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HomeMy WebLinkAboutARC-1019-16 (ARCH-3336-2016 -- 1600 Bishop Street)RESOLUTION NO. ARC -1019-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE PROPOSED REHABILITATION AND ADAPTIVE REUSE OF THE SUNNY ACRES BUILDING FOR 13 RESIDENTIAL UNITS, A COMMUNITY ROOM AND OFFICE AS PART OF AN AFFORDABLE HOUSING RESIDENTIAL CARE FACILITY AND THE CONSTRUCTION OF THREE NEW RESIDENTIAL STRUCTURES THAT CONTAIN AN ADDITIONAL 21 UNITS AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED SEPTEMBER 19, 2016 1600 BISHOP STREET (ARCH-3336-2016/EID-3562-2016) WHEREAS, the Architectural Review Commission and Cultural Heritage Committee of the City of San Luis Obispo conducted a joint public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on September 19, 2016, pursuant to a proceeding instituted under application #ARCH 3336-2016/EID-3562-2016, Transitions Mental Health Association (TMHA) and HASLO, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, input of the Cultural Heritage Committee, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH -3336-2016), based on the following findings: 1. That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the site and the surrounding neighborhood. 2. As conditioned, the proposed modifications to the Sunny Acres building and site which includes rehabilitation and adaptive reuse is consistent with the Historic Preservation Guidelines and Secretary of Interior Standards, since character defining features will be retained, repaired, or replaced in kind. 3. The proposed construction of the three new residential structures is consistent with Secretary Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 2 of Interior Standards for new construction on historic properties since the new construction is differentiated to and compatible with the scale, size, massing and architectural features of the Sunny Acres building. 4. The project is consistent with the Conservation & Open Space Element Policies 3.3.1, 3.3.4 and 3.6.8 because it proposes to preserve, rehabilitate and promotes adaptive reuse of a historic building. The proposed project is consistent with Land Use Element Policy 8.6 (General Hospital Special Planning area) because the project provides an affordable housing residential care facility. 6. That the project is consistent with the Housing Element Policies 3.7 because the project is a creative strategy for rehabilitating and reusing an existing institutional structure for special needs housing. 7. The project is consistent with Housing Element Policies 8.1, 8.8, and 8.11 - 8.12 because it encourages the dispersal of housing development for disabled persons, the elderly, veterans, the homeless (or those at risk of becoming homeless), or those seeking congregate care that is located near public transit and services and accommodates units for persons with disabilities and promotes "visitability" in new residential units, with first -floor accessibility. The project design maintains consistency with the City's Community Design Guidelines by providing architectural design that complements the character, height and scale of the Sunny Acres building and the surrounding neighborhood. 9. The project is consistent with the City's Community Design Guidelines because the proposed project incorporates similar or complementary window and door spacing, exterior materials, and roof pitch to the existing Sunny Acres building and the surrounding neighborhood. SECTION 2. Environmental Review. The Architectural Review Commission hereby adopts the proposed Mitigated Negative Declaration of Environmental Impact which finds that with incorporation of mitigation measures, environmental impacts will be less than significant. Air Quality Mitigation Measure AO 1: Prior to any construction activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the Asbestos Air Toxics Control Measure (ATOM) regulations. An exemption request must be filed with the San Luis Obispo County Air Pollution Control District (APCD), as applicable. If the site is not exempt from the requirements of the regulation, the applicant must comply with all Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 3 requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD. ➢ Monitoring flan, AC 1: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitization Measure AQ 2: Any scheduled demolition activities or disturbance, removal, or relocation of utility pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with NESHAP, which include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified ACM. ➢ Monitoring Plan AO 2: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitigation Measure A!23: During construction/ground disturbing activities, the applicant shall implement the following particulate (dust) control measures. These measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and modify practices, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the Community Development and Public Works Departments prior to commencement of construction. a. Reduce the amount of disturbed area where possible. b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site, and from exceeding the APCD's limit of 20% opacity for no greater than 3 minutes in any 60 -minute period. Increased watering frequency will be required whenever wind speeds exceed 15 m.p.h. and cessation of grading activities during periods of winds over 25 m.p.h. Reclaimed (non -potable) water is to be used in all construction and dust - control work. c. All dirt stock pile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as needed. Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 4 d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities. e. Exposed grounds that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established. f. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved surface at the construction site. i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code Section 23114. j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre -wetted prior to sweeping when feasible. 1. All PM 10 mitigation measures required shall be shown on grading and building plans. in. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD's limit of 20% opacity for no greater than 3 minutes in any 60 -minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. ➢ Monitoring Plan, Add! 3: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitigation Measure AQ 4: Prior to any construction activities at the site, the project proponent shall ensure that all equipment and operations are compliant with California Air Resource Board and APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781- 5912 for specific information regarding permitting requirements. Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 5 ➢ Monitoring Plan, AO 4: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitintion Measure AQ 5: To reduce sensitive receptor emissions impact of diesel vehicles and equipment used to construct the project and export soil from the site, the applicant shall implement the following idling control techniques: 1. California Diesel Idling Regulations a. On -road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of regulations. This regulation limits idling from diesel -fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California and non -California based vehicles. In general, the regulation specifies that drivers of said vehicles: 1. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection (d) of the regulation; and, 2. Shall not operate a diesel -fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 1,000 feet of restricted area, except as noted in Subsection (d) of the regulation. b. Off-road diesel equipment shall comply with the 5 -minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board's In -Use Off-road Diesel regulation. c. Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the state's 5 -minute idling limit. 2. Diesel Idling Restrictions Near Sensitive Receptors (residential homes). In addition to the State required diesel idling requirements, the project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors: a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors. b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted. c. Use of alternative fueled equipment is recommended. d. Signs that specify the no idling areas must be posed and enforces at the site. Soil Transport. The final volume of soil that will be hauled off-site, together with the fleet mix, hauling route, and number of trips per day will need to be identified for the APCD. Specific standards and conditions will apply. ➢ Monitoring, Plan, AQ 5: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 6 program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitigation. Measure AO 6: Prior to issuance of construction permits, construction and architectural plans shall note the requirement to use low VOC architectural coatings (71 grams/liter or less). The applicant or contractor shall submit documentation of compliance to the City Community Development Department prior to final inspection. ➢ Monitoring Plan, AQ 6: All mitigation measures shall be shown on grading and building plans. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Bioloeical. Resources M tization Measure BIO 1: Prior to commencement of construction, to avoid conflicts with nesting birds, construction activities shall not be allowed during the nesting bird season (March to September), unless a City -approved and applicant funded qualified biologist has surveyed the impact zone and determined that no nesting bird activities would be adversely impacted. If any evidence of nesting activities is found, the biologist will determine if any construction activities can occur during the nesting period and to what extent. The results of the surveys will be passed immediately to the City with possible recommendations for variable buffer zones, as needed, around individual nests. ➢ Monitonng Plan, BIO 1: All mitigation measures shall be shown on grading and building plans and shall be clearly visible to contractors and City inspectors. Migratory bird mitigation shall be reviewed by the City's Natural Resources Manager. City staff will periodically inspect the site for continued compliance with the above mitigation measures. MitizaGtion Measure BIC) 2: The applicant shall limit tree removal to no more than one coast live oak tree and nine pepper trees. Prior to construction permit issuance, construction plans shall clearly delineate all trees within 50 feet of the proposed project, and shall show which trees are to be removed or impacted, and which trees are to remain unharmed. Prior to any ground disturbing activities, adequate protection measures (e.g., sturdy fencing) per the approved construction plans, shall be installed to protect those trees identified to remain unharmed as well as to minimize impacts for those trees identified as being impacted. ➢ Monitoring Plan, SIO 2: All mitigation measures shall be shown on grading and building plans and shall be clearly visible to contractors and City inspectors. Protection measures shall be Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 7 installed prior to grading and construction. City staff will periodically inspect the site for continued compliance with the above mitigation measures. Cultural Resources Mitigation Measure CR 1; In the event archeological resources and/or human remains are unearthed or discovered during any construction activities, the following standards apply: a. Construction activities shall cease, and the City Community Development Department shall be notified so that the extent and location of discovered materials may be recorded by a qualified archaeologist, and disposition of artifacts may be accomplished in accordance with state and federal law. b. If human remains are unearthed, the applicant shall notify the City Community Development Department and shall comply with State Health and Safety Code Section 7050.5, which requires that no further disturbance shall occur until the County of San Luis Obispo Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the human remains are determined to be Native American, the County Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. ➢ Monitoring Plan, CR 1: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. City staff will periodically inspect the site for continued compliance with the above mitigation measure. Hazards and Hazardous Materials Mitigation Measure HM 1: Prior to initiation of grading and construction, the applicant shall prepare and submit a Spill Prevention Control and Countermeasure Plan to the City Community Development Department. The plan shall identify hazardous materials to be used on and off-site, and shall identify procedures for storage, distribution, and spill response. Equipment refueling shall be done in non -sensitive areas and such that spills can be easily and quickly contained and cleaned up without entering any existing stormwater drainage system or creek. The plan shall include procedures in the event of accidents or spills, identification of and contact information for immediate response personnel, and means to limit public access and exposure. Any necessary remedial work shall be done immediately to avoid surface or ground water contamination. The plan shall be implemented by the construction contractor, and verified by the City Public Works and Community Development Departments. Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 8 ➢ Monitoring Plan, HM 1: The Spill Prevention Control and Countermeasure Plan shall be submitted to the City Community Development Department prior to grading and construction. A copy of the Plan shall be available onsite during grading and construction, and shall be implemented as necessary. City staff will periodically inspect the site for continued compliance with the above mitigation measures. Hydroiosy and Water Quality Mitization Measure H WO 1: The Drainage Plan and Storm Water Control Plan (Rick Engineering 2016) prepared for the proposed project includes design features and recommended Best Management Practices and Low Impact Development measures for water quality control and stormwater management and quality via the proposed bio -filtration treatment, non -grouted pavers systems with underdrains, and use of landscape areas for water treatment and retention. These measures shall become required components of project development and the project proponent shall be required to implement these design features and recommendations as set forth and approved by the City Public Works Department and Regional Water Quality Control Board. ➢ Monitoring flan HW 1: All mitigation measures shall be shown on grading and building plans. Community Development Planning and Public Works staff shall review the Stormwater Control Plan as part of the Building Permit application package prior to issuance of grading or construction permits. City staff will periodically inspect the site for continued compliance with the above mitigation measure. Utilities and Service Svstems Mitigation Measure UTIL I: To meet the City's fire flow requirements and minimum water pressure for domestic purposes, the project will install off-site improvements to the water distribution system including upsizing the existing 12 -inch cast iron water main in Flora Street from the driveway at the County Probation Office to Bishop Tank to a 16 -inch ductile iron water main. ➢ Monitoring; Plan, UTIL 1: Off-site improvements to the water distributions system shall be shown on building plans and reviewed by Utilities staff as part of the Building Permit application package prior to issuance of grading and construction permits. City staff will periodically inspect the site for continued compliance with the above mitigation measure. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 9 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 project, and all actions relating thereto, including but not limited to environmental review ("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. Final project design and construction drawings submitted "for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Any measures taken to remove paint and graffiti on the building exterior shall be conducted in accordance with Secretary of Interior Standards. Only the gentlest methods of paint removal and cleaning shall be used. High-pressure water blasting; sand or other hardened material blasting; or chemical paint strippers that damage to brick shall not be used. 4. The clay roof tiles may be removed to repair the roof and shall be replaced once the repair work is complete. Broken tiles shall be replaced with in-kind clay tiles that match the existing tiles. Submitted building plans shall include clear notes and callouts reflecting areas where exterior repairs or modifications will occur and include any relevant measures demonstrating consistency with Secretary of Interior Standards. 5. Replacement windows shall not introduce incompatible materials or configurations which would be incompatible with the architectural style and fenestration of the Sunny Acres building. The replacement windows shall include three dimensional muntins and be compatible and complementary with the existing windows in terms of color and finish so the historic architectural character of the building is not detrimentally affected, subject to the approval of the Community Development Director 6. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. The brick used on the new structures shall have varied, non -monochromatic coloring consistent with the existing Sunny Acres building. 7. The project shall soften the hard sides of buildings B & C adjacent to the stairs by including design elements (such as landscaping, public art, etc.) that breaks up the large expanses of blank walls, to the satisfaction of the Community Development Director. Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 10 8. The applicant shall photo document the current interior and exterior condition of the Sunny Acres building, to the satisfaction of the Community Development Director. 9. The locations of all exterior lighting, including lighting on the structure, bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall -mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall -mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut -sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City's Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 10. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line -of -sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 11. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 12. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Engineering Division — Public Works/Community Development 13. The improvement plan and building plan submittals shall show and label all existing and proposed public or private easements for reference. Any required on-site or off-site easements Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 11 shall be recorded prior to permit issuance as necessary. 14. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, bay width, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 15. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 16. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. 17. The building plan submittal shall clarify where and how mail will be delivered. The plan shall show the location and details for a mail box unit (MBU) to the satisfaction of the Post Master and City of San Luis Obispo. 18. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 19. The limits of public and private improvements shall be approved to the satisfaction of the City of San Luis Obispo. The applicant and/or engineer of record shall schedule a meeting with the Utilities Department and Engineering Development Review Division of the Community Development Department prior to completing working drawings or submitting plans for permit review. 20. A separate public improvement plan will be required for the proposed public main installations, alterations, and/or upgrades. A separate application, plan submittal, plan review, and inspection fees will be required for the review and inspection of public improvements. A separate encroachment permit will be required. 21. Final construction details, line and grade of all proposed public and private utility Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 12 improvements shall be approved to the satisfaction of the Utilities Engineer and Public Works Department. All public improvements shall be designed and constructed in accordance with the City Engineering Standards in effect at the time of development. 22. The building plan submittal shall include a complete grading, drainage and erosion control plan. The grading plan shall show existing structures and grades located within 15' of the property lines and/or building pad in accordance with the grading ordinance. The plan shall include all existing and proposed grades, finish floor elevations, and spot elevations to depict the site drainage. The plan shall include all existing and proposed drainage devices and systems. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. 23. This development shall comply with the Waterway Management Plan. Provide a final hydrologic and hydraulic analysis report at the time of application for discretionary approvals in accordance with the Waterway Management Plan Volume III, Drainage Design Manual. 24. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City's Website. 25. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 26. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result 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 requires 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 Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi -Application, Reporting, and Tracking System (SMARTS). 27. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city's Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 13 28. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The City Arborist supports the proposed removal of pepper trees and bushes with the compensatory plantings shown on the landscape plan. Any additional Tree removals may require approval by the City Arborist and/or Tree Committee. 29. The building plan submittal shall show all existing oak trees to remain including the 24" oak tree. The parking lot layout shall be altered to accommodate retaining the 24" oak tree to the satisfaction of the City Arborist. The proposed terminal end fire hydrant and hydrant service lateral may need to be relocated as part of the oak tree preservation strategy. The final details shall be approved to the satisfaction of the City Arborist, Planning Division, and Fire Marshal. 30. Tree protection measures shall be implemented to the satisfaction of the City Arborist for the clusters of oak trees to remain. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city -approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Utilities Department 31. To meet the City's fire flow requirements and minimum water pressure for domestic purposes, the project will install off-site improvements to the water distribution system including upsizing the existing 12 -inch cast iron water main in Flora Street from the driveway at the County Probation Office to Bishop Tank to a 16 -inch ductile iron water main. Required water main improvements shall be completed and operational to the satisfaction of the Utilities Director, prior to occupancy of any of the residential units. 32. Potable water infrastructure improvements shall include re -located fire hydrants, private water booster station, new looped public water mains, sewer lateral, replacement of existing water main to Bishop Tank, abandonment of existing parallel water services to the satisfaction of the Utilities Director. Code Requirements Fire 33. All access Roadway shall be posted "No Parking -Fire Lane" Utilities Department Resolution No. ARC -1019-16 ARCH-3336-2016/EID-3562-2016 (1600 Bishop Street) Page 14 34. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's Municipal Code. Recycled water is available through the City's Construction Water Permit program. Information on the program is available at: htt ://www.slocit .or T home/showdocument?id=5909 35. During the declared drought emergency (Resolution 10628 (2015), the project's estimated total water use (ETWU) to support new ornamental landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project's proposed landscaping. On motion by Commissioner Wynn, seconded by Commissioner Soll, and on the following roll call vote: AYES: Commissioners Andreen, Nemcik, Root, Soll, Vice -Chair Ehdaie and Chair Wynn NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this 19th day of September, 2016. Tyler Corey, Scr ry Architectural Review Commission