HomeMy WebLinkAboutItem #3 - USE-1197-2017 (950 Orcutt) The ConnectMeeting Date: April 11, 2018
Item Number: #3 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use development consisting of 78 apartment units and 6,800 square feet
of commercial space, including a request for a 27% parking reduction associated with a Trip Reduction
Plan. Additional requests include specific land uses, live entertainment, and adjusted hours of operation.
PROJECT ADDRESS: 950 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: USE-1197-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that allows the approval of a
mixed-use project within the Manufacturing zone, subject to findings and conditions of approval.
SITE DATA
Applicant Andy Fuller
Complete Date February 13, 2018
Zoning M, Manufacturing Zone
General Plan Services and Manufacturing
Site Area ~2.00 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the CEQA
Guidelines
SUMMARY
The project applicant, Andy Fuller, is proposing to demolish existing non-historic structures and
construct a new one to three-story mixed-use development with commercial/office uses along Orcutt
Road, (6,800 sq. ft.) and a residential structure consisting of seventy-eight (78) residential units, located
at the corner of Duncan Lane & Orcutt Road, within the Manufacturing (M) zone.
The project has been designed to be consistent with the Zoning Regulations and is requesting a 27%
parking reduction associated with a Trip Reduction Plan. A Planning Commission Use Permit is required
for a mixed-use project within the M-zone subject to specific findings as detailed in this report.
Additional use permit requests associated with this application are listed under the Project Description
and detailed in the Project Analysis of this report.
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project in terms of its consistency with the
City General Plan and Zoning Regulations. If the PC approves the use permit, the Architectural Review
Commission (ARC) will conduct final design review of the project (ARCH-1196-2017).
2.0 PROJECT INFORMATION
Site Information/Setting
Site Size 2.00 acres
Present Use & Development Box Kite Barnyard (Outdoor Storage Yard) & Bang the Drum (Brewery)
Topography Relatively Flat
Access Duncan Lane
Surrounding Use / Zoning North: M (Warehouse & Storage Yard)
South: R-4-PD (Avivo Townhomes)
East: M (Union Pacific Railroad)
West: C-S (Commercial Services)
Project Description
A summary of significant project features includes the following (Attachment 4, Reduced Project Plans):
1.Project Scope: New mixed-use development consisting of seven buildings within the M-zone;
•Three-story apartment structure including 78 residential units (one moderate-income studio)
•Two one-story commercial structures (6,800 sq. ft.)
•One two-story amenity structure for residents (4,000 sq. ft.)
•Three two-story mechanical parking lifts including 84 parking spaces
•Trip Reduction Plan including a 27% parking reduction
•Request to allow specific land uses within the M-zone, restaurant, office-professional, and
personal services, and continued operation of a brewery with live entertainment; where
normally required by an Administrative Use Permit or otherwise prohibited
•Request to adjust hours of operation for commercial uses associated with the mixed-use
project, between the hours of 7 AM to 11 PM, where 8 AM to 6 PM is normally allowed.
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 15 feet (5 feet for parking) 15 feet (5 feet for parking)
Side Yard Setbacks 1 feet 0 feet
Max. Height of Structure(s) 35 feet 45 feet
Coverage (structures) 40% 75%
Density 46.8 47
Floor Area Ratio (FAR) .78 1.5
Parking Spaces 114 (27% parking reduction) 156
Notes: 1. Applicant’s project plans
2. City Zoning Regulations 2015
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3.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of the Zoning Regulations and
Engineering Standards. Staff has evaluated the project against relevant standards and guidelines and
found it to be in substantial compliance, as discussed in this analysis.
Consistency with the General Plan
The Housing and Land Use Elements encourage mixed-use projects where they can be found to be
compatible with existing and potential future development. The project is consistent with Housing
Element Program 6.15, which identifies the subject site as an area for higher-density, infill or mixed-use
housing (refer to Attachment 2, Housing Element Map)1. The Land Use Element encourages compatible
mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential and
commercial mixed use (LUE Policy 2.3.6)2.
Consistency with the Zoning Regulations
In accordance with the Table 9 of the Zoning Regulations, mixed-use projects require a PC Use Permit
to be constructed within the M-zone. Mixed-use projects require that the PC make specific findings
regarding General Plan, neighborhood compatibility, findings for health, safety and welfare, and findings
that the mix of uses provides greater benefits such as proximity to work places, affordable housing, and
trip reduction.
Mixed-Use Development: The Zoning Regulations 17.08.72 Mixed Use Projects provide standards for
the design of mixed-use projects to consider potential impacts on adjacent properties and designed to be
compatible with the adjacent and surrounding residential neighborhoods. Mixed-use projects must be
designed to achieve specific objectives including design criteria, site layout, and performance standards.
The project has been designed with the physical separation between the residential and nonresidential
uses and associated activity areas by a drive aisle across the site, ensuring that the residential units are
of a residential character and provide privacy between the uses, while maintaining internal compatibility
between the different uses by integrating pedestrian connectivity with the commercial areas. The project
design incorporates specific design features to minimize potential impacts to and from adjacent
properties by orienting sensitive uses away from the primary street frontage, while providing enclosed
parking lifts along the property line adjacent to the railroad, effectively buffering potential impacts such
as odors, glare, and transportation-related noise associated with the Orcutt Road and the railroad. The
vicinity is developed with low-intensity commercial service uses and is conducive to a mixed-use project
with high-density residential development directly across Orcutt Road. The project’s proposed common
area is located internal to the project, and no shared residential outdoor areas are proposed along the
southern or eastern property boundaries; therefore, the site design would minimize potential adverse
impacts from nonresidential project noise.
1 Housing Element Policy 6.15. Consider General Plan amendments to rezone commercial, manufacturing or public facility
zoned areas for higher-density, infill or mixed-use housing where land development patterns are suitable and where
impact to Low-Density Residential areas is minimal. For example, areas to be considered for possible rezoning include,
but are not limited to… (A) portions of South Broad Street Corridor and Little Italy area.
2 Land Use Element Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with
existing and planned development on the site and with adjacent and nearby properties. The City shall support the location
of mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
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The project design complies with building setbacks, lot coverage, density, and building height
requirements for the M-zone (see Section 2.0 Project Statistics). The project meets site layout standards
for mixed-use projects by locating the residential units behind the commercial portion of the project and
with no residential units on the ground floor within 50 feet of Duncan Lane. Based on the size of the
proposed commercial floor area (6,800 square feet) no off-street loading areas are required. Trash corrals
are proposed along the common drive, in areas convenient for both the commercial and residential uses.
The project will be reviewed by the ARC pending the land use determination by PC, ensuring the
building design is compatible with adjacent structures and the surrounding neighborhood in terms of
architectural style, color, exterior materials, roof styles, landscaping, and signage.
Mix of Uses: Where a mixed-use project is proposed with a use required by Section 17.22.010 to have
Use Permit approval in the applicable zoning district, the entire mixed-use project shall be subject to that
permit requirement. Aside from the PC Use Permit requirement, Table 9 of the Zoning Regulations
identifies uses that may be allowed or conditionally allowed within the M-zone. The applicant has
included the request with the associated mixed-use project to include the conditional allowance of a
restaurant and Office-Professional land uses, as well as the continued allowance of the brewery. The
project also includes the request for the allowance of Personal Service land uses, however these uses are
currently prohibited within the M-zone, in accordance with Table 9. There is no mechanism within the
regulations to allow this type of use associated with this use permit request. Staff recommends Condition
No. 10 conditioning the project to be consistent with land uses allowed or conditionally allowed within
the M-zone.
The property was previously approved for a restaurant use (Administrative Use Permit, A 74-12),
although the restaurant use permit was never realized and has since expired. The request to provide a
restaurant use associated with this application is consistent with the findings of the previous use permit,
which have been incorporated into this application, and the use is compatible and complementary to the
mixed-use development and neighboring land uses.
The property was also approved for a brewery with live entertainment, to take the place to the restaurant
use, (Administrative Use Permit, A 27-13), the brewery use permit is still active (Bang the Drum
Brewing). The brewery use permit will remain active, consistent with expiration timeframes identified
in the Zoning Regulations Section 17.58.030. At the time of review of tenant improvements, the
Community Development Director will determine consistency with the active use permit or identify
whether a modification to with the use permit will be necessary.
The Zoning Regulations Chapter 17.22 Table 9 stipulate that Office uses within the M-zone require an
Administrative Use Permit identifying specific findings in order to determine compatibility with existing
and allowed land uses in the area3. The required findings have been incorporated into the draft resolution
3 Zoning Regulations Chapter 17.22 Note 4. C-S and M-zones – Required findings for offices. The approval of an office
facility in the C-S or M-zone shall require that the review authority first find that: (a) The project will be compatible
with existing and allowed land uses in the area; (b) The project location or access arrangements w ill not significantly
direct traffic to use local or collector streets in residential zones; (c) The project will provide adequate mitigation to
address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by comm ercial
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as part of this project. Staff recommends Condition No. 6 limiting the Office-Professional use to one
suite within the project site as part of this project, in order to allow for a variety of uses that may
complement the residential component of the project.
Hours of Operation: The applicants proposal includes a request to adjust hours of operation for
commercial uses associated with the mixed-use project, between the hours of 7:00 AM to 11:00 PM, where
8:00 AM to 6:00 PM is normally allowed4. The Noise Element of the General Plan sets noise exposure
standards for noise-sensitive land uses, and performance standards for new commercial and industrial
uses. Residences are considered a noise-sensitive land use and have specific thresholds for exposure. For
reference, the maximum hourly noise exposure for a residence is 50 decibels between the hours of 7:00
AM and 10:00 PM (day) and 45 decibels from 10:00 PM to 7:00 AM (night). In order to ensure that the
commercial uses will not negatively impact the residential uses within and nearby the project site, staff
recommends Condition No. 5 limiting the hours of operation for all commercial activity from 7:00 AM
to 10:00 PM, as opposed to the proposed 11:00 PM. Once specific businesses have been established, a
separate application may be reviewed to adjust the hours for specific businesses outside the limitations
of this use permit. Allowing hours of operation to extend until 10:00 PM, is consistent with the Noise
Element of the General Plan and the City’s Noise Ordinance, both of which require lower noise levels
starting at 10:00 PM daily.
Noise: The project site is in close proximity to noise sources including the Union Pacific Railroad, Orcutt
Road, and the San Luis Obispo County Airport. Staff recommends Condition No. 11 to ensure that the
design of proposed structures will incorporate site planning measures and noise attenuating construction
techniques that reduce noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 decibels and indoor exposure must not exceed 45 decibels.
Airport Safety Zones: The project site is located within the Airport Safety Zone S-2 as identified in the
San Luis Obispo County Airport Land Use Plan. Zoning Regulations Chapter 17.57 Airport Overlay
Zone (AOZ) ensure that land uses and development within the City limits are compatible with existing
and future airport operations. The proposed mixed-use project and all associated uses are consistent with
the development standards and uses of the underlining zone within the S-2 Safety Zone, in accordance
with Zoning Regulations Table 10 – AOZ Maximum Allowed Persons.
Affordable Housing: The Zoning Regulations Chapter 17.91 outline the applicably and general standards
for providing inclusionary housing which is intended to implement General Plan policies guiding land
use and housing development. The commercial portion of the project requires two affordable units per
acre, resulting in a requirement of four affordable dwelling units. The General Plan Housing Element
Table 2A identifies that the project density of 23.88 Density Units per acre with an average unit size of
572 square feet provides an adjustment factor of zero, meaning that no affordable housing units are
activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing; (d) The
project will not preclude industrial or service commercial uses in areas especially suited for these uses when compared
with offices; and (e) The project will not create a shortage of C-S- or M-zoned land available for service commercial or
industrial development.
4 Zoning Regulations Section 17.08.072.E(3). Hours of Operation. A mixed-use project proposing a commercial component
that will operate outside of the hours from 8:00 a.m. to 6:00 p.m. shall require the Director's approval to ensure that the
commercial use will not negatively impact the residential uses within the project.
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required for the residential or commercial development. However, as identified in footnote 2 of Table
2A, at least one affordable unit is required for the project. The applicant has incorporated one moderate
income studio apartment within the residential portion of the project to comply with this requirement.
Parking & Parking Lifts: The project requires 156 vehicle parking spaces. The applicant is requesting a
27% parking reduction, resulting in the provision of 114 vehicle parking spaces onsite. The project
qualifies for a shared parking reduction of 10% because the project includes two or more land uses that
share common parking areas5, parking is adequate for the proposed project and all uses on-site6.
Condition No. 18 includes a requirement that the property owner must submit a running total of the site’s
parking requirements with the submittal of any building permit for tenant improvements, and/or each
business license. The project qualifies for bicycle parking reduction of 7% due to the 60 additional
bicycle parking spaces provided, resulting in a reduction of one parking space per five additional bicycle
parking spaces provided (12 vehicle spaces). The bicycle parking reduction helps implement the City’s
multi-modal shift of the Circulation Element to 20% bicycle trips within the City.
The project also includes a Trip Reduction Plan to reduce the parking by an additional 10% by outlining
the measures that will be implemented in an effort to reduce the number of vehicle trips generated by
residents and other uses within the project site7 (Attachment 3, Trip Reduction Plan). The plan provides
an explanation of methods offered for the site such as; Trip Reduction Coordinator, Community
Transportation Board, shared automobiles, bicycle repair station, new neighborhood packets providing
information for site amenities and proximity to alternative modes of transportation within walking or
biking distances of the site.
Type of use Parking Spaces
Required Provided
Residential Units (78) 114 84
Commercial Space (6,800 SF) 42 30
Total: 156 114
Shared Reduction (10%) 15.6
Bicycle Parking Reduction (7%) 10.9
Trip Reduction Plan (10%) 15.6
Total Reduction: 42 spaces
5 Zoning Regulations Sections 17.16.060.B. Where two or more uses share common parking areas, the total number of
parking spaces required may be reduced by up to 10% with approval of an administrative use permit …
6 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
7 Zoning Regulations Sections 17.16.060E. By approving an administrative use permit, the Director may reduce the parking
requirement for projects implementing non-auto travel, particularly for commuting, when it can be demonstrated that
reduction of on-site parking will be safe, and will not be detrimental to the surrounding area or cause a decline in quality
of life. The applicant shall provide reasonable justification for the reduction, including innovative project design,
transportation demand management (tdm), or incentives, which will reduce single-occupant vehicle travel to and from
the site.
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The applicant is also requesting to incorporate mechanical parking lifts as part of the project, as proposed,
each of the three lifts parks 28 vehicles resulting in 84 parking spaces. The dimensions of the system
allow for a large variety of car models as listed within the Project Plans, Sheet A7.1 (Attachment 4).
Vehicles which do not fit into the lift system, have the ability to park in the regular parking stalls provided
in the surface parking lot (30 spaces). The Zoning Regulations stipulate that an Administrative Use
Permit (elevated to the Planning Commission in this case) is required for mechanical parking lifts in
commercial zones with required findings ensuring superior design and implementation of City goals and
policies for infill development. The project complies with the required findings as incorporated into the
draft resolution of this project. Staff recommends Condition No. 14, requiring review by the ARC to
ensure compliance with the Community Design Guidelines for compatibility with the building and site
design.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the
State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with
General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres substantially
surrounded by urban uses that has no value as habitat for endangered, rare or threatened species and is
served by required utilities and public services. The project has been reviewed by the City Public Works
Department, Transportation Division, and no significant traffic impacts were identified, based on the
size and location of the project.
5.0 OTHER DEPARTMENT COMMENTS
Staff comments provided during review of the proposed project are incorporated into the presented
evaluation and conditions of approval. Additional conditions will be provided in the architectural review
report regarding public improvement requirements, utility connections, and other site features.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 Deny the item. Deny the project based on findings of inconsistency with the Zoning
Regulations and/or other pertinent City standards. This alternative is not recommended,
because the project is consistent with the General Plan and Zoning Regulations, and further
evaluation could be accommodated in the review process.
7.0 ATTACHMENTS
1.Draft Resolution
2.Housing Element Map
3.Trip Reduction Plan
4.Reduced Project Plans
Available at the Community Development Department: Project Plans
PC3-7
RESOLUTION NO. PC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A MIXED-USE DEVELOPMENT
CONSISTING OF 78 APARTMENT UNITS AND 6,800 SQUARE FEET
OF COMMERCIAL SPACE, INCLUDING A REQUEST FOR A 27%
PARKING REDUCTION ASSOCIATED WITH A TRIP REDUCTION
PLAN. ADDITIONAL REQUESTS INCLUDE SPECIFIC LAND USES,
LIVE ENTERTAINMENT, AND ADJUSTED HOURS OF OPERATION.
THE PROJECT IS CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW AS REPRESENTED IN THE PLANNING
COMMISSION AGENDA REPORT AND ATTACHMENTS DATED
APRIL 11, 2018 (950 ORCUTT, USE-1197-2017)
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 April 11, 2018, pursuant to a proceeding instituted under USE-1197-2017,
Andrew Fuller, applicant; 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.
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 Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes
the following findings in support of the project approval that includes a mixed use (residential
and commercial) project within a Manufacturing zone consisting of specific land uses, adjusted
hours of operation, vehicle parking reductions, and mechanical parking lifts:
1.As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City.
2.As conditioned, the proposed project is consistent with the General Plan Land Use
Element for this location since the project proposes to construct a mixed-use building that
includes convenience restaurants, office professional, and residential uses that can be
utilized for such uses envisioned by the Services and Manufacturing District.
3.The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and
Attachment 1
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transit opportunities. Housing at this location is and can be compatible with the proposed
and existing commercial uses on-site and on adjacent properties.
4.The project is consistent with Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies
the project site within portions of South Broad Street corridor (which includes properties
along Orcutt Road) as an area for higher-density, infill, or mixed-use housing.
5.The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher-density, compact housing to achieve more efficient
use of public facilities and services and to improve the jobs/housing balance.
Mixed Use Project Findings
6.The project complies with all applicable provisions of the Zoning Regulations as
described within the property development standards for the Manufacturing zone.
7.The site is adequate for the project in terms of size, configuration, topography, and other
applicable features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
8.The proposed commercial tenant space is located close to Orcutt Road and is designed to
accommodate small commercial uses; therefore, substantial conflicts between the
residential and commercial use are not anticipated.
9.The project’s mixed uses are consistent with the General Plan and are compatible with
their surroundings, with neighboring uses, and with each other since the project has
appropriate setbacks from the roadway and incorporates design features that protect the
privacy and quality of the residential units.
10.The project’s design protects the public health, safety, and welfare of future residents by
locating common area and pedestrian pathways such that these uses are buffered from
adjacent commercial uses and transportation-related noise associated with the Orcutt
Road and the railroad by incorporating a barrier of structures to attenuate noise generated
by transportation-related uses.
11.The mixed uses provide greater public benefits than single -use development of the site
since the project includes 78 housing units proximate to transit, retail services and uses,
and typical workplaces. Maintaining a 24-hour presence on the site will ensure additional
safety and security for the surrounding neighborhood and commercial uses.
Specific Land Uses Findings
12.As conditioned, the proposed uses associated with the project will not adversely affect the
health, safety, or welfare of persons living or working in the vicinity because the
proposed uses are compatible with the proposed residential development and surrounding
uses within the vicinity.
Attachment 1
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13.The proposed office use is consistent with the General Plan because the Land Use
Element supports professional services having no substantial public visitation or limited
need for access to downtown government services in locations designated for Services
and Manufacturing (LUE 3.5.2.G).
14.The proposed office use is consistent the Zoning Regulations with the findings to allow
offices in the Manufacturing zone, because the use is compatible with neighboring land
uses in the area, and the proposed use will not create a shortage of Manufacturing zoned
land available for service commercial or industrial development.
15.The proposed use will not significantly direct traffic to use local or collector streets in
residential zones as it is located within an industrial district along Orcutt Road, with
convenient access to Highway 227.
16.As conditioned, the proposed restaurant use is consistent with the property development
standards of the City’s Zoning Regulations. As conditioned, the proposed use is
compatible with the project site and with existing and potential uses in the vicinity which
include commercial services, residences, offices, restaurants, and retail shops.
Conditions of approval have been adopted to minimize potential disturbances to
neighboring properties.
17.As conditioned, the request to allow Personal Service uses within the Manufacturing zone
is inconsistent with Table 9 of the Zoning Regulations and the Land Use Element which
does not recognize Personal Service uses consistent or compatible with uses envisioned
for the Manufacturing zone.
18.As conditioned, the proposed uses are consistent with the General Plan because it
provides a mix of uses to serve nearby residents (LUE 2.2.1).
Hours of Operation
19.As conditioned, the proposed uses on site will not negatively impact the residential uses
in the development because the proposed commercial activity will be limited to hours of
operation consistent with specific thresholds established within the Noise Ordinance for
noise-sensitive uses, noise levels created by the uses during business hours will be within
allowable limits as described in the Municipal Code.
Parking Reductions Findings
20.As conditioned, the proposed 7% bicycle parking reduction is appropriate for the site
because the proposed project includes an additional 60 bicycle parking spaces to be
provided for the mixed-use development (Zoning Regulations 17.16.060.G.2).
21.The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060
A., Parking Space Requirements, in that it satisfies the intent of that section which is "...
to minimize the area devoted exclusively to parking and drives when typical demands
may be satisfied more efficiently by shared facilities." Moreover, the project satisfies the
requirement for a 10% shared parking reduction specified in San Luis Obispo Municipal
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Code Section 17.16.060B because there are multiple uses that share a common parking
area.
22.As conditioned, the Automobile Trip Reduction Plan provided by the applicant requests
an additional 10% parking reduction which is consistent with the intent to minimize area
devoted exclusively to parking and driveways by providing programs such as shared
automobiles, bicycle repair station, new neighborhood packets providing information for
site amenities and proximity to alternative modes of transportation within walking or
biking distances of the site.
Mechanical Parking Lift Findings
23.The use of mechanical parking lifts results in superior design and implementation of City
goals and policies for infill development by placing parking within a structure and
screening it from public view.
24.The mechanical parking lifts are adequately screened and, as conditioned, shall be
reviewed by the Architectural Review Commission for compliance with Community
Design Guidelines for compatibility with the building and site design.
25.The mechanical parking lift systems comply with all development standards including
but not limited to height and setback requirements, and Parking and Driveway Standards
with the exception of minimum parking stall sizes which are established by lift
specifications.
26.As conditioned, the mechanical parking lift systems will be safely operated and
maintained in continual operation with the exception of limited periods of maintenance.
27.There are no circumstances of the site or development, or particular model or type of
mechanical lift system which could result in significant impacts to those living or
working on the site or in the vicinity.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality
Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land
use designation and is consistent with the applicable zoning designation and regulations. The
project site occurs on a property of no more than five acres substantially surrounded by urban
uses that has no value as habitat for endangered, rare or threatened species and is served by
required utilities and public services. The project has been reviewed by the City Public Works
Department, Transportation Division, and no significant traffic impacts were identified, based on
the size and location of the project.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may
include additional requirements applicable to the project. The Planning Commission does hereby
approve application USE-1197-2017, allowing a mixed-use project at 950 Orcutt Road subject to
the following conditions:
Attachment 1
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Resolution No. PC-XXXX-18
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Planning Division
1.The Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the
Use Permit is necessary upon significant change to the project description, approved
plans, and other supporting documentation submitted with this application or in the event
of a change in ownership which may result in deviation from the project description or
approved plans. Minor changes to the description may be approved by the Community
Development Director; substantial modifications shall require modification of the use
permit.
2.The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines and the Mixed Use
project design standards (Zoning Regulations Section 17.08.072). Specific attention shall
be given to the compatibility between the adjacent commercial uses and the residential
units to protect residences from glare, noise or odors. The Architectural Review
Commission shall be responsible for taking action on additional project conditions as
applicable.
3.Architectural plans to be reviewed by the Architectural Review Commission shall
incorporate any design comments from the Planning Commission.
4.The applicant is encouraged to consider incorporating public art as part of the project
rather than paying the in-lieu fee.
5.Hours of operation for the commercial component of the project shall be limited to 7:00
AM to 10:00 PM, unless otherwise approved by the Community Development Director
through a separate application for extended hours for specific businesses.
6.Plans submitted for tenant improvements shall be limited to no more than one suite
dedicated for the use of an Office-Professional business associated with this use permit.
Additional office uses within the project site shall require separate approvals as stipulated
in the Zoning Regulations.
7.The restaurant use shall provide full food service at all times alcohol is served. The
restaurant shall have full meals and restaurant service available during all hours of
operation, consistent with the approved hours of operation for the proposed use.
8.Tables, chairs, and the general floor plan layout of the restaurant use shall remain
consistent with approved plans and may not be removed or modified for late night
operation or special events unless approved by the Director in advance, or if approved by
separate permit.
9.Live or amplified entertainment that meets the definition of a Night Club shall not be
allowed at this location without the approval of a Night Club Use Permit, or through
modification of the active Administrative Use Permit (A 27-13). Upon review of a Night
Club Use Permit, or a modification to the existing use permit, the hours of operation may
be re-evaluated or restricted.
Attachment 1
PC3-12
Resolution No. PC-XXXX-18
950 Orcutt Road, USE-1197-2017
Page 6
10.Prior to issuance of business licenses, the Community Development Department shall
provide zoning clearance for the proposed restaurant and office uses as associated with
this use permit. All other land uses shall be consistent with the Zoning Regulations for
uses allowed or conditionally allowed per zone.
11.The proposed uses shall operate in conformance with the City Noise Ordinance (M.C.
Chapter 9.12, Noise Control) to maintain compatibility with the nearby residences. Plans
submitted for construction permits to complete the project will clearly indicate and
describe the noise reduction measures, techniques, and materials used to reduce noise
levels for the portion of the project along Orcutt Road and the Railroad that are exposed
to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the
General Plan, to acceptable levels, as described in Figure 1 of the Noise Element.
Measures, techniques, and materials used to reduce noise levels shall be as described in
the Standard Noise Package for achieving a noise level reduction of 25 dB, from the
City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials.
12.A noise disclosure shall be provided to all residential and commercial tenants, including
owners and renters, to ensure acknowledgment of potential noise in excess of residential
standards that may be generated from adjacent commercial businesses and transportation-
related noise associated with the Orcutt Road and the Union Pacific Railroad.
13.Prior to occupancy, an overflight notification shall be recorded and appear with the
property deed. The applicant shall also record a covenant with the City to ensure that
disclosure is provided to all buyers and lessees at the subject property. Notice form and
content shall be to the satisfaction of the Community Development Director and include
the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of
an airport, within what is known as the airport influence area. For that reason, the
property may be subject to some of the annoyances or inconveniences associated with
proximity to airport operations (for example: noise, vibration, or odors). Individual
sensitivities to those annoyances can vary from person to person. You may wish to
consider what airport annoyances, if any, are associated with the property before you
complete your purchase and determine whether they are acceptable to you.
14.The mechanical parking lift shall be reviewed by the Architectural Review Commission
for compliance with Community Design Guidelines for compatibility with the building
and site design.
15.Prior to building plan approval, the applicant shall record an agreement that runs with the
land that mechanical parking systems will be safely operated and maintained in continual
operation with the exception of limited periods of maintenance.
16.All regular (non-mechanical lift) parking spaces shall be available for residential tenants,
employees and customers free from restrictions. No regular parking spaces shall be
individually labeled or allocated. All mechanical parking lift spaces shall be available for
residents and employees free from restrictions.
Attachment 1
PC3-13
Resolution No. PC-XXXX-18
950 Orcutt Road, USE-1197-2017
Page 7
17.Prior to the issuance of a building permit, the Trip Reduction Plan shall be revised to
clearly identify the responsibility for monitoring and reporting the progress of the Trip
Reduction Program to the satisfaction of the Community Development Director an d the
Transportation Division. The Trip Reduction Plan shall be clear on the performance
measures, how they will be monitored/measured, and what actions will be taken if the
number of parking spaces is insufficient upon full occupancy and operation of the project.
The Community Transportation Board will be responsible for coordinating annual
surveys, reporting to the city, and providing current and up to date program information
to residents.
18.The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning
and Building permits for tenant changes or improvements to ensure the site does not
become under-parked.
19.Plans submitted for a building permit shall demonstrate compliance with bicycle parking
space requirement under Table 6.5 of the Zoning Regulations and comply with Section
17.16.060G for the 7% bicycle reduction to provide an additional 60 bicycle parking
spaces, to the satisfaction of the City Engineer and Community Development Director.
20.Demolition of the existing building shall not commence until a permit has been issued by
the building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and
Moving of Buildings, including but not limited to, the following: for structures older than
50 years, the applicant shall provide evidence that for a period of not less than 90 days
from date of permit application, the building was advertised in a local newspaper on at
least 3 separate occasions not less than 15 days apart, as available to any interested
person to be moved, and submit historic documentation for the structure.
Housing Programs
21.Prior to the issuance of construction permits, the city and the project owners shall enter
into an Affordable Housing Agreement, to be recorded in the office of the county
recorder, consistent with Zoning Regulations Section 17.90.080. The agreement shall
specify mechanisms or procedures to assure the continued affordability and availability
of a minimum of one dwelling unit or payment of in-lieu fees consistent with Chapter
17.91 of the Zoning Regulations, to the satisfaction of the Community Development
Director.
Transportation Division
22.Prior to occupancy, the applicant shall install traffic signal control device at intersection
of Sacramento/Duncan at Orcutt, where signal warrants were met, to the satisfaction of
the Public Works and Community Development Directors.
Attachment 1
PC3-14
Resolution No. PC-XXXX-18
950 Orcutt Road, USE-1197-2017
Page 8
23.Prior to building permit issuance, the applicant shall provide an irrevocable offer of
dedication of right of way for the future railroad grade crossing as shown in the Project
Study Report (PSR), to the satisfaction of the Public Works Director.
Utilities Department
24.The project will be responsible for contributing its fair share for off-site improvements to
the City’s wastewater collection system along Capitolio Way from Broad Street to
Sacramento Street. Pending publication of the 2018 Capacity and Connection Fees, the
fair share will be included in the 2018 Impact Fee schedule, or it will be included in a
reimbursement agreement for the sewer capacity expansion programed from manhole
M15-1 to manhole M14-8.
25.The site is within the City’s Water Reuse Master Plan area and landscape irrigation for
the project shall utilize recycled. The project shall install 350-feet of 8” recycled water
main along the south frontage, or along Orcutt Road, to the satisfaction of the Utilities
Director.
26.The private irrigation system shall be designed and operated as described consistent with
recycled water standards in the City’s Procedures for Recycled Water Use, including the
requirement that sites utilizing recycled water require backflow protection on all potable
service connections. Three sets of irrigation plans shall be submitted to the Building
Department for review during the City’s building permit review process.
Indemnification
27.The applicant 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 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 City shall fully
cooperate in the defense against an Indemnified Claim.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 11th day of April 2018.
____________________________________
Doug Davidson, Secretary
Planning Commission
Attachment 1
PC3-15
Chapter 3
Page 3-28
Programs
6.11. Maintain the General Plan and Residential Growth Management Regulations (SLOMC 17.88) exemption for new
housing in the Downtown Core (C-D zone), and new housing in other zones that is enforceably restricted for
extremely-low, very low, low- and moderate income households, pursuant to the Affordable Housing
Standards.
6.12. Continue to allow flexible parking regulations for housing development, especially in the Downtown Core (C-D
Zone), including the possibilities of flexible use of city parking facilities by Downtown residents, where
appropriate, and reduced or no parking requirements where appropriate guarantees limit occupancies to
persons without motor vehicles or who provide proof of reserved, off-site parking. Such developments may be
subject to requirements for parking use fees, use limitations and enforcement provisions.
6.13. Continue to develop incentives to encourage additional housing in the Downtown Core (C-D Zone), particularly
in mixed-use developments. Density based on average unit size in a project should be explored to encourage
the development of smaller efficiency units.
6.14. Specific plans for any new expansion area identified shall include R-3 and R-4 zoned land to ensure sufficient
land is designated at appropriate densities to accommodate the development of extremely low, very-low and
low income dwellings. These plans shall include sites suitable for subsidized rental housing and affordable
rental and owner-occupied dwellings, and programs to support the construction of dwellings rather than
payment of in-lieu housing fees. Such sites shall be integrated within neighborhoods of market-rate housing
and shall be architecturally compatible with the neighborhood.
6.15. Consider General Plan amendments to rezone commercial, manufacturing or public facility zoned areas for
higher-density, infill or mixed use housing where land development patterns are suitable and where impact to
Low-Density Residential areas is minimal. For example, areas to be considered for possible rezoning include,
but are not limited to the following sites (shown in Figure 1 and further described in Appendix D, Table D-2):
A)Portions of South Broad Street Corridor and Little Italy area
B)1499 San Luis Drive (rezone vacant and underutilized School District property)
C)1642 Johnson Avenue (vacant School District property)
D)4325 South Higuera Street (former P.G.&E. yard)
E)4355 Vachell Lane (vehicle storage)
F)173 Buckley Road (Avila Ranch)
G)2143 Johnson Avenue (adjacent to County Health Department)
H)3710 Broad Street (Plumbers and Steamfitters Union)
I)11950 Los Osos Valley Road (Pacific Beach High School)
J)2500 Block of Boulevard Del Campo (adjacent to Sinsheimer Park)
K)12165 Los Osos Valley Road (adjacent to Home Depot)
Attachment 2
PC3-16
Housing Element
Page 3-29
Figure 1 Areas to be Considered for Possible Rezoning
Attachment 2
PC3-17
1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
January 16, 2018
Kyle Bell
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Re: 950 Orcutt - Automobile Trip Reduction Plan
Dear Kyle:
This Trip Reduction Plan (TRP) outlines the measures that will be implemented in an effort to
reduce the number of vehicle trips generated by residents and other uses at the 950 Orcutt
project.
The proposed project’s location, directly adjacent to the bike path will allow residents and
other users to easily walk or bike to many employment, dining and service locations in San Luis
Obispo. Please see the attached walkability map.
Project Proposal
The 950 Orcutt project is comprised of 78 dwelling units and 6,800 SF of commercial space. The
focus of the TRP is the reduction of vehicle trips associated with travel to and from this project
site.
Trip Reduction Plan (TRP) measured proposed for this project:
Reducing the negative environmental impact of our automobile traffic is a goal of this project
and below is a list of automobile trip reduction measures that have been incorporated into the
design.
1.Trip Reduction Coordinator
A Trip Reduction Coordinator shall be appointed within the ownership/property
management firm and act as the contact person for the City of San Luis Obispo and
SLO Regional Rideshare. The coordinator shall be responsible for:
Implementing an annual resident commute survey (can be administered
through SLO Regional Rideshare.)
Preparing an annual report, subject to the City’s review and approval, on the
program’s effectiveness and recommendations for revisions if needed to
improve the program’s effectiveness.
Providing quarterly information (electronically or hard copy) regarding area
transportation services and City and County transit passes.
Coordinating community transportation board meetings
2.Community Transportation Board – A group of residents including the Trip Reduction
Coordinator who meet to discuss and implement new ways to encourage residents to
participate in the community’s alternative transportation programs.
Attachment 3
PC3-18
1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
3.Shared Automobile – Onsite accommodations will be made available for a communal
short-term rental car to enable residents to utilize a shared vehicle for daily errands and
other related needs. It is estimated that utilizing a car sharing program alone will offset
up to 10 required parking spaces. One company that offers this service is SLO FunRide.
Information on their services can be found on their website myfunride.com.
4.Bicycle Repair Station – A convenient station equipped with all of the tools necessary to
perform basic bike repairs and maintenance.
5.Extensive Bicycle Parking – The project design incorporates ample short and long-term
bicycle parking spaces. Each dwelling unit is provided has a space within the unit
dedicated for bike storage. There is also a large secure common bike storage room.
This room is located on the ground floor in a convenient location. In addition, there are
a total of 17 short term bicycle parking spaces located near the commercial spaces
that can be used by patrons, visitors or employees.
6.New Neighbor Packets – Introductory packets, in either electronic or hardcopy form, for
residents with information pertaining to the car sharing program, bicycle parking,
bicycle repair station and a map showing the nearby bus stops.
7.Information Sharing – Community emails will be used to keep the residents informed of
activities. These emails will include up-to-date facts on car sharing availability, bicycle
parking locations, alternative transportation programs and transit schedules. These
emails will also include maps showing walking and bicycle routes to nearby retail, dining
and service locations. These emails will be distributed to all residents.
The developer is responsible for establishing the Automobile Trip Reduction Program during the
design phase of the project. The responsibility for monitoring and reporting the progress of the
program will be transferred to the ownership/property management firm once the homes are
occupied. The HOA will be responsible to coordinating annual surveys, reporting to the city,
and providing current and up to date program information to residents.
In coordination with RideShare, or a similar company, an annual survey of residents will be
conducted to gather information on commute patterns, program effectiveness, and resultant
additional recommendations. In conjunction with the survey, an annual program report will be
submitted to the City of San Luis Obispo Public Works Department Transportation Planner. The
report will include a history of the project’s trip reduction efforts to date, the most recent
resident survey results and any proposed modifications to the trip reduction plan.
Thank you and please do not hesitate to let me know if you have any questions, comments or
require additional information.
Sincerely,
Thom Jess
Attachment:
- Vicinity Map with Amenity Locations Identified
Attachment 3
PC3-19
Attachment 3
PC3-20
Attachment 4PC3-21
Attachment 4PC3-22
Attachment 4PC3-23
Attachment 4PC3-24
Attachment 4PC3-25
Attachment 4PC3-26
Attachment 4PC3-27
Attachment 4PC3-28
Attachment 4PC3-29
Attachment 4PC3-30
Attachment 4PC3-31
Attachment 4PC3-32
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Attachment 4PC3-37
Attachment 4PC3-38
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Attachment 4PC3-42
Attachment 4PC3-43
SDSDSDSDSDSDSDSDWWWWWWWWW WWWWWWWWWWW
SDOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPSSSSSSSSSS GGGGGGGGGGSG225230230230225225225225220220221220220225225220224224226227228229231232233227228229231227228229226226222223221221222223224226227222223224219221221222223224224222221222221222SD
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224224Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171323 - 950 Orcutt Rd (Civil) - Arris\02_Working Drawings\Preliminary or Construction\02_ONSITE\GRADING SHEET.dwg, C-1.1 GRADING PLAN, Jan 16, 2018 9:39am, AV GuestEngineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEEN
IC 78390TS CTAEFOIGERAIOFILACLIVNRR
ERPSDERETFONOI
LAGNE
ISSKENNETH B. BROW N
PLAN REVIEW SETNOT FOR CONSTRUCTIONPhone Ext.:Phone Ext.:950 ORCUTT MIXED USE DDS950 ORCUTT RDSAN LUIS OBISPO CA 93401ZRBKBB01.16.2018171323GRADING PLANC-1.11.2.3.4.5.226119GENERAL NOTES:SEE UTILITY PLAN FOR STORM DRAIN, SANITARY SEWER, AND WATER UTILITY INFORMATION.SEE ARCHITECT'S PLAN FOR ADDITIONAL SITE PLAN INFORMATION, INCLUDING PROPOSEDFENCING AND LANDSCAPING.SITE CONSTRUCTION NOTES:CONSTRUCT A.C. PAVING SECTIONCONSTRUCT 6" CONCRETE CURBPARKING STRIPING PER CITY OF SAN LUIS OBISPO STANDARDS AND SPECIFICATIONS.CONSTRUCT SITE WALLCONSTRUCT DRAINAGE SWALECONSTRUCT P.C.C. FLATWORK SECTION, FINISH PER ARCHITECT'S PLANSCONSTRUCT ADA RAMPCONSTRUCT 6" MIN. P.C.C. APRON PER CITY OF SAN LUIS OBISPO DEVELOPMENT STANDARDSFOR SOLID WASTE SERVICES.020 20 40HORIZONTAL SCALE: FEETNDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG(P) BUILDINGFF = 221.66(P) BUILDINGFF = 223.66(P) BUILDINGFF = 224.66(P) BUILDINGFF = 225.16229.00 TW225.60 BW224.84 TC224.34 BC223.50 TC223.00 FL221.27 FS221.66 FS222.95 TC222.45 BC223.00 FS221.00 FL224.10 FL224.25 TC226.35 TC224.90 TC224.40 TG225.75 TW224.50 BW5.0%MAX4:1MAX1RIGHT OF WAY CONSTRUCTION NOTES:CONSTRUCT 20' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 2115 AND 2130CONSTRUCT 5' DETACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110 AND 4910.SAWCUT, REMOVE, AND REPLACE AC PAVING PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110INSTALLATION NOTE 1.CONSTRUCT AND STRIPE NEW BIKE LANE. SAWCUT AND PAVE PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 4110 INSTALLATION NOTE 2, DO NOT CREATE LONGITUDINAL JOINT WITHIN THE BIKELANE.1234112444113TYP222225.0%MAX220.80 FL223.80 FL224.92 TC224.42 TG(P) TRASHENCLOSURE(P) CAR LIFTFF = 225.62(P) CAR LIFTFF = 225.00(P) CAR LIFTFF = 225.605.0%MAX224.92 TC224.42 TGADA PATHOF TRAVEL224.16 TG228.00 TW226.50 BW231.50 TW225.00 BW230.50 TW225.62 BW230.50 TW225.60 BW225.25 TC5.0%MAX2.0%1.3%4.1%224.45 FS223.05 FS1.5%1.5%223.32 FS0.3%228.00 TW224.85 BW224.25 FS227.75 TW224.65 BW(223.00 FS)223.50 FS(221.20 FS)221.34 FS3.5%221.55 TC221.05 FS1.5%221.00 FS3.2%224.35 TC225.35 TC4:1MAX224.10 TC5.0%MAX230.50 TW225.62 BW231.50 TW225.00 BW220.90 FSSHEET SHEET TITLEC-1.1GRADING PLANC-2.1UTILITY AND DRAINAGE PLANSHEET INDEXSTORM DRAINAGEWATER SERVICESANITARY SEWEREXISTING OVERHEAD ELECTRICALSITE RETAINING WALLEASEMENT LINEPROPERTY LINEROADWAY CENTERLINESTORMDRAIN INLET BOXSTORMDRAIN MANHOLECONCRETE FLATWORKAC PAVINGPROPOSED DOOR. FS AT CONCRETE ADJACENT TO DOOR (THRESHOLD) =1/4" BELOW FF ELEVATIONPROPOSED SPOT GRADESSPOT GRADES (EXISTING)SDWSOHPOHP(234.67 FL)234.67 FLCLIENT:PRESIDIO CAPITAL PARTNERS, INC.PO BOX 30157SANTA BARBARA, CA 93130ARCHITECT:ARRIS STUDIO ARCHITECTS1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401SURVEYOR:MBS LAND SURVEYS3563 SUELDO ST. UNIT QSAN LUIS OBISPO, CA 93401APN: 053-203-002SITE AREA: 2.00 ACAREA DISTURBED: 2.00 ACPROJECT INFORMATIONMINOR ELEVATIONMAJOR ELEVATIONMINOR ELEVATION (EXISTING)MAJOR ELEVATION (EXISTING)(345)(344)3453442566666PROPERTY LINE, TYP.224.15 TC223.65 TG27773443224.50 FS227.00 TG223.75 TG223.75 TG224.92 TC224.42 TG223.75 TG223.80 TG223.25 TG222.50 TG222.25 TG221.20 TG220.95 TG224.00 TG224.80 TG224.80 TG8Attachment 4PC3-44
SDSDSDSDSDSDSDSDWWWWWWWWW WWWWWWWWWWW
SDOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPSSSSSSSSSS GGGGGGGGGGSG225230230230225225225225220220221220220225225220224224226227228229231232233227228229231227228229226226222223221221222223224226227222223224219221221222223224224222221222221222SSSSSSSWWWWWWWWWWW
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SDSDSDSDSDSDSDSDSSSSSSProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171323 - 950 Orcutt Rd (Civil) - Arris\02_Working Drawings\Preliminary or Construction\02_ONSITE\UTILITY SHEET.dwg, C-2.1 UTILITY PLAN, Jan 16, 2018 9:40am, AV GuestEngineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEEN
IC 78390TS CTAEFOIGERAIOFILACLIVNRR
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PLAN REVIEW SETNOT FOR CONSTRUCTIONPhone Ext.:Phone Ext.:950 ORCUTT MIXED USE DDS950 ORCUTT RDSAN LUIS OBISPO CA 93401ZRBKBB01.16.2018171323UTILITY ANDDRAINAGE PLANC-2.11.2.3.4.5.226119GENERAL NOTES:ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST KNOWLEDGE AVAILABLE.CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES.MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANYDIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BENOTIFIED IMMEDIATELY.POWER, DATA, AND GAS UTILITY DESIGN BY OTHERS.RECYCLED WATER MAIN EXTENSION FROM EAST PROPERTY LINE TO EXISTING MAIN ATFERNWOOD DRIVE NOT A PART OF THIS PROJECT.WATER CONSTRUCTION NOTES:INSTALL 1" WATER SERVICE WITH 1" METER PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 6210 AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TO BUILDING.SEE MECHANICAL PLANS FOR WATER SERVICE POINT OF CONNECTION AT BUILDING.INSTALL 2" WATER SERVICE WITH 1" WATER MANIFOLD PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6210 AND 6260.RECYCLED WATER CONNECTION TO (E) RECYCLED WATER MAIN, WITH SERVICE ANDMETER.INSTALL 6" PVC FIRE LINE AND BACKFLOW PREVENTER PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6530, 6550, AND 6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICESIZE PRIOR TO COMMENCEMENT OF CONSTRUCTION.SEE MECHANICAL PLANS FOR FIRE LINE POINT OF CONNECTION AT BUILDING.INSTALL FIRE HYDRANT PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6310.INSTALL "NO PARKING-FIRE LANE, CVC22500.1" SIGN, PAINT CURB BETWEEN SIGNS WITHWHITE TEXT "NO PARKING - FIRE LANE - TOW AWAY." SIGN AND CURB PAINT PER CITY OFSAN LUIS OBISPO FIRE DEPARTMENT REQUIREMENTS.020 20 40HORIZONTAL SCALE: FEETNDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG RECYCLED WATER MAIN EXTENSION BY OTHERS, NOT A PART OF THIS PROJECT.MAIN TO BE EXTENDED APPROX. 1,375 FT FROM EXISTING MAIN AT INTERSECTION OFFERNWOOD DR AND ORCUTT RD TO EAST PROPERTY LINE.SANITARY SEWER CONSTRUCTION NOTES:CONSTRUCT 6" SDR35 SANITARY SEWER LATERAL PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6810 AND 6020.SEE MECHANICAL PLANS FOR SEWER POINT OF CONNECTION AT BUILDING.SEWER POINT OF CONNECTION AT (E) 6" SEWER MAIN.SD3SS2SS2W1W2(E) SEWERMAIN(E) GASMAIN(E) WATERMAIN(E) SEWERLATERAL TO BE REMOVED(E) WATERMAIN(E) STORMDRAIN(E) OVERHEAD POWER(E) RECYCLED WATERMAINW4RECYCLED WATER MAIN EXTENSIONBY OTHERS,NOT A PART OF THIS PROJECTW3W2W2W2W5W6W6W6SS2SS2SS1W6STORM DRAIN CONSTRUCTION NOTES:INSTALL STORM DRAIN INLET BOX, TRAFFIC RATED LID IN PARKING AREAS, ATRIUM GRATE INLANDSCAPE AREAS. INSTALL ADJACENT PVC STORMDRAIN LINES.INSTALL STORM DRAIN MANHOLE, SOLID TRAFFIC RATED LID IN OTHER HARDSCAPE AREAS,ATRIUM GRATE IN LANDSCAPE AREAS. INSTALL ADJACENT PVC STORMDRAIN LINES.CONSTRUCT CHAMBER INFILTRATION AND DETENTION SYSTEMCONNECT TO EXISTING STORMDRAIN SYSTEMINSTALL STORM DRAIN JUNCTION BOX WITH SOLID LID. INSTALL ADJACENT PVC STORMDRAINLINES.CONSTRUCT TOP OF WALL GUTTER.INSTALL STORM DRAIN INLET AND DROP BOX THROUGH RETAINING WALL.SD3SD4SD2SD5SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD1SD2SD2PRESERVE AND PROTECT (E) STORMDRAIN,LOCATION APPROXIMATESD6SD6SD6SD7SD5SD1GUTT
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SD1W7W8W8W8W8W8W8W8Attachment 4PC3-45
Attachment 4PC3-46