HomeMy WebLinkAbout04/21/2009, PH4 - REVIEW OF A MIXED-USE DEVELOPMENT CONSISTING OF APPROXIMATELY 8,000 SQUARE FEET OF NEW COMMERCIAL S council
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CITY O F SAN LUIS OBISPO
FROM: John Mandeville, Community Development Director
PREPARED BY: Jaime Hill, Associate Planner
SUBJECT: REVIEW OF A MIXED-USE DEVELOPMENT CONSISTING OF
APPROXIMATELY 89000 SQUARE FEET OF NEW COMMERCIAL
SPACE, THREE RESIDENTIAL UNITS, AND ASSOCIATED
ENTITLEMENTS, (1804 AND 1814 OSOS STREET
GPC/ABAN/TR/A/ER 45-07).
RECOMMENDATION
As recommended by the Planning Commission:
I. Adopt a resolution approving a Mitigated Negative Declaration (ER 45-07), Vesting
Tentative Tract Map, Purchase of Surplus Property, Use Permit for development of a
sensitive site with mixed-use parking reduction, and lease of parking spaces within the
Railroad Parking Lot.
2. Adopt a resolution of intention to abandon portions of Church Street and set a public
hearing for June 2, 2009.
DISCUSSION
Proiect Description
The proposed project, called Ten10 Railroad Avenue, includes modification of the buildings
known as the Alano Club and Luna Cafe, at 1814 and 1804 Osos, and development of the
adjacent vacant parcel with a multi-story building. The Alano Club building is included on the
List of Contributing Historic Properties and is located within the Railroad Historic District. The
building is also featured in the Railroad District Plan and its companion poster, as one of the
principle structures within the District. The Luna Cafe building is a non-historic structure which
is an unreinforced masonry building subject to retrofitting(July 1, 2009 deadline).
This project includes minor modifications to the historic Alano Club building, and seismic
retrofit and expansion of the Luna Cafe building. Additionally, new expanded patio areas at the
entrances to both structures are proposed. As planned, the outdoor dining at the entrances to the
Alano Club and in front of Luna Cafe would be partially within the public right-of-way, and
therefore subject to the City's Sidewalk Cafe regulations (Municipal Code Chapter 5.50). Details
on the dimensions of the proposed outdoor dining areas, furniture and other features will be
provided at a later time when tenants have been secured. At this time it is anticipated that the
existing uses of the buildings will remain restaurant and meeting space, with boarding rooms on
the second level of the Alano Club Building. When the Alano Club relocates this space would be
available for conversion into additional restaurant space with offices or a residence above.
This project also includes development of a new structure on the vacant property to the east of
the Alano Club and above the Luna Cafe. The new building would include two levels of offices
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Council Agenda Report—GPC/ABAN/TR/A/ER 45-07
April 21,2009
Page 2
and a third level of residences (or combination of residences and offices), with a small office
space and access to semi-subterranean parking spaces on the ground level facing Church Street.
Once complete, the improvements would function as one building for building and exiting
requirements. Given the uncertainty of the real estate market, the applicant would like to retain
flexibility in the use of the third level, which is shown with three residential dwellings. Use of
this space for one residence and office uses would require additional parking; both parking
scenarios are evaluated below.
Site Description
The project site is located in the Railroad Historic District at the southern end of Osos Street,
where it intersects with Railroad Ave. Nearby notable structures include the Railroad Square
Building, Cafe Roma, the Park Hotel building, the Jennifer Street Bridge, and the train station.
Additionally, directly to the north of the site on Church Street are several small, single family
homes, a small city park, and a bus stop. The site is zoned C-R-S-H, Commercial Retail with
Special Considerations and Historic District overlays. The special considerations on this site
concern noise generated from the railroad.
The area proposed to be purchased as surplus property is along the eastern frontage of the site,
and includes the fill slope adjacent to railroad parking lot and the existing patio area at the Alano
Club entrance. The area proposed for abandonment includes a 6-foot deep by 40-foot long portion
of Church Street right-of-way north of the Osos Street intersection(Attachment 1, Vicinity Map).
Background
The scale, massing, materials, and Contemporary Mission style were all reviewed by the Cultural
Heritage Committee (CHC) and Architectural Review Commission (ARC) and found to be
appropriate for the location and complementary to surrounding development (Attachment 2,
Project Plans). On January 21, 2009, the ARC reviewed the project and granted final approval of
the design,based on findings and conditions (Attachment 4, ARC Follow-up and Staff Report).
On February 11, 2009, the Planning Commission reviewed the other necessary entitlements and
recommended approval of the project to the City Council. The Planning Commission found that
the project was consistent with the General Plan, applicable property development standards, and
the vision for the area as established in the Railroad District Plan. Planning Commission
discussion focused on frontage improvements and the proposed abandonment of excess right-of-
way. The Commission added an additional finding related to this block of Church Street, finding
that this street segment was unique in that it was desirable to de-emphasize use of the short,
dead-end street. They also added an additional condition of approval confirming the recordation
of all maintenance, access and other required easements and agreements, associated with the tract
map (Condition of Approval No. 8 of the draft resolution for approval, Attachment 6). The
Planning Commission resolution, minutes and staff report are attached (Attachment 3).
P-N���-
Council Agenda Report—GPC/ABAN/TR/A/ER 45-07
April 21,2009
Page 3
Entitlements Requested
The requested entitlements include:
1. Disposition of Surplus Property including a 10.46-foot wide strip of City-owned property
along the eastern frontage of 1814 Osos and the vacant parcel, which includes the fill slope
adjacent to railroad parking lot and the existing patio area at the Alano Club entrance. The
requested property is commensurate in width and orientation to the area previously
relinquished to the adjacent property at 1020 Osos Street, which has subsequently been
developed with Cafe Roma. Disposition of the unutilized City-owned property that is not
needed to meet long-range goals allows for furthering City goals such as maintaining a
compact urban form, facilitating economic development and providing a variety of housing
types. On February 12, 2008, the City Council considered the request in a closed session and
determined that the unutilized property was not reasonably needed to meet long-rang goals and
could be disposed of to facilitate infill development. At that time the Council gave direction on
a fair value for the property and authorized staff to complete negotiations with the applicant for
public improvements equivalent to the cash-value of the property.
2. Abandonment of a 6-foot wide strip of right-of-way along Church Street, northwest of the
intersection with Osos Street, to facilitate an enlarged sidewalk at this corner for sidewalk
dining and expanded building footprints. With the abandonment, travel lanes would be
somewhat narrowed, however the road section for Church Street will still be able to
accommodate 8-foot wide parking aisles and 10-foot wide drive lanes, consistent with City
standards. Because on-street parking is required to be setback from corners and driveways, no
on-street parking would be lost. The abandonment will return to Council for a public hearing
on June 2;2009.
3. Use Permit for development of a Sensitive Site (excessive noise from the railroad) and
mixed-use parking reduction. The acoustical analysis submitted with the project noted that
the building layout is good from an acoustical standpoint, and recommended several
construction measures to achieve noise attenuation to an acceptable level. These noise
attenuation measures, as well as disclosure to future owners and occupants, have been
included in the recommended Mitigated Negative Declaration. Parking for the project relies
upon approval of a 30% mixed-use parking reduction, as allowed by Section 17.16.060 of the
Zoning Regulations for projects sharing parking where the peak parking demand for the
various uses will not coincide.
4. Lease of Parking Spaces within the City-owned Railroad Parking Lot. Similar to other uses
in the vicinity, the parking spaces required for the commercial portion of the project would be
leased off-site in the adjacent Railroad Parking Lot. A survey of current allocations of
parking stalls in the City lot was compiled to confirm that there would be adequate parking
available to serve the proposed project. For a detailed discussion of the parking program for
the project, please see the Planning Commission staff report (Attachment 3, pgs. 7-8).
5. Vesting Tentative Tract Map for real property three-dimensional vertical subdivision of the
project. Because there are no common areas, an airspace subdivision is not a condominium
project, but is defined as a division of the space above or below a unit, having a finite width,
length, and upper and lower elevations, occupied by a building or portion thereof. Although
minimum lot sizes, dimensions and area requirements do not apply to airspace lots, the
project is in compliance with all parking requirements, setbacks, building density, floor area
1
Council Agenda Report—GPC/ABAN/TR/A/ER 45-07
April 21,2009
Page 4
ratio, and associated property development standards that apply. For detailed analysis of
property development statistics, please see the Planning Commission staff report (Attachment
3. pg. 5).
6. Environmental Review A Negative Declaration was recommended by the Community
Development Director on February 12, 2009 and the Planning Commission on February 25,
2009, which included mitigation measures to address potentially significant impacts
associated with cultural resources, noise, and transportation/traffic. While many of the
mitigation measures would effect the development phase of the project, such as including
provisions for ensuring archeological monitoring and the stability of the existing structures
during excavation activities, other measures will effect the ongoing operations of the project.
These include requiring the development and implementation of a trip reduction plan and
provision of various disclosures to occupants regarding nearby noise sources and parking
constraints (Attachment 5).
General Plan Conformity
The site is designated as"General Retail" on the General Plan Land Use Element(LUE)map and
zoned Retail Commercial with Special Considerations and Historic District Overlays (C-R-S-H).
The General Plan anticipates that retail-designated property will be developed with shops, offices
and other services to serve the needs of City and nearby County residences, and accommodate
residences on upper levels where appropriate.
The project represents an infill opportunity that will include rehabilitation of the historic Alano
Building and new construction designed to contribute to the neighborhood's architectural
character. It will result in new commercial and residential opportunities close to the downtown
and other commercial uses, with features to encourage use of alternative modes of transportation.
These features are consistent with General Plan LUE Goal 12, and Policy 2.2.1, COSE Policy
3.3.4, and Railroad District Plan Policies 2.5 (A) and 3.1 (A). The Planning Commission found
that the proposed project and requested entitlements are consistent with the General Plan and
applicable City policies and standards (for a detailed discussion, please see pgs. 3-4 of the
Planning Commission staff report, Attachment 3).
Conclusion
The project is consistent with the General Plan, the Railroad District Plan, and applicable
property development standards. The type and intensity of development has been planned to suit
the site and character of the area, while rehabilitating the existing structures to give them
improved functionality. With the incorporation of conditions of approval and mitigation
measures included in the Mitigated Negative Declaration, the design of the proposed project
would provide quality infill commercial and residential space. For these reasons, the Planning
Commission recommended that the Council adopt resolutions approving the Mitigated Negative
Declaration of Environmental Impacts and project entitlements.
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Council Agenda Report—GPC/ABAN/TR/A/ER 45-07
Apri121,2009
Page 5
CONCURRENCES
The City's Public Works, Utilities and Building Departments have reviewed this project, and
concur with the analysis, conclusions and the Planning Commission recommendation.
FISCAL IMPACT
When the General Plan was prepared it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
project is consistent with the General Plan, it has a neutral fiscal impact.
ALTERNATIVES
1. The Council may continue review of the project. If more information is needed, direction
should be given to staff and the applicants.
2. The Council may adopt a resolution denying the project based on findings of
inconsistency with the Subdivision Regulations and/or General Plan Policies as specified
by the City Council.
ATTACHMENTS
1. Vicinity map
2. Reduced copy of project plans
3. Planning Commission Resolution No. 5518-09, Minutes, and Staff Report
4. Architectural Review Commission Meeting Follow-Up and Staff Report
5. Mitigated Negative Declaration of Environmental Impact
6. Draft Resolution approving the Mitigated Negative Declaration, Vesting Tentative Tract
Map, Purchase of Surplus Property, Use Permit, and lease of parking spaces
7. Draft Resolution of intention to abandon a portion of Church Street
8. Draft Resolution denying the project
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Attachment 3
RESOLUTION NO. 5518-09
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING APPROVAL TO THE CITY COUNCIL OF A VESTING TENTATIVE
TRACT MAP, ABANDONMENT OF RIGHT-OF-WAY, PURCHASE OF SURPLUS
PROPERTY, USE PERMIT FOR DEVELOPMENT OF A SENSITIVE SITE, AND
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR A
MIXED-USE DEVELOPMENT AT 1804 AND 1814 OSOS STREET;
GPC/ABAN/TR/A/ER 45-07 (TRACT SLO 07-0094)
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
February 25, 2009, for the purpose of considering application GPC/ABAN/TR/A/ER 45-07, a
request to allow the purchase of surplus property for a mixed-use development, Abandonment of
right-of-way, Vesting Tentative Tract Map, and Use Permit for development of a sensitive site
and lease of parking spaces; and
WHEREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Architectural Review Commission has reviewed the project and granted
final architectural review of the project design; and
WHEREAS, the Planning Commission reviewed and considered the Mitigated Negative
Declaration of environmental impact for the project; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings
A. CEOA_Compliance
1. The Planning Commission finds and determines that the project's Mitigated Negative
Declaration which was prepared by the Community Development Department on
February 12, 2009, adequately identifies that with the incorporation of recommended
mitigation measures there is no foreseeable potential for significant environmental
impacts by the proposed project.
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Planning Commission Resolution No. 5518-09
r } Attachment 3
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 2
B. Development of a Sensitive.Site
2. Development of the site is consistent with the intent of the "S-overlay" and will not
be detrimental to the health, safety, or welfare of persons working or living at the site
or within the vicinity as, with theincorporation of conditions, the project will be
constructed so as to attenuate noise consistent with City noise standards.
3. As conditioned, all residents of the site will be duly noticed of adjacent noise sources.
C. Abandonment
4. The proposed abandonment of right-of-way is consistent with the General Plan
because the excess right-of-way is not needed for present or future public purposes,
because this portion of Church Street does not convey through traffic, and because it
is desirable to direct passerby to Osos Street rather than Church Street.
5. Maintenance of the excess right-of-way width as part of the public street would not
serve any reasonable public purpose since adequate travel and parking lanes will be
retained.
6. The abandonment of the rights-of-way will benefit the general public be eliminating
unused right-of-way and the City's costs for maintaining additional infrastructure
improvements.
7. The proposed right-of-way abandonment is categorically exempt from environmental
review under Section 15301 of the California Environmental Quality Act.
D. Disposition of Surplus Property
8. The City no longer has need for the vacant fill-slope area located between the project
site and the Railroad Parking lot.
'9. Disposition of this property to facilitate infill development is consistent with the
policies of the Land Use and Housing Elements of the General Plan and is consistent
with similar dispositions of property in the immediate vicinity.
10. The sale of surplus government property is exempt from the California
Environmental Quality Act, pursuant to Section 15312 of the California
Administrative Code.
E. Subdivision Findings
11. The proposed vertical subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan and Subdivision Regulations,
including compatibility with the objectives, policies, general land uses, and programs
specified in the General Plan.
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Attachment 3
Planning Commission Resolution-No. 5518-09
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 3
12. As conditioned, the subdivider will defend, indemnify, and hold harmless the City
and its agents, officers, and employees from any claim, action, or proceeding against
the City or its agents, officers, or employees to attach, set aside, void, or annul an
approval of the City Council, Planning Commission, or City Staff concerning a
subdivision.
13. The proposed vesting tentative tract map is consistent with the General Plan and
Railroad District Plan, including LUE Goal 12, LUE Policy 2.2.1, COSE Policy
3.3.4, and RDP Policies 2.5 (A) and 3.1 (A), because the subdivision will provide
compact infill development encouraged by the General Plan, while restoring and
revitalizing historic structures.
14. The site is physically suited for the proposed type of development because the project
has been designed to utilize available floor area and residential density, while making
efficient use of available parking facilities.
15. The design of the subdivision, or type-of improvements, is not likely to cause serious
public health or safety problems because the type of improvements are appropriate for
the location and will be designed to meet existing building and safety codes.
16. The design of the subdivision, or the type of improvements, will not conflict with
easements, acquired by the public at large, for access through, or use of, property
within the proposed subdivision because such easements will be retained.
SECTION 2. Action
The Commission does hereby recommend adoption of said Mitigated Negative Declaration and
approval of the requests for approval of the purchase of surplus property, Abandonment of
portion of the Church Street right-of-way, Vesting Tentative Tract Map, and Use Permit for
development of a sensitive site and lease of parking spaces; with incorporation of the following
mitigation measures, conditions, and code requirements:
A. Mitigation Measures
1. Applicant shall comply with the Archaeological Resource Preservation Program
Guidelines, to the approval of the Community Development Director, by submitting
appropriate documentation verifying the following:
a. Prior to issuance of construction permits, the applicant shall submit a
monitoring plan, prepared by a subsurface-qualified archaeologist, for the
review and approval by the Community Development Director. The monitoring
plan shall include at a minimum:
i. List of personnel involved in the monitoring activities;
ii. Description of how the monitoring shall occur;
iii. Description of frequency of monitoring (e.g. full-time_, part time, spot
checking);
a Attachment 3
Planning Commission Resolution No. 5518-09
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 4
iv. Description of what resources are expected to be encountered;
v. Description of circumstances that would result in the halting of work at the
project site (e.g. What is considered "significant" archaeological
resources?);
vi. Description of procedures for halting work on the site and notification
procedures;
vii. Description of monitoring reporting procedures;
viii. Monitoring Program.
2. During all ground-disturbing construction activities; the applicant shall retain a
qualified archaeologist (approved by the Community Development Director) [and
Native American] to monitor all earth-disturbing activities, per the approved
monitoring plan. If any significant archaeological resources or human remains are
found during monitoring, work shall stop within the immediate vicinity (precise area
to be determined by the archaeologist in the field) of the resource until such time as
the resource can be evaluated by an archaeologist and any other appropriate
individuals. The applicant shall implement the mitigation as required by the
Community Development Director.
3. Upon completion of all monitoring/mitigation activities, and prior to occupancy or
final inspection (whichever occurs first) or final approval of tract improvements, the
consulting archaeologist shall submit a report to the Community Development
Director summarizing all monitoring/mitigadon activities and confirming that all
recommended mitigation measures have been met. [If the analysis included in the
Data Recovery program is not complete by the time final inspection or occupancy
will occur, the applicant shall provide to the Community Development Director,
proof of obligation to complete the required analysis].
4. Protective measures shall betaken to ensure the stability of the Alano Building during
construction of new walls below grade, demolition of non-historic elements, and
approved remodeling.
S. Voids around the windows shall be filled with insulation and wood blocking, and the
perimeter of the windows chalked.
6. Walls shall be constructed with blanket insulation (R-13 or 3 11/8' thick fiberglass)
faced with a layer of 5/8" gypsum board, or alternative approach determined by the
Building Official to have equivalent effects.
7. All vents and openings on the sides of the structure exposed to train noise shall have
baffle boxes around them.
8. A forced-air ventilation system shall be provided so that windows and doors may
remain closed.
9. Prospective property owners and renters purchase or lease agreements shall include a.
disclaimer whereby residents consent to the higher noise levels they will experience
Attachment 3
Planning Commission Resolution No. 5518-09
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 5
on the project site due to the site proximity to the railroad tracks. These purchase
agreements/leases shall state that the project site is located in an area designated for
retail commercial uses and the City's Noise Ordinance does not include the same
protections in this,area as it does for residential neighborhoods.
10. Prospective property owners and renters shall be notified of the project's requested
and approved parking reductions. Additionally, they should be advised that they
should ensure that the amount of on-site and shared parking is adequate for their
needs because they will not be able to obtain on-street parking permits for any
additional parking needs.
11. To minimize traffic impacts, a trip reduction plan and implementation program is
required. The plan and program may be submitted by individual employers or
coordinated into a cooperative transportation management program for some or all of
the tenants in the development. The plan shall include: a) designation of a
coordinator to administer the program; b) carpool and transit information; c)
incentives for employees to use alternative transportation, and employer-paid
subsides to employees using public transit, or other measures to the approval of the
Public Works Director.
B. Conditions
12. 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 attach, 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.
13. Final project design and construction drawings shall be in substantial compliance
with the project plans amended and approved by the ARC, PC, and City Council.
14. Include a separate full-size sheet in working drawings submitted for a building permit
that lists all conditions, mitigation measures, and code requirements of project
approval as Sheet No. 2. Reference should be made in the margin of listed items as to
where in plans the requirements have been addressed.
15. The existing Luna Cafd building shall be painted in a darker color to distinguish it
more from the new addition behind it to the approval of the Community Development
Director.
16. New windows, trim, and siding used on the Alano Club Building shall match the
style, dimensions, and materials of the original structure.
17. The new building shall incorporate additional materials and architectural details
identified in the Railroad District Plan.
-N �
Planning Commission Resolution No. 5518-09 Attachment 3
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 6 .
a. These may include wood clapboard or smooth-textured horizontal hardiboard
board siding such as Hardiplank or equal, with patterning less than 6 inches
(6") wide lap, brick, plaster wainscots, exposed eaves, or other details described
in the Plan.
b. Roof should utilize composition shingles and two-piece barrel roof tiles, as
appropriate.
C. Emphasize the foundations and ground levels with plaster or wood wainscots,
where appropriate..
d. Use double hung or fixed windows, with wood or plaster trim. New windows
on the existing buildings shall match the style, design and materials of the
original windows..
18. Plan shall show the location of wood boardwalk, to the approval of the Community
Development Director.
19. Maintenance, access, and all other required agreements and easements shall be
recorded prior to, or in conjunction with, recording of the final map, subject to the
approval of the Community Development Director.
Building Department
20. All work shall be in conformance with the 2007 edition of the California Building
Codes (CBC) based on 2,006 IBC, 2007 California Electrical Codes(CEC) based on
2005 NEC, 2007 California Plumbing Codes (CPC) based on 2006 UPC, 2007
California Mechanical Codes (CMC) based on 2006 UMC.
21. Classification of Occupancy Groups shall be in accordance with CBC Chapter 3:
a. R-1 Residential Occupancy–Boarding House/Rooms where occupants are
primarily transient in nature.
b. R-2 Residential Occupancy_Apartment House containing more than two
dwelling units where occupants are primarily permanent in nature.
C. R-3 Residential Occupancy-Townhouses not more three stories above grade in
height with a separate means of egress which have a yard on two or more sides.
22. For the purposes of this proposed development, building plans shall analyze all
buildings as one structure. Provide a height and area limitation analysis for the
aggregate area of the buildings within the limitations of CBC Table 503 as modified
by Section 504 and 506.
23. With building plan submittal, determine minimum type of construction based on the
height and area of the building for each occupancy group in accordance with CBC
Chapter 5 and Table 503.
24. A building containing two or more occupancies or uses shall comply with CBC
Section 508. Building plans shall determine non-separated or separated occupancy
use option complying with CBC Section 508.3.2 or 508.3:3.
P�L -'0
Planning Commission Resolution No. 5518-09 `^
Attachment 3
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 7
25. For the purposes of the building minimum plumbing facilities, the outdoor patio
dining area for each use shall be included in the occupant load calculation complying
with CPC Table 4-1.
Fire Department
26. Building and Life Safety: Please provide a detailed building area and height analysis
for this building. How is the existing woodframe building going to be incorporated
into this new project? Provide a detailed exiting analysis. Exiting protection shall be
maintained from the occupied space to the public areas. Are the.areas marked
"breezeways" intended to be courts open to the sky? Or are they intervening rooms?
Protected exit enclosures shall not be interrupted by intervening rooms.
27. Address Numbers: Approved address numbers shall be placed on all new buildings
in such a position to be plainly visible and legible from the street fronting the
property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a
contrasting background.
28. .Fire Department Access to Equipment: Rooms or areas containing controls for air-
handling systems, automatic fire-protection systems, or other diction, suppression, or
control elements shall be identified for use by the fire department and shall be located
in the same area. A sign shall be provided on the door to the room or area stating
"Fire Sprinkler Riser" and"Fire Alarm Control Panel."
29. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room with a key to the room.
30. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13
system will be required for this project. Fire Department standpipes for manual
firefighting shall be provided in the stairwells. Maintenance agreements of the fire
sprinkler system shall be included in the CC&R's of this project.
31. Fire Safety During Construction: Buildings undergoing construction, alteration, or
demolition shall be in accordance with Chapter 14 of the CFC.
Public Works
32. Complete frontage improvements, including street trees, shall be constructed in
accordance with the engineering standards in effect at the time of encroachment
permit issuance.
33. All curb, gutter, and sidewalk, boardwalk, and curb ramps shall comply with ADA
and City Engineering Standards for widths, slopes, and construction details.
34. New curb ramps shall be installed to provide for continuous pedestrian access joining
the sidewalk adjacent to the project to the existing sidewalks surrounding the
roundabout.
P14�{-ao
Planning Commission Resolution No.5518-09
Attachment 3
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 8
35. The Church Street drive approach shall comply with City and ADA standards and
include a minimum four-foot sidewalk extension behind the ramp.
36. All new and existing wire services to the new or altered structures shall be
underground.
37. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials.
All parking spaces shall be able to be entered in one movement. All spaces, drive
aisles, etc., shall be designed so that all vehicles can exit to the adjoining street in a
forward motion in not more than two maneuvers.
38. A final public improvement plan shall be submitted and approved by the Public
Works Director identifying the design and cost of public improvements provided in
conjunction with the project that are equal to, or greater than, the estimated value of
the City's property.
Transportation
39. The Church Street sidewalk shall be reconstructed to provide a transition from Cafd
Roma to the proposed sidewalk to provide a smooth transition.
40. Prior to the issuance of a building or encroachment permit, the applicant shall submit
a striping plan for all project street frontage's illustrating any striping changes
resulting from the acquisition of City property and installation of sidewalk. An ADA
accessible parking stall complying with current regulations shall be maintained and/or
provided on the Railroad Avenue frontage.
41. Street tree grates in compliance with City standards will be required to improve
pedestrian circulation.
42. Prior to the issuance of building permits, the applicant shall be responsible for paying
current transportation impact fees (TIF) plus.a"fair share" mitigation fee for the
percentage of new trips generated by the project that will travel through the
intersection of Broad/South/Santa Barbara intersection as determined by the Public
Works Director, and based on the estimated intersection improvement cost.
Utilities
43. Irrigation systems shall be designed to avoid crossing property lines.
C. Code Requirements: The following code requirements are included for information
purposes only. They serve to give the applicant a general idea of other City requirements
that will apply to the project. This is not intended to be an exhaustive list as other
requirements may be identified during the plan check process.
1. An encroachment permit will be required from the Public Works Department for any
work or construction staging in the public right-of-way.
Attachment 3
Planning Commission Resolution No. 5518-09
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 9
2. A traffic control plan and/or pedestrian control plan shall be approved prior to
encroachment permit issuance for work in the public right-of-way.
3. 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 Interchange Format, DXF) for Geographic
Information System (GIS) purposes, shall be submitted to the satisfaction of the
Public Works Director.
4. Prior to acceptance by the City of public improvements, the developer's engineer
shall submit a digital version of all public improvement plans & record drawings,
compatible with Autocad (Digital Interchange Format, DXF) for Geographic
Information System (GIS) purposes,to the satisfaction of the Public Works Director.
5. EPA Requirement: General Construction Activity Storm Water Permits are required
for all storm water discharges associated with a construction activity where clearing,
grading, and excavation results in land disturbance of one or more acres. Storm water
discharges of less than one acre, but which is part of a larger common plan of
development or sale, also require a permit. Permits are required until the construction
is complete. To be covered by a General Construction Activity Permit, the owner(s)
of land where construction activity occurs must submit a completed "Notice of Intent"
(NOI) form, with the appropriate fee, to the State Water Resources Control Board
(S WRCB).
6. A copy of the Stormwater Pollution Prevention Plan (SWPPP) required by the
SWRCB shall be included as part of the building permit and/or grading permit plan
submittal. The WDID Number issued by the board shall be noted on all plans that
involve regulated land-disturbing activities.
7. Document compliance with the new draft Water Quality Board State Construction
Permit, which requires dischargers to replicate the pre-project runoff water balance
(for this permit, defined as the amount of rainfall that ends up as runoff) for the
smallest storms up to the 85`h percentile storm event (or the smallest storm event that
generates runoff, whichever is larger).
8. Provide a complete site utility plan. Show all existing and proposed on-site and off-
site utilities. Show the location of all overhead and underground utilities along with
the location of any utility company meters. Show all existing and proposed
improvements located within the public right-of-way if applicable.
9. Show and note that the new wire services shall be placed underground in accordance
with UBC Section 308.3 as amended Iocally.
VH Ll
_ Attachment 3
Planning Commission Resolution No. 5518-09
GPC/ABAN/TR/A/ER 45-07(1804 and 1814 Osos Street)
Page 10
10. Provide separate engineering drawings or a composite utility plan from P. G. & E.,
ATT/PacBell, and Charter for the new wire utilities if necessary. If these plans are
not available, note on the cover sheet of the plans and utility plan these engineered
utility plans will be a deferred submittal item. Further note that "The engineered
utility plans shall be submitted to the City for review and approval prior to
commencing with any on-site or off-site utility construction."
11. Complete the gas pipe sizing for the proposed gas service to these buildings. The gas
company shall review these plans for the proposed gas piping and gas meter
locations. Provide gas meter clusters as required by the gas company. Provide a
copy of a signed utility plan or separate transmittal from the gas company indicating
their review and approval of the piping as shown.
12. Show the location; size, and material of all public water mains, recycled water
mainlines, sewer mains, and public storm drain systems.
13. Show all required or proposed parking lot improvements, lot dimensions, space
dimensions, materials, space and aisle slopes, drainage, pavement markings, signage,
and striping in accordance with the Parking and Driveway Standards and disabled
access requirements of the CBC. The parking and driveway standards are available
from the Community Development Department or are available within the
Engineering Standards. The Parking and Driveway Standards are again available in
U.S. Customary Units.
14. The final map preparation and monumentation shall be in accordance with the City's
Subdivision Regulations, Engineering Standards, and the Subdivision Map Act.
On motion by Commissioner Draze, seconded by Commissioner Singewald, and on the
following roll call vote:
AYES: Commissioners Boswell, Meyer, Whittlesey, Draze, Singewald, Multari, and
Stevenson
NOES: None
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this 25"' day of February, 2009.
Doug Davi on, Secretary
Planning Commission
P14�-�3
SAN LUIS OBISPO Attachment 3
PLANNING COMMISSION MINUTES
February 25, 2009
ROLL CALL:
Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin
Singewald, Mary Whittlesey, Vice-Chairperson Michael Multari, and
Chairperson Charles Stevenson
Absent: None
Staff: Deputy Community Development Directors Doug Davidson and Kim
Murry, Contract Planner Jaime Hill, and Recording Secretary Janet Miller
ACEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
MINUTES:
Minutes of February 11, 2009, were accepted as amended.
PUBLIC HEARINGS:
1. 1804 and 1814 Osos Street. GPC/ABAN/TR/A/ER 45-07: General Plan Conformity
report for the sale of the City-owned property located adjacent to the Railroad parking
lot at the southerly terminus of Osos Street; Abandonment of a portion of Church
Street; Tentative Map for vertical real property subdivision; Use Permit for
development of a mixed-use project on a site with Special Considerations (S-zone)
and lease of parking spaces within the Railroad parking lot; and Environmental
Review; C-R-S-H zone; Michael Hodge, applicant. (Jaime Hill)
Jaime Hill, Contract Planner, presented the staff report, recommending that the Planning
Commission recommend approval to the City Council of the sale of surplus property,
abandonment of excess right-of-way, Vesting Tentative Tract Map, Use Permit for
development of a Sensitive Site with mixed-use parking reduction, lease of parking spaces
within the Railroad Parking Lot, and Mitigated Negative Declaration of Environmental
Impact, based on findings, and subject to conditions and code requirements which she
outlined.
Commr. Singewald requested clarification on the mixture of uses allowed. Staff provided
clarification.
Commr. Draze requested information on relocation of the Alano Club. The applicant
replied that, at present, the Alano Club was looking into relocation.
Vice-Chair Multari requested clarification on CC&R requirements. Staff replied that the
maintenance and access would be a part of the standard conditions.
Irl
Planning Commission Minutes
Attachment 3
February 25, 2009
Page 2
Commr. Meyer requested clarification of parking leases. Staff replied that the parking
leases would be tied with the individual units.
Commr. Whittlesey requested clarification on how required parking spaces required for the
project would be provided. Staff replied that all of the nearby businesses lease parking in
the City-owned lot, and the parking calculation considers existing and leased parking
spots. Staff noted that the proposed parking was in compliance with City standards. Staff
referred to an attachment to the report, listing availability of parking and bicycle spots.
Mike Hodge, applicant, spoke in support of the project.
Commr. Whittlesey requested clarification on abutment of building to Cafe Roma and noise
attenuation methods. Mr. Hodge clarified the proximity to Cafe Roma and stated that the
project would meet the requirements for the noise level standard.
Vice-Chair Multari requested clarification for the abandonment of the right-of-way. Staff
provided the rational for the abandonment noting landscape and recessed improvements
discussed in the staff report.
Commr. Boswell noted concern for a possible precedent-setting abandonment on Church
Street. Commr. Boswell confirmed that this was a right-of-way abandonment not sale of
surplus property. Staff replied that it was a right-of-way abandonment and that, as
proposed, the right-of-way would remain consistent with City standards.
Chairperson Stevenson requested that staff clarify the unique character of the street in the
findings.
Commr. Whittlesey asked for clarification of garbage service. Staff replied that the Utilities
Department and Garbage Company have reviewed the project and found it to meet
requirements.
Chairperson Stevenson noted support for the design of the project.
Commr. Draze thanked staff for the well-written report.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
There were no comments made from the Commission.
On a motion by Commr. Draze, seconded by Commr. Singewald, to recommend approval
to the City Council of the sale of surplus property, abandonment of excess right-of-way,
Vesting Tentative Tract Map, Use Permit for development of a Sensitive Site with mixed-
use parking reduction, lease of parking spaces within the Railroad Parking Lot, and
Planning Commission Minutes .attachment 3
February 25, 2009
Page 3
Mitigated Negative Declaration of Environmental Impact, based on findings, and subject to
conditions and code requirements.
AYES: Commrs. Singewald, Draze, Boswell, Meyer, Whittlesey, Multari, and
Stevenson
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
City-Wide. GPA 120-08: Status report on the 2009 Housing Element date and
eview of program performance; City of San Luis Obispo — Communi evelopment,
a licant (Kim Murry)
Kim Mur , Deputy Director, presented the staff report, reviewi past performance of 63
Housing Ele ent programs and information related to the de lopment potential of sites in
the City. Re ommendations for program modificatio were provided and Planning
Commissioners ere invited to provide comments or d' ction as appropriate.
PUBLIC COMMENT -
Jerry Rioux, Executive ector of the H sing Trust Fund of San Luis Obispo, was
concerned with the discussi of prevaili wages noted in the staff report. He noted that
prevailing wage requirements d 30- % to the cost of housing and indicated that, as a
Charter City, San Luis Obispo use its Affordable Housing Fund without triggering
prevailing wage. He further in ' d that the inclusionary housing percentage required
was too low and that the " ordab by design" provisions did not result in affordable
housing. He expressed a need for ore rental housing in the city and the need to
update the affordable h sing standards t be consistent with state law.
There were no furt r comments made from th ublic.
COMMISSIO COMMENTS:
Commrs. eyer and Draze requested clarification of P ram 3.4.5 Green Building and
how it plied to affordable units.
Co mr. Boswell provided some background context for th "affordable by design"
ovision in Table 2A and on green building provisions.
hairperson Stevenson agreed with Mr. Rioux's comments indl ting the required
inclusionary housing percentage is too low and recommended that taff review the
County's newly-adopted program.
Commr. Singewald supported changes to require inclusionary housing to be co tructed
on-site with in-lieu fees only allowed in instances where Council authorized that opti n.
Vrl
-= Attachment 3
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM# 1
BY: Jaime Hill, Associate Planner MEETING DATE: February 25, 2009
FROM: Doug Davidson, Deputy Director(Development Review)
FILE NUMBER: GPC/ABANfMA/ER 45-07
PROJECT ADDRESS: 1804 and 1814 Osos
SUBJECT: Review of a proposed mixed-use development consisting of approximately 8,000 square
feet of new commercial space and three residential units, with associated landscaping and frontage
improvements, and including purchase of surplus City-owned property, Abandonment of right-of-
way, Vesting Tentative Tract Map, Use Permit for development of a Sensitive Site with mixed-use
parking reduction, lease of parking spaces within the Railroad Parking Lot, and Environmental
Review (Tract SLO 07-0094).
RECOMMENDATION
Recommend that the City Council approve the sale of surplus property, Abandonment of excess right-
of-way, Vesting Tentative Tract Map, Use Permit for development of a Sensitive Site with mixed-use
parking reduction, lease of parking spaces within the Railroad Parking Lot, and Mitigated Negative
Declaration of Environmental Impact, based on findings, and subject to conditions and code
requirements.
DISCUSSION
Background
The proposed project, called Ten10 Railroad Avenue, includes modification of the buildings known
as the Alano Club and Luna Cafe, at 1814 and 1804 Osos, and development of the adjacent vacant
parcel with a multi-story building. The Alano Club building is included on the List of Contributing
Historic Properties and is located within the Railroad Historic District. The building is also featured in
the Railroad District Plan and its companion poster, as one of the principle structures within the
District.The Luna Cafe building is a non-historic structure which is an unreinforced masonry building
subject to retrofitting.
The Cultural Heritage Committee (CHC) and Architectural Review Commission (ARC) provided
conceptual review of the project in 2007, and provided comments to the applicant and staff on overall
site planning and conceptual building design. In response to their direction and the City's adoption of
vertical subdivision standards,the applicant made significant project design changes, which were again
reviewed by the CHC in December 2008. On January 21, 2009, the ARC reviewed the project and
granted final approval of the design, based on findings and conditions (Attachment 4, ARC Follow-up
Letter and Staff Report). In order to move forward with the project other necessary entitlements include:
abandonment of excess right-of-way along Church Street, purchase of surplus City-owned property
adjacent to the Railroad Parking Lot, vertical real property subdivision of project, a use permit to allow
further development on a site with Special Considerations (S-zone) and mixed-use parking reduction,
approval of a lease agreement for parking stalls in the City-owned Railroad Parking Lot, and
environmental review.When future tenants of the ground level tenant spaces are known sidewalk dining
permits will also be required.
- Attachment 3
GPC/ABAN/TR/A/ER 45-07
Page 2
Data Summary
Address: 1804 and 1814 Osos Street
Applicant: Michael Hodge
Property Owners: SLO County Alano Club, Inc. (1804 and 1814 Osos Street)
City of San Luis Obispo (property adjacent to Railroad Parking Lot)
Zoning: C-R-S-H (Commercial-Retail with Special Consideration &Historic overlays)
General Plan: General Retail
Environmental Status: A Mitigated Negative Declaration was recommended by the Community
Development Director on February 12, 2009 (Attachment 3); the sale of surplus government property
is exempt from the California Environmental Quality Act, pursuant to Section 15312 of the California
Administrative Code.
Site Description
The project site is located in the Railroad Historic District at the southern end of Osos Street, where it
intersects with Railroad Ave. Nearby notable structures include the Railroad Square Building, Caf6
Roma, the City's Railroad Transportation Center parking lot, the Park Hotel building, the Jennifer
Street Bridge, the train station, and the railroad tracks. Additionally, directly to the north of the site on
Church Street are several small, single family homes; a small city park, and a bus stop. The site is
zoned C-R-S-H, Commercial Retail with Special Considerations and Historic District overlays. The
special considerations on this site deal with excessive noise generated from the railroad.
The area proposed to be purchased as surplus property is along the eastern frontage of the site, and
includes the fill slope adjacent to railroad parking lot and the existing patio area at the Alano Club
entrance. The area proposed for abandonment includes a 6-foot deep by 40-foot long portion of Church
Street right-of-way north of the intersection with Osos Street(Attachment 1, Vicinity Map).
Project Description
This project includes minor modifications to the historic Alano Club building, and seismic retrofit and
expansion of the Luna Cafe building. Additionally, new expanded patio areas at the entrances to both
structures are proposed. As planned, the outdoor dining at the entrances to the Alano Club and in
front of Luna Caf6 would be partially within the public right-of-way, and therefore subject to the
City's.Sidewalk Cafe regulations (Municipal Code Chapter 560). Details on the dimensions of the
proposed outdoor dining areas, furniture and other features will be provided at a later time when
tenants have been secured. At this time it is anticipated that the existing uses of the buildings will
remain restaurant and meeting space, with boarding rooms on the second level of the Alano Club
Building. When the Alano Club relocates this space would be available for conversion into additional
restaurant space with offices or a residence above.
This project also includes development of a new structure on the vacant property to the east of the
Alano Club and above the Luna Cafe. The new building would include two levels of offices and a
third level of residences (or combination of residences and offices), with a small office space and
access to semi-subterranean parking spaces on the ground level facing Church Street. Once complete,
the improvements would function as one building for building and exiting requirements. Given the
uncertainty of the real estate market, the applicant would like to retain flexibility in the use of the third
attachment 3
GPC/ABANffWA/ER 45-07
Page 3
level, which is shown with three residential dwellings. Use of this space for one residence and office
uses would require additional. parking; both parking scenarios are evaluated below. The scale,
massing, materials, and Contemporary Mission style were all reviewed by the ARC and found to be
appropriate for the location and complementary to surrounding development (Attachment 2, Project
Plans).
EVALUATION
Entitlements Requested
Project plans include modifications to the existing Alano Club and Luna Cafe Buildings; a new 3-
story (plus basement) mixed-use structure, and additional off-site improvements. Requested
entitlements include:
• General Plan Conformity Finding on request to purchase a 13-foot wide strip of City-owned
property along the eastern frontage of 1814 Osos and the vacant parcel, which includes the fill
slope adjacent to railroad parking lotand the existing patio area at the Alano Club entrance.
• Abandonment of a 6-foot wide,40-foot long strip of right-of-way along Church Street,northwest of
the intersection with Osos Street.
• Use Permit for development of a Sensitive Site(excessive noise from the railroad) and mixed-use
parking reduction
• Lease of Parking Spaces within the City-owned Railroad Parking Lot
• Vesting Tentative Tract Map for real property vertical subdivision of the project
• Environmental Review
The following discussion provides an evaluation of consistency with City policies and standards, and
the requested entitlements, including: 1) General Plan, Railroad District and Zoning Regulation
Policies and Standards, 2) Disposition of Surplus Property, 3) Abandonment of Right-of-Way, 4) Use
Permit for Development of a Sensitive Site 5) Parking Plan (Mixed-use Parking Reduction,
Additional Bicycle Parking, and Lease of Parking Spaces, 6) Vesting Tentative Tract Map, and 7)
Environmental Review.
1)General Plan, Railroad District Plan and Zoning Regulation Policies & Standards
The site is designated as "General Retail' on the General Plan Land Use Element (LUE) map and
zoned Retail Commercial with the Special Considerations and Historic District overlays (C-R-S-H).
The C-R zone is intended to provide for a range of retail sales, business, personal and professional
services, as well as recreation, entertainment, transient lodging, and some residential uses. The
proposed development includes a combination of commercial and residential uses, consistent with
numerous General Plan policies, and is consistent with all applicable property development standards.
Relevant policies and standards are evaluated below.
General Plan Policies
LUE Goal No. 12: San Luis Obispo should emphasize more productive use of existing
commercial buildings and land areas already committed to urban development.
Attachment 3
GPC/ABAN/TR/A/ER 45-07
Pate 4
This project represents an infill opportunity, which will contribute to the vibrancy of an area
increasingly typified by comparatively dense urban development. Existing structures will be restored
and expanded, and a currently vacant site will create new residential units and work spaces close to
transit, services, and the downtown.
LUE 2.2.1 Mixed-Use & Convenience: Neighborhoods shall include a mix of uses to serve the
daily needs of nearby residents, including schools, parks, churches, and convenience retail
stores. Neighborhood shopping and services should be available within about one mile of all
dwellings....
This commercial pocket adjacent to the Railroad Depot and Jennifer Street Bridge is evolving into a
vibrant commercial district serving the needs of nearby residents and those utilizing the Railroad
Safety Bicycle Path. The proposed project will contribute to the vitality of the area by providing
additional commercial, professional, and residential options, and by providing much needed
infrastructure improvements such as enhanced sidewalks, street trees and lighting, and bicycle/vehicle
parking improvements.
COSE 3.3.4 Changes to historic buildings: Changes or additions to historically or
architecturally significant buildings should be consistent with the original structure and follow
the Secretary of the Interior's Standards for the Treatment of Historic Buildings.New buildings
in historical districts, or on historically significant sites, should reflect the form, spacing and
materials of nearby historic structures. The street appearance of buildings which contribute to
a neighborhood's architectural character should be maintained.
The proposed modifications to the Alano Club (a Contributing Historic Structure), the Luna Cafe
building, and the new structure were reviewed by the CHC and found to be consistent with the Secretary
of the Interior's Standards and City guidelines. The CHC discussed the contemporary "Mission-style"
design theme and architecture at length, and found that with the use of quality finishes the project was
designed appropriately for the Railroad Historic District., and would fit in well with surrounding
improvements. The CHC agreed that the design successfully incorporated materials and features called
for in the Railroad District Plan while complimenting adjacent structures. Details such as the
symmetrically arranged elongated windows and single-panel doors, recessed windows, and exposed
rafter tails evoke aspects of the Railroad Vernacular style exemplified in the historic Railroad Depot.
This is reinforced by the use of smooth plaster finishes and barrel tile roofing. The addition of cement
fiber horizontal siding in a natural tone helps to break up the massing of the building while referencing
the horizontal wood board siding used in historic Alano building and Park Hotel.
Railroad District.Plan
Railroad District Plan Policy 2.5 (A): City land use decisions should help reserve the Railroad
District's mix of residential, commercial, transportation and industrial uses, and allow limited,
gradual expansion of tourist-commercial uses such as lodging and specialty retail sales along
with industrial/service-commercial uses.
Consistent with this policy, the proposed project includes a mixture of residential, office, and retail-
commercial uses,including two ground floor restaurant spaces with opportunities for sidewalk dining.
Attachment 3
GPC/ABANfMA/ER 45-07
Page 5
Railroad District Plan Policy 3.1 (A): The City will encourage new uses to meet parking
requirements through shared,on or off-site parking solutions.
Parking for the project includes both on-site subterranean parking for residents, participation in the
City-owned Railroad Parking lot, and provision of secure long-term bicycle parking and short-term
curb-side bicycle parking. This parking plan will ensure that residents have secure, on-site parking to
meet their needs, without needlessly duplicating existing facilities.
Zoning Regulations
As indicated in Table 1 below, the project complies with all of the development standards of the C-R
zone. The new structure has an average height of 42 feet from average natural grade, within three or
four stories, as seen from the Railroad and Church Street. As seen from the Railroad, the building
consists of two levels of offices with residences above. As viewed from Church Street, the building
also includes a small first-level office and entrance to a sub-grade, podium parking that utilizes the
change in elevation at the south side of the site. Because height calculations are based on the average
existing grade of a site, the change in topography allows for some portions of the building to exceed
the base height requirement, but still comply with the City's regulations. This allows for more
flexibility in the building design accommodating the varied and attractive roof forms and allowing the
creation of the partially subterranean parking without excessive grading.
TABLE 1: Project Statistics and Code Requirements
STANDARD CODE REQUIREMENT PROVIDED
Street Yard Setback 0 feet 0 feet
Side Yard Setback 0 feet 0 feet
Building Height(above existing grade) 45 feet 42 feet
Max.Lot Coverage 100% 86%
Floor Area Ratio 3.0 2.46
(building floor area to site area
Density 36 unitstacre x 0.207 acres = 7.45 2.66
Density Units Two 2-bd&One 1-bd unit
Parking 23 spaces for existing development
+32 spaces for new development— 6 spaces on-site&29(or
reductions for shared/mixed use 33)spaces leased in City-
and additional bicycle parking=35 owned common parking lot
total(Or 39 spaces if only one
residence is developed)
Bicycle spaces 15%of auto(35)=5
Long term 40%of req.=2 6
Short term 50%of req.=3 20
+2 per residential unit 1 2 perresidential unit
Motorcycle spaces: 6 Located Within City-Owned Lot
2) Disposition of Surplus Property
When the City Council determines that unutilized City-owned property will not reasonably be needed
to meet long-range goals and is therefore surplus, they can authorize the sale of that property. Sale of
surplus property allows for its use in furthering City goals such as maintaining a compact urban form,
facilitating economic development and providing a variety of housing types.
10r/.
'Attachment 3
GPC/ABANnWA/ER 45-07
Page 6
This project includes a request that the City relinquish an approximately 10.46-foot wide strip of
unused City property. Use of this area will assist in the redevelopment of the site by providing
additional area for the on-site parking needs of the proposed mixed-use building, and allowing for
development of an enhanced entry and patio area in front of the Alano Building. As previously
mentioned, the area includes the fill slope area along the eastern frontage of 1814 Osos and the vacant
parcel. Currently the area is unimproved, excepting for some minor landscaping provided by the
Alano Club. It is unlikely that the area would ever be utilized for City purposes, as the 13-foot wide
strip is bound by developed public parking to the southeast and private property to the northwest. In
1996, the adjacent undeveloped City property fronting 1020 Osos was sold as surplus, and has since
been developed with Cafe Roma. This request is commensurate in width and alignment with that
previous relinquishment, and has a total area of 1,470 square feet. As proposed, adequate area for a.
pedestrian connection between Cafe Roma and Osos Street will be maintained.
On February 12, 2008, the City Council considered the surplus property request in a closed session
hearing, gave direction on a fair value for the property, and authorized staff to complete negotiations
for sale. Rather than seek a cash-sale for the agreed upon appraised value of the property,
approximately $31,500 (1,050 sf @ $30/sf), they directed staff to work with the applicant to provide
public-improvements in the immediate vicinity of the equivalent value. The Public Works Department
directed the applicant to provide ADA improvements at the Jennifer Street Bridge, around the traffic
circle, and disabled access at existing sidewalks along both sides of Osos Street. These improvements
will utilize the majority of the available funds from the sale. If funding remains after the access
improvements have been completed, the applicant has proposed to either 1)modify the concrete curb
alignment along the project's frontage in Railroad Avenue to a saw-tooth design to better
accommodate the existing angled parking stalls and provide new landscaping opportunities, 2)
provide additional street lighting on Osos Street to match that proposed for the Railroad Square
development, or 3) relocate the overhead telephone wires from the south side of Church Street to the
north side of the street.
3) Abandonment of Right-of-Way
The applicant has requested that the City relinquish a 6-foot wide, 97-foot long strip of right-of-way
along Church Street,northwest of the intersection with Osos Street.The applicant would like to bulb-out
the sidewalk at this comer to facilitate sidewalk dining, and utilize the area proposed for abandonment to
expand the building footprints and provide additional outdoor dining opportunities near the comer of
Church and Osos Streets.
In order to abandon the right-of-way, the California Streets and Highways Code require the Planning
Commission to determine whether the abandonment is consistent with the City's General Plan. This
means that a determination needs to be made on whether the rights-of-way will be needed for present
or future public purposes. In additional, continued access to any City or public utility services and
improvements needs to be properly preserved. The General Plan Circulation Element designates
Church Street as a local street.
The portion of the Church Street right-of-way that is proposed to be abandoned is developed with
standard frontage improvements including curb, gutter and sidewalk. Travel lanes would be somewhat
narrowed, however, the road section for Church Street will still be able to accommodate 8-foot wide
parking aisles and 10-foot wide drive lanes, consistent with City standards. Because on-street parking is
Attachment 3
GPC/ABAN/TR/A/ER 45-07
Page 7
required to be setback from corners and driveways,the frontage lost with the construction of a bulbout at
the comer would not have been usable for on-street parking. Therefore, there will be no net loss of on-
street parking with the proposed abandonment and improvements.
If the Council determines that rights-of-way should be abandoned, easements must be reserved for
public and private utilities which will not be relocated.These easements would insure that the affected
local utilities retain rights to repair and service any facilities within the areas proposed for
'abandonment. The right-of-way abandonment proposal Was reviewed by the Public Works and
Utilities Departments, and local utility companies for their review and comment. Their comments
indicate that the proposed abandonment of right-of-way will not adversely impact existing or future
public utilities in the immediate area or in the City as a whole.
Unless the rights-of-way are owned in fee by the City, the underlying property reverts back to the
adjacent property owners when abandoned. According to the Lot Book Guarantee documents
submitted by the applicant, and verified by the City Public Works Department, the rights-of-way are
not owned by the City, and would be reverted back to adjacent property owners if it is abandoned.
4) Use Permit for Development of a Sensitive Site
The Special Considerations ''S" overlay has been applied to this site to ensure that development is
consistent with City noise standards which require attenuation of noise levels for indoor spaces and
outdoor activity areas. According to the Noise Contour Map in the General Plan Noise Element, the
project site is located within an area susceptible to 60-65 decibles (dB) Ldn due to railroad noise.
Maximum noise exposure for residential uses is 45 dB for indoor spaces and 60 dB for outdoor activity
areas. In order to identify and address the potentially significant noise impacts on the project, the
applicant has submitted an acoustical analysis,prepared by David Dubbink Associates.The acoustical
analysis concludes that prior to project development the noise created by idling trains from the
Railroad Station is 75dB, exceeding the 60 dBA recommended by the City's Noise Element. While it
is noted that the building layout is good from an acoustical standpoint, several construction measures
are recommended in order to achieve noise attenuation to an acceptable level. These noise attenuation
measures, as well as disclosure to future owners and occupants, have been included in the
recommended mitigated Negative Declaration- Use of the patio areas for outdoor dining will be
subject to City Sidewalk Cafe and Noise Standards, which include operational performance standards
to ensure that adjacent uses are not negatively impacted.
5)Parking Plan
Parking for the project relies upon approval of a mixed-use parking reduction, additional bicycle
parking, and both on-site parking and lease of parking spaces within the City-owned parking lot.
Section 17.16.060 of the Zoning Regulations allows for parking reductions up to 30% for projects
sharing parking upon finding that the times of maximum parking demand from various uses will not
coincide, and reduction of one vehicle parking space for every five bicycle spaces provided beyond
minimum requirements.
The original Alano Club currently is used as an assembly room with boarding house rooms upstairs.The
main building is to be kept in place and continue with the present uses. Once the Alano Club is able to
relocate, the space will be reused as a restaurant on the ground floor, with a supporting office, storage
fi+L( --33
Attachment 3
GPC/ABAN/TR/A/ER 45-07
Page 8
and bathroom upstairs. The adjacent structure, the Luna Cafe, will continue to be used as a restaurant,
with expanded kitchen and customer service areas. To serve these uses there are currently four (4) on-
site parking spaces plus a lease agreement with the City for 19 spaces in the adjoining City parking lot,
significantly less than the 64 spaces actually required. Because of the change of use at the Alano Club
from the parking-intensive meeting hall to a less parking-intense restaurant use,no additional parking for
the expansion of the existing buildings.
For the new building (including the space constructed above the Luna Cafe) all the parking generated
must be provided, less reductions for shared & mixed uses and additional bike parking. The new
building generates a parking requirement of 32 spaces, less any approved reductions. With the
application of a 30% shared and mixed-use parking reduction and provision of 20 additional bicycle
parking stalls for general use of those visiting the area, 35 spaces are required for the project. The
applicant has proposed to provide six (6) vehicle spaces on-site for use of the residents, with the
remaining 29 spaces leased off-site in the Railroad Parking lot. Staff is supportive of the parking plan
as proposed because of the shared vehicle parking arrangement in the area, key location at the
intersection of the Morro Street Bicycle Blvd. and the Jennifer Street Bridge, and current deficiency
of bicycle parking in the vicinity.
As previously mentioned, given economic uncertainty the applicant would like to retain the option to
develop the upper floor with one residence and office space rather than three residences shown on
project plans. With this alternative use of the third level, 33 parking spaces would need to be leased from
the City to satisfy the slightly larger parking requirement.
A survey of the current allocations of parking stalls in the City lot was compiled to confirm that there
would be adequate parking available to serve the proposed project. Considering the current parking
assignments, with the proposed use there will be 12 remaining unallocated parking stalls. The applicant
is coordinating with the Public Works Department to enter into a contractual obligation with the City
Parking division to secure the required parking spaces.The applicant and other businesses leasing spaces
from the City are currently working with the Public Works-Parking Division to look at alternative ways
to better manage the parking to ensure that all their needs are met.
6)Vesting Tentative Tract Map
The project site currently contains two existing lots; one occupied by the Alano Club, and a second
which includes the Luna Cafe and vacant area. The project includes the resubdivision of the site
utilizing the City's three-dimensional airspace subdivision standards. Because there are no common
areas, an airspace subdivision is not a condominium project,but is defined as a division of the space
above or below a lot, or partially above and below a lot, having finite width, length, and upper and
lower elevations, occupied by a building or portion thereof: Although minimum lot sizes, dimensions
and area requirements do not apply to airspace lots, parking requirements, setbacks, building density,
floor area ratio, and associated property development standards apply, and are determined as if all
lots, buildings or structures in the airspace subdivision were merged into the same lot. As evaluated
above, the project complies with all applicable property development standards.The proposed vertical
subdivision would allow for the individual ownership of the various commercial and residential units,
similar to that of a condominium airspace subdivision, but with the benefits of real-property rights and
protections.
pl4q - 3�
-- ' Attachment 3
GPC/ABANnWA/ER 45-07
Page 9
7) Environmental Review
On February 12, 2009, the Community Development Director recommended a Mitigated Negative
Declaration of Environmental Impact (Attachment 3) for the proposed entitlements. The Initial Study
identifies potentially significant impacts associated with cultural resources, noise, and
transportation/traffic, and provides recommendations for mitigation measures that if incorporated into
the project would reduce the potential impacts to below the threshold of significance. While many of
these mitigation measures would effect the development phase of the project, such as including
provisions for ensuring archeological monitoring and the stability of existing structures during
excavation activities, other measures will effect the ongoing operations of the project. These include
requiring the development and implementation of a trip reduction plan and provision of various
disclosures to occupants regarding nearby noise sources and parking constraints. With the
incorporation of the recommended mitigation measures the potential impacts to the environment will
be reduced below a level of significance.
The sale of surplus government property is exempt from the California Environmental Quality Act,
pursuant to Section 15312 of the California.Administrative Code.
CONCLUSION
The project is consistent with the General Plan, the Railroad District Plan, and applicable property
development standards. The type and intensity of development has been planned to suit the site and
character of the area, while rehabilitating the existing structures to give them improved functionality.
With the incorporation of conditions of approval and mitigation measures included in the Mitigated
Negative Declaration, the design of the proposed project would provide quality infill commercial and
residential space. For these reasons, staff recommends the Planning Commission adopt a resolution
recommending that the City Council adopt the Mitigated Negative Declaration of Environmental
Impacts, and project entitlements.
ALTERNATIVES
I. The Commission may provide direction to the applicant and staff on modificafions that should
be made to the project design for better consistency with General Plan policies and Railroad
District goals.
2. The Commission may recommend that the City Council deny the Vesting Tentative Tract
Map, Abandonment of rights-of-way, purchase of surplus property, use permit and lease of
parking spaces, based on findings of inconsistency with the General Plan.
Attached: Enclosed:
1. Vicinity map Project Plans
2. Reduced Scale Project Plans
3. ARC Follow-up Letter and Staff Report
4. Draft Resolution
WASan Luis Obispo,City of\Community DevelopmentTurrent ProjectsWlano\Draft Reports\PC Report(45-07)Alano.doc
p�-3S
Ruamment 1
r III III
�
City OSAn lul OBISPO
Community Development Department•919 Palm Street, San Luis Obispo, CA 93401-3218
January 26, 2009.
Michael Hodge
351 San Miguel Avenue
San Luis Obispo, CA 93405
SUBJECT: ARC 45-07: 1804 & 1814 Osos Street
Review of a new mixed-use building in the Railroad Historic District
Dear Mr. Hodge:
The Architectural Review Commission, at its meeting of January 21, 2009, granted final
approval to your project, based on the following findings, and subject to the following
conditions:
Findinas
1. The project, with the recommended conditions and modifications, complies with
property development and design standards for the C-R zone and Railroad
District.
2. The proposed mixed-use project will not harm the public health, safety, and
welfare, as the project has been designed in consistency with City standards and
codes.
3. The scale and design of the project will be compatible with surrounding
commercial and residential developments.
4. The project, with the recommended conditions, is consistent with the City's
General Plan, the Zoning Regulations, Railroad District Plan, and the Community
Design Guidelines.
Conditions
1. Final project design and construction drawings shall be in substantial compliance
with the project plans as amended and approved by the ARC..
2. Project entitlements outside of the ARC's purview, including Use Permit for
development of a Sensitive Site (S-Overlay) and parking reductions, Abandonment
of right-of-way, purchase of surplus property, Tentative Tract Map, and
Environmental Review shall be reviewed and approved by the City Council prior to
submittal of any plans for building permits or on/off-site improvements.
�� The 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.
Attachmerrt 4
ARC 45-07(1 804&1814 Osos Strl '
Page 2
3. Include a separate full-size sheet in working drawings submitted for a building
permit that list all conditions, mitigation measures and code requirements of
project approval as Sheet No. 2. Reference should be.made in the margin of
listed items as to where in plans requirements are addressed.
4. The existing Caf6 Luna building shall be painted in a darker color to distinguish it
more from the new addition behind. it to the approval of the Community
Development Director.
5. New windows,. trim, and siding used on the_Alano Club Building shall match the
style, dimensions and materials of the original structure.
6. The new building shall incorporate additional materials and architectural details
identified in the Railroad District Plan.
a. These may include wood clapboard or smooth-textured horizontal hardiboard
board siding such as Hardiplank or equal, with patterning less than 6 inches
(6") wide lap, brick, plaster wainscots, exposed eaves, or other details
described in the Plan.
b. Roof should utilize composition shingles and two-piece barrel roof tiles, as
appropriate.
c. Emphasize the foundations and ground levels with plaster or wood wainscots,
where
appropriate.
d. Use double hung or fixed windows, with wood or plaster trim. New windows on
the existing buildings shall match the style, design and materials of the original
windows.
e. Modify the new building's massing by eliminating the top story entirely.
7. Protective measures shall be taken to ensure the stability of the Alano Building
during construction of new walls below grade, demolition of non-historic elements,
and approved remodeling.
8. Applicant shall comply with the Archaeological Resource Preservation Program
Guidelines, to the approval of the Community Development Director, by submitting
appropriate documentation verifying the following:
a. Prior to issuance of construction permits, the applicant shall submit a
monitoring plan, prepared by a subsurface-qualified archaeologist, for the
review and approval by the Community Development Director. The
monitoring plan shall include at a minimum:
i. List of personnel involved in the monitoring activities;
ii. Description of how the monitoring shall occur;
iii. Description of frequency of monitoring (e.g. full-time, part time, spot
checking);
iv. Description of what resources are expected to be encountered;
Attachment 4
ARC 45-07(1804&1814 0303 set- ..
Page 3
v. Description of circumstances that would result in the halting of work at the
project site (e.g. what is considered "significant" archaeological
resources);
vi. Description of procedures for halting work on the site and notification
procedures;
vii. Description of monitoring reporting procedures.
9. During all ground disturbing construction activities, the applicant shall retain a
qualified archaeologist (approved by the Community Development Director) [and
Native American] to monitor all earth disturbing activities, per the approved
monitoring plan. If any significant archaeological resources or human remains are
found during monitoring, work shall stop within the immediate vicinity (precise area
to be determined by the.archaeologist in the field) of the resource until such time
as the resource can be evaluated by an archaeologist and any other appropriate
individuals. The applicant shall implement the mitigation as required by the
Community Development Director.
10. Upon completion of all monitoring/mitigation activities, and prior to occupancy or
final inspection (whichever occurs first) or final approval of-tract improvements, the
consulting archaeologist shall submit a report to the. Community Development
Director summarizing all monitoring/mitigation activities and confirming that all
recommended mitigation measures have been met. [If the analysis included in the
Data Recovery program is not complete by the time final inspection or occupancy
will occur, the applicant shall provide to the Community Development Director,
proof of obligation to complete the required analysis].
11. Plan shall show the location of wood boardwalk, to the approval of the.Community
Development Director.
Noise
12. Voids around the windows shall be filled with insulation and wood blocking, and
the perimeter of the windows chalked.
13. Walls shall be constructed with blanket insulation (R-13 or 3 W thick fiberglass)
faced with a layer of 5/8" gypsum board; or alternative approach determined by the
Building Official to have equivalent effects.
14. All vents and openings on the sides of the structure exposed to train noise shall
have baffle boxes around them.
15. A forced air ventilation system shall be provided so that windows and doors may
remain closed.
Building
16. All work shall be in conformance with the 2007 edition of the California Building
Codes (CBC) based on 2006 IBC, 2007 California Electrical Codes(CEC) based
on 2005 NEC, 2007 California Plumbing Codes (CPC) based on 2006 UPC, 2007
California Mechanical Codes (CMC) based on 2006 UMC.
PN -3 3
Attachment 4
ARC 45-07(1804&1814 Osos Strep,'
Page 4
17. Classification of Occupancy Groups shall be in accordance with CBC Chapter 3.
• R-1 Residential Occupancy Boarding House/Rooms where occupants are
primarily transient in nature.
• R-2 -Residential Occupancy — Apartment House containing more than two
dwelling units where occupants are primarily permanent in nature.
• R-3 Residential Occupancy — Townhouses not more three stories above grade
in height with a separate means of egress which have a yard on two or more
sides.
18. For .the purposes of this proposed development building plans shall analyze all
buildings as one structure. Provide a height and area limitation analysis for the
aggregate area of the buildings within the limitations Of CBC ,;Table 503 as
modified by Section 504 and 506.
19. With building plan submittal determine minimum type of construction based on the
height and area of the building for each occupancy group in accordance with CBC
Chapter 5 and Table 503.
20. A building containing two or more occupancies or uses the building shall comply
with CBC Section 508. Building plans shall determine non-separated or separated
occupancy use option complying with CBC Section 508.3.2 or 508.3.3.
21. For the purposes of the building minimum plumbing facilities the outdoor patio
dining area for each use shall be included in the occupant load calculation
complying with CPC Table 4-1.
Fire Department
22. Building and Life Safety: Please provide a detailed building area and height
analysis for this building. How is the existing woodframe building going to be
incorporated into this new project.. Provide a detailed exiting analysis. Exiting
protection shall be maintained from the occupied space to the public was. Are the
areas marked "breezeways" intended to be courts open to the sky? Or are they
intervening rooms? Protected ext enclosures shall not be interrupted by
intervening rooms.
23. Address Numbers: Approved address numbers shall be placed on all new
buildings in such a position to be plainly visible and legible from the street fronting
the property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a
contrasting background.
24. Fire Department Access to Equipment:to Equipment: Rooms or areas containing controls for
air-handling systems, automatic fire-protection systems, or other diction,
suppression or control elements shall be identified for use by the fire department
and shall be located in the same area. A sign shall be provided on the door to the
room or area stating "Fire Sprinkler Riser" and "Fire Alarm Control Panel".
25. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room with a key to the room.
409 q-37
Attachmerrt .4
ARC 45-07(1804&1814 Oscs Stre
Page 5
26. Fire.Protection Systems and Equipment: Fire protection systems shall be installed
in accordance with the CFC and the California Building Code. An approved NFPA
13 system will be required for this project. Fire Department standpipes for manual
firefighting shall be provided in the stairwells. Maintenance agreements of the fire
sprinkler system shall be included in the CC&R's of this project.
27. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 14 of the CFC.
Public Works
28. All curb, gutter, and sidewalk, boardwalk, and curb ramps shall comply with ADA
and City Engineering Standards for widths, slopes, and construction details to the
approval of the Public Works Director.
29. New curb ramps shall be installed to provide for continuous pedestrian access
joining the sidewalk adjacent to the project to the existing sidewalks surrounding
the roundabout.
30. The Church Street drive approach shall comply with City and ADA standards and
include a minimum four foot sidewalk extension behind the ramp to the approval of
the Public Works Director.
31. All overhead wire utilities shall be placed underground or relocated in accordance
with the project Topographic Survey and Demolition Plan (Sheet AR 2). All new
and existing wire services to the new or altered structures shall be underground.
32. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and
materials. All parking spaces shall be able to be entered in one movement. All
spaces, drive aisles, etc. shall be designed so that all vehicles can exit to the
adjoining street in a forward motion in not more than two maneuvers.
Transportation
33. The Church Street sidewalk shall be reconstructed to provide a transition from
Cafe Roma to the proposed sidewalk to provide a smooth transition.
34. Prior to the issuance of a building or encroachment permit, the applicant shall
submit a striping plan for all project street frontages illustrating any striping
changes resulting from the acquisition of City property and installation of sidewalk.
An ADA accessible parking stall complying with current regulations shall be
maintained and/or provided on the Railroad Avenue frontage.
35. Street tree grates in compliance with City standards will be required to improved
pedestrian circulation.
36. Prior to the issuance of building permits, the applicant shall be responsible for
paying current transportation impact fees (TIF) plus a "fair share" mitigation fee for
the percentage of new trips generated by the project that will travel through the
ARC 4507(1804&1814 Osos Strep,' Attachment 4
?age 6
intersection of Broad/South/Santa Barbara intersection as determined by the
Public Works Director, and based on the estimated.intersection improvement cost.
37. Prospective properly owners and renters shall be notified of the project's
requested and approved parking reductions. Additionally, they should be advised
that they should ensure that the amount of on-site and shared parking is adequate
for their needs because they will not be able to obtain on-street parking permits for
any additional parking needs.
38. To minimize traffic impacts, a trip reduction plan and implementation program is
required. The plan and program may be submitted by individual employers or
coordinated into a cooperative transportation management program for some or all
of the tenants in the development. The plan shall include: a) designation of a
coordinator to administer the program; b) carpool and transit information; c)
incentives for employees to use alternative transportation, and employer-paid
subsides to employees using public transit, or other measures to approval of the
Public Works Director.
39. Required bicycle parking shall be provided on site. Additional bicycle parking
proposed by the applicant shall be provided on site or in the City parking lot
through the arrangement of a lease agreement with the City.
40. Bicycle parking racks shall comply with City's Bicycle Transportation Plan.
Building plans shall include the location, design, manufacturer, and required
clearances around the rack assuming bicycles are in place.
41. The residential tenant leases shall include a disclaimer, to the approval of the
Community Development Director, whereby residents consent to the higher noise
levels they will experience on the project site due to the site proximity to the
railroad tracks. These leases shall state that the project site is located in an area
designated for retail commercial uses and the City's Noise Ordinance does not
include the same protections in this area as it does for residential neighborhoods.
42. Provide. a line of sight diagram demonstrating that exiting vehicles can see
pedestrians traveling on the sidewalk. Specifically, the exit shall provide a
minimum of ten feet of clear visibility to,the sidewalk on both sides.of.the exit drive
aisle, unobstructed by building corners, columns, and any other visual
impediments. This distance is measured from 8 feet behind the stop bar and two
feet to the right of the centerline where a driver would be located in a stopped
vehicle.
Utilities
43. Irrigation systems shall be designed to avoid crossing property lines.
The decision of the Commission is final unless appealed to the City Council within 10
days of the action. Any person aggrieved by the decision may file an appeal. Appeal
forms are available in the City Clerk's office or on the City's website (www.slocity.org).
The fee for filing an appeal is $100 and must accompany the appeal'documentation.
Attachment .4
ARC 45.07(1804 a 1814 osos sae��,J -
Page 7
While the City's water allocation regulations are in effect, the Architectural Review
Commission's approval expires after three years if construction has not started, unless
the Commission designated a different time period. On request, the Community
Development Director may grant a single, one-year extension.
If you have any questions, please contact me at 781-7168.
Siin`.cceerely, '
1E
i GG/
Pamela Ricci, AICP
Senior Planner
cc: County of SLO Assessor's Office
SLO County Afano Club, Inc.
1814 Osos Street
San Luis Obispo, CA 93401
Attachment-4--
CITY OF SAN LUIS OBISPO
ARCHARCHFI rrURAL REVIEW COMMISMON AGENDA REPORT ITEM# 2
BY: Jaime EWI,Associate Planner(441-4975) MEETING DATE:January 2I,2009
FROM: Pam Ricci, Senior Planner
FILE NUMBER: ARC 45-07
PROJECT ADDRESS: 1804 and 1814 Osos Street
SUBJECT: Architectural review of a project including modification of the historic Alano Club and.
the adjacent non-historic structure,-and a new multi-story building located on the southeast comer of
Church and Osos Streets new the railroad station. .
SUMMARY RECON[ME VDATION:
Grant final approval to the project,,based on findings,and subject to conditions.
BACKGROUND:
Situation
On August.6, 2007, the Architectural Review Commission (ARC) conceptually reviewed building
designs for modifications to the buildings known as the Alano Chub and Luna Cafe,at 1814 and 1804
Osos, and the development of a new multi-story mixed-use building on the adjacent vacant parcel.
The ARC provided specific direction on changes that should be made prior to final approval (see
Attachment 3,Meeting Follow-Up letter, Minutes and Staff Report). Since the ARC's prior review,
the applicant has made significant project.design changes. In addition to changes in the architectural
theme of the project, from Contemporary Industrial, to M">ssicn style, the buildings:have now been
lowered in height and connected to allow for consolidated exiting and ADA access, eliminating the
need for redundant stairwells. The CHC reviewed the revised project on December 15, 2008 and .
provided direction to eliminate the upper level of the building (which has been completed on the
attached project plans),and on specific finish materials,details of which are provided in the attached
follow-up letter(Attachment 4).
Project plans are currently before the ARC for final design review. The ARC's review of the project
should focus on how well the revised plans respond to previous direction, as well as for consistency
with the Community Design Guidelines.
Following the.ABC's review of the revised architecture and site design,as well as
providing input on . .
Parking and other zoning requirements,the.Planning Commission.and City Council will be reviewing
other entitlements, including the proposed subdivision, abandonment of portions of Church Street .
purchase of City surplus property(adjacent to the public parking lot), use permit for development of
a Sensitive Site (S-overlay), parking reductions fbr shared/mixed-use and additional bicycle, and
environmental review.
Data Summary
Address: 1804 and 1804 Osos Street
Applicant: Mchael Hodge.
Property Owner: 'SLO County Alano Club,Inc.
Zoning: C-R-S-H (Commercial-Retail with the Special Consideration and Historic
pj�
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
Page 2
overlay zones)
General Plan: General Retail
Environmental: An initial study of environmental impact is currently being prepared.and
ultimately would be approved by the City Council along with their review of
the tentative map.
Site Descn`ntimn
The project site is located in the Railroad Bistoric District at the southern end of Osm Street;where it
intersects with Railroad Ave.. Nearby notable structures include the Railroad Square Budding, Cafe
Roma, the City's Railroad Transportation Center parking lot, the Park Hotel building the Jennifer
Street Bridge, the train station, and the railroad tracks. Additionally, directly to the north of the site
on Church Street are several smalL single family homes. The site is zoned C li S-H, Commercial
Retail with Special Considerations and Historic overlays. The special considerations on this site deal
with excessive noise generated from the railroad. The property is located near the train station and
east of the historic Park Hotel and Railroad Square. A small city park is located to the north of the
site along with a bus stop(Attachment 1,Vicinity Map)_
Proiect Desolation
E dsdng S&uef
The original proposed design included substantial modifications to the front; side and rear of the
historic Alano Building.
Y
.G.
4 t"-
Door proposed for removal Existing Aland 11 Wn Two proposed new windows
brow root adension
The new design results is fewer alterations to the original structure than in the initial plan. These
changes include:
1. Installation of two single-hung windows on the ground floor, facing Osos Street which will
line up vertically with the existing windows on the second level. L
7`4q
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
Page 3
I Removal of the single door on the right side on the front of the building, facing the railroad
station, and relocating it to the north side near the front canner.
3. Extending the existing brow roof around both sides of the building(front and street side) to
cover the two new windows facing Osos Street and to cover the new door on the north side of
the building.
4. Adding a small addition to the north and west side of the building at the rear comer.
5. Replacing the scored plywood vertical siding at the entrance to the Alano Building with
horizontal siding to match the remainder of the building
6. Elimination of the stairwell on the Church Street side of the Luna Caf6 Building
New SYrucwm
The new structure includes development of the vacant property to the east of the Alano Club/Cafe
Luna, adjacent to Cafi Roma, and two additional levels above Luna Cafe.This site is currently used as
a parking area for the Alano Club. The new building would include two levels of offices and a third
level of residences(or combination of residences and offices),with a small office space and access to
semi-subterranean parking spaces on the ground level facing Church Street Given the uncertainty of
the real estate market,the applicant would bice to retain flexibility in the use of the third level, which is
shown with three residential dwellings. Use of this space for one residence and office uses would
require additional parking; both parking scenarios are evaluated below. The design presented to the
CHC also included a small fourth floor to allow for multilevel residential units. That floor has since
been eliminated at their direction as gown in Figure I below.
Figure 1:Revised Design—Showing Reduced Mass Since CHC Review
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The building has been designed to take advantage of the change of topography ofthe site. The property
drops off steeply along its eastern extent; adjacent to the City-owned parking lot, providing the
Opportunity to develop underground private parking accessed from Church Street; and keeping a street
level entrance fronting the railroad Unlike previous designs which utilized the Church Street side of
the building solely for vehicle access, the revised design includes a small office space at the ground
level. This feature added need pedestrian-level detailing at the ground level. As seen from Church
Street the building will be four stories high, while the front entrance to the east will appear only three
ppb- ��
Attachment 4
ARC 45-07
1804 and 1814 Osos Street
Page 4
stories.Maximum height fry►average natural grade is in compliance with the Commercial Retail (C-
R)zoning; at 42-feet;with the highest elevations limited to the center of the building.
The design of the proposed structure incorporates many ofthe materials and architectural elements seen
in neighboring structures and called for in the Railroad District Plan, utilizing them in a more modem
association, form .and massing The original project reviewed by the ARC utilized a modem
interpretation of"Railroad Vernacular" design, with flat and shed roofs, elongated industrial window
patterns, and bold exterior materials including horizontal and vertical wood siding 'and corrugated
metal.
Figure 2: Building Design Previously Reviewed by ARC
- f
The applicants have since revised the ar h ftetu al theme to a Mediterranean, or contemporary
"Mission-style" design. The intent of the new design is th incorporate materials and features called for
in the Railroad District Plan while complimenting adjacent structures. Details such as the
symmetrically arranged elongated windows and single-panel doors, recessed windows, and exposed
rafter tails evoke aspects of the Railroad Vernacular style exemplified in the historic Railroad Depot
This is reinforced by the use of smooth plaster finishes and barrel file roofing. The addition of cement
fiber horizontal siding in a natural tone helps to break up the massing of the building while referencing
the horizontal wood board siding used in historic Alano building and Park Hotel(Attachment 4,Project
Plans). The CHC discussed the design theme and architecture at length, and found that with the use of
quality finishes the project was designed appropriately for the Raffroad Historic District, and would fit
in well with surrounding improvements.
Frontage InWrowanenb
The project includes new widened sidewalks and expanded patio areas: at both the comers of
Churcb/Osos and Railroad AvenuelOsos. Since the,previous.review the applicant has reduced the scale
of modifications to these frontage improvements to address CHC concernsthat the previous bulli-out nn
designs were inappropriately large for a historic industrial district Areas for sidewalk dining in front of f n q-1
Attachment 4
ARC 45-07
1804 and 1814 Osos Street
Page 5
both the Alano Club and Cafe Lima have been retained which would be partially within the public
right-of-.way, and therefore subject is the City's Sidewalk Cafe regulations.(Mumc il)d Code Chapter
5.50). Details on the dimensions of the proposed outdoor dining.areas,furniture and other_.feahues will
be reviewed at a later time when tenants have been seared The sidewalks would be finished with
"boardwalk" wood planks on Osos Street and tree wells, consistent with the Railroad District Plan. At
this time the ARC.should consider the proposed treatment of the corers of the site, and how the
improvements fit into the historic streetscape. Although bicycle parking is shown within the public
sidewalk on Osos Street, staff, has recommended a condition that it be relocated on-site or within
the City parking,lot. The proposed location would set a precedent ofallowing a developer to
place private development improvements within the public right of way,utilizing valuable public
space and decreasing the available sidewalk width for pedestrians, street trees, and other
improvements within the right-0f--way.
EVALUATION
The revised project design with its lowered building height, connected buildings, and modified
architectural style responds to earlier ARC direction to:
• reduce the apparent scale of the building;
• use more rectangular and taller windows;
• eliminate stairwells;
• 'provide transparent and pedestrian friendly elements at the street level;and
• create more identifiable or"heralded"building entries.
As mentioned in the Project Description, current plans have also been modified since the recent
review by the CHC to eliminate the small fourth floor level of the residential units. Other CHC
directional items are addressed.by proposed Conditions.4-10 in the Recommendation section of this
report.
Key design changes that the Commission may wish to discuss in more detail with their review of the
revised project include:
1. Use of a contemporary Mission-style architecture for the new binding
2. Reduced scale of the patios at the entrances of both the Alano Club and Luna Cafe
3. Reduced height and massing
To assist the ARC. with their review of the project,,the following sections of the report discuss the
project's consistency with the Railroad District plan policies and guidelines, the Community Design
Guidelines and applicable property development standards from the zoning regulations.
1.Railroad District Plan Policies.
The project site is within the Railroad District and is subject to its architecunil guidelines within the
Railroad District Plan OM, in addition to property development swidards within the zoning .
Regulations. These standards and guidelines include:
Simple, rectilinear building forms should predominate. Commercial buildings generally have
simple detailing with little decoration or ornamentation.
All of the buildings are mired use, with customer serving uses, offices, and residences on the upper
levels.Although the articul von of the bwkfmgs is more elaborate than is typical of the District, with
upper levels of the building cantilevered Duty the CHC found that with the removal of the top story
Attachment 4'
ARC 45-07
1804 and 1814 Osos Street
Page 6
(ora'story bedrooms), the project would be consistent with this policy and appropriate in.the Bmbvad
District
Door and windows should emphasize symmetry and be vertically oriented, Horizontal windows
may be used with divided liter and may be grouped
Doorand window placement provide an overall symmetry to the new building and additions.
Building features are.vertically oriented but kept from gppearing overly elongated by details such as
the use of shade awnings Recognizing that windows and doors are critical design elements in
reflecting the area's railroad heritage, the CHC recommended a condition that new or replacement
fixtures match the style, design and materials of the original,
Siding may change direction in the same plane to provide variety in surface pattern and
texture.
The new structure is predominantly smooth-turwelled plaster, wide horizontal Hw&hoard siding
proposed to highlight different andiitectural features of the buihAng. The material is used to accent
the various building planes and vertical elements, rather than as a wainscot To ensure that the
proposed material was compatible with the shiplap and clapboard wood siding common in railroad
buildings, the CHC recommended that any wood clapboard or smooth-textured horizontal hardboard
siding have less than six inches(6')wide lap.
For wood buildings emphasize lighter earthtones such as tan and ochre,with contrasting trim
and roof colorer Accent colors are generally low chroma and relatively neutral colors. Plaster
buildings are usually white or off-white with accent plaster colors at wainscot or in accent
areas.Accent colors should be pastel or low chroma.
Tree proposed colors primarily include earth tones such as taupe and dark brawn paneling,
accentuated by splashes of adobe brow)% terra cotta red and olive green in the roof, trim and
awnings. Smooth-trowelled plaster elements are proposed to be light beige.
Wood or corrugated metal panel siding and plaster are common surfaces. Stucco should be
avoided
7hte majority of the building is finished with smooth-trowelled plaster, with some horizontal painted
siding. This mixture of materials provides a &+mullion from Cafe Roma to the nonce, to the.Park
Hotel to the south The roofing material inhales a combbuttron of composition shingles mrd
tmditional, two-piece clay barrel roof tiles, with stained exposed rafter tails Wood sash or
architectural ahoninum windows and caan aas fabric awnings with metal frames are used throughout
Gable,hip,and shed roof forms are typical,with some combinations and minor variations.
A combination of flab shred and moderately sloped gable roofs are used to& erentiate the various
uses within the building and to breakup its height and massing.Noticeably,hip roofs similar to those
of the Alan Building and other nearby railroad builaI ngs are absent
Linear raised decks or platforms common with structures with raised floors.
Raised patios are proposed at the enVan es to both the Luna and Alan Buildings, to expand usable
area at the existing floor level The applicant has purposed that these patios maybe utilized by future.
restaurants at these locations for patio eknmg.
Public sidewalks along portions of Osos, Santa Barbara, Church, Emily, High, and
Roundhouse streets within the Railroad District should be a City-approved wood boardwalk
design.
Pk� /0'
Attachment 4
ARC 45-07
1804 and 1814 Osos Street
Page 7
Wood boardwalks will be provided on Osos Stree;per City stwrdards: Standmd concrete sidewalks
are proposed on both Church Street and Railroad Ave., due to the raanber of transitions and utility
boxes within the sidewalk
2. Consistency with the Community Design Guidelines
Compliance with the Railroad District Plan guidelines is generally consistent with the goals.
contained in the.Commercial Project Design (Chapter 3) of the Community Design Guidelines,
which include compatibility with nearby historic buildings, screening of parking from street views,
and appropriate colors and materials. The preceding discussion has referenced specific guidance on
particular issues where appropriate.
3. Property Development Standards
As indicated in Table 1 below,the project complies with all of the development standards of the C-R.
zone. The new structure has an average height of 42 feet from Average Natural Grade, within three
or four stories, as seen from the Railroad and Church Street As seen from the Railroad,the building
consists of two levels of offices with residences above. As viewed from Church Street, the building
also includes a small first-level office and entrance to a sub-grade, podium parking that utilizes the
change in elevation at the south side of the site. Because height calculations are based on the
average natural grade of a site, the change in topography allows for some portions of the building to
exceed the base height requirement; but still comply with the City's regulations. This allows for
more flexibility in the building design accommodating.the varied and attractive roof forms and
allowing the creation of the partially subterranean parking without excessive gra:ding.
The project includes a three-dimensional, airspace subdivision of the.new and existing buildings. As
defined in the Subdivision Regulations, minimum lot sizes, dimensions, and area requirements do
not apply to airspace lots. However, parking requirements, setback requiremems, building density,
floor area ratio (FAR), and associated property development standards do apply and shall be
determined as if all lots, buildings or structures in the airspace subdivision were merged into the
same lot Applicable standards are outlined in Table 1 below.
ARC 45-07 - Attachment 4
1804 and 1814 Osos Street
Page 8
TABLE 1: Pro'ect Statistics and Code Requirements
STANDARD CODE REQUIREMENT' PROVIDED
-Building Setbacks:
Street Yard 0 feet 0 feet
Side Yard 0 feet 0 feet.
Building Height(above naturalgrade) 45 feet 42 feet
Max. Lot Cove a 100% 86%
Floor Area Ratio bldg. floor area.to 3.0. . 2;46
site area
Density 36 units/acre x 0.207 acres = 2.66..
7.45 Density Units (Two 2-bedroom&
One. 1-bedroom units)
Parking 23 spaces for existing
development + 32 spaces for.
new development — 6 spaces on-site & 29
reductions for shared/mixed (or 33) spaces leased.in
use and additional bicycle City-owned common
parking = 35 total (Or 39 parking lot
spaces if only one residence
is developed)
Bicycle spaces 15% of auto(35)=5
Long term 40% of req.'=2 6
Short term 50%of req.=3 20
+2 per residential unit 2 per residential unit
Motorcycle aces: 6 Located Within City-Owned Lot
Notes:
1. City of San Luis Obispo,Zoning Regulations
2. Applicant's Project:Plans
3. See discussion on parking below
4.Perldng
The existing Alano Club currently is used as an assembly room with boarding house rooms upstairs,
and with the redevelopment will be.reused as a restaurant on the ground floor, with a supporting office,
storage and bathroom upstairs. The adjacent structure, Luna Cafe, will continue to be used as a
restaurant, with expanded kitchen and customer service areas. To serve these uses there are currently
four (4) on-site parking spaces and an agreement with the City and the.non-profit for 19 spaces in,the
adjoining City parking lot. Because the parking requirement for the existing structures is not increased
for the Alano/Luna buildings due to the change in uses, there is no additional parking required per
Section 17.16.050 L, and only the 23 spaces currently provided must be maintained for the existing
buildings. For the new building (including the space constructed above the Luna Cafe) all the parking
generated must be provided,less reductions for shared&mixed uses and additional bike parking.
The total parking requirement for the development is 55 spaces, which would be reduced to 35 spaces .
with the application of a 30% shared and mixed-use parking reduction and additional bicycle parking
stalls. Accounting for the six(6)vehicle spaces provided on-site, the shared and mixed-use reductions,
and the extra bicycle parking, 29 spaces are required to be provided off-site. Because of the shared
vehicle parking arrangement in the area,,key location at the intersection of the Morro Street Bicycle.
Blvd. and the Jennifer Street Bridge, and current deficiency of bicycle parking in the vicinity, staff is
supportive of the parking plan as proposed.
P -S6
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
Page 9
As previously mentioned, given economic uncertainty the applicant would like to retain the option to
develop the upper floor with one residence and office space. With this alternative use of the space the .
parking requirement would increase to 39 spaces. Under this scenario six (6) parking stalls would be
provided on-site, with the remaining 33 leased from the. City. The parking calculation worksheet is
provided(Attachment 5).
A survey of the current allocations of parking stalls in the City lot was compiled to confirm that
there would be adequate parking available to serve the proposed project. Considering the current
parking,assignments, with anticipated development the 'parking lot will be nearing capacity.
Although the offsite spaces can be allocated, the City cannot guarantee that parking will be
available due to its shared nature. The applicant is coordinating with the Public Works
Department to enter into a contractual obligation with the City Parking Division to secure the
required parking spaces (Attachment 6, summary of parking allocations).
5:Noise
.According to..the Noise Contour Map in the General Plan Noise Element, the project site is located
within an area susceptible to 60-65 decibles (dB)Ldn due to railroad noise. Maximum noise exposure
for residential uses is 45 dB for indoor spaces and 60 dB for outdoor activity areas.In order to identify
and address the potentially significant noise impacts on the project, the applicant has submitted an
acoustical analysis, prepared by David Dubbink.Associates. The acoustical analysis concludes that
prior to project development the noise created by idling trains from the Railroad Station is 75dB,
exceeding the 60 dBA.recommended by the City's Noise Element. While it is noted-that the buil
layout is good from an acoustical standpoint, several construction measures are ding
recommended in
order to achieve noise attenuation to an acceptable level. These noise attenuation measures have
been included in the recommended Conditions of Approval.Use of the patio areas for outdoor dining
will be subject to City Sidewalk Cafe and Noise Standards, which include operational performance
standards to ensure that adjacent uses are not negatively impacted.
6.Site Improvements and Landscaping
Demolition of the existing improvements at the entrance to the Alano Club and extension of patios
and sidewalks provide the opportunity to enhance pedestrian connections from the project site to
adjacent development and the Jennifer Street Bridge. The proposed widening and extension of
sidewalks will improve pedestrian circulation and enhance the general aesthetics of the area. The
Railroad District theme will be continued with the use of boardwalk style sidewalks with intermittent
tree wells. The landscaping plan shows the layout of the proposed plantings areas within the public
right-of--way,private patios, and planter boxes these areas. Although the amount of site area available
for landscaping is limited, it will create a pleasant separation between the sidewalk and building
entrances. New landscaping includes a mixture of draught tolerant grasses,groundcovers and shrubs,
and several trees selected from the City's Street Tree List.
OTHER DEPARTMENT COMMENTS
The Fire, Building, Utilities, and Public Works Departments, including Transportation and Parking
Divisions, all provided input on the project and provided conditions of approval needed to meet
department standards. Because of the requests for parking leases within the City-owned parking lot
and request to purchase surplus a narrow portion of City-owned property adjacent to the parking lot,
the applicant has been.working closely with Public Works in particular. As part of a closed session
City Councilmeeting held in February 2008, staff was directed to work with the applicant to identify
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
Page 10
public improvements in the vicinity that would have a cash value equivalent to the appraised value of .
the property, which would be provided in addition to typically required frontage improvements.
Public Works has directed the applicant to first design and install handicap accessibility
improvements adjacent to the Jennifer Street Bridge and roundabout, then provide additional
undergrounding of utilities and parking lot improvements, as the total funding allows. These cost
details will be reviewed by-the Planning Commission,and City Council for adequacy. The remaining
conditions, code requirements,and other department comments have been incorporated into the
recommended action.
ALTERNATIVES
1. Continue review. of the project. Direction should be given to the applicant regarding.desired
information or needed revisions to plans.
2. Deny the project.. Action denying the:application should include the basis for denial.
REC011UdENDATION
Grant final approval to the project, based on the following findings, and subject to the following
conditions and code requirements.
Findings
1. The project, with. the recommended conditions and modifications, .complies with property
development and design standards for the C-R zone and Railroad District.
2. The proposed mixed-use project, will not harm the public health, safety and welfare, as the
project has been designed in consistency with City standards and codes.
3. The scale and design of the project will be compatible with surrounding commercial and
residential developments.
4. The project, with the recommended conditions, is consistent with the City's General Plan, the
Zoning Regulations, Railroad District Plan, and the Community Design Guidelines.
Conditions
1. Final project design and construction drawings shall be in substantial compliance with the project
plans as amended and approved by the ARC.
2. Project entitlements outside of the ARC's purview, including Use Permit for development of a
Sensitive Site (S-Overlay),and parking reductions, Abandonment of right-of-way, purchase of
surplus property, Tentative Tract Map, and Environmental Review shall be reviewed and
approved by.the City Council prior to submittal of any plans. for building permits or on/off-site
improvements.
3. Include a separate full-size sheet in working drawings submitted for a building permit that list all
conditions, mitigation measures and code requirements of project approval as Sheet No. 2.
Reference should be made in the margin of listed items as to where in plans requirements are
addressed.
ARC 45-07 ..Attachment 4
1804 and 1814 Osos street
Page 11
4. New windows, trim, and siding used on the Alano Club Building shall match the style,
dimensions and materials of the original structure.
5. The new building shall incorporate additional materials and architectural details identified in the
Railroad District Plan.
a. These may include wood clapboard or smooth-textured horizontal' hardiboard board
siding such as Hardiplank.or equal, with patterning less than 6 inches (6") wide lap,
brick,plaster wainscots,exposed eaves, or other details described in the Plan.
b. Roof should utilize composition shingles and two-piece barrel roof tiles, as appropriate.
c. Emphasize the foundations and:ground levels with plaster or wood wainscots,where
appropriate.
d. Use double hung or fixed'windows, with wood or plaster trim. New windows on the
existing buildings shall match the style, design and materials of the original windows.
e. Modify the new building's massing by eliminating the top story entirely.
6. Protective.measures shall be taken to ensure the stability of the Alano Building during
construction of new walls below grade, demolition of,non-historic elements, and approved
remodeling.
7. Applicant shall comply with the Archaeological Resource Preservation Program Guidelines, to
the approval of the Community Development Director, by submittingappropriate documentation
verifying the following:
a. Prior to issuance of.construction permits, the applicant shall submit a monitoring plan,
prepared by a subsurface-qualified archaeologist, for the review and approval by the
Community Development Director. The monitoring plan shall include at a minimum:
L List of personnel'involved in the monitoring activities;
ii. Description of how the monitoring shall occur;
iii. Description of frequency of monitoring(e.g. full-time,part time, spot checking);
iv. Description of what resources are expected to be encountered;
V. Description of circumstances that would result in the halting of work at the
project site(e.g. what is considered"significant"archaeological resources);
vi. Description of procedures for halting work on the site and notification
procedures;
vii. Description of monitoring reporting procedures.
8. During all ground disturbing construction activities, the applicant shall retain .a qualified
archaeologist (approved by:the Community Development Director) [and Native American]. to
monitor all earth disturbing activities, per the approved monitoring plan. If any .significant
archaeological resources or human remains are found during monitoring, work shall stop within
the immediate vicinity (precise area to be determined by the archaeologist in the field) of the
resource until such time as the resource can be evaluated by an archaeologist .and any other
appropriate ,individuals. The applicant shall implement the mitigation as required by the
Community Development Director.
9. Upon completion of all monitoring/mitigation activities; and prior to occupancy or final
inspection (whichever occurs first) or final approval of tract improvements, the consulting
archaeologist shall submit a report to the Community Development Director summarizing all .
monitoring/mitigation activities and confirming that all recommended mitigation measures have.
been. met. [If the analysis included in the Data Recovery program is not complete by the time
P4 4-53
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
Page 12
final .inspection or occupancy will occur, the applicant shall .provide to the Community
Development Director,proof of obligation to complete the required analysis].
10. Plan shall show the location of wood boardwalk, to the approval of the Community
.Development Director.
Noise
11. Voids around the windows shall be filled with insulation and wood blocking, and the perimeter
of the windows chalked.
12. Walls shall be constructed with blanket insulation (R-13 or 3 1/z" thick fiberglass) faced with a
layer of 5/8" gypsum board, or alternative approach determined by the Building Official to have
equivalent effects.
13. All vents and openings on the sides of the structure exposed to train noise shall have baffle boxes
around them.
14. A forced air ventilation system shall be provided so that windows and doors may remain closed.
Building
15. All work shall be in conformance with the 2007 edition of the California Building Codes(CBC)
based on 2006 IBC; 2007 California Electrical Codes (CEC)based on 2005 NEC, 2007
California Plumbing Codes(CPC)based on 2006 UPC, 2007 California Mechanical Codes
(CMC)based on 2006 UMC.
16. Classification of Occupancy Groups shall be in accordance with CBC Chapter 3.
o R-1 Residential Occupancy — Boarding House/Rooms where occupants are primarily
transient in nature.
o . R-2 Residential Occupancy — Apartment House containing more than two dwelling units
where occupants are primarily permanent in nature.
C .R-3 Residential Occupancy—Townhouses not more three stories above grade in height with
a separate means of egress which have a yard on two or more sides.
17. For the purposes of this proposed development building plans shall analyze all buildings as one
structure. Provide a,height and area limitation analysis for the aggregate area of the buildings.
within the limitations of CBC Table 503 as modified by Section 504 and 506.
18. With building plan submittal determine minimum type of construction based on the height and
area of the building for each occupancy group in accordance with CBC Chapter 5 and Table 503.
19. A building containing two or more occupancies or uses the building shall comply with CBC
Section 508. Building plans shall determine non-separated or separated occupancy use option
complying with CBC Section 508.3.2 or 508.3.3.
20. For the purposes of the building minimum plumbing facilities the outdoor patio dining area for
each use shall be included in the.occupant load calculation complying with CPC Table 4-1.
Fire Depan7nent
21. Building and Life Safety: Please provide a detailed building area and height analysis for this
building.How is the existing woodframe building going to be incorporated into this new project.
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
Page 13
Provide a detailed exiting analysis. Exiting protection shall be maintained from the occupied
space to the public was. Are the areas marked "breezeways" intended to be courts open to the
sky? Or are they intervening rooms? Protected ext enclosures shall not be interrupted by.
intervening rooms. .
22. Address Numbers: Approved address numbers shall be placed on all new buildings in such a
position to be plainly visible and legible from the street fronting the property. Numbers shall be
a minimum of 5" high x 1/2" stroke and be on a contrasting background.
23. Fire Department Access to Equipment: Rooms or areas.containing controls for air-handling
systems, automatic fire-protection systems, or other diction, suppression or control elements shall
be identified for use by the fire department and shall be located in the same area. A sign shall be
provided on the door to the room or area stating"Fire Sprinkler Riser" and "Fire Alarm Control
Panel".
24. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room with
a key to the room.
25. Fre Protection Systems and Equipment Fire protection systems shall be installed in accordance
with the CFC and the California Building Code. An approved NFPA 13 system will be required
for this project. .Fre Department standpipes for manual firefighting shall be provided in the
stairwells. Maintenance agreements of the fire sprinkler system shall be included in the CC&R's
of this project.
26. Fire Safetv During Construction: Buildings undergoing construction, alteration or demolition
shall be in accordance with Chapter 14 of the CFC.
Public Works
27. All curb, gutter, and sidewalk; boardwalk, and.curb ramps shall comply with ADA and City
Engineering Standards for widths;slopes, and construction details.
28. New curb ramps shall be installed to provide for continuous pedestrian access joining the
sidewalk adjacent to the project to the existing sidewalks surrounding the roundabout.
29. The Church Street drive approach shall comply with City"and ADA standards and include a
minimum four foot sidewalk extension behind the ramp. ko ,,ppnoJ aF .YW D.i.t c,1-w .
30. All overhead wire utilities shall be placed underground or relocated in accordance with the
project Topographic Survey and Demolition Plan (Sheet AR 2). All new and existing wire
services to the new or altered structures shall be underground.
31. Development of the driveway and parking areas. shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. All parking spaces
shall be able to be entered in one movement. All spaces, drive aisles, etc. shall be designed so
that all vehicles can exit to the adjoining street in a forward motion in not. more than two
maneuvers.
Transportation
32. The Church Street sidewalk shall be reconstructed to provide a transition from Caf6 Roma to the
proposed sidewalk to provide a smooth transition.
+7.V-4 S�
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
.Page 14
33. Prior to the issuance of a building or encroachment permit, the applicant shall submit a striping
plan for all project street frontages illustrating any striping changes resulting from the acquisition
of City property and installation of sidewalk. An ADA accessible parking stall complying with
current regulations shall be maintained and/or provided on the Railroad Avenue frontage.
34. Street tree grates in compliance with City standards will be.required to improved pedestrian
circulation.
M. Prior to the issuance of building permits; the applicant shall be responsible for paying current
transportation impact fees (TIF) plus a "fair share" mitigation fee for the percentage of new
trips generated by the project that will travel through the.intersection of Broad/South/Santa
Barbara intersection as determined by the Public Works Director, and based on the estimated
intersection improvement cost.
36. Prospective property owners and renters shall be notified of the project's requested and
approved parking reductions. Additionally, they should be advised that they should ensure
that the amount of on-site and shared parking is adequate for their needs because they will
not be able to obtain on-street parking permits for any additional parking needs.
37. To minimize traffic.impacts, a trip reduction plan and implementation program is required.
The plan and program may be submitted by individual employers or coordinated into a
cooperative transportation management program for some or all of the tenants' in the
development. The plan shall include: a) .designation of a coordinator to administer the
program;.b) carpool and transit information; c) incentives for employees to use alternative
transportation, and employer-paid subsides to employees using public transit, or other
measures to approval of the Public Works Director.
38. Required bicycle parking shall be provided on site. Additional bicycle parking proposed by
the applicant shall be provided on site or in the City parkinglot through the arrangement of a
lease agreement with the City.
39.'Bicycle parking racks shall comply with City's Bicycle Transportation Plan. Building plans
shall include the location, design, manufacturer, and required clearances around the rack
assuming bicycles are in place.
40. The residential tenant leases shall include a disclaimer, to the approval of the Community
Development Director, whereby residents consent to the higher noise levels they will
experience on the project site due to the site proximity to the railroad tracks. These leases
shall state that the project site is located in an area designated for retail commercial uses and
the City's Noise Ordinance does not include the same protections in this area as it does for:
residential neighborhoods.
41. Provide a line of sight diagram demonstrating that exiting vehicles can see pedestrians
traveling on the sidewalk. Specifically,the exit shall provide a minimum of ten feet of clear
visibility to the sidewalk on both sides of the exit drive aisle, unobstructed by building
comers, columns, and any other visual impediments. This distance is measured from 8 feet
behind the stop bar and two feet to the right of the centerline where a driver would be,located
in a stopped vehicle.
P�4 LF-S�
ARC 45-07 Attachment 4
1804 and 1814 Osos Street
Page 15
Utilities
42._ Irrigation systems shall be designed to avoid crossing property lines:
Attached:
Attachment 5: Parking Calculation Worksheet
Attachment 6: Summary of Parking Allocations in City-owned Parking Lot
Enclosed: Large-scale,project plans
Available at meeting: Colors and materials board
I;AROARC(45-07)Alan 1-21-09'
Attachment .
• Ten 10 Railroad Avenue:Parking Calculations
Lima Cafe
F.xistingparking requirement:
Restaurant-936 s.f./6o = 16 .
Kitchen-408 s.f/100=4
Bathroom-6o s.f(na)
Total-20 stalls
Expansion of existing building/use:
Restaurant-7o s.f..
Kitchen-120 s.f.
Bathrooms- 72 s.f.
Floor area increase= 262 s.f. < 25%of existing building/use
Proposed parking requirement:
Restaurant-936+ 7o = 1,006 s.f./6o = 17
Kitchen-408+ r20 =528 s;f./ioo=5
Patio-365 s.f./6o = 6
Total-28 stalls
Alano
Existing parking requirement: Because the parldng requirement
Boarding Rooms 6 x 1.5 =9 for the existing structures is not
Office <300 s.f.=1 increased for the Alano/Luna
builClub-unfixed seating 60o s.f./4o = 15 usessesthere
die to the change in
,there is no additional
AA meeting room-unfixed seating 770 s.f./4o = 19 pig reqs per Section
Total:44 stalls 17.16.050 L,and only then
existing spaces must be
No floor area increase maintained.For the new
building aIl the parking
Proposed parking requirement: generated must be provided,less
Restaurant-572 s.f./60= 10 reductions for shared&mixed
is
Kitchen-308 s-f/loo =3 m,extra bike partang,etc
Patio-384 s.f./6o = 6
Upstairs—no change: Boarding Rooms 6 x 1:5 = 9
Total: 27 stalls
Grand total parking requirement for proposed uses=28 + 27=55 stalls
Grand total parking requirement for existing uses= 20 +44=64 stalls
Parldlag Currently Provided
19 off-site in City lot(existing lease)+4 on-site = 23 stalls
New Building Alternative
Proposed parking requirement: Proposed parking requirement:
Office: 7,788 s.f./3o0 =26 Office-1o,7&s.f./3o0=36
Residences:two 2-bedroom+one 1-bedroom =6 Residence: one 1-bedroom(or 2.stidios)
2
Total= 32 stalls Total=38 stalls
Attachment �-
• CTL / of Sd1'111;tiS OB SPO
PARKING CALCULATIONS: Railroad square Parking Service Area
community Development Depanment.919 Palm stmet.san Luis Obispo,CA 93401.
Calcs.Prepared by:Jaime Will Date: July 11, 2007
Zone: C-R-S-H ParUng Provided: 237*
Total Available Spaces for Joint Use
237 vehicle spaces*
6 motorcycle spaces
6 bus spaces
RTA 100 spaces*
Park Hotel: 47 spaces
Railroad Square: 82 spaces
Alano Club/C66 Luna: 19 spaces
Alan Expansion: 30 spaces
Cafe Roma: 24 spaces
Del Monte Cafe: 4 spaces
Amtrak: 17 spaces
Total Allocated: 323 spaces
Reduced by 30% per Section 17.16.060 to 226.1 spaces
* There are 237 physical spaces in the City-owned parking area between the Railroad
Station and High Street. The 100 spaces at the southern extent of the parking area are
allocated to the Regional Transit Center(RTA).
PUS- 5�
jL Wachment 5
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For ER 45-07
1. Project Title: Ten10 Railroad Avenue/Alano Club Redevelopment
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: Jaime Hill, Associate Planner
(805) 781-7165
4. Project Location: 1804 and 1814 Osos Street,
City of San Luis Obispo
5. Project Sponsor's Name and Address:
Applicant: Nfichael Hodge
351 San Nfiguel
San Luis Obispo, Ca 93405
6. General Plan Designation: General Retail
7. Zoning: C-R-S-H(Retail Commercial with Special Considerations and Historic District overlays)
8. Description of the Project:
The project entails modifications to existing buildings; including the Alano Club at 1814 Osos which is on
the City's list of Contributing Historic Resources, the adjacent non-historic building at 1804 Osos currently
occupied by Cafe Luna, and development of the adjacent parcel with a 4 story mixed-use building. The
project relies on acquisition of surplus City property(sale of surplus government property is exempt from the
Caffimia Environmental Quality Act, pursuant to Section 15312 of the California Administrative Code),
abandonment of a portion of Church Street, a tentative parcel map for real property vertical subdivision,and
a use permit for development on a site with Special Considerations (noise from the adjacent railroad) and
shared and mixed-use paric rig reductions. ,
The project site includes two parcels of approximately 0.17 acres (7,327 square feet) of total land area
at the south-east comer of Church and Osos Streets, and abutting the City-owned railroad parldng lot.
The property adjacent to Osos Street is developed with two commercial buildings which would be
restored and modified as part of the site redevelopment. Proposed modifications to the Alano Building
include removal of several non-historic additions, a new patio area and other minor architectural
improvements. Changes to the Cafe Luna Building include seismic retrofit of the existing structure,
p� ��
Attachment 5
additions at the ground level and two additional stories with office and residential area The adjacent
parcel to the east is currently vacant and would be developed with a 4 story mixed-use budding with
sem-subterranean parking. The entire project would fimction as a single building, and would be
subdivided into individual ownership lots utilizing the Vertical Subdivisions process.
9. Surrounding Land Uses and Settings:
The site and the area surrounding it is within the Historic Railroad District Plan area, which is
characterized by railroad uses which continue today. Adjacent parcels are developed with a mixture of
commercial uses to the east and west, residential uses to the north, and public uses to the south. The
adjacent parcels adjacent to the north are designated Medium-High Density Residential with the
Historic District overly(R-3-H) and are developed with small single-family homes. The parcels to
the east and west are designated Retail-Commercial with the Special Considerations and Historic
District overlays(C-R-S-H) and are developed restaurants, offices, and a hotel. Special
Considerations of these sites refers to the unusually high noise levels associated with railroad
activities. The area to the south includes a City-owned parking area and the railroad right-of-way.
The project relies upon the purchase of 10.46-feet of City owned property to the west, in the
slope area that currently separates the project site from the City's parking lot; the abandonment of
6-feet of right-of way along the Church street frontage, and; a parking lease in the adjacent City-
owned parking lot to fulfill parking requirements.
10. Project Entitlements Requested:
The applicant has requested review and approval of a vesting tentative parcel map for real property
vertical subdivision, architectural review, a use permit for development of a site with Special
Considerations and shared and mixed-use parking reductions, Abandonment of portions of Church
Street along the project frontage, and a General Plan Conformity Statement and agreement for
sale of City-owned property adjacent to the City surface parking facilities. The project entails
modifications to existing buildings, including the Alano Club at 1814 Osos which is on the City's list of
Contributing Historic Resources, seismic retrofit and modifications to the adjacent non4storic building at
1804 Osos currently occupied by Cafe Luna, and development of the adjacent parcel with a 3 '/z-4 %z story
building. The project also relies on acquisition of surplus City property(undeveloped portions of the railroad
parking lot),and abandonment of a portion of Church Street.
11. Other public agencies whose approval is required: None
Attachment 5
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics_ Geology/Soils Public Services
Agricultural Resources Hazards&Hazardous Recreation
Materials
Air Quality Hydrology/water Quality X Transportation&Traffic
Biological Resources Land Use and Planning Utilities and Service
Sstems
X Cultural Resources X Noise "ISigufficance
Findings of
.
Energyand 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
X and wildlife resources or the habitat upon which the wildlife depends. As such,the project qualifies for a
de minimi c waiver with regards to the filing of Fish and Game Fees.
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish
and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has
been circulated to the California Department of Fish and Game for review and comment
STATE CLEARINGHOUSE
This environmental document must be submitted to the State Clearinghouse for review by one or more
State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of housing.and
Community Development). The public review period shall not be less than 30 days (CEQA Guidelines
15073(a)).
}
j
�f�hm;ent 5
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 made, X
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 UVIPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant" impacts) or"potentially
significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or
mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project,nothin fiuther is required.
Z I
12=
b`r
Sigfiaffiri Date
Doug Davidson, Deputy Director,Development Review John Mandeville, Community Development Director
Printed Name for
puy. �3
Attachment 5
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.
ubstantiated7. 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
pMq
Auacfimulm ;J
issues, Discussion and Supporting Information Sources source Po eMWly Poteatiany L=Thn NO
sigcificart sipdcmd sigoificat ftpacx
Fit#45-07 Wtigation
Page No. 6
1.AESTHETICS. Would the project-
ay I�a�e a su+Stanal:ad:ese :oA a senie vtsEa? 1. 10 X
b) S rbst6ntiafty damage impic -resources, includaug,;.".bu`t gat 1,2 X
to, reckAd htr ,u ;et pp , 3gill
buildings within a Iocal xor state scclric,lu {yiy?
e) ^Sulistalitidllp di gm� a the tixis'ting visual ghalCac~ter b5- giialitp of' 10, X
flee site aud.14 sair
itudwgs? 20,25
d� Crdatg a ncw;source of., tantial light or glare•whichtiyould; 20,21, X
adYersel effeCErt► ttirpe.viewts ear the are 7 25
Evaluation
a), b), c), d) The subject property is surrounded by urban uses and is not within a location that is considered a scenic vista,
nor are Church or Osos Streets or Railroad Avenue designated as roads of scenic value within the General Plan Circulation
Element. The project site contains no scenic resources, such as significant trees or rock outcroppings.
This project includes preservation and rehabilitation of the historic Alano Club building and the Cafd Luna Building,which
although older than 50 years is not a listed historic resource. As part of the project,the applicant has proposed removal of
several additions to the two buildings,to allow for new additions to be made to improve the functionality and appearance of
the site. New improvements include ground level additions to the north, east,and west sides of the Cafd Luna Building and
two additional stories above, and expanded patio areas at the entrances to both Cafd Luna and the Alano Club, wrapping
around the comers of Osos Street at the intersections with Church Street and Railroad Ave. This project also includes
development of the vacant property to the east of the Alano Club/Cafd Luna,adjacent to Cafd Roma. This site is currently
used as a parking area for the Alano Chub. The new building would include semi-subterranean parking accessed off of
Church Street,two levels of offices and a third level residences. Patio and frontage modifications at the comer of Osos and
Church and at the end of Osos Street will include right-of--way abandonment of six-feet along Church Street to
accommodate wider boardwalk style sidewalks and outdoor dining.
The new structure has been designed to incorporate materials and features called for in the Railroad District Plan,
interpreted in a modem form to complement but not replicate adjacent structures. Maximum height from average natural
grade is incompliance with Commercial Retail (C-R)zoning,at 42 feet,with the highest elevations limited to the center of
the building.
Conclusion
No impacts have been identified relating to aesthetics.Both the CHC and the ARC have reviewed the project for consistency
with the Railroad District Plan and the Community Design Guidelines, as well as for neighborhood compatibility, and
found with that with the incorporation of a few specific refinements to the material pallet the project is well designed and
in-context with surrounding development.No further mitigation is required.
2.AGRICULTURE RESOURCES. Would the eroject.
a)-; Coaverk Ptvne aitCdauid Unuque Far
i}l4nd-or,l i}rmland of
9ta;ewidd �Dripb6nce Fairiniand),_.as shovfA Ott tltg- reaps- 9, 11, X
pursuant io ilio Fatmlaif Ntapping and iulc►tiitt►tuiig Piilgrartl of 12
fttaWJrnia Resources Aggiicy;.t�non agr{cul4ural use�1. ,
b) Coatfiict -ivith exisixng aging for. ugricuitutal. use, or',e 9 X
WrIliamson.Act'contraet? .
c)
Involve- other Changds in.6,t i sttmg env tbmnent which,dear' 10 X
tto„"helrr To{AcaYh^o�n o"z naytttre(, ucu6trld..'xe§}>it _in c mt+ersiou- off:
afX+��a~'r�I.{JkdF'+W�w
Evaluation
a), b), c) The site is designated as Urban Land by the Farmland Mapping and Monitoring Program of the California
Resources Agency. The project will not convert prime farmland to any non-agricultural use. The project site is within the
PH Lt-�S
Attachment 5
Issues, Discussion and Supporting Information Sources sow Potentially r Laws Than - No
Significant Significant Sigoificea2 Impact
ER 45-07 rasuea mess Impact
ligation
Page No.7
Railroad District Planning Area and will not conflict with any agricultural zoning or Williamson Ad contract. The project
is an infill development that will not result in changes that could result in conversion of Farmland to non-agricultural uses.
Conclusion
The project will not have any impact on agricultural resources.
3. AIR QUALM. Would the ro'ect•
6, 13, X
14
o e mo`fble� 6 13 X
' 14
° ttl `pob a�g� 10,25 X
.��n�"tray .x s.- ���- �3.�• r '.$�.�`i r�� ��'�''�
10,25 X
F'
6, 13, X
c :a
14,25
Evaluation
a),b), c),e) San Luis Obispo County is a non-attainmem area for the State PM,o(fine particulate matter 10 microns or less
in diameter) air quality standards. State law requires that emissions of non-attainment pollutants and their precursors be
reduced by at least 5%per year until the standards are attained The Clean Air Plan (CAP)for San Luis Obispo County
was developed and adopted by the Air Pollution Control District (APCD) to meet that requirement. The CAP is a
comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources,as well
as from motor vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean
Air Plan.
According to the Air Pollution Control District's (APCD) "CEQA Air Quality Handbook," land uses that cause the
generation of 10 or more pounds per day (PPD) of reactive organic gases, oxides or nitrogen, sulfur dioxide, or fine
particulate matter have the potential to affect air quality significantly. A 50-unit apartment complex generates over 10
pounds of these pollutants and a 45,000 square foot office park generates 10 lbs of these emissions each day. Since the site
is proposed to be developed with only four residential dwellings and a total floor area of 14,887 square feet, the project is a
size that is below APCD's air quality significance thresholds. Therefore, the project and resulting development will not
generate a significant impact on long-term air quality impacts.
d) The project includes redevelopment of existing structures, a mixed-use office and residential building with semi-
subterranean parking, and vertical real property subdivision, and will not create objectionable odors under normal
circumstances. Uses in the renovated commercial spaces will be subject to City regulations as pertain to allowed uses and
performance standards.
Conclusion
The project does not exceed APCD thresholds and air quality mitigation measures are not required. The City's Grading
Ordinance includes dust control.measures that will apply to the project.
4. BIOLOGICAL RESOURCgooES. Would the ro'ect:
M1
Mwall
ort 1, 6, X
�W
ain-
m� 1i° t asps' 10, 11
M... �� ._ i !, TF•i
Attachment 5
Issues, Discussion and Supporting Information Sources Sources PoWwWly Potentially L=Than No
siguscma Sigmificad sipiscaat bVax
ram unless Impact
ER#45-07 bion
Page No. 8
a 5 �j{���q+ mar y�pjt jr5{,AD '-t .1D
3';'F741r.TUO.II^as
sYf U�FY 1..1���`✓+'1.�!-'µ1� �V AJC, .,
1 • .... .. -� 'T k L'C*�: '�.n4 '° b jf;.h' J/ f"C��
'sattsts'n"fial'.arTe _O,f' p .tior. 6, 10, X
rysi r sensitive"da[ttrral 'comntun>ry ade`n£fted, F al x
n 'E' _^r_ 7s't. J-•Z� .rA � if R" �j v4,:•t\ •YY rQ�C I }i �. �V ..,A}0 k}�{ke
3. ` RT✓ � A'l i4.�C i��i
t9p ts- ty=1oca1' pel dies .o; firdi� pyo„Gfl 6
��4,rb}aiogoat ronrceS, Slis' 3 ire pr3ervaEt#o4r3b X
r�ris� ,. c �
fd geixe�nt►al nth klrr►a�emhf'o an},ilate Vie; E
lr ip} atbry'fisi oft V} ilife; p14's�;dt�l�es7tsh �aay 6, 10 X
14
�� res{c)ent i�F�xtiigrr ve►tue° iiOSa�bine leer, of;
a. A J. J}Ix"gyp ti.e. ".5 ze'�'
,l n, athural 4mm tity Co 9n" gr; L
6, 10 X
'L ^ke .ibtal;`ox 9we hah tat , ���
�� e� astled�yr esdott��Q�:Rf�dxz� `� ' tele' -'
M^ nclucirng„€ait`• 'oC!L��?d� o,,fn`es�t�sxrq poewet 6, 10 x
,�? -�liroug�tb�tre`c�r�emoJ9� fi111i� liydKgY+D�e�ll,�nf�tY6Y�,�o�x
Evaluation
a), b), c), e), f) The site is not within a riparian corridor and there are no creeks on the property. 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 that identify the site as potential habitat for any protected species of plant or
animal.
Conclusion
The project does not have the potential to impact biological resources.
5.CULTURAL RESOURCES. Would the r+o'ect:
a) ('nu e a a i� l �dvPrSe`6h$nge ” tag iIli
16,18, X
}TvT a I � •+„s4.i 11 s r.
a xltorkc reourcSee�CEQA 1*rueus X14 k �t"� 21,
& SYVf` Ik,K .FE1 ASZ 23,24
t
k CaUsb`aj,subsfantial;adi�rse=chatigeih tli °t of ?q# 6, X
9i.he6logii reSoarce'I(See CBQA iutd eS 1 i43Z $� ' 15,17
c�'"'�'rrectl3�ormd�r`e`c�c�estrpya'�nm"i'�►ie'�`pa��onol�gire�0�`i�ce�' 6, 15, X
17
d) ally humanrtmattis,;xficludm'phos@ medsOit)sie of+ 17 X
K'-
f
Evaluation
a)The Alano Club Building at 1814 Osos Street is considered a historically significant structure and is on the City's List of
Contributing Historic Resources. And though older than 50 years, the Caf6 Luna Building at 1804 Osos Street is not
considered historically significant. A Historic Structure Analyses and Addendum have been prepared evaluating the
proposed modifications to the Alano Building. These reports conclude that the one-story metal addition and small shed
found on the site do not meet the criteria for historic significance based on state and city criteria, and their removal would
not constitute an impact to the historic resource. These criteria include style, design, age, architect,environmental design,
Tr
Attachment 5
Issues, Discussion and Supporting Information Sources soup PaWrIMy PoWaWly Tb No
S*n ficeot S*fiCWA S*ifica j Im a
ER#45-07 roues Unim Impact
Mitigation ,
hmpotated
Page No. 9
continuity, history-person, historyevent, and historymcontext as described in the Historical Preservation Program
Guidelines. The reports also conclude that the proposed modifications to the Alano Building keep in a style consistent with
the original construction and are consistent with the City's policies for modifications to historic structures. Based on these
findings, the proposed demolitions and modifications will not impact the historic structure, as changes to the building will
comply with the City's Historical Preservation Guidelines for rehabilitation of historic buildings.
The City's Building Demolition Code provisions to encourage the conservation of older structures in the City would apply
to the one-story metal addition and small shed The requirements of the code include a 90-day-cool-off' period during
which the buildings proposed for demolition would be advertised as available for relocation,and require photo and historic
documentation. The City keeps the documentation in the Community Development Department Library for future research.
With these code requirements in place,no further mitigation is necessary.
The City's Cultural Resource Committee (CHC) routinely reviews projects which effect historic resources or are within
Historic Districts. In June 2007 and again in December 2008, the CHC reviewed the proposed modifications to the existing
structures and new development and found that the proposed modifications to the historic building were compatible with the
Secretary of the Interior's Standards for Treatment of Historic Properties and the Railroad District Plan, and that the new
building was architecturally compatible with the setting. The CHC provided specific direction for project modifications to
increase
compatibility,which were incorporated into the project and accepted by the ARC.
b) Based on review of the City's Historic Site Map, Land Use Information System, staff research, and Cultural Resources
Inventories, and Historic Structure Analyses prepared for the site it is possible that there will be archeological resources
uncovered at the site. Because site visibility for the developed portion of the site is limited,mitigation measures have been
recommended to ensure that proper monitoring and recovery occur,consistent with City policies and guidelines.
c), d)The project site does not contain any known paleontological or geological resources and is not within an area where
burials are likely,as indicated by the City's Burial Sensitivity Map,on file in the Community Development Department
Mitigation Measures
1. Applicant shall comply with the Archaeological Resource Preservation Program Guidelines, to the approval of the
Community Development Director,by submitting appropriate documentation verifying the following:
a. Prior to issuance of construction permits,the applicant shall submit a monitoring plan,prepared by a
subsurface-qualified archaeologist,for the review and approval by the Community Development Director.
The monitoring plan shall include ata minimum:
i. List of personnel involved in the monitoring activities;
ii. Description of how the monitoring shall occur;
iii. Description of frequency of monitoring(e.g.full-time,parttime,spot checking);
iv. Description of what resources are expected to be encountered,
v. Description of circumstances that would result in the halting of work at the project site(e.g.
What is considered"significant"archaeological resources?);
vi. Description of procedures for halting work on the site and notification procedures;
vii. Description of monitoring reporting procedures.
2. During all ground disturbing construction activities,the applicant shall retain a qualified archaeologist(approved by the
Community Development Director)[and Native American]to monitor all earth disturbing activities,per the approved
monitoring plan. If any significant archaeological resources or human remains are found during monitoring,work shall
stop within the immediate vicinity(precise area to be determined by the archaeologist in the field)of the resource until such
time as the resource can be evaluated by an archaeologist and any other appropriate individuals. The applicant shall
implement the mitigation as required by the Community Development Director.
Attachment 5
Issues, Discussion and Supporting Information Sources sow Poteattany Potmrtiany L=Than - No
Sipfficat sigfficam Sigaifima Impact
ism= unim Impad
ER#45-07 Mitigation
Iftoomoraw
Page No. 10
3. Upon completion of all monitoring/mitigation activities,and prior to occupancy or final inspection(whichever occurs
first)or final approval of tract improvements,the consulting archaeologist shall submit a report to the Community
Development Director summarizing all monitoring/mitigation activities and confirming that all recommended mitigation
measures have been met. [If the analysis included in the Data Recovery program is not complete by the time final inspection
or occupancy will occur,the applicant shall provide to the Community Development Director,proof of obligation to
complete the required analysis].
4. Protective measures shall be taken to ensure the stability of the Alano Building during construction of new walls below
grade,demolition of non-historic elements,and approved remodeling.
Conclusion
Based on the City's Historic Resource Criteria for Building Evaluation and Recommendations,the shed and one-story metal
structure attached to the Alano Club do not meet significance criteria and therefore may be.removed without impacting the
Alano Chub. Although the one-story metal structure and adjacent shed do not meet significant criteria,the they are over 50
years old and therefore are subject to the Building Demolition Code, requiring proper photo and historic documentation in
addition to the 90-day"cool off-period which allows time to advertise the availability to relocate both structures. The CHC
has made a determination of consistency with the Secretary of the Interior Standards and policies of the City of San Luis
based on a conceptual plan for the project and will have additional opportunity to address architectural details as part of the
standard review process. No further mitigation is
6. ENERGY AND MINERAL RESOURCES. Would the ro'ect:
kvfal" `fFne 'tC '
e a a �, 6,25 X
OS.S �z s
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Evaluation
a) The development will not conflict with adopted energy conservation plans or promote the use of non-renewable
resources in an inefficient manner.
b) Development on the site must comply with the policies contained in the General Plan Conservation and Open Space
Element, which encourages new development to minimize the use of conventional energy for space heating and cooling,
water heating,and illumination by means of proper design and orientation. The City implements energy conservation goals
through enforcement of the California Energy Code, which establishes energy conservation standards for residential and
nomesidemial construction.
c)There are no known mineral resources on the project site that would be of value to the region or the State.
Conclusion
As designed and conditioned for compliance with existing City code requirements, the project will be consistent with
established energy conservation standards and all applicable State requirements. No further mitigation is necessary.
7. GEOLOGY AND SOILS Would theproject:
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Attacnmem
Issues, Discussion and Supporting Information Sources source Potealially Potentially LgwTbn No
SipWcwt Significam fta ficant Impact
Issues Unless Impact
ER#45-07 Mitigation
Page No. I1
n' s, 8, 19 , X
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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.
The Los osos Fault,adjacent to the City of San Luis Obispo, is identified under the State of California Algmst-Paolo Fault
Hazards Act This fault's main strand lies near the intersection of Los Osos Valley Road and Foothill Boulevard.It has been
classified as active within the last 11,000 years. The.Los Osos fault presents a high to very high fault rupture hazard to
development and facilities in the Los Osos Valley. Other faults in the vicinity include West Huasna, Oceanic, and Edna
Faults. These faults are considered potentially active and present a moderate fault rupture hazard to developments near
them
The building code requires site-specific investigations and design proposals by qualified professionals in areas that are
susceptible to settlement and liquefaction Engineering standards and building codes set minimum design and construction
methods for structures to resist seismic shaking or to remain standing in an earthquake. Building permits for the Seismic
Retrofit of the Luna Building at 1804 Osos Street have been issued by the Building Department, and this work will be
preformed concurrently or prior to other improvements,as required by City Ordinance.
b)The property slopes upward to the southeast,rising from Church Street towards Railroad Avenue. The Uniform Building
Code contains standard requirements that address soil erosion and loss of topsoil associated with site development The
project will not result in the loss of topsoil as the majority of the site will be covered by impervious surfaces. The soils
engineering report includes specific reoommendations to insure that foundations are designed to withstand settlement
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. In general,the presence of expansive soils requires additional base for roadways and flat work and deeper footings
for building foundations.
Conclusion
Development will be required to comply with the Uniform Building Codes and City Codes which require new structures to
be built to resist such shaking or to remain standing in an earthquake, and proper documentation of soil characteristics for
designing structurally sound buildin . The Building Division of the Conummity Development Department routinely
�k Y
- Attachment 5
Issues, Discussion and Supporting Information Sources Sour= AT= Wly- Pommery Law Than No
S42ffi ant So=ficarA SiVff= t Impad
Imm unim Impact
ER#45-07 ren
Page No. 12
reviews project for their compliance with the recommendations of the soils engineering report for the site. No further
mitigation is
g. HAZARDS AND HAZARDOUS mATF:RTAi C, Would the ro'ect:
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ti
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Evaluation
a), b), c), d), e) The site does not contain any known hazardous substances and is not located in an area of high risk. As
commercial and residential development, the project will not emit any hazardous emissions or require handling of
.- .,.=";: Hazardous wastes. The site is not on a list of hazardous materials sites compiled pursuant to Government Code Section
65962.5.
f) The project site is outside of the Airport Land Use Plan area.
g) The project has been reviewed by the Fire Marshall and Chief Building Official, and will not conflict with any
emergency response plan or emergency evacuation plan.
h) The Safety Element of the General Plan identifies the site as having a low potential for impacts from wikdland fires.
Conclusion
The project will not involve any impacts with respect to hazards or hazardous materials.
9. HYDROLOGY AND WATER QUALITY Would the proiect.
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Attachment 5
Issues, Discussion and Supporting Information Sources sources PotenuaY Potemay I°nm NO
sipwmna .84ffca i significam Impact
Issues Untag impact
ER#45-07 Mifipfion
kmrporaw
Page No. 13
P
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Evacuation -
a), b), h) The project will not violate any water quality standards or waste discharge requirements. All of the commercial
and residential units will be served by the City's sewer system and run-off is required to be directed to an approved point of
disposal,in this case a storm drain. The project will be served with water by the City's Utilities Department and will not
use or otherwise deplete groundwater resources or negatively effect water quality.
c), d),e) 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. To assure that potential drainage impacts are minimized to a
level of insignificance, the development has been designed to meet all applicable City codes, including City grading and
drainage standards. The drainage system report and analysis prepared for the mixed-use project has been reviewed by the
City's Public Works Department and determined to adequately address site drainage and run-off
f), g) The project site is not within the boundaries of an area subject to inundation from flood waters in 500-year and 100-
year storms. Also, as documented by the drainage system report and analysis prepared for the mixed-use project, and
reviewed by the City's Public Works Department, the project has been designed in compliance with the City's Waterways
Management Plan,thereby eliminating potential impacts.
Conclusion
No impacts have been identified with respect to water quality or hydrology. Drainage plans are evaluated for consistency
with existing City codes as part of the development approval process and through architectural review. No further
mitigation is required.
10. LAND USE AND PLANNING- Would the ro'ect: y\ p
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Attachment 5
Issues, Discussion and Supporting Information Sources soup Potmilidly PaUctiBuy. L=Than No
S*fficant sigaiscant sipffle nt h*aac
I&WW UnIM Impact
ER#45-07 Mitigation
Page No. 14
Evaluation
a) The General Plan Land Use Map designates the site as General Retail, which is implemented through the zoning
designation of Retail-Commercial, with Special Considerations and Historic overlays to address railroad noise and
compatibility with the Railroad Historic District. Both noise and Historic District compatibility issues have been reviewed
(See Section 5: Cultural Resources and Section 11: Noise)and found to less than significant impacts with the incorporation
of recommended mitigations.*The proposed mixed-use development is consistent with Land Use and Housing Element goals
and polices on housing production and land use efficiency The proposed project will increase opportunities for individuals
and groups to reside in close proximity to existing schools, commercial services, and transit The proposed vertical
subdivision of the site will allow individual ownership of the commercial and residential units, while allowing the various
buildings to function as one in respect to exiting and other Building and Fire requirements. Additionally,because there are
no minimum standards for parcel size or dimension with vertical subdivisions, the resubdivision of the project site will
eliminate the current nonconforming configuration of the existing parcels. These parcels are currently considered legal
nonconforming because they are substandard in terms of total area,depth and width.
b) The project site includes two contiguous land parcels which will be redeveloped to more intensively use the property and
resubdivided to allow individual ownership of the various commercial and residential units. The project will be served by
existing streets and will be bordered by other residential and commercial uses. The project will not physically divide an
established community.
c) The project will not conflict with any applicable habitat conservation plans or natural community conservation plans.
Conclusion
The project has been designed consistently with the General Plan,Zoning and Subdivision Regulations,and will not create
any impacts to land use and planning. No mitigation is required.
11—NOISE. Would the omiect result in:
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Evaluation
a) The project site is within an area determined by the City's Noise Element to exceed the noise standards for residential
development. The Noise Element requires all outdoor use arras to have an average noise level of 60 dB. Interior noise areas
must have a maximum average noise level of 45 dB. In order to identify and address the potentially significant noise
impacts on the project, the applicant has submitted an acoustical analysis, prepared by David Dubbink Associates. The
acoustical analysis concludes that prior to project development the noise created by idling trains from the Railroad Station is
75dB, exceeding the 60 dBA recommended by the City's Noise Element While it is noted that the building layout is good
from an acoustical standpoint, several construction measures are recommended in order to achieve noise attenuation to an
acceptable level. These construction methods have been included a$ mitigation measures. To ensure that prospective
owners and renters are aware of the higher noise levels they will experience due to the site proximity to the railroad tracks,
it is recommended that a disclosure document be required.
/1lLGL+cuuvc�� v
I '
Issues, Discussion and Supporting Information Sources sources per` PMdmHy Lm'h No
Sim sipffic;aaa sigaificaat Impact
TAM, Unim Impact
ER#45-07 ~on
roc«pora�a
Page No. 15
b) During construction, there will be a temporary increase in ambient noise levels. This type of noise is regulated by the
City's Noise Ordinance, which regulates times of construction and maximum noise levels that may be generated. If noise
levels exceed the Noise Ordinance thresholds,the property owner would be subject to possible citations.Outdoor patio areas
proposed for use as sidewalk dining could have the potential for increasing ambient noise levels and negatively impacting
sensitive residential land uses to the north. However, the mandatory operational standards outlined in the Sidewalk Cafd
Regulations(Municipal Code 5.50)contain sufficient performance criteria to ensure appropriate operational procedures and
City oversite. Operational standards include limited ours of operation and prohibition of services other than sit-down
dining. As required by City Sidewalk Caf€Standards(Section 5.50 of the Municipal Code),permits for sidewalk dining will
be required of individual businesses prior to beginning operations.
c),d)The project will not expose people to the generation of excessive groundborne noise levels or vibration. The project is
'outsidv,of the Airport Land Use Plan area and is not directly in a flight path where occupants would be subject to noise from
aircraft operations.
Mitigation Measures:Noise
1. Voids around the windows shall be filled with insulation and wood blocking,and the perimeter of the windows chalked
2. Walls shall be constructed with blanket insolation (R-13 or 3 ''/z" thick fiberglass) faced with a layer of 518" gypsum
board,or alternative approach determined by the Building Official to have equivalent effects.
3. All vents and openings on the sides of the structure exposed to train noise shall have baffle boxes around them.
4.A forced air ventilation system shall be provided so that windows and doors may remain closed
Conclusion
An acoustical analysis was prepared for the site, which established that the project can be designed to meet the standards
contained in the City's Noise Element for exposure of residents to transportation noise sources with the implementation of
specific construction techniques. Mitigation measures are recommended to insure that the recommendations of the
acoustical analysis for noise attenuation are carried through to the construction drawings for the project Use of the patio
areas for outdoor dining will be subject to City Sidewalk Cafe and Noise Standards, which include operational performance
standards to ensure that adjacent uses are not negatively ed No further mitigation is net
12. POPULATION AND HOUSING. Would the ro'ect:
aii�i 's m 1 3
10,25 X
.rya 'TS �Ny%:.�-w:i9^ i X- �A � M'.d°�"L�•pya >.. fid' rt1M,�t{.,'
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bi rsp rgt� t sr :� 3, 10,
menu g: 25 X
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Evaluation
a),b)The population added by this project is within the General Plan's projection and will not induce substantial growth in
the area or result in population exceeding local and regional growth projections. The project site is surrounded by urban
development and the development of the site represents an infill development opportunity. This type of development is
encouraged because it can take advantage of existing facilities for water, sewer, storm drainage, transportation and parks.
Subdivision of the site will neither facilitate nor deter development of themte, and therefore has no effect on the proposed
redevelopment.
Attachment 5
Issues, Discussion and Supporting Information Sources sources potwli&y y LmTbM NO
Sigdomm significsm sigoificem trop=
is Untoss tmpad
ER#45-07 Mitigation
Page No. 16
The project site is presently developed with no residential dwellings. As a result,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. No mitigation is required.
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
erformance objectives for any of the public services:
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25 X.
25 X
Evaluation
a) b), d), e), f) No potential impacts have been identified to any public services. Travel lanes on portions of Church and
Osos Streets will be narrowed to accommodate wider sidewalks and outdoor dining areas;however,the remaining right-of-
way widths will continue to meet City standards to accommodate the anticipated traffic flows on the two sheets.Bulb-outs
at the intersection of Osos Street with Church and Railroad Avenue will not result in any loss of on-sheet parking or impair
traffic circulation. The portion of City-property requested for purchase is an unutilized slope bank adjacent to a City-owned
parking facility. It is not anticipated that this property will be necessary for any future purpose, as the adjacent strip of
property was previously relinquished to facilitate development of the adjacent structure.
c) The school districts in the state are separate governing bodies with authority to collect fees to finance school construction
and parcel acquisition. Section 65955 of the Government Code prohibits the City from denying a subdivision or collecting
any fees beyond those required by the school ftishict itself to mitigate effects of inadequate school facilities Any effect that
the additional children will have on school facilities will be mitigated in whole or in part by the districts per square foot
fees,charged at the time of building permit issuance.
Conclusion
The project has been routed to City Departments for review and comments on the proposal. As part of each routing, the
reviewing department is required to certify that serving the project will not result in a deficiency to any City facility or
resource. All reviewing departments have indicated their ability to serve this project
14. RECREATION. Would the project:
aur t sur 't C m i Y r v
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tdYets"ei fi Stcal,.. ron";_ cr ro3rex2 { x ;Eauxrn 'r ,a
Evaluation
a)The project will add incrementally to the demand for parks and other recreational facilities. However, given the urban
character of the project, the size of the dwelling units, and the expected number of residents, no significant recreational
impacts are expected to occur with development of this site. Park Land In-Lieu fees will be collected,with credit given for
the existing lots,to insure adequate provision of park facilities for the new residents of the project,per existing City policy.
Attachment 5
Issues, Discussion and Supporting Information Sources sow PotantiaIly pay Lm 11= No
signisca d sisai8omd sib Impact
Issues Unim rmpad
ER#45-07 hfifiption
Incwtporated
Page No. 17
b) The project does not include the construction of recreational facilities beyond small, private and common patio areas.
The construction of these facilities will not have an adverse physical effect on the environment because they are designed as
an integral part of this compact development.
Conclusion
Park and recreation facility demand will increase incrementally.and not significaritly,with the development of the project.
15. TRANSPORTATION/TRAI♦'FIC. Would theproject:
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•7
2 25 X
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8, 25 X
2,25 X
9 X
a), b) Osos, Church, and Railroad Avenue provide access to the project site. The City's General Plan Circulation Element
designates these streets as a Laval Streets,which directly serve residential development that they front,channeling traffic to
Residential Collector Streets. The project is also served by the Railroad Safety Bicycle Path and the Morro Street Bike
Boulevard Trip generation for the project is the sum of new trips to the proposed office, restaurant and residential units,
less the trips previously generated from the area that is being demolished or converted from meeting space to restaurant use.
Trip generation information used was found in the Institute of Transportation Engineer's (ITE) Trip Generation Manual
(sixth edition).
New Trips Generated
Residential Condo(4 units)
• Average Daily rate=23.44(5.86*4)
• AM Peak= 1.76(0.44*4)
• PM Peak= 2.08(0.52*4)
General Office per 1,000 sq ft. (7,788 square feet)
• Average Daily rate=85.74(11.01*7,788/1,000)
• AM Peak= 12.07(1.55*7,788/1,000)
• PM Peak= 11.60(1.49*7,788/1,000)
Quality Restaurant(per 1000 gross sq..ft.)(1,180 square feet)
• Average Daily= 106.14(89.95*1,180/1,000)
• AM Peak=0.96(0.81*1,180/1,000)
• PM Peak=8.84(7.49*1,180/1,000)
Total New Trips: 215.33 Average Daily Trips(ADT), 14.79 AM Peak Trips(AMM, 22.52 PM Peak Trips(PMPT)
Trips Eliminated
LodgetFraternal Organization per 1,000 sq ft.(-770 square feet)
Attachment 5
Issues, Discussion and Supporting Inrormation Sources s rotm-R—Cy pdwfiany L='h No
Sigrificant 3igai$cant sipfficant Impact
Issues Unless Impact
ER#45-07 Mixon
fampmaw
Page No. IS
• Average Daily=36.13(46.90*770/1,000)
* AM Peak=1.62(2.10*770/1,000)
• PM Peak=3.12(4.05*770/1,000)
Trips Eliminated: 36.13 ADT, 1.62 AWT,3.12 PMPT
The total traffic generated by the new uses, less that from the uses which will be eliminated becomes: 179.2 ADT, 13.17
APHT,and 19.4 P1IRPHT.
To minimize traffic impacts, it is recommended that a trip reduction plan and implementation program is developed
Additionally, per City standards prior to the issuance of building permits, the applicant will be responsible for paying
current transportation impact fees (TIF)plus a"fair share" mitigation fee for the percentage of new trips generated by the
project that will travel through the intersection of Broad/South/Sama Barbara intersection as determined by the Public
Works Director,and based on the estimated intersection improvement cost. Additionally,because of the site's proximity to
the downtown and bike paths, there would be unaccounted opportunities for shared trips and an increased likelihood of
residents and patrons utilizing methods of transportation other than a car.
c), d) Site line visibility, driveway ramp angle to proposed parking, and frontage improvements are routinely reviewed by
Public Works and required to meet City standards to ensure vebwJe and pedestrian safety. Travel lanes on portions of
Church and Osos Streets will be narrowed to accommodate wider sidewalks and outdoor dining areas; however, the
remaining right-of-way widths will continue to meet City standards to accommodate the anticipated traffic flows on the two
streets.Bulb-outs at the intersection of Osos Street with Church and Railroad Avenue will not impair traffic circulation.
e) Parking for the project is provided through a mixture of on- and off-site vehicle parking, and provision of additional
bicycle parking beyond that required by City Standards. Additionally, because the project includes a mixture of uses it is
eligible for a 30%shared and mixed-use parking reduction. This is available in recognition of the differing peak horns of
parking demand,and opportunities for shared trips. Six semi-subterranean parking spaces located beneath the proposed new
development would augment spaces within the City-owned Railroad Parking Lot Similar to other commercial development
in the area, the property owner would lease vehicle stalls within the existing parking lot to serve their private development.
Stall leases within the City-lot would effectively reserve the majority of the remaining unallocated parking spaces.However,
the lot may function at capacity due to unaccounted use that occurs due to lack of enforcement. The Parking Division will
continue work with adjacent businesses to refine management of the parking lot and to monitor the parking area
To ensure that future property owner;and tenants are aware of the limited on-site and shared parking,and to ensure that it
is adequate for their needs, a mitigation measure has been recommended that they be notified of the approved parking
reductions.
Bulb-outs at the intersection of Osos Street with Church and Railroad Avenue will not result in any loss of on-street
parking.
f) In accordance with City standards, short-term bicycle racks have been provided for the public,and a long-term protected
bicycle storage has been provided at several locations in.the development convenient to the commercial and residential uses.
e) The project is outside of the Airport Land Use Plan area.
Conclusion
The project will add incrementally to existing traffic conditions in the City, but the City's Transportation Division has
determined that with the recommended disclosure documents and trip reduction efforts development of the project will not
have an effect on the level of service on adjacent streets. With the approval of shared and mixed-use parking reductions,
additional bicycle parking, and lease of parking stalls in the Railroad Parking Lot parking provisions for the development
will be consistent with Zoning Regulations standards. No farther mitigation with respect to transportation and traffic is
Attachment 5
Issues, Discussion and Supporting Information Sources Sour= PoteMMy Potentially LmTb ° No
s4nifificant sigfficant Significant impact
bores Unless Impact
ER#45-07 Mitigation
Incrnpotated
Page
No. 19
necessary-
16.UTII. MS AND SERVICE SYSTEMS. Would the ro'ect:
m
S 7,8, X
e Y e e 758, X
25
HI r
. i
f e 78 X
e 25
7, 8, X
` ici esouia e' p�q ha' i " 25
7,8 X
Lie7,8 x
Evaluation
a), b) This project has been reviewed by the Utilities Department staff. Comments note that the project is subject to water
impact fees which were adopted to ensure that new development pays its fair share of the cost of constructing the water
supply,treatment and distribution facilities that will be necessary to serve it.
c) The City Water 8c Wastewater Management Element projects the City water needsat its ultimate build-out of 56,000
people.The project site is included in the anticipated build-out,because it was in the Urban Reserve at the time the element
was adopted The 2001 Water Resources Report indicates that there are currently 142 acre feet of water available to allocate
to in-fill development(development within the 1994 City Limits).
d) The City wastewater treatment plant has adequate capacity to serve this development.The existing sewers in the vicinity
have sufficient capacity to serve the development. The developer will be required to construct private sewer facilities to
convey wastewater to the nearest public sewer. The on-site sewer facilities will be required to be constructed according to
the standards in the Uniform Plumbing Code. Subdivision improvement plans and building plans will be checked for
compliance with UPC standards. Impact fees are collected at the time building permits are issued to pay for capacity at the
City's Water Reclamation Facility. The fees are set at a level intended to offset the potential impacts of each new
residential unit in the project
e), f)Background research for the Integrated Waste Management Act of 1989 (AB939)shows that Californians dispose of
roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air
quality, and public health. Cold Canyon landfill is projected to reach its capacity by 2018. The Act requires each city and
county in California to reduce the flow of materials to landfills by 50% (from 1989 levels)by 2000. To help reduce the
waste stream generated by this project, consistent with the City's Source Reduction and Recycling Element, recycling
facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction
materials must be submitted with the building permit application. The project is required by ordinance to include facilities
for recycling to reduce the waste stream generated by the project, consistent with the Source Reduction and Recycling
Element.
Conclusion
No impacts have been identified relative to utilities or service systems. The City has adopted a solid waste recycling
Attachment 5
Issues, Discussion and Supporting InToimation Sources S== Potentially Petery L=Thm No
s4 oificant sioficaat S*ficam Impact
Issues Unless Impact
�R#45-07
Incorpecated
Page No. 20
ordinance to insure recycling of construction debris. No further mitigation is
17.MANDATORY FINDINGS OF SIGNIFICANCE.
X
`b 4
As indicated in the Table on Page 3, the project has the potentialtohave adverse impacts related to cultural resources,
noise, and transportation/tcaffic if mitigation measures are not incorporated. Four mitigation measures related to cultural
resources,five related to noise attenuation,and two related to t=Mnsportation/traffic have been recommended.
um it x
e�:' �,� a • ,tr
The impacts identified in this initial study are specific to this project and would not be categorized as cumulatively
significant.
As indicated in the Table on Page 3,the project has the potential to have adverse impacts on humans related to noise levels
if mitigation measures are not incorporated.Five mitigation measures related to noise attenuation have been recommended.
M EARLIiERR ANALYSES. 167r y� cO'A ...s ' 0f �f � ��i X via-
'WIT a0t�. r e>,S.6 ..�i�.xT
tSfiA e k, , aye,.f k v 4wi@� S�ry4Yp SS. x 4 C y . :• i "i !.
a a 1:1.'6'x'+-C� c:u`^a 2.�.._.IL Jf' .dv 4,.1�"}xL
A,� _.. - _ .' '.3 o•YaK R .wWx!- ^'4 v.%?v r ^.+ .Sy r+:x• .- 1 �. ^wZ�
The San Luis Obispo Land Use Plan Element update can be found at the City of San Luis Obispo Community Development
Department at 919 Palm Street, an Luis Obispo, California.
` _ : Shy V � _t�� .T' u �A TL. ♦.,- 4 P '6°* W,¢
`� _ � � ..UR Irr `�'a� er`�: t-y-�; rx W ,^i_'�� �'s�,i�'+``°w` �",e'���'�new'.�p•�..s?a �t �'�- . u 'r-s
.,.r9 r .... " _._'_ � _ .._ _ 20II S Ma�.c'�.."4�''�`.aYiXlr...;txfi .,�� �-v:3 �.-N •. run.
_ r
Not applicable.
Y� K>c�_. � .n. e i A. ✓: !^ "Y.' C'n '•'e Wriry. i'X^+r'.,j'R ,.s D'ry K v
rs _ *wA. R1 t=t <e et` tta d�'Hrete'�a��cj► �°" ���e�
{{((�.�-.�-: ,mr +v, r y '�"rE'•>F..,,,,�3^*#A.�'�J,�JyS'�r:+�+na e'1"1�.'v'�y �.�NiU'�^•y��,;,4,.1Jt �u.�.'*t'a�'r•� •w��+t,.v+�5,�'C u� z�1`i ,. 3�1+'�' r�fi`a.
.fr:.eS .�., _ s!'lvi„P � •n'�,Ge.t—.iii '} .n. .4e:�?'=t;'..�Bf..YT.'"'�'".rn•�..'.� ....h� t�`'cb�.�kn.'.i.� ...�.xr4 �tu.�ef.+.�;�u�`..
Not applicable.
19. SOURCE REFERENCES
1. City of SLO General Plan Land Use Element, 1994
2. City of SLO General Plan Circulation El November 1994
3. City of SLO General Plan Housing Element, 2004
4. City of SLO General Plan Noise Element
off
Attachment 5
Issues, Discussion and Supporting Intn'rmatian Sources sources PotenLally- pabwai ➢y Desi Thmm No
sip ficant sipfficant sigffiCcm hwwt
IIM= Untem bapad
ER#45-07 Wagagon
Pae No.21
5. Cit
y of SLO General Plan Safety Element
6. City of SLO General Plan Conservation and Open Space Element, 2006
7. City of SLO Water and Wastewater Element,July 1996
S. 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/dhp/FUW/
13. Clean Air.Plan for San Lois ObiAir Pollution Control District,2001
14. MA Air Quality Handbook,Air Pollution Control Distd 2003
15. City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Community
Development Department
16. City of San Luis Ob' Historic Site Map
17. _ of San Luis Obispo Burial Sensitivity Map
18. City of San Luis Obispo, Historic Resource Preservation Guidelines, on file in the Community Development
Department
19. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Paolo
Earthquake Fault Zoning Act,effective January 1, 1990
20. City of San Lues Ob' Community Design Guidelines
21. Railroad District Plan, June 1998
22. Noise Study Prepared by David Dubbink on-June 15 2007
23. Cultural Resources Inventory Bertrando&Bertrando in May 2007
24. Cultural Resources Inventory Addendum Prepared by Bertrando&Bertrando
25. Project Plans
26. Institute of Transportation is Trip Generation Manual sixth edition
Mitigation Measures:Cultural Resources
1. Mitigation Measure: Cultural Resources
Applicant shall comply with the Archaeological Resource Preservation Program Guidelines, to the approval of
the Community Development Director,by submitting appropriate documentation verifying the following:
a. Prior to issuance of construction permits,the applicant shall submit a monitoring plan,prepared by a
subsurface-qualified archaeologist,for the review and approval by the Community Development Director.
The monitoring plan shall include at a minimum
i. List of personnel involved in the monitoring activities;
ii. Description of how the monitoring shall occur;
iii. Description of frequency of monitoring(e.g.full-time,part time,spot checking);
iv. Description of what resources are expected to be encountered;
v. Description of circumstances that would result in the halting of work at the project site(e.g.
What is considered"significant"archaeological resources?);
vi. Description of procedures for halting work on the site and notification procedures;
vii. Description of monitoring reporting procedures.
viii. Monitoring Program:
➢ Compliance with this requirement shall be monitored through the review of detailed construction submitted for
construction permits primarily by Community Development Department staff
- Attachment 5
Issues, Discussion and Supporting Inrormation Sources so nocv potenflah> Ply LmT11M No
significant sia6caat sib Impad
Ism= Unim Impad
ER#45-07 WAigalion
Irmipmated
Page No.22
2. Mitigation Measure: Cultural Resources
During all ground disturbing construction activities,the applicant shall retain a qualified archaeologist
(approved by the Community Development Director)[and Native American]to monitor all earth disturbing
activities, per the approved monitoring plan. If any significant archaeological resources or human remains are
found during monitoring,work shall stop within the immediate vicinity(precise area to be determined by the
archaeologist in the field)of the resource until such time as the resource can be evaluated by an archaeologist
and any other appropriate individuals. The applicant shall implement the mitigation as required by the
Community Development Director.
➢ Compliance with this requirement shall be monitored through periodic site inspections during ground
disturbance activities primarily by Building.Department staff.
3. Mitigation Measure: Cultural Resources
Upon completion of all monitoring/mitigation activities,and prior to occupancy or final inspection(whichever
occurs first)or final approval of tract improvements,the consulting archaeologist shall submit a report to the
Community Development Director summarizing all monitoring/mitigation activities and confirming that all
recommended mitigation measures have been met. [if the analysis included in the Data Recovery program is
not complete by the time final inspection or occupancy will occur,the applicant shall provide to the
Community Development Director,proof of obligation to complete the required analysis].
➢ Compliance with this requirement shall be monitored through the review of final reports primly by
Community Development Department staff prior to final acceptance of project improvements.
4. Mitigation Measure: Cultural Resources
Protective measures shall be taken to ensure the stability of the Alm Building during construction of new
walls below grade,demolition of non-historic elements,and approved remodeling.
➢ Compliance with this requirement shall be monitored through the review of detailed construction documents
submitted for construction permits and periodic site-inspections primarily by Building Department staff.
Mitigation measures:Noise
5. Mitigation Measure: Noise
Voids around the windows shall be filled with insulation and wood blocking,and the perimeter of the windows
chalked.
➢ Monitoring Program:
Compliance with this requirement shall be monitored through the review of detailed construction submitted for
construction permits primarily by Building Department staff.
6. Mitigation Measure: Noise
Walls shall be constructed with blanket insulation (R-13 or 3 '/2" thick fiberglass)faced with a layer of 5/8"
gypsum board,or alternative approach determined by the Building Official to have equivalent effects.
Pq-V
Attachment 5
Issues, Discussion and Supporting Iruormation Sources Sour= Poten ially Pa caWly L=Then No
Si4a&cmA sipfficwt Sipfficmt Impact
Ism UnIm Impact
ER#45-07 Mitigation
lampmated
Page No.23
➢ Monitoring Program:
Compliance with this requirement shall be monitored through the review of detailed construction submitted for
construction permits primarily by Building Department staff.
7. Mitigation Measure: Noise
All vents and openings on the sides of the structure exposed to train noise shall have baffle boxes around them.
➢ Monitoring Program:
Compliance with this requirement shall be monitored through the review of detailed construction submitted for
construction permits primarily by Building Department staff.
8. Mitigation Measure: Noise
A forced air ventilation system shall be provided so that windows and doors may remain closed.
➢ Monitoring Program:
Compliance with this requirement shall be monitored through the review of detailed construction documents
submitted for construction permits primarily by Building Department staff.
9. Mitigation Measure: Noise
Prospective property owners and renters purchase or lease agreements shall include a disclaimer whereby
residents consent to the higher noise levels they iwll experience on the project site due to the site proximity to
the railroad tracks. These purchase agreements/leases shall state that the project site is located in an area
designated for retail commercial uses and the City's Noise Ordinance does not include the same protections in
this area as it does for residential neighborhoods.
➢ Monitoring Program:
Compliance with this requirement shall be monitored through the review of disclosure documents prior to
building occupancy primarily by Community Development staff.
Mitigation measures:Transportation and Traffic
10. Mitigation Measure: Transportation and Traffic
Prospective property owners and renters shall be notified of the project's requested and approved parking
reductions. Additionally,they should be advised that they should ensure that the amount of on-site and shared
parking is adequate for their needs because they will not be able to obtain on-street parking permits for any
additional parking needs.
➢ Monitoring Program:
Compliance with this requirement shall be monitored through the review of disclosure documents prior to
building occupancy primarily by Community Development and Public Works/Transportation Division staff.
11. Mitigation Measure: Transportation and Traffic
Attachment 5
—' Sources Potedua Potmriiidly Less Than No
Issues, Discussion and Supporting Information Sources
SigmBcant SigoiScant Sigma Impact
Issues Unless rmped
ER#45-07 MAigation
Page No. 24
To minimize traffic impacts, a trip reduction plan and implementation program is required. The plan and
program may be submitted by individual employers or coordinated into a cooperative transportation
management program for some or all of the tenants in the development.The plan shall include:a)designation
of a coordinator to administer the program;b) carpool and transit information; c)incentives for employees to
use alternative transportation,and employer-paid subsides to employees using public transit,or other measures
to the approval of the Public Works Director.
Monitoring Program:
Compliance with this requirement shall be monitored through the review and approval of the trip reduction
plan and implementation program prior to building occupancy primarily by Public Works/Transportation
Division staff.
P� -83
ATTACHMENT
RESOLUTION NO. XXXX (2009 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING A VESTING TENTATIVE TRACT MAP, DISPOSITION OF SURPLUS
PROPERTY,USE PERMIT FOR DEVELOPMENT OF A SENSITVE SITE,AND
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR A
MIXED-USE DEVELOPMENT AT 1804 AND 1814 OSOS STREET;
GPC/ABAN/TR/A/ER 45-07 (TRACT SLO 07-0094)
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 February 25, 2009, for the purpose of considering application
GPC/ABAN/TR/A/ER 45-07, making a General Plan Consistency determination, and
formulating a recommendation to the City. Council on a request to allow the purchase of surplus
property for a mixed-use development, Vesting Tentative Tract Map, and Use permit for
development of a sensitive site and lease of parking spaces; 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 April 21,
2009, for the purpose of considering the project; and
WHEREAS, the Council has duly considered all evidence, including the
recommendation of the Planning Commission, testimony of interested parties, and the evaluation
and recommendations by staff,presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis
Obispo as follows:
SECTION 1. CEOA Compliance Findings. Based upon all the evidence, the City
Council makes the following findings:
1. The Planning Commission finds and determines that the project's Mitigated Negative
Declaration which was prepared by the Community Development Department on February
12, 2009 adequately identifies that with the incorporation of recommended mitigation
measures there is no foreseeable potential for significant environmental impacts by the
proposed project.
SECTION 2. Subdivision Findings. Based upon all the evidence, the City Council
makes the following findings:
1. The proposed vertical subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan and Subdivision Regulations, including
compatibility with the objectives, policies, .general land uses and programs specified in the
General Plan.
R
Resolution No. XXXX (2009 Series) MAC MEET
Page 2
2. As conditioned, the subdivider will defend, indemnify and hold harmless the City and its
agents, officers and employees from any claim, action or proceeding against the City or its
agents, officers or employees to attach set aside, void or annul an approval of the City
Council, Planning Commission, or City Staff concerning a subdivision.
3. The proposed vesting tentative tract map is consistent with the General Plan and Railroad
District Plan, including LUE Goal 12, LUE Policy 2.2.1, COSE Policy 3.3.4, and RDP
Policies 2.5 (A) and 3.1 (A), because the subdivision will provide compact infill development
encouraged by the General Plan, while restoring and revitalizing historic structures.
4. The site is physically suited for the proposed type of development because the project has
been designed to utilize available floor area and residential density, while making efficient
use of available parking facilities.
5. The design of the subdivision, or type of improvements, is not likely to cause serious
public health or safety problems because the type of improvements are appropriate for the
location will be designed to meet existing building and safety codes.
6. The design of the subdivision, or the type of improvements, will not conflict with
easements, acquired by the public at large, for access through or use of, property within the
proposed subdivision because such easements will be retained.
SECTION 3. Disposition of Surplus Property Findings. Based upon all the evidence, the
City Council makes the following findings:
1. The City no longer has need for the vacant fill-slope area located between the project site
and the Railroad Parking lot.
2. Disposition of this property to facilitate infill development is consistent with the policies
of the Land Use and Housing Elements of the General Plan, and is consistent with similar
dispositions of property in the immediate vicinity.
3. The sale of surplus government property is exempt from the California Environmental
Quality Act,pursuant to Section 15312 of the California Administrative Code.
SECTION 4. Use Permit for development of a Sensitive Site Findings. Based upon all
the evidence, the City Council makes the following findings:
1. Development of the site is consistent with the intent of the "S-overlay" and will not be
detrimental to the health, safety or welfare of persons working or living at the site or within
the vicinity, as with the incorporation of conditions the project will be constructed so as to
attenuate noise consistent with City noise standards.
2. As conditioned, all residents of the site will be duly noticed of adjacent noise sources.
SECTION 5. Action. The City Council does hereby approve the Vesting Tentative Tract
Resolution No. XXXX (2009 Series) ATTACHMENT
Page 3
Map, disposition of surplus property, Use permit for development of a sensitive site and lease of
parking spaces, and adoption of a Negative Declaration for property located at 1804 and 1814
Osos Street (Application GPC/ABAN/TR/A/ER 45-07; Tract SLO 07-0094), with incorporation
of the following project mitigation measures, conditions,and code requirements:
A. Mitigation Measures
1. Applicant shall comply with the Archaeological Resource Preservation Program
Guidelines, to the approval of the Community Development Director, by submitting
appropriate documentation verifying the following:
a. Prior to issuance of construction permits, the applicant shall submit a monitoring
plan, prepared by a subsurface-qualified archaeologist, for the review and
approval by the Community Development Director. The monitoring plan shall
include at a minimum:
i. List of personnel involved in the monitoring activities;
ii. Description of how the monitoring shall occur;
iii. Description of frequency of monitoring (e.g. full-time, part time, spot
checking);
iv. Description of what resources are expected to be encountered;
v. Description of circumstances that would result in the halting of work at the
project site (e.g. What is considered "significant" archaeological
resources?);
vi. Description of procedures for halting work on the site and notification
procedures;
vii. Description of monitoring reporting procedures;
viii. Monitoring Program.
2. During all ground disturbing construction activities, the applicant shall retain a qualified
archaeologist (approved by the Community Development Director) [and Native American] to
monitor all earth disturbing activities, per the approved monitoring plan. If any significant
archaeological resources or human remains are found during monitoring, work shall stop
within the immediate vicinity (precise area to be determined by the archaeologist in the field)
of the resource until such time as the resource can be evaluated by an archaeologist and any
other appropriate individuals. The applicant shall implement the mitigation as required by
the Community Development Director.
3. Upon completion of all monitoring/mitigation activities, and prior to occupancy or final
inspection (whichever occurs first) or final approval of tract improvements, the consulting
archaeologist shall submit a report to the Community Development Director summarizing all
monitoring/mitigation activities and confirming that all recommended mitigation measures
have been met. [If the analysis included in the Data Recovery program is not complete by the
time final inspection or occupancy will occur; the applicant shall provide to the Community
Development Director, proof of obligation to complete the required analysis].
Pkv-$�
Resolution No. XXXX (2009 series) ATTACHMENT 4.,
Page 4
4. Protective measures shall be taken to ensure the stability of the Alano Building during
construction of new walls below grade, demolition of non-historic elements, and approved
remodeling.
5. Voids around the windows shall be filled with insulation and wood blocking, and the
perimeter of the windows chalked.
6. Walls shall be constructed with blanket insulation (R-13 or 3 ''/x" thick fiberglass) faced
with a layer of 5/8" gypsum board, or alternative approach determined by the Building
Official to have equivalent effects.
7. All vents and openings on the sides of the structure exposed to train noise shall have
baffle boxes around them.
8. A forced air ventilation system shall be provided so that windows and doors may remain
closed.
9. Prospective property owners and renters purchase or lease agreements shall include a
disclaimer whereby residents consent to the higher noise levels they will experience on the
project site due to the site proximity to the railroad tracks. These purchase agreements/leases
shall state that the project site is located in an area designated for retail commercial uses and
the City's Noise Ordinance does not include the same protections in this area as it does for
residential neighborhoods.
10. Prospective property owners and renters shall be notified of the project's requested and
approved parking reductions. Additionally, they should be advised that they should ensure
that the amount of on-site and shared parking is adequate for their needs because they will
not be able to obtain on-street parking permits for any additional parking needs.
11. To minimize traffic impacts, a trip reduction plan and implementation program is
required. The plan and program may be submitted by individual employers or coordinated
into a cooperative transportation management program for some or all of the tenants in the
development. The plan shall include: a) designation of a coordinaior to administer the
program; b) carpool and transit information; c) incentives for employees to use alternative
transportation, and employer-paid subsides to employees using public transit, or other
measures to the approval of the Public Works Director.
B. Conditions
1. 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.
AnACHET
Resolution No. XXXX (2009 Series)
Page 5
2. Final project design and construction drawings shall be in substantial compliance with the
project plans amended and approved by the ARC, PC, and City Council.
3. Include a separate full-size sheet in working drawings submitted for a building permit
that lists all conditions, mitigation measures and code requirements of project approval as
Sheet No. 2. Reference should be made in the margin of listed items as to where in plans the
requirements have been addressed.
4. The existing Luna Cafe building shall be painted in a darker color to distinguish it more
from the new addition behind it to the approval of the Community Development Director.
5. New windows, trim, and siding used on the Alano Club Building shall match the style,
dimensions and materials of the original structure.
6. The new building shall incorporate additional materials and architectural details
identified in the Railroad District Plan.
a. These may include wood clapboard or smooth-textured horizontal hardiboard board
siding such as Hardiplank or equal, with patterning less than 6 inches (6") wide lap,
brick, plaster wainscots, exposed eaves, or other details described in the Plan.
b. Roof should utilize composition shingles and two-piece barrel roof tiles, as
appropriate.
c. Emphasize the foundations and ground levels with plaster or wood wainscots, where
appropriate.
d. Use double hung or fixed windows, with wood or plaster trim. New windows on the
existing buildings shall match the style, design and materials of the original windows.
7. Plan shall show the location of wood boardwalk, to the approval of the Community
Development Director.
8. Maintenance, access, and all other required agreements and easements shall be recorded
prior to, or in conjunction with recording of the final map, subject to the approval of the
Community Development Director.
Building Department
9. All work shall be in conformance with the 2007 edition of the California Building Codes
(CBC) based on 2006 IBC, 2007 California Electrical Codes (CEC) based on 2005 NEC,
2007 California Plumbing Codes (CPC) based on 2006 UPC, 2007 California Mechanical
Codes (CMC) based on 2006 UMC.
10. Classification of Occupancy Groups shall be in accordance with CBC Chapter 3:
a. R-1 Residential Occupancy — Boarding House/Rooms where occupants are
primarily transient in nature.
b. R-2 Residential Occupancy — Apartment House containing more than two
dwelling units where occupants are primarily permanent in nature.
PH4 ��8'
ATTACHMENT
Resolution No. XXXX (2009 Series)
Page 6
c. R-3 Residential Occupancy — Townhouses not more three stories above grade in
height with a separate means of egress which have a yard on two or more sides.
11. For the purposes of this proposed development building plans shall analyze all buildings
as one structure. Provide a height and area limitation analysis for the aggregate area of the
buildings within the limitations of CBC Table 503 as modified by Section 504 and 506.
12. With building plan submittal determine minimum type of construction based on the
height and area of the building for each occupancy group in accordance with CBC Chapter 5
and Table 503.
13. A building containing two or more occupancies or uses in the building shall comply with
CBC Section 508. Building plans shall determine non-separated or separated occupancy use
option complying with CBC Section 508.3.2 or 508.3.3.
14. For the purposes of the building minimum plumbing facilities the outdoor patio dining
area for each use shall be included in the occupant load calculation complying with CPC
Table 4-1.
Fire Department
15. Building and Life Safety: Detailed building area and height analysis for this building.
Shall be provide explaining how the existing woodframe building will be incorporated into
the project. A detailed exiting analysis shall be provided; exiting protection shall be
maintained from the occupied space to the public area. Protected ext enclosures shall not be
interrupted by intervening rooms.
16.'Address Numbers: Approved address numbers shall be placed on all new buildings in
such a position to be plainly visible and legible from the street fronting the property.
Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background.
17. Fire Department Access to Equipment: Rooms or areas containing controls for air-
handling systems, automatic fire-protection systems, or other diction, suppression or control
elements shall be identified for use by the fire department and shall be located in the same
area. A sign shall be provided on the door to the room or area stating "Fire Sprinkler Riser"
and "Fire Alarm Control Panel".
18. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room with a key to the room.
19. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13 system
will be required for this project. Fire Department standpipes for manual firefighting shall be
provided in the stairwells. Maintenance agreements of the fire sprinkler system shall be
included in the CC&R's of this project.
Resolution No. = (2009 Series) #ATTACHME T 6
Page 7
20. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 14 of the CFC.
Public Works
21. Complete frontage improvements, including street trees shall be constructed in
accordance with the engineering standards in effect at the time of encroachment permit
issuance.
22. All curb, gutter, and sidewalk, boardwalk, and curb ramps shall comply with ADA and
City Engineering Standards for widths, slopes, and construction details.
23. New curb ramps shall be installed to provide for continuous pedestrian access joining the
sidewalk adjacent to the project to the existing sidewalks surrounding the roundabout.
24. The Church Street drive approach shall comply with City and ADA standards and include
a minimum four foot sidewalk extension behind the ramp.
25. All new and existing wire services to the new or altered structures shall be underground.
26. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. All
parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc.
shall be designed so that all vehicles can exit to the adjoining street in a forward motion in
not more than two maneuvers.
27. A final public improvement plan shall be submitted and approved by the Public Works
Director identifying the design and cost of public improvements provided in conjunction with
the project that are equal to or greater than the estimated value of the City's property.
Transportation
28. The Church Street sidewalk shall be reconstructed to provide a transition from Cafe
Roma to the proposed sidewalk to provide a smooth transition.
29. Prior to the issuance of a building or encroachment permit, the applicant shall submit a
striping plan for all project street frontages illustrating any striping changes resulting from
the acquisition of City property and installation of sidewalk. An ADA accessible parking
stall complying with current regulations shall be maintained and/or provided on the Railroad
Avenue frontage.
30. Street tree grates in compliance with City standards will be required to improved
pedestrian circulation.
31. Prior to the issuance of building permits, the applicant shall be responsible for paying
current transportation impact fees (TIF) plus a "fair share" mitigation fee for the percentage
of new trips generated by the project that will travel through the intersection of
Resolution No. XXXX (2009 Series)
ATTACHMENT
Page 8
Broad/South/Santa Barbara intersection as determined by the Public Works Director, and
based on the estimated intersection improvement cost.
Utilities
32. Irrigation systems shall be designed to avoid crossing property lines.
Code requirements: The following code requirements are included for information purposes
only. They serve to give the applicant a general idea of other City requirements that will apply
to the project. This is not intended to be an exhaustive list as other requirements may be
identified during the plan check process.
1. An encroachment permit will be required from the Public Works Department for any
work or construction staging in the public right-of-way.
2. A traffic control plan and/or pedestrian control plan shall be approved prior to
encroachment permit issuance for work in the public right-of-way.
3. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc..., shall
be tied to the City's Horizontal Control Network. At least two control points shall be used
and a tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter
computer floppy disk, containing theappropriate data compatible with Autocad (Digital
Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be
submitted to the satisfaction of the Public Works Director.
4. Prior to acceptance by the City of public improvements, the developer's engineer shall
submit a digital version of all public improvement plans & record drawings, compatible with
Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS)
purposes, to the satisfaction of the Public Works Director.
5. EPA Requirement: General Construction Activity Storm Water Permits are required for
all storm water discharges associated with a construction activity where clearing, grading and
excavation results in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also require
a permit. Permits are required until the construction is complete. To be covered by a
General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
the State Water Resources Control Board(SWRCB).
6. A copy of the Stormwater Pollution Prevention Plan (SWPPP) required by the SWRCB
shall be included as part of the building permit and/or grading permit plan submittal. The
WDID Number issued by the board shall be noted on all plans that involve regulated land
disturbing activities.
7. Document compliance with the new draft Water Quality Board State Construction
Permit, which requires dischargers to replicate the pre-project runoff water balance (for this
Resolution No. XXXX (2009 Series) -- _
ArrAGHMffiT b
Page 9
permit, defined as the amount of rainfall that ends up as runoff) for the smallest storms up to
the 85`h percentile storm event (or the smallest storm event that generates runoff, whichever
is larger).
8. Provide a complete site utility plan. Show all existing and proposed on-site and off-site
utilities. Show the location of all overhead and underground utilities along with the location
of any utility company meters. Show all existing and proposed improvements located within
the public right-of-way if applicable.
9. Show and note that the new wire services shall be placed underground in accordance with
UBC Section 308.3 as amended locally.
10. Provide separate engineering drawings or a composite utility plan from P. G. & E.,
ATT/PacBell, and Charter for the new wire utilities if necessary. If these plans are not
available, note on the cover sheet of the plans and utility plan these engineered utility plans
will be a deferred submittal item. Further note that "The engineered utility plans shall be
submitted to the city for review and approval prior to commencing with any on-site or off-
site utility construction."
11. Complete the gas pipe sizing for the proposed gas service to these buildings. The gas
company shall review these plans for the proposed gas piping and gas meter locations.
Provide gas meter clusters as required by the gas company. Provide a copy of a signed utility
plan or separate transmittal from the gas company indicating their review and approval of the
piping as shown.
12. Show the location, size, and material of all public water mains, recycled water mainlines,
sewer mains, and public storm drain systems.
13. Show all required or proposed parking lot improvements, lot dimensions, space
dimensions, materials, space and aisle slopes, drainage, pavement markings, signage, and
striping in accordance with the Parking and Driveway Standards and disabled access
requirements of the CBC. The parking and driveway standards are available from the
Community Development Department or are available within the Engineering Standards.
The Parking and Driveway Standards are again available in U.S. Customary Units.
14. The final map preparation and monumentation shall be in accordance with the city's
Subdivision Regulations, Engineering Standards, and the Subdivision Map Act.
Resolution No. XXXX (2009 . -lies) Attachment 6
Page 10
On motion of , seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this 21St day of April, 2009.
Mayor David F. Romero
ATTEST:
Audrey Hooper, City Clerk
APPROVED AS TO FORM:
Jonathan Lowell, City Attorney
GACD-PLANUHilhAlano Redevelopment\City Council\CC Reso 27-06(approval)ER.TR.A.doc
ATTACHMENT 7
RESOLUTION NO. XXXX(2009 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO OF
INTENTION TO ABANDON PORTION OF CHURCH STREET RIGHT-OF-WAY;
ABAN 45-07
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 February 25, 2009, for the purpose of considering application
GPC/ABAN/TR/A/ER 45-07, and making a General Plan determination and formulating a
recommendation to the City Council on a request for abandonment of excess right-of-way
including a portion of Church; and
WHEREAS, research of the title report shows that the City of San Luis Obispo does not
have fee ownership of land underlying the Street right-of-way; and
WHEREAS, the Planning Commission found that the proposed right-of-way
abandonment is consistent with the City's General Plan, and recommended that the City Council
approve the abandonment, based on findings and subject to conditions as indicated in the
Planning Commission Resolution, incorporated herein by reference; 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 April 21,
2009,pursuant to a proceeding instituted under application ABAN 45-07.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Action-Intention.to Abandon. It is the intention of.the City of San Luis
Obispo to abandon a portion of Church Street as shown on the map marked Exhibit A, on file in
the office of the City Clerk, pursuant to Section 8300 et seq. of the State of California Streets and
Highways Code, and that the abandonment shall be based on the following findings:
Findings:
1. The proposed abandonment of right-of-way is consistent with the General Plan because
the excess right-of-way is not needed for present or future public purposes, because this
portion of Church Street does not convey through-traffic, and because it is desirable to direct
passersby to Osos Street rather than Church Street.
2. Maintenance of the excess right-of-way width as part of the public street would not serve
any reasonable public purpose since adequate travel and parking lanes will be retained.
R
p[4q - 7�
Resolution No. )= (2009 Series) °TTACHMENT 7
Page 2
' 3. The abandonment of the rights-of-way will benefit the general public be eliminating
unused right-of-way and the City's costs for maintaining additional infrastructure
improvements.
4. The proposed right-of-way abandonment is categorically exempt from environmental
review under Section 15301 of the California Environmental Quality Act.
SECTION 2. Copies of the map showing the particulars of the proposed abandonment
are on file in the office of the City Clerk at 990 Palm Street.
SECTION 3. Tuesday, June 2, 2009, at 7:00 p.m. in the Council Chamber of the City
Hall, 990 Palm Street, San Luis Obispo, California is the time and place set for hearing all
persons interested in or objecting to the proposed abandonment, which time is more than fifteen
(15) days from the passage of this resolution.
SECTION 4. This resolution,together with the ayes and noes, shall be published once in
full at least ten (10) days before the public hearing on the proposed street rights-of-way
abandonment, in The.Tribune, a newspaper published and circulated in this city.
SECTION 5. The City Engineer shall post at least three (3) public notices of the
proposed abandonment in prominent locations near the portion of the street rights-of-way to be
abandoned at least fourteen (14) days before the date set for the hearing in accordance with
Section 8322 of the Streets and Highways Code.
SECTION 6. The City Engineer shall notify utility companies affected by the proposed
abandonments within ten (10) days after adoption of the Resolution of Intention in accordance
with Section 8347 of the Streets and Highways Code.
Upon motion of , seconded by and on the
following vote:
AYES:
NOES:
ABSENT:
Resolution No. XXXX (2009 Series)
ITACHMEHT 7
Page 3
The foregoing resolution was passed and adopted this 21St day of April, 2009.
Mayor David F. Romero
ATTEST:
Audrey Hooper
City Clerk
APPROVED AS TO FORM:
'Jordthan Lowell
City Attorney
T:\Council Agenda Reports\Community Development CAR\Alano Redevelopment CC Reso 27-06(approval)Aban.doc
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VICINITY MAP File No. 45 -07
Abandonment of portion of Church St P ,
Attachment 8
Draft Resolution of Denial
RESOLUTION NO. XXXX (2009 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING
A VESTING TENTATIVE TRACT MAP,DISPOSITION OF SURPLUS PROPERTY,
USE PERMIT FOR DEVELOPMENT OF A SENSITVE SITE,ABANDONMENT OF
RIGHT-OF-WAY, AND MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR A MIXED-USE DEVELOPMENT AT 1804 AND
1814 OSOS STREET; GPC/ABAN/TR/A/ER 45-07 (TRACT SLO 07-0094)
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 February 25, 2009, for the purpose of considering application
GPC/ABANnWA/ER 45-07, making a General Plan Consistency determination and formulating
a recommendation to the City Council on a request to allow a Vesting Tentative Tract Map, the
disposition of surplus property, Use permit for development of a sensitive site and mixed-use
parking reduction, abandonment of right-of-way, lease of parking spaces and mitigated negative
declaration of environmental impact for a mixed-.use development; 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 April 21,
2009, for the purpose of considering the project; and
WHEREAS, the Council has duly considered all evidence, including the
recommendation of the Planning Commission, testimony of interested parties; and the evaluation
and recommendations by staff, presented at said hearing.
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. That this Council, after consideration the requested entitlements, and
considering the Planning Commission's recommendations, staff recommendations, public
testimony, and reports thereof, makes the following findings:
[Council specifies findings related to the vesting tentative tract map, disposition of city
property, use permit for development of a sensitive site and mixed-use parking reduction,
abandonment of right-of-way,or lease of parking spaces]
SECTION 2. Denial. The City Council does hereby deny the Vesting Tentative Tract
Map, the disposition of surplus property, Use permit for development of a sensitive site and
mixed-use parking reduction, abandonment of right-of-way, lease of parking spaces and
Negative Declaration fora mixed-use project located at 1804 and 1814 Osos Street (Application
GPC/ABANfMA/ER 45-07; TRACT SLO 07-0094.
On motion of seconded by , and on
the following roll call vote:
AYES:
Flo 98'
Resolution No. XXXX (2009:,,ries) Attachment $
Page 2
NOES:
ABSENT:
The foregoing resolution was passed and adopted this 2151 day of April, 2009.
Mayor David F. Romero
ATTEST:
Audrey Hooper, City Clerk
APPROVED AS TO FORM:
Jonathan Lowell,City Attorney
GAMPLANUHiIIWlano RedevelopmenACiry Council\CC Reso 77-07(denial).doc