HomeMy WebLinkAboutItem 3 - ARCH-0932-2017 (3825 S Higuera)
ARCHITECTURAL REVIEW COMMISSION
SUBJECT: Review of a 30-unit live/work project consisting of façade improvements to the
existing Tribune offices to remain adjacent to South Higuera Street, demolition and
redevelopment of the eastern portion of the Tribune production building, including the
construction of three new buildings totaling approximately 50,000 square feet (including the
northern shell along Hind Lane to remain), reconstruction and expansion of the existing parking
lot to provide a total of 226 parking spaces (including existing parking to remain), removal of 36
trees and the planting of 67 new trees and associated landscaping, and consideration of
consistency with the adopted Mitigated Negative Declaration of Environmental Review (EID-
1820-2018).
PROJECT ADDRESS: 3825 South Higuera BY: Shawna Scott, Senior Planner
Phone Number: 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: ARCH-0932-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the
project, including a determination that the project is consistent with the adopted Mitigated
Negative Declaration, based on findings, and subject to conditions.
SITE DATA
Applicant Taylor Judkins, DTJ Development,
LLC
Representative Joel Snyder, Ten Over Studio
Zoning M‐SP (Manufacturing – Higuera
Commerce Park Specific Plan)
General Plan Services & Manufacturing
Site Area ~6.5 acres
Environmental
Status
Mitigated Negative Declaration
SUMMARY
The proposed project consists of the redevelopment of the Tribune production building,
including the construction of three new buildings to accommodate 30 live/work units (including
re-use of the existing production building shell along Hind Lane) and improvements to the
façade of the Tribune office building adjacent to South Higuera Street (refer to Attachment 2,
Applicant Proposed Plans). The project includes the removal of 36 trees from the project site,
reconstruction and expansion of the existing parking lot to provide a total of 226 parking spaces
(including 117 existing spaces to remain), provision of bicycle and motorcycle parking,
Meeting Date: October 15, 2018
Item Number: 3
Packet Page 81
ARCH-0932-2017 (3825 South Higuera)
Page 2
installation of landscaping including 67 new trees, incorporation of an existing transit stop at the
corner of South Higuera Street and Hind Lane, and common areas including a community room,
lobby, stairways, outdoor seating, and walkways. Additional information about the project is
summarized in Section 2.2, Project Description. The project site is located within the
Manufacturing zone and the Special Industrial District within the Higuera Commerce Park
Specific Plan.
An Administrative Hearing was held on September 24, 2018 to consider use permit request USE-
1353-2018; at that time, the Hearing Officer adopted a Mitigated Negative Declaration of
environmental impact for the overall project1 and approved the use permit to allow live/work
units within the project site.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines (CDG), Higuera Commerce Park Specific Plan Architectural Guidelines (Attachment
3), and applicable City policies and standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of one 6.5-acre parcel bounded by South Higuera Street to the west,
Hind Lane to the north, and Long Street to the east. The site of the Shops at Long Bonetti
(public market currently under construction) and Tractor Supply are located to the south. The
project site is generally level and is currently developed with the Tribune offices and vacant
production building, paved parking areas, a transit stop, and ornamental landscaping.
Site Size 6.5 acres
Present Use & Development Tribune office and production building
Topography Nearly level
Access Primary: South Higuera Street / Secondary: Long Street
Surrounding Use/Zoning North: M‐SP; commercial and manufacturing uses
South: M‐SP; commercial (existing) and commercial, offices,
live/work (under construction)
East: M‐SP; Fitness/manufacturing uses
West: R‐2‐S; Residential (mobile home park)
2.2 Project Description
The proposed project does not include any significant changes to the Tribune office building
fronting South Higuera Street (refer to Figure 1, Western Elevation Facing South Higuera).
Proposed modifications to this western portion of the structure include removal of the
existing green awnings, incorporation of corrugated metal on the northeast and southeast
corners of the building, painting the faded green storefront to a bronze color, and
incorporation of wood elements on the existing windows. The modifications to this portion of
the building would not change the existing height or massing of this portion of the existing
building.
1 Initial Study/Mitigated Negative Declaration available here: https://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-folder-1967
Packet Page 82
ARCH-0932-2017 (3825 South Higuera)
Page 3
Figure 1. Western Elevation Facing South Higuera, Existing (top) and Proposed (lower).
More substantial changes would occur to the eastern vacant production building, which is
currently a generally square structure, 33 feet in height (refer to Figure 2, Northern Elevation
Facing Hind Lane). The proposed project includes the reconstruction of the eastern
production building to accommodate live/work units within the existing building shell along
Hind Lane, and the creation of two separate buildings connected by a central walkway on the
second floor, with an opening in between the structures (as seen from the existing parking
area). The proposed project would be located within the same approximate footprint as the
existing structure, and the proposed height of the reconstructed and new buildings would be
34.5 feet (approximately 1.5 feet taller than the existing structure). The three buildings would
include 30 live/work units; 14 single-floor units would be located on the ground level, and 16
units with third floor lofts would be located on the second level. Private outdoor use area
including patios on the ground floor facing Hind Lane, and balconies are proposed for a
majority of the second floor units.
Figure 2. Northern Elevation Facing Hind Lane, Existing (top) and Proposed (lower).
As shown in Figure 2, above, an extended roof form above the building entry on the west
side of the structure would be set back approximately 150 feet from the corner of South
Higuera and Hind Lane. Pedestrian elements within this northwest corner of the property
includes walkways, landscaping, and seating areas. A similar extended roof form would be
located on the east facing elevation. The proposed materials and colors would include board
formed concrete, smooth hardie panel, vertical siding, storefront and aluminum framed
windows, corrugated metal siding, and wood accent panels. Proposed colors include varying
shades of grey, dark brown, and off-white.
Packet Page 83
ARCH-0932-2017 (3825 South Higuera)
Page 4
The project includes the removal of 36 trees to accommodate the building and parking area.
The applicant worked with the City Arborist on the tree removal plan, and proposed
landscape plan, which includes the planting of 67 new trees and associated shrubs and
groundcover. Based on implementation of the proposed landscape plan and tree protection
measures incorporated in the recommended conditions of approval (refer to Attachment 1),
the City Arborist approves the requested tree removals.
The proposed parking area would be expanded to provide an additional 109 spaces, for a total
of 226 spaces. Additional improvements include short and long-term bicycle parking and
storage, motorcycle spaces, and an enclosed and covered trash/recycling enclosure.
2.3 Project Statistics
Notes:
1. Applicant’s project plans
2. Zoning Regulations dated March 2015
3. Higuera Commerce Park Specific Plan
3.0 PROJECT ANALYSIS
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines (CDG) and Higuera Commerce Park Specific Plan Architectural Guidelines. CDG
Section 3.3 (Industrial Project Design Guidelines) was used to evaluate the proposed project,
based on the project location and underlying zone and Specific Plan designation (Manufacturing,
Special Industrial).
3.1 Overview of Layout and Design
The proposed development would be located within the approximate footprint of the existing
structure and the new development would be approximately 1.5 feet taller than the existing
structure. Consistent with the CDG, the design maintains a setback at the intersection of
South Higuera and Hind Lane (approximately 150 feet), while incorporating an open plaza
with seating and landscaping within this corner, between the building and Hind Lane, and
Item Proposed 1 Standard 2,3
Setback
Street Yard 20 feet (Hind Lane)
150 feet (South Higuera)
20 feet
Other Yard 250 feet (Long Street) 0 feet
Max. Height 34.5 35 feet
Max. Building Coverage 15% 50%
Min. Landscape Cover 15% 15%
Parking Spaces
Vehicle 226 (existing and proposed)
109 (new)
117 (existing to remain)
200 (total)
60 required for live/work
64 required for existing office
76 shared parking
Bicycle 30 124 x 0.15 = 18.6
Bicycle (long-term) 24 18.6 x 0.80 = 15
Bicycle (short-term) 6 18.6 x 0.20 = 4
Packet Page 84
ARCH-0932-2017 (3825 South Higuera)
Page 5
throughout and adjacent to the parking area.2. Easily identified and emphasized entry
features are proposed near the corner of South Higuera Street and Hind Lane, which would
incorporate the existing transit stop, with a walkway and decorative paving leading to
common seating areas and a ground-floor community room. Decorative paving is also
proposed between the proposed expanded parking area along Long Street and the eastern side
of the proposed building, leading to a ground-floor lobby.
The three new buildings would be connected by a common central walkway, which connect
to existing sidewalks, which would create a clustered campus-like setting, while not
mimicking or over-shadowing the unique form of the Tribune office building. The project
does not require loading docks or service entries, as the Tribune no longer produce the
newspaper at this site, and the live/work units would not require such features.
The project is consistent with the Architectural Guidelines for Higuera Commerce Park by
providing defined pedestrian access from both the street (at the corner of South Higuera and
Hind Lane) and at the southern entrance adjacent to the internal parking lot. Placement of the
building and associated entrances would not generate conflicts among surrounding uses,
which consist of a variety of commercial, office, and light-industrial development. A variety
of ground surfacing (walkways, trees, landscaping) is provided around the development,
including a large landscaped parking lot between the project site and the Shops at Long
Bonetti (under construction).
3.2 Architectural Design
The overall mass of the project would be articulated by the extended rooflines, balconies,
setbacks on the east and west elevations, and an open internal walkway. The proposed design
maintains the light-manufacturing character persistent throughout the immediate area
including aluminum windows, corrugated metal siding, and hardie vertical siding and panels.
The design also incorporates elements that generate visual interest, such as extended
rooflines, balconies, and wood panels. The new elements are compatible with the portion of
the building to remain, and as seen from South Higuera Street, the new development would
not distract from the distinctive rooflines of the Tribune office building. Removal of existing
green awnings, incorporation of corrugated metal on the northeast and southeast corners of
the building, painting the faded green storefront to a bronze color, and incorporation of wood
elements on the existing windows would provide continuity among the existing and new
buildings.
Consistent with the Architectural Guidelines for Higuera Commerce Park, relief is provided
along the wall planes through the use of balconies on the second floor, rooflines, windows,
doors, and a variety of compatible textures (i.e., metal siding, concrete board paneling, hardie
paneling, wood panel accents). The project demonstrates innovation, while minimizing visual
conflict with the portion of the overall structure to remain by articulating the existing form
and incorporating consistent visual interest into the existing façade.
2 CDG 3.3.A. Industrial Project Design Guidelines, General design objectives.
Packet Page 85
ARCH-0932-2017 (3825 South Higuera)
Page 6
3.3 Tree Removal and Landscaping
Landscaping and open space are provided throughout the project site, including along the
Hind Lane frontage and within the reconfigured and expanded parking area. The applicant
proposes to remove 36 trees from the project site to accommodate the proposed development.
Based on review by the City Arborist, including a site visit to clarify trees to remain, the
applicant’s landscaping plan includes the planting of 67 new trees and additional shrubs and
groundcover, in order to provide the minimum 15% coverage within the lot, screen portions
of the building and parking areas, and to provide shade within the parking area and pockets
of green space near the buildings. Based on implementation of the proposed landscape plan
and required tree protection measures incorporated as conditions of approval, the City
Arborist recommends approval of the proposed tree removals.
3.4 Live/work Design Standards
Zoning Regulations Section 17.08.130.E. identifies design standards specific to live/work
units. As proposed, each unit would provide integrated living and working space, with areas
reserved exclusively for living space not to exceed 60% of the total floor area (sleeping
areas/loft), specifically identified work space (conference space, desk, customer waiting
area), and areas that would be predominantly used for living (i.e., kitchen, bathroom). Other
areas, such as the kitchen/break room, storage area, and bathroom could accommodate a mix
of working/living activities. Each unit would be separately accessed via a common walkway
and are designed to accommodate a variety of commercial and office uses consistent with the
use limitations identified in the Zoning Regulations.
4.0 ENVIRONMENTAL REVIEW
An Initial Study / Mitigated Negative Declaration (IS/MND) was prepared for the project and
circulated for public review (starting August 17, 2018). The IS/MND identified potentially
significant air quality, biological resources, cultural resources, and noise impacts. The IS/MND
was adopted by the City Hearing Officer on September 24, 2018. As the IS/MND was prepared
for both the whole of the action (use permit and architectural review entitlement), Staff
recommends that the ARC find the proposed project consistent with the adopted IS/MND.
5.0 ALTERNATIVES
1. Continue the item with direction to the applicant and staff on pertinent issues.
2. Deny the project. Action denying the project should include findings that cite the basis for
denial and should reference inconsistency with the Community Design Guidelines, Higuera
Commerce Park Specific Plan, or pertinent City standards.
ATTACHMENTS
1. Draft Resolution
2. Applicant Proposed Plans
3. Higuera Commerce Park Specific Plan Architectural Guidelines
Available online: Initial Study/Mitigated Negative Declaration:
https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-1967
Included in Committee member portfolio: Project Plans (11x17)
Packet Page 86
R ______
RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW LIVE/WORK PROJECT, REMOVAL OF 36 TREES,
WITH A DETERMINATION THAT THE PROJECT IS CONSISTENT
WITH THE ADOPTED MITIGATED NEGATIVE DECLARATION FOR
THE OVERALL PROJECT, AS REPRESENTED IN THE STAFF REPORT
AND ATTACHMENTS DATED OCTOBER 15, 2018 (3825 SOUTH
HIGUERA, ARCH-0932-2017)
WHEREAS, the Hearing Officer 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 September 24, 2018, pursuant to a proceeding instituted under USE-1353-2018, Taylor Judkins,
applicant, and approved the use permit request to allow 30 live/work units, and adopted a Mitigated
Negative Declaration for the proposed project; 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 October 15, 2018, pursuant to a proceeding instituted under ARCH-0932-
2018, Taylor Judkins, 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. Findings. by the Architectural Review Commission hereby grants approval
to application ARCH-0932-2017, based on the following findings:
a)The proposed project will not be detrimental to the health, safety or welfare of
persons working or living at the site or within the vicinity because the proposed use
is consistent with the intent of the Higuera Commerce Park Specific Plan and the
Zoning Regulations, including the Airport Overlay Zoning District, because the
proposed use would be compatible with airport operations, and the live/work units
would accommodate primarily clean, light industries and other allowed uses as
identified in the Specific Plan.
b) As conditioned, the project is consistent with the City’s General Plan applicable to
development in the Manufacturing zone. The project is consistent with Land Use
Element Policies 3.1.1 (Commercial Siting, Slope) and 3.1.2 (Commercial Siting,
ATTACHMENT 1
Packet Page 87
Resolution No. _____ (2018 Series) Page 2
Access) because the project is located within an area with nearly level topography,
and access on South Higuera and Long Street, which would avoid increasing traffic
on residential streets. The project is consistent with Land Use Element Program
3.15 (Business Retention and Expansion) by providing an alternative model for
business owners and head-of-household jobs.
c) The project is consistent with the City’s Community Design Guidelines applicable
to commercial and industrial design because the proposed project provides
articulated facades with offsets and recessed entries, provides visual interest
through the use of colors, textures, and materials and compatible siding materials,
incorporates landscaped open space, and provides easily identifiable and
convenient site access and parking.
d) The proposed live/work use is compatible with the project site and with existing
and potential uses in the vicinity, which include retail uses, a fitness center, offices,
and manufacturing.
e) The proposed live/work use is consistent with the property development standards
of the City’s Zoning Regulations and Higuera Commerce Park Specific Plan.
f) The proposed live/work use will consist of a bona fide commercial or industrial
activity, consistent with the City Zoning Regulations and Higuera Commerce Park
Specific Plan.
g) The establishment of live/work units will not conflict with nor inhibit industrial or
commercial uses in the area where the project is proposed because the future
operation of the live/work units will be similar to existing developments adjacent
to and surrounding the project site, and residential uses are located on the western
side of South Higuera Street, which borders the parcel to the west.
h) The buildings containing live/work units and each live/work unit within the
buildings are designed to ensure that they will function predominantly as work
spaces with incidental residential accommodations meeting basic habitability
requirements in compliance with applicable regulations. The proposed unit plans
show 17 to 27 percent of the floor areas designated exclusively for living space,
which is consistent with floor area requirements that state that no more than 60
percent of the total floor area of live/work unit shall be reserved exclusively for
living space, and the living space is an integral part of the unit.
i) Any changes proposed to the exterior appearance of the building will be compatible
with adjacent commercial or industrial uses where all adjacent land is zoned for
commercial or industrial uses, because the live/work project has been designed to
appear and function as a commercial / office development.
ATTACHMENT 1
Packet Page 88
Resolution No. _____ (2018 Series) Page 3
j) The proposed live/work use complies with the noise compatibility policies of the
Airport Overlay Zone (AOZ) because the project site is located outside of the 60
decibel noise contour for the San Luis Obispo County Airport.
k) The proposed live/work use complies with Table 10 of the applicable Airport
Overlay Zone, including residential and non-residential density standards in Table
10 of the Airport Overlay Zone, because the project site is located outside of the
land use prohibition zone (defined as within 10,000 feet from the end of primary
runway 11-29 for a width of 1,000 feet on an extension of runway centerline, and
within 4,000 feet from the end of the existing secondary runway 7-25 for an area
1,000 feet wide on an extension of the runway centerline).
l) The proposed live/work use complies with the airspace protection policies of the
Airport Overlay Zone because the height of the building (34.5 feet) is less than 200
feet and is less than the 35 feet typically allowed for the project site, and the project
does not include any features or obstructions that would pose a hazard to the
airspace used by aircraft in flight.
m) The proposed live/work use complies with the overflight policies of the Airport
Overlay Zone because the project does not include any features that may create
glare or distracting lights, does not include any activity that would create dust, heat,
steam, smoke, thermal plumes or other forms of unstable air, or electrical
interference. The project does not include any features that would create an
increased attraction for wildlife such as birds, such that the attraction would create
a significant hazard of bird strikes.
n) The Administrative Hearing Officer hereby adopts the proposed Mitigated
Negative Declaration of Environmental Impact finding that it adequately identifies
the project's potentially significant impacts with incorporation of mitigation
measures and monitoring programs.
o) The project is consistent with the adopted Initial Study / Mitigated Negative
Declaration pursuant to the California Environmental Quality Act (CEQA) because
the environmental document considered and assessed the whole of the action,
including construction and operation of the proposed project, and the applicant has
agreed to implement identified mitigation measures as required by the approval of
USE-1353-2018, which would mitigate potential impacts to less than significant.
SECTION 2. Action. The Architectural Review Commission hereby grants approval to
application ARCH-0932-2017, with incorporation of the following conditions:
Please note 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 your project.
ATTACHMENT 1
Packet Page 89
Resolution No. _____ (2018 Series) Page 4
Planning
1. 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 for both ARCH-0932-2017 and USE-
1353-2018 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.
2. The project shall comply with all conditions of approval and mitigation measures identified
in the approval of USE-1353-2018, which is incorporated into this resolution by reference.
3. The proposed live/work units shall not be converted to solely residential uses at any time.
4. The locations of all lighting fixtures shall be clearly called out on building elevations
included as part of working drawings. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut-sheets shall be separately
submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall
be shielded to ensure that light is directed downward consistent with Section 17.23.050 of
the Zoning Regulations. Details of all exterior light fixtures, including any service area lights,
need to be included as part of plans. A note shall be included on plans that “Lenses of exterior
wall-mounted lights may be modified or shielding devices added after installation if the
Community Development Director determines that they emit excessive glare.”
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. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings.
7. Mechanical and electrical equipment shall be located internally to the building or adequately
screened at the ground level. With submittal of working drawings, the applicant shall include
sectional views of the building, which clearly show screening of mechanical equipment to
the satisfaction of the Community Development Director. A line-of-sight diagram may be
needed to confirm that proposed screening will be adequate.
8. The location of any required backflow preventer and double-check assembly shall be shown
on plans submitted for a building permit, including the landscaping plan. Construction plans
shall also include a scaled diagram of the equipment proposed. Any backflow preventer and
double check assembly shall be 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.
ATTACHMENT 1
Packet Page 90
Resolution No. _____ (2018 Series) Page 5
9. The storage area for trash and recycling cans shall be screened on all sides, including the top.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
10. Plans submitted for a building permit shall include a final landscaping plan, including
irrigation details. 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. Any proposed landscape lighting shall be shown
on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a
narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining
the light to the object of interest.
11. Proposed signage for the project shall be submitted for the review and approval of the
Community Development Director. The submittal shall include information on the size,
location, 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 s/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.
12. Plans submitted for a building permit shall show required long and short-term bicycle storage
and parking. Approved short-term bicycle rack designs include the inverted "U" or "Peak
Racks". "Ribbon" type racks are not approved for use in the City.
13. To satisfy the City’s Inclusionary Housing Requirements, applicant shall pay Affordable
Housing In-Lieu Fees.
14. 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 the City shall fully cooperate
in the defense against an Indemnified Claim.
Building
15. Live/work units shall be classified as a Group R-2 Occupancy.
16. The non-residential area is permitted to be not more than 50 percent of the area of each
live/work unit. Identify all floor areas as either Live (residential) or Work (non-residential).
17. Accessibility shall be designed in accordance with Chapter 11A and/or 11B when applicable
for the function served.
ATTACHMENT 1
Packet Page 91
Resolution No. _____ (2018 Series) Page 6
Public Works / Engineering / Arborist
18. Impact fees shall be paid for this development prior to building permit issuance. Credit for
removal of the existing buildings, portions of buildings, and/or changes in use will be applied
based on the use and/or areas of the existing development.
19. The building plan submittal shall show and note any sections of damaged or displaced curb,
gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the
Public Works Department.
20. The building plan submittal shall show and label all existing property lines for reference.
Adjoining public rights-of-way widths shall be shown and labeled accordingly. Existing
monumentation shall be specifically shown and shall be preserved through construction
and/or shall be re-established in accordance with prevailing laws, codes, and ordinances.
21. The building plan submittal shall show and label all existing and proposed public and private
easements for reference. Any required on-site or off-site easements shall be recorded prior
to building permit issuance unless approved for deferral by the City.
22. Any sections of damaged or displaced curb, gutter, and sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Department.
23. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, striping, signage, and materials.
Alternate porous paving materials are recommended for water quantity and/or water quality
control purposes and in the area of existing or proposed trees and where the driveway or
parking area may occur within the dripline of existing trees to remain.
24. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown for reference. All wire
services to the new/altered structures shall be underground. All work in the public right-of-
way shall be shown or noted.
25. The building plan submittal shall clearly show and label all existing water well(s) to be
abandoned or to remain. Cross-connection controls for all existing or proposed domestic
water services shall be shown to conform with current City and State requirements or shall
be upgraded if water well(s) will be retained on site.
26. The site and utility plans shall show the water well location(s) and shall dimension the
minimum clearances from all new sewer laterals, stormdrain piping, and stormwater
retention/detention systems in accordance with State standards.
27. The building plan submittal and supporting documentation shall show and note compliance
with the Drainage Design Manual and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board. An Operation and Maintenance
Manual and recorded maintenance agreement will be required for all post-construction
stormwater BMP’s as a condition of the building permit.
ATTACHMENT 1
Packet Page 92
Resolution No. _____ (2018 Series) Page 7
28. General Construction Activity Storm Water Permits are required for all storm water
discharges associated with a construction activity where clearing, grading or excavations
result in land disturbance of one or more acres. Storm water discharges of less than one acre,
but which is part of a larger common plan of development or sale, also requires a permit.
Permits are required until the construction is complete. To be covered by a General
Construction Activity Permit, the owner(s) of land where construction activity occurs must
submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State
Regional Water Quality Control Board. An application is required to the State Board under
their Stormwater Multi-Application, Reporting, and Tracking System (SMARTS).
29. 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.
30. The City Arborist supports the proposed tree removals with the compensatory plantings
shown on the landscape plans. Minor deviations from the plan for the number, species, or
tree locations shall be approved to the satisfaction of the City Arborist and Planning Division.
31. Prior to issuance of grading, building, or demolition plans, tree protection measures shall be
shown and noted on the pertinent plan sheets for all existing trees to remain where said trees,
including tree canopies and root zones are located in areas of building demolitions, site
development, new buildings/additions, and new utility trenching. If any work must be
performed within the tree protection zone of any retained trees, work shall be completed by
hand.
32. The City Arborist shall review the Tree Protection Measures and mark all tree removals
before any demolition/construction begins. Once an anticipated tree removal date is
identified by the applicant, the applicant shall contact Misty Celaya, Urban Forest Services
to schedule a site visit to review the tree protection measures and to paint the trees proposed
for removal (Misty Celaya, mcelaya@slocity.org, 805-783-7806).The City Arborist shall be
given a 48-hour minimum notice to review tree removals. The applicant shall adhere to the
protection of trees identified in Municipal Code 12.24.150 within the City's Tree Ordinance,
and tree protection measures 77-1.03A(2) within the City's Standard Specifications.
Transportation
33. Upon submission of Building Permit application, project shall include Trip Reduction Plan
to encourage employees/tenants to walk, bike, bus, car/vanpool to site. Contact Active
Transportation Manager Adam Fukushima, afukushima@slocity.org for assistance in
developing plan. Plan should include, but not be limited to, management of bicycle lockers
for employee use. Final Trip Reduction Plan shall be per the satisfaction of the Public Works
Director.
ATTACHMENT 1
Packet Page 93
Resolution No. _____ (2018 Series) Page 8
Utilities
34. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure.
35. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
36. Any private sewer service that crosses one proposed parcel for the benefit of another shall
provide evidence that a private utility easement and maintenance agreement appropriate for
those facilities has been recorded prior to final building permit approval.
37. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans.
38. Revisions to the existing sewer and water infrastructure, that may result from the proposed
land use modifications, shall be completed to the satisfaction of the Utilities Director to
minimize impacts to operations and maintenance of the services.
39. The project's commercial and residential uses shall be metered separately. Each residential
unit shall be individually metered, and water service to the project's commercial space shall
be master metered with submeters for individual commercial tenants.
40. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water from the existing service that was stubbed to the property.
The 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.
41. An 8” recycled water main shall be constructed along Hind Street from South Higuera Street
to Long Street; approximately 600 feet.
42. Recycled water, or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City's Utilities Department.
43. Existing well planned for abandonment shall be destroyed per County Health Requirements
and the California Department of Water Resources Standard Bulletin 74-81 and 74-90 and
the County Health Requirements.
ATTACHMENT 1
Packet Page 94
Resolution No. _____ (2018 Series) Page 9
44. The existing well located at the east portion of the Parcel Map shall be dedicated to the
Utilities Department, for groundwater quality testing, with a 12-foot access easement from
Long Street if the owner is planning to abandon the well. This item may be waived to the
satisfaction of the City if the well abandonment is necessary for site development or if the
abandonment is required by separate private agreement.
45. Driveways and access routes to all trash and recycling receptacles shall be designed to
accommodate the size and weight of garbage trucks.
46. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the
requirements of the San Luis Garbage Company. Large bin enclosures shall be double width,
to accommodate waster, organics, and recycling receptacles, and shall conform to the
engineering design standards.
Fire
47. Submitted building plans shall comply with the California Building Code. Terminology used
for “shared use” space shall be consistent with definitions found in the California Building
Code. Sleeping units are not permitted in ‘B’ Occupancies.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2018.
____________________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
Packet Page 95
ATTACHMENT 2Packet Page 96
ATTACHMENT 2Packet Page 97
ATTACHMENT 2Packet Page 98
ATTACHMENT 2Packet Page 99
ATTACHMENT 2Packet Page 100
ATTACHMENT 2Packet Page 101
ATTACHMENT 2Packet Page 102
ATTACHMENT 2Packet Page 103
ATTACHMENT 2Packet Page 104
ATTACHMENT 2Packet Page 105
ATTACHMENT 2Packet Page 106
ATTACHMENT 2Packet Page 107
ATTACHMENT 2Packet Page 108
ATTACHMENT 2Packet Page 109
ATTACHMENT 2Packet Page 110
ATTACHMENT 2Packet Page 111
ATTACHMENT 2Packet Page 112
ATTACHMENT 2Packet Page 113
ATTACHMENT 2Packet Page 114
ATTACHMENT 2Packet Page 115
ATTACHMENT 2Packet Page 116
ATTACHMENT 2Packet Page 117
ATTACHMENT 2Packet Page 118
ATTACHMENT 2Packet Page 119
ATTACHMENT 2Packet Page 120
ATTACHMENT 2Packet Page 121
ATTACHMENT 2Packet Page 122
ATTACHMENT 2Packet Page 123
ATTACHMENT 2Packet Page 124
ATTACHMENT 2Packet Page 125
ATTACHMENT 2Packet Page 126
ATTACHMENT 2Packet Page 127
ATTACHMENT 2Packet Page 128
ATTACHMENT 2Packet Page 129
ATTACHMENT 2Packet Page 130
ATTACHMENT 2Packet Page 131
ATTACHMENT 2Packet Page 132
ATTACHMENT 2Packet Page 133
ATTACHMENT 2Packet Page 134
ATTACHMENT 2Packet Page 135
ATTACHMENT 2Packet Page 136
ATTACHMENT 2Packet Page 137
ATTACHMENT 3
Packet Page 138
ATTACHMENT 3
Packet Page 139
ATTACHMENT 3
Packet Page 140