HomeMy WebLinkAboutItem 2 - ARCH-0200-2019 & EID-0201-2019 (253 Elks Lane)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a 31,250-square foot operation, administration and maintenance facility for the Regional Transit Authority (RTA), including a request for a fence height exception to allow a fence of a maximum of 8 feet where a range of heights from 3 to 6 feet is the standard maximum.
PROJECT ADDRESS: 253 Elks Lane BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 E-mail: rcohen@slocity.org
FILE NUMBER: ARCH-0200-2019 & EID-0201-2019 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that allows the approval of the project subject to findings
and conditions of approval.
SITE DATA
SUMMARY
The applicant is requesting to construct a new 31,250-square foot operation, administration and
maintenance facility for the Regional Transit Authority (RTA), including a request for a fence height
exception to allow a fence of a maximum of 8 feet where a range of heights from 3 to 6 feet is the
standard maximum. The project site is located within the Office-Planned Development with a Special
Focus Overlay (O-PD-SF) zone (Attachment 2, Project Plans). On June 17, 2019 the Architectural
Review Commission (ARC) reviewed the proposed project and recommended the Planning
Commission find the project consistent with the Community Design Guidelines and applicable City
Standards (Attachment 3, ARC Draft Minutes).
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Zoning Regulations, Community Design
Guidelines, and applicable City development standards and guidelines.
Applicant Geoff Straw, RTA
Representative Will Todd, Stantec
Zoning O-PD-SF (Office-Planned
Development with a Special Focus
Overlay)
General Plan Office
Site Area 6.44
Environmental
Status
Mitigated Negative Declaration
and Addendum
Meeting Date: July 24, 2019
Item Number: 1
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2.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the proposed project on June 17, 2019 for
consistency with the Community Design Guidelines
(http://opengov.slocity.org/weblink/1/doc/94418/Page1.aspx). During their review the ARC provided
two directional items to the applicant to address specific concerns related to building and site design
(Attachment 3, ARC Draft Minutes).
3.0 PROJECT DESCRIPTION
The applicant is proposing to construct a new 31,250-square foot operation, administration and
maintenance facility for RTA. The proposed project will be located along Prado Road, Elks Lane and
Highway 101, and south of the Sunset Drive-In Theater. The property is flat and mostly vacant with
a small portion of the site occupied by a U-Haul Rental Facility. The proposed architecture is
industrial with clean, simple lines, flat roof design, and articulation along the front building. The
project uses metal paneling, concrete masonry block, metal roofing, metal canopies, and aluminum
storefront glazing. The building colors include a muted white with trim and architectural details in
gray, green and blue.
Additionally, the applicant is requesting a fence height exception to allow up to an 8-foot-tall security
fencing where normally 3 to 6-foot-tall fencing is allowed. RTA is seeking to provide adequate
security for the high-value vehicles and equipment that will be stored in the open area of the property.
Vines will be grown on the fencing to soften the appearance of the fence and add to the landscaping
on the site.
4.0 PROJECT STATISTICS
Site Details Proposed1 Allowed/Required2
Front Setback 114 feet 15 feet
Side Setback Varies; minimum 24 feet 5-9 feet
Maximum Height of Structures 29.5 feet 50 feet
Max Building Coverage 13% 60%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
84
12 EV Ready
18
56
6 EV Ready
2
1 Project Plans (Attachment 1)
22019 Zoning Regulations
5.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards of the General Plan, Zoning Regulations,
and be consistent with the applicable Community Design Guidelines (CDG). Staff has evaluated the
project and identified discussion items for the PC to consider in order to ensure the project responds
to ARC direction and is in substantial compliance with the applicable standards, as discussed in this
analysis.
5.1 Consistency with the General Plan
The Land Use Element identifies several special focus areas within the City for specific types of
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development. The proposed project is located in the Sunset Drive-in Theater / Prado Road special
focus area1 and is identified for transportation agency use. On May 14, 2014, the Planning
Commission determined that the RTA use conformed with the General Plan (Resolution No. PC-
5602-14). The Land Use Element further outlines in Policy 3.5.1(D) that “Government social services
and the regional offices of state and federal agencies should be near the intersections of South Higuera
Street, Prado Road, and Highway 101.” The RTA is a Joint Powers Authority, a partnership or
collaboration between agencies across separate local or state governments, with members of the
Board made up of council members from each city in SLO County and the County Board of
Supervisors. The proposed location of the RTA facility will be located across Prado Road from the
City’s Corporation Yard, vehicle maintenance facility and Water Resource Recovery Facility
(WRRF) consistent with Land Use Policy 5.1.1.2
5.2 Consistency with the Zoning Regulations
The project design complies with lot coverage, floor area ratios, and building height requirements for
the Office zone with a PD overlay (see Section 4.0 Project Statistics). The project site was rezoned to
O-PD in 1992 (Ordinance No. 1223 (1992 Series)) as an expansion of the Government / Social
Services Area as part of one of the City's Land Use Element policies. As a local, regional agency, the
RTA is consistent with the Planned Development Overlay zone at the proposed site.
5.3 Architectural Review Commission Directional Items
The ARC recommended that the Planning Commission find the project consistent with the
Community Design Guidelines and applicable City Standards and provided two directional items to
be considered. The applicant’s response to ARC direction is discussed below.
ARC Directional Item #1: Review fencing details design to ensure adequate security and address
visual impacts per Community Design Guidelines 3.3 F-3 and 3.3 F-5.
1 Land Use Program 8.9: The Sunset Drive-in Theater / Prado Road Area. This 38-acre area should be further developed
only if flooding can be mitigated without significant harm to San Luis Obispo Creek. Until flood hazards are mitigated,
continued agricultural use and low-intensity recreational use are appropriate. Any use drawing substantial regional traffic
also depends on providing needed infrastructure at Prado Road, extending Prado Road to connect with Madonna Road,
and realignment of Elks Lane.
Once flooding, access, and agricultural preservation issues are resolved, the area would be suitable for development as a
mixed use (horizontal or vertical) development with a mix of Commercial uses. Permanent open space shall be required
in order to protect the adjacent San Luis Ob ispo Creek. As part of future development, a full assessment of the Drive -in
Theater site’s potential as a historic resource will need to be evaluated and addressed. Bicycle connectivity as referenced
in the Bicycle Transportation Plan is an important component of future development of the area.
Property within the area may need to be designed to accommodate the Homeless Services center and/or transportation
agency use.
2 5.1.1 Grouping for Convenience: The City shall support the continued grouping of government offices that provide
similar types of services for efficient service delivery.
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Response: The applicant has updated the plans
to include better illustrations of the proposed
fencing (Figure 1, and Attachment 2, Project
Plans, Sheet 11) and has changed the linear line
of the fence to include indentations to allow
landscaping (Figure 2). The proposed change is
consistent with CDG 3.3 F-3 which states “Long
expanses of fence or wall surfaces should be
offset and architecturally designed to prevent
monotony. Landscape pockets should be
provided along the wall.” The proposed fencing
is specifically designed for sturdiness and
security, while also designed to fade into the
landscape, reducing the appearance of the fence
being a single material (CDG 3.3 F-5).
ARC Directional Item #2: Revise Colors: Metal siding colors should be more muted and more closely
match [the hue of] the corresponding block color.
Response: The applicant is proposing a new shade of white for the metal paneling. They are proposing
a muted white color that is not a bright white and complements the proposed white and charcoal
colored CMU blocks.
6.0 ENVIRONMENTAL REVIEW
An Initial Study - Mitigated Negative Declaration (IS-MND) of Environmental Review was
completed by the RTA for the proposed project in July 2017 (see
https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-2003). A 30-day public review period extended
from July 20, 2017 through August 18, 2017, and no comments were provided to the RTA during the
Figure 1: Welded wire anti-climb metal fence
Figure 2: Perspective illustration showing the offset fence line
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public review comment period. On September 6, 2017 the RTA Board met and voted unanimously to
adopt the IS-MND and a Notice of Determination (NOD) was filed by the RTA (State Clearinghouse
Number 2017071040).
The adopted IS-MND identifies that the project would potentially affect the following environmental
factors unless mitigated: air quality, biological resources, cultural resources, geology and soils, noise,
and tribal cultural resources. All of the mitigation measures identified in the IS-MND are included in
the Draft Resolution (Attachment 1).
With the IS-MND adopted and the architectural plans for the proposal completed, RTA submitted
their entitlement application to the City. Staff reviewed the IS-MND and determined that minor
technical changes consisting of updated information needed to be included in the environmental
document and that an addendum could be completed per State CEQA Guidelines Section 15164.
Section 15164 subsection (b) of the State CEQA Guidelines states that an addendum to an adopted
negative declaration may be prepared if only minor technical changes or additions are necessary or
none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or
negative declaration have occurred. This section of the State CEQA Guidelines is designed to provide
clear authority for an addendum as a way of making minor changes or additions to Environmental
Impact Reports and (Mitigated ) Negative Declarations and it allows the City to prepare an addendum
to an IS -MND adopted by a different public agency.
The addendum (Attachment 4) adds additional information to the environmental record for the
project, including clarifications to the project description and associated analysis, updated
environmental setting descriptions as applicable, and incorporation of a Phase I Environmental Site
Assessment and associated existing regulatory requirements. As documented and supported by the
analysis in the addendum: 1) these minor technical changes do not materially change the findings and
conclusions of the adopted IS-MND; 2) no substantial changes are proposed or would occur that
would require major revisions to the adopted IS-MND; 3) no new significant environmental effects
are identified and there would not be a substantial increase in the severity of previously identified
significant effects; 4) the project would not result in any significant effects that would be substantially
more severe than what was identified in the adopted IS-MND; and 5) the applicant will comply with
all identified adopted mitigation measures.
7.0 OTHER DEPARTMENT COMMENTS
All City Departments have reviewed the project and have provided comments that are incorporated
into the recommended resolution as conditions of approval.
8.0 ALTERNATIVES
8.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
8.2 Deny the project. An action denying the application should include findings that cite the basis for
denial and should reference inconsistency with the General Plan, Community Design Guidelines,
Zoning Regulations or other policy documents.
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9.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. ARC Draft Minutes (6.17.2019)
4. Addendum (Addendum with appendices available online at:
https://www.slocity.org/Home/ShowDocument?id=23542)
5. Initial Study/Mitigated Negative Declaration available online at:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2003
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RESOLUTION NO. PC-XXXX-19
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A 31,250-SQUARE FOOT
OPERATION, ADMINISTRATION AND MAINTENANCE FACILITY
FOR THE REGIONAL TRANSIT AUTHORITY (RTA), INCLUDING A
REQUEST FOR A FENCE HEIGHT EXCEPTION TO ALLOW A FENCE
OF A MAXIMUM OF 8 FEET WHERE A RANGE OF HEIGHTS FROM 3
TO 6 FEET IS THE STANDARD MAXIMUM WITH A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL REVIEW AND
ADDENDUM AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED JULY 24, 2019 (253 ELKS LANE, ARCH-0200-
2019 & EID-0201-2019)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on June 17, 2019, recommending the Planning Commission find the project
consistent with the Community Design Guidelines, pursuant to a proceeding instituted under
ARCH-0200-2019, Geoff Straw, applicant; and
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
July 24, 2019, pursuant to a proceeding instituted under ARCH-0200-2019 & EID-0201-2019,
Geoff Straw, applicant; and
WHEREAS, the Planning 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.
WHEREAS, notices of said public hearings 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. Environmental Review. A Mitigated Negative Declaration was adopted by
the RTA Board on September 6, 2017 (SCH# 2017071040). The Planning Commission hereby
adopts the Addendum to the adopted Mitigated Negative Declaration of Environmental Review,
finding that: 1) the minor technical changes addressed in the Addendum do not materially change
the findings and conclusions of the adopted Mitigated Negative Declaration; 2) no substantial
changes are proposed or would occur that would require major revisions to the adopted Mitigated
Negative Declaration; 3) no new significant environmental effects are identified and there would
not be a substantial increase in the severity of previously identified significant effects; 4) the
project would not result in any significant effects that would be substantially more severe than
what was identified in the adopted Mitigated Negative Declaration; and 5) the applicant will
comply with all adopted mitigation measures.
ATTACHMENT 1
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Resolution No. PC-XXXX-19
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Air Quality
AQ‐1 Measures to Reduce Fugitive Dust During Construction. Implementation of the following
mitigation measures, as recommended by the San Luis Obispo County APCD, would be required
to minimize construction fugitive dust emissions and help ensure that construction emissions
remain at a less than significant level.
• Reduce the amount of the disturbed area where possible;
• Water trucks or sprinkler systems shall be used during construction in sufficient quantities
to prevent airborne dust from leaving the site. Increased watering frequency shall be
required whenever wind speeds exceed 15 mph. Reclaimed (non‐potable) water shall be
used whenever possible;
• All dirt stockpile areas shall be sprayed daily as needed;
• Permanent dust control measures identified in the approved project revegetation and
landscape plans shall be implemented as soon as possible following completion of any soil
disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading shall be sown with a fast germinating, non‐invasive grass seed and watered
until vegetation is established;
• All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the
SLOAPCD;
• All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible
after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface
at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of load and
top of trailer) in accordance with California Vehicle Code Section 23114;
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off
trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto adjacent paved
roads. Water sweepers with reclaimed water shall be used where feasible;
• All of these fugitive dust mitigation measures shall be shown on grading and building
plans; and
• The contractor or builder shall designate a person or persons to monitor the fugitive dust
emissions and enhance the implementation of the measures as necessary to minimize dust
complaints, reduce visible emissions below 20 percent opacity, and to prevent transport of
dust offsite. Their duties shall include holidays and weekend periods when work may not
be in progress. The name and telephone number of such persons shall be provided to the
SLOAPCD Compliance Division prior to the start of any grading, earthwork or demolition.
AQ‐2 Measures to Reduce Construction Equipment Emissions.
• Maintain all construction equipment in proper tune according to the manufacturer’s
ATTACHMENT 1
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Resolution No. PC-XXXX-19
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specifications;
• Fuel all off‐road and portable diesel-powered equipment with ARB certified motor vehicle
diesel fuel (non‐taxed version suitable for use off‐road);
• Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off -
road heavy‐duty diesel engines, and comply with State Off‐road Regulation;
• Use on‐road heavy‐duty trucks that meet the ARB’s 2007 or cleaner certification standard
for on‐road heavy‐duty diesel engines, and comply with State On‐Road Regulation;
• Construction or trucking companies with fleets that do not have engines in their fleet that
meet the engine standards identified in the above two measures (e.g., captive of NOX
exempt area fleet) may be eligible by proving alternative compliance;
• All on‐ and off‐road diesel equipment shall not idle for more than five minutes. Signs shall
be posted in the designated queuing areas and on job sites to remind drivers and operators
of the five‐minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors is not permitted;
• Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
• Electrify equipment when possible;
• Substitute gasoline‐powered in place of diesel‐powered equipment, where feasible; and
• Use alternatively fueled construction equipment on‐site where feasible,
AQ‐3 Measures to Reduce Operational Idling Emissions. To help reduce the emissions impact
from diesel buses and equipment at the proposed facility, RTA will implement the following idling
control techniques:
1. California Diesel Idling Regulations
a) On‐road diesel vehicles shall comply with Section 2485 of Title 13 of the California
Code of Regulations. This regulation limits idling from diesel‐fueled commercial
motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and
licensed for operation on highways. It applies to California and non‐California
based vehicles. In general, the regulation specifies that drivers of said vehicles:
i. Shall not idle the vehicle’s primary diesel engine for greater than 5‐minutes
at any location, except as noted in Subsection (d) of the regulation; and
ii. Shall not operate a diesel‐fueled auxiliary power system (APS) to power a
heater, air conditioner, or any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater than 5.0 minutes at any
location when within 1,000 feet of a restricted area, except as noted in
Subsection (d) of the regulation.
b) Signs must be posted in the designated queuing areas and job sites to remind drivers
and operators of the state’s 5‐minute idling limit.
c) The specific requirements and exceptions in the regulations can be reviewed at the
following web sites: arb.ca.gov/msprog/truck‐idling/2485.pdf and
arb.ca.gov/regact/2007/ordiesl07/frooal.pdf.
2. Diesel Idling Restrictions Near Sensitive Receptors. In addition to the state required diesel
idling requirements, the RTA shall comply with these more restrictive requirements to
minimize impacts to nearby sensitive receptors:
ATTACHMENT 1
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Resolution No. PC-XXXX-19
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a) Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
b) Use of alternative fueled or electric equipment is recommended as feasible; and
Signs that specify the no idling areas must be posted and enforced at the site.
Biological Resources
BIO‐1 Nesting Birds. To avoid disturbance of nesting and special‐status birds, including raptorial
species protected by the MBTA and CFGC, activities related to the project, including, but not
limited to, vegetation removal, ground disturbance, and construction and demolition shall occur
outside of the bird breeding season (February 15 through September 1), when possible. If
construction must begin during the breeding season, then a pre‐construction nesting bird survey
shall be conducted by a Qualified Biologist no more than one week prior to initiation of ground
disturbance and vegetation removal activities to determine the presence/absence of nesting birds
within the project site. The California Department of Fish and Wildlife generally considers an
appropriate buffer of 100 feet for passerines and 300 feet for raptors. The Qualified Biologist shall
perform at least two hours of pre‐construction monitoring of the nest to characterize “typical” bird
behavior. The Qualified Biologist shall monitor the nesting birds and shall increase the buffer if
the Qualified Biologist determines the birds are showing signs of unusual or distressed behavior
due to project activities. Atypical nesting behaviors that may cause reproductive harm include but
are not limited to, defensive flights/vocalizations directed towards project personnel, standing up
from a brooding position, and flying away from the nest. The Qualified Biologist shall have
authority, through the Resident Engineer, to order the cessation of all project activities if the
nesting birds’ exhibit atypical behavior which may cause reproductive failure (nest abandonment
and loss of eggs and/or young) until an appropriate buffer is established. To prevent encroachment,
the established buffer(s) shall be clearly marked by high visibility material. The established
buffer(s) shall remain in effect until the young have fledged or the nest has been abandoned as
confirmed by the Qualified Biologist. Any sign of nest abandonment shall be reported to California
Department of Fish and Wildlife within 48 hours
BIO‐2 Invasive Plant Species. To minimize the spread of invasive plant species during project
work, prior to construction all staff and contractors shall receive from a qualified botanist/biologist,
invasive plant prevention training. The training shall provide an appropriate
identification/instruction guide, a list of target species for the area, and a list of measures for early
detection and eradication. Prior to construction, specific areas shall be designated for cleaning of
tools, vehicles, equipment, clothing, footwear, and any other gear to be used on site. During
construction, before entering and exiting the work site, all tools, equipment, vehicles, clothing,
footwear, and other gear shall be thoroughly cleaned to remove soil, seeds, and plant parts. The
reproductive parts (seeds, mature flowers, roots and shoots, as well as other parts of species that
reproduce in a vegetative manner) shall be removed, stored in sealed containers, transported
sealed, and appropriately disposed of at a certified landfill. All disturbed areas that are not
converted to hardscape shall be hydroseeded with a mix of locally native species upon completion
of work in the area. In areas where construction is ongoing, hydro‐seeding shall occur in those
areas where no construction activities have occurred within six weeks of ground disturbance. If
exotic species invade the area prior to hydro‐seeding, weed removal shall occur in consultation
with a qualified botanist/biologist.
ATTACHMENT 1
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Resolution No. PC-XXXX-19
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Cultural Resources
CUL‐1 Archeological Testing Program. Prior to project related ground disturbance, an Extended
Phase I (XPI) archaeological testing program shall be performed within the project area of potential
effect (APE). This study should be conducted by a qualified archaeologist under the direction of a
qualified principal investigator and in accordance with CEQA and Section 106. The qualified
archaeologist should prepare a testing plan designed to establish the presence or absence and extent
of archaeological deposits within the direct APE. An XPI conducted prior to project construction
could reduce potential delays caused by unanticipated finds during construction by informing the
applicant of what types of resources may exist on the property and where. In the event that a
subsurface resource is found during the XPI, additional studies such as a Phase II investigation
may be required to determine if the resource is eligible for the CRHR and/or the NRHP. The results
of the XPI will also determine whether additional mitigation such as monitoring will be necessary.
XPI testing should be observed by a Native American monitor.
CUL‐2 Monitoring by Qualified Archaeologist. A qualified principal investigator, defined as an
archaeologist who meets the Secretary of the Interior’s Standards for professional archaeology (36
CFR 61), shall be retained to carry out all mitigation measures related to archaeological and
historical resources (hereafter principal investigator). Monitoring shall involve inspection of
subsurface construction disturbance at or in the immediate vicinity of known sites, or at locations
that may harbor buried resources that were not identified on the site surface.
CUL‐3 Unanticipated Discovery of Human Remains. The discovery of human remains is always
a possibility during ground disturbing activities. If human remains are found, the State of
California Health and Safety Code Section 7050.5 states that no further disturbance shall occur
until the county coroner has made a determination of origin and disposition pursuant to Public
Resources Code Section 5097.98. In the event of an unanticipated discovery of human remains,
the San Luis Obispo County coroner must be notified immediately. If the human remains are
determined to be prehistoric, the coroner will notify the Native American Heritage Commission
(NAHC), which will determine and notify a most likely descendant (MLD). The MLD shall
complete the inspection of the site within 48 hours of notification and may recommend scientific
removal and nondestructive analysis of human remains and items associated with Native American
burials.
Geology and Soils
GEO‐1 Conduct Geotechnical Investigation and Soil Remediation. Prior to construction activities,
a preliminary geotechnical investigation shall be conducted to determine the presence or absence
of unstable soils or soils that would become unstable during a seismic event, including the potential
for liquefaction at the project site. The geotechnical investigation shall be conducted by trained
engineers and shall comply with ASTM approved methodologies. Based on the results of the
preliminary geotechnical investigation, unstable soils or soil that would become unstable during a
seismic event shall be remediated to ensure that on‐site soils would provide adequate structural
support for proposed structures. All on‐site structures, transportation infrastructure and subgrades
ATTACHMENT 1
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shall comply with applicable methods of the California Building Code and all transportation
infrastructures shall comply with the most current California Department of Transportation design
standards. Soil remediation may be achieved through, for example, structural piers, excavation of
unstable soils, importation of clean, engineered fill, compaction of existing on‐site soils,
improvement of sub‐surface drainage, or a combination of methodologies.
Noise
NOI‐1 Construction Vehicle Travel Route. Construction vehicles and haul trucks shall utilize
roadways which avoid residential neighborhoods and sensitive receptors, where possible. The
applicant shall submit a proposed construction vehicle and hauling route for City review and
approval prior to grading/building permit issuance. The approved construction vehicle and hauling
route shall be used for soil hauling trips prior to construction as well as for the duration of
construction.
NOI‐2 Construction Activity Timing. Except for emergency repair of public service utilities, or
where an exception is issued by the Community Development Department, no operation of tools
or equipment used in construction, drilling, repair, alteration, or demolition work shall occur daily
between the hours of 7:00 PM and 7:00 AM, or any time on Sundays, holidays, or after sunset,
such that the sound creates a noise disturbance that exceeds 75 dBA for single family residential,
80 dBA for multi‐family residential, and 85 dBA for mixed residential/commercial land uses
across a residential or commercial property line.
NOI‐3 Construction Equipment Best Management Practices (BMPs). For all construction activity
at the project site, noise attenuation techniques shall be employed to ensure that noise levels are
maintained within levels allowed by the City of San Luis Obispo Municipal Code, Title 9, Chapter
9.12 (Noise Control). Such techniques shall include:
• Sound blankets on noise‐generating equipment.
• Stationary construction equipment that generates noise levels above 65 dBA at the project
boundaries shall be shielded with barriers that meet a sound transmission class (a rating of
how well noise barriers attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped with
factory‐recommended mufflers.
• For stationary equipment, the applicant shall designate equipment areas with appropriate
acoustic shielding on building and grading plans. Equipment and shielding shall be
installed prior to construction and remain in the designated location throughout
construction activities.
• Electrical power shall be used to power air compressors and similar power tools.
• The movement of construction‐related vehicles, with the exception of passenger vehicles,
along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00
AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between construction sites and affected
uses.
ATTACHMENT 1
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Resolution No. PC-XXXX-19
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NOI‐4 Neighboring Property Owner Notification and Construction Noise Complaints. The
contractor shall inform residents and business operators at properties within 300 feet of the project
site of proposed construction timelines and noise complaint procedures to minimize potential
annoyance related to construction noise. Proof of mailing the notices shall be provided to the
Community Development Department before the City issues a zoning clearance. Signs shall be in
place before beginning of and throughout grading and construction activities. Noise‐related
complaints shall be directed to the City’s Community Development Department.
Plan Requirements and Timing. Construction plans shall note construction hours, truck routes, and
construction Best Management Practices (BMPs) and shall be submitted to the City for approval
prior to grading and building permit issuance for each project phase. BMPs shall be identified and
described for submittal to the City for review and approval prior to building or grading permit
issuance. BMPs shall be adhered to for the duration of the project. The applicant shall provide and
post signs stating these restrictions at construction site entries. Signs shall be posted prior to
commencement of construction and maintained throughout construction. Schedule and
neighboring property owner notification mailing list shall be submitted 10 days prior to initiation
of any earth movement. The Community Development department shall confirm that construction
noise reduction measures are incorporated in plans prior to approval of grading/building permit
issuance. All construction workers shall be briefed at a pre‐construction meeting on construction
hour limitations and how, why, and where BMP measures are to be implemented. A workday
schedule will be adhered to for the duration of construction for all phases.
Monitoring. City staff shall ensure compliance throughout all construction phases. Building
inspectors and permit compliance staff shall periodically inspect the site for compliance with
activity schedules and respond to complaints.
Tribal Cultural Resources
TCR‐1 Native American Monitor. A Native American monitor shall be present during ground
disturbing activities due to the area being identified as a culturally sensitive location. The
monitor(s) shall be on‐site on a full‐time basis during earthmoving activities, including grading,
trenching, vegetation removal, or other excavation activities.
TCR‐2 Unanticipated Discovery of Tribal Cultural Resources. In the event that archaeological
resources of Native American origin are identified during project construction, a qualified
archaeologist will consult with the City to begin Native American consultation procedures.
SECTION 2. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0200-2019 & EID-0201-2019), based on the following findings:
1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project respects site constraints and
will be compatible with the scale and character of the neighborhood.
ATTACHMENT 1
Packet Page 22
Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 8
2. The project is consistent with the Zoning Regulations, since the proposed building design
complies with all property development standards including height, setbacks, coverage, floor
area ratio, density, and parking for the Office zone with a Planned Development and Special
Focus Overlays (O-PD-SF).
3. The project is consistent with the General Plan, Land Use Element Policies 3.5.1(D) and 5.1.1
because it promotes the location of a regional transportation agency near the intersections of
South Higuera Street, Prado Road, and Highway 101 and supports the grouping of
government offices that provide similar types of services for efficient service delivery.
4. The proposed project is consistent with Chapter 17.64. Airport (AOZ) Overlay Zone of the
Zoning Regulations.
5. The project design is consistent with the City’s Community Design Guidelines Section 3.3,
industrial development, and provides a design that is compatible with the proposed use and
the characteristics of the surrounding neighborhood.
6. The project design is consistent with the Community Design Guidelines by providing a
variety of architectural treatments and landscaping that add visual interest and articulation to
the building and site design that are compatible with the design and scale of the existing
structures in the surrounding neighborhood.
7. No public purpose is served by strict compliance with the City’s fence height standards
because the location, height, and extent of the proposed fence would not have a negative
effect on the health, safety, or welfare of those living or working in the community.
8. Fencing will be located outside of the required sight distance triangles in order to ensure
adequate sight distance at the driveways.
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 (PC) hereby grants
final approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission for
project ARCH-0200-2018. A separate, full-size sheet shall be included in working drawings
submitted for a building permit that lists all conditions and code requirements of project
approval listed as sheet number 2. Reference shall be made in the margin of listed items as
to where in plans requirements are addressed. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
ATTACHMENT 1
Packet Page 23
Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 9
2. It shall be the responsibility of all owners of property offered for sale or for lease within the
airport overlay zone (AOZ) to provide a disclosure prior to selling or leasing property in San
Luis Obispo as specified in the airport land use plan.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
4. Plans submitted for a building permit shall clearly depict the type of bicycle racks proposed,
location and dimensions of all short and long-term bicycle parking. Sufficient detail shall be
provided about the placement and design of bike racks to demonstrate compliance with
relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the
Public Works and Community Development Directors.
5. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and railings. Plans shall indicate 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. Plans shall demonstrate the use of high-quality materials for all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
6. Mechanical and electrical equipment shall be located internally. With submittal of working
drawings, the applicant shall include sectional views of the building, which clearly show the
sizes of any proposed condensers and other mechanical equipment. If any condensers or other
mechanical equipment is to be placed on the roof, plans submitted for a building permit shall
confirm that parapets and other roof features will adequately screen them. A line-of-sight
diagram may be required to confirm that proposed screening will be adequate. This condition
applies to initial construction and later improvements.
7. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
8. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
ATTACHMENT 1
Packet Page 24
Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 10
corresponding symbols for each plant material showing their specific locations on plans.
Street trees species shall comply with City standards.
9. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards. The locations of all lighting, including
bollard style landscaping or path lighting, shall be included in plans submitted for a building
permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations
included as part of working drawings. All wall-mounted lighting shall complement building
architecture. The lighting schedule for the building shall include a graphic representation of
the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected
fixture(s) shall be shielded to ensure that light is directed downward consistent with the
requirements of the City’s Night Sky Preservation standards contained in Chapter 17.70.100
of the Zoning Regulations.
10. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
11. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
12. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
Engineering Division – Public Works/Community Development
13. Projects involving the construction of new structures generally requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
ATTACHMENT 1
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Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 11
14. New curb, gutter, sidewalk, street paving, signing, striping, and driveway approach
improvements are normally required as a condition of development permits and would be
constructed in accordance with City Engineering Standards and Standard Specifications.
Because of the timing with the design and construction of the Prado Road overpass, the City
has approved the deferral of some or all of the standard street improvements along Elks,
Prado, and the Elks realignment. The applicant/property owner should provide a written
request to defer said improvements. If deferred, a covenant agreement shall be recorded to
complete the frontage improvements in the future.
15. Interim access and utility connections shall be approved to the satisfaction of the City and
serving utility companies.
16. The building permit plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
17. The building plan submittal shall show and note the right-of-way width, location of frontage
improvements, front property line location, offers of dedication, and all easements. All
existing and proposed improvements located within the public right-of-way shall be shown
for reference.
18. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. All
work in the public right-of-way shall be shown or noted.
19. All new wire services to the new structure(s) including electrical service, phone, fiber, and
cable TV shall be placed underground. The undergrounding of utilities shall be completed
without a net increase in the number of required utility poles.
20. New streetlight(s) may be required along the realigned Elks frontage depending upon whether
temporary access or complete frontage improvements will be constructed.
21. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of the
property lines in accordance with the grading ordinance. The plan shall consider historic
offsite drainage tributary to this property that may need to be conveyed along with the
improved on-site drainage. This development will alter and/or increase the storm water runoff
from this site. The improved or altered drainage shall be directed to the street and not across
adjoining property lines unless the drainage is conveyed within recorded easements or
existing waterways.
22. The building plan submittal shall show and note compliance with the Post Construction
Stormwater Regulations as promulgated by the Regional Water Quality Control Board for
ATTACHMENT 1
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Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 12
development projects. Post Construction Plan checklists are available on the City website or
by request. An operations and maintenance manual will be required for the post-construction
stormwater improvements.
23. The building plan submittal shall include a Private Stormwater Conveyance System
Management and Maintenance Agreement (Operations and Maintenance Agreement) on a
form provided by the City. The agreement shall be recorded and shall reference any separate
maintenance program documents and the approved building plans.
24. Water quality treatment systems, the treatment train, and maintenance BMP’s shall be
included in an Operation and Maintenance Manual.
25. The final drainage report shall show and note compliance with Waterway Management Plan
Drainage Design Manual. The final drainage report and building plan submittal shall show
and note compliance with the Floodplain Management Regulations. The drainage report shall
include a complete summary of any initial (Interim) drainage improvements vs. the final
drainage improvements, strategy, and design. The report shall clarify what future
improvements may be required to accommodate the Elks Lane re-alignment.
26. The building plan submittal shall comply with the City’s Floodplain Management Regulations
and the current Flood Insurance Rate Map. City/FEMA regulations require elevation and/or
floodproofing to at least 1’ above the Base Flood Elevation (BFE). Floodproofing to a
freeboard height of 2’ above the BFE may provide better flood protection/reduced flood
insurance premiums and is recommended.
27. The building plan submittal shall include a detailed site plan exhibit to show the scope of
improvements, alterations, and demolitions required to accommodate the future Elks Lane re-
alignment as currently contemplated. The plan shall consider final parking lot access, site
improvements, circulation, utility relocations, site lighting, and landscaping. A covenant
agreement to remove, alter, or relocate the existing improvements to accommodate the Elks
Lane re-alignment shall be recorded prior to final inspection approvals, if applicable.
28. One 15-gallon street tree is generally required for each 35 lineal feet of frontage as a condition
of development. Some street tree planting may be deferred and included in a covenant for
future planting/improvements if specifically approved for deferral by the City Arborist and
Community Development Director.
29. The City supports the proposed tree removals and the proposed compensatory on-site tree
plantings as shown in the ARC plans. Additional landscape/buffer trees may be required along
the Prado and Elks frontages outside the proposed security fencing. The final tree planting
requirement and species shall be approved to the satisfaction of the Community Development
Director and City Arborist depending upon the project timing, overpass project timing, and
final designs.
ATTACHMENT 1
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Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 13
Utilities Department
30. 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. Recycled water is readily available east of the intersection
of Elks Lane and Prado Road.
31. Prior to issuance of a building permit the development’s recycled water system shall have: a
12-inch recycled water system along the north boundary of the project, and within the Elks
Lane realignment; approximately 650-ft of main. The new main will remain inactive (dry)
until the final connection to the east is made onto Prado Road by the Day Center
Improvements, therefore the project may use potable water from the north boundary to feed
the irrigation system. A temporary connection can be made from the recycled water main
available on Prado Road to service the project from the south boundary through an alignment
meeting the Engineering Design Standards, and to the satisfaction of the Utilities Engineer.
32. Water flow rates and flow velocities shall comply with the requirements of the 2016 Potable
Water Distribution System Operations Master Plan. Prior to issuance of a building permit the
development’s water system shall have: (1) a 12-inch water main extending easterly along
the new Elks Lane realignment up to the northeast corner of the project; and (2) approximately
650-ft of water main.
33. Sewer flow rates and flow velocities shall comply with the requirements of the 2016
Wastewater Collection System Infrastructure Renewal Strategy. Prior to issuance of a
building permit the development’s sewer system shall have: a private sewer lateral adequately
sized to convey the new sewer flows to a point near the east boundary of the project, and then
temporarily discharge the flows south into the 48” sewer main along Prado Road. The Prado
Road overcrossing may require the 48” sewer main to get relocated into the new Elks Lane
Road realignment, which may trigger the need to re-direct the sewer flows from the east
boundary of the project to a point located near the northeast corner of the project. The lateral
relocation and re-direction of flow will not be in the scope of this proposed project, but the
inverts need to be deep enough to re-direct the flows without the need of a private lift station.
34. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be
served to each lot to the satisfaction of the Public Works Department and serving utility
companies. All public and private sewer mains/laterals shall be shown on the public
improvement plans and shall be constructed per City Engineering Standards unless a waiver
or alternate standard is otherwise approved by the City. The plans shall clearly delineate and
distinguish the difference between public and private improvements. No sewer lift stations
shall be used for the wastewater collection system given that preliminary designs demonstrate
the ability to serve the development by a gravity sewer system.
35. All 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. All public utilities shall be within the public
ATTACHMENT 1
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Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 14
right of way, and final alignment of all water and sewer mains to be approved by the Utilities
Engineer.
36. All sewer and water infrastructure impacted by the proposed Elks Lane re-alignment and
associated appurtenances shall be removed and replaced to the satisfaction of the Utilities
Director.
37. Where automobiles are serviced, greased, repaired, or washed, separators shall be provided
to prevent the discharge of oil, grease, and other substances harmful or hazardous to the City’s
wastewater collection system consistent with City standards.
38. Final grades and alignments of all public and/or private water, recycled water, sewer and
storm drains shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of on-site service laterals and
meters shall be approved in conjunction with the review of the building plans, fire sprinkler
plans, and/or public improvement plans.
39. The limit, extent, and method of termination for all public utilities shall be approved to the
satisfaction of the City Utilities Engineer. The final design shall consider any on-going City
maintenance of the same. Redundant mains or mainlines located with limited access for
maintenance may need to be redesigned. The extension of mainlines along the project
boundary/frontage may be required for orderly development.
40. The improvement plans shall show the location of all domestic and landscape water meters.
The plan shall include service lateral sizes and meter sizes. Sizing calculations may be
required to justify service and meter sizing.
41. Irrigation systems using recycled water shall be designed and operated as described consistent
with 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 for review during the City’s improvement plan
and/or building permit review process.
42. The project’s Landscape Plan shall be consistent with provisions of the City’s m aximum
applied water allowance or (MAWA).
43. Management of refuse generations for waste, recyclables, and organics shall comply with
state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas
emissions.
44. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
ATTACHMENT 1
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Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 15
Transportation Division – Public Works
45. Prior to building permit issuance, the applicant shall provide a preliminary design of the
realignment of Elks Lane along the project frontage to the satisfaction of the Public Works
Department. Preliminary plans shall be provided to show that the proposed project, site
design, utility connections, horizontal, and vertical controls will generally accommodate a
future re-alignment of Elks Lane. The plan shall include public utility main
extensions/relocations into the re-aligned street.
46. Prior to issuance of building permit the property owner shall dedicate an irrevocable offer of
public rights of way for the realignment of Elks Lane, Prado Road widening and
interchange/overpass, subject to approval of the Director of Public Works.
47. Prior to issuance of building permit the property owner/applicant shall enter into a covenant
agreement for the construction of public improvements for the Elks lane realignment along
the property frontage. These improvements shall include curb, gutter, street paving, water and
sewer utilities, and all necessary appurtenances per City standards. These improvements may
include the removal and/or adjustment of any conflicts such as interim driveways, parking
lots, basins, and swales.
48. The building plan submittal shall include applicable vehicle turning path analyses for site
access driveways-both interim driveways along the existing Elks Lane alignment, and
ultimate driveways along the future realigned segment of Elks Lane.
Fire Department
49. Water Supplies shall be in accordance with Sections 507 of the CFC. An approved water
supply capable of providing the required fire flow for fire protection is required. The fire
flow shall be determined using Appendix B of the CFC. Show locations of any nearby
existing public fire hydrants. In addition to the 2 proposed private hydrants, a public hydrant
will be required on the future Elks Lane roadway, near the double detector check valve
backflow preventer. Show this public hydrant on plans.
Indemnification
50. 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.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
ATTACHMENT 1
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Resolution No. PC-XXXX-19
253 Elks Lane, ARCH-0200-2019 & EID-0201-2019
Page 16
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 24th day of July, 2019.
_____________________________
Tyler Corey, Secretary
Architectural Review Commission
ATTACHMENT 1
Packet Page 31
PLANNING COMMISSION SUBMITTALSan Luis Obispo Regional Transit Authority | Bus Maintenance Facility | 07/10/19SHEET INDEX00 COVER SHEET01 SITE PLAN02 GRADING & DRAINAGE PLAN03 UTILITIES SITE PLAN04 HYDROZONE SITE PLAN & CALCS05 HYDROZONE CALCULATIONS06 CONCEPTUAL LANDSCAPE PLAN07 CONCEPTUAL LANDSCAPE LEGEND08 ENLARGED SITE PLAN09 PLANTING LEGEND10 SITE LIGHTING PLAN11 SITE FURNISHINGS & BUILDING FINISHES12 SITE SECTIONS13 NORTHEAST OVERALL14 SOUTHWEST OVERALL15 NORTHEAST16 SOUTHEAST17 NORTHWEST18 NORTH-VISITOR ENTRY19 NORTHWEST-EMPLOYEE ENTRY20 CONCEPT BUILDING PLAN21 DESIGN CONCEPT22 BUILDING ELEVATIONS23 BUILDING ELEVATIONS24 SITE LIGHTING SECTIONVICINITY MAPPROJECT LOCATIONhttp://search.landinfo.com/http://search.landinfo.com/ATTACHMENT 2Packet Page 32
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14' CLR CANOPY, TYPBYPASS LANEFUTURE ELEC EQUIP FOR ELEC BUS CHARGERS
&/5
HIGH ROOFSITE PLAN LEGEND:FUTURE SOLAR CANOPYLANDSCAPELOW ROOFCANOPYPROPERTY LINEFUTURE ROOFTOP SOLAR SYSTEMDrawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:08 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority01Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019SITE PLANNNOTES:1. APN: 053-041-0712. EXISTING SITE IS MOSTLY UNDEVELOPED W/ SMALL UHAUL RENTAL FACILITY TO BE DEMOLISHED AT CORNER OF PRADO ROAD AND ELKS LANE.3. FUTURE PRADO ROAD MODIFICATIONS, 101 OVERPASS, AND ELKS LANE REALIGNMENT SHOWN CONCEPTUALLY BASED ON DOCUMENTS PROVIDED BY THE CITY. SHOWN FOR REFERENCE TO FUTURE SITE CONSTRAINTS ONLY.4. FINISHED FLOOR ELEVATION OF PROPOSED BUILDINGS TO BE SET ONE FOOT ABOVE BASE FLOOD ELEVATION AT 139'-0".BUILDING SUMMARY:TOTAL PARCEL AREA: 6.44 ACRESTOTAL AREA W/I SETBACKS: 4.14 ACRESCONSTRUCTION TYPE: V-B CONSTRUCTION, SPRINKLEREDOCCUPANCY:S-1 & B (MAIN OCCUPANCY), A-3 (ACCESSORY USE)OPERATIONS, ADMINISTRATION, AND MAINTENANCE BUILDING (GROSS): 28,650 SQFT - ONE STORY (+ 2,600 SQFT OF MEZZANINE/EQUIPMENT PLATFORM)ZONING REGULATIONS PER CITY OF SLO OFFICE WITH A PLANNED DEVELOPMENT AND SPECIAL FOCUS OVERLAY (O-PD-SF)17.24.020 - SETBACKS:• MIN. SETBACKS: FRONT 15 FEET(PROPOSED ~114' TO FUTURE ELKS LANE TBD)• MAX. BUILDING HEIGHT: 35 FEET(PROPOSED 29'-6" AT HIGHEST POINT)• MAX. LOT COVERAGE: 60% (PROPOSED 13% INCLUDING EXTERIOR CANOPIES)• MIN. SETBACKS: INTERIOR SIDE & REAR 9 FEET WHEN MAX BUILDING HEIGHT 27-31 FEET (PROPOSED EAST ~20' & WEST ~241' TO POTENTIAL CALTRANS ROW)17.72.030 – REQUIRED PARKING SPACES, TABLE 3-4: PARKING REQUIREMENTS BY USE: • OFFICES: BUSINESS AND PROFESSIONAL OFFICES: 1 SPACE PER 300 SFREQUIRED: B + A3 OCCUPANCY : 6,870 SF / 300 SF = 23 PARKING SPACES• VEHICLE SERVICES - MINOR REPAIR/MAINTENANCE & MAJOR REPAIR/BODY WORK :1 SPACE PER 500 SF OF NON-SERVICE BAY FLOOR AREA AND 2 SPACES PER SERVICE BAYREQUIRED: S-1 OCCUPANCY : 16,400 SF / 500 SF = 33 PARKING SPACESTOTAL REQUIRED BASED ON OCCUPANCY TYPE : 23+33=56 PARKING SPACESTOTAL PROPOSED : 84 PARKING SPACESEMPLOYEE PARKING LOT: TOTAL OF 84STANDARD EMPLOYEE / VISITOR: 69 (8'-3" x 18'-0")ACCESSIBLE PARKING: 1 VAN, 3 STDCLEAN AIR / ELEC VEH: 12 (INCLUDING 1 STD ACCESSIBLE EV)RTA FLEET PARKING: TOTAL OF 73(26) 40' x 12' STALLS, (14) 30' x 12' STALLS, & (33) 20' x 10' & 18' x 9' STALLS17.72.040 – PARKING FOR ELECTRIC VEHICLES:A. PARKING SPACES FOR ELECTRIC VEHICLES SHALL BE PROVIDED FOR ALL USES AS INDICATED IN TABLE 3-5: ELECTRIC VEHICLE (EV) PARKING:• NONRESIDENTIAL – COMMERCIAL, OFFICE, AND MIXED USE: IF MORE THAN 20TOTAL PARKING SPACES: 10% OF PARKING SPACES (ROUNDED UP)84 (TOTAL PARKING) X 0.10 = 8 EV PARKINGPROPOSED: 11 EV PARKING +1 STANDARD ACCESSIBLE ELECTRICAL VEHICLE CHARGING SPACE (108" w)PER TABLE 11B-228.3.2.1, FOR 5 TO 25 PARKING SPACES, PROVIDE 1 STANDARD ACCESSIBLE EVCS.17.72.070 – BICYCLE PARKING:B. REQUIRED BICYCLE SPACES. PARKING FOR BICYCLES SHALL BE PROVIDED IN ACCORDANCE WITH TABLE 3-6: REQUIRED BICYCLE PARKING:• OFFICE AND FINANCIAL INSTITUTIONS:STANDARD 1 PER 1,500 SF, SHORT TERM: 75%, LONG TERM: 25%REQUIRED: B + A3 OCCUPANCY : 6,890 SF / 1,500 SF = 5• INDUSTRIAL/ WAREHOUSING:STANDARD 1 PER 7,500 SF SHORT TERM: 25%, LONG TERM: 75%REQUIRED: S-1 OCCUPANCY : 16,400 SF / 7,500 SF = 2TOTAL REQUIRED BASED ON OCCUPANCY: 7 BICYCLE PARKING SPACESPROPOSED: 2 SHORT TERM BICYCLE PARKING16 SHORT/LONG TERM BICYCLE PARKING17.72.080 – MOTORCYCLE PARKING STANDARDSONE MOTORCYCLES SPACE FOR EACH 20 CAR SPACES.REQUIRED: 4, PROPOSED: 517.70.200 – TRASH ENCLOSURE STANDARDS• REQUIRED: NEW PROJECTS >25,000 - <50,000 TO HAVE MIN 3 BIN ENCLOSURE,3-CUBIC YARD GARBAGE & 3 CUBIC YARD RECYCLEPROPOSED: 1 TRASH ENCLOSURE(SIZES PER CITY OF SAN LUIS OBISPO DEVELOPMENT STANDARDS FOR SOLID WASTE SERVICES)TRASH ENCLOSURE A: 3 BIN ENCLOSURE ((2) 3 CY GARBAGE + (1) 3 CY RECYCLE)FIRE DEPARTMENT NOTES:1. FIRE DEPARTMENT ACCESS WILL BE PROVIDED PER CHAPTER 5 & APP. D OF THE 2016 CFC. PROVIDED FIRE ACCESS LANES ARE 20'W x 14'T CLEAR. ACCESS ROADS WILL BE PROVIDED PER CFC LOADING, TURNING RADIUS & SLOPE REQUIREMENTS.2. SEE UTILITY PLAN, DRAWING NO. 3, FOR OFFSITE & ONSITE FIRE HYDRANTS.3. SEE BUILDING PLAN, DRAWING NO. 20, FOR LOCATION OF FIRE RISER ROOM.4. BUILDING WILL BE PROVIDED WITH AN APPROVED FIRE SPRINKLER SYSTEM PER NFPA 13, FIRE SPRINKLER MONITORING/ALARM SYSTEM PER NFPA 72, AND FIRE MAIN PER NFPA 24 STANDARDS AND CITY ENGINEERING STANDARDS. INSTALLED IN ACCORDANCE WITH THE CFC AND CBC.5. ROOFTOP AND PARKING CANOPY PHOTOVOLTAIC SYSTEMS WILL BE DEFERRED SUBMITTALS AND ARE SHOWN FOR REFERENCE ONLY IN THIS SUBMITTAL.6. EXTERIOR BUILDING MATERIALS WILL COMPLY WITH CBC CHAPTER 7A AS REQUIRED.7. BUILDING ADDRESS SIGNAGE AND KNOX BOX LOCATIONS TO BE PROVIDED AS REQUIRED.04080'Date07/10/2019ATTACHMENT 2Packet Page 33
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3/11/2019 4:06:50 PMNOTES:ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THESTANDARDS SET FORTH BY THE CITY OF SAN LUIS OBISPOMUNICIPAL CODE.THIS SITE WILL UTILIZE RECYCLED WATER FOR ALL IRRIGATION.ALL EQUIPMENT WILL BE SPECIFIED TO PROPERLY DENOTE THETYPE OF WATER BEING USED, EITHER THROUGH PURPLECOLORATION OR WRITTEN NOTICE. ALL SIGNAGE, EQUIPMENT,ETC. REQUIRED BY LOCAL CODES FOR THE USE OF RECYCLEDWATER WILL BE PROVIDED.SITE IRRIGATION SHALL BE PROVIDED AS REQUIRED FOR PROPERIRRIGATION, DEVELOPMENT, AND MAINTENANCE OF ALLVEGETATION. ALL PLANTING AREAS WILL BE ADEQUATELYWATERED BY MEANS OF DRIP IRRIGATION AND/ORLOW-VOLUME SPRINKLER SYSTEMS. THE SYSTEM WILL BECIRCUITED ACCORDING TO PLANT TYPE, WATER DEMANDS,EXPOSURE, SOIL TYPES, AND SLOPE GRADIENT. THE IRRIGATIONSYSTEM, INCLUDING ALL BACKFLOW PREVENTION DEVICES,PIPING, AND INSTALLATION, SHALL CONFORM WITH ALL CITYWATER ALLOWANCE STANDARDS.Date07/10/2019Date07/10/2019ATTACHMENT 2Packet Page 39
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Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:09 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority09Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019PLANTING LEGENDTREESBIOFILTRATION SHRUBS AND GRASSESGENERAL SHRUBS AND GROUNDCOVERSNATCHEZ CRAPE MYRTLEFRUITLESS CHINESE PISTACHECALIFORNIA SYCAMORECAPE RUSH CALIFORNIA GRAY RUSH DWARF MAT RUSH DEER GRASS BANK CATCLAW KANGAROO PAW CREEPING MIRROR PLANTFORTNIGHT LILYRED YUCCA PURPLE TRAILING LANTANAYELLOW TRUMPET VINE TRUMPET CREEPERVINESPROVENCE LAVENDER HEAVENLY BAMBOOPURPLE NEW ZEALAND FLAXDWARF YEDDA HAWTHORNCOAST ROSEMARY GROUNDCOVERSDECOMPOSED GRANITE -GRAY DECOMPOSED GRANITE -EARTH TONE DECORATIVE BOULDERSATTACHMENT 2Packet Page 41
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:10 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority10Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019SITE LIGHTING PLANS1AS2AS2AS3AS4S3AS3AS3AS3AS3BS3BS3BS3BS3CS3AS3AS3AS4S5ARESULTS GENERATED BY TOOL ARE PROVIDED FOR INFORMATION USES ONLY, WITHOUT ANY WARRANTY AS TO ACCURACY, COMPLETENESS, RELIABILITY OR OTHERWISE.S1S2CNS1AS1AS3AS2BATTACHMENT 2Packet Page 42
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:11 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority11Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019SITE FURNISHINGS & BUILDING FINISHESGABION BENCHWELDED WIRE ANTI-CLIMB METAL FENCEVERTICAL BIKE RACKS WITH CANOPYBUILT-IN BBQPV BUS CANOPYCMU-1FULLY GROUTED CONCRETE MASONRY BLOCK, SMOOTH FINISH, LIGHT COLORCMU-2FULLY GROUTED CONCRETE MASONRY BLOCK, ROUGH FINISH, DARK COLORMP-1CONCEALED-FASTENER METAL WALL PANEL SYSTEM, VERTICAL, OFF-WHITE (BONE WHITE)MP-2CONCEALED-FASTENER METAL WALL PANEL SYSTEM, HORIZONTAL, MEDIUM GRAYBUILDING FINISHES:PANEL TYPE, IN VERTICAL ORIENTATIONPANEL TYPE, IN HORIZONTAL ORIENTATIONVINE SPECIES FOR WELDED WIRE ANTI-CLIMB METAL FENCE:YELLOW TRUMPET VINE TRUMPET CREEPERATTACHMENT 2Packet Page 43
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Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:13 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority13Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019NORTHEAST OVERALLATTACHMENT 2Packet Page 45
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:13 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority14Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019SOUTHWEST OVERALLATTACHMENT 2Packet Page 46
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:14 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority15Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019NORTHEASTATTACHMENT 2Packet Page 47
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:15 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority16Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019SOUTHEASTATTACHMENT 2Packet Page 48
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:15 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority17Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019NORTHWESTATTACHMENT 2Packet Page 49
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:16 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority18Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019NORTH-VISITOR ENTRYATTACHMENT 2Packet Page 50
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:17 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority19Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019NORTHWEST-EMPLOYEE ENTRYATTACHMENT 2Packet Page 51
'(3$570(176/(*(1'$'0,1,675$7,21&,5&8/$7,21)$&,/,7,(60$,17(1$1&(23(5$7,2166+$5('87,/,7<MEZZANINE/EQUIPMENT PLATFORM ABOVEMAINTENANCE BAYSTIRE SHOPCOMMON WORK AREAPARTS STORAGEMAINT OFFICESVISITOR ENTRYEMPLOYEEENTRYWASH BAYFARE RETRIEVALMAIN ELECTRICAL ROOMEXERCISEROOMQUIETROOMDATAROOMUTILITYROOMLOBBYDISPATCH SUITEBREAKROOMCOVERED RECEIVING AREAFM SHOP & STORAGEELECTRONICSSHOPTRAINING ROOMSTORAGELUBE & COMPRESSOR ROOMEQUIP ROOMEDGE OF CANOPY ABOVE, 14' CLEAR, TYPICAL OF ALL CANOPIESBIOSWALE LANDSCAPINGPATIOBBQSTEPS DOWN TO BUS PARKINGELECTRICAL XFMROPEN OFFICEFIRERISERRAMPS DOWN FOR RTA'S ADA ASSESSMENT AREA010 20'
N Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:28 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority20Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019CONCEPT BUILDING PLANATTACHMENT 2Packet Page 52
Drawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:22:52 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority21Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019DESIGN CONCEPTFACADE CONCEPTWEST FACADE VIEWEAST FACADE VIEW3KRWRJUDSK$ERYH7KH1LQH6LVWHUVRI6DQ/XLV2ELVSR&RXQW\3KRWRJUDSKIURPWKH6LHUUD&OXE6DQ/XLV2ELVSRUHWULHYHG 1RWH)DFDGHORRNLQJIURPRXWVLGHMORROROCKHOLLISTERPEAKCABRILLOPEAKBLACKHILL CERROROMAULDOBISHOPPEAKCHUMASHPEAKCERROSAN LUISISLAYHILLNORTH ELEVATIONWEST ELEVATIONSOUTH ELEVATIONEAST ELEVATIONATTACHMENT 2Packet Page 53
TOP OF PARAPET27'-4''FINISH LEVEL0'-0''4TYP71TYP2859101111TYP1213'(7$,/$WASH BAYMAINTENANCE BAYS RETRIEVALFAREOFFICESPLBUS DRIVEOFFICESCANOPYVISITOR ENTRYOFFICESEMPLOYEE ENTRYTOP OF PARAPET27'-4''FINISH LEVEL0'-0''1TYP2HSC345361213101415DETAIL ADrawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:24:34 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority22Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019BUILDING ELEVATIONS1" = 20'-0"EAST ELEVATION1" = 20'-0"NORTH ELEVATION010 20'010 20'.(<127(6 )$5(5(75,(9$/:,1'2: &21&5(7(0$6215<&08 35(),1,6+('&23,1* &21&5(7(&85% 0(7$/:$//3$1(/6<67(003
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PLBUILDING BEYONDBUS DRIVEWAYSERVICE LANEPARTS RECEIVING AREA BEYONDBUS DRIVE BUS DRIVEFINISH LEVEL0'-0''TOP OF PARAPET27'-4"12HSC32410913EMPLOYEE ENTRYOPERATIONS OFFICESMAINTENANCE BAYSWASH BAYFINISH LEVEL0'-0''TOP OF PARAPET27'-4"224567189101112'(7$,/$313DETAIL A1" = 20'-0"SOUTH ELEVATION1" = 20'-0"WEST ELEVATIONDrawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:26:26 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority23Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019BUILDING ELEVATIONS010 20'010 20'NOTES:1. SEE SHEET 11 FOR BUILDING FINISHES..(<127(6 &21&5(7(0$6215<&08 &21&5(7(0$6215<&08 0(7$/522)6&5((1 0(7$/:$//3$1(/6<67(003 %8,/',1*6,*1$*(.(<127(6
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PL127(6 $//57$)$&,/,7</,*+7,1*:,//%(&2'(&203/,$17 :,//+$9($3352;,0$7(/<)227&$1'/(6$57$3523(57</,1(1283/,*+7,1*25)$&$'(/,*+7,1*352326('$//6816(7'5,9(,17+($7(5)($785(6$5('5$:1$3352;,0$7(/<BIOFILTRATIONSIDEWALKELKS LANE ROW6816(7'5,9(,1&+$,1/,1.)(1&(SITE SECTION A RTA FACILITYPLRTA EMPLOYEE / VISITOR PARKINGRTA ENTRYSITE SECTION B PLSIDEWALK BEYONDELKS LANE ROWSUNSET DRIVE-IN~100' TO 6' EYE LEVEL6,*+7/,1(PL
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%(<21'RTA FACILITY6(&7,21$6(&7,21%SUNSET DRIVE-INDrawing No.DatePLANNING COMMISSION SUBMITTAL179 Cross Street San Luis Obispo, CA 93401 7/9/2019 11:26:37 AMBus Maintenance FacilitySan Luis Obispo Regional Transit Authority24Stantec Project #2270449601523 West 6th Street Suite 1200 /Los Angeles, CA 90014-121807/10/2019SITE LIGHTING SECTION010 20'
NATTACHMENT 2Packet Page 56
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, June 17, 2019
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
June 17, 2019 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini (5:01), Micah Smith, Vice-Chair
Amy Nemcik, and Chair Allen Root
Absent: Commissioners Mandi Pickens and Christie Withers
Staff: Senior Planner Shawna Scott and Deputy City Clerk Kevin Christian. Other staff
members presented reports or responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
DRAFTATTACHMENT 3
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DRAFT Minutes – Architectural Review Commission Meeting of June 17, 2019 Page 2
PUBLIC HEARINGS
1. Project Address: 253 Elks Ln. Case #: ARCH-0200-2019, O-PD-SF Zone; Architectural
review of a new 31,250-square foot SLO Regional Transit Authority (RTA) Operation,
Administration and Maintenance Facility, including a request for a fence height
exception to allow a fence of a maximum of 8 feet where 3 and 6 feet is normally
required, with an addendum to a previously-adopted Mitigated Negative Declaration;
San Luis Obispo Regional Transit Authority, applicant.
Associate Planner Rachel Cohen presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Geoff Straw, SLO Regional Transit Authority Executive Director, reviewed the use for the
facility, partnership with the City, project phasing, security issues, concerns related to the
future Prado Rd. overpass and noted changes made to accommodate zero emission transit
vehicle requirements. Stantec Design representative, Will Todd, provided clarification on
security fencing type, stressed landscaping to be used for a visual screen, provided detail on
lighting design and various architectural elements, and responded to Commissioner inquiries.
Public Comments:
Charles Pasquini
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR NEMCIK, SECOND BY COMMISSIONER
DEMARTINI, CARRIED 5-0-2 to forward a recommendation of consistency with the
Community Design Guidelines and applicable City Standards to the Planning Commissions
with the following items to be addressed:
- Review fencing details design to ensure adequate security and address visual impacts per
Community Design Guidelines 3.3 F-3 and 3.3 F-5.
- Revise Colors: Metal siding colors should be more muted and more closely match the
corresponding block color.
DRAFTATTACHMENT 3
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Initial Study – Mitigated Negative Declaration Addendum 1
ADDENDUM TO THE
CERTIFIED FINAL INITIAL STUDY – MITIGATED NEGATIVE DECLARATION
FOR THE
SAN LUIS OBISPO REGIONAL TRANSIT AUTHORITY
MAINTENANCE FACILITY PROJECT
JUNE 2019
A. INTROUCTION
This document is an Addendum to the Final Initial Study – Mitigated Negative Declaration (IS-MND)
prepared for the San Luis Obispo Regional Transit Authority (RTA) Maintenance Facility Project (SCH#
2017071040). The IS-MND was certified by the RTA Board of Directors on September 6, 2017. The
Addendum is intended to bring the existing California Environmental Quality Act (CEQA) documentation
as up to date as appropriate. Because there are no new significant impacts or mitigation measures as a
result of this updated analysis, an Addendum is the appropriate CEQA document.
B. ADDENDUM REQUIREMENTS
The Addendum has been prepared in accordance with the relevant provisions of CEQA and the State
CEQA Guidelines as implemented by RTA and the City of San Luis Obispo. According to Section 15164(b)
of the State CEQA Guidelines, an Addendum to negative declaration is the appropriate environmental
document in instances when “only minor technical changes or additions are necessary or none of the
conditions described in Section 15162 calling for the preparation of a subsequent negative declaration
have occurred.” Section 15162(a) of the State CEQA Guidelines states that no subsequent negative
declaration shall be prepared for a project unless the lead agency determines, on the basis of substantial
evidence in the light of the whole record, one or more of the following:
1) Substantial changes are proposed in the project which will require major revisions of the previous
EIR or Negative Declaration due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or Negative Declaration due to
the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects; or
3) New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR or Negative
Declaration was adopted, shows any of the following:
A. The project will have one or more significant effects not discussed in the previous EIR or
Negative Declaration;
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B. Significant effects previously examined will be substantially more severe than shown in the
previous EIR or Negative Declaration;
C. Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible, and would substantially reduce one or more significant effects of the project, but
the project proponents decline to adopt the mitigation measure or alternative; or
D. Mitigation measures or alternatives which are considerably different from those analyzed in
the previous EIR or Negative Declaration would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.
This Addendum does not require circulation because it does not provide significant new information
that changes the certified IS-MND in a way that deprives the public of a meaningful opportunity to
comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or
avoid such an effect.
This Addendum includes this introduction and a description of the proposed actions addressed in the
Addendum as they relate to the original project. The technical reports cited in support of this Addendum
are included as Appendices 1 and 2 of this document.
The City shall consider this Addendum with the certified Final IS-MND as part of the approval of the
amended project.
The CEQA documentation for this project, including this Addendum and certified Final IS-MND, is
available for review at City Hall, located at 990 Palm Street, San Luis Obispo, California. It is also
available on the City’s website at www.slocity.org.
C. PREVIOUS CEQA DOCUMENTATION
An IS-MND was prepared for the original RTA Maintenance Facility Project and circulated for public and
agency review in 2017. The Final IS-MND was adopted with a decision to proceed with the project by the
RTA Board of Directors on September 6, 2017. A Notice of Determination (NOD) was prepared, and
there were no legal challenges to the adequacy of the Final IS-MND during the 30-day statute of
limitations associated with the NOD, pursuant to CEQA (Public Resources Code Section 21167 and CEQA
Guidelines Section 15094).
D. REASONS WHY AN ADDENDUM IS APPROPRIATE
Since adoption of the IS-MND and the decision to proceed with the project by the RTA Board of
Directors on September 6, 2017, several minor changes to the project design have occurred , and
additional information regarding existing materials remaining at the site of the existing U-Haul building
and other previous onsite operations has been identified. This document is an Addendum to the Final IS-
MND to document the updated project description and information in response to a request from the
City of San Luis Obispo, so that the Final IS-MND, with the most recent project information, may be used
by the City for purposes of its environmental review. This Addendum incorporates the additional
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analysis for inclusion in the environmental record. The updated analysis does not materially change the
findings and conclusions of the Final IS-MND, making a Subsequent IS-MND unnecessary pursuant to
Section 15162 of the State CEQA Guidelines.
E. UPDATED PROJECT ELEMENTS
As amended, the maintenance facility building would be developed approximately in the same location
on the project site as the original project as described in the IS-MND, but would have a modified
floorplan and would be reduced in size and height. The amended maintenance facility building would be
approximately 28,650 square feet and single-story with an interior, 2,600 square-foot
mezzanine/equipment platform. All bus operations, maintenance activities, and administrative activities
would occur on the ground-floor of the building. The remainder of the project site would be developed
for outdoor circulation, storage, servicing, and inspection. The on-site parking would accommodate
approximately 73 public transit buses and vans as well as 84 employee and visitor vehicles, respectively,
for a total of 157 on-site parking spaces. A system of underground detention/retention basins and
surface bioretention basins would be developed to manage stormwater consistent with City
requirements.
Ingress and egress to the project site has also been redesigned such that the project site would be
accessed along the northern project site boundary by a temporary driveway in place of the future Elks
Lane that would connect over to the existing Elks Lane. The project would not include liquid-fueling
equipment or activities, or automated bus washing systems onsite.
Construction of the amended project is anticipated to take approximately 12 to 18 months. Construction
bidding is currently projected to begin in March 2020, with anticipated completion of construction in
November 2021 and operations beginning in January 2022.
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Figure 1Amended Site Plan
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F. UPDATED ENVIRONMENTAL IMPACT ANALYSIS
This section addresses the updates to the impact analysis in the IS-MND as a result of the project
changes described above. Checklist topic 8, Hazards and Hazardous Materials, is updated to incorporate
the results from the Phase I Environmental Site Assessment and related information to identify the
specific features that relate to potential hazards or hazardous materials, and more specifically identify
the code requirements and regulations that address each of the identified features. Checklist topic 9,
Hydrology and Water Quality, and topic 18, Utilities and Service Systems, are updated to identify the
proposed sewer connections and current City water supply information. Checklist topic 12, Noise, is
updated to address the updated design and associated operation effects on noise sensitive receptors,
including the adjacent CAPSLO Homeless Services Center.
Hazards and Hazardous Materials
As described in the IS-MND, the proposed RTA Maintenance Facility Project would result in less than
significant impacts to the public and environment through transport, use, disposal, or release of
hazardous materials, to surrounding schools due to hazardous emissions and/or hazardous materials
handling, associated with implementation of an adopted emergency response plan or emergency
evacuation plan, and associated with wildland fire hazards. The proposed RTA Maintenance Facility
Project would not result in any impacts to safety associated with nearby airport operations.
Since the certification of the Final IS-MND, review of a Phase I Environmental Site Assessment (ESA) and
related regulatory information for the project site was conducted to identify and evaluate impacts
associated with the potential hazards and hazardous materials identified in the report. This information
was not described in the Final IS-MND and is described and evaluated further below. The reports
reviewed are included as Appendices 1 and 2.
Setting
The property was the site of a Mobil service station. A Phase I ESA was prepared for the project by
Partner Engineering and Science, Inc. in August 2013 (Appendix 1). This report categorized features and
conditions on the property using the following terms:
REC – A Recognized Environmental Condition (REC) refers to the presence or likely presence of
any hazardous substance or petroleum product on a property under conditions that indicate an
existing release, a past release, or a material threat of a release of any hazardous substances or
petroleum products into structures on the property or into the ground, groundwater, or surface
water of the property.
HREC – A Historical Recognized Environmental Condition (HREC) refers to an environmental
condition which would have been considered a REC in the past, but which is no longer
considered a REC based on subsequent assessment or regulatory closure. Environmental issues
refer to environmental concerns identified by Partner Engineering and Science, Inc., which do
not qualify as RECs but require discussion.
Environmental Issue – This term includes those features or environmental concerns that did not
qualify as RECs, but otherwise warrant discussion.
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Using these terms, the Phase I report identified five features on the project site that are summarized as
follows:
Three underground fuel storage tanks and one underground waste oil tank. These are identified
as “HRECs” in the Phase I report, since they had been removed in 1987 and 1991, and no further
action was required by the San Luis Obispo Fire Department.
Hydraulic Lifts and associated fluid tanks and lines that may remain beneath the existing
concrete foundation on the property. This feature is identified as an “REC” in the Phase I report.
Potential asbestos containing material (ACM) in the one building remaining on the site. This is
identified as an “environmental issue” to be addressed prior to any demolition activities.
A groundwater production well in the northwest corner of the property. This well represents an
“environmental issue,” and should be properly abandoned prior to site development to remove
a potential conduit for pollution to reach groundwater.
A possible septic tank located in the parking area behind the existing structure. This is another
“environmental issue” that could lead to soil or groundwater pollution, and should also be
properly abandoned prior to site development.
The Phase I report also includes recommendations that are drawn from requirements of existing federal,
state, and local codes and regulations, briefly reviewed in the following paragraphs.
Federal
Many agencies regulate hazardous substances. These include federal agencies such as the U.S.
Environmental Protection Agency (U.S. EPA), the Occupational Safety and Health Administration (OSHA),
the Department of Transportation, and the National Institute of Health. The following are federal laws
and guidelines governing hazardous substances:
Federal Water Pollution Control Act
Clean Air Act
Occupational Safety and Health Act
Federal Insecticide, Fungicide, and Rodenticide Act
Comprehensive Environmental Response Compensation and Liability Act
Guidelines for Carcinogens and Biohazards
Superfund Amendments and Reauthorization Act Title III
Resource Conservation and Recovery Act
Safe Drinking Water Act
Toxic Substances Control Act
At the federal level, the principal agency regulating the generation, transportation and disposal of
hazardous substances is the U.S. EPA, under the authority of the Resource Conservation and Recovery
Act (RCRA). The U.S. EPA regulates hazardous substance sites under the Comprehensive Environmental
Response Compensation and Liability Act (CERCLA). Applicable federal regulations are contained
primarily in Titles 29, 40, and 49 of the Code of Federal Regulations (CFR).
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State
The California Environmental Protection Agency (CalEPA) and the Governor’s Office of Emergency
Services (OES) establish rules governing the use of hazardous substances. The State Water Resources
Control Board (SWRCB) has primary responsibility to protect water quality and supply.
Applicable State laws include the following:
Porter Cologne Water Quality Act
Public Safety/Fire Regulations/Building Codes
Hazardous Substance Control Law
Hazardous Substances Information and Training Act
Hazardous Substances Release Response Plans and Inventory Act
Air Toxics Hot Spots and Emissions Inventory Law
Underground Storage of Hazardous Substances Act
Within CalEPA, the Department of Toxic Substances Control (DTSC; formerly the Department of Health
Services) has primary regulatory responsibility, with delegation of enforcement to local jurisdictions that
enter into agreements with the state agency, for the generation, transportation and disposal of
hazardous substances under the authority of the Hazardous Waste Control Law. State regulations
applicable to hazardous substances are indexed in Title 26 of the CCR.
The State of California has also adopted its Building Code, which addresses many detailed review and
permit requirements that are designed to protect public health and safety and to protect the
environment. The state Building Code is contained in Title 24 of the California Code of Regulations,
which is implemented primarily by local Cities and agencies, in coordination with the state and federal
agencies noted above.
Local
The City of San Luis Obispo Municipal Code (Chapter 15.02) incorporates the California Building Code
and other construction related codes by reference. Chapter 15.04 of the Municipal Code sets forth the
City’s local amendments to those uniform codes. Section 15.04.010 identifies the City building official as
the building official and code official for the City, and the City Fire Chief as the fire code official. This
means that the City actions to implement the State Building and Fire Codes are shared between the
Community Development Department (Building and Safety Division) and the City Fire Department. With
some limited exceptions, the California Building Code (Part 1, Section 105.1) requires that a written
construction permit be obtained prior to the erection or construction of any building or structure, and
this requirement also applies in the City by its incorporation of the State requirements. Thus, in order to
understand how building permits serve to implement applicable standards one must reference both the
City and State Building Codes, as well as the other state and federal regulations summarized above.
Analysis
None of the five conditions or features identified in the Phase I Environmental Assessment, and listed
above, would create a new significant effect on the environment or a substantial increase in any
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previously identified significant effects. Each of these conditions is routine in an urban or suburban
context, and existing codes and regulations require that each condition be considered and properly
addressed, through permit review procedures for demolition of existing structures, and through permits
for grading, and building of new structures.
Three underground fuel storage tanks and one underground waste oil tank. These tanks were all
removed, along with adjacent contaminated soil. The Phase I report includes results from soil
sampling and analyses from 25 soil borings across the property, at depths varying from 14 to 34
feet below the ground surface. All of these sample points indicated no contamination, and no
groundwater was encountered in these or subsequent borings. The Phase I report also presents
copies of permits and correspondence, including the January 8, 1992 letter from the Fire
Department indicating that “…no additional sampling or cleanup of this site is required.” A
similar letter was issued by the Fire Department for the site on March 21, 1994 with the same
conclusion but it was not clear that this second letter addressed the waste oil tank site. The
specific location of the waste oil tank site was evaluated later in a report by Earth Systems
Pacific (April 17, 2014, Results of Soil Sampling and Analysis – see Appendix 2). That later report
found no hydrocarbon or metal contamination at the waste oil tank location (other than natural
occurring arsenic in soils). Therefore, no additional work is anticipated relative to these closed
tanks.
Hydraulic lifts and associated fluid tanks and lines. These components are part of the existing
structure on the property, which cannot be removed without a demolition permit from the City
(Municipal Code Section 15.04.040.F, A203.1). Such a permit will require that “All building
rubble and debris, [and …] All foundations, concrete slabs, and building substructures shall be
removed to the satisfaction of the building official.” (Municipal Code Sections 15.04.040.F,
A205.1 and 2). The City can require soil sampling and analysis to demonstrate that soil
remaining on the site is consistent with the SRWCB Low-Threat Underground Storage Tank Case
Closure Policy (23 CCR 2923), which may be reviewed by the City Fire Department who may
determine that no further action is necessary. This was the procedure followed when the
previous underground storage tanks were removed (discussed above), and remains applicable
to any remaining equipment.
Potential ACM. The San Luis Obispo Air Pollution Control District (SLOAPCD) Implements the
National Emission Standard for Hazardous Air Pollutants (NESHAP) for asbestos (40 CFR 61
Subpart M). This regulation requires written notification to SLOAPCD of any demolition
operations, including a complete accredited asbestos survey. If ACM is present, the notification
also requires identification of the licensed contractor who will be removing the ACM, and other
details including the engineering controls and work practices to be used to control emissions of
asbestos, the waste transporter and the disposal site. These required procedures will minimize
any potential hazard to the public or the environment related to ACM at the project site.
Groundwater production well in the northwest corner of the property. Permits related to water
well construction and abandonment are handled by the City of San Luis Obispo (Municipal Code
Section 15.04.090 A, B, and C). These provisions incorporate by reference Department of Water
Resources Bulletin No. 74-81 (Water Well Standards: California) and help ensure that unused
wells do not become a public nuisance and do not represent a hazard to individuals or to the
environment.
Septic tank located in the parking area behind the existing structure. Like the groundwater well
noted above, the City of San Luis Obispo also has review and permit authority over the
abandonment of septic tanks and systems, but the specific requirements are found in the
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Plumbing Code portion of the California Building Codes. Specifically, Part 5 Section 722.0
addresses abandoned sewers and sewage disposal facilities and describes how they are to be
removed or filled in place. These provisions must be implemented upon notice from the City, or
if done in conjunction with connection to the public sewer, within 30 days of the time of
connection. Proper abandonment of the septic system will avoid potential hazards to people or
to groundwater beneath the site.
In summary, the RTA maintenance facility construction will be subject to existing applicable codes,
regulations, and standards that are intended to minimize the potential for public hazards and for the
release of hazardous materials into the environment. These regulations are implemented primarily
through the City Community Development Department (Building and Safety Division) and the City Fire
Department. For specific issues, the Regional Water Quality Control Board (groundwater) and SLOAPCD
(control of ACM) may also be involved in reviewing notifications and permit compliance. Thus, the
implementation of these existing requirements will ensure that the potential hazards to the public or
the environment related to the presence or release of hazardous materials from construction on the site
would be less than significant.
Hydrology and Water Quality, and Utilities and Service Systems
As described in the IS-MND, the proposed RTA Maintenance Facility Project would result in less than
significant impacts related to water supply, and to utilities and service systems that would serve the
project.
Since the certification of the Final IS-MND, the City of San Luis Obispo released an updated Water
Resources Status Report, detailing the available water supply in the city. This information, and an
updated description of the proposed sewer connection, is described below. This new/updated
information does not change the analysis or conclusions pertaining to water supply or sewer
service/connections available to the project. There are no new significant effects on the environment or
a substantial increase in any previously identified significant effects based on this information.
Hydrology and Water Quality Setting
Groundwater and Water Supply
The City Utilities Department annually prepares a Water Resources Status Report to provide the City
Council and interested members of the community with an annual update of the status of existing water
resources, as well as water supply projects being pursued to meet the community’s needs. According to
the most recent, 2018 Water Resources Status Report, the City currently has four sources of water: the
Salinas Reservoir, Whale Rock Reservoir, Nacimiento Reservoir and recycled water. Groundwater serves
as a fifth, supplemental source, but has not been used in recent years. The City’s water supply is
primarily obtained through reservoirs, with only five percent of the total supply obtained by recycled
water. Water conservation programs are also an effective “source” of water supply and are a major
focus of the City’s Utilities Department. Additionally, the design phase for the City’s Resource Recovery
Facility (WRRF) Project continued through the year 2018. Construction of the project is expected to
begin in 2019 and take approximately three years. Upon completion, the new technology used at the
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WRRF is expected to reduce the overall water treatment time from approximately 28 hours to eight
hours.
The City defines “safe annual yield” as the amount of water which can be reliably withdrawn annually
from coordinated operation of Salinas and Whale Rock Reservoirs. The 2018 update to the safe annual
yield model accounted for data from the most recent drought and analyzed three climate change
scenarios. Based on the updated modeling and analysis, the safe annual yield from Salinas and Whale
Rock Reservoirs was reduced from previous estimates to 4,910 acre-feet (AF). The Nacimiento Reservoir
can provide up to 5,842 AF annually. Recycled water provides an additional supply of about 238 AF,
while 500 AF is subtracted from the annual availability to account for reservoir siltation. Thus, the safe
annual yield of the City’s combined water supply for 2018 is estimated at 10,130 AF. The safe annual
yield is used to determine whether the City has sufficient water supplies to meet the demands of
existing development and development allowed under the General Plan.
Utilities and Service Systems Setting
Wastewater
The City’s wastewater collection system and WRRF is managed by the Utilities Department. The
wastewater collection system consists of approximately 138 miles of gravity sewer lines, and nine sewer
lift stations.
The project site is adjacent to Prado Road, which contains an existing 48-inch diameter sewer main. As
amended, the RTA Bus Maintenance Facility would include a temporary connection to this sewer line in
Prado Road. The project also includes a permanent line to connect with the future 36-inch diameter
sewer in the Elks Lane realignment along the northern side of the project when the realignment occurs
along with the Prado Road Overcrossing project.
Wastewater is conveyed to the WRRF, located on Prado Road near U.S. 101. The WRRF removes larger
material, treats the waste stream to reduce the amount of nutrients and bacteria, separates sludge, and
discharges treated effluent into San Luis Obispo Creek near Los Osos Valley Road and is distributed as
recycled water for irrigation. The sludge is separated from the wastewater, dried in open ponds at the
WRRF, and hauled away for disposal (City of San Luis Obispo 2019).
The WRRF treats about 4.5 million gallons per day (mgd) during dry weather conditions. The current
treatment capacity of the WRRF during dry weather conditions is 5.2 mgd. Therefore, the WRRF
currently has excess capacity of 0.6 mgd. Average dry weather treatment flows have been stable over
the past several years due to a balance between increased population and improved water conservation
(City of San Luis Obispo 2014; 2016, 2019).
Water
The City Utilities Department provides water service throughout the city and provides potable water to
approximately 14,500 metered water customers. The City obtains its water supplies from the four
sources of water discussed above, which are capable of supplying 10,130 AF. In 2018, the total City
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water demand from these sources was 5,225 acre feet. The City does not rely on groundwater as a
water supply source.
Analysis
The new setting information described above would not result in changes to the analysis or conclusions
pertaining to water supply and sewer connections/services. Therefore, this information would not result
in new or substantially more severe impacts than those identified for the project in the certified Final IS-
MND.
Noise
As described in the IS-MND, the proposed RTA Maintenance Facility Project would result in less than
significant noise impacts with incorporation of mitigation for potential temporary or periodic increases
in noise levels as a result of project implementation.
The updates to the RTA Maintenance Facility Project include a bus entrance and internal access route to
the proposed bus maintenance bays along the east side of the project site, adjacent to the CAPSLO
Homeless Services Center property boundary. This information is updated from the Final IS-MND and is
described and evaluated further below.
Analysis
The proposed maintenance facility would be enclosed, but stall doors would be rolled up during
operation. Parking would be provided for up to 73 buses operated by the RTA. During the day, buses
would be serviced generally on a schedule consistent with the existing operations. This includes daily
inspection and light cleaning by the drivers. In addition, mechanical servicing occurs as needed and
scheduled, and results in several additional buses within the facility each day. As is the case with the
existing facility, buses would typically access the parking spaces from 4:30 a.m. to 10:30 p.m. on
weekdays, 6:00 a.m. to 10:00 p.m. on Saturdays, and 7:00 a.m. to 8:30 a.m. on Sundays. Maintenance
activities would occur between 4:30 a.m. and 10:00 p.m. on weekdays, between 6:00 a.m. and 8:00 a.m.
on Saturdays, and between 6:00 a.m. and 7:30 p.m. on Sundays. Except for moving vehicles in and out,
the insulated overhead doors on the east side and the building, nearest to the CAPSLO Homeless
Services Center, would be kept closed and would contain the majority of maintenance operations noise.
The main vehicle entry/exit from the building would be from the west side and the east side doors
would serve as secondary access. For these reasons, the amended project effects on ambient noise
levels, particularly with respect to sensitive uses in the vicinity, would not result in new or substantially
more severe operational noise impacts than the project evaluated in the certified, Final IS-MND.
G. DETERMINATION
In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis Obispo has
determined that this Addendum to the certified Final IS-MND is necessary to document changes or
additions that have occurred in the project description and information about the project site since the
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Final IS-MND was originally certified. The City has reviewed and considered the information contained in
this Addendum and finds that the preparation of subsequent CEQA analysis that would require public
circulation is not necessary.
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