m. Architecture Lic. #C-14,999 gmy " ' „.f av Zi % x 's WE41a k R , R PADO flml 0001110=00 BUSINESS i"N PARK LOT 34 AND 41 Y of the " . ` v Suburban Tract Standing Seam Metal Roofs in Bronze Annodized Finish EPS trim 400 Prado Road sD Potential Glass Roll-Up Door Alum.Window Frames wf tinted glass �+ C large windows locations. - San Luis Obispo ESD$ — Metal Window Shades CA Smooth Stucco or Painted Masonry walls. ` Metal Trellis t ; -- ----I-----------------------------------WONK . ------- ---------- ----- ---- ---- ---- ----- ----- - ---- -- --- --- -- - - ------ , Rf 10+ 101-011 pNYLFiNQ, r z ; ---- - - 49 N 0 0 i -- N F- — - - --- --- X - AA --- . d Lighted Box Letters, CD - Co er late Font Use contrasting colors, sig ns uniform throughout 1 'f w, The use of these plans and Signs to comply with at sign ordinance y specifications shall be restricted to the original site for which they were pre pared an d p ublication th ereof i s . expressly limited to such use. Sign Detail Refer to Elevation for Sign Locations Reproduction r g p o publication by,an y allmethod, inwholeorin part, is ��_ r �� prohibited.Title to these plans and p specifications remains with Hamrick ' Associates without prejudice.Visual t contact with these plans and s ecifications shall oonstitute rima p p facieevidenceof the acceptance of these restrictions. ' t DO NOT SCALE THESE DRAWINGS. See Architectural Plans for written �1 Wr " dimensions. The General contractor shall verify and be responsible for all dimensions and existing condtiions on the job and shall report any discrepancies to the Architect for resolution PRIOR to commencing with the work in question. Fabricators shall submit shop drawings to Architect for approval PRIOR to commencing fabrication. Copyright O 2007 See Roof Plan For Eave Depth Date Remarks --Vented Frieze Blocking 06/15/07 ARC 1 03/09109 ARG 2 -Standing Seam metal roof 07/15109 PLANNING REVIEW 09/20/09 PLANNING REVIEW _ -- Roof Sheathing Per Structural Galy. Sheet Metal Flashing x Blocking R Sheet Contents o Elevations Details a f Square Garner Bead ,p r �r Stucco Fascia "vent screed EPS Foam, See Detain Sheet Number 211 211 711 2" O � © o 1EPS Foam TypicalTypical Eave amric FEDULE ISTItS ssociates, Inc. Luimens LLF watt's STAT I CVW"Nuff"r Douripflon L"n EIA25 4,00V MOG r-URMQUE ONE 4-TPVVA-Mt'1X6kF11 GCF SM -A 1-TECTU:RAL E101:28 MET AL MALPD-:, 20M 0,76 4145.2 LWAY'AIREW H SR HO RQUINTAL f ikOS, * Architecture R E FL E Cr C�K 4:LIEM Planning M -Ei' ROT! OINE 4MVVATr CLEAR ENA26400M, COG I-OLIS E X2 4 0,.75 194015 4 GCF SR3 TWI-IN A P.C-1,ji f 1"E i7i 1,IRRA L EMONSTAL H 1DE,, E 1 20 IT L U M N AJ%- ,Aft,T H&R3 HOM XWALIPCS� R E FIL E CIr Cel R,C L S A R 1609 Costa Brava, PLAT GLAS-83,LENS. ENQRS 400M PMOG El --QUE ONE 40-W.A'i't CLEARI , 20M 0,75, 446,2 Shell Beach, CA. GICIF SR4SC ARCHITEECMRAL PED28 ME TAL 93449 I U Mult,LA R.S W t-1H S R4 S C HORCOW.AL i�o&' REFLSCTOR,OLEARR FILA11'ral-ASS LENS, F_,VZ54WkJ1M0G SURO E 4&"VAT-7 GLEAP 805.773.9377 8_21 OCIFISR4174-C-nX L 1,a2f4hC4-_--5 2,0000, 0�75 A AN ARCHITECT URAL EMS METI-1&HXUDiE, 1-11 '5 WhAINAHRE WN SR4SC RIORWONTAL POS. RMES F L E C-10,R','$-FAR PLA,17 OYLASS 1'EN S, Ard-iftectLire L ic. #C-14,999 C E1025 400AM WIDG EUR0-11QUE , ON6,40MT,11 Ltf!0215%41a�t 320100, 0,75 44,r_,3 CCF SR4W ARC$41TECTURA E!D 2 8 N4 11MIL�0,,L 10 LUNNA4A)FRE WITH SR4W HOR2.0WINL M�ru& %i �FLECM,k 4CLSAR FLAT GLASS-LEINS, smz 4"A NVOG EURCMQUE ONE 4WAMATT CLEAR Q D 4 GCF SR5 ARM TECTURAL U111 02 tMies 0 016 1780 U M I N A 1 R S W 1 Tin'S FtS ',40RIZOWAL POS3,, PRADO KFILECTOk,CLEAR FLAj GLASS LEN& BUSINESS PARK -Lummmw Loc-AmoNs LOT 34 AND 41 of the No,� �Llsw X Y z mm, Suburban Tract 2 0�0 20,0 8.1 -4,2191 8-1 _M42_4 311 20.0 X1,0 400 Prado Road 3 3 4 1,�-4, 8 6 1, 27 G�0 20.0, San Luis Obispo C71 4311) 11) 411r, Z6_0 TJ 3 -323.3 i'40,7 �b�o rv.0 CA 1�111C, ;)Jo J� C'.11 0,fl 0� 11 ok ZOP OX), 0,0, 00", t"', 'J 8-1 -323,3 2112,14-ill- 12710,13 2T0 M 0 Ulb` r",1 C 0 3 28 ul, 210,0 V.0 1�1 :0_0 Y 0, 7 -25&,3 RVI 414 AA �4,4 �p-A '10 QI'Xt'i`-,,.,,_,,� 42 a 9-1 20 2.1 303:3 M 0 '20.0 f "J"11 116 AR Of W11 3 'Y 20,101 9 3633 3 �iii 7" 1- 'j q, X .4, �,Nffll 11� 4, i'0 t3,Q_ 0 !I A-2, 3vn 20,0 20L0 Nr J 4999 ' -2 _202-8 21AS.5 20.0- 20�0 A' A N 32 0, 25 A-2 2112 _X0 20,,0, 'N 0A 111 t 0.0 7, C 14 A-1 -263.1 1 7 20z M10 A-1 _186.51 70A X0 2M0 02 Z ��_l 0Z 2 4", 20-0 X0 _o� ti Y""O, 63 3 SO 11 0-14 tll,o t`f The use of these plans and 2.7 �2_ 5 A, -17 A-11 _4 IMO 20-10 t specifications shall be restricted to the 'C original site for which they were prepared and publication thereof is VAY� us,to, tc;ol: e",t 1 - oi g 2 A, 41 0�I M, ," i,', , , , ". S A Or 4 t H!4 2 1 2 fa,0 2C 0 Or 'a 14 A expressly limited to such use. �d f 8_1 43A 21&0 2GLIO 2rj�o Reproduction or publication byany J' kS u", A10i A, 2_2,:� 4A 2�� _17'.6 1 1 I I S'_ 11& ev--4- az a-z i�2 o,,- 01 ' 0 0 method, inwholeorin part, is 2,9 f jli :3 a, 24% prohibited.Title to these plans and :w specifications remains with Hamrick V Associates without prejudice. Visual 011 2,mo 20,0 8_1 092h 216,0 _V% % contact w 'k A ith these plans and k- specifications shall constitute prima -20�O a 21A_01 20,0 22, facieevidenceof the acceptance of Ad '(0 1/ Is 2�5 4,7 4_2 2 % U A-22 01 210.0 Z-10 2 2 01 3.8 8,71,0 121 1j these restrictions. f 8 g DO NOT SCALE THESE DRAWINGS. �A i 4 71 M, See Architectural Plans for written 244 3-2 47,0 20k '20�0 -17 1`3 19 4 e's i�-2 ft"o dimensions. X h r W-0 25 9 �1 J 1�4 , �t "�s , - -�,i :�* L3 I A el A, & 24"6 fa :�t a Y., 7-S,,1,_3 X10 28W011 26 ...... The General contractor shall verify ;g Al and be re spo nsible to r a 11 di me nsi ons and exist ng con dtiions o n the job an d J� J Al"i '11 , EA 1 2:7 5_& r 2,15�0 2f i � 5 Si 9,2 E 44 A "a, 'A 41 1A.; az "'t, J shall report any discrepancies Io the A J J Architectfor resolution PRIOR to N 2 fs 10441 3 1 MI.0 22 9 7, Xko 20�0 0,k, f,1 2`1a 15 2,�i 3,01 Z,3 t,ol' I C"AA e,-,;,, � " �, """ / commencing with the work in question. Fabricators shall submit shop 'N_1 -.1,0 3 a 6-011 N, Nl',� f i:vo drawings to Architect for approval A 30 20,0 2 M t PRIOR to commencing fabrication. '*ct� ''to4 vle u o't J 'K 0 Xb 20,0 ";4" L v t G 30 0-4 2Y 0 25' _-4 Copyright 2007 k , %� /,� b", C-4 2010 31 .116-94,01 120,01 2AOL'04 C, 4 451, 0 X 0 3V 32 .0 410 20.0 J, Date Remarks N u aF 06/15/07 ARC 1 Q Y 4 o�o zi, ? , ` " 11`1�1 -11 't", n�A, 16� '3 5W A 03/09/09 ARC 2 07/15/09 PLANNINGREVIEW o n o i v 2)", 1,3 1� i 10 A, 40 0 1--s N, 09/20/09 PLANNING REVIEW J1 % Al 0, 01f) X 4" r Cl� �,J A N J X, %\ AA q 0. CA:,�/ 0_5 01 0�1 0-0 0 Z5 Sheet Contents I "il, 1A U 4""��"i Q 0 4 4 "o"r z "o it o `3, _3 11 W11 GA '01(11� 5 c;, ? 01-0. ti.xi Qll 0 4'. -Z G,0 G PHOTOMETRIC PLAN P D," ""I i� 0 04 01C 0,4� �t: 0�0 i10 OX", PHOTOMETRIC DIAGRAM Sheet Numb er LU 21 Plan V1 amrick ssociates, Inc. Architecture law "M Planning .. ..... g 1609 Costa Brava, --J Shell Beach, CA. VIM- 93449 "R -21 vomit 805.773.9377 W1 I -,p ArdiitectttreLic. #C-14,999 .......... RADO ROAD PRADO BUSINESS PARK LOT 34 AND 41 of the Suburban Tract 400 Prado Road San Luis Obispo CA 'g., igi, Wf', <0 A�RC UJ — z pSLOR -�A 75- 7 77777777 < 0 _e A,� Ng 4999 NP "NIF",ZIP!11,111,"I'll -Mv 777777T AMIM 2: c c 40. The use o f th ese p lans a nd specifications shall be restricted to the original site for which they were pre pared an d p ublication th ereof i s expressly limited to such use. Reproductio n o r pu blication by an y DAVIS OAD method, in whole or in part, is prohibited.Title to these plans and specifications remains with Hamrick Associates without prejudice.Visual contact with these plans and specifications shall constitute prima fade evidence of the acceptance of these restrictions. DO NOT SCALE THESE DRAWINGS. See Architectural Plans for written dimensions. The General contractor shall verify and be responsible for all dimensions and existing condtflonsonthe job and shall report any discrepancies to the Architect for resolution PR 10 R to commencing with the work in question. Fabricators shall submit shop drawings to Architect for approval PRIOR to commencing fabrication. Copyright @ 2007 Date Remarks 06/15/07 ARC 1 03/09/09 ARC 2 07/15/09 PLANNINGREVIEW M 09/20/09 PLANNINGREVIEW 5�7 ""N AM ATIN W z M Sheet Contents 211 A 1,011111MM V7vT , I li-, A,"' ,L 6� SCAPE �J STREET AVIS OAD Sheet Number 0- R A • # � ♦ a a Elm, oil 4 i i i � k ■ In Ins i TV ON Ell v : , , . } . . , i MOSS};ti,.53Si:..'yS^-. .,'.._. � .....ix.�..:".. .. Md# MT3W:5 r•.,a .Sa � 1 i f i NMI 111 1111 111111 , �I I_ _ .,:. , .,_ =a In y _ t. 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I ; , I , 7--P-7`7 �, - _ "" _�', _'�,;_, - � I-, 1, �, , , - � ", _ 4� � - � i � ;A % , , ", "I `<1 ",_ � ; 1 W D5' TOTAL=20,15 AC , j7[7', 1 ,�,, ',,,,�, ".'tl:�,,J, " ,`,,��,, , " I N I 1� I 4e I 00 I, I A�,'I/MN/ ,, �, i , , , , " I - , I I - I , ,-,, I I ! I I . I :rll. I `,', ,"1111,-1 ,', ", , , X PORTION LOT 29 ,, I I I I F�,��, -, ,,, '' , , " 1, 11::", - ,"_",�,,]j,"", ,�,_ ," - "I�I" - - - - I'll I ,��,,� , -,-,,:,,_, , 11�_11� , I , �, �11 I ��', , , 1 0 ,�_,_, `% ___�� � \ t, I k , .4-----q , - , ," �,-��',"; -, 1:,"',F:'�,`�,�[""-,�,,7L,"",", I ,- � , I'x x x ��- "NI.' �, I , i t," �, , , , ", , , I I , , , " X>11," , , , , , . �(L:,6_ "", � I Ir - f.T.L. � - - N, ;��� I 11: �,",�,�1, --I 1 ------- � i"�- �_ , - - 11 '-' , _ ,� , ,, - _ I i� �,,� �, ;/ ,� , , - / " � \.11 I BUSI SSPARK , I i� , , , -P, , , � I 11 I /' k " I I - �',Il'l� I 1, I ,, ,� �,� I- 11 67A7777777, 177 . 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"`-<�_�-"�'�,,,�:"�� _1___'1___- 1, i _11� _1i__1_._ F", � I , , , I __ I I , , 'I, , ,-,-.-/ , 1, ':"'N "4 .e'1`11 _" SURVEY INFORMATION: , I' ll �, I",- " "' � �1 , I— flL -, I �, , ,�, 5, 'x-__,1 � -7�-- N, "I", _2�_111-, , X ,/I� 1 )� "4`!-,t1N ", " � `� , ","�, ! , ,�,, ,7,'� ,", ;,>, - "", ',� 'I- ,':-�,`�-�` 1,:11',', X_ - , il 1 - ," _!�--- I I � 1 ,4 J,' Y,>,', .",>'� I �� f , i 1 11 1, 1/1',�1'11" ��, I � I i\ - I, - I - � I A, I <"-' "", �,,�,K ",,, , " ,�', "I I"I"r",;1- X,V_ -_�,"�-" X'X . i ""'," , 11 '' , ,�, ?�,�,�',�:';,_,"' , , K-11, - ; "I"' -" " ,,��,',�,��,, � """ ", x� , 6',", � - , , " ," r! ,,, I ,vN�"': 'TI'� "",",�-1,1111" ,�..........� - " ;,� , � ", ,"', � " ,c_,�_,a,,,_i' " � " " , I 11."I'll'. � � I ; .- _,i�,,� ek, _ , � , � �' �7^-'�,� % ,R , ,,,�� W� I �, ,<�� ,-' 1 11,41, i ", j Z�, �� 'XI I— " _,"', " �, _ ,___ ", 11 , 1, I I , TOPOGRAPHIC SURVEY PERFORMED BY i , -_1 " , -1 �",',�;,,O.',,-,:�,/', " �, ,-N 11!�, i _1-11 _____ _,� ��77_, I ","",_ `"I', 'x"e,� �, , �",y,',, " --1 ," � , " , " , __ ,� I N -, � \ I _ 1�'. �, 1)<,' , I 11 I I w ", " ,""' , , y �_� - i " � --,-,- I _`� _`_�`, " � , \_Ix,',,�:�� ", " A�/� 4� , , " I ,� ,,, , , , �-`- �,,� <' I "I 5" 1:_'ill '111� 'Ilez'," , , \ ,"i""", WESTLAND ENGINEERING INC. , "I' I -1 �I �, �","'�',: �,>, , � , ,�� ,.__ � � �, , k I %�� I 11, �, iii� i � . �, " , ,, ",I - ii� ��", 11 ,G811 i , I � � `�� � , � , li,N" 1 � ,k # qq IKI __-, ", ��--- I li�11_- I (805)541-2394 9 �, I , .1� � _1� tzz_4��,',,,"t, 44";Z"l,'l,� I I I � ",,� � I �",�,, ; , I� _� I , _P11 I , 1_11" 1, I i _11---_ I,- ?�" <N '1�1_ , � �, I \ ,, , I , � , 11 x, " x I., x, � I SANITARY SEWER .1� ,,,� 1�1 '14 �.��A,,N�'," 11,11, `� -� , 11 1 ,I I""I" .','.A, '�� �1 , "'I" -� \1 "I 11 � . . �% 11 E� f X I ,�,��,!<,,, ",w, - x �� , 1," 7,':":��,,`, ,!,,�,��� x'�",:� I ,11 H Le / I I I - . ,,"x �x . "! 1,�", " "", � I'll JI I I AND BIKEWAY EASEMENT 11", 111`� , - I Nv, I , � , I ` I " -, I - � ,-, Nd 1 '7, y I / * i " , '7�,%,, , I , , ", THE BASIS OF ELEVATIONS USED FOR THIS SURVEY IS CITY OF p ,� , >,,'�,,,`,,�"�- � , ,,r ,,< �- 11 I -, x!t', � �� / -, I It "', -"I",,"0_- ��f"' .1,,�.I/�, , -x, `,�:,-, ,<, "�, ,%,','m ,'< , \ , , , �� < "". , I , I SLO BENCHMARK NO.47 BEING A IJSG&GS E-910 E'ILY END OF "� /\ / / 11.11 <."",�'. ,,- , "I , __ I , '5 , 1>_11�,_�,_11 11 Le.,-, I 9 !� I r I j�� �: " - - b" "iZ , , 11 �e T , , I - , ," ", � ,,,� ",e N,� ,-� I - `__ 1-1- I \ [ ,1� �� ,<-x,-�ir�x,,- `%�,47,X,'11VQ'h,�" �L� ]�',':�.'�:-��'I'�l,�"i"",�,�,,,�, , -, ��,,< , , ,X11.1K 'x", '. '� "'I"I.,�%,�---:,� 'N""""l ,�'-,-�,�x,,�,��,, "I 'A I 1/'i , " � <'-,1:�- ,_ , II � !, 11 I , � , " ,_ ",_ ,0-44k" . " - __ ",_ , � i� 11 � 11 I I 1! I ! ,11-:1 NORTH SIDE OF BRIDGE ABUTMENT OF S.L.O.CREEK ON PRADO T_ J I / , 1'1'1�1_-,� " x /�,40 x,N�x_.,,xs._,_!�7��,,_K��-�'x - - - �, � w 1 " lo< 305.56' I/ / J ,,, - -___ _ __ - __- --,- __ � - ' 'I I I " - ROAD WEST OF SOUTH HIGUERA;THAT ELEVATION BEING - '% 11 A 4 n*h r -A M -__ m 10 ==��i m - m i - I \ I - I m.41- 1 t % � 14 i PUBLISHED AS 138.88'. 1�_ � 'r 1 'If ,ei`"I I N14 w 0 5a ::�12L_=_�= - I --77-,7 --\ =-,-,-- 1 5 � \ I � i � I 0 it 111.1.1111, I i - ill 1, 1"��I 11 "T, 1 N jj�,q I a- I - - --_,_,., - � --7-7-----7-1 ,-e - _,_� �`o i � ", - I I I I � < M < ,/ ,,f de" .,r\ I/ I" - -1-7--- ", " � I � V � :� ..- 'I ,--I,---,,-- -, / " r ',,�/ 14 "- ,�,_77 "',__ i� " , ,I S I ,A i I- - - 5 . � I ! , I �, �_ - --�,__ E , - --..! I i � - ,,�," "i""?4,_,!�,� ,,,_,'_ "I I - -H 117,1- , , ,/ x , � I , I \,.....�k - - -10 ". - I �v r _.�jl f, / '700,11 '39"E 1284.79-(R) ,,�,, \ \_ " __M�_ - - � _Ii, - - � (I F_ 2 D � � !/ ,/ z- , I,e, ----,-- . - - __ .......1�_ _11� /` I I � � " - - - - e- '_ _ - ", �,, _� , � " I ,�� -I',- _,__,,� / "', �/ , , _- _"(R - - 1111_"�', ,*�- I N 1 v ----,.--- ,___ 4 ,i�;_ , I IL I -, 11 9d0`M3WE-M1-.79 -CALC) 1, I II, ", � � , w 7 I- 11 � � '7 - - 77'- f / .1 I ,,, � 3,1� X11 - i 7 _�I_e ff' ,,, ,1 / , - 1, 'I; , -,,- COLLECI -1. 1 _� �11 �, I I i 6 ,11 , � '11,110 I � , , Z ;i / I I ,� HAZARDOUS MATERIAL PLUME: 0 >\ ,-- � 1�� / "I 11110 �1_1 .11' ' ', % ol - ,17 1 i "I , �` " I -I--- - I I __.-,`-____ -�__ i I I � 9 �1- ,, ,N, - - - - - _____4 -1 - 0 :m;Zi; 11 i ik , '14 777' zi 2-q 11 __ff_ I 29 L29 I 11 i � i , 0 A% o 0 � � ,/ _ _____�_ 1.71 I W (.) �_ / / ,/ �,z, �/ , , I I � , g / IN � "I , I 11 i , � - � loop, ,z z z ,�' J, I z\ IN Z �, - 4, 11 �� � � I EASEMENT AREA A: (O � " " I 11 � "', � 7-----77- 1 I - . I ki.) \ 000� 1-1i /' �', " iv, " / ��o-'111' -______,-, " "I 1�, �,,�,� I, I I I"ll I',, I . i 1, _j �, ,1 �0' I / 11, 9 'N" 00 / le 6� `�__ _"___'__�, 11 w ��', � I 14 , AREA WITHIN LOT 34 WHERE TOTAL PETROLEUM HYDROCARBONS(TPH)CONTAMINATES ARE 100 , I .0" �1 '11 / / iiPl 11 "I , 11 I I . w I / I "/' S U B U R6A'N-TRAGT-" - 1� ' '11- 11 / - " I � NPI ' , "I "," \ , 4 B�-- 11 r - I � �I I PARTS PER MILLION(PPM)OR GREATER. IMPROVEMENTS FOUNDATION DEPTH RESTRICTED TO NOT x f , � -1 1, " I, " 'I, 1, ;10 I i 1 ,4 i 11 � GREATER THAN 4`BELOW EXISTING SURFACE ELEVATION. -"I (D 1, 10 IR /1 �1 110 11� C:) I �� \ " , ,�' ,N� 1, � fft I '1151", --- p� \ " I / ( I f Ile �, LOT 33 , ", 11, _r, 11, " , 9 Fz � , , / NIW/ "I I ! / I / _-,, , I , 10'f 'le 1, I 1- 1-11, li,,� 'III - / " I � I f EASEMENTAREAB: a) 00�� " Jr ,'7 '.1- �, `�i, 'I'll, , 11 - ,I' N � � /" Z I.- I.- M 11, (U 0" " I I I , / ,'I '91 I RS 92 1�1 �� - "I '� URBAN T�%T ____� ,! I , -,,, ---,,,-", 1% , 2 _', 11,_-- , im, 1, `�I ,j"', I _,_,f I 4����1.111w*�"mm,wj,,o i - - ______ " , \ ",-"\ _111-` Iii? 1 138,207 SQUARE FEET AREA WITHIN LOT 34 WHERE TPH CONTAMINATES ARE 1,000 PPM OR GREATER. = ,, , �,, ", 91 _,_ _____,___________ -341-014 ,,� I " __", I � I ,.* � ,,A / ,/ -, 076 �z 11 1, - �, �i 11 T� 0 (n if ) ! ) k ,�', �, % _11, t, P ION LO (1) W w W , - I , "I % I - I" I , SUBURIBA TRACT `11�1 1, I 1 , , I � -'' ,, I ""', �� I , �_ 0 I,�` j it IMPROVEMENTS FOUNDATION DEPTH RESTRICTED TO NOT GREATER THAN 4'BELOW EXISTING � j � J/ Y e� �_j 1-1 ",,, I __ ,- V 9 A 2 1 1 , , I �� , " m I j � 'leo � 11 f ,A -,-,-, �", ,,", %, ,_.____, - I I " 'N > �- I 11, ? i 1' SURFACE ELEVATION, L�T 51 i I I", 11 ?, ___11 \ _ ,,, Ilk,, 0 /� , I I� A 11 � , I ) . / I" / Z \ _ -1 � 1, 1,, _,� . �, il , i I'll EASEMENTAREAC: ::) , 92 " J , 1� I �, I 'i' - > 5 __-, I S .1 , / f '! 11 le "--,-----�... __-,__ __ __ 11, I", ,,, ��I,,', z! '� -` " 1 11 I ., � I il F - _ffi _ � � 1_� !I /r ; , / \ / ___ _____ � "I" �� I , If 1, � 26,695 SQUARE FEET AREA WITHIN LOT 41 WHERE TPH CONTAMINATES ARE 1,000 PPM OR GREATER. � 07�-351-041 i - "'le / - I � �, '. I - < .6 � i � I ,,.,,,,-, ", il 9 I I co " I ,10VTO 106'FUTURE ROW IMPROVEMENTS FOUNDATION DEPTH RESTRICTED TO NOT GREATER THAN 41 BELOW EXISTING � 2 (D �-_FUTURE 30'ROW DEDICATION 30'ROW DEDICATION—,�,, I-_ E 1 I'ROW DED. 40't 401i ", �1! - SURFACE ELEVATION. 0 < �- �_ - ", (115! 12' 12' 1-v '� EASEMENT AREA D: E �11 t: I ,��1� 0 12' 1z 12' 61 12 1, a,SW BIk' TRAVEL TRAVEL ,," BIKE 81S �, Z _j 12' 6' 12' 1_1 " AREA WITHIN LOT 41 WHERE TPH CONTAMINATES ARE 100 PPM OR GREATER, IMPROVEMENTS () SIDEWALK BIKE TRAVEL TRAVEL 91t 9i TRAVEL TRAVEL BIKE SIDEWALK WffIR 18�Lj��j I LANE 10'MI DIAN LANE ��, LANNWEE ' 11,K I 0 !") - ,-,-F I 11 - - =� � i, I :��11 ,; - FOUNDATION DEPTH RESTRICTED TO NOT GREATER THAN 4'BELOW EXISTING SURFACE ELEVATION. 0 �- Uj :) - EDIAN WITH TREES P� I �15,41 � � , S _�I " *0 _j WITH TREES I LANE I LANE LANE MEDIAN MEDIAN-I LANE LANE LANE I -'I- I- _j !, " '�4_ ", ,,, ,� __ __ - - - ' � I" 11 a " - 1,;'-� 0 CL 1�`I'� �],�', CIL 0 1 '' -� , I , I w '� W 0 �,`;_,,��, � � -1 LL Ix U) " � �, ,1, , - ,,:", _ ,O 4 0) 9 �2 "',""' ), " ': ,,,�',,,' � 9 III ," "" , - __I , " _ , �,,� " ca CLm L4 �'""' 0 _j , "I, Z �- ,-,` , " " I`� - .1--_1 - 0 Ix 3�17 I--�`" I 0 z ,� _��,,�"" -ja_ SHEETINDEX I _(_,., ,__ I � 01 0 = i:� I -13- 11 'I �3 � i,,� -1, R, I -,-_,11- �,� - 0 - 0. z � ", ,� I�,_, I to t �� ,,,�_ , 0 ,� "', 0 1 ,,_r 0_ F C:) F- �44- Cc x ;1,, , CL I U i, �: CD (L (n D. ILL! 1'. %± C-1 TENTATIVE TRACT MAP-ULTIMATE BUILD-OUT � I ,� "I , x _-��l 2%± 11,�� 11-�i RECIPROCAL ACCESS C:) w 2:1 SLOPE(MAX) I 1�2%± I—— �, 1 =7� ,-z, '�-e �( :j C-2 TENTATIVE TRACT MAP-TYPICAL BUILDING CONDOMINIUM PLAN 2%± 2%t "'.,I � x, "'' I C) SIDEWALK ,I�1XI,X:"iI "i, C14 -------I- 1 2%± __2%t 4- I -ml-�< 2:1 SLOPE I iiiii'll F �".", C-3 GRADING AND DRAINAGE PLAN-ULTIMATE BUILD-OUT .� 2:1 SLOPE . 111.1-1 -41- - I . lxfM�� 1,'___1._;'1r_�E_r 1__,�111�__, IZIL C-4 UTILITY PLAN-ULTIMATE BUILD-OUT z (MAX) 1, --____1 - I III �>_ (MAX) SIDEWALK I - " -1 I- � � C-5 GRADING AND DRAINAGE PLAN-PHASE I , - . I �` ''I " - MF� SIDEWALK CURB AND �', , I! i SIDEWALK LLL�� PAR 1G, AND UTILITY I ., GUNUKE I I= N I N bi �!=RBAN�� SIDEWALK S GUTTER GUTTER CONCRETE CURB AND GUITER C-6 LU w "-I- CURB AND GUTTER EASEMEINIT a *3"MIN,AC OVER *X MIN.AC OVER NOTE: � 0) 6"MIN.AGG.BASE PRADO ROAD 6"MIN.AGG.BASE *FINAL DETERMINATION OF *3"MIN.AC OVER 0 .S NOTE: SECTION A-A THICKNESSES SHALL BE BASED UPON 6"MIN.AGG.BASE 3: *FINAL DETERMINATION OF THICKNESSES SHALL "R"VALUE FIELD TESTED ON ACTUAL I 2 BE BASED UPON"R"VALUE FIELD TESTED ON TYPICAL 10VTO 106' RIGHT-OF-WAY SUBGRADE.-1=6.5,OR MINIMUM COMMERCIAL COLLECTOR 0 ACTUAL SUBGRADE.TI=6.5,OR MINIMUM ULTIMATE STREET SECTION REQUIREMENTS(WHICHEVER IS SECTION B-B, � - /I I - REQUIREMENTS(WHICHEVER IS GREATER). GREATER). -NTS- TYPICAL 60'RIGHT-OF-WAY � ULTIMATE CROSS SECTION I -NTS- E 60'FLITURE ROW LEGEND' 60 0 30 60 120 �L I CL 1 6m v,m 6mm" vzzlw0dErz�11 0 FUTURE 30'ROW DEDICATION 30'ROW DEDICATION— ""�, 7� 10VTO 106'FUTURE ROW ill 111- -, 8' �,� LAT UTILITY SERVICE LATERAL - ----Sr-'-- --- EXISTING STORM DRAIN I r9m r9w,906*41 I I'll � A -I Mal I� ,',,-I- _-1 C� 1TROWDED. 40't V TRAVEL T PGVV E L SIDEWAL , (E) EXISTING �AJ-- " EXISTING WATER LINE (IN FEET) - LANE wj� � `1471 11", 11 i, _�'11 �4 " "" I IINCH= 60 FT. 0 I 11 11 EG EXISTING GROUND ---- -S-- -- EXISTING SEWER LINE 0 12' 6� 12' 12' 1 .-j "I �� ,_," I � C14 0 7 I 11 ''� -�, , CONSTRUC I i'' �,1,� �I- , EP EDGE OF PAVEMENT -1- -11.G EXISTING GAS LINE a CL 0 � '11-_��_Uj --IN& SIDEWALK BIKE TRAVEL TRAVEL 91± N OF LL _j ,� - ,�_-a LANE MEDIAN TO I -, VE51 WITH TREES I LANE LANE NORTH SIC`E � ASPHALT 1 i4"I T'D C6 I�EF RADO w , (till IT 0 P _j _j 8 BERM 0 I ,:�,,'I�� - T_ COL. - __ -� __ I . () ROAD BY OTHERS r I z 03 � � .11:_,�,�.. ....d FS FINISH SURFACE ---E- EXISTING ELECTRICAL CONDUIT 0 _,,,,� - -0- - 1, 0) 0 LU I "w'�j 1� I GIB GRADE BREAK TE-1 EXISTING FIBER OPTICAL CONDUIT I =3 w w �_ E P a. ,I I"- ,�,0 ,, < W I 0 RIGHT OF WAY DEDICATIONS T 0 -,�,_,'� T TENTATIVE RAT 0 of 0 I-_ LL BASED ON MARGARITA AREA x rr (1) L]Ij Q.2 z =) Uj Q. L LENGTH 13 CATCH BASIN(CB)OR DROP INLET(DI) 0. - LL SPECIFIC PLAN FIGURE 21 PRADO 1111'---.. _�,_/Uj i1nLfL m n > Wl F- ROAD CROSS SECTIONS �, 11 � I S SLOPE 0 AREA DRAIN(AD) LU � CL U) 1 I 11 3011 Cc x 7�� - "I z� _-A� I "".. CONCRETE ,I n 2%:t w 2:1 SLOPE(MAX ,"", F. I � SIDEWALK ---2%__w_ RATE&DIRECTION OF FLOW HDPE HIGH DENSITY POLYETHYLENE . . � � � � � �_ -w- 1. 2%i 1 LEGAL DESCRIPTION: 0 2:1 SLOPE I-- 11 I— -..*-I EARTHEN SWALE CONCRETE INV INVERT SDMH STORM DRAIN MANHOLE d _j (MAX) ___--- 1 2:1 SLOPE(MAX) 2:1 SLOPE(MAX) CURB AND GUTTER LOT 34 AND 41 OF THE SAN LUIS OBISPO SUBURBAN TRACT,AS z (L -" � � . - - 1 I'll, � � - � AC DIKE NOTE: TG TOP OF GRATE -SD- STORM DRAIN SHOWN ON THE MAP RECORDED IN BOOK 1 AT PAGE 92 OF SIDEWALK CURBAND � I, � -I *FINAL DETERMINATION OF *3"MIN,AC OVER GUTTER � THICKNESSES SHALL BE BASED UPON 6"MIN.AGG.BASE 347,20 ELEVATION - W- WATER LINE RECORDS OF SURVEY IN THE CITY OF SAN LUIS OBISPO,COUNTY DESIGNED: DJS *3"MIN.AC OVER "R"VALUE FIELD TESTED ON ACTUAL ___ _SS- SANITARY SEWER OF SAN LUIS OBISPO,STATE OF CALIFORNIA. DRAWN: DJS 6"MIN.AGG.BASE PRADO ROAD SUBGRADE,TI=6.5,OR MINIMUM COMMERCIAL COLLECTOR GRADED SWALE FLOWILINE NOTE: SECTION A-A REQUIREMENTS(WHICHEVER IS SECTION B-B I_, ,-'�--------��N_, ,-�,,w�- -E- ELECTRICAL CONDUIT APN:076-341-012 JOB NUMBER: 06104 -6 *FINAL DETERMINATION OF THICKNESSES SHALL GREATER), , , EXISTING FENCE SHEET: A DIE � - �__ " "_ ' �AN - I , t,ANID ,� , _ , _� , _ _ _, i �', I i�,�!I , � � , , , " �j , " _ , I .�, , I ., I � I I �11_ I I I, , , � � - ", - 9 BE BASED UPON"R"VALUE FIELD TESTED ON TYPICAL 10VTO 106' RIGHT-OF-WAY TYPICAL 60' RIGHT-OF-WAY �1--l'�1-111'��,l�,��.,-"--?�-, EXISTING INDEX CONTOUR -TEL- COMMUNICATION CONDUIT .a ACTUAL SUBGRADE.TI=6.5,OR MINIMUM I -1 to REQUIREMENTS(WHICHEVER IS GREATER). PHASE I STREET SECTION TEMPORARY CROSS SECTION I -1 -1 11 1111-.11-1 EXISTING INTERMEDIATE CONTOUR -JT- JOINT TRENCH 'a � _NTS- -NTS- CiIiIIIIiIIIiiiIi 1 .. - >_ -345- PROPOSED INDEX CONTOUR ____ PROPERTY LINE m �_ PROPOSED INTERMEDIATE CONTOUR ,DATE: AUGUST 18,2009 0 _j --- CL I -1 - ABOVE _.O�GR D E /I- 7, � , , 0- , 00 500 , 00 � � � 700 , � 900 (�Q) 00) �2%. , I I � 1 (3)0 (�Q) ENGINEERIN li � 3 "� '. 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I , ,,, I i I i I 1 1 � � � ' � i � � ! 1 1 1 ) � I , , 1 , I � I �i i ! � i ; 1 1 � I � � I I '� , I I I I � I � , I i � I � I � � , I I � � , , ! 61 1 : � . I t 0 � I i i � , , i . i I i , � a i , I , � x , (9 I � I I 0 ' 0 � � , � i 0 0 0 1 0 1 1 � , a � i � � 1 ! � 6 1 � � : i 1 6 � i : I � , E cu co r LEASE SPPC`E _(TYPICAL) V_ � c� NUMBER OF CONDIMINIUM UNITS TO BE DETERMINED AT A LATER DATE. 0 0 N SIXTEEN CONDOMINIUM UNITS MAXIMUM PER BUILDING C6 m T_ GRID LINES ARE AT 1 FOOT INTERVALS AND ARE SCALE 1" = 1 O' vEs 1`14(D cm m < FOR FUTURE LEASE/SALE INDENTIFICATION TENTATIVE TRIACT MAP .z 6i cl) � > cl rip 101 3 0 1 1 LU F- w 0 _j CL LEGAL DESCRIPTION: LOT 34 AND 41 OF THE SAN LUIS OBISPO SUBURBAN TRACT,AS d SHOWN ON THE MAP RECORDED IN BOOK 1 AT PAGE 92 OF z RECORDS OF SURVEY IN THE CITY OF SAN LUIS OBISPO, DESIGNEE DJS COUNTY OF SAN LUIS OBISPO,STATE OF CALIFORNIA. 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THE QUANTITIES DO NOT TAKE CERTAIN FACTORS SHEET: - 'a ! i ! I INTO ACCOUNT,INCLUDING,BUT NOT LIMITED TO SUBGRADE,AREA OF ;;� VORMA P=9 OVEREXCAVATION AND RECOMPACTION,SHRINKAGE AND EXPANSION OF THE ca rim w4wim !9 �_ SOIL. THE CONTRACTOR IS RESPONSIBLE FOR CALCULATING EARTHWORK 0 (IN FEET) QUANTITIES FOR BIDDING AND CONSTRUCTION PURPOSES. C�3 j CL I " I INCH= 50 FT. DATE: AUGUST 18,2009 i 7 � ! � :7-- 1 . I � � I i $ ; � - I 'i i I � 9 \1111' - 4- A DIE - WIMWAWi#� I - "*"w t - -__ i Of r_1__ , , --,X-- - 11V ;'- I ------------- . .... , --____ ---------- --------------- ___------------------- - - ABOVE me:::::�GR D E . 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I" pq i W,m r&m Nrdgwea - �: I co (IN FEET) I-_ 1 INCH= 50 FT. C�4 0 j a- --------- __ I. I DATE: AUGUST 18,2009 A .: DIE _Al " 11 11 f r__�,_, , 177 � , -, , , I I __ I I � , �� 1�� � I , � - �- I - - ,I �- - 'I, , t � � I ,_____,� A � I I � - �� "4, � , , , i, I , I ,,, ",,,,, i 71--l" , I i �'60_�R I" I I - -1 --_-, I I # - i r. , ;....i i 10 APS 50 ...,..... £y C ,. t„ ;,,„. "'* .n,,.v,uaatm:..r I „,.,.,._..................................4..._..,... ..p..w....,,,,..,.,,,_,.,.:...,.a'se,._i�Z. .,SEL, rn w� I a ■ , 00 -: i s a n > ° wk., BOVE o PE ------ , < _ __. _ . . __._.. � —----- ENGINEERING__ a E N G INEERIN a z { ' E v. _.v _.._., ,SG�I.tl1OI'i'i n SOS Uife t s �,. � 115 6 Oris• $ 5548-5 0-5 116 : xc■ ac= ENGINEER x OF CO z 1 s ' m_m ��E _ �a a t p `o r� Q 3: N w. ' S 1 a . r , n` Y .y , f , s ' • (((wfro No 6 10 ova LIMIT I : kc, E : # a a QF EXISTING WATER SURFACE INU -bAT,ON FOR 14)Q YR STORM x l EVENT PER WES1"LAND ENGINEERING rVis� REPORT, UPDATED JANUARY 22, 2008. I : t ;g ; f _ ESTIMATED LIMI OSEQ, i I WATER SURFACE INUNDA FOR It 100-YR STORM EVENT, PflASt I DEVELOPMENT. � ...■ ,na y �r rr■■■ ' o f Ile 4 SUBURBAN 'TRACT I — — ww 132 98 -, PORTION ■ �r.r 10,00 132.48 FL L 29 'a...■..... •�-' • ■_ ,, 129 , d �.. _o.r_ _123.36-* --- — �� ( , ,,. - I 128.80 INV ` t f 0 X r” ri I 132.68 L 133.18 TC i gym.. 1 .00 INV ; I € I I 010 1 E < x s # .,_""*� rm: TEMPORARY ACCESS ar � « � . 4 ' I ia , a ? s } , a E 1 _ 4CD,- t .„,g A L.L. r E CL j R t t 4 `3 ❑ ❑ ❑ ❑ ❑ n ` .,. t � 3 t _ d a. ra � k , t w Q { ��*41 '4FCt �. _ w FF 132.75 ~ —�-fi�rr GE A . "" ► 7 #r° Iils, _ b Y } Jnr 9 ❑ { 3 i 0 a et i a -.. ..,.x........a3M...�asFs 134.9f T , 88 s e e+ `rr ,_ 134.4�a FL > e .. F t i i cC z ,.. _....... ` t ! r i � 134.42 T ° 183.92 FL' �! �v » 4 a 6 134 62 FS # �' � d ,.; _ �„ ❑ , INVCD .� 93 0 ,^ Y t ' 134.95 TC s 3 1. ,� � _ 134.4 L r �, spa ... mhTM. � 134.42 TC ' E ._..-r-- I _ --�-� �'��,,� "� `�; ,�' I i # t ..133.82 FL Ujs: w P ¢ r ` .2v d I� u y.� d 1 i „_ s `s § n ' S00 11.39E 1284.79' (R) _ - —` __._ SQ fi 39- 13"1 .79 (/R—CALC i • . z 4 't 2 4 ` TEMPO RY EARSWALE PROPOSED AC PAVINrr�//��,��** , r § �F ye' 1 1 + 9x { I WITH $ BOTTOM WIDTH ,..,,. .. t wf 1 ' (2-1--SIDE SLOPE MAX) 135.17 FS E .70 131 E Ei INV , CL 3 z , k tr` I RIOT a IMPROVEMENT DESIGN WAS W � SU B U RBAN`'T—RACT . d ` 4 s �k N LOT 33r , � r � BA ED F�= OF VVESTLAND ENGINEERING, INC C0 1 RS 92 PRELI M RY GRADING PLANS DATED 3!3'1/2008 078-341-014 '`',^ SUBURBAN TRAM° xopa" Z • n x S TION LOT, O LU O , w_ DESIGNED: DJ t i E , i DRAWN: B NUMBER:J 6104 40 0 20 40 80 SHEET: w cn i, tea. C�5 m (INF ET) CJ 1 INCH— 40FT, f CL $a@ .DATE: AUGUST 1 009 _J Le -—----- t i ABOVE It "X �pj C + IN R DE ENGINEERING i 1 1 P�',`f4 I �12 it 5, V� L �Ug A i t 778 Ows Strom, Suits A AIR GAP HIGUERA COMMERCE PARK Son Luis Obi3po, CA 93401 ISUBURBAN TRACT!! (MANHOLE)AND > phone: (805)540-5115 TRACT 703 i i I I ;-j i'm 1 . I , i 11 � V_�M_ _- f T1, lg� GRAVITY SEWEF H, I *No 10 MAPS 50 12 3� . fax: (805)540,5116 "Y' TO EXISTI A-------- 5.5 A Ca Cwpwakn 44 12 0 Nj z-zzz, Z� g"05,02 tav ---------- -------------- PALCL____L_ ENGINEER OF RECORD: 4� EXISTING JOINT POWER&TELgP_HONE_.< "g q ct k ........ :P&Ejj�-Ti�rEPfiONE LINE TO P c* UNDER _t0-,EAST T ------- BOUNDARY. Pr 11 AT OR No IjNsl V ERT 6 10 C� Cl ING H V1 jt Ell DATE: All e -------------- �4 �01' 6 N`_ -N, j 2 le g, Ile f % > r H EXISTING PUBLIC EXISTING ig RECLAIMED WATER _[NT�PbWER&TELEPHONE ---------- LINE POLI�,Tia 5L REMOVED. EXISTING 'XC -POWER&TELEPHONE LINE TO BE c 113 'h x" X UNDERGROUNDED TO EAST TRACT I BOUNDARY. 19 U PAI If EXISTING PUBLIC WATER LINE -GARD" GRASSY ,SWALE GARD"GRASSY SWALE, -P �SWALE PREFILTER SWAI_t�,,REFILTER SUBURBAN TRACT IN WITH CATCH BAS PORTION LOT 29 FOSSIL FILTER > mn 7-/77'_ IP fl &jli -/PROPOSED UNDERGROUND -0 oo, N/111", POWER&TELEPHONE LINE CL c� Al i !� % L.L co 0 0 F1 �J r_Tj rn > rT, F H, p� 4 0 'A) rk", (,fj 05", Rg I z d" cj) z N-1, U w U9 U) U PROPOSED RECLAMED W, TER SE�RVIC U) w -ca IL I n_ I iLLU _1 _1 < Lt CL ff ZOJECT SITE \LV 0 E if 1 E 1 ---------- 0 .......... J �w WS 0 "SWALE GARD"GRABSY' 17 SWALE PRE F(L TE R FS FS CL f 4 TEM RY FORCE MAIN N, P co F-F, 132.75 CL a 4,,_, > z FF,,;;;-1,32-5Q PROPOSED FIRE Pk0Tgc7F'1'(1jN19 EIle" TO BUILDING BACK Ey, ---FLOW DEVICES w NOTE: INDIVIDUAL PRIVATE SUBMETERS cc kz PROPSED DOME TI'd SHALL BE INSTALLED FOR EACH WATER SERY-1 C 0, n 1,; i i I I INDIVIDUALLY OWNED COMMERCIAL SPACE TO BUIWINd A B PROPO UNDERGROUND 4, TO ALLOW APPROPRIATE APPORTIONMENT 0 ---------- 126.90 INV POWE TELEPHONE LINE 12T 1 5j''V USC APPROVED AC FLOW Ig OF THE WATER AND SEWER BILLS TO EACH i o" E DEVICE, TYPICAL EACF BL I LDING ss 411 i� � F OWNER. A PROPERTY OWNERS CL Ss ----------- --g -n ASSOCIATION WILL NEED TO BE ESTABLISHED TO MAINTAIN ONSITE PRIVATE f I N W i \% PROPOSED PUP BLIC 121, PVC WS twi ;I , UTILITIES, READ METERS, AND APPORTION C6 126j3INV cy) SOOO 1 1'39"E 1284.79' (R) V V n I'll . . — "M 1—M THE WATER AND SEWER BILLS. N1. 7 ........... .7 T z S S-1,3TI. -CALC 0 Lii < > PROPOSEDTEMPQRARY PRIVATE SANITAR" f IIiiSEWER 0 j Jill CL LIFT STATION WIT�FORCE ly? X MAIN SEWER TO E*, ISTING z tl N, jj I s, tf SUBURB "TRACT— MH AT PRADO RoA�b, I DESIGNED: DJS LOT 33 40 0 20 40 80 DRAWN: DJS 6m vam 6wAvA I 1 RS92 JOB NUMBER: 06104 ------- EXISTING POWER&TE�i EPHONE LINE 0 -7 TO BE'URDE, SUBVRBA SHEET: 076 0� u, ,a -341-014 R(3R D TO NEXT,,- N TRA& POLt[EAST TRACT BOU N DARY, (IN FEET) MON LOT,40 OUT 315' EAST. POR F I INCH= 40 FT. M --------...... 0 --------- C�6 CL 1 H DATF AII 1rUST 18,2009 ',,iG AD E] revision ., 49 �x . ;. p: r Oaks/ Sycamores w 4,1 � 1 1 t - Margarita Stormwater Basin `' { t` Y. Wetland mitigation per Native Shrum Transition 'v � cox C r i 1 - shrubs preliminary plan `' t a rn 36" min by Wallace Group (12/06) `'\ 3 Sunary C3 Native Shrub Screen 4 4( ►p Shrubs aand ISI � cw.ti ` ,„ r- I w , Pine tfi r e c t list for "— n a Prado PL a 13 a Road p LO 0 Basin/Parking >C.O s_. A Landscaping Interface .' AA i N Q •� Lawn Q �► see L-2 for { blowup tlQ Prado Road Streetscape (ARC approved plans by Firma) , rn Seeded Area _ appearance cottsistant 0. 0 e ,ate w/stormwater basin planting o m 36 min uumo ca mn a 44 � 1Shrub Screen Cz �Tl p ? 1z Cz fltJA19fl A� {4411 > i _ Temporary Access Drive Q Cz see Landscape Detail L- { Basin Wetland Mitigation i W 4 C: Conservation Easement Cz 2.9 Acres _ l 2:1 Wetland Replacement � A. Congdon Tarweed Mitigation + Cz Cz 1! see L-2 for • lgld g =- 13blowup F1 CL 11 -�' All c ® oAL + 0 seat height N�' o o _ water featurern . fltffl _ see L-2 for ! o blowup � �o ct • see L-2 for blowup Bench acc o — see detail L-3 • • • ' rash • Endasure � _ _ x y V ® { ` bJ Lawn ! j n Bench Project mon ment sign/ �. see detail L-3 ' water featur \N Lawn � i Lawn _+i wr*m�r;:Y"wr v+,w�Y•,o- ... 1 ^w,rit rii rirv*r V\t riY ri/»,Mf rit ri,Y� .A z rir.r,, Street trees in wells 36" shrub screen on parking bay ' per Specific Plan Stamped AC ends frontage street, typ. r�tr ri'ri,, LEGEND , , Parkin Island Groundcoverl ru 1tf fj t „, ta Conifer Medium/Small Broadleaf - _ rri,ri,w ' Z r Pinus pinea Deciduous Tree Raphiolepis indica ` ; ,wr.,rir a� c o Afl PttoporumWheeers Dwarf'canariensis Koelreuterla panicuiata , . Raised wr , , ' ro . ' 2-2-i Sequoia sempervirens Pyrus calleryana Hebe 'Veronica Lake” L23— UJacaranda acutifolia Cotoneaster dammerQ�E Arbutus'Marina" 'Varie ata' oPittos orum tobira � i� r �' � I ` Large Deciduous Tree Dietes vegeta N .o Platanus racemosa r , Platanus x acerifolia Small Broadleaf Evergreen 9_--_. F Natural Area Transition ro n c rl Accent Tree s • Muhlenbergia rigens x • Melaleuca linarifolia ..ww l A - q t_- -.. m.. ; { NosC job no. Ribes sanguineum , APF I 2736 Tristania laurinaPeaks' qw.fi Medium/Large Broadleaf Baccharis pilulari Twin Photinia fraseri Rhamnus californica ` -- 4µm '! l 3 w� �� by� plan check Evergreen Tree 4: / No.2�iz issue dare: Quercus agrifolia fN m t Pyrus kawakamii Tristiana conferta Small Deciduous Building Environments r n c verb lru s *{ i 1 , b d set + Signature issue date: . . Accent Tree Or Photinia fraseri _, rte,,` 1 { Expiration Date Magnolia soulan eana Ribes sanguineum f a Chita) a tashkentensis Phromium tenaxd �- . l _; k, e sj Date �P Prunus blireana Raphiolepis indica ' w t of C �FQ� Pitos orum 'Wheeler's Dwarf' t Cercis occidentalis ►Hebe Veronica Lake' Cotoneaster dammeri # ,* ,. �. _n , . ; \ SHEET Pittosporum tobira'Variegata' Dietes vegeta Agapanthus africanus Hemerocallis hybridsLow Hedera helix _ Berm SCc t/e. ►r ! jtV�V rr Loropetalum chinense __ _,.. . w_ Liriope muscarl North ► ' , ► Clivia miniata � t i' 40 20 10 0 40 $0 �2t1 4F 3 SHEETS Re Name: Firma_PradoBusinessPk 273& last Date Modified: 3,2.09 revision s� .; ' seating area N j •� ;,. Co Co I focal point Q entry D l t '> of a , lawn ® 'O O N I >%CO i N Q r; concrete paths m groundcover & t2 ' i ► shrubs y t ° 1 J t M seating areaJllo y a 7 i, } I a r I , it q Mentry o entry entry a, i t W /CU mom' ^V tLa Cz ■ I� J Pedestrian Path Seatina - Bui_ i i rea / Buldin r Cz C v � 4 Co G1) seating area ° v u o otr; entry 4a.� d f O 4.4 rn seating area CC Q lit, tiles r 01, Cq iiy entry water feature i berhi N . . � l(l >t ,.. ,� ,, tip_ .✓ t entry r ~ - s13 V j lawn .. �'. a J- tilt ; ft Y seating are ;'•� 1 e } 'All �Project monument sign/ l it - water feature i lawn - _ lawn �1 X111 _ l i t r, berm t —Ca cL a`ai job no. 273 r plan check 0.3.02.09 ` '-•"� '..YP"j street trees in wells issue date: per Margarita Specific Plan bid set issue date: W. ® VL Monument lentSign ! B �� � N0.2117 Lunch SittingArea Bu■�ld'�na B Entry Signature �.��.... Expiration Date SHEET OF CP1-t � VLalL, 1 20'-0"0rLow: I I EE 20' 10' S' 0 20' 40' 60' OF 3 SHEETS ,, . Fife Name: !F1rma.PradoBus.L2,2736 Last Date Modified., 03.02.09 revision 0 cv co rn . 0 co N 6� 0 = (D (D O2 a Q iM 2 N Conifer Large Evergreen Tree Pinus canariensis Pyrus kawkakamii Prado Road Streetscape Cast Concrete eat (tan) Per approved plans a co l T �$ �"f w Vis, 3' shrub `� 0. screen 0 o s� cn U) Co 0 " Split Face Block {grey} ®. 18 ,e Berm m ° (n ,--.. ® 0 J Q MCS 4 ix CL U) p Parking Lot Landscape Screen Sidewalk Prado Road Prado Road Streetscape Cz CL CzU 7 CC$ Beach Detail ('B"�),, Parking Lot Landsc L-1 118" = 1'-0" SCALE Cz I" = V-0" SCALE C ' .E CL . ' � ov,Q o a, A D` Temporary Site Acces For Phases 1 & 2 Equipment 8 min. Concrete Path I 0 Location f `4 C 4' shrub �� 2' shrub Driveway Parking j 4min. 9roundcover & shrubs Z3 Z sidewalk Road -.���`,. o job no. 2730 plan check 03.02.09 issue date: bid set LP�a`�APF issue date: �\a W.P Backflow Transformer & Eguipment Screening, ical Temporary Access Drive -jw � No 211� � Signature 1 ee = 10'-0" SCALE 1 ee = 20'-0" SCALE ,. 31-C46 Expiration Date SHEET OF Cpl-1C���\P OF 3 SHEETS Fite Name: !FirmaASketches(2736) Last Date Modified: 03.02.09