HomeMy WebLinkAboutARC-1007-17 (ARCH-4293-2016 -- 279 Bridge Street)RESOLUTION NO. ARC -1007-17
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF THREE MANUFACTURING SHELL BUILDINGS AND
ASSOCIATED SITE IMPROVEMENTS AND TREE REMOVALS, AND
DETERMINING THE PROJECT CONSISTENT WITH THE
PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MAY 11) 2017, 279 BRIDGE STREET (ARCH -4293-2016)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on June 1, 2015, pursuant to a proceeding instituted under ARCH -0286-2014,
Devin Gallagher, applicant, and adopted the Mitigated Negative Declaration for the project, and
approved a pre -fabricated bridge across Meadow Creek and an associated creek setback exception;
and continued review of the three shell buildings and associated site improvements and tree
removals to a date uncertain, and provided directional items to the applicant and staff, and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on May 1, 2017, pursuant to a proceeding instituted under ARCH -4293-2016,
Devin Gallagher, applicant; 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 of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. FinditiLs. The Architectural Review Commission hereby grants approval
to application ARCH -4293-2016, based on the following findings:
As conditioned, 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. The project is consistent with the Zoning Regulations since the proposed building and site
design complies with height, coverage, and setbacks for the Manufacturing zone.
The project is consistent with the General Plan Land Use Element, which establishes
Community Goals for Society and Economy to retain and accommodate the expansion of
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existing businesses that promote the economic well-being of the community. The project
includes three shell buildings that can support new businesses and employment opportunities
consistent with the uses envisioned by the Services and Manufacturing District.
4. As conditioned, the project is consistent with the City's General Plan policies applicable to
development in a Services and Manufacturing area.
5. The proposed project is consistent with Land Use Element Policy 2.3.3 (Residential Next to
Non-residential) because the design incorporates elements to protect the adjacent residential
atmosphere by locating loading docks as far as feasible from proximate residential uses, and
providing setbacks, landscaping, and fencing along the shared property boundaries.
6. As conditioned, the project is consistent with the City's Community Design Guidelines
applicable to industrial development because the proposed buildings incorporate clean and
simple lines, while including durable and aesthetic materials that provide color change and
variety, and the proposed design is well articulated to create interest and shadow lines, with
entries designed as an obvious component to each structure. The project provides setbacks
greater than the minimum standard to provide a balance of scale and reduce visual imposition
on neighboring uses, and loading facilities and accessory yards would be screened by
perimeter landscaping and fencing.
SECTION 2. Environmental Review. The Architectural Review Commission hereby
finds the project consistent with the Mitigated Negative Declaration previously adopted for the
project (ER# 0289-2014), finding that it adequately identifies the project's potentially significant
impacts with incorporation of the following mitigation measures and monitoring programs:
Aesthetics
Mitigation Measure AES 1: All freestanding light posts shall be eliminated and replaced with
bollard lighting depicted elsewhere on project plans.
Monitorin r Plan AES 1: Final plans shall be reviewed Community Development Planning staff
as part of the Building Permit application package, who shall require modifications as necessary
for consistency with City standards and to ensure that light spillage into the creek corridor or across
property lines will not occur, prior to department sign -off and issuance of permits.
Miti ation Measure AES 2: All freestanding bollard lighting shall be located outside required
yard and creek setbacks.
Monitoring Plan, AES 2: Final plans shall be reviewed Community Development Planning staff
as part of the Building Permit application package, who shall ensure that all lighting is outside
required yard and creek setbacks, prior to department sign -off and issuance of permits.
Air Quality
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Mitigation Measure AQ 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 ATCM regulation. An exemption request must be filed with the APCD. If the
site is not exempt from the requirements of the regulation, the applicant must comply with all
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.
Mogitorin Plan,_AQ 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.
Mideation Measure AO 2: Any scheduled 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 Flan, AD 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 AQ 3: 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.
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.
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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, AQ 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 A 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.
Monitoring Plan. ASC? 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.
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The applicant shall provide documentation of compliance with APCD requirements to City staff
prior to issuance of any grading or building permits.
Miti Mian ]Measure A!25: 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:
i. 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,
ii. 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.
d. 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:
e. Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors.
f. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted.
g. Use of alternatively -fueled equipment is recommended.
h. Signs that specify the no idling areas must be posed and enforces at the site.
i. 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.
Monitoriniz 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 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.
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Miti ation Measure AO 6: To confirm the health risks to residents of the development are below
APCD thresholds, screening level health risk assessments shall be completed and provided to the
APCD for review and approval prior to the issuance of business permits when required by the
APCD.
Monitorina Plan AQ 6: Confirmation with compliance with APCD regulations shall be provided
with business permit applications as applicable. 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.
BioloLyical Resources
Mitigation Measure BTO 1: The final geotechnical engineering report shall be prepared to ensure
that caisson foundations in lieu of over -excavated building pads with shallow foundations are
utilized where adjacent to riparian setbacks.
Monitoring Plan BID 1: All tttiti ation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. Final plans and supporting materials shall
be reviewed by the City's Community Development staff and Natural Resources Manager as part
of the Building Permit application package, who shall confirm the conclusion and
recommendations of the final geotechnical engineering report and use of caisson foundations, and
provide site inspections as necessary to ensure implementation.
Mitigation Measure BIO 2: To reduce potential impacts to nesting birds to a less than significant
level, vegetation removal and initial site disturbance for any project elements shall be conducted
between September 1 st and January 31 st outside of the nesting bird season. If vegetation removal
is planned for the bird nesting season (February 1 st to August 31 st), then, preconstruction nesting
bird surveys shall be required to determine if any active nests would be impacted by project
construction. If no active nests are found, then no further mitigation shall be required.
If any active nests are found that would be impacted by construction, then the nest sites shall be
avoided with the establishment of a non -disturbance buffer zone around active nests as determined
by a qualified biologist. Nest sites shall be avoided and protected with the non -disturbance buffer
zone until the adults and young of the year are no longer reliant on the nest site for survival as
determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would
reduce potential impacts on nesting birds to a less -than -significant level.
Mai}itoriing Plan, BIO 2: All mitigation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. Final plans and supporting materials shall
be reviewed by the City's Planning staff and Natural Resources Manager as part of the Building
Permit application package, who shall confirm the conclusion and recommendations of the
preconstruction nesting bird surveys and provide site inspections as necessary to ensure
implementation.
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Mitigation Measure BIO 3: Prior to ground disturbing activities, a qualified biologist shall
conduct a pre -construction survey within 30 days of initial ground disturbance to identify whether
any upland wildlife species are using any portion of the project areas where ground disturbance is
proposed. If ground dwelling wildlife species are detected a biological monitor shall be present
during initial ground disturbing and/or vegetation removal activities to attempt salvage and
relocation efforts for the wildlife that may be present, such as common reptiles and small
mammals. The salvage and relocation effort for non -listed wildlife species would further reduce
the level of this less than significant impact.
Monitoring Plan, BIO 3: All mitigation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. Final plans and supporting materials shall
be reviewed by the City's Planning staff and Natural Resources Manager as part of the Building
Permit application package, who shall confirm the conclusion and recommendations of the
preconstruction surveys and provide site inspections as necessary to ensure implementation.
llitigatiori Measure BIO 4: The applicant shall obtain Clean Water Act (CWA) regulatory
compliance in the form of a permit from the Corps or written documentation from the Corps that
no permit would be required for the proposed bridge crossing. Should a permit be required, the
applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps.
Corps permits and authorizations require applicants to demonstrate that the proposed project has
been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic
resources. Compliance with Corps permitting would also include obtaining a CWA 401 Water
Quality Certification from the Regional Water Quality Control Board. In addition, the Corps may
require compensatory mitigation for unavoidable permanent impacts on riparian habitat to achieve
the goal of a no net loss of wetland values and functions. As such, regulatory compliance would
reduce potential impacts on waters of the U.S. to a less -than -significant level.
Monitoring Plan BIO 4. All miti ation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. Final plans and supporting materials,
including documentation of compliance with any Corps permitting or compensatory mitigation
requirements shall be reviewed by the City's Planning staff and Natural Resources Manager as
part of the Building Permit application package, who shall confirm the adequacy of CWA/Corps
compliance.
Mitigation Measure BIO 5: The applicant shall obtain compliance with Section 1602 of the
California Fish and Wildlife Code (Streambed Alteration Agreements) in the form of a completed
Streambed Alteration Agreement or written documentation from the CDFW that no agreement
would be required for the proposed bridge crossing. Should an agreement be required, the property
owners shall implement all the terms and conditions of the agreement to the satisfaction of the
CDFW. The CDFW Streambed Alteration Agreement process encourages applicants to
demonstrate that the proposed project has been designed and will be implemented in a manner that
avoids and minimizes impacts in the stream zone. In addition, CDFW may require compensatory
mitigation for unavoidable impacts on riparian habitat in the form of riparian habitat restoration of
disturbed areas to the extent feasible and additional compensatory riparian tree plantings. Using
the City -required creek setback area along Meadow Creek for riparian tree replacement would be
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an appropriate onsite compensatory mitigation approach. As such, regulatory compliance would
reduce potential impacts on waters of the state to a less -than significant level.
Monitoring Plan, BIC} S_ All mitigation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. Final plans and supporting materials,
including documentation of compliance with any CDFW permitting or compensatory mitigation
requirements shall be reviewed by the City's Planning staff and Natural Resources Manager as
part of the Building Permit application package, who shall confirm the adequacy of CDFW
compliance.
Geology & Soils
Mitigation_ Nlcasure CEO 1: A geotechnical engineering investigation shall be undertaken and a
comprehensive design -level report prepared based on the final approved design of the project.
Additional borings will be required to address specific areas of the site once building layout and
structural foundation loads are determined, or can be reasonably estimated. The report shall
address site preparation and grading, total and differential settlement under the structure loads,
retaining wall design parameters, slabs -on -grade, expansive soils, site-specific seismicity
(including seismic loads on retaining walls), and any other items deemed relevant to the
geotechnical engineer.
Monitoring Plan, G EO 1: All mitigation measures shall be shown on grading and building plans.
Community Development Planning and Public Works staff shall review the geotechnical analysis
as part of the Building Permit application package prior to issuance of grading or construction
permits.
Noise
Mititzat on Measure NOI 1: Loading facilities shall be sited to orient away from residential
development on adjacent properties, to increase the separation from noise -sensitive uses and to
allow the buildings to attenuate any generated noise. The Architectural Review Commission will
review final building design and layout to ensure that any loading docks are strategically located
so as to attenuate noise generated on the site.
Monitoring Plan, N01 1: The Architectural Review Commission will review the site plan to ensure
loading docks are located to attenuate generated noise effect on adjacent residential land.
SECTION 3. Action. The Architectural Review Commission hereby grants approval to
application ARCH -4293-2016, with incorporation of the following conditions and code
compliance notes:
Conditions and Code Requirements
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
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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. The Architectural Review Commission's approval of this project will expire after three years
if construction has not started. On request, the Community Development Director may grant
a single, one-year extension.
3. 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.
4. 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.
5. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features.
6. 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.
7. 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
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be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
8. 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. Trees
within the buffer zone along the east property boundary shall be appropriate for screening
year-round. The landscape plan, including creek restoration plantings, shall not include
Boston ivy or cork oak.
9. 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 backflow 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.
10. A comprehensive sign program for the project shall be developed to the review and approval
of the Community Development Director. The sign program shall include information on the
sizes, locations, colors, materials, and types and illumination of signage proposed for the
building and the overall site. Project signs shall be designed to be compatible with the
architecture of proposed buildings and to complement the site's setting. The Director may
approve signage if he finds that the proposal conforms to the sign regulations and is in keeping
with the design characteristics of the building. The Director may refer signage to the ARC if
it seems excessive or out of character with the building.
11. No structure shall include a loading dock that faces residential uses to the south or east.
12. To satisfy the City's Inclusionary Housing Requirements, applicant shall either pay
Affordable Housing In -Lieu Fees equal to 5% of building valuation or dedicate affordable
housing unit(s) consistent with Table 2 of the General Plan Housing Element for Commercial
Developments. If paying in -lieu fees, Inclusionary Housing Requirements shall be satisfied
at time of building permit issuance. If dedicating affordable units, Inclusionary Housing
Requirements shall be satisfied prior to occupancy of first commercial space.
Engineering Division — Public Works/Community Development
13. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard.
MC. 12.16.050
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14. The building plan submittal shall correctly reflect the right-of-way width, location of frontage
improvements, front property line location, and all easements. All existing frontage
improvements including street trees shall be shown for reference.
15. Any sections of damaged or displaced curb, gutter, sidewalk, and driveway approach shall be
repaired or replaced to the satisfaction of the Public Works Department.
16. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternative
paving materials are recommended for water quality and/or 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. Alternative paving material shall be approved to the satisfaction of the
Planning Department.
17. The applicant/developer shall consider the use of a shared accessible path of travel from the
public right-of-way with the adjoining property located at 285 Bridge Street. The existing
sidewalk serving 285 Bridge appears to be established to a point near the bridge crossing. A
shared path could limit the amount of existing landscape and/or trees to be removed and could
potentially preserve the existing parking layout and limit the area of site disturbance. A
separate access easement or amendment of the existing easement agreement may be required.
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. All
new wire services shall be underground. All work in the public right-of-way shall be shown
and noted.
19. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. The trash enclosure shall be designed in accordance with the City
Design Guidelines and City Engineering Standard 1010.13 for water quality treatment.
20. The building plan submittal shall include a complete grading and drainage plan. The plan
shall consider historic offsite drainage tributary to this property that may need to be accepted
and conveyed along with the improved on-site drainage. This development may alter and/or
increase the storm water runoff from this site or adjoining sites. The improved or altered
drainage shall be directed to the street and not across adjoining property lines unless the
drainage is conveyed within recorded easements or existing waterways.
21. The building plan submittals shall include a complete drainage report. The report shall show
compliance with the Waterway Management Plan Volume I11, Drainage Design Manual.
22. This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, all new structures and appurtenant
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utilities shall comply with all Federal Emergency Management Agency (FEMA) requirements
and the City's Floodplain Management Regulations per Municipal Code Chapter 17.84.
23. This property is located in an AO (2' depth) Flood Zone; the water surface or base flood
elevation (BFE) of a 100 -yr storm is 2' above adjacent grade. The structure and any exterior
building service equipment including the sewer lift station must be raised, floodproofed, or
proved to be inherently flood resistant to an elevation that is at least one foot above the BFE
or 3' above the highest adjacent grade. Additional freeboard to 2' above the BFE may result
in additional structure protection and savings on flood insurance and is strongly encouraged.
24. The property owner and/or future tenants shall manage any outdoor storage so that materials
and accessory structures do not have a significant impact on the floodzone in accordance with
the Drainage Design Manual and the Floodplain Management Regulations.
25. The project shall comply with Post Construction Stormwater Requirements as promulgated
by the Regional Water Quality Control Board. The building plan submittal shall include a
complete Post Construction Stormwater Checklist as available on the City's website.
26. A Private Stormwater Conveyance System Management and Maintenance Agreement
(Operations and Maintenance Agreement) shall be provided in a format provided by the city.
The agreement shall be recorded and shall reference any separate maintenance program
documents and the approved building plans. An Operations and Maintenance Manual shall
be provided in conjunction with the building plan submittal for all post construction BMPs.
27. 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. 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).
28. 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.
29. Work adjacent to or within a channel or creek may require the approvals of California
Department of Fish and Wildlife (CDFW), The Army Corp of Engineer's, and/or the Regional
Water Quality Control Board. A copy of any required permits or a written permit waiver or
exemption for the same shall be provided to the City prior to demolition, grading, and/or
building permit issuance.
Resolution No. ARC -1007-17
ARCH -4293-2016 (279 Bridge Street)
Page 13
30. The building plan submittal, grading plans, and drainage report shall incorporate any project
specific permitting requirements from any higher governmental authority. The
applicant/developer shall comply with the County Air Pollution Control District (APCD)
standards and permit requirements related to Naturally Occurring Asbestos. APCD approval
shall be secured prior to any ground disturbing activities.
31. 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.
32. The existing willow and walnut trees located on the property shall be retained unless otherwise
approved for removal by the City Arborist and the Community Development Director. A tree
removal proposal will require a report from a certified arborist with a summary of why the
tree(s) can't be saved. If approved for removal, compensatory tree(s) shall be incorporated
into the building plan submittal.
33. Tree protection measures shall be implemented to the satisfaction of the City Arborist. 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. Contact the City Arborist at 781-7023 to review
and establish any required preservation measures to be included with the building permit
submittal.
34. The proposed 6' privacy fencing located along the southerly property line shall be located at
the top of bank or at a reasonable setback from the top of bank to the satisfaction of the
Planning Division, Public Works Department, and Natural Resources Manager. The fence
shall be extended to the easterly property line and then northerly to connect with the proposed
privacy fence located along the easterly property line. If required by the City or other agencies
with permit jurisdiction over the swale and brambles, a section(s) of the fence may need to be
constructed with open fencing to support the migration of riparian wildlife.
Utilities Department
Condition(s)
35. All utility easements dedicated to the City shall comply with the latest engineering design
standards, and shall have reasonable alignments needed for maintenance of public
infrastructure.
36. The proposed gravity sewer system shall use HDPE pipe, or an approved equal that meets or
exceeds the performance needed to eliminate groundwater infiltration.
Resolution No. ARC -1007-17
ARCH -4293-2016 (279 Bridge Street)
Page 14
Code Requirement(s)
37. Water service meter(s) shall be adequately sized to serve the project's proposed units, and
residential or caretaker units shall be separately metered from commercial units.
38. All water service(s) zoned for manufacturing shall provide a reduced pressure backflow
preventer downstream of the meter.
39. The proposed utility infrastructure shall comply with the latest engineering design standards
in effect during the time a building permit is obtained, and shall have reasonable alignments
and clearances needed for maintenance.
40. Potable 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.
41. The project's Landscape Plan shall be consistent with provisions of the City's declared
drought emergency (estimated total water use (ETWU) cannot exceed 50 percent of maximum
applied water allowance or (MAWA)).
Fire Department
42. 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". Fire sprinkler risers shall be located in a room with exterior door
access. Show Riser room on floor plans.
43. Show proposed location of onsite (private) fire hydrant.
Code Requirements:
44. All exterior construction methods and material shall comply with Chapter 7A (ignition
resistant construction) of the Building Code, except for windows, for buildings located in
wildfire prone areas.
45. Permeable pavers installed on fire apparatus access roads and driveways shall be capable of
bearing 60,000 lb. fire truck.
Upon motion of Vice -Chair Soll, seconded by Commissioner Rolph, and on the following
roll call vote:
AYES: Commissioners Nemcik, Rolph, Root, Starzyk, Beller, Vice -Chair Soll,
and Chair Wynn
NOES: None
Resolution No. ARC -1007-17
ARCH -4293-2016 (279 Bridge Street)
Page 15
ABSENT: None
The foregoing resolution was adopted this 1St day of May 2017.
Doug David. n, Secretary
Architectural Review Commission