HomeMy WebLinkAboutItem 2 - ARCH-0415-2019 (609 Palm)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a new 23,344-square foot performing arts facility and a new 162,909-square
foot parking structure with 404 parking spaces, including architectural review, a General Plan
Amendment changing the project site from Office and Medium-High Density Residential to General
Retail, a zone change from Office with a Historic District Overlay (O-H) and Medium-High Density
Residential (R-3) to Downtown Commercial zone with a Historic Overlay (C-D-H), a deviation to
the floor area ratio maximum for the parking structure, and Use Permits to allow a performing arts
facility and a parking structure within the Downtown Commercial zone with an addendum to the
previously certified Final Environmental Impact Report (FEIR) (EID-0349-2017) which addresses
the rezone and General Plan component of the project.
PROJECT ADDRESS: 609 & 633 Palm BY: Rachel Cohen, Associate Planner
610, 614 & 630 Monterey, 970 & 972 Nipomo Phone Number: (805) 781-7574
E-mail: rcohen@slocity.org
FILE NUMBER: SLO Rep – ARCH-0415-2019 & FROM: Tyler Corey, Principal Planner
USE-0416-2019; Palm Nipomo – ARCH-0448-2019 &
USE-0388-2017; GENP-0389-2017 & RZ-0460-2019
1.0 RECOMMENDATION
Recommend the City Council adopt the Draft Resolution (Attachment 1) that allows the approval of
the proposed project subject to findings and conditions of approval.
2.0 SITE DATA
3.0 SUMMARY
Two new structures are being proposed on the subject properties. SLO Repertory Theatre (SLO Rep
Theatre) is proposing a new 23,344-square foot performing arts facility with two performance spaces,
rehearsal space, workshop and storage areas, lobby, a balcony and roof deck and administrative
offices (Attachment 3, SLO Rep Theatre Project Plans). The City of San Luis Obispo is proposing a
new 162,909-square foot parking structure with 404 parking spaces (Attachment 4, Palm Nipomo
Applicant SLO Rep and City of SLO
Representative SLO Rep – Bryce Engstrom
City of SLO – Richard Burde
Zoning O-H (Office-Historic District
Overlay) and R-3 (Medium-High
Density Residential)
General Plan Office and Medium-High
Residential
Site Area 1.38
Environmental
Status
Certified FEIR and an Addendum
Meeting Date: October 23, 2019
Item Number: 2
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Project Plans). The proposed project requires review of the following:
• Architecture;
• A General Plan Amendment changing the project site from Office and Medium-High Density
Residential to General Retail;
• A zone change from Office with a Historic District Overlay (O-H) and Medium-High Density
Residential (R-3) to Downtown Commercial zone with a Historic Overlay (C-D-H);
• Exception to the floor area ratio for the parking structure;
• Use permits to allow a theater and a parking structure within the Downtown Commercial zone;
and
• An addendum to the certified Final Environmental Impact Report (FEIR).
4.0 COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project for consistency with the General Plan’s Land
Use Element (LUE) Chapter 4 - Land use and development of Downtown; Chapter 5 – Public &
Cultural Facilities; Circulation Element Chapter 13 – Parking Management; Zoning Regulation 17.32
- Downtown Commercial (C-D) Zone; 17.86.200 – Parking as a Primary Use; Community Design
Guidelines for Downtown Development Chapter 4.2; Historic Preservation Program Guidelines
Sections 3.2.1 and 5.2.2; and the Downtown Concept Plan.
The Planning Commission’s role is to also provide a recommendation to the City Council on whether
to adopt the Draft Resolution (Attachment 1) that allows the approval of the proposed project subject
to findings and conditions of approval.
5.0 PREVIOUS ADVISORY BODY REVIEW
The Architectural Review Commission (ARC), Cultural Heritage Committee (CHC), Planning
Commission (PC) and City Council have been involved in various components of review of the
proposed project. Below is the recent background of the advisory bodies that have been involved in
the entitlement process to date.
• July 17, 2018 – City Council reviewed and adopted the Final Environmental Impact Report
(FEIR) Palm Nipomo Parking Structure Project. The CHC, ARC and PC each reviewed the
document and provided comments and recommendations to the City Council.
• August 19, 2019 – ARC reviewed the proposed architecture of the project and the ARC
continued the review and provided seven directional items to the applicants requesting the
applicants produce elevations and renderings that showed the two structures together and to
include a revised western elevation of the parking structure that had more articulation and
design.
• September 16, 2019 – ARC reviewed the revised plans that incorporated their direction and
made a recommendation that the PC find the project consistent with the Community Design
Guidelines with direction that the applicant of the SLO Rep Theatre revise the façade of the
building with better balance and proportion of the wall cladding - specifically, reduce the
variegated terracotta facade at the exterior of the black box theatre and at the upper portion of
the walls of the main theatre projecting above the roof deck level (approximately at the 218.45
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foot elevation and above) and soften the contrast of the terracotta tiles with each other
(Attachment 4, ARC Draft Minutes 9/16/2019). A discussion on the ARC’s direction and the
applicant’s response is provide below is Section 7.4.
• September 23, 2019 – CHC reviewed the proposed project plans and recommended the PC
find the Palm Nipomo parking structure compatible with the Downtown Historic District.
They recommended continuance on the review of the Heyd Adobe component of the project
and continuance of the review of the facade design of the SLO Rep Theatre (Attachment 5,
CHC Draft Minutes 9/23/2019). Further details regarding CHC’s discussion and next steps is
provided in Section 7.5 below.
6.0 PROJECT DESCRIPTION
6.1 Site Rezoning and General Plan Amendment
The applicants are requesting a General Plan Map Amendment to change the project site from Office
and Medium-High Density Residential to General Retail. This also requires a rezone of the 6 parcels
from Office with a Historic District Overlay (O-H) and Medium-High Density Residential (R-3) to
Downtown Commercial zone with a Historic Overlay (C-D-H).
General
Retail
Figure 1: Maps showing the change in General Plan designation; right image - current zoning; left image - proposed
zoning.
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6.2 Site Layout
The project consists of two new
structures that have been planned in
consideration of one another. Figure
3 shows the proposed site layout and
the location of each of the proposed
buildings. The red arrows indicate the
vehicle points of entry and exit at the
parking structure. The blue arrows
indicate where pedestrians leave and
enter the parking structure. The green
arrow indicates the main entrance to
the SLO Rep Theatre.
6.2 SLO Rep Theatre –
Architecture & Use Permit
SLO Rep Theatre is proposing a new
23,344-square foot performing arts
facility with two performance spaces,
rehearsal space, workshop and
storage areas, lobby, a balcony and
roof deck and administrative offices.
The architecture is a contemporary
design with rectilinear form that is
broken up with curved walls and
upper story setbacks. The façade
employs the use of a terra cotta
rainscreen, smooth troweled plaster, a
glass curtain wall, and aluminum
awnings.
Figure 3: Proposed site layout for the SLO Rep Theatre and the Palm
Nipomo Parking Structure.
SLO Rep
Theatre
Parking
Structure
C-D-H
Figure 2: Maps showing the change in zoning; right image - current zoning; left image - proposed zoning.
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Per Table 2-1 of the Zoning Regulations, a theatre in the C-D zone requires a Minor Use Permit
(MUP).
6.2.1 Project Statistics
Site Details Proposed Allowed/Required*
Front Setback 0 feet 0 feet
Maximum Height of
Structure
42 feet 5 inches 50 feet
Max Building Coverage 51% 100%
F.A.R. 1.16 3.0
Total # Parking Spaces
Bicycle Parking
0 (Pay in-lieu fees)
0**
67
13
*2018 Zoning Regulations
**Bicycle parking is a code requirement and the project will have to comply
6.3 Palm Nipomo Parking Structure – Architecture, Use Permit & Deviation from Development
Standards
The City of San Luis Obispo is proposing a new 162,909-square foot parking structure with 404
parking spaces. The architecture is mission style design and the form is based on the functional
requirements of a parking structure. The structure is articulated with arched shaped openings,
rectilinear openings, columns and architectural towers. Exterior materials include smooth troweled
plaster, pre-cast concrete column bases, terra cotta tile roofing, pre-cast masonry along the base of
the towers and stairs and decorative tile. Per Table 2-1 of the Zoning Regulations, a parking structure
within the C-D zone requires a Conditional Use Permit (CUP). The applicant is also requesting
deviations from development standards for additional height and increased Floor Area Ratio (F.A.R.)
for the parking structure (see Table 6.3.1 below).
6.3.1 Project Statistics
Site Details Proposed Allowed/Required*
Front Setback 0 feet 0 feet
Maximum Height of
Structures
50 feet
with 17-foot 4-inch
elevator/stair tower
features and approx. 10-
foot-tall solar structures
50 feet
Max Building Coverage 80% 100%
F.A.R. 4.1 3.0
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
404
43 EV Ready
32
No specific requirement
40 EV Ready
Director’s Determination
*2018 Zoning Regulations
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7.0 PROJECT ANALYSIS
Staff carefully evaluated the proposed project’s General Plan Amendment, Rezone, Architecture and
Use Permits in the context of General Plan goals and policies and the City’s Zoning Code, and
received feedback from the ARC and the CHC regarding consistency of the project with the
Community Design Guidelines and Historic Preservation Guidelines. Based on the project’s
contribution to and alignment with these goals, policies, and requirements, staff is recommending that
the Planning Commission recommend that the City Council adopt a resolution approving the project.
7.1 Consistency with the General Plan
The Land Use Element (LUE) dedicates Chapter 4 to policies regarding land use and development of
Downtown. Policy 4.1 states,
Downtown is the community’s urban center serving as the cultural, social,
entertainment, and political center of the City for its residents, as well as home for
those who live in its historic neighborhoods. The City wants its urban core to be
economically healthy, and realizes that private and public investments in the
Downtown support each other. Downtown should also provide a wide variety of
professional and government services, serving the region as well as the city. The
commercial core is a preferred location for retail uses that are suitable for pedestrian
access, off-site parking, and compact building spaces. Civic, cultural and commercial
portions of Downtown should be a major tourist destination. Downtown's visitor
appeal should be based on natural, historical, and cultural features, retail services,
entertainment and numerous and varied visitor accommodations (underlining added to
highlight project consistency).
The LUE further discusses Entertainment and Cultural Facilities located in the downtown. Policy 4.3
states, Cultural facilities, such as museums and galleries should be Downtown. Entertainment
facilities, such as nightclubs and theaters shall be in the Downtown. Additional policies regarding
Cultural Facilities state:
5.2.2. Mission Plaza Area – The City shall promote the area around the Mission Plaza for
cultural facilities (Figure 5).
5.2.3. Community Arts Support – The City shall continue to support community arts programs
through a variety of means, such as loans, grants, and help in obtaining sites.
5.2.5. Land Acquisition – The City will work with community organizations to secure land for
cultural facilities in the Downtown area.
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As proposed, the SLO Rep Theatre will be located near Mission Plaza along Monterey Street in the
Cultural Facilities Area.
Parking
Policy 4.14 states, The City shall ensure there is a diversity of parking opportunities in the Downtown.
Any major increments in parking supply should take the form of structures, located at the edges of
the commercial core, so people can walk rather than drive between points within the core. Retail uses
outside the core, and professional office developments, may have on-site parking for customers and
clients. The proposed parking structure is consistent with fulfilling this policy.
Circulation Element, Policy 13.2.4. (Public Parking Structures) states the City shall only approve
construction of additional public parking structures after considering the findings and results of a
parking supply and demand study. Early in the Downtown parking discussion, a parking study was
completed that estimated that the City would have an increased parking demand of 250-500 spaces
every 5 years. The Palm Nipomo Parking Structure was initially envisioned to accommodate
approximately 450 spaces for 10 years of growth1. As the project has been refined, the total number
of actual spaces is now 404. As proposed, the new parking structure is consistent with the policies
for providing parking within the Downtown.
1 919 Palm Street Parking Structure contains 242 parking spaces and was built to accommodate the loss of the Court Street
surface parking lot and the Chinatown surface parking lot and was not designed for future growth of the Downtown.
Figure 4: LUE map (Figure 5) showing the location of the Cultural Facilities Area including Mission Plaza and
Monterey Street from Mission Plaza to Nipomo Street
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7.2 Consistency with the Downtown Concept Plan
The Downtown concept Plan was adopted in July 2017. The Downtown Concept Plan is the
community’s vision for how downtown San Luis Obispo should be developed over the next 25 years
and is to be used as a guidance for development projects and for public improvements downtown .
The proposed project is described in this Plan within “Block 10;” A new parking structure on the
corner of Palm and Nipomo Streets is envisioned to include office mixed use along Nipomo Street,
the Theatre relocated along Monterey Street,
and public use on a portion of the rooftop.
Additionally, the Concept Plan describes the
Central Downtown to include an expanded,
vibrant, and art-filled Cultural District, the
focus of which is along Monterey Street
between Nipomo and Chorro Streets (blocks
10, 11, and 19). Visitors arriving in cars can
park in the new parking structure at Palm and
Nipomo Streets, then walk to the theater,
Children’s Museum, expanded History Center,
Museum of Art, Mission San Luis Obispo de
Tolosa, and Mission Plaza in a short two-block
stretch (Blocks 11 and 19).
7.3 Consistency with the Zoning Regulations
7.3.1 SLO Rep Theatre
The SLO Rep Theatre proposal complies with the lot coverage, floor area ratios, and building
height requirements for the Downtown Commercial zone with a Historic District overlay (see
Section 6.2.1 Project Statistics above). The performing arts facility use requires a Minor Use
Permit. The SLO Rep Theatre mission is to strengthen theatre’s cultural influence and
enriches the Central Coast by producing professional theatre, nurturing artists and providing
theatre education for children and adults. This is consistent with the definition in the Zoning
Regulations that states Theaters are Facilities for indoor display of films, motion pictures, or
dramatic, musical, or live performances. This classification may include incidental food and
beverage services to patrons.
The SLO Rep Theatre has administrative office hours, and public hours (performances).
Administrative office hours are Tuesday-Saturday, 8:00 AM-6:00 PM and Public Hours are
Wednesday - Friday: 5:30 PM - 10:00 PM and Saturday-Sunday: 12:00 PM - 10:00 PM.
Services and activities that occur on the site include: administrative office work; theatre
rehearsals; theatre performances; youth classes/camps; adult classes/camps; and internal and
outside meetings and events. The new space will have 7 full-time and 17 part-time employees.
With the two theater spaces in the new venue, there is the potential for two performances
happening simultaneously thus there is a proposed minimum of 50 attendees and a maximum
of 300 attendees. As proposed, the theatre is consistent with the Zoning Regulations.
The project includes a retaining wall and six-foot-tall fence with a maximum combined height
of 9 feet. Per Zoning Regulations section 17.70.070(F)3 - Where fences are located on
retaining walls within interior side or rear setbacks, fences shall not exceed six feet as
Figure 5: Snapshot of Block 10 of the Downtown Concept Plan
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measured from the uphill side if erected or replaced on top of the retaining walls, and the
combined fence and retaining wall height shall not exceed nine feet from the lower side. As
proposed, the project’s fence is consistent with code. Staff recommends that the Planning
Commission find the proposed project description consistent with the Zoning Regulations.
7.3.2 Parking Structure
Per Table 2.1, Parking Facilities require a Conditional Use Permit for a parking structure
within the C-D zone. The Zoning Regulations further state in Section 17.86.200 (Parking as a
Primary Use), Where parking as a primary use is permitted in compliance with Table 2-1:
Uses Allowed by Zone … discretionary permit approval may include deviations from
otherwise applicable development standards. The Palm Nipomo Parking Structure is
requesting deviations from the F.A.R. requirements of the Downtown Commercial zone. The
Parking Structure has a 4.1 F.A.R. and the Zoning Regulations states the maximum F.A.R. of
3.0 for the C-D zone. These deviations are necessary to meet the project goal of maximizing
the parking on the site and meeting as close as possible the goal of 450 parking spaces.
The parking structure will be accessible 24 hours a day, seven days a week. Currently the first
60 minutes are free and $1.25/hour or fraction thereof. Parking rates for the structure will
apply as follows:
8:00 AM to 7:00 PM Monday through Wednesday
8:00 AM to 11:00 PM Thursday through Saturday
1:00 PM to 7:00 PM Sunday
The parking structure will also operate DROP (Downtown Residential Overnight Parking
Program) for those residents who live Downtown and include short-term and long-term
bicycle parking. Staff recommends that the Planning Commission find the proposed project
description and deviation to the F.A.R. consistent with the Zoning Regulations.
7.4 Architectural Review Commission Recommendation
The ARC recommended that the Planning Commission find the Parking Structure and the SLO Rep
Theatre architectural designs consistent with the Community Design Guidelines with specific
direction to the SLO Rep Theatre applicant. The applicant’s response to ARC direction is discussed
below.
ARC Direction: Review the balance and proportion of the wall cladding - specifically, reduce the
variegated terracotta facade at on the exterior of the black box theatre and at the upper portion of
the walls of the main theatre projecting above the roof deck level (approximately at the 218.45 -foot
elevation and above), and soften the contrast of the terracotta.
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Response: The applicant has provided revised façade improvements based on the ARC’s direction.
Figure 6 shows the original façade colors and materials. The applicant has provided a rendering that
follows the ARC’s direction very strictly; the white tile has been replaced with a color that is darker
and provides less contrast with the other tile colors. The upper levels that are set back and the black
box theater have all been given a solid color. Strict compliance with ARC direction leaves the black
box theater façade very plain and with minimal articulation.
Figure 6: Original facade design
Figure 7: Facade redesign with strict adherence to the ARC's direction
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The applicant also provided renderings that are a compromise between the ARC direction and the
original façade design. Figure 8 replaces the white terra cotta tile and uses a smooth stucco finish on
a portion of the upper floor setback, but instead of a random color combination of terra cotta tiles, the
exterior tiles of the black box theater and the upper floor setback are given a specific design layout.
Staff finds that the exterior façade of Figure 8 satisfies ARC’s direction, and is consistent with the
Community Design Guidelines (CDG) for Downtown development (Chapter 4.2, Section C.5) that
discusses that wall surfaces should be varied and interesting. Staff recommends the Planning
Commission find the revised design consistent with ARC direction and the CDG and recommend the
City Council approve the architectural design of the SLO Rep Theatre.
7.5 Cultural Heritage Committee Recommendation
The CHC provided three recommendations regarding the proposed project. These recommendations
are listed below.
1. Parking Structure - Recommended that the Planning Commission find the Parking Structure
architectural designs compatible with the Downtown Historic District.
2. Heyd Adobe - Recommend continuance of the Heyd Adobe component of the project to a
date uncertain, having found that the destruction of the Hyde Adobe, an element of the project
that makes it incompatible with the historic preservation guidelines and goals of the City, and
continue the item directing city staff and the applicant to present feasible options for leaving
the adobe in the current location, moving it to another location on the same site or to another
site altogether.
3. SLO Rep Theatre - Recommended continuance of the SLO Rep Theater component of the
project to a date uncertain, with direction that the applicant present more cohesive coloring
and materials treatment of the exterior fabric, a less busy and variegated design such that it’s
compatible with the immediately surrounding historic buildings of the downtown historic
district.
Figure 8: Staff's recommended facade
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Staff Discussion: The CHC recommended a continuance of the Heyd Adobe component of the project
and recommended that the project evaluate within its design the preservation of the Heyd Adobe in
situ (current location), relocation on site, or moving the structure to another site. When certifying the
Final EIR, the City Council, was provided information concerning impacts to the historic structures
on site and all alternatives, which included a discussion of retaining the Heyd Adobe and other
Contributing Historic Resources. The City Council’s decision to certify the Final EIR, including
Findings of Overriding Considerations, supported the determination that preserving the historic
properties on site does not satisfy project objectives of establishing a performing arts venue (SLO
Rep Theatre) and the development of a new parking structure.
The CHC’s purview or scope of review for the project, was to provide a recommendation on the
proposed project’s consistency with development in the vicinity within the Downtown Historic
District. Therefore, it was not within the CHC’s purview to recommend a continuance of the project
with direction to explore retaining the Heyd Adobe onsite by redesigning the project or to evaluate
relocation alternatives.
The CHC also provided feedback regarding the design of the SLO Rep Theatre (item #3 above). Staff
requested the CHC provide specific direction on what needed to be changed to be compatible with
the Downtown Historic District, but no specifics were given. The direction discusses revising the
exterior materials and color variation; very similar to the direction provided by the ARC. As discussed
in Section 7.4 above, the applicant has made changes to the exterior design to provide a more cohesive
façade treatment that is less busy and variegated.
The CDG and the Historic Preservation Program Guidelines (HPPG) overlap in their review criteria
for the Historic District and characteristics that make the district unique (Section 5.2.2). HPPG
Section 3.2.1 discusses that new structures within a Historic District shall be designed to be
architecturally compatible with the district’s prevailing historic character. Based on the changes made
by the applicant, staff recommends that the PC recommend that the City Council approve the revised
design and find it compatible with the Downtown Historic District and consistent with HPPG Sections
3.2.1 and 5.2.2.
8.0 ENVIRONMENTAL REVIEW
On July 17, 2018, the City Council certified the Final Environmental Impact Report (FEIR State
Clearinghouse Number 2017051011), adopted a Mitigation Monitoring and Reporting Program,
adopted the following CEQA Findings and Mitigation Measures related to the Palm Nipomo Parking
Structure Project, and made a Statement of Overriding Considerations (Attachment 7). The adopted
FEIR identified that the project will result in significant and unavoidable impacts to: 1) Aesthetics –
The scale and massing of the parking structure interrupting the transition from the Dana Street
grouping of historic resources from the remainder of the Downtown Historic District to the east; 2)
Cultural and Tribal Cultural Resources – Removal of two historic resources from the project site; and
3)Noise – Short-term construction noise. The FEIR also found that there would be significant impacts
that can be mitigated to less than significant in the categories of aesthetics, cultural and tribal cultural
resources, transportation, air quality, biological resources, geology and soils, and hazardous materials.
Some impacts related to aesthetics, cultural resources, noise, and transportation were found to be less
than significant.
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The project is proposed to remain the same as the project assessed in the adopted FEIR; however the
project now proposes to change the land use designation from Public to Downtown Commercial and
the zoning from Public Facility with a Historic Overlay (PF-H) to Downtown Commercial with a
Historic Overlay (C-D-H) to allow for the uses as they are described and analyzed in the FEIR. No
physical changes to the project or proposed uses are proposed to occur which were evaluated
previously in the certified FEIR. The change in the land use designation necessitated preparation of
an Addendum (Attachment 6) to the certified FEIR to address the project changes, per State CEQA
Guidelines Section 15162. The Addendum includes an updated project description, and incorporates
the additional analysis for inclusion in the environmental record. The updated analysis does not
materially change the findings and conclusions of the FEIR, making a Subsequent EIR unnecessary
pursuant to Section 15162 of the State CEQA Guidelines.
9.0 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.
10.0 ALTERNATIVES
10.1 Recommend the Council 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, Historic Preservation Program Guidelines, Zoning Regulations or
other policy documents.
10.2 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required to make a recommendation on the project. Staff does not recommend
this alternative since the City Council will be reviewing this project at their November 5, 2019 regular
meeting. A recommendation from the Planning Commission is necessary for this to occur.
11.0 ATTACHMENTS
1. Draft Resolution
2. SLO Repertory Project Plans
3. Parking Structure Project Plans
4. ARC Draft Minutes (9.16.2019)
5. CHC Draft Minutes (9-23-2019)
6. Addendum - also available online at:
https://www.slocity.org/Home/ShowDocument?id=24199
7. Resolution No. 10923 - Certifying Final EIR for Palm Nipomo Parking Structure Project
8. Final EIR available online at: https://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-
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RESOLUTION NO. PC-XXXX-2019
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING THE CITY COUNICL APPROVE
THE ARCHITECTURAL DESIGN OF A NEW PERFORMING ARTS
FACILITY (SLO REP THEATRE) AND A NEW PARKING STRUCTURE, A
DEVIATION IN THE FLOOR AREA RATIO FOR THE PARKING
STRUCTURE, USE PERMITS TO ALLOW THE SLO REP THEATRE AND
A PARKING STRUCTURE WITHIN THE DOWNTOWN COMMERCIAL
ZONE, AND ADOPT A GENERAL PLAN AMENDMENT CHANGING THE
PROJECT SITE FROM OFFICE AND MEDIUM-HIGH DENSITY
RESIDENTIAL TO GENERAL RETAIL AND A ZONE CHANGE FROM
OFFICE WITH A HISTORIC DISTRICT OVERLAY (O-H) AND MEDIUM-
HIGH DENSITY RESIDENTIAL (R-3) TO DOWNTOWN COMMERCIAL
ZONE WITH A HISTORIC OVERLAY (C-D-H) WITH AN ADDENDUM TO
THE CERTIFIED ENVIRONMENTAL IMPACT REPORT AS
REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT
AND ATTACHMENTS DATED OCTOBER 23, 2019 (609 & 633 PALM, 610,
614 & 630 MONTEREY, 970 & 972 NIPOMO STREETS; ARCH-0415-2019,
USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-
0460-2019)
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 October 23, 2019, for the purpose of considering the architectural design of a new
performing arts facility and a new parking structure, an exception in the Floor Area Ratio (F.A.R.)
for the parking structure, use permits to allow the SLO Rep Theatre and a parking structure within
the Downtown Commercial Zone and adopt a General Plan Amendment changing the project site
from Office and medium-high density residential to General Retail and a zone change from Office
with a Historic Downtown District Overlay (O-H) and medium-high density residential (R-3) to
Downtown Commercial zone with a Historic (C-D-H), for the property located at 609 & 633 Palm,
610, 614 & 630 Monterey, 970 & 972 Nipomo Streets to facilitate the proposed project; and
WHEREAS, notice of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED , by the Planning Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission does hereby recommend the City
Council approve the proposed project based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s Downtown
ATTACHMENT 1
Packet Page 18
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 2
Commercial zoning designation and will be subject to conformance with all applicable
building, fire, and safety codes.
General Plan Amendment and Rezone Findings:
2. The proposed General Plan Amendment is consistent with policy direction for the area
included in the General Plan, and in particular with the following General Plan policies:
LUE Policy 4.1, because the project provides off-site parking, civic, cultural, entertainment
and mixed-use opportunities for Downtown; LUE Policies 4.3, 5.2.2, 5.2.3, and 5.2.5,
which promote the development of Entertainment and Cultural Facilities in the downtown;
and LUE Policy 4.14 and Circulation Element policy 13.2.4 which support the construction
of parking structures.
3. The General Plan Amendment and Rezone allow for the implementation of the proposed
project by updating the City’s General Plan land use map and Zoning map to reflect the
development anticipated by the proposed Palm Nipomo Parking Structure Project.
4. The site is physically suited for the proposed project because the project is consistent with
the 2017 Downtown Concept Plan and is consistent with the development found in the
Downtown Commercial (C-D) zoning district.
Palm Nipomo Parking Structure Architectural Design Findings:
5. The proposed new building is consistent with Historic Preservation Program Guidelines
Section 3.2.1 because the building is designed to be architecturally compatible with
Downtown Historic District structures.
6. The project design maintains consistency with the Community Design Guidelines Chapter
4 (Downtown Design Guidelines), Sections 4.2 (A-D) by providing: human scale and
proportion, architectural design that complements the character of the surrounding
neighborhood, transparency and provides architectural interest on all four sides of the
building.
7. The project design is consistenct with the Community Design Guidelines Section 6.3(A-B,
D-E) because the project includes convenient pedestrian linkages to the sidewalk along
each street, pedestrian access and alternative paving materials while minimizing “vast seas
of parking” by proposing a structure as opposed to surface parking lots.
SLO Rep Theatre Architectural Design Findings:
8. The proposed new building is consistent with Historic Preservation Program Guidelines
Sections 3.2.1 and 5.2.2 because the building is designed to be architecturally compatible
with Downtown Historic District structures.
ATTACHMENT 1
Packet Page 19
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 3
9. The project design maintains consistency with the Community Design Guidelines Chapter
4 (Downtown Design Guidelines), Sections 4.2 (A-D) by providing: human scale and
proportion, various upper story setbacks, includes similar vertical elements that are found
in the surrounding architecture of the existing buildings, an architectural design that
complements the character of the surrounding neighborhood, transparency is included in
the front façade with the inclusion of glass curtain walls and provides architectural interest
on all four sides of the building.
Palm Nipomo Parking Structure Use Permit Findings:
10. The proposed use is allowed with a use permit within the Downtown Commercial (C-D)
zone and complies with all other applicable provisions of the Zoning Regulations.
11. The proposed parking structure use is located where a parking structure is called out on the
2017 Downtown Concept Plan.
12. The parking structure use is consistent with LUE policy 4.14 and Circulation Element
policy13.2.4 that state that any major increases in parking should take the form of a
structure located at the edge of the commercial core and that additional parking should be
supported by a parking study.
13. The site is physically suitable in terms of its design, location, shape, size, and operating
characteristics of the proposed use; traffic generation and the provision of public and
emergency vehicle access; public protection services; and the provision of utilities.
14. The establishment and subsequent operation or conduct of the use will not, because of the
circumstances and conditions applied in the particular case, be detrimental to the health,
safety or welfare of the general public or persons residing or working in the neighborhood
of the use, or be detrimental or injurious to property or improvements in the vicinity of the
use.
SLO Rep Theatre Use Permit Findings:
15. The proposed use is allowed with a use permit within the Downtown Commercial (C-D)
zone and complies with all other applicable provisions of the Zoning Regulations.
16. The proposed SLO Rep Theatre use is located where a theater is called out on the 2017
Downtown Concept Plan.
17. The proposed SLO Rep Theatre use is consistent with LUE policies 5.2.2, 5.2.3, and 5.2.5
because the theater will be located near Mission Plaza along Monterey Street in the Cultural
Facilities Area.
18. The site is physically suitable in terms of its design, location, shape, size, and operating
characteristics of the proposed use; traffic generation and the provision of public and
emergency vehicle access; public protection services; and the provision of utilities.
ATTACHMENT 1
Packet Page 20
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 4
19. The establishment and subsequent operation or conduct of the use will not, because of the
circumstances and conditions applied in the particular case, be detrimental to the health,
safety or welfare of the general public or persons residing or working in the neighborhood
of the use, or be detrimental or injurious to property or improvements in the vicinity of the
use.
Palm Nipomo Parking Structure deviation from F.A.R Findings:
20. The proposed increase in F.A.R. for the project is consistent with 2018 Zoning Regulations
Section 17.86.200 (Parking as a Primary Use) that states, Where parking as a primary use
is permitted in compliance with Table 2-1: Uses Allowed by Zone … discretionary permit
approval may include deviations from otherwise applicable development standards
because the parking structure is designed to meet certain building and engineering
standards.
SECTION 2. Environmental Review. On July 17, 2018, the City Council certified the
Final Environmental Impact Report (FEIR State Clearinghouse Number 2017051011), adopted a
Mitigation Monitoring and Reporting Program, and adopted CEQA Findings and Mitigation
Measures, including a Statement of Overriding Considerations, for the Palm Nipomo Parking
Structure Project per Resolution No. 10923 (2018 Series).
The Planning Commission recommends the City Council adopt the following findings to
approve the Addendum to the certified FEIR: 1) the minor technical changes addressed in the
Addendum do not materially change the findings and conclusions of the certified FEIR; 2) no
substantial changes are proposed or would occur that would require major revisions to the certified
FEIR; 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 certified FEIR; and 5) the applicant will comply with all mitigation measures
included in the certified FEIR.
SECTION 3 . Action. The Planning Commission does hereby recommend the City
Council approve the proposed project (ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019,
USE-0388-2017, GENP-0389-2017 & RZ-0460-2019) subject to the following conditions.
Conditions of Approval shall be applied to specific project components and shall not restrict or
limit the ability for certain aspects of the project to move forward.
General Plan Amendment and Rezone
1. The General Plan and Zoning Maps shall be amended as shown in Exhibit A.
2. The Amendments shall apply only to the property currently proposed to be occupied by the
Project, i.e. to the Project site.
ATTACHMENT 1
Packet Page 21
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 5
Palm Nipomo Parking Structure Architectural Design
Planning Division - Community Development Department
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project description and plans approved by the City Council.
A separate, full-size sheet shall be included in working drawings submitted for a building
permit that lists all conditions of project approvals listed as sheet number 2.
2. Reference shall be made in the margin of listed items as to where in plans requirements are
addressed. Any change to approved design, colors, materials, landscaping, or other
conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements.
4. The building plan submittal shall include privacy screening that will restrict the ability for
users of the parking structure to overlook into the adjacent property while using the
southeastern stairway to the satisfaction of the Community Development Director.
5. The locations of all exterior lighting, including bollard style landscaping or path/parking
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,
subject to the approval of the Community Development Director. The lighting schedule for
the building shall include a graphic representation of the proposed lighting fixtures and cut
sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the 2015 Zoning Regulations.
6. Plans submitted for a building permit shall clearly state the type/model of bicycle racks
proposed, location and dimensions of all 32 short and long-term bicycle parking spaces.
All long-term bicycle parking spaces shall be located within the parking structure.
Sufficient detail shall be provided about the placement and design of bike racks to
demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines and this condition of approval, to the satisfaction of the Public Works and
Community Development Directors.
7. Plans submitted for a building permit shall include window details indicating the type of
materials for the window grids, their dimensions, and colors. Plans shall demonstrate the
use of high-quality materials for the window grids that reflect the architectural style of the
project to the approval of the Community Development Director.
8. Mechanical and electrical equipment shall be located internally to the structure or site. With
submittal of working drawings, the applicant shall clearly show the location and sizes of
ATTACHMENT 1
Packet Page 22
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 6
any proposed condensers and other mechanical equipment. If any mechanical equipment
is to be placed on the roof, plans submitted for a building permit shall confirm that parapets
or 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.
9. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit and shown and called out on the
landscaping plans. 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.
10. 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. Street trees species shall comply with City standards.
Engineering Division – Public Works/Community Development Department
11. The Parking Structure shall conform to the overall proposed campus designs and approvals
for the Palm Nipomo Parking Structure Project and any subsequent agreements between
the SLO Rep Theatre and the City. The project shall also conform to previously approved
bulb-out and crossing designs for the Monterey Place project located at 667 Monterey.
12. The project address should be established prior to building permit application if possible.
Otherwise, the address will be established during permit review and prior to permit
issuance.
13. A separate demolition plan and permits are required for the structures located on the project
site. The plan shall include an inventory of all improvements located on the City parcel
and within the public right-of-way. Any historic materials shall be noted and shall include
a matrix of the proposed disposition. Unless otherwise proposed or required to be re-used
within the project, the historic granite curbing, walls, and stairs located on the project site
shall be preserved and delivered to an approved location to the satisfaction of the City.
14. The demolition plans shall show the location of all existing utilities. Existing utilities shall
be approved for re-use or shall be abandoned per City Engineering Standards. The
applicant should confirm whether any utilities remain from the previous demolition of the
structure(s) located on the project site. City improvement plan records and/or sewer
mainline televising records are available upon request.
ATTACHMENT 1
Packet Page 23
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 7
15. A lot line adjustment or merger shall be processed by a separate Planning application
through the Planning Division to remove the underlying property lines. Unless otherwise
specifically approved for deferral by the City, all underlying parcels shall be merged prior
to building permit issuance.
16. 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
17. New curb, gutter, sidewalk, curb ramps, bulb-outs, street parking, signage, striping, parking
meters, street tree plantings, street lighting, demolitions, etc. shall be completed as a
condition of the project. Except where standard streetlights are required, the frontage
improvements shall include new pedestrian level streetlights per the approved master plan
and City Engineering Standards.
18. The project is located within the Mission Style Sidewalk District of downtown. Unless
otherwise directed and approved by the Public Work or Community Development
Directors, all new or replaced improvements shall be constructed in the Mission Style per
City Engineering Standards.
19. All proposed street furniture shall conform to City Engineering Standards and Community
Design Guidelines. Final furniture placement and aesthetics shall consider need, phasing,
pedestrian circulation, line-of-sight, and future maintenance. The proposed furniture and
layout shall be approved to the satisfaction of the Public Works and Community
Development Directors.
20. City Engineering standards include a preference for parkways over integral sidewalks
where adequate sidewalk width is available and street parking has been removed. The final
design for the Nipomo Street frontage shall consider whether parkways or tree plantings in
tree wells is preferred. Direction on this item shall be approved to the satisfaction of Public
Works and Community Development Directors.
21. The street tree and landscape planting plan shall consider line of sight for vehicles and
pedestrians. Unless approved by the City, new tree plantings along Nipomo should be
located near the face of curb per City Engineering Standards.
22. The improvement plans and building plan submittal shall include all sidewalk dimensions
and clearances. Pedestrian clear space shall be shown along Nipomo for the existing street
trees to remain within the widened sidewalk. Clearances shall be shown to both the face
of curb, interim patio improvements, and to the face of the future office addition. The
commercial/residential addition plans may need to show a building or building entry in
consideration of the existing trees to provide for minimum pedestrian passage widths.
ATTACHMENT 1
Packet Page 24
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 8
23. The final street width and sidewalk widening along Nipomo may need to be adjusted to
accommodate a bulb-out for the driveway approach into the garage and for the pedestrian
crossing at Dana.
24. The decorative crosswalks shall conform to the City Engineering Standards in effect or in
an approved draft form at the time of construction. Flashers for the uncontrolled crossings
shall be approved by the Public Works Department. Unless, solar powered equipment is
specifically approved at one or more locations, secondary power shall be provided to
activate the flashers.
25. Any proposed phasing of the public improvements shall be approved by the City. If
phased, interim improvements may be required to provide a reasonable transition between
adjoining projects.
26. The required public improvements may be shown with the building permit submittal or
could be processed as a separate public improvement plan. The on-site plans and off-site
plans shall agree. Unless otherwise approved by the City, the building permit plans shall
not be approved or permits issued until the adjoining public improvements are approved.
Record plans shall be provided for the work within the public right-of-way at the
completion of the project.
27. The building plan submittal shall include a complete site, grading, drainage, and utility
plan. If proposed grading, drainage, and utilities are to be permitted under a separate
submittal, this information shall be shown “for reference only” on the building plan
submittal. The plan shall show all existing and proposed underground and overhead utilities
for reference. All utility company meters, vaults, equipment, and transformers shall be
shown for reference.
28. All new wire utilities shall be underground. Unless otherwise approved by the City, the
underground service(s) shall be achieved without use of utility poles within the public
right-of-way.
29. The required PGE service work and their preliminary design memo shall be reviewed and
approved by the City and the engineer of record prior to commencing with final designs.
The final PGE handout package shall be approved prior to building permit issuance or shall
be listed as a deferred submittal item. The plan shall clarify how secondary service will be
maintained or re-served to the remaining properties to the east.
30. The demolition plan, topo plan, and/or site electrical plan shall show all existing joint poles,
parking lot lighting, light numbers and wattage, PGE services, and tele-com services. The
plans shall include JP/SL #1561, SL pole #1741/120388413, and JP #643/110368243.
31. JP #643 appears to carry secondary power and tele-com to serve the Palm and Monterey
properties to the east from their respective rear yards. The lines appear to terminate at
JP/SL #1499/120388414 located within City Parking Lot #9. The plans shall clarify how
service will be maintained to the existing services. If service can be reserved from JP
ATTACHMENT 1
Packet Page 25
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 9
#1499 in Parking Lot #9, existing off-site JP #643 would become a terminal pole and might
be abandoned in favor of a new pole and guy located off the common property line.
32. Handrails for any on-site stairs or ramps shall not encroach into the public right-of-way or
public sidewalk area and shall comply with current Americans with Disabilities Act (ADA)
code.
33. The building plan submittal and project drainage report shall show and note compliance
with the Drainage Design Manual, Floodplain Management Regulation, and the Post
Construction Stormwater Regulations. The stormwater BMP’s shall be located outside the
public right-of-way unless otherwise specifically approved by the City. The PCR
compliance approach and strategy shall consider how the treatment of runoff from the
altered or replaced public improvements will be managed. Some stormwater BMP’s
designed to treat runoff from public streets and sidewalks may be located within the Public
right-of-way.
34. The building plan submittal shall clarify whether the lower floor of the parking structure
and future commercial/residential structure are located above the base flood elevation
(BFE). If not, the structure and openings shall be floodproofed and constructed of flood
resistant materials. All building service equipment and elevators shall be located outside
the mapped flood zone, 1’ above the BFE, or floodproofed to 1’ above the BFE.
35. The building plan submittal shall include a complete grading and drainage plan. The plan
shall evaluate whether there is existing run-on from the neighboring upslope properties.
The plans shall clarify the extent of any run-on and shall clarify how the drainage will be
collected and conveyed to an approved outlet. A portion of the roof from an adjoining
structure with a zero setback appears to discharge onto this site. An analysis of the entire
limits of the watershed tributary to the easterly property line will be required.
36. The building plan submittal shall include a complete tree summary showing all existing
trees, tree diameters, species, and proposed disposition. The plan shall include trees on
neighboring properties with tree canopies/root zones that may encroach into the area of
construction disturbance. A tree preservation plan shall be provided as part of the building
plans to clarify how all trees proposed to remain will be protected during demolition and
construction.
37. Street trees are required as a condition of the building permit. The landscape and irrigation
plans shall show irrigation improvements and sleeves under the sidewalk to provide
irrigation to any parkway plantings and/or tree wells. Street tree species and plantings shall
be in accordance with the City Engineering Standards.
Transportation Division - Public Works Department
38. The proposed uncontrolled crosswalks on Nipomo Street and Monterey Street shall be
designed to include features such as flashers, decorative pavement treatment, warning
signage, pavement markings, and bulbouts similar to other crosswalks in the downtown
ATTACHMENT 1
Packet Page 26
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 10
area. The specific design treatments at all proposed crosswalks shall be approved by the
City Public Works Department in conjunction with review off the public improvement
plans.
39. Design of proposed bulbouts, driveways and other intersection geometric modifications
shall include vehicle turning path analysis using appropriate design vehicles as identified
in the City’s Engineering Standards to the satisfaction of the Public Works Director.
Designs shall consider placement of street trees, landscaping and other vertical features
near intersections, driveways and pedestrian crossings in order to maintain adequate sight
distance per City Engineering Standards.
40. Sidewalk landscaping, street furniture and/or other elements shall be designed to
discourage pedestrian crossings of Nipomo Street at the northeast corner of the Nipomo
Street/Monterey Street intersection, the southwest corner of the Nipomo Street/Dana Street
intersection, and the southeast corner of the Nipomo Street/Palm Street intersection.
41. Frontage improvements shall include installation of standard streetlights and downtown
pedestrian lighting per City Standards to the satisfaction of the Public Works Director.
42. Consistent with Mitigation Measure T-1 per the project’s Final EIR, prior to issuance of
each building permit, the construction contractor(s) shall develop a construction
management plan for review and approval of the Community Development and Public
Works Departments to identify traffic management strategies to address traffic congestion,
construction staging/traffic control, parking demand and other transportation concerns
related to project construction activities.
43. Where frontage improvements are proposed, sidewalks shall have a minimum of eight (8)
feet clear width, unless otherwise approved by the Public Works Director.
44. Consistent with Mitigation Measure T-3 per the project’s Final EIR, the public
improvement plans shall incorporate improvements to the Dana Street/Nipomo and
Monterey Street/Nipomo Street intersections to enhance pedestrian safety and
accessibility. At a minimum, the public improvements shall include the following elements
to the satisfaction of the Public Works Director:
a. High-visibility crosswalk markings or other intersection enhancements, with
directional curb ramps across Nipomo Street from the northwest corner of Dana
Street/Nipomo Street to the southwest corner of the parking structure.
b. High-visibility crosswalk markings or other intersection enhancements, with
directional curb ramps across Nipomo Street from the southeast corner of Monterey
Street/Nipomo Street across Nipomo Street.
c. Standard crosswalks or other intersection enhancements, with directional curb
ramps across Monterey Street and Dana Street where they intersect with Nipomo
Street.
ATTACHMENT 1
Packet Page 27
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 11
d. Reduce corner curb radii on the southwest corner of Dana Street/Nipomo Street and
the northeast corner of Monterey Street/Nipomo Street.
45. Final designs for the Palm Street access driveway to the parking structure shall be refined
to provide acceptable visibility sight triangles for both vehicular traffic on Palm Street and
pedestrians crossing the driveway.
Utilities Department
46. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure.
47. The project shall construct a new sewer lateral and water services for the proposed use.
48. Revisions to the existing sewer and water infrastructure, that may result from the proposed
land use modifications, shall be completed to the satisfaction of the Utilities Director to
minimize impacts to operations and maintenance of the services.
49. Underground dewatering systems for basements shall discharge to an on-site retention
system or shall obtain an environmental compliance permit prior to issuance of an
occupancy permit.
50. Final grades and alignments of all public and/or private water, and sewer services shall be
approved to the satisfaction of the Utilities Department. The final location, configuration,
and sizing of on-site service laterals and meters shall be approved by the Utilities Director
in conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans.
51. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions. Trash
enclosure(s) shall conform the requirements by the San Luis Garbage Company, and refuse
bins shall be sized to provide a reasonable level of service. Separate refuse bins shall be
accommodated within the site for waste, recycling, and organics.
52. Tree wells shall maintain a 10-foot clearance to the existing sewer and water mains. New
curbs along the frontage improvements shall maintain a 2-foot clearance between the lip
of gutter and the existing sewer or water mains.
SLO Rep Theatre Architectural Design
Planning Division - Community Development Department
53. 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
ATTACHMENT 1
Packet Page 28
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 12
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
54. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project description and plans approved by the City Council.
A separate, full-size sheet shall be included in working drawings submitted for a building
permit that lists all conditions of project approvals listed as sheet number 2.
55. 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.
56. The design of the proposed SLO Rep Theatre shall be consistent with the proposed façade
redesign included in the plans submitted as part of the Planning Commission staff report
dated October 23, 2019. The building permit submittal shall accurately show the location
of all the terra cotta tiles and which colors will be located where.
57. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements.
58. The locations of all exterior lighting, including bollard style landscaping or path/parking
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,
subject to the approval of the Community Development Director. The lighting schedule for
the building shall include a graphic representation of the proposed lighting fixtures and cut
sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the 2015 Zoning Regulations.
59. Plans submitted for a building permit shall clearly state the type/model of bicycle racks
proposed, location and dimensions of all 13 short and long-term bicycle parking spaces.
All long-term bicycle parking spaces shall be located within the building. 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.
60. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other
related window features. Plans shall demonstrate the use of high-quality materials for the
ATTACHMENT 1
Packet Page 29
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 13
windows that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
61. 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.
62. 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.
63. 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. Street trees species shall comply with City standards.
64. The applicant shall pay parking in-lieu fees for 67 parking spaces prior to building permit
issuance unless another agreement is supported by the City to the satisfaction of the
Community Development and Public Works Directors.
Engineering Division – Public Works/Community Development Department
65. The Parking Structure shall conform to the overall proposed campus designs and approvals
for the Palm Nipomo Parking Structure Project and any subsequent agreements between
the SLO Rep Theatre and the City. The project shall also conform to previously approved
bulb-out and crossing designs for the Monterey Place project located at 667 Monterey.
66. The project address should be established prior to building permit application if possible.
Otherwise, the address will be established during permit review and prior to permit
issuance.
ATTACHMENT 1
Packet Page 30
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 14
67. A separate demolition plan and permits are required for the structures located on the project
site. The plan shall include an inventory of all improvements located on the City parcel
and within the public right-of-way. Any historic materials shall be noted and shall include
a matrix of the proposed disposition. Unless otherwise proposed or required to be re-used
within the project, the historic granite curbing, walls, and stairs located on the project site
shall be preserved and delivered to an approved location to the satisfaction of the City.
68. The demolition plans shall show the location of all existing utilities. Existing utilities shall
be approved for re-use or shall be abandoned per City Engineering Standards. The
applicant should confirm whether any utilities remain from the previous demolition of the
structure(s) located on the project site. City improvement plan records and/or sewer
mainline televising records are available upon request.
69. 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
70. New curb, gutter, sidewalk, curb ramps, bulb-outs, street parking, signage, striping, parking
meters, street tree plantings, street lighting, demolitions, etc. shall be completed as a
condition of the project. Except where standard streetlights are required, the frontage
improvements shall include new pedestrian level streetlights per the approved master plan
and City Engineering Standards.
71. The project is located within the Mission Style Sidewalk District of downtown. Unless
directed otherwise and approved by Public Works or Community Development Directors,
all new or replaced improvements shall be constructed in the Mission Style per City
Engineering Standards.
72. Any proposed phasing of the public improvements shall be approved by the City. If phased,
interim improvements may be required to provide a reasonable transition between
adjoining projects.
73. The required public improvements may be shown with the building permi t submittal or
could be processed as a separate public improvement plan. The on-site plans and off-site
plans shall agree. Unless otherwise approved by the City, the building permit plans shall
not be approved or permits issued until the adjoining public improvements are approved.
74. The building plan submittal shall include a complete site, grading, drainage, and utility
plan. If proposed grading, drainage, and utilities are to be permitted under a separate
submittal, this information shall be shown “for reference only” on the building plan
submittal. The plan shall show all existing and proposed underground and overhead
utilities for reference. All utility company meters, vaults, equipment, and transformers
shall be shown for reference.
ATTACHMENT 1
Packet Page 31
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 15
75. All new wire utilities shall be underground. Unless otherwise approved by the City, the
underground service(s) shall be achieved without a net increase of utility poles within the
public right-of-way.
76. The required PGE service work and their preliminary design memo shall be reviewed and
approved by the City and the engineer of record prior to commencing with final designs.
The final PGE handout package shall be approved prior to building permit issuance or shall
be listed as a deferred submittal item. The plan shall clarify how secondary service will be
maintained or re-served to the remaining properties to the east.
77. Handrails for any on-site stairs or ramps shall not encroach into the public right-of-way or
public sidewalk area and shall comply with current Americans with Disabilities Act (ADA)
code.
78. The building plan submittal and project drainage report shall show and note compliance
with the Drainage Design Manual, Floodplain Management Regulation, and the Post
Construction Stormwater Regulations. The stormwater BMP’s shall be located outside the
public right-of-way unless otherwise specifically approved by the City. The PCR
compliance approach and strategy shall consider how the treatment of runoff from the
altered or replaced public improvements will be managed. Some stormwater BMP’s
designed to treat runoff from public streets and sidewalks may be located within the Public
right-of-way.
79. The building plan submittal shall clarify that the access into the lower floor and basement
exit systems are located above the base flood elevation (BFE). Unless otherwise approved
by the City, a one-foot freeboard should be provided above the BFE. All building service
equipment shall be located outside or above the BFE.
80. The building plan submittal shall include a complete grading and drainage plan. The plan
shall evaluate whether there is existing run-on from the neighboring upslope properties.
The plans shall clarify the extent of any run-on and shall clarify how the drainage will be
collected and conveyed to an approved outlet. A portion of the roof from an adjoining
structure with a zero setback appears to discharge onto this site. An analysis of the entire
limits of the watershed tributary to the easterly property line will be required.
81. The building plan submittal shall include a complete tree summary showing all existing
trees, tree diameters, species, and proposed disposition. The plan shall include trees on
neighboring properties with tree canopies/root zones that may encroach into the area of
construction disturbance. A tree preservation plan shall be provided to clarify how all trees
proposed to remain will be protected during demolition and construction.
82. Street trees are required as a condition of the building permit. The landscape and irrigation
plans shall show irrigation improvements and sleeves under the sidewalk to provide
irrigation to any parkway plantings and/or tree wells. Street tree species and plantings shall
be in accordance with the City Engineering Standards.
ATTACHMENT 1
Packet Page 32
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 16
Transportation Division - Public Works Department
83. Pursuant to Chapter 4.56 of the City of San Luis Municipal Code, the project shall be
responsible for paying applicable transportation impact fees prior to issuance of building
permits.
84. Per Mitigation Measure T-1 of the Palm/Nipomo Parking Structure Project EIR, a
Construction Management Plan shall be submitted for review and approval by the Public
Works and Community Development Departments. Prior to issuance of building permits
and encroachment permits for the proposed theater project, a Construction Management
Plan must be approved by the Public Works and Community Development Departments -
either as a combined plan for the parking structure and theater project or as a stand-alone
plan for the theater project only.
Utilities Department
85. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure.
86. The project must construct a new sewer lateral and water services for the proposed use.
87. MAWA and ETWU calculations shall be provided for the proposed landscape plan per the
following formula: http://www.slocity.org/government/department-directory
88. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions. Trash
enclosure(s) shall conform the requirements by the San Luis Garbage Company, and refuse
bins shall be sized to provide a reasonable level of service. Separate refuse bins shall be
accommodated within the site for waste, recycling, and organics.
89. Applicant will need to obtain in writing that the proposed enclosures and collection method
meets the San Luis Garbage Company (SLG) requirements. SLG can be contacted at (805)
543-0875. The proposed plans show large waste containers at the bottom of the access
ramp near the north boundary of the project, which will be difficult to access. Please consult
with SLG to review the access and ensure the large bins will not create a safety hazard. All
three waste streams need to be included in the proposed trash enclosure per Section 2.1.1-
D of the Uniform Design Criteria.
90. Driveways and access routes to the trash enclosure 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. The trash
enclosure area shall have a maximum slope of two percent in a way that waste services will
not interfere with vehicular or pedestrian traffic.
ATTACHMENT 1
Packet Page 33
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 17
91. Tree wells shall maintain a 10-foot clearance to the existing sewer and water mains. New
curbs along the frontage improvements shall maintain a 2-foot clearance between the new
lip of gutter and the outside edge of existing sewer or water mains.
92. Underground dewatering systems for basements shall discharge to an on-site retention
system or shall obtain an environmental compliance permit prior to issuance of an
occupancy permit.
Palm Nipomo Parking Structure Use Permit
93. The proposed parking structure shall operate in substantial compliance with the project
description approved by the City Council.
SLO Rep Theatre Use Permit
94. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
95. The proposed SLO Rep theatre shall operate in substantial compliance with the project
description approved by the City Council.
Upon motion of ____________________, seconded by _________________ and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this 23rd day of October 2019.
_____________________________
ATTACHMENT 1
Packet Page 34
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 18
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1
Packet Page 35
Planning Commission Resolution No. PC-XXXX-2019
609 & 633 Palm, 610, 614 & 630 Monterey, 970 & 972 Nipomo Streets;
(ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017 & RZ-0460-
2019)
Page 19
EXHIBIT A
1. Palm Nipomo Parking Structure Project General Plan Amendment Map
Existing Proposed
2. Palm Nipomo Parking Structure Project Amended Land Use and Rezoning Map
Existing Proposed
Office
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Residential
General
Retail
Medium-High
Residential (R-3)
Office with a
Historic Overlay
(O-H)
Downtown
Commercial with
a Historic Overlay
(C-D-H)
ATTACHMENT 1
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CallOR1-800-642-2444EXISTING UTILITY LOCATIONS SHOWN HERON ARE APPROXIMATE ONLY. IT SHALL BE THECONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTALLOCATION OF ALL EXISTING UNDERGROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION.NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THEENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN IN THEIR PROPERLOCATION.GENERAL NOTES1. NO CONSTRUCTION SHALL BE STARTED WITHOUT PLANS APPROVED BY THE CITY BUILDINGDEPARTMENT. THE BUILDING DEPARTMENT SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TOSTARTING OF CONSTRUCTION AND OF THE TIME LOCATION OF THE PRECONSTRUCTIONCONFERENCE. ANY CONSTRUCTION PERFORMED WITHOUT APPROVED PLANS OR PRIORNOTIFICATION TO THE BUILDING DEPARTMENT WILL BE REJECTED AND WILL BE AT THECONTRACTOR’S AND/OR OWNER’S RISK.2. FOR ANY CONSTRUCTION PERFORMED THAT IS NOT IN COMPLIANCE WITH PLANS OR PERMITSAPPROVED FOR THE PROJECT THE CITY BUILDING DEPARTMENT MAY REVOKE ALL ACTIVEPERMITS AND RECOMMEND THAT CITY CODE ENFORCEMENT PROVIDE A WRITTEN NOTICE ORSTOP WORK ORDER.3. ALL CONSTRUCTION WORK AND INSTALLATIONS SHALL CONFORM TO THE MOST CURRENTCITY OF SAN LUIS OBISPO BUILDING DEPARTMENT STANDARDS AND ALL WORK SHALL BESUBJECT TO THE APPROVAL OF THE BUILDING DEPARTMENT.4. THE PROJECT OWNER AND CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND/ORMAINTAINING ALL WEATHER ACCESS AT ALL TIMES TO EXISTING PROPERTIES LOCATED IN THEVICINITY OF WORK. ADDITIONALLY, THEY SHALL BE RESPONSIBLE FOR MAINTAINING ALLEXISTING SERVICES, INCLUDING UTILITY, GARBAGE COLLECTION, MAIL DISTRIBUTION, ETC, TOALL EXISTING PROPERTIES LOCATED IN THE VICINITY OF WORK.5. ON-SITE HAZARDS TO PUBLIC SAFETY SHALL BE SHIELDED BY CONSTRUCTION FENCING.FENCING SHALL BE MAINTAINED BY THE PROJECT OWNER AND CONTRACTOR UNTIL SUCHTIME THAT THE PROJECT IS COMPLETED AND OCCUPIED, POTENTIAL HAZARDS HAVE BEENMITIGATED, OR ALTERNATIVE PROTECTIVE MEASURES HAVE BEEN INSTALLED.6. SOILS TESTS SHALL BE DONE IN ACCORDANCE WITH THE CITY PUBLIC IMPROVEMENTSTANDARDS. TESTS MUST BE MADE WITHIN 15 DAYS PRIOR TO PLACING MATERIAL. THE TESTRESULTS SHALL CLEARLY INDICATE THE LOCATION AND SOURCE OF THE MATERIAL.7. ROADWAY COMPACTION TESTS SHALL BE MADE ON SUBGRADE MATERIAL, AGGREGATE BASEMATERIAL, AND MATERIAL AS SPECIFIED BY THE ENGINEER. SAID TESTS SHALL BE MADEPRIOR TO THE PLACEMENT OF THE NEXT MATERIAL LIFT.8. SUBGRADE MATERIAL SHALL BE COMPACTED TO A RELATIVE COMPACTION OF 95% IN THEZONE BETWEEN FINISHED SUBGRADE ELEVATION AND A MINIMUM OF ONE FOOT BELOW. ALLMATERIAL IN FILL SECTIONS BELOW THE ZONE MENTIONED ABOVE SHALL BE COMPACTED TO90% RELATIVE COMPACTION.9. A REGISTERED CIVIL ENGINEER SHALL CERTIFY THAT THE IMPROVEMENTS WHEN COMPLETEDARE IN ACCORDANCE WITH THE PLANS PRIOR TO THE REQUEST FOR A FINAL INSPECTION.RECORD DRAWINGS SHALL BE PREPARED AFTER CONSTRUCTION IS COMPLETED. THE CIVILENGINEER CERTIFYING THE IMPROVEMENTS AND PREPARING AS-BUILT PLANS MAY BEPRESENT WHEN THE FINAL INSPECTION IS MADE BY THE CITY .10. AN ENGINEER OF WORK AGREEMENT AND AN ENGINEER CHECKING AND INSPECTIONAGREEMENT ARE REQUIRED PRIOR TO THE START OF CONSTRUCTION. THE BUILDINGDEPARTMENT SHALL BE NOTIFIED IN WRITING OF ANY CHANGES TO THE ENGINEER OF WORKAGREEMENT. CONSTRUCTION SHALL NOT PROCEED WITHOUT AN ENGINEER OF WORK.11. ALL UTILITY COMPANIES SHALL BE NOTIFIED PRIOR TO THE START OF CONSTRUCTION.12. A CITY ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK DONE WITHIN THE CITYRIGHT-OF-WAY. THE ENCROACHMENT PERMIT MAY ESTABLISH ADDITIONAL UTILITY ANDTRAFFIC CONTROL REQUIREMENTS.13. THE CITY INSPECTOR ACTING ON BEHALF OF THE CITY BUILDING DEPARTMENT MAY REQUIREREVISIONS IN THE PLANS TO SOLVE UNFORESEEN PROBLEMS THAT MAY ARISE IN THE FIELD.ALL REVISIONS SHALL BE SUBJECT TO THE APPROVAL OF THE DEVELOPER’S ENGINEER OFWORK.14. HYDROSEEDING OR OTHER PERMANENT EROSION CONTROL SHALL BE PLACED ANDESTABLISHED WITH 90% COVERAGE ON ALL DISTURBED SURFACES (OTHER THAN PAVED ORGRAVEL SURFACES) PRIOR TO THE FINAL INSPECTION.15. FOR ANY PUBLIC IMPROVEMENTS TO BE MAINTAINED BY THE CITY , IF ENVIRONMENTALPERMITS FROM THE U.S. ARMY CORPS OF ENGINEERS, THE CALIFORNIA REGIONAL WATERQUALITY CONTROL BOARD/STATE WATER RESOURCES CONTROL BOARD, OR THE CALIFORNIADEPARTMENT OF FISH & GAME ARE REQUIRED, THE DEVELOPER SHALL:15.a. SUBMIT A COPY OF ALL SUCH COMPLETED PERMITS TO THE CITY BUILDING DEPARTMENTOR,15.b. DOCUMENT THAT THE REGULATORY AGENCIES DETERMINED THAT SAID PERMIT IS NOTREQUIRED;PRIOR TO ACCEPTANCE OF THE COMPLETED IMPROVEMENTS FOR CITY MAINTENANCE ANDRELEASE OF IMPROVEMENT SECURITY. ANY MITIGATION MONITORING REQUIRED BY SAIDPERMITS WILL REMAIN THE RESPONSIBILITY OF THE DEVELOPER.16. WHEN THE PROJECT SITE EARTHWORK IS NOT INTENDED TO BALANCE THEN A SEPARATEGRADING PERMIT FOR THE SENDING OR RECEIVING PROPERTY MAY BE REQUIRED. A COPY OFTHE PERMIT/S OR EVIDENCE THAT NO PERMITS ARE REQUIRED SHALL BE SUBMITTED TO THEDEPARTMENT PRIOR TO COMMENCING PROJECT EARTHWORK.PROJECT PRE-CONSTRUCTION MEETINGPRIOR TO START OF CONSTRUCTION, A PRE-CONSTRUCTION MEETING SHALL BE SCHEDULED WITHTHE REPRESENTATIVE OF THE CITY OF SAN LUIS OBISPO, THE CIVIL ENGINEER OF RECORD, THESOILS ENGINEER OF RECORD, THE GRADING CONTRACTOR OF RECORD, THE OWNER/DEVELOPER,AND OTHERS REQUIRED TO IMPLEMENT AND TO SUPPORT THIS PROJECT. THE OWNER/DEVELOPERSHALL COORDINATE THIS MEETING WITH THE CITY REPRESENTATIVE AND OTHER PARTIES.OBSERVATION AND TESTING PROGRAMTHE SOILS ENGINEER OF RECORD SHALL OBSERVE THE FOLLOWING TASKS:1. PLACEMENT, BACKFILL, AND COMPACTION OF FILL MATERIALBI-WEEKLY REPORTS ARE REQUIRED BY THE SOILS ENGINEER OF RECORD TO THE GRADINGINSPECTOR, MONITORING THE JOB PROGRESS INCLUDING THE STATUS OF EROSION &SEDIMENTATION MONITORING.A FINAL REPORT IS REQUIRED FOR ENGINEERING GRADING INCLUDING ALL COMPACTIONREPORTS.PROJECT REPORT REQUIREMENTSFINAL REPORTSFINAL REPORTS SHALL BE REQUIRED IN ACCORDANCE WITH U.B.C. SECTION 3318.1PAD CERTIFICATION REQUIREMENTA SOIL OR CIVIL ENGINEER SHALL DETERMINE GRADING PERFORMED FOR THIS PROJECT IS INSUBSTANTIAL CONFORMANCE WITH THE APPROVED PLANS AND IS SUITABLE TO SUPPORT THEINTENDED STRUCTURE(S). THE ENGINEER SHALL SUBMIT A FINAL REPORT TO THE CITY OF SAN LUISOBISPO.SOIL REPORT REQUIREMENTSTHE SOIL REPORT SL-16264-SA OBSERVATIONS AND RECOMMENDATIONS SHALL BE FOLLOWED. AREPRESENTATIVE OF THE GEOTECHNICAL SERVICES SHALL OBSERVE ALL APPLICATIONS REGARDINGGENERAL GRADING, PAD GRADING, SLOPE CONSTRUCTION, UTILITY TRENCHES AND FOUNDATIONCONSTRUCTION.GRADING NOTES1. ALL GRADING CONSTRUCTION SHALL CONFORM TO THE APPLICABLE CODES AS NOTED UNDER"APPLICABLE CODES" HEADING.2. THE DEVELOPER SHALL BE RESPONSIBLE FOR SCHEDULING A PRE-CONSTRUCTION MEETINGWITH THE CITY AND OTHER AFFECTED AGENCIES. THE CONTRACTOR SHALL NOTIFY THE CITYBUILDING DEPARTMENT AT LEAST 24 HOURS PRIOR TO ANY WORK BEING PERFORMED, ANDARRANGE FOR INSPECTION.3. GRADING SHALL COMPLY WITH THE RECOMMENDATIONS OF THE PRELIMINARY SOILS REPORT#SL-16264-SA BY EARTH SYSTEMS PACIFIC, INC. , DATE 4/21/2011 FILED WITH THE CITY OF SANLUIS OBISPO.4. SOILS ENGINEER TO DETERMINE THE SOIL IS SUITABLE TO SUPPORT THE INTENDED STRUCTURE.SUCH REPORT INCLUDING PROGRESS AND/OR COMPACTION REPORTS SHALL BE SUBMITTED TOTHE FIELD INSPECTOR PRIOR TO FINAL INSPECTION WHEN A SOILS REPORT IS OBTAINED. THECITY POLICY REGARDING PAD CERTIFICATION SHALL BE FOLLOWED. WHEN APPLICABLE THEENGINEER SHALL OBSERVE THE GRADING OPERATION(S) AND PROVIDE THE FIELD INSPECTORWITH REQUIRED COMPACTION REPORTS AND A REPORT STATING THAT THE GRADINGPERFORMED HAS BEEN OBSERVED AND IS IN CONFORMANCE WITH THE UBC AND CITYORDINANCES.5. NO CUT OR FILL SLOPES WILL BE CONSTRUCTED STEEPER THAN TWO HORIZONTAL TO ONEVERTICAL (2:1).6. DUST CONTROL IS TO BE MAINTAINED AT ALL TIMES DURING CONSTRUCTION.7. AREAS OF FILL SHALL BE SCARIFIED, BENCHED AND RECOMPACTED PRIOR TO REPLACING FILLAND OBSERVED BY A SOIL OR CIVIL ENGINEER.8. FILL MATERIAL WILL BE RECOMPACTED TO 90% OF MAXIMUM DENSITY.9. REMOVE ANY DELETERIOUS MATERIAL ENCOUNTERED BEFORE PLACING FILL.10. ALL DISTURBED AREAS SHALL BE HYDRO SEEDED OR PLANTED WITH APPROVED EROSIONCONTROL VEGETATION AS SOON AS PRACTICAL AFTER CONSTRUCTION IS COMPLETE.11. MINIMUM SETBACK TO CREEKS AND BLUFFS SHALL BE MAINTAINED. MINIMUM SETBACK OF TWOFEET FROM ALL PROPERTY LINES WILL BE MAINTAINED FOR ALL GRADING.12. MINIMUM SLOPE AWAY FROM BUILDINGS SHALL BE 5% FOR THE FIRST TEN FEET AROUNDPERIMETER.13. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF ALL EXISTING SURVEYMARKERS DURING CONSTRUCTION. ALL SUCH MONUMENTS OR MARKERS DISTURBED SHALL BERESET AT THE CONTRACTOR'S EXPENSE.14. ALL CONTRACTORS AND SUBCONTRACTORS WORKING WITHIN THE RIGHT OF WAY SHALL HAVEAN APPROPRIATE CONTRACTOR'S LICENSE, A LOCAL BUSINESS LICENSE, AND SHALL OBTAIN ANENCROACHMENT PERMIT.15. ENGINEERING REPORTS FOR CUT OR FILL SLOPES STEEPER THAN 2:1 SHALL BE SUBMITTED TOTHE FIELD INSPECTOR.UNDERGROUND UTILITY NOTES1. AN EFFORT HAS BEEN MADE TO DEFINE THE LOCATION OF UNDERGROUND FACILITIES WITHINTHE JOB SITE. HOWEVER, ALL EXISTING UTILITY AND OTHER UNDERGROUND STRUCTURESMAY NOT BE SHOWN ON THIS PLAN AND THEIR LOCATION WHERE SHOWN IS APPROXIMATE.THE CONSTRUCTION CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETERESPONSIBILITY FOR LOCATING OR HAVING LOCATED ALL UNDERGROUND UTILITIES ANDOTHER FACILITIES AND FOR PROTECTING THEM DURING CONSTRUCTION.2. ALL UTILITY COMPANIES MUST BE NOTIFIED PRIOR TO THE START OF CONSTRUCTION. THECONSTRUCTION CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT (USA) AT 811TWO TO TEN DAYS PRIOR TO THE START OF EXCAVATION AND SHALL VERIFY THE LOCATION OFANY KNOWN UTILITIES AND WHETHER OR NOT A REPRESENTATIVE OF EACH COMPANY WILL BEPRESENT DURING EXCAVATION.SPECIAL INSPECTIONS1. ALL CONSTRUCTION & INSPECTIONS SHALL CONFORM TO 2016 CALIFORNIA BUILDING CODE(CBC) CHAPTER 17.2. SPECIAL INSPECTION REQUIREMENT ARE REQUIRED FOR THIS PROJECT, THE OWNER ORREGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE ACTING AS THE OWNER'SAGENT SHALL EMPLOY ONE OR MORE SPECIAL INSPECTORS TO PROVIDE INSPECTIONSDURING CONSTRUCTION ON ALL TASKS IDENTIFIED BELOW.3. SPECIAL INSPECTORS SHALL BE A QUALIFIED PERSON WHO SHALL DEMONSTRATECOMPETENCE, TO THE SATISFACTION OF THE CITY BUILDING DEPARTMENT. NAMES ANDQUALIFICATIONS OF SPECIAL INSPECTOR(S) SHALL BE SUBMITTED TO THE CITY BUILDINGDEPARTMENT FOR APPROVAL.4. EACH CONTRACTOR RESPONSIBLE FOR THE CONSTRUCTION OF COMPONENTS LISTED IN THESPECIAL INSPECTIONS SHALL SUBMIT A WRITTEN STATEMENT OF RESPONSIBILITY TO THECITY BUILDING DEPARTMENT AND THE OWNER PRIOR TO THE COMMENCEMENT OF WORK. THESTATEMENT SHALL CONTAIN THE ITEMS LISTED IN CBC 1706.1.5. A FINAL REPORT PREPARED BY A SOIL OR CIVIL ENGINEER SHALL BE SUBMITTED TO THE FIELDINSPECTOR STATING THE WORK PERFORMED IS IN SUBSTANTIAL CONFORMANCE WITH THEAPPROVED PLANS, APPLICABLE CODES, AND IS FOUND TO BE SUITABLE TO SUPPORT THEINTENDED STRUCTURE. SUCH REPORT SHALL INCLUDE ANY FIELD PROGRESS REPORTS,COMPACTION DATA ETC.SECTION 1705, STATEMENT OF SPECIAL INSPECTIONS:x1705.1 GENERAL. WHERE SPECIAL INSPECTION OR TESTING IS REQUIRED BY SECTION 1704,1707 OR 1708, THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE SHALLPREPARE A STATEMENT OF SPECIAL INSPECTIONS IN ACCORDANCE WITH SECTION 1705 FORSUBMITTAL BY THE PERMIT APPLICATION (SEE SECTION 1704.1.1).x1705.2 CONTENT OF STATEMENT OF SPECIAL INSPECTIONS. THE STATEMENT OF SPECIALINSPECTIONS SHALL IDENTIFY THE FOLLOWING:a. THE MATERIALS, SYSTEMS, COMPONENTS AND WORK REQUIRED TO HAVE SPECIALINSPECTION OR TESTING BY THE BUILDING OFFICIAL OR BY THE REGISTERED DESIGNPROFESSIONAL RESPONSIBLE FOR EACH PORTION OF THE WORK.b. THE TYPE AND EXTENT OF EACH SPECIAL INSPECTION.c. THE TYPE AND EXTENT OF EACH TEST.d. ADDITIONAL REQUIREMENTS FOR SPECIAL INSPECTION OR TESTING FOR SEISMIC OR WINDRESISTANCE AS SPECIFIED IN SECTION 1705.3, 1705.4, 1707 OR 1708.e. FOR EACH TYPE OF SPECIAL INSPECTION, IDENTIFICATION AS TO WHETHER IT WILL BECONTINUOUS SPECIAL INSPECTION OR PERIODIC SPECIAL INSPECTION. SECTION (TABLE) 1704.7, REQUIRED VERIFICATION AND INSPECTION OF SOILS.a. VERIFY MATERIALS BELOW FOOTINGS ARE ADEQUATE TO ACHIEVE THE DESIGN BEARINGCAPACITY SHALL BE PERFORMED PERIODICALLY DURING TASK.b. VERIFY EXCAVATIONS ARE EXTENDED TO PROPER DEPTH AND HAVE REACHED PROPERMATERIAL, SHALL BE PERFORMED PERIODICALLY DURING TASK.c. PERFORM CLASSIFICATION AND TESTING OF CONTROLLED FILL MATERIALS, SHALL BEPERFORMED PERIODICALLY DURING TASK.d. VERIFY USE OF PROPER MATERIALS, DENSITIES AND LIFT THICKNESSES DURING PLACEMENTAND COMPACTION OF CONTROLLED FILL, SHALL BE PERFORMED CONTINUOUSLY DURINGTASK.e. PRIOR TO PLACEMENT OF CONTROLLED FILL, OBSERVE SUBGRADE AND VERIFY THAT SITE HADBEEN PREPARED PROPERLY, SHALL BE PERFORMED PERIODICALLY DURING TASK.OBSERVATION & TESTING PROGRAM.THE PROJECT SOILS ENGINEER SHALL PERFORM THE INSPECTION & TESTING FOR THEFOLLOWING TASKS:xFINAL PLANSxSTRIPPING AND CLEARING OF VEGETATIONxRECOMPACTION OF SCARIFICATION SOILSxFILL PLACEMENT AND COMPACTIONxOVER EXCAVATINGxVERIFICATION OF SOILS TYPE & DEPTHxFINAL REPORTTHE SOIL ENGINEER OF WORK SHALL BE EARTH SYSTEMS PACIFIC, INC. SOILS REPORT#SL-16264-SA THE PROJECT ENGINEER OF WORK SHALL PERFORM THE INSPECTION FOR THEFOLLOWING TASKS:xROUGH GRADING & SITE PREPARATIONxFINAL GRADING INSPECTION PRIOR TO FINAL CITY INSPECTIONTHE PROJECT ENGINEER OF WORK SHALL BE DANIEL SOTELO OF ENGINEERING DESIGNPROFESSIONALS, INC., RCE 81227, 2055-A 9TH STREET, LOS OSOS, CA 93402, PHONE (805) 602-6167THE ENGINEER OR WORK SHALL STATE IN WRITING THE WORK IS IN SUBSTANTIALCONFORMANCE WITH THE APPROVED PLANS.THE PERSON RESPONSIBLE FOR BMP INSPECTION IS XXXXXXXXPHONE (805) XXX-XXXX.PROJECT SURVEY MONUMENTSEXISTING SURVEY MONUMENTS SHALL BE TIED OUT OR REPLACED IN ACCORDANCE WITHCITYSTANDARDS AND SPECIFICATIONSGRADING AND VEGETATION REMOVALTO CONTROL EROSION, ACTUAL GRADING SHALL BEGIN WITHIN 30 DAYS OF VEGETATION REMOVALOR THAT AREA SHALL BE PLANTED UNDER THE PROVISIONS OF SECTION 16.08.340. NOVEGETATION REMOVAL OR GRADING WILL BE ALLOWED WHICH WILL RESULT IN THE SILTATION OFWATER COURSE OR UNCONTROLLABLE EROSION (16.08.300 C.2)GROUND PREPARATIONPREPARATION OF GROUND FOR FILL. THE GROUND SURFACE SHALL BE PREPARED TO RECEIVEFILL BY THE REMOVAL OF TOPSOIL AND OTHER UNSUITABLE MATERIALS AS DETERMINED BY THESOILS ENGINEER.PREPARATION OF THE GROUND. THE GROUND SURFACE SHALL BE PREPARED TO RECEIVE FILL BYREMOVING VEGETATION, NON-COMPLYING FILL, TOPSOIL AND OTHER UNSUITABLE MATERIALSSCARIFYING TO PROVIDE A BOND WITH THE NEW FILL.FILL MATERIAL PERMITTED. NO ORGANIC MATERIAL SHALL BE PERMITTED IN FILLS EXCEPT ASTOPSOIL USED FOR SURFACE PLANT GROWTH ONLY AND WHICH DOES NOT EXCEED 4 INCHES INDEPTH. (16.08.310 E)EROSION CONTROL MEASURESEROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES MUST BE IN PLACE ANDFUNCTIONALEARTHWORK QUANTITIESAREA OF DISTURBANCE = 0.86 ACESTIMATED CUT: 4,948 CY±ESTIMATED FILL: 183 CY±NET: 4,765 CY± FILLMAX CUT: 14'MAX FILL: 6'NOTE: EXACT SHRINKAGE, CONSOLIDATION, AND SUBSIDENCE FACTORS AND LOSSES DUE TOCLEARING OPERATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES ARE BASEDUPON THE DIFFERENCE BETWEEN EXISTING GROUND SURFACE AND PROPOSED FINISH GRADES,AS SHOWN ON THE PLAN, AND SHOULD VARY ACCORDING TO THESE FACTORS. THE CONTRACTORSHALL BE RESPONSIBLE FOR SITE INSPECTION AND QUANTITY TAKE OFF, AND SHALL BIDACCORDINGLY.LEGENDPROPERTY BOUNDARYRIGHT OF WAYPROPERTY LINESECTION LINECENTER LINEEASEMENTEXISTING BACK OF CURBEXISTING FACE OF CURBEXISTING LIP OF CURBEXISTING MAJOR CONTOUR LINEEXISTING MINOR CONTOUR LINEEXISTING FENCEEXISTING EDGE OF SIDEWALKBUILDINGSCONCRETEBACK OF CURBFACE OF CURBCURB LIPFLOW LINEGRADE BREAKSAWCUTSIDEWALKSETBACKXXX(100)(101)||||||||||||||||||||||||||||||APPLICABLE CODESx2016 CALIFORNIA BUILDING CODE, VOLS 1 & 2 (2016 IBC)x2016 CALIFORNIA ELECTRICAL CODE (2016 NEC)x2016 CALIFORNIA FIRE CODE (2016 IFC)x2016 CALIFORNIA PLUMBING CODE (2016 UPC)x2016 CALIFORNIA REFERENCE STANDARDS CODEx2016 CALIFORNIA RESIDENTIAL CODE (NEW) (2016 IRC)xCITY STANDARD SPECIFICATIONS: CURRENT EDITIONxCITY ENGINEERING STANDARDS: CURRENT EDITIONxCITY FIRE CODE ORDINANCExCITY LAND USE ORDINANCExGRADING 2016 APPENDIX CHAPTER 33NOTE:IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR ORPERMITTEE TO CONTACT "UNDERGROUND SERVICE ALERT OFNORTHERN CALIFORNIA" BY PHONE AT 8-1-1 FORTY-EIGHT (48) HOURSPRIOR TO START OF CONSTRUCTION FOR LOCATION OF POWER,TELEPHONE, OIL AND NATURAL GAS UNDERGROUND FACILITIES.CONTRACTOR OR PERMITEE SHALL ALSO CONTACT THEAPPROPRIATE AGENCY FOR THE LOCATION OF CABLE T.V., WATER,SEWER, DRAINAGE OR UNDERGROUND FACILITIES.CITY OF SAN LUIS OBISPO NOTESA. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THEUTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENTEDITION OF THE ENGINEERING STANDARDS AND STANDARD SPECIFICATION. (THE CURRENTADOPTED STANDARDS ARE DATED JANUARY 2016.)B. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER & SIDEWALK, OR DRIVEWAYAPPROACH SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKSDIRECTOR.C. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLICRIGHT-OF-WAY, WITHIN CITY EASEMENTS, OR FOR CONNECTIONS TO PUBLIC UTILITIES. WORKREQUIRING AN ENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS,UTILITIES, WATER, SEWER, AND FIRE SERVICE LATERALS, CURB, GUTTER, AND SIDEWALK,DRIVEWAY APPROACHES, SIDEWALK UNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREETTREE PLANTING OR PRUNING, CURB RAMPS, STREET PAVING, AND PEDESTRIAN PROTECTIONOR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.D. CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT 781-7554 WITH AT LEAST A 48-HOURNOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OR FINAL INSPECTION.E. THE ADJOINING STREET SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD ANDCONSTRUCTION DEBRIS AT THE END OF EACH DAY.F. A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.G. ALL SURFACE AND SUBSURFACE DRAINAGE SYSTEMS DESIGNED AT LESS THAN 2% SHALLHAVE FINAL GRADIENTS CERTIFIED BY A LICENSED SURVEYOR OR ENGINEER PRIOR TO FINALINSPECTION APPROVALS.H. ANY EXISTING SURVEY MONUMENTS SHALL BE PROTECTED IN PLACE OR SHALL BE TIED OUTBY A LICENSED LAND SURVEYOR PRIOR TO DISTURBANCE AND THEN REPLACED PRIOR TOOCCUPANCY IN ACCORDANCE WITH SECTION 8771 OF THE CALIFORNIA BUSINESS ANDPROFESSIONS CODE.I. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THESATISFACTION OF THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALLDEMOLITIONS, CONSTRUCTION AND GROUND DISTURBING ACTIVITIES.J. ONE 15-GALLON STREET TREE IS REQUIRED FOR EACH 35 LINEAL FEET OF FRONTAGE ORFRACTION THEREOF. TREE SPECIES AND PLANTING REQUIREMENTS SHALL BE PER CITYENGINEERING STANDARDS.PROJECT No. SL-16264-SADATED: APRIL 21, 2011AS PREPARED BY: EARTH SYSTEMS PACIFIC, INC.PROJECT No. 2005512DATED: JUNE 2006AS PREPARED BY: RRM DESIGN GROUPA PORTION OF THE PROPERTY LIES WITHIN ZONE X, AN AREA OUTSIDE OF 0.2% ANNUAL CHANCEOF FLOOD HAZARD PER FEMA PANEL NO. 06079C1068G, EFFECTIVE DATE 11/16/2012.A PORTION OF THE PROPERTY LIES WITHIN ZONE AE, AN AREA TO BE DETERMINED TO HAVE A 1%ANNUAL CHANCE OF FLOOD HAZARD, BASE FLOOD ELEVATION OF 188 PER FEMA PANEL NO.06079C1068G, EFFECTIVE DATE 11/16/2012.THE BENCHMARK FOR THIS SURVEY BEING A LEAD AND TACK ON THE WESTERLY CURB 50 FEET(15 m) NORTH OF THE NWC OF NIPOMO & DANA, ELEVATION BEING 189.99 FEET (57.910 m)LEGEND1. ANY DAMAGE, AS A RESULT OF CONSTRUCTION OPERATIONS FOR THIS PROJECT, TO CITYFACILITIES, I.E. CURB/BURM, STREET, SEWER LINE, WATER LINE, OR ANY PUBLICIMPROVEMENTS SHALL BE REPAIRED AT NO COST TO THE CITY OF MORRO BAY.2. NO WORK SHALL OCCUR WITHIN (OR USE OF) THE CITY'S RIGHT OF WAY WITHOUT ANENCROACHMENT PERMIT. ENCROACHMENT PERMITS ARE AVAILABLE AT THE CITY OF MORROBAY PUBLIC WORKS OFFICE LOCATED AT 955 SHASTA AVE. THE ENCROACHMENT PERMITSHALL BE ISSUED CONCURRENTLY WITH THE BUILDING PERMIT.3. DUE TO MANDATORY WATER CONSERVATION REQUIREMENTS AND STORMWATERREQUIREMENTS NO PRESSURE WASHING IS ALLOWED UNLESS IT IS DIRECTLY DUE TOPROFESSIONAL PREPARATION OF EXTERIOR PAINTING OF PROPERTY. NO DISCHARGE OFNON-STORMWATER IS ALLOWED INTO THE MUNICIPAL STORM DRAIN SYSTEM ANDCONTRACTOR MUST PROVIDE MEASURES TO PREVENT ANY DISCHARGE FROM ENTERING THESTORMWATER SYSTEM.SHEET OF SHEETS7/5/2019DSDSC1147/5/2019NTSNOTE SHEETSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDAPN No.002-412-011ACREAGE:0.89ZONINGO-HATTACHMENT 2Packet Page 52
EXISTING ELECTRICAL VAULTEXISTING GATE VALVEEXISTING GATE VALVEEXISTING WATER METEREXISTING TELEPHONE VAULTEXISTING ELECTRICAL VAULTEXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTING PG&E VAULTEXISTING UTILITY VAULTEXISTING CATV VAULTEXISTING PARKING METEREXISTING PARKING METEREXISTING NO PARKING SIGNEXISTING WATER METEREXISTING CURB AND SIDEWALKEXISTING CURB AND SIDEWALKEXISTING DRIVEWAYEXISTING STREET LIGHTEXISTING ELECTRICAL VAULTEXISTING CURB GUTTER AND SIDEWALKEXISTING GATE VALVESEXISTING FIRE HYDRANTEXISTING SSMHRIM EL =(202.14)EXISTING 2.5'RETAINING WALLDRIP LINEDRIP LINE48" OAKEXISTING CURB & SIDEWALKEXISTING PARKING METEREXISTING POWER POLEEXISTING 2.5' RETAINING WALLEXISTING POWER POLEEXISTING STREET SIGNEXISTING CURB & SIDEWALKEXISTINGHANDICAPRAMPEXISTING CURB ANDSIDEWALKEXISTING CURB,GUTTER, ANDSIDEWALKEXISTING STREET TREEEXISTINGHANDICAPRAMPEXISTING SSCOEXISTINGWATER METEREXISTING GATE VALVEEXISTING SSMHRIM EL = 191.8525'CC3AC3BC3N36° 28' 51"W 279.70'N53° 05' 37"E 214.61'S36° 15' 10"E 281.64'20.07'31.58'39.75'0.5'PROPOSED THEATERN36° 28' 51"W 279.70'60' RW30' RW30' RWLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAIN6' VC8' VC5 FT9 FT4.25 FT4.25 FT4 FT4.5 FT6 FTTYP.TYP.2.5 FT12 FT11 FT10 FT13.5 FT4 FT8 FT6 FT6 FTLINE OF DECK ABOVELINE OF STAIRS ABOVELIMITS OF 100 YR FLOOD PLAIN26.0'EXISTING RETAINING WALLEXISTING VEGETATIONEXISTING RESIDENCEEXISTING POWER POLEEXISTING CURB, GUTTER & SIDEWALKEXISTING SIGN6 FTEXISTING STREET TREEEXISTING STREET TREEEXISTING STREET TREEEXISTING SIDEWALK UNDERDRAINFUTURE PARKING STRUCTURE(BY OTHERS)EXISTING GATE VALVE50' RW25'EXISTING UTILITY LOCATIONS SHOWN HERON ARE APPROXIMATE ONLY. IT SHALL BE THECONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTALLOCATION OF ALL EXISTING UNDERGROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION.NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THEENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN IN THEIR PROPERLOCATION.CallOR1-800-642-24442% MINCONCRETE8" MIN5% MINFOR 10'PROJECT No. SL-16264-SADATED: APRIL 21, 2011AS PREPARED BY: EARTH SYSTEMS PACIFIC, INC.CUT = 4,948 CYFILL = 183 CYNET = 4,765 CY CUTAPN No.002-412-011ACREAGE:0.89ZONINGO-HPROJECT No. 2005512DATED: JUNE 2006AS PREPARED BY: RRM DESIGN GROUPA PORTION OF THE PROPERTY LIES WITHIN ZONE X, AN AREA OUTSIDE OF 0.2% ANNUAL CHANCEOF FLOOD HAZARD PER FEMA PANEL NO. 06079C1068G, EFFECTIVE DATE 11/16/2012.A PORTION OF THE PROPERTY LIES WITHIN ZONE AE, AN AREA TO BE DETERMINED TO HAVE A 1%ANNUAL CHANCE OF FLOOD HAZARD, BASE FLOOD ELEVATION OF 188 PER FEMA PANEL NO.06079C1068G, EFFECTIVE DATE 11/16/2012.THE BENCHMARK FOR THIS SURVEY BEING A LEAD AND TACK ON THE WESTERLY CURB 50 FEET(15 m) NORTH OF THE NWC OF NIPOMO & DANA, ELEVATION BEING 189.99 FEET (57.910 m)SHEET OF SHEETS7/5/2019DSDSC2247/5/2019NTSGRADING PLANSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDDEEPENED FOOTING, MAX DEPTH PER PLAN (SEE STRUCTURALPLANS FOR DETAILS).CONSTRUCT RETAINING WALL, MAX WALL HEIGHT AND LENGTH PERPLAN, SEE STRUCTURAL PLANS FOR DETAILS). CONTRACTOR TOPROVIDE ASPHALTIC WATER PROOFING AND BACK OF WALL DRAIN PERSLO STANDARD 5020 AND GEOTECHNICAL REPORT. CONTRACTOR TOPROVIDE EDGE PROTECTION WHERE REQUIRED PER CBCREQUIREMENTS.CONSTRUCT 4" CONCRETE OVER 4" TO 6" OF IMPORTED SAND OVER 18"TYPE II AGGREGATE BASE REINFORCED WITH NO. 3 BARS PLACED AT 24IN O.C. BOTH WAYS PER GEOTECHNICAL REPORT.CONSTRUCT 4" CONCRETE DRIVEWAY OVER 4" TO 6" OF IMPORTED SANDOVER 18" TYPE II AGGREGATE BASE REINFORCED WITH NO. 3 BARSPLACED AT 24 IN O.C. BOTH WAYS PER GEOTECHNICAL REPORT ANDCITY OF SLO STANDARD 2130.CONSTRUCT STAIRS PER CBC REQUIREMENTS.CONSTRUCTION NOTESCONSTRUCT VERTICAL CURVE IN DRIVEWAY PER CITY OF SLO STANDARD 2130.TRASH ENCLOSURE (SEE ARCHITECTURAL PLANS FOR DETAILS)PROTECT TREE PER CITY OF SLO STANDARD 77-1.03A (2) TREE PROTECTIONRAISED PLANTER BED (SEE LANDSCAPE PLANS FOR DETAILS)DECORATIVE CONCRETE (SEE LANDSCAPE PLANS FOR DETAILS)GRASSCRETE (SEE LANDSCAPE PLANS FOR DETAILS)CONTRACTOR TO INSTALL REMOVABLE BOLLARDSCONSTRUCT FLOW LINE AS SHOWNSTEM WALL, MAX HEIGHT PER PLAN (SEE STRUCTURAL PLANS FOR DETAILS).BENCH (SEE LANDSCAPE PLAN FOR DETAILS)LEGENDPROPERTY BOUNDARYRIGHT OF WAYPROPERTY LINESECTION LINECENTER LINEEASEMENTEXISTING BACK OF CURBEXISTING FACE OF CURBEXISTING LIP OF CURBEXISTING MAJOR CONTOUR LINEEXISTING MINOR CONTOUR LINEEXISTING FENCEEXISTING EDGE OF SIDEWALKBUILDINGSCONCRETEBACK OF CURBFACE OF CURBCURB LIPFLOW LINEGRADE BREAKSAWCUTSIDEWALKSETBACKXXX(100)(101)||||||||||||||||||||||||||||||LEGENDINSTALL 12"X12" MIDSTATE CATCH BASIN WITH GRATE OR EQUIVALENTPER MANUFACTURERS SPECIFICATIONS. GRATE TO BE TRAFFIC RATEDNEAR DRIVEWAY LOCATIONS.ADS MANHOLE WITH GRATE COVER PER MANUFACTURER'SSPECIFICATIONS. MANHOLE AND GRATE TO BE TRAFFIC RATED NEARDRIVEWAY LOCATIONS.ASSUMED PROPERTY LINEASSUMED PROPERTY LINEDECOMPOSED GRANITE (SEE ARCHITECTURAL PLANS FOR DETAILS)ATTACHMENT 2Packet Page 53
SHEET OF SHEETS7/5/2019DSDSC3347/5/2019NTSDETAIL SHEETSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDCONC. FLOOR SLABF.F. ELEV. PER PLANDOWNSPOUT FROM ROOF GUTTERDOWNSPOUT ADAPTORINSERTED IN RISER PIPECLEANOUT WITH ENDCAP ADJUST RIMELEVATION PER PLAN6" SDFINISH GRADESTORM DRAINPIPE PER PLAN.INV ELEVATIONPER PLAN.90° ELBOW45° BEND45° WYEHDPE PIPE (TYP.)NOTES:1. ALL PIPES/FITTINGS LOCATED WITHIN 5 FEET OF FOUNDATION SHALL BE WATER TIGHT2. ALL PIPES/FITTINGS LOCATED WITHIN OR ABOVE FOUNDATION ZONE OF INFLUENCE SHALL BE WATERTIGHT. CONTRACTOR TO VERIFY ZONE OF INFLUENCE LOCATION WITH GEOTECHNICAL ENGINEERPRIOR TO CONSTRUCTION3. ALL PIPES/FITTING SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS4. DO NOT GLUE DOWNSPOUT ADAPTER TO STORM DRAIN RISER - USE SMALL AMOUNT OF LUBRICANT ORGREASE TO SEAL CONNECTION AND ALLOW FOR FUTURE ADAPTER5. CLEANOUTS, FITTINGS, AND PIPE TO BE TRAFFIC RATED IF LOCATED IN AREAS NEAR OR IN VEHICULARTRAFFICNOTES:1. NO TREES OR LARGE BUSHES ARE TO BE PLANTED OVER SEWER/STORM DRAIN PIPE2. NATIVE MATERIAL MAY SUFFICE FOR BEDDING AND INITIAL BACKFILL - SEE SOILS REPORT3. CONTRACTOR TO INSTALL PIPE PER MANUFACTURER'S SPECIFICATIONS4. CONTRACTOR TO VERIFY MANUFACTURER'S MIN COVER AND LOADING REQUIREMENTS PRIOR TO CONSTRUCTION5. ALL PIPES/FITTINGS LOCATED WITHIN OR ABOVE FOUNDATION ZONE OF INFLUENCE SHALL BE WATER TIGHT. CONTRACTORTO VERIFY ZONE OF INFLUENCE LOCATION WITH GEOTECHNICAL ENGINEER PRIOR TO CONSTRUCTIONS9" MAX DIA.FINISH GRADELANDSCAPE TOPSOIL,WHERE OCCURSNATIVE MATERIAL@ 90% MIN R.C.CLEAN SAND@ 95% MIN R.C.3" MIN SAND COVER(HAND-TAMPED)3" MIN SAND COVER(HAND-TAMPED)NON-VEHICULAR AREASS9" MAX DIA.PAVEMENT SECTION PERGEOTECHNICAL REPORTTOP 12" @ 95% MIN R.C.NATIVE MATERIAL@ 90% MIN R.C.CLEAN SAND@ 95% MIN R.C.3" MIN SAND COVER(HAND-TAMPED)3" MIN SAND COVER(HAND-TAMPED)VEHICULAR AREASATTACHMENT 2Packet Page 54
44.3'SD SD SD
SD SD SD SD
SD
SDSDSDSDSDSD SDSDSDSDSDSDSDSDSD SDSDSDSDSDSDEXISTING ELECTRICAL VAULTEXISTING GATE VALVEEXISTING GATE VALVEEXISTING WATER METEREXISTING TELEPHONE VAULTEXISTING ELECTRICAL VAULTEXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTING PG&E VAULTEXISTING UTILITY VAULTEXISTING CATV VAULTEXISTING PARKING METEREXISTING PARKING METEREXISTING NO PARKING SIGNEXISTING WATER METEREXISTING CURB AND SIDEWALKEXISTING CURB AND SIDEWALKEXISTING DRIVEWAYEXISTING STREET LIGHTEXISTING ELECTRICAL VAULTEXISTING CURB GUTTER AND SIDEWALKEXISTING GATE VALVESEXISTING FIRE HYDRANTEXISTING SSMHRIM EL =(202.14)EXISTING 2.5'RETAINING WALLDRIP LINEDRIP LINE48" OAKEXISTING CURB & SIDEWALKEXISTING PARKING METEREXISTING POWER POLEEXISTING 2.5' RETAINING WALLEXISTING GATE VALVEEXISTING POWER POLEEXISTING STREET SIGNEXISTING CURB & SIDEWALKEXISTINGHANDICAPRAMPEXISTING CURB ANDSIDEWALKEXISTING CURB,GUTTER, ANDSIDEWALKEXISTING STREET TREEEXISTINGHANDICAPRAMPEXISTING SSCOEXISTINGWATER METEREXISTING GATE VALVEEXISTING SSMHRIM EL = 191.85N36° 28' 51"W 279.70'N53° 05' 37"E 214.61'S36° 15' 10"E 281.64'20.07'31.48'PROPOSED THEATERN36° 28' 51"W 279.70'60' RW30' RW30' RWLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAINLINE OF DECK ABOVELINE OF STAIRS ABOVELIMITS OF 100 YR FLOOD PLAINEXISTING RETAINING WALLEXISTING VEGETATIONEXISTING RESIDENCEEXISTING POWER POLEEXISTING CURB, GUTTER & SIDEWALKEXISTING SIGNEXISTING STREET TREEEXISTING STREET TREEEXISTING STREET TREEEXISTING SIDEWALK UNDERDRAIN0.5'7.2'201.02 RIM199.52 INV.189.05 TG186.55 INV.199.90 TG197.53 INV. (N)193.98 INV. (W)200.63 TG197.68 INV.200.67 RIM198.17 INV.199.31 RIM195.31 INV.200.78 RIM199.28 INV.200.58 RIM198.58 INV.200.25 TG188.96 TG182.50 INV.180.50 SUMP196.57 TG189.50 INV.187.50 SUMP201.15 RIM199.65 INV.46 LF 6" SD @ S=2.0%8 LF 8" SD @ S=14.6%8 LF 6" SD @ S=21.0%198.41 INV.197.79 INV.197.88 INV.190.46 INV.190.26 INV.183.58 INV.185.00 INV.32 LF 6" SD @ S=2.0%16 LF 6" SD @ S=36.8%8 LF 6" SD @ S=13.1%25 LF 6" SD @ S=6.3%23 LF 6" SD @ S=6.3%16 LF 6" SD @ S=6.3%TYP.TYP.TYP.TYP.FUTURE PARKING STRUCTURE198.47 INV.198.48 INV.199.41 INV.197.59 INV.197.21 INV.25 LF 8" SD @ S=2.3%7 LF 8" SD @ S=2.3%4 LF 8" SD @ S=2.3%5 LF 8" SD @ S=2.3%7 LF 8" SD @ S=2.0%5 LF 8" SD @ S=2.0%19 LF 8" SD @ S=2.0%29.6'10.9'22.6'8 LF 8" SD @ S=2.0%6 LF 6" SD @ S=2.0%TYP.TYP.V = 1,754 CFV = 4,600 CF197.06 INV.192.25 SUMPV = 1,364 CFEXISTING UTILITY LOCATIONS SHOWN HERON ARE APPROXIMATE ONLY. IT SHALL BE THECONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTALLOCATION OF ALL EXISTING UNDERGROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION.NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THEENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN IN THEIR PROPERLOCATION.CallOR1-800-642-24442% MINCONCRETE8" MIN5% MINFOR 10'PROJECT No. SL-16264-SADATED: APRIL 21, 2011AS PREPARED BY: EARTH SYSTEMS PACIFIC, INC.APN No.002-412-011ACREAGE:0.89ZONINGO-HPROJECT No. 2005512DATED: JUNE 2006AS PREPARED BY: RRM DESIGN GROUPA PORTION OF THE PROPERTY LIES WITHIN ZONE X, AN AREA OUTSIDE OF 0.2% ANNUAL CHANCEOF FLOOD HAZARD PER FEMA PANEL NO. 06079C1068G, EFFECTIVE DATE 11/16/2012.A PORTION OF THE PROPERTY LIES WITHIN ZONE AE, AN AREA TO BE DETERMINED TO HAVE A 1%ANNUAL CHANCE OF FLOOD HAZARD, BASE FLOOD ELEVATION OF 188 PER FEMA PANEL NO.06079C1068G, EFFECTIVE DATE 11/16/2012.THE BENCHMARK FOR THIS SURVEY BEING A LEAD AND TACK ON THE WESTERLY CURB 50 FEET(15 m) NORTH OF THE NWC OF NIPOMO & DANA, ELEVATION BEING 189.99 FEET (57.910 m)SHEET OF SHEETS7/5/2019DSDSC4447/5/2019NTSUTILITY PLANSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDLEGENDPROPERTY BOUNDARYRIGHT OF WAYPROPERTY LINESECTION LINECENTER LINEEASEMENTEXISTING BACK OF CURBEXISTING FACE OF CURBEXISTING LIP OF CURBEXISTING MAJOR CONTOUR LINEEXISTING MINOR CONTOUR LINEEXISTING FENCEEXISTING EDGE OF SIDEWALKBUILDINGSCONCRETEBACK OF CURBFACE OF CURBCURB LIPFLOW LINEGRADE BREAKSAWCUTSIDEWALKSETBACKXXX(100)(101)||||||||||||||||||||||||||||||LEGENDADS MANHOLE WITH GRATE COVER PER MANUFACTURER'SSPECIFICATIONS. MANHOLE AND GRATE TO BE TRAFFIC RATED INDRIVEWAY LOCATIONS.INSTALL STORMTECH MC-4500 CHAMBERS W/ MANHOLE PERMANUFACTURERS SPECIFICATIONS. SEE STORMTECH DETAIL 3,SHEET C3.STORM DRAIN CONSTRUCTION NOTESINSTALL 12"X12" MIDSTATE CATCH BASIN WITH GRATE OR EQUIVALENTPER MANUFACTURERS SPECIFICATIONS. GRATE TO BE TRAFFIC RATEDNEAR DRIVEWAY LOCATIONS.CONNECT ROOF DRAINS TO ADS EXPANDABLE DOWNSPOUT ADAPTERWITH CLEAN OUT OR EQUIVALENT PER MANUFACTURER'SSPECIFICATIONS AND TYPICAL DOWNSPOUT DETAIL 1, SHEET C3.INSTALL 6"X8" ADS-N12 WT HDPE STORM DRAIN PIPE TEE OR EQUIVALENTPER MANUFACTURE'S SPECIFICATIONS.INSTALL 8"X8" ADS-N12 WT HDPE STORM DRAIN PIPE TEE OR EQUIVALENTPER MANUFACTURE'S SPECIFICATIONS.INSTALL 6"X6" ADS-N12 WT HDPE STORM DRAIN PIPE TEE OR EQUIVALENTPER MANUFACTURE'S SPECIFICATIONS.INSTALL 8" ADS-N12 WT HDPE STORM DRAIN PIPE 45° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL 6" ADS-N12 WT HDPE STORM DRAIN PIPE 45° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL 6" ADS-N12 WT HDPE STORM DRAIN PIPE 90° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL 8" ADS-N12 WT HDPE STORM DRAIN PIPE 22.5° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL ADS-N12 WT HDPE STORM DRAIN PIPE OR EQUIVALENT PERMANUFACTURER'S SPECIFICATIONS AND DETAIL 2, SHEET C3. SLOPEAND SIZE PER PLAN.10.9'38.7'INSTALL 8" ADS-N12 WT HDPE STORM DRAIN PIPE 90° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.ATTACHMENT 2Packet Page 55
ACCENT TREES SEE L-2 FOR PRELIMINARY PLANT LISTVEHICULAR ACCESS (THEATRE ONLY) DROUGHT TOLERANT UNMOWED GRASS, REINFORCED LANDSCAPE SURFACEDECORATIVE HARDSCAPE SEE L-2 FOR MATERIALS PROPOSED PARKING STRUCTURE OAK UNDERSTORY LANDSCAPE DROUGHT TOLERANT PLANTS ADAPTED TO MEDITERANNEAN CLIMATE. REFER TO WATER CONSERVATION NOTES.LANDSCAPE ORNAMENTAL GRASSES CITY WAYFINDING KIOSKDECORATIVE BOLLARDPARKING STRUCTURE EXISTING ENTRY/EXITADJACENT RESIDENTIAL PROPERTYBUILDING FRONTAGE 0' SETBACKOAK UNDERSTORY SCULPTURE GARDEN AND NATIVE PLANT LANDSCAPE - MINIMAL DISTRUBANCE OF ROOT ZONENIPOMO STREET PUBLIC USE AREA AT CORNER OF NIPOMO AND MONTEREYVEHICULAR LANDSCAPE AREA (THEATRE ONLY)PRIMARY THEATRE ENTRY LANDSCAPE BUFFERADJACENT RESIDENTIAL PROPERTY PEDESTRIAN CIRCULATION TO THEATER AND PARKING STRUCTUREPARKING STRUCTURE STREETSCAPE 12' WALK BY OTHERSNOTE: A PART OF NIPOMO PARKING STRUCTURE PUBLIC IMPROVEMENT PLANBENCHESSCULPTURE GARDEN ABSTRACT ELEMENTS ON DECOMPOSED GRANITE SURFACESTREETSCAPE A PART OF NIPOMO PARKING STRUCTURE PUBLIC IMPROVEMENT PLANLINE OF ROOF DECK THEATRE MARQUEE SIGNAGESCREEN SHRUBSEXISTING OAK CRZEXISTING TREE CANOPY PODOCARPUS SPP.M O N T E R E Y S T R E E TN I P O M O S T R E E TBENCHES SEE L-2 FOR AMENITIESSTREET TREES PER CITY OF SAN LUIS OBISPO MASTER TREE LISTPLAZA SEAT WALLEXISTING OAK CRZSALVAGE EXISTING GRANITE BLOCKS AND RE-USE AT PLAZA SEAT WALLPLAZA 25' TYPICALBIKE RACKSBIKE RACKS (6)BIKE RACKS (4)SOLAR PANEL ARRAY ON PARKING STRUCTURE, REFER TO WATRY DESIGN PLANSSCALE: 1” – 10’-0” @ 30” x 42” SHEET SIZE05'10'10' 20' 30'NORTH:Conceptual Landscape PlanSAN LUIS OBISPO REPERTORY THEATREL-1October 28, 2019File Path: firma_SLO Repertory Theatre_21803 Last Date Modified: 10092019l a n d s c a p e a r c h i t e c t sp l a n n i n g • e n v i r o n m e n t a l s t u d i e s187 Tank Farm Road, Suite 230, San Luis Obispo, CA 93401 phone: 805.781.9800 fax: 805.781.9803ATTACHMENT 2Packet Page 56
October 28, 2019NORTH:M O N T E R E Y S T R E E TMONTEREYSTREETTHEATREPRELIMINARY THEATRE ENTRY PLAZA AND PEDESTRIAN ACCESS TO PARKING STRUCTURESITE MATERIALS:PLANT PALETTE:LANDSCAPE AREA STATISTICS & OUTDOOR WATER USE:TOTAL LANDSCAPE AREA = 13,026 sfMAXIMUM APPLIED WATER ALLOWANCE = 159,204 GallonsESTIMATED TOTAL WATER USE = 95,038 Gallons 20% MED 59% LOW 21% VERY LOWPlant materials proposed are selected for their compatibility to climatic and site conditions, resistance to wind, and drought tolerance. All planters shall be mulched with a 3” minimum layer of organic mulch or decorative rock throughout, to retain soil moisture and reduce wind erosion. A variety of drought-tolerant ornamental plants have been selected for flower color, foliage texture and mature size to provide an attractive visual appearance. Lawn areas are not included, rather areas of ornamental grasses adapted to Mediterranean Climate are included. The requirements of the Water Efficient Landscape Standard Ordinance will be observed. Irrigation system to be a fully automatic underground system utilizing either low-precipitation spray heads, bubblers, or drip emitters, or a combination thereof. Irrigation hydrozones shall be separate with control valves and controller stations into appropriate and compatible zones. Master valve and flow sensors will be specified to limit irrigation during rainy season or system malfunction.DECORATIVE PAVERCONCRETELANDSCAPE ZONE 2Landscape buffer zone ajacent to neighboring residential property.LANDSCAPE ZONE 1Landscape planter areas near building, parking structure, or seat walls.LANDSCAPE ZONE 3Oak Understory, native plantingLANDSCAPE ZONE 4Nipomo/Monterey StreetSee L-2CONTAINER PLANTDecorative ceramic potsLEGENDFicus pumila CREEPING FIGEquisetum telmateiaGIANT HORSETAILDECORATIVE PAVER: PORCELAIN TILESMOOTH GRANITEBENCHESSCULPTURE GARDEN: ELEMENTS FROM QCP CORPBENCH,TYPICALRAISED LANDSCAPE PLANTER: MATERIAL TO MATCH BUILDINGSTREET TREES PART OF NIPOMO PARKING STRUCTUREPUBLIC IMPROVEMENT PLANPRIMARYENTRANCEPUBLICARTDECORATIVE PAVERSEE L1 FOROAK UNDERSTORYEXISTING OAK RETAINEDLANDSCAPE ZONE 3SEAT ELEMENTSSEAT WALLS INCORPORATE SALVAGED BISHOP PEAK GRANITEGeijera parvifloraAUSTRALIAN WILLOWCeanothus ‘Centennial’ CENTENNIAL CEANOTHUSCalamagrostis ‘Karl Foerster’CALAMAGROSTISArbutus ‘Marina’ MARINA ARBUTUSLomandra ‘Breeze’ LOMANDRASantolina rosmarinifoliaGREEN SANTOLINAChondropetalum tectorum CAPE RUSHQuercus palustris PIN OAKAnigozanthos ‘Bush Tango’BUSH TANGO KANGAROO PAWCeiba speciosa SILK FLOSS TREELANDSCAPE ZONE 2LANDSCAPE ZONE 1LANDSCAPE ZONE 1VINES ON BUILDING FACADEVINES ON GREENSCREENCOLORED CONCRETEPEDESTRIAN ACCESS TO PARKING STRUCTUREFile Path: firma_SLO Repertory Theatre_21803 Last Date Modified: 10092019Conceptual Landscape PlanSAN LUIS OBISPO REPERTORY THEATREL-28'24'04'8' 16'8'SCALE: 1/8” – 1’-0” @ 30” x 42” SHEET SIZEl a n d s c a p e a r c h i t e c t sp l a n n i n g • e n v i r o n m e n t a l s t u d i e s187 Tank Farm Road, Suite 230, San Luis Obispo, CA 93401 phone: 805.781.9800 fax: 805.781.9803ATTACHMENT 2Packet Page 57
DATE: August 6, 2019PALM AND NIPOMO PARKING STRUCTURET1.1PALM/NIPOMOPARKING STRUCTURE NMONTEREY STREETPALM STREETDANA STREETNIPO
M
O STREET1.38 total acO-HR-3OVERALL SITE WITH EXISTING ZONINGPROJECT DESCRIPTIONSHEET INDEXVICINITY MAPT1.1 TITLE SHEETT!.2 SITE INFORMATION AND STATISTICST2.1 SITE PLANT2.2 CONCEPTUAL PHASING PLANT2.3 EXISTING TREE PLANL1.1 PRELIMINARY LANDSCAPE PLANL1.2 NIPOMO PLAZA & ENTRY CONCEPTSL1.3 PALM PLAZA & ENTRY CONCEPTSL2.1 MATERIALS & FURNISHINGS RIGHT-OF-WAY L2.2 MATERIALS & FURNISHINGS PLAZA ELEMENTS L2.3 MATERIALS & FURNISHINGS PAVING, SIGNS, WALLS & FENCING PK 2.1 LEVEL 1 PARKING PLANPK2.2 LEVEL 2 PARKING PLAN PK2.3 LEVEL 3 & 4 PARKING PLANS PK2.4 LEVEL 5 & PV PARKING PLANS PK3.1 BUILDING SECTIONSThe project is located at the corner of Palm and Nipomo Streets. The site contains an existing City owned surface parking lot and fi ve residential structures. The future Monterey Place project is proposed across Monterey Streetfrom the site and will link at a proposed mid-block crosswalk and connect pedestrians into the downtown core. The overall project site consists of three separate proposed buildings (Parking Structure, SLO Repertory Theatre, and offi ce or retail building) and intersection and streetscape enhancements. Each of the proposed buildings will be permitted separately and constructed in phases. This submittal is for the Parking Structure and right-of-way improvements only. The Theatre and offi ce or retail building are shown graphically for reference only, and are not a part of this Parking Structure project.The Parking Structure and SLO Repertory Theatre have been working together to design a cohesive and unifi ed project, and these two buildings will be submitted together for coordination of the overall project, but permitted separately. The offi ce or retail building is a future submittal. TITLE SHEETSTREETSCAPE ENHANCEMENTSIntersection enhancements are proposed on Nipomo Street at Monterey and adjacent right-of-way will be improved as these buildings are constructed with widened sidewalks, decorative paving, benches, bike racks, and new landscaping. PARKING STRUCTUREThe City of San Luis Obispo is proposing to construct public parking structure with 404 vehicle spaces. There will be one entry/exit located off Palm Street and one on Nipomo Street.Vehicular and pedestrian entrances are separated and 32 bike racks are provided at the Nipomo entrance. The garage is anticipated to be open 24 hours a day and will not require any permanent employees. The parking structure is to be a Type 2B open construction. There will be a 2hr fi re separation between the parking structure and the SLO Repertory Theatre.REPERTORY THEATREThe San Luis Obispo Repertory Theatre would be relocated to the site, fronting Monterey Street and adjacent to the parking structure. The Theatre is anticipated to be constructed closely following the Parking Garage and permitted separately.OFFICE, RETAIL OR RESIDENTIALA two or three story building with approxrimately 4,600 to 6,900 square feet of offi ce, retail, or residential space is proposed at the corner of Palm and Nipomo Streets. This will be a standalone structure and is anticipated to be constructed in the second phase of the overall project, and it will be permitted separately.A1.1 NORTH ELEVATION (PALM STREET)A1.2 WEST ELEVATION (NIPOMO STREET)A1.3 SOUTH ELEVATION (NIPOMO PLAZA)A1.4 EAST ELEVATION (ADJACENT PROPERTIES) A1.5 WEST ELEVATION (NIPOMO STREET) WITH SLO REPA1.6 EXTERIOR COLORS & MATERIALSC1 PRELIMINARY GRADING & DRAINAGE C2 PRELIMINARY UTILITY PLANC3 STORMWATER CONTROL PLANA2.1 PLAZA FROM MONTEREYA2.2 PLAZA FROM MONTEREYA2.3 VIEW FROM NIPOMOA2.4 VIEW FROM NIPOMO & MONTEREYA2.5 VIEW FROM NIPOMO & MONTEREYA2.6 VIEW FROM NIPOMO & PALMCHILDREN’SMUSEUMMISSIONPREP”COLLEGEPROJECT OWNER CITY OF SAN LUIS OBISPOPROJECT TEAMWATRY DESIGN INC. RRM DESIGN GROUP PIERRE RADEMAKER DESIGNOct. 23, 2019ATTACHMENT 3Packet Page 58
DATE: PALM AND NIPOMO PARKING STRUCTURET1.283SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PALM STREETNIPOMO STREETPARKINGSTRUCTUREDANA STREETPARKINGPPAAAGGGGGSTRUCTURESSTTRRRRRRRREEEPROJECT STATISTICSADDRESS: 609 PALM STREET (610, 614, 630, 633 PALM 675((7 1,3202675((7 SITE AREA: 6) APNS: 002-412-001, 002-412-002, 002-412-003, 002-412-004, 002-412-011, and 002-412-012 EXISTING ZONING: R-3 & O-H MEDIUM-HIGH DENSITY RESIDENTIAL & OFFICE :,7+$+,6725,&35(6(59$7,2129(5/$< EXISTING SITE INFORMATIONPROJECT INFORMATIONBUILDING HEIGHT 50 Feet (tower feature to extend additional 17’-4” feet EH\RQGSDUDSHW LEVEL SQUARE FEETPARKING STALLSFIFTH32,66088FOURTH32,80383THIRD32,80383SECOND32,80380GROUND31,839*68TOTAL:162,909404
([FOXGHV*URXQG)ORRU5HWDLO2IÀFHSITE INFORMATION AND STATISTICSCITY ENTITLEMENTS1. ENVIRONMENTAL REVIEW AN EIR HAS BEEN PREPARED AND APPROVED BY COUNCIL ON JULY 17, 20182. GENERAL PLAN AMENDMENT AMEND LAND USE MAP FROM MEDIUM-HIGH DENSITY RESIDENTIAL AND OFFICE TO GENERAL RETAIL.3. REZONING AMEND THE ZONING MAP FROM R-3 AND O-H TO C-D-H.4. FINAL DESIGN APPROVAL ARCHITECTURAL REVIEW COMMISSION REVIEW OF PLANS. PLANNING COMMISSION TO GIVE FINAL DESIGN APPROVAL.5. PLANNING COMMISSION USE PERMIT ALLOW PARKING STRUCTURE IN THE C-D-H ZONE WITH THE FOLLOWING DEVIATIONS TO PROPERTY DEVELOPMENT STANDARDS: FLOOR AREA RATIO (FAR) ALLOW A FAR OF 4.1 IN EXCESS OF 3.0.STREET YARD SETBACKS ALLOW STREET YARD SETBACKS OF 5 FEET ALONG PALM STREET, WHERE 15 FEET IS REQUIRED. (FUTURE OFFICE/ RETAIL REQUESTS )((7$/21*3$/0$1'1,3202675((76 83SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PARKING STRUCTURE PROJECT SITEFUTURE OFFICE OR RETAIL 127$3$57 SLO REPERTORY THEATRE 127$3$57 OVERALL SITE1.38 ACRESPROJECT SITE0.91 ACRES 6) ASSUMED PROPERTY LINEPROPOSED ZONING: C-D-H DOWNTOWN COMMERCIAL :,7+$+,6725,&35(6(59$7,2129(5/$< PROPOSED DENSITY CALCULATIONS:COVERAGE: 31,839/ 39,837 = 80% 3$5.,1**$5$*(*5281'/(9(/352-(&76,7( NET FLOOR AREA: 162,909/ 39,837 = 4.1 3$5.,1**$5$*(/(9(/6352-(&76,7( PROPOSED TOTAL LANDSCAPE AREA: 4,733 SF THE PROPOSED C-D ZONING ALLOWS AND ANTICIPATES PARKING STRUCTURES AND HAS THE MOST APPROPRIATE PROPERTY DEVELOPMENT STANDARDS IN TERMS OF HEIGHT, COVERAGE AND FLOOR AREA RATIO FOR SUCH CITY FACILITIES. DESPITE THE MORE GENEROUS STANDARDS FOR THE C-D ZONE, PARKING STRUCTURES BY DESIGN OFTEN NEED TO REQUEST VARIOUS EXCEPTIONS TO APPLICABLE STANDARDS. ZONING REGULATIONS SECTION 17.86.200 - PARKING AS PRIMARY USE ANTICIPATES THIS AND NOTES THAT “DISCRETIONARY PERMIT APPROVAL MAY INCLUDE DEVIATION FROM OTHER WISE APPLICABLE DEVELOPMENT STANDARDS.” FOR DECADES, THE CITY’S GENERAL PLAN POLICIES HAVE FOCUSED ON ALLOWING A MIX OF USES IN THE DOWNTOWN CORE. THE GOAL OF HAVING A PEDESTRIAN ORIENTED AND WALKABLE CENTRAL DOWNTOWN CORE HAS RELIED ON THE TENET THAT PARKING FACILITIES SHOULD BE SHARED RATHER THAN PROVIDED ON INDIVIDUAL 6,7(67+(5(48(67('*(1(5$/3/$1$0(1'0(17$1'5(=21,1*,6&216,67(17:,7+/$1'86((/(0(17 /8( 32/,&<5(*$5',1*'2:172:1·652/(:+,&+NOTES THAT “THE COMMERCIAL CORE IS A PREFERRED LOCATION FOR RETAIL USES THAT ARE SUITABLE FOR PEDESTRIAN ACCESS, OFF-SITE PARKING, AND COMPACT BUILDING SPACES.” ALL THESE POLICY OBJECTIVES FOR PARKING IN THE DOWNTOWN CORE COME TOGETHER IN THE FOLLOWING LUE POLICY 4.10 WHICH THE PROPOSED PROJECT EXEMPLIFIES:4.10 PARKING. THE CITY SHALL ENSURE THERE IS A DIVERSITY OF PARKING OPPORTUNITIES IN THE DOWNTOWN. ANY MAJOR INCREMENTS IN PARKING SUPPLY SHOULD TAKE THE FORM OF STRUCTURES, LOCATED AT THE EDGES OF THE COMMERCIAL CORE, SO PEOPLE WILL WALK RATHER THAN DRIVE BETWEEN POINTS WITHIN THE CORE. RETAIL USES OUTSIDE THE CORE, AND PROFESSIONAL OFFICE DEVELOPMENTS, MAY HAVE ON-SITE PARKING FOR CUSTOMERS AND CLIENTS. IN ADDITION, THE PROPOSED PARKING STRUCTURE IS CONSISTENT WITH CIRCULATION ELEMENT POLICY 13.2.4 WHICH STATES THAT “THE CITY SHALL ONLY APPROVE CONSTRUCTION OF ADDITIONAL PARKING STRUCTURES AFTER CONSIDERING THE FINDINGS AND RESULTS OF A PARKING SUPPLY AND DEMAND STUDY.” THE REQUISITE STUDY WAS COMPLETED IN MARCH 2009 AND DETERMINED THAT A DOWNTOWN STRUCTURE WOULD BE NEEDED TO MEET THE CITY’S PARKING NEEDS IN THE NEAR TERM OF 5 TO 10 YEARS.7+(352-(&7,6$/62&216,67(17:,7+7+(&21&(378$/3/$1)257+(&,7<·6&(17(5 '2:172:13/$1 7+(3/$15(&200(1'67+$79(+,&/(&21*(67,21IN THE DOWNTOWN BE MINIMIZED BY LOCATING PARKING FACILITIES AT THE CORE’S PERIPHERY ALONG KEY STREETS THAT ENTER THE CITY, WHICH IS THE CASE WITH THE PROPOSED STRUCTURE AT THE PROJECT SITE. IN ADDITION, THE PLAN CALLS OUT FOR THE PROJECT AREA TO BE DEVELOPED WITH CULTURAL FACILITY USES FRONTING MONTEREY STREET, RETAIL USES FRONTING NIPOMO STREET, AND A PARKING STRUCTURE USE FRONTING PALM STREET. THESE USES ARE ALL PART OF THE CURRENT SITE DEVELOPMENT PROPOSAL.PARKING STRUCTURE CONSISTENCY STATEMENTDATE: Oct. 23, 2019ATTACHMENT 3Packet Page 59
DPALM AND NIPOMO PARKING STRUCTUREL1.A383SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PALM STREETNIPOMO STREETPARKINGSTRUCTUREDANA STREETSYMBOLDESCRIPTIONSTREET DECORATIVE PAVERS A (R6, SHEET L2.1)CROSSWALK DECORATIVE PAVERS B AND C, TYP. (R4 AND R5,SHEET L2.1)BIKE RACK, TYP. (R10, SHEET L2.1)MISSION STYLE SIDEWALK PER CITY STD, TYP. (R7 AND R3, SHEETL2.1)TREE GRATE AND GUARD PER CITY STD TYP. (R9, SHEET L2.1)BENCH PER CITY STD TYP. (R1, SHEET L2.1)STREET LIGHT - PEDESTRIAN PER CITY STD, TYP. TO BECONNECTED TO CITY ELECTRICAL CIRCUIT, (R12, SHEET L2.1)BENCH - BACKLESS TO MATCH CITY STD. LOCATED AT EXSITINGTREES TO REMAIN, TYP.(R2, SHEET L2.1)BOLLARD, TYP.(P9, SHEET L2.2)ENTRY PLAZA (SEE SHEET L1.2) REFERENCE NOTES SCHEDULEIHHWA19’ FROM PROPERTY LINET2.1BUILDING SETBACKSBC5’ FROM PROPERTY LINE10’ FROM PROPERTY LINEPALM STREET : 60’ ROWADJACENT RIGHT-OF-WAYSNIPOMO STREET: 60’ ROWMONTEREY STREET: 50’ ROWNOTES:NO TRASH ENCLOSURES ARE PROPOSED FOR THE PARKING STRUCTURE. TRASH CANS ARE PROVIDED WITHIN THE PLAZA ENTRIES. REFER TO LANDSCAPE PLAN FOR FENCE AND GATE LOCATION. REFER TO CIVIL PLANS FOR FRONTAGE IMPROVEMENTS AND UTILITY INFORMATIONREFER TO ELEVATIONS AND LANDSCAPE PLANS FOR PROPOSED SIGNS AND LIGHTING.DESIGN INTENTDANA STREET: 60’ ROWSITE PLANTHE PROJECT MEETS THE FUNCTIONAL REQUIREMENTS OF THE SITE BY CREATING A SAFE AND EASY TO ACCESS PARKING STRUCTURE. THE STRUCTURE HAS BEEN DESIGNED AS A CLASSIC AND TIMELESS ARCHITECTURAL TREATMENTS AND ENTRIES HAVE BEEN ENHANCED TO PROVIDE WELCOMING AND SAFE ENTRY FOR AND VEHICLES AND PEDESTRIANS. THE ENTRY PLAZAS HAVE BEEN DESIGNED TO BLEND THE ADJACENT MODERN THEATRE ARCHITECTURE WITH THE CLASSIC PARKING STRUCTURE, AND SIMPLE AND ELEGANT FEATURES ARE PROVIDED FOR AMPLE SEATING AND GATHERING AREAS. ABCNEAREST STRUCTURE:GARAGE ON ADJACENT PROPERTY3’6” FROM PROPERTY LINEREFERENCE NOTE SCHEDULEEXISTING FIRE HYDRANTEXISTING FIRE HYDRANTSTREET DECORATIVE PAVERS A (R6, SHEET L2.1)CROSSWALK DECORATIVE PAVERS B AND C, TYP. (R4 AND R5,SHEET L2.1)BIKE RACK, TYP. (R10, SHEET L2.1)MISSION STYLE SIDEWALK PER CITY STD, TYP. (R7 AND R3, SHEETL2.1)TREE GRATE AND GUARD PER CITY STD TYP. (R9, SHEET L2.1)BENCH PER CITY STD TYP. (R1, SHEET L2.1)STREET LIGHT - PEDESTRIAN PER CITY STD, TYP. TO BECONNECTED TO CITY ELECTRICAL CIRCUIT, (R12, SHEET L2.1)BENCH - BACKLESS TO MATCH CITY STD. LOCATED AT EXSITINGTREES TO REMAIN, TYP.(R2, SHEET L2.1)BOLLARD, TYP.(P9, SHEET L2.2)ENTRY PLAZA (SEE SHEET L1.2) IHHWDATE: Oct. 23, 2019ATTACHMENT 3Packet Page 60
DPALM AND NIPOMO PARKING STRUCTUREL1.A4T2.2CONCEPTUAL PHASING PLANNOTE:THE PROPOSED PROJECT WOULD INVOLVE THE REMOVAL OF THE EXISTING 77 SPACE CITY SURFACE PARKING LOT, ELIMINATION OF 13 ON-STREET PARKING SPACES ON NIPOMO AND PALM STREET, AND DEMOLITION OF THE EXISTING FIVE RESIDENTIAL STRUCTURES AND DETACHED GARAGE. THIS DEMOLITION WILL OCCUR PRIOR TO START OF PHASE 1 CONSTRUCTION.8383SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PARKINGSTRUCTUREIHHWTEMPORARY CONDITIONAT PHASE 1BTEMPORARY CONDITIONAT PHASE 2PHASING KEYMAP - NTSTEMPORARYACCESSPATHTEMPORARYSIDEWALKTRANSITIONTEMPORARYBARK MULCHMONTEREY STREETNIPOMOSTREET(E) DRIVEWAYTO REMAIN, TYPICALTEMPORARYACCESSPATHTEMPORARYPOTTED PLANTSFOR SCREENING,TYPICALBISPOTHEATREE PROJECT)ARKINGCTURELUIS ERTO(FUTUSAN REPE(SSTSTRPTRUPARUCPARUCTKINUREGSPOHEAPROOBISRY TRE POBORYURES OORTURN LUPER(FSARSSSARANREPN LPE(83LUER(FUUISRTOFUTS OTOUTUOORUROBRY RE BISY TE PSPOTHPRPOHEAROOATOJTRJECREECECT)T)3TREES TO REMAIN UNTILPHASE 3 CONSTRUCTIONBEGINS, TYPICAL. SEEEXISTING TREE PLAN.EXISTING TREESTO REMAIN,TYPICALEXISTING TREESTO REMAIN,TYPICALTEMPORARYGREENSCREENPANELS, TYPICALTEMPORARYDECORATIVE METALSCREENS, TYPICALSTSTRTRUPRUPAUCARCTRKTUKIURKINRENGREGGSITE PREPAREDFOR THEATRECONSTRUCTIONPHASE 2PHASE 1APHASE 1BDATE: Oct. 23, 2019ATTACHMENT 3Packet Page 61
DPALM AND NIPOMO PARKING STRUCTUREL1.A5T2.3PALM STREETNIPOMO STREET#01#02#03#04#05A#05B#06#07#08#09#10#11#12#13#14#15#16#17#18#19#20#21#22#23#24#25#26#27#28#29#30#31#32#33#34#35#36#37#38#39#40#41#42#43IHHWEXISTING TREESTREE #GENUS DBH APPROX. STATUS01 PODOCARPUS26"REMAIN02 JACARANDA24"REMAIN03 JACARANDA14" REMOVE04QUERCUS48"REMAIN05A ACACIA4" REMOVE05B ACACIA1.5"REMOVE06 ACACIA20" REMOVE07 PHOENIX30"REMOVE08QUERCUS10"REMOVE09 PISTACIA6"REMOVE10 SCHINUS18"REMOVE11SEQUOIA60"REMOVE12QUERCUS10"REMOVE13 CUPRESSUS40"REMOVE14WASHINGTONIA10"REMOVE15DRACAENA22"REMOVE16QUERCUS3"REMOVE17SEQUOIA8"REMOVE18 CINNAMOMUM11"REMOVE19 JACARANDA7"REMOVE20 PRUNUS5"REMOVE21JACARANDA9"REMOVE *22JACARANDA14"REMAIN23 JACARANDA9"REMOVE *24JACARANDA7"REMOVE *25 PRUNUS8"REMOVE26 WASHINGTONIA24" REMOVE *27 SYAGRUS8"REMOVE *28 PRUNUS10"REMAIN29 PHOENIX30" RELOCATE30 PISTACIA5"REMOVE31 PRUNUS10"REMOVE32 PRUNUS8"REMOVE33 PISTACIA6"REMOVE34 PRUNUS4"REMOVE35 LOPHOSTEMON14"REMAIN36 PRUNUS8"REMOVE37 PRUNUS8"REMOVE38 PRUNUS8"REMOVE39PRUNUS3"REMOVE40 PRUNUS3"REMOVE41CHITALPA12"REMOVE42PRUNUS6"REMOVE43 PRUNUS8"REMOVE* TREE TO REMAIN TEMPORARILY UNTIL OFFICE/ RETAIL BUILDING IS CONSTRUCTED.1.ALL EXISTING TREES TO REMAIN SHALL BEPRESERVED, PROTECTED, AND MAINTAINED. THECONTRACTOR SHALL CONSULT WITH WITH THECITY'S AUTHORIZED ARBORIST PRIOR TO PRUNINGOR WORKING WITHIN THE DRIPLINE OF ANYEXISTING TREE TO REMAIN.2.DURING CONSTRUCTION, FENCING ORPROTECTIVE BARRIERS SHALL BE PLACEDAROUND AND SIX FEET OUTSIDE OF THE DRIPLINEOF ALL TREES LOCATED WITHIN AREAS OFDEVELOPMENT.3.NO STORAGE OF HEAVY EQUIPMENT ORMATERIALS, OR CONSTRUCTION PARKING SHALLTAKE PLACE WITHIN SIX (6) FEET OF THE DRIPLINEOF ANY EXISTING TREE TO REMAIN.4.GRADING WITHIN THE DRIPLINE OF EXISTINGTREES TO REMAIN DURING CONSTRUCTIONSHALL BE MINIMIZED AND SHALL BE DONE WITHLIGHT (ONE TON OR LESS) RUBBER-TIREDEQUIPMENT OR BY HAND.5.ALL PRUNING OF TREES SHALL BE KEPT TO AMINIMUM AND MUST FOLLOW CITY OF SAN LUISOBISPO STANDARDS.6.DURING ANY GRADING OR EXCAVATIONADJACENT TO OR BENEATH THE DRIPLINE OFANY EXISTING TREES TO REMAIN. ANY ROOTSENCOUNTERED SHALL BE CLEANLY CUT ANDSEALED WITH A TREE-SEAL COMPOUND.7.ANY THINNING OR ROOT PRUNING ANDTRIMMING SHALL BE DONE UNDER THEDIRECTION OF CITY'S AUTHORIZED ARBORIST.NOTIFY THE CITY AT LEAST ONE WEEK INADVANCE OF THINNING OR ROOT PRUNINGAND TRIMMING OF EXISTING TREES TO ALLOWFOR CITY TO OBTAIN AN AUTHORIZED ARBORIST.TREE PROTECTION NOTESEXISTING TREE PLANDATE: Oct. 23, 2019ATTACHMENT 3Packet Page 62
DPALM AND NIPOMO PARKING STRUCTUREL1.1PRELIMINARY LANDSCAPE PLANMission CollegePreparatory High SchoolSan Luis ObispoChildren's MuseumMixed-Use/ Hotel(Future Project)LeitcherBuildingHays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUPSAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PALM STREETNIPOMO STREETPARKINGSTRUCTUREDANA STREETPROPOSEDFENCE, WALL,AND GATE (SEEP11, P12 & P20ON SHEET L2.1)EXISTING TREE TOREMAIN, TYPICAL.SEE EXISTING TREEPLANSEE THEATRELANDSCAPEPLANSPOTTED PLANT,TYPICALBARK MULCHEXISTING VINESTO REMAIN,PROTECT INPLACEBIOSWALE WATERTREATMENTPLANTING AREATEMPORARYGREENSCREENTRELLIS ANDDECORATIVEMETAL SCREENS.SEE SHEET T2.2LINE OF SIGHTLINE OF SIGHT*****ALL OF THE PROPOSED LANDSCAPE AREAS WILLMEET THE STATE OF CALIFORNIA AND LOCALWATER EFFICIENT LANDSCAPE ORDINANCESTANDARDS. THE PROJECT UTILIZES PLANTMATERIAL THAT IS WELL SUITED TO THEENVIRONMENTAL CONDITIONS, AND THEMAJORITY OF THE PLANTS THRIVE WITH LOWWATER USAGE. PRELIMINARY WATER USECALCULATIONS ARE PROVIDED ON THIS SHEETBASED ON STATE AND LOCAL STANDARDS.THE IRRIGATION SYSTEM WILL UTILIZE RECYCLEDWATER AND THE FOLLOWING METHODS:xDRIP AND BUBBLER IRRIGATION WILL BEPRIMARILY USED TO APPLY WATER ACCURATELYTO THE PLANT ROOT ZONES, AT THE RATE THAT ITCAN INFILTRATE TO IMPROVE IRRIGATIONEFFICIENCY.xA WEATHER BASED, SELF-ADJUSTING IRRIGATIONCONTROLLER WITH A MOISTURE SENSOR OR RAINSHUT OFF DEVICE WILL BE INSTALLED. THEIRRIGATION SYSTEM WILL BE CONTROLLED BY ATIME CLOCK WITH THE ABILITY TO ADJUSTRUNTIMES BY DATA COLLECTED FROM RAIN ANDET SENSORS.xTHE WATERING SCHEDULE WILL BE BASED UPONTHE PLANT NEEDS, SOIL TYPE, SLOPE ANDSEASON. IRRIGATION WILL BE SCHEDULED TOWATER IN AN EFFICIENT MANNER.xPLANT MATERIAL WILL BE IRRIGATED BASED ONHYDROZONES BASED ON WATER USE DEMAND INACCORDANCE WITH STATE WATERREGULATIONS.xRIGHT-OF-WAY WILL BE IRRIGATED SEPARATELYFROM THE PROJECT.METHOD OF IRRIGATIONPRELIMINARYWATER USE ESTIMATESWATER USAGE PROJECTIONSPER CITY OF SAN LUIS OBISPO STANDARDS.RESOURCES SPECIES EVALUATION LISTTOTAL LANDSCAPE AREA 4,733TURF 0LOW (DROUGHT TOLERANT) 3,899MODERATE 834HIGH (THIRSTY) 0SPORTS FIELD 0VEGETABLES 0MAXIMUM APPLIED WATER ALLOWANCE (MAWA)MAWA GALLONS 57,838ESTIMATED TOTAL WATER USE (ETWU)ETWU GALLONS 46,660NOTES:1. ALL SPECIAL LANDSCAPE AREAS DUE TO USE OFRECYCLED WATER FOR IRRIGATION.2. POTTED PLANTS AND GREENSCREEN VINES ARE NOTINCLUDED IN CALCULATIONS DUE TO PROPOSED USE OFINTERNAL IRRIGATION RESERVOIRS.STREET TREE PALMS - LOW WATERSYAGRUS ROMANZOFFIANUM / QUEEN PALMSCREENING TREES - MOD WATERHYMENOSPORUM FLAVUM / SWEETSHADEPODOCARPUS MACROPHYLLUS / YEW PINETHUJA OCCIDENTALIS / AMERICAN ARBORVITAETSUGA CANADENSIS / CANADIAN HEMLOCKCOLUMNAR TREES - LOW WATERCUPRESSUS SEMPERVIRENS / ITALIAN CYPRESSJUNIPERUS CHINENSIS `TORULOSA` / HOLLYWOOD JUNIPERTAXUS BACCATA / ENGLISH YEWACCENT TREES - LOW WATERCERCIS OCCIDENTALIS / WESTERN REDBUDCYCAS REVOLUTA / JAPANESE SAGO PALMLAGERSTROEMIA INDICA / CRAPE MYRTLEOLEA SPECIES / FRUITLESS OLIVESTREET TREES FILTERRA - LOW WATERCERCIS OCCIDENTALIS / WESTERN REDBUDLAGERSTROEMIA INDICA / CRAPE MYRTLESHRUB PLANTER AREAS - LOW WATERAEONIUM X `ALICE KECK PARK` / AEONIUMAGAVE X `BLUE FLAME` / BLUE FLAME AGAVEALOE X `MOONGLOW` / MOONGLOW ALOEANIGOZANTHOS SPECIES / KANGAROO PAWARCTOSTAPHYLOS SPECIES / MANZANITACORREA SPECIES / AUSTALIAN FUCHSIA *ECHEVERIA SPECIES / HENS AND CHICKSHELICTOTRICHON SEMPERVIRENS `SAPPHIRE` / BLUE OAT GRASS *IRIS DOUGLASIANA `PACIFIC COAST HYBRIDS` / PCH IRIS *LAVANDULA SPECIES / LAVENDERLOMANDRA LONGIFOLIA `BREEZE` / DWARF MAT RUSH *MUHLENBERGIA RIGENS / DEER GRASS *NEPETA X FAASSENII / CATMINTPHORMIUM SPECIES / NEW ZEALAND FLAX *ROSMARINUS SPECIES / ROSEMARYSALVIA SPECIES / SAGETEUCRIUM CHAMAEDRYS / GERMANDERTHYMUS SPECIES / THYMEVERBENA LILACINA `DE LA MINA` / LILAC VERBENASHRUB PLANTER AREAS - MOD WATERAJUGA REPTANS / CARPET BUGLE *ASPARAGUS DENSIFLORUS / ASPARAGUS FERN *ATHYRIUM FILIX-FEMINA / COMMON LADY FERN *BUXUS SPECIES / BOXWOODCALAMAGROSTIS FOLIOSA / REED GRASS *CAMELLIA SPECIES / CAMELLIA *CAREX PRAEGRACILIS / SLENDER SEDGE *HEUCHERA SANGUINEA / CORAL BELLS *NEPHROLEPIS CORDIFOLIA / TUBEROUS SWORD FERN *OPHIOPOGON JAPONICUS / MONDO GRASS *PHILADELPHUS LEWISII `GOOSE CREEK` / WILD MOCKORANGE *POLYSTICHUM MUNITUM / WESTERN SWORD FERN *RUSSELIA EQUISETIFORMIS / FIRECRACKER PLANT *WOODWARDIA FIMBRIATA / GIANT CHAIN FERN *BIOSWALE PLANTER AREAS - LOW WATERBACCHARIS PILULARIS `TWIN PEAKS` * / TWIN PEAKS COYOTE BRUSHCAREX SPISSA / SAN DIEGO SEDGE *FESTUCA RUBRA `MOLATE` / MOLATE FESCUE *HETEROMELES ARBUTIFOLIA * / TOYONIRIS DOUGLASIANA / DOUGLAS IRIS *JUNCUS SPECIES / RUSHMAHONIA AQUIFOLIUM / OREGON GRAPE *MAHONIA REPENS / CREEPING MAHONIA *RHAMNUS CALIFORNICA / CALIFORNIA COFFEE BERRY *RIBES SANGUINEUM / RED FLOWERING CURRANT *SAMBUCUS MEXICANA / MEXICAN ELDERBERRY *GREENSCREEN VINES - MOD WATERCLEMATIS ARMANDII / EVERGREEN CLEMATISDISTICTIS BUCCINATORIA / BLOOD RED TRUMPET VINEDISTICTIS X `RIVERS` / ROYAL TRUMPET VINEFICUS PUMILA / CREEPING FIGHEDERA HELIX / ENGLISH IVYTRACHELOSPERMUM JASMINOIDES / CHINESE STAR JASMINECONCEPT PLANT SCHEDULE* PLANT TOLERATES SHADE / PARTSHADEIHHWDATE: Oct. 23, 2019ATTACHMENT 3Packet Page 63
DPALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSFWWSSSSSDFWWSSSSSSSSSSSSSSSSSSSSSSSSROLLEDCURBLIMIT OF WORK -SEE THEATRE PLANSRIGHT-OF-WAYTICKETMACHINEBOTHSIDES OFDRIVEWAYTYPRIGHT-OF-WAY IMPROVEMENTSCITY STANDARDBENCHSEE SHEET L2.1BACKLESS BENCH SEE SHEET L2.1CITY STANDARDACCENT TILESEE SHEET L2.1CROSSWALKDECORATIVE PAVER CSEE SHEET L2.1CROSSWALKDECORATIVE PAVER BSEE SHEET L2.1STREET DECORATIVEPAVERS ASEE SHEET L2.1CITY STANDARDCONCRETE ASEE SHEET L2.1CITY STANDARDCONCRETE BSEE SHEET L2.1CITY STANDARD TREEGRATE & GUARDSEE SHEET L2.1CITY STANDARDBIKE RACKSEE SHEET L2.1TRUNCATED DOMES SEE SHEET L2.1CITY STANDARDSTREETLIGHTSEE SHEET L2.1FLASHING BEACONS INCROSSWALKSEE SHEET L2.1PLAZA IMPROVEMENTSBENCHESSEE SHEET L2.2RECLAIMED STONEEDGINGSEE SHEET L2.2DECORATIVE LIGHT SEE SHEET L2.2GREENSCREENCOLUMN TRELLISSEE SHEET L2.2NOT USEDPLANTERS SEE SHEET L2.2BIKE RACKS SEE SHEET L2.2TRASH RECEPTACLE SEE SHEET L2.2REMOVABLE BOLLARDS SEE SHEET L2.2UPLIGHTINGSEE SHEET L2.2WROUGHT IRONGATE AND FENCESEE SHEET L2.3WALLS -STUCCO WITH CAPSEE SHEET L2.3PLAZA CONCRETE A SEE SHEET L2.3PLAZA CONCRETE B SEE SHEET L2.3PLAZA ACCENT PAVING SEE SHEET L2.3CITY STANDARDPARKING SIGNSEE SHEET L2.3CITY STANDARDORIENTATION KIOSKSEE SHEET L2.3METAL SCREENSEE SHEET L2.3FENCE ASEE SHEET L2.3FENCE & GATE B SEE SHEET L2.3FENCE & GATE C SEE SHEET L2.3FLASHINGBEACONSRELOCATEDPALMABOVEPLAZA PAVING LEGENDPLAZA CONCRETE A,SEE SHEET L2.3PLAZA CONCRETE B,(20% OF AREA)SEE SHEET L2.3PLAZA CONCRETE A,(80% OF AREA)SEE SHEET L2.3PLAZA ACCENT PAVING,SEE SHEET L2.3NORTH16SCALE0824feetDATE: Oct. 23, 2019ATTACHMENT 3Packet Page 64
DPALM AND NIPOMO PARKING STRUCTUREL1.3PALM PLAZA & ENTRY CONCEPTSCITY STANDARDPARKING SIGNSEE SHEET L2.3CITY STANDARDORIENTATION KIOSKSEE SHEET L2.3METAL SCREENSEE SHEET L2.3FENCE ASEE SHEET L2.3FENCE & GATE B SEE SHEET L2.3FENCE & GATE C SEE SHEET L2.3RIGHT-OF-WAY IMPROVEMENTSCITY STANDARDBENCHSEE SHEET L2.1BACKLESS BENCH SEE SHEET L2.1CITY STANDARDACCENT TILESEE SHEET L2.1CROSSWALKDECORATIVE PAVER CSEE SHEET L2.1CROSSWALKDECORATIVE PAVER BSEE SHEET L2.1STREET DECORATIVEPAVERS ASEE SHEET L2.1CITY STANDARDCONCRETE ASEE SHEET L2.1CITY STANDARDCONCRETE BSEE SHEET L2.1CITY STANDARD TREEGRATE & GUARDSEE SHEET L2.1CITY STANDARDBIKE RACKSEE SHEET L2.1TRUNCATED DOMES SEE SHEET L2.1CITY STANDARDSTREETLIGHTSEE SHEET L2.1FLASHING BEACONS INCROSSWALKSEE SHEET L2.1PLAZA IMPROVEMENTSPLAZA IMPROVEMENTSBENCHESSEE SHEET L2.2RECLAIMED STONEEDGINGSEE SHEET L2.2DECORATIVE LIGHT SEE SHEET L2.2GREENSCREENCOLUMN TRELLISSEE SHEET L2.2NOT USEDPLANTERS SEE SHEET L2.2BIKE RACKS SEE SHEET L2.2TRASH RECEPTACLE SEE SHEET L2.2REMOVABLE BOLLARDS SEE SHEET L2.2UPLIGHTING SEE SHEET L2.2WROUGHT IRONGATE AND FENCESEE SHEET L2.3WALLS -STUCCO WITH CAPSEE SHEET L2.3PLAZA CONCRETE A SEE SHEET L2.3PLAZA CONCRETE B SEE SHEET L2.3PLAZA ACCENT PAVING SEE SHEET L2.3NORTH0feet164SCALE8RIGHT-OF-WAYTICKETMACHINEBOTHSIDES OFDRIVEWAYTYPLOWPLANTINGAT SIGHTLINES, TYP.PLANTERSEEARCHITECTURALELEVATIONSTYPABOVEPLAZA PAVING LEGENDPLAZA CONCRETE A,SEE SHEET L2.3PLAZA ACCENT PAVING,SEE SHEET L2.3DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 65
DATE: PALM AND NIPOMO PARKING STRUCTUREL2.1R4CROSSWALK DECORATIVE PAVER CBRICK PAVINGCOLOR: CHARCOAL PATTERN: SOLDIER COURSE BANDINGMATERIALS & FURNISHINGSRIGHT-OF-WAY ELEMENTSR1R2R6R5R7R11R9STREET DECORATIVE PAVERS ABRICK PAVINGCOLOR: RED AND CHARCOAL WITH SINGLE CHARCOAL IN SELECT LOCATIONSPATTERN: HERRINGBONEBACKLESS BENCHMANUFACTURER: PARK CATALOGMODEL:6’ EXECUTIVECOLOR: BLACKCITY STANDARD BENCHCROSSWALK DECORATIVE PAVER BBRICK PAVINGCOLOR: RED PATTERN: HERRINGBONECITY STANDARD CONCRETE ASIDEWALKS, CURBS & GUTTERSMANUFACTURER: DAVIS COLORS&2/25 $'2%( FINISH: SALTCITY STANDARD TREE GRATE & GUARDTRUNCATED DOMESMANUFACTURER: ADA SOLUTIONS, INCCOLOR: BLACKFINISH: SALTR3CITY STANDARD ACCENT TILECONCRETE BCROSSWALK EDGING MANUFACTURER: DAVIS COLORS&2/25 &/,))6,'(%52:1 FINISH: SALTR8CITY STANDARD BIKE RACKR10R12CITY STANDARD DOWNTOWN PEDESTRIAN LIGHT WITH BANNERS DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 66
DATE: PALM AND NIPOMO PARKING STRUCTUREL2.2MATERIALS & FURNISHINGSPLAZA ELEMENTSDECORATIVE LIGHTMANUFACTURER: ATTRACTION LIGHTFINISH: WEATHERED STEELBENCHESMANUFACTURER: LANDSCAPE FORMSMODEL: ESOFET SOCRATESCOLOR: BLACKP1P2RECLAIMED STONE EDGINGMANUFACTURER: MONARCHMODEL: ANTIQUE SANDSTONE CURBP3P4GREENSCREEN COLUMN TRELLISMANUFACTURER: GREENSCREEENMODEL; COLUMN TRELLISCOLOR: BRONZEP6PLANTERSMANUFACTURER: TOURNESOL MODEL: AQUARIAN & DOWNTOWN COLLECTIONCOLORS: VARYBIKE RACKSMANUFACTURER: PEAK RACKSMODEL: DOUBLE DECKERCOLOR: GREYP7TRASH RECEPTACLEMANUFACTURER: LANDSCAPE FORMS, MODEL: PLAINWELLCOLOR: BLACKP8UPLIGHTSMANUFACTURER: B-K LIGHTINGMODEL: INTEGRAL ARTISTARCOLOR: BLACKP10REMOVABLE BOLLARDS MANUFACTURER: RELIANCE FOUNDARY MODEL: ALPERTONCOLOR: BLACKP9DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 67
DATE: PALM AND NIPOMO PARKING STRUCTUREL2.3CONCRETE COLOR BMANUFACTURER: DAVIS &2/25 '$5.*5$< FINISH: SMOOTHP14CONCRETE COLOR CMANUFACTURER: DAVIS &2/25 /,*+7*5$< FINISH: BROOMFINISH: SALTP15PLAZA ACCENT PAVING PEBBLES SET IN CONCRETEP16FENCE A (HEIGHT VARIES - 6’ MAX)WOOD HORIZONTAL RAILS WITH RIVETS AND DECORATIVE SCREENCOLOR: BLACK P7P18CITY STANDARD ORIENTATION KIOSKPLAZA PAVING CONCEPTSTAMPED CONCRETE WITH VARYING COLORS AND TEXTURESMATERIALS & FURNISHINGSPAVING, SIGNS, WALLS & FENCINGPLAZA CONCRETE AMANUFACTURER: DAVIS &2/25 3(%%/( FINISH: BROOMP13P20P19METAL SCREENMANUFACTURER: ARTISANMODEL: SPANSIH TILESCOLOR: BLACKP12WALLS - STUCCO WITH CAPMANUFACTURER: ELDORADO STONEMODEL: CHISELED EDGE CAP&2/25 %8&.6.,1 :$//&2/25720$7&+$5&+,7(&785( P11WROUGHT IRON GATE AND FENCE (6’ HEIGHT)CUSTOM MANUFACTURERCOLOR: BLACKP17CITY STANDARDPARKING SIGN3’ X 4.5’ SIZEINTERNALLY ILLUMINATEDP21FENCE & GATE B (FULL HEIGHT TO DECK ABOVE)NO CLIMB MESH WITH METAL SCREENCOLOR: BLACKP22FENCE & GATE C (6’ HEIGHT)WOOD VERTICAL RAILS WITH DECORATIVE RIVETSCOLOR: BLACK DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 68
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DPALM AND NIPOMO PARKING STRUCTUREL1.8&/,(171$0( 352-(&71$0( '$7(,668(' :$75<'(6,*1,1& 352-(&7180%(5 6+((7 6+((71$0( &,7<2)6$1/8,63$/0 1,320236 3.$%8,/',1*6(&7,216DATE: PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSPK 3.1BUILDING SECTIONSDATE: Oct. 23, 2019))
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DPALM AND NIPOMO PARKING STRUCTUREL1.9NORTH ELEVATION (PALM STREET)A1.1DATE: Oct. 23, 2019FCAGCDecorative Insert Relief TBDCDecorative Tile TBDBDFEPublic Tile Art TBDBase Tile TBDDCACCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCFUTURE PV ARRAY BYOTHERSATTACHMENT 3Packet Page 74
DPALM AND NIPOMO PARKING STRUCTUREL1.10WEST ELEVATION (NIPOMO STREET)A1.2TEMPORARY SCREENINGDATE: Oct. 23, 2019FUTURE PV ARRAY BYOTHERSATTACHMENT 3Packet Page 75
DPALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A1.3DATE: Oct. 23, 2019Future SLO Rep TheaterDecorative tile TBD DFBCGDCAOpen metal grids typ.Copper DomeFACGEFUTURE PV ARRAYBY OTHERSATTACHMENT 3Packet Page 76
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DATE: PALM AND NIPOMO PARKING STRUCTUREL1.10WEST ELEVATION (NIPOMO STREET) A1.5DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 78
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.12EAST ELEVATION (ADJACENT PROPERTIES)A1.4838383'183Oct. 23, 2019ADDITONAL SCREENING TOAVOID PROPERTY OVERLOOKPLAZA STAIR SCREENINGA1.6'1LEVEL 5LEVEL 4LEVEL 3ATTACHMENT 3Packet Page 79
DPALM AND NIPOMO PARKING STRUCTUREL1.13EXTERIOR COLORS & MATERIALSA1.7DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 80
DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.1Oct. 23, 2019PLAZA FROM MONTEREYATTACHMENT 3Packet Page 81
DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.1DATE: Oct. 23, 2019A2.2PLAZA FROM MONTEREYATTACHMENT 3Packet Page 82
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DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.4DATE: Oct. 23, 2019A2.5VIEW FROM MONTEREY & NIPOMO (EXISTING TREES NOT SHOWN)ATTACHMENT 3Packet Page 85
DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.4DATE: Oct. 23, 2019A2.6VIEW FROM PALM & NIPOMOATTACHMENT 3Packet Page 86
DPALM AND NIPOMO PARKING STRUCTUREL1.14PRELIMINARY GRADING & DRAINAGEC11.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%3.3%1.5%MAXSan Luis ObispoChildren's MuseumMixed-Use/ Hotel(Future Project)LeitcherBuildingHays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUP^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^1.5%MAX10%MAX10%MAXPARKINGSTRUCTUREBOTTOM LEVELFF ELEV: 189.38 ±(REFER TO PLANSBY OTHERS)PALM STREETNIPOMO STREETDANA STREETMONTEREY STREETSLO REPERTORY THEATRESHOWN FOR REFERENCE ONLY(REFER TO PLANS BY OTHERS)192.6 TC192.1 FL(MATCH EX.)191.8 TC191.3 FL191.6 TC191.1 FL190.5 TC190.0 FL188.5 TC188.0 FL187.6 TC187.1 FL188.3 TC187.8 FL190.4 TC189.9 FL191.1 TC190.6 FL194.4 TC193.9 FL194.2 TC193.7 FL195.1 TC194.6 FL(MATCH EX.)197.1 TC196.6 FL197.6 TC197.1 FL200.4 TC199.9 FL201.2 TC200.7 FL201.1 TC200.6 FL202.3 TC201.8 FL202.5 TC202.0 FL(MATCH EX.)201.5 TC201.0 FL193.1 TC192.6 FL189.5 TC189.0 FL189.30 TC/FL191.4 TC190.9 FL193.3 TC192.8 FL193.2 TC192.7 FL11112222151566666777777778810109101110108FUTURECOMMERCIALBUILDING1215188.0 TC187.5 FL(MATCH EX.)187.8 TC187.3 FL(MATCH EX.)1010REFER TO PLANSBY OTHERS FORPLAZA DRAINAGETRASH13VEGETATED BIORETENTIONSTORMWATER TREATMENTAREA(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)10FUTURE PHASE BY OTHERS10189.5 TC189.0 FL(MATCH EX.)200.3 TC198.8 FL203.0 TC202.5 FL(MATCH EX.)FEMA 100-YRFLOOD PLAINBOUNDARY186.9 FL187.9 FL190.5 TC190.0 FL(MATCH EX.)189.1 TC188.6 FL(MATCH EX.)192.4 BSWN53°05'37"E 214.61'N36°15'10"W 281.64'N53°36'43"E 213.48'N36°28'51"W 279.70'(MATCH EX.)(MATCH EX.)41413BUILDING STEMWALL WITHWATERPROOFINGSAFE OVERLANDESCAPE161616PALM & NIPOMO PARKING STRUCTUREIH
PRELIMINARY GRADING & DRAINAGEC1GRADING CALLOUTS18" CURB AND GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL4030MISSION STYLE INTEGRAL SIDEWALK PER CITY OF SAN LUIS OBISPOSTANDARD DETAILS 4110 & 4220SIDEWALK TRANSITIONS PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 4120SIDEWALK UNDERDRAIN PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 3420CROSS GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 43102' MIN SAWCUT FROM PROPOSED GUTTER LIP. DISTANCE MAY VARY PERPLAN.CURB RAMP PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4440TREE TO REMAIN TEMPORARILY UNTIL FUTURE COMMERCIAL BUILDING ISCONSTRUCTED (SEE NOTE 3 BELOW)REMOVE EXISTING TREE (SEE NOTE 3 BELOW)PROTECT EXISTING TREE IN PLACE (SEE NOTE 3 BELOW)RELOCATE EXISTING TREE, REFER TO LANDSCAPE PLANSROLLED CURB FOR TRUCK ACCESSPROPOSED 6' MAX RETAINING WALL WITH DEEPEND FOOTING ANDWATERPROOFINGFILTERA TREE WELL TREATMENT SYSTEMINSTALL DRIVEWAY RAMPSIDEWALK UNDERDRAIN PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 3415. (USE RECTANGULAR CAST IRON PIPE)12345678910111213141516NOTES1. ALL EXISTING ON-SITE STRUCTURES, ASPHALT PAVING, FLATWORK, WALLS AND APPURTENANCES TO BE REMOVED, U.O.N.2. ALL EXISTING OFF-SITE ASPHALT PAVING, CONCRETE CURB, GUTTER AND SIDEWALK, CURB RAMPS, CROSS WALKS AND APPURTENANCES TO REMOVED AND REPLACED WITHIN THE LIMITS OF THE PROPOSED SAWCUT, U.O.N.3. ALL EXISTING ON-SITE AND OFF-SITE TREES TO BE 5(029('821¬5()(572(;,67,1*75((3/$1GRADING LEGEND^^PROPOSED SAWCUTPROPOSED DECORATIVE PAVERSPROPOSED STREET LIGHTPROPOSED STREET TREE WELLJUNCTION STRUCTUREDATE: Oct. 23, 2019ATTACHMENT 3Packet Page 87
DPALM AND NIPOMO PARKING STRUCTUREL1.15Hays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUP^^^^^^
^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^SD SD
PALM STREETNIPOMO STREETDANA STREETMONTEREY STREET12312312SSSSSSWFWWFWWFWPARKINGSTRUCTUREBOTTOM LEVELFF ELEV: 189.38 ±(REFER TO PLANSBY OTHERS)VEGETATEDSTORMWATERTREATMENTAREACONNECT TO PROPOSEDSLO THEATRESTORMWATER SYSTEM(REFER TO PLANS BYOTHERS)57' TO EXISTING FIRE HYDRANT63' TO EXISTING FIR
E
H
Y
D
R
A
N
T (NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)SLO REPERTORY THEATRESHOWN FOR REFERENCE ONLY(REFER TO PLANS BY OTHERS)SS35554CONNECT PERFORATED TOPIPE HDPE STORM DRAIN876444777IHHW
UTILITY NOTESDOMESTIC WATER LATERALFIRE WATER LATERAL AND DDCV ASSEMBLYSEWER LATERALSTORM DRAIN LINEUNDERGROUND STORAGE CHAMBERSFILTERRA TREE WELL TREATMENT SYSTEMSIDEWALK UNDERDRAINPERFORATED UNDERDRAIN12345678NOTE1. PRELIMINARY UTILTIY SERVICE LINE LOCATIONS ARE SHOWN SCHEMATICALLY, ARE SUBJECT TO CHANGE, AND WILL BE SIZED DURING THE PREPARATION OF CONSTRUCTION DRAWINGS.LEGEND^^PROPOSED SAWCUTPROPOSED DECORATIVE PAVERSPROPOSED STREET LIGHTPROPOSED STREET TREE WELLPRELIMINARY UTILITY PLANC2DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 88
DPALM AND NIPOMO PARKING STRUCTUREL1.16SD SDDSDSSSDDDSSDDDDDDSSSSDDDDSSSS
San Luis ObispoMixed-Use/ Hotel(Pjt)LeitcherBuildingHays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUP^^^^^^
^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^PALM STREETNIPOMO STREETDANA STREETMONTEREY STREETPARKING STRUCTURESLO REPERTORY THEATREVEGETATEDBIORETENTIONSTORMWATERTREATMENT AREAFUTURECOMMERCIALBUILDING4444CONNECT TO PROPOSEDSLO THEATRESTORMWATER SYSTEM(REFER TO PLANS BYOTHERS)111(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)DMA 1DMA 2DMA 3DMA 445CONNECT PERFORATEDPIPE TO HDPE STORMDRAIN32SAFE OVERLANDESCAPE333IHHW
DMA 4 PROPOSED STATISTICSDMA 4 EXISTING STATISTICSEXISTING IMPERVIOUS AREASITE AREA: 16,817 SFEXISTING PERVIOUS AREASITE AREA: 5,605 SFPRELIMINARY HYDROLOGYPCR #3: i = IMPERVIOUS AREA/TOTAL AREA = 0.91 C = 0.858i3-0.78i2+0.774i+.04 = 0.75 TOTAL DMA 4 CAPTURED AREA : 22,422 SF +/- 95TH PERCENTILE DEPTH: 2" [(16814*0.5(REDEVELOPMENT))+3613+1992] * 0.75 (coefficient) * (2”/12")FT = 1,751 CF REQUIREDNOTES1. SLO REP THEATER STORMWATER AREA QUANTITIES ARE6+2:1$1'/,67(')255()(5(1&(21/<¬5()(572ENGINEERING DESIGN PROFESSONALS CIVIL SHEETS FOR THE SLO REP THEATER PRELIMINARY STORMWATERMITIGATION DESIGN AND FURTHER DETAIL.2. DMA 3 INCLUDES EASTERN PORTION OF SLO REP THEATER AND SOUTHER HALF OF PARKING STRUCTURE.REFER TO ENGINEERING DESING PROFESSIONAL CIVIL SHEETS FOR REFERENCE.3. DMA 4 INCLUDES FUTURE COMMERCIAL BUILDING AND REMAINING PARKIGN STRUCTURE AREAS. DMA 4 STATISTICS, PCR REQUIREMENTS, AND CALCULATIONS OUTLINED ABOVE.LEGEND^^PROPOSED SAWCUTPROPOSED DECORATIVE PAVERSPROPOSED STREET LIGHTPROPOSED STREET TREE WELLDRAINAGE CALLOUTSUNDERGROUND STORAGE CHAMBERSFILTERRA TREE WELL TREATMENT SYSTEMSIDEWALK UNDERDRAINSTORM DRAIN LINEPERFORATED UNDERDRAIN123453&5 POST-DEVELOPED PEAK FLOWS FOR 2- THROUGH 10-YEAR STORMS WILL BE REDUCED TO PRE-DEVELOPED PEAK FLOW RATESDMA RETENTION SUMMARYDMA #AREA (SF)RETENTION STORAGE VOLUMEPROVIDED (CF)1 (SEE NOTE 1)6,0691,3642 (SEE NOTE 1)6,8401,7543 (SEE NOTES 1 & 2)24,6074,6004 (SEE NOTE 3)22,4221,840TOTAL59,9389,469DMA BOUNDARYDMA 4 AREA: 22,422 SF(A) PROPOSED NEW IMPERVIOUS AREA: 3,613 SF(B) TOTAL REPLACED IMPERVIOUS AREA: 16,817 SF(C) PROPOSED PERVIOUS AREA: 1,992 SF(D) TOTAL IMPERVIOUS AREA: 20,430 SF(E) NET IMPERVIOUS AREA: 20,430 SFPCR #2:WATER QUALITY TREATMENT WILL BE ACHIEVED BY DRAINING THE PARKING STRUCTURE ROOF TOTHE PROPOSED FILTERRA BIOFILTRATION TREE BOXES ON PALM STREET. ALSO, THE AREA ALONG THEEAST SIDE OF THE PARKING STRUCTURE WILL BE A VEGETATED STORMWATER TREATMENT AREA.REQUIRED DETENTION VOLUME = 60 CFTOTAL REQUIRED VOLUME = 1,812 CFTOTAL VOLUME PROVIDED = 1,840 CF(VEGETATED BIORETENTION STORMWATER TREATMENT AREA ALONG EAST SIDE)35('(9(/230(17 2-YEAR PEAK FLOW = 0.47 CFS5-YEAR PEAK FLOW = 0.60 CFS10-YEAR PEAK FLOW = 0.73 CFS3267'(9(/230(17 2-YEAR PEAK FLOW = 0.54 CFS5-YEAR PEAK FLOW = 0.69 CFS10-YEAR PEAK FLOW = 0.84 CFSSTORMWATER CONTROL PLANC3DATE: Oct. 23, 2019ATTACHMENT 3Packet Page 89
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, September 16, 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,
September 16, 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, Micah Smith, Christie Withers,
and Chair Allen Root
Absent: Commissioner Mandi Pickens and Vice-Chair Amy Nemcik
Staff: Senior Planner Shawna Scott, Deputy City Clerk Kevin Christian, and as noted per
item.
City Clerk Teresa Purrington clarified that a clerical error was made during the meeting of
September 9, 2019 concerning what constitutes a quorum majority needed to pass a vote. It was
explained that the second votes taken for items 2 and 3 of the meeting were not necessary and that
the original motion and votes taken for each stand as record.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
--End of Public Comment--
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PUBLIC HEARINGS
1. Project Address: 1911 Johnson; Case #: ARCH-0161-2019, Zone: O-S & R-3; Dignity
Health Corp., owner/applicant. Conceptual, initial review of a phased expansion of the
French Hospital campus, including: 1) a four-level, 234-space, 91,500-square foot
parking garage, 6,400 square feet of laboratory and storage uses, and roof-top helistop
(Phase 1) and 2) an approximately 90,000-square-foot, four-story, medical tower
including but not limited to medical facilities and offices, patient rooms, dining and
kitchen facilities, chapel, lobby, outdoor dining area, new generator yard, and new
hospital entry and drop-off plaza (Phase 2). The project includes reconfigured surface
parking, additional bicycle spaces, realigned bike path and associated easement, tree
removals, landscaping, and exterior lighting. In addition to design review, the applicant
is requesting a use permit to amend the French Hospital Campus Master Plan to
incorporate the proposed expansion and parking garage, and a variance to allow a 68 -
foot tall medical patient tower (and associated elevator tower at 78 feet above average
natural grade) and 46-foot tall parking garage (and associated elevator tower up to 55
feet in height). Environmental review will be conducted following conceptual review,
pursuant to CEQA.
Senior Planner Shawna Scott presented the staff report and responded to Commissioner
inquiries.
Applicant representative Alan Iftiniuk, President/CEO French Hospital Medical Center, Brian
Starr of Studio Design Group Architects, Wayne Hunter and Diego Lastres of Cuningham
Group Architecture, and Michael Cripe of Oasis Associates, reviewed the project intent,
community needs, the project proposal, and responded to Commissioner inquiries.
Public Comments:
Carol Nelson-Selby
Jennifer Holyfield
Erika Parrish
Bob Canepa
John Dunn
Joshua Connell
--End of Public Comment--
ACTION: The Commission gave the following input for consideration:
• Increase vertical and horizontal articulation on the southwest and northeast elevations
• Address wayfinding; route to parking needs to be made easily evident and clear for all users
• Consider open space study for neighborhood views, suggest cross-section through the open
space easement showing the height of trees and structures, and show size of trees on plans
• Stake garage location for neighborhood communication/understanding; suggested height
study analysis of effect on view corridors
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• Create a long-range plan for loss of mature trees that are currently on-site
• Consider incorporation of green wall(s)
• Conduct a night sky study addressing effects of light/glare on residential areas
• Address possible noise, headlight, and yard overlook impacts on the neighborhood from
the parking garage
• Massing of hospital expansion west stair tower is not well integrated with other elements
and does not mesh visually; review overhanging element and how it works with the west
stair tower
RECESS
The ARC recessed at 6:10 p.m. and reconvened at 6:15 p.m. with all ARC Members present.
2. Project Address: 609 Palm; Case #: ARCH-0350-2017 & 0415-2019; Zone: O-H; City of
San Luis Obispo, owner; San Luis Obispo Repertory Theatre, applicant. Continued
design review of two new structures: 1) a new 23,344-square foot performing arts facility
with two performance spaces, rehearsal space, workshop and storage areas, lobby, a
balcony and roof deck and administrative offices; and 2) a new 162,909 square foot
parking structure with 404 parking spaces. Currently the site is zoned Office with
Historic Overlay (O-H) and Medium-High Density Residential (R-3). The zoning for the
site is proposed to change to Downtown Commercial with a Historic Overlay (C-D-H),
with an addendum to the certified EIR for the project, which addresses the proposed
rezone.
This item was continued from the August 9, 2019 ARC meeting. Associate Planner Rachel
Cohen and staff engineer Richard Burde presented the staff report, reviewed modifications
made based on direction previously given by the ARC and responded to Commissioner
inquiries. City Manager Derek Johnson discussed affordable housing as a use for the frontage
of the proposed parking structure.
Gordon Knowles and Michelle Wendler, Watry Design, parking garage project design
representatives, and Bryce Engstrom, SLO Repertory Theatre project architect, presented
modifications made to the overall project design that responded to ARC input given at the
August 9, 2019 meeting, and responded to Commissioner questions.
Public Comments:
James Lopes, representing Save Our Downtown
Dave Hannings
Bettina Swigger
John Dunn
David Fibbs
--End of Public Comment--
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ACTION: MOTION BY COMMISSIONER WITHERS, DIED FOR LACK OF A SECOND,
to move the project to the Planning Commission as consistent with the Community Design
Guidelines with the following plan revision considerations:
- Reduce variegation
- Soften contrast of terracotta
- Plans clearly specify the patterns and percentage of the terracotta
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WITHERS, CARRIED 5-0-2 to move the project to the Planning Commission as consistent
with the Community Design Guidelines with direction to the applicant regarding:
- Balance and proportion of the wall cladding
- Reducing the variation of the terracotta façade on the exterior Specifically, reduce the
variegated terracotta facade at the black box theatre and at the upper portion of the walls
of the main theatre projecting above the roof deck level (approximately at the 218.45-foot
elevation and above)
- Soften the contrast of the terracotta
3. Project Address: 3761 Orcutt; Case #: ARCH-0263-2019; Zone: C/OS-SP, R-1-SP, R-2-
SP & C-C-MU; Ambient Communities, Travis Fuentez, applicant. Design review of 17
Multi-Unit Dwellings (8 Duplex, 9 Triplex) on Lots 14-20 of Tract 3066 (Jones Parcel,
Phase II). The proposed project is consistent with the Orcutt Area Specific Plan Final
Environmental Impact Report (FEIR) certified and adopted by the City Council on
March 2, 2010, and with the supplemental Initial Study and Mitigated Negative
Declaration for Vesting Tentative Map 3066, adopted by the City Council on May 19,
2015 (Resolution No. 10620).
Senior Planner Shawna Scott presented the staff report and responded to Commissioner
inquiries.
Applicant representative Randy Russom and David Gibbs, RRM Design, reviewed project
specifics and responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY COMMISSIONER
WITHERS CARRIED 5-0-2 to recommend approval to the Community Development Director
of the design changes as presented.
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COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast and discussed the September 9,
2019 motion clarification as explained by the City Clerk.
ADJOURNMENT
The meeting was adjourned at 8:24 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, October 7, 2019 at 5:00 p.m., in the Council Hearing Room,
990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2019
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Minutes - DRAFT
CULTURAL HERITAGE COMMITTEE
Monday, September 23, 2019
Regular Meeting of the Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on
Monday, September 23, 2019 at 5:31 p.m. in the Council Hearing Room, located at 990 Palm
Street, San Luis Obispo, California, by Chair Haydu.
ROLL CALL
Present: Committee Members Eva Ulz, Glen Matteson, James Papp, Vice-Chair Thom
Brajkovich, and Chair Damon Haydu
Absent: Committee Member Shannon Larrabee
Staff: Senior Planner Brian Leveille and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Cultural Heritage Committee Meeting of
June 24, 2019:
ACTION: UPON MOTION BY COMMITTEE MEMBER ULZ, SECONDED BY
COMMITTEE MEMBER PAPP, CARRIED 5-0-1 (Committee Member Larabee absent), the
Cultural Heritage Committee approved the minutes of the Regular Cultural Heritage
Committee Meeting of June 24, 2019, with the following changes:
PUBLIC COMMENT
None
--End of Public Comment--
PUBLIC HEARING ITEMS
Committee Member Papp recused himself at the beginning of the item (5:37 p.m.) due to a conflict
of interest and left the room.
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2. 1013 Ella Street & 2028 Jennifer Street. Review of a request for the property at 1013 Ella
Street to be removed from the City's Contributing Properties List of Historic Resources
(categorically exempt from environmental review per CEQA Guidelines § 15601); Project
Address: 2028 Jennifer; Case #: HIST-0337-2019; Zone: R-2; Bill Reeves, applicant.
Associate Planner Walter Oetzell provided background on the property and responded to
Committee inquiries.
Applicant representative, Greg Wynn, provided a PowerPoint presentation and responded to
Commissioner inquiries.
Public Comment
Pete Evans
--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER MATTSON, SECONDED BY
COMMITTEE MEMBER ULZ, CARRIED 3-0-1-1 (Committee Member Papp recused,
Committee Member Larabee absent), finding that the property does not meet Eligibility
Criteria for listing as an historic resource, and recommends that the City Council remove the
property from historic listing.
Committee Member Papp returned to the meeting at 6:04 p.m.
3. 609 Palm Street. Review of two new structures in the Downtown Historic District including
a new 23,344 square foot performing arts facility and multi-level City parking structure with
404 Parking Spaces; and demolition of two Contributing historic structures at 610 & 614
Monterey Street. Currently the site is zoned Office with Historic Overlay (O-H) and Medium-
High Density Residential (R-3). The zoning for the site is proposed to change to Downtown
Commercial with a Historic Overlay (C-D-H), with an addendum to the certified EIR for the
project, which addresses the proposed rezone; Project Address: 609 Palm (633 Palm, 970 &
972 Nipomo, 610, 614 & 630 Monterey); Case #: ARCH-0350-2017 & 0415-2019, Zone: O-
H & R-3; City of San Luis Obispo, owner; San Luis Obispo Reparatory Theater, applicant.
Associate Planner Rachel Cohen provided a PowerPoint presentation and responded to
Committee inquiries.
Applicant representatives, Debbie Rudd with RRN Design Group; Gordon Knowles with
Watry Designs; Bryce Engstrom with SLO Reperatory Theatre; and City staff member,
Richard Burde, provided a PowerPoint presentation and responded to Commissioner inquiries.
Public Comment
Dave Hannings
James Lopes
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--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER PAPP, SECONDED BY VICE-
CHAIR BRAJKOVICH, CARRIED 4-0-1 (Committee Member Larabee absent), to
recommend that the Planning Commission find the Palm Nipomo parking structure compatible
with the Downtown Historic District.
ACTION: UPON MOTION BY CHAIR HAYDU, SECONDED BY COMMITTEE
MEMBER ULZ, CARRIED 4-0-1 (Committee Member Larabee absent), to recommend
continuance of the Heyd Adobe component of the project to a date uncertain, having found
that the destruction of the Hyde Adobe, an element of the project that makes the it incompatible
with the historic preservation guidelines and goals of the City, and continue the item directing
city staff and the applicant to present feasible options for leaving the adobe in the current
location, moving it to another location on the same site or to another site altogether.
ACTION: UPON MOTION BY VICE-CHAIR BRAJKOVICH, SECONDED BY
COMMITTEE MEMBER PAPP, CARRIED 4-0-1 (Committee Member Larabee absent), to
recommend continuance of the SLO Reparatory Theater component of the project to a date
uncertain, with direction that the applicant present more cohesive coloring and materials
treatment of the exterior fabric, a less busy and variegated design such that it’s compatible with
the immediately surrounding historic buildings of the downtown historic district.
RECESS
The committee recessed at 8:00 p.m. and resumed the meeting at 8:11 p.m. Committee Member
Ulz left the meeting at the beginning of the break.
4. 547 Dana Street. Review of an addition to a single-family dwelling that is included in the
City’s Inventory of Historic Resources as a Contributing List Resource, and that is located
within the Downtown Historic District (categorically exempt from environmental review per
CEQA Guidelines § 15301); Project Address: 547 Dana; Case #: ARCH-0476-2019;
Zone: R-3-H; Elizabeth Peterson, owner/applicant.
Associate Planner Walter Oetzell provided background on the property and responded to
Committee inquiries.
Applicant representative, Tom Jess, and owners, Todd and Elizabeth Peterson, provided a
PowerPoint presentation and responded to Commissioner inquiries.
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Public Comment
None.
--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER MATTSON, SECONDED BY
CHAIR HAYDU, CARRIED 3-0-2 (Committee Member Ulz and Committee Member
Larabee absent), to recommend that the Community Development Director find the project
consistent with historic preservation policies.
COMMENT AND DISCUSSION
Senior Planner Leveille provided an agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:40 p.m. The next Regular Cultural Heritage Committee meeting
is scheduled for Monday, October 28, 2019 at 5:30 p.m., in the Council Hearing Room, 990 Palm
Street, San Luis Obispo, California.
APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2019
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ADDENDUM TO THE
CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT
FOR THE
CITY OF SAN LUIS OBISPO
PALM NIPOMO PARKING STRUCTURE PROJECT
JULY 2019
A. INTROUCTION
This document is an Addendum to the Final Environmental Impact Report (EIR) prepared for the Palm
Nipomo Parking Structure Project (SCH# 2017051011). The EIR was certified by the City of San Luis
Obispo on July 17, 2018. The Addendum is intended to bring the existing California Environmental
Quality Act (CEQA) documentation as up to date as appropriate, based on minor changes to the
approved project. Because there are no new or more severe 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 the City of San Luis Obispo. According to Section 15164(a) of the
State CEQA Guidelines, “The lead agency or responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none of the conditions described
in Section 15162 calling for preparation of a subsequent EIR have occurred.” Section 15162(a) of the
State CEQA Guidelines states that no subsequent EIR 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 EIR 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, a description of the proposed actions addressed in the
Addendum as they relate to the original project, and an evaluation that concludes that no new or more
severe impacts would result. The City shall consider this Addendum with the certified Final EIR as part of
the approval of the amended project.
The CEQA documentation for this project, including this Addendum and certified Final EIR, is available
for review at the Community Development Office, located at 919 Palm Street, San Luis Obispo,
California. It is also available on the City’s website at https://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-folder-1903.
C. PREVIOUS CEQA DOCUMENTATION
An EIR was prepared for the original Palm Nipomo Parking Structure Project and circulated for public
and agency review in 2018. The Final EIR was adopted with a decision to proceed with the project by the
City of San Luis Obispo on July 17, 2018. A Notice of Determination (NOD) was prepared, and there were
no legal challenges to the adequacy of the Final EIR 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 EIR and the decision to proceed with the project by the City of San Luis Obispo on
July 17, 2018, a change to the site’s proposed zoning and land use designation has occurred. This
document is an Addendum to the Final EIR to document the updated project description, so that the
Final EIR, with the most recent project information, may be used by the City for purposes of its
environmental review. This Addendum incorporates the additional analysis for inclusion in the
environmental record. The updated analysis does not materially change the findings and conclusions of
the Final EIR, making a Subsequent EIR unnecessary pursuant to Section 15162 of the State CEQA
Guidelines.
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E. UPDATED PROJECT ELEMENTS
As amended, the construction and operation of the approved above-ground, five-level parking structure,
non-profit theater, and 5,000 square feet of commercial space would continue to be developed in the
same location on the project site as the original project as described in the EIR. The discretionary actions
identified in the EIR included a General Plan amendment from Office and Medium-High Density
Residential to Public and a Zone Change from Office with a Historic Overlay (O-H) and Medium High
Density Residential (R-2) to Public Facility with a Historic Overlay (PF-H).
The City is now proposing to change the land use designation from Public to Downtown Commercial and
the zoning from Public Facility with a Historic Overlay (PF-H) to Downtown Commercial with a Historic
Overlay (C-D-H) to allow for the uses as they are described and analyzed in the EIR. No physical changes
to the project or proposed uses would occur.
F. UPDATED ENVIRONMENTAL IMPACT ANALYSIS
This section addresses the updates to the impact analysis in the EIR as a result of the project changes
described above. As described in the EIR, the Palm Nipomo Parking Structure project would result in
significant and unavoidable impacts with respect to alteration of visual character, demolition of historic
resources, and construction noise. All other impacts were determined to be less than significant with
mitigation or less than significant/no impact.
The proposal to change the land use designation to Downtown Commercial and zoning of the site to
Downtown Commercial with a Historic Overlay (C-D-H) would not result in any physical or operational
changes to the project. Construction and operation of the project on the site would continue to operate
as analyzed in the EIR. The Public Facility (PF) zone, which was previously proposed for the project, does
not fully comply with the specific commercial uses, setbacks, and heights for the approved project
evaluated in the EIR. With the proposed land use designation and zoning change, the commercial space
and non-profit theater would continue to be developed to a height of 41 to 43 feet and the maximum
height of the parking structure would continue to be 50 feet. The proposed zone change to Downtown
Commercial with Historic Overlay (C-D-H) would allow the development of buildings on the site to a
maximum height of 50 feet, thus reducing the requirement of a Planning Commission Use Permit to
allow deviations from the Public Facility zone. With the proposed land use designation and zoning
change, the project would continue to be developed with an approximately 200 x 200 square foot floor
area and 10 foot setback from the eastern project boundary. Proposed setbacks would not change from
what was previously evaluated in the EIR. The proposed Downtown Commercial zone does not have
setback requirements, thus reducing the requirement of a Use Permit to allow setback deviations from
the Public Facility zone. As previously analyzed and concluded, the proposed project would be
substantially taller and wider than the other surrounding development, altering the surrounding visual
character, resulting in a significant and unavoidable impact.
The change in zoning and land use designation would not alter any of the impacts as compared to the
approved project covered in the EIR and would not result in new or significantly increased
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environmental impacts with respect to cultural resources, noise, and traffic. The change in zoning and
land use designations would not alter or change the existing historic resources on-site, would not result
in changes to vehicle trip generation, construction or operational noise levels, or degrade levels of
service on adjacent roadways and intersections, beyond what was previously analyzed in the EIR.
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 EIR is necessary to document changes that have
occurred regarding the proposed zoning and land use for the project site since the Final EIR was
originally certified. The City has reviewed and considered the information contained in this Addendum
and finds that no new or more severe environmental impacts would occur as a result of the project
changes. Accordingly, the preparation of subsequent CEQA analysis that would require public
circulation is not necessary.
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RESOLUTION NO. 10923 (2018 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, CERTIFYING THE FINAL EIR FOR THE
PROPOSED PALM NIPOMO PARKING STRUCTURE PROJECT,
WHICH INCLUDES FIVE LEVELS OF PARKING FOR UP TO 445
PARKING SPACES, S,000 SQUARE FEET OF COMMERCIAL SPACE, A
NON-PROFIT THEATRE WITH APPROXIMATELY 24,000 SQUARE
FEET AND UP TO 290 THEATRE SEATS, A ZONE CHANGE AND
GENERAL PLAN AMENDMENT FROM THE CURRENT OFFICE (0)
ZONE AND MEDIUM-HIGH RESIDENTIAL (R-3) ZONE TO PUBLIC
FACILITY (PF) ZONE, FOR PROPERTY LOCATED AT 609, 610, 614, 630,
633 PALM STREET AND 970, 972 NIPOMO STREET (EID-0349-2017)
WHEREAS, the City owns certain real property located at 609, 610, 614, 630 and 633 Palm
Street and 970 and 972 Nipomo Street (the Property); and
WHEREAS, the City has prepared a Draft Environmental Impact Report (Draft EIR) to
evaluate the potential environmental impacts of constructing a 445-space parking structure, 5,000
square feet of commercial space and 24,000 square feet of theatre space on the Property (the
"Project"); and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a
public hearing on January 22, 2018 to provide feedback and comments regarding the Cultural and
Tribal Cultural Resources section of the Draft EIR; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing on February 28, 2018 to provide an opportunity for public input and provide feedback and
comment regarding the Draft EIR; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony of
the applicant, interested parties, and the evaluation and recommendations by staff, presented at said
hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis Obispo
as follows:
SECTION 1: Final EIR, CEQA Findings, Mitigation Measures and Mitigation Monitoring
and Reporting Program. Based upon all the evidence, the City Council hereby certifies the Final
Environmental Impact Report (FEIR State Clearinghouse Number 2017051011), adopts a Mitigation
Monitoring and Reporting Program, and adopts the following CEQA Findings and Mitigation
Measures related to the Palm Nipomo Parking Structure Project:
1. The Palm Nipomo Parking Structure Project FEIR was prepared in accordance with the California
Environmental Quality Act (CEQA) and the State CEQA Guidelines, adequately addressing
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impacts associated with the proposed Project; and
2. The proposed Project is consistent with the requirements of the FEIR based on the attached
Findings and Statement of Overriding Considerations prepared consistent with CEQA Guidelines
Sections 15091 and 15093 and described more fully in the attached "Findings of Fact and
Statement of Overriding Considerations" document (Exhibit A) which are incorporated herein by
this reference.
3. All potentially significant effects were analyzed adequately in the referenced FEIR, and reduced
to the extent feasible, provided the following mitigation measures are incorporated into the
project and the Mitigation Monitoring and Reporting Program.
4. Final EIR Mitigation Measures will be incorporated into design and conditions of final approval.
5. The project shall not be approved until such time that a general plan amendment and Zoning
designation changes are approved by the City Council.
FINAL EIR MITIGATION MEASURES
Aesthetics Mitigation
AES-3(a). Lighting Plan. Prior to issuance of building permits, the applicant shall prepare and submit
a comprehensive lighting plan for Architectural Review Committee review and approval. The
lighting plan shall be consistent with the Municipal Code Night Sky Ordinance, and prepared using
guidance and best practices endorsed by the International Dark Sky Association. The lighting plan
shall address all aspects of the lighting, including but not limited to all buildings, infrastructure,
driveways, paths, plazas, safety, and signage. The lighting plan must include identification of all
types, sizes, and intensities of wall mounted building lights and landscape accent lighting, and a
photometric map must be provided. The lighting plan shall include the following:
a. The point source of all exterior lighting shall be shielded from offsite views
b. Light trespass from exterior lights shall be minimized by directing light downward and
utilizing cut-off fixtures or shields
c. Illumination from exterior lights shall be the lowest level allowed by public safety standards
d. Exterior lighting shall be designed to not focus illumination onto exterior walls
e. Any signage visible from offsite shall not be internally laminated
AES-3(b). Glare Reduction. To minimize impacts on residential development in proximity to the
project site, roof and building materials shall be non-reflective, and shall be muted in hues consistent
with standards in the Community Design Guidelines, Section 6.1-C.
Air Quality Mitigation
AQ-1. Fugitive Dust Control Measures. Construction projects shall implement the following dust
control measures so as to reduce PMlO emissions in accordance with San Luis Obispo Air Pollution
Control District (SLOAPCD) requirements.
• 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
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whenever possible
• All dirt stock pile 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 miles per hour (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
• 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(a). Standard Control Measures for Construction Equipment. The following standard air quality
mitigation measures shall be implemented during construction activities at the project site:
• Maintain all construction equipment in proper tune according to manufacturer's
specifications
• Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle
diesel fuel (non-taxed version suitable for sue off-road)
• Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off-
road heavy-duty diesel engines, and comply with the 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 the 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 or NOX exempt
area fleets) may be eligible by proving alternative compliance
• All on-and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be
posted in the designated queuing areas and or job sites to remind drivers and operators of the
5 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 feasible
• Substitute gasoline-powered in place of diesel-powered equipment, where feasible
• Use alternatively fueled construction equipment onsite where feasible, such as compressed
natural gas, liquefied natural gas, propane or biodiesel
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AQ-2(b). Best Available Control Technology (BACT) for Construction Equipment. The following
BACT for diesel-fueled construction equipment shall be implemented during construction activities
at the project site, where feasible:
• Further reduce emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on-road
compliant engines where feasible
• Repower equipment with the cleanest engines available
• Install California Verified Diesel Emission Control Strategies, such as level 2 diesel
particulate filters (these strategies are listed at: www.arb.ca.gov/diesel/verdev/vt/cvt.htm)
AQ-2(c). Architectural Coating. To reduce ROG and NOX levels during the architectural coating
phase, low or no VOC-emission paint shall be used with levels of 50 g/L or less.
Biolo~ical Resources Mitigation
BI0-1. Nesting Bird Protection. To avoid disturbance of nesting and special-status birds, 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 (typically February
through August in the project region). If construction must begin within the breeding season, then a
pre-construction nesting bird survey shall be conducted no more than 3 days prior to initiation of
ground disturbance and vegetation removal activities. The nesting bird pre-construction survey shall
be conducted within the Project Boundary, including a 300-foot buffer (500-foot for raptors), on foot,
and within inaccessible areas (i .e., private lands) afar using binoculars to the extent practical. The
survey shall be conducted by a biologist familiar with the identification of avian species known to
occur in the area. If nests are found, an avoidance buffer (which is dependent upon the species, the
proposed work activity, and existing disturbances associated with land uses outside of the site) shall
be determined and demarcated by the biologist with bright orange construction fencing, flagging,
construction lathe, or other means to mark the boundary. All construction personnel shall be notified
as to the existence of the buff er zone and to avoid entering the buffer zone during the nesting season.
No ground-disturbing activities shall occur within this buffer until the avian biologist has confirmed
that breeding/nesting is complete and the young have fledged the nest. Encroachment into the buffer
shall occur only at the discretion of the qualified biologist.
Cultural and Tribal Cultural Resources
CR-1. Historical Building Documentation Packages. Impacts to historical resources shall be
minimized through the preparation of archival historic building documentation packages for both 610
and 614 Monterey Street. Prior to issuance of demolition permits, the City of San Luis Obispo shall
ensure that documentation of both properties is completed in the form of a Historic American
Building Survey (HABS)-Like documentation that shall comply with the Secretary of the Interior's
Standards for Architectural and Engineering Documentation (NPS 1990). The documentation shall
generally follow the HABS Level III requirements and include high-quality digital photographic
recordation of the buildings and their overall setting, detailed historic narrative report, and
compilation of historic research. The documentation shall be completed by a qualified architectural
historian or historian who meets the Secretary of the Interior's Professional Qualification Standards
for History and/or Architectural History (NPS 1983). Individual archival documentation packages
shall be completed for both properties and offered as donated material to the San Luis Obispo Library
and the History Center of San Luis Obispo County, where it would be available to local researchers.
Completion of this mitigation measure shall be monitored and enforced by the lead agency.
CR-2(a). Retain a Qualified Principal Investigator. A qualified principal investigator, defined as an
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archaeologist who meets the Secretary of the Interior's Standards for professional archaeology
(hereafter qualified archaeologist), shall be retained to carry out all mitigation measures related to
archaeological resources.
CR-2(b ). City of San Luis Obispo Consolidated Approach for Archaeological Investigations.
Mitigation of archaeological resources within the project area shall follow the Consolidated
Approach as outlined in the City of San Luis Obispo Archaeological Resource Preservation Program
Guidelines. The Consolidated Approach shall include ( 1) the preparation of a Research Design and
Mitigation Plan prepared by the qualified archaeologist and submitted for written approval to the
City's Community Development Director (Director), which shall include but not be limited to the
research design, laboratory and field methods, public interpretation, and location of curation; (2)
monitoring of demolition and clearing of pavement within the project area; (3) fieldwork after the
removal of pavement consisting of a Phase I inventory, Phase 2 Testing and Evaluation, and Phase 3
Data Recovery aimed at locating archaeological remains, evaluating their significance and integrity,
and mitigating impacts through data recovery excavation; ( 4) the completion of special studies, such
as faunal analysis, if appropriate, and the curation ofrecovered artifacts; and (5) the completion of a
technical report documenting the results of the consolidated approach prepared in accordance with
current professional standards and submitted to the Director.
CR-2(c). Archaeological Monitoring. An archaeological monitor shall be present for all project-
related ground-disturbing construction activities. The monitor(s) shall be onsite on a full-time basis
during earthmoving activities, including grading, trenching, vegetation removal, or other excavation
activities. Under consultation between the qualified archaeologist and the City, monitoring may be
reduced or eliminated based on observed conditions.
CR-2( d). Unanticipated Discovery of Archaeological Resources. In the event that cultural resources
are encountered during the implementation of mitigation measures CR-2b or CR-2c, all work shall
be halted in the vicinity of the discovery until a qualified archaeologist can assess the significance of
the resource. If the resources are found to be significant, they must be avoided or mitigated pursuant
to the qualified archaeologist's direction and the testing plan outlined under MM CR-2b. Mitigation
may involve preservation in place or documentation and excavation of the resource. A report by the
archaeologist evaluating the find and identifying mitigation actions taken shall be submitted to the
City.
CR-3(a). Qualified Project Paleontologist. A qualified project paleontologist, defined as a
paleontologist who meets the standards of the SVP (2010), shall be retained to carry out all mitigation
measures related to paleontological resources.
CR-3(b ). Worker Environmental Awareness Program (WEAP). Prior to the start of construction, the
project paleontologist or his or her designee shall conduct training for construction personnel
regarding the appearance of fossils and the procedures for notifying paleontological staff should
fossils be discovered by construction staff. The WEAP shall be fulfilled at the time of a
preconstruction meeting at which a qualified paleontologist shall attend.
CR-3(c). Paleontological Monitoring. Ground-disturbing construction activities (including grading,
trenching, foundation work, and other excavations) in previously undisturbed sediments that exceed
10 feet in depth shall be monitored on a full-time basis during initial ground disturbance. Monitoring
shall be conducted by a qualified paleontological monitor, who is defined as an individual who has
experience with collection and salvage of paleontological resources and meets the minimum
standards of the SVP (2010). The duration and timing of the monitoring will be determined by the
project paleontologist and the location and extent of proposed ground disturbance. If the project
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paleontologist determines that full-time monitoring is no longer warranted, based on the specific
geologic conditions at the surface or at depth, the project paleontologist may recommend that
monitoring be reduced to periodic spot-checking or cease entirely. Monitoring is not necessary in
artificial fill or for activities that do not reach 10 feet in depth.
CR-3(d). Fossil Discoveries. In the event of a fossil discovery by the paleontological monitor or
construction personnel, all work in the immediate vicinity of the find shall cease. The project
paleontologist shall evaluate the find before restarting construction activity in the area. If it is
determined that the fossil(s) is (are) scientifically significant, the project paleontologist shall
complete the following conditions to mitigate impacts to significant fossil resources:
1) Salvage of Fossils . The project paleontologist (or paleontological monitor) shall recover
significant fossils following standard field procedures for collecting paleontological
resources, as described by the SVP (2010). Typically, fossils can be safely salvaged quickly
by a single paleontologist and not disrupt construction activity. In some cases, larger fossils
(such as complete skeletons or large mammal fossils) require more extensive excavation and
longer salvage periods. In this case the paleontologist shall have the authority to temporarily
direct, divert or halt construction activity to ensure that the fossil(s) can be removed in a safe
and timely manner.
2) Preparation and Curation of Recovered Fossils. Once salvaged, significant fossils shall be
identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and
curated in a scientific institution with a permanent paleontological collection (such as the
University of California Museum of Paleontology), along with all pertinent field notes,
photos, data, and maps. Fossils of undetermined significance at the time of collection may
also warrant curation at the discretion of the project paleontologist.
Geology and Soils Mitigation
GE0-1. Minimization of Expansive Soil Hazards. Once the final maximum loads of the project have
been determined, a design-level geotechnical report shall be prepared that identifies the most
appropriate geotechnical improvements to onsite soils, the foundation, and parking structure to
minimize expansive soil hazards. Recommendations could include, but are not limited to the
following:
• Use imported non-expansive materials combined with pre-moistening of the soils to provide
protection for slabs and flatwork
• Provide a layer of non-expansive material 18 to 24 inches thick
• Use post-tensioned slabs-on-grade
• Implement shoring methods, such as shotcrete-faced soil nail walls, tangent drilled caissons,
whaler-braced retaining walls, and steel I-beam and lagging walls
• Use over-excavation and recompaction
• Utilize a deep foundation system, such as caissons or rammed aggregate piers
• A certified soils engineer shall be retained for monitoring during construction of the project.
The certified soils engineer shall also provide any necessary soil testing during construction,
to ensure compliance with the design-level geotechnical report, and to provide site-specific
guidance as subsurface materials are encountered.
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Hazardous Materials Mitigation
HAZ-1. Hazardous Materials Soil Sampling and Remediation. Prior to issuance of grading permits,
additional soil samples testing for total petroleum hydrocarbons shall be performed. A work plan
shall be completed to address the sampling protocols to be followed, as well as the number of
samples to be taken and the chemical analysis required. Upon City of San Luis Obispo approval, the
work plan shall be implemented and the results of the soil sampling shall be forwarded to the City
of San Luis Obispo. The City shall review the data to determine if any additional investigation or
remedial activities are deemed necessary. No work shall resume in that area until the lead local
regulatory agency has provided written authorization that the area does not warrant any additional
action.
If concentrations of contaminants warrant remediation, contaminated materials shall be remediated
either prior to or concurrent with construction. Remediation shall generally include a management
plan which establishes design and implementation ofremediation. Cleanup may include excavation,
disposal, bio-remediation, or any other treatment of conditions subject to regulatory action. All
necessary reports, regulations and permits shall be followed to achieve cleanup of the site. The
contaminated materials shall be remediated under the supervision of an environmental consultant
licensed to oversee such remediation and under the direction of the lead oversight agency. The
remediation program shall also be approved by the San Luis Obispo Fire Department. All proper
waste handling and disposal procedures shall be followed. Upon completion of the remediation, the
environmental consultant shall prepare a report summarizing the project, the remediation approach
implemented, and the analytical results after completion of the remediation, including all waste
disposal or treatment manifests.
Noise Mitigation
N-l(a). 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 all construction vehicles and hauling trips during the duration of construction.
N-l(b). 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 of7:00 PM and 7:00 AM, or anytime on Sundays, holidays, or after sunset, where
that operation 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 for a maximum of 10 days. For construction activities lasting
more than 10 days, noise from construction equipment shall not exceed 60 dBA for single family
residential, 65 dBA for multi-family residential, and 70 dBA for mixed residential/commercial land
uses across a residential or commercial property line.
N-l(c). Construction Equipment Best Management Practices (BMPs). For all construction activity
at the project site, noise attenuation techniques shall be employed to reduce noise levels to extent
feasible in accordance with the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12
(Noise Control). Such techniques shall include:
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• Sound blankets on noise-generating equipment
• Stationary construction equipment that generates noise levels above 60 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 and 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
N-l(d). Neighborhood 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.
N-4. Coordination of Construction Timing. Prior to the issuance of grading permits, the City of San
Luis Obispo shall review and coordinate the construction schedules of any other projects within 300
feet of the project to ensure that construction schedules do not overlap.
Transportation Mitigation
T-1. Construction Management Plan. Prior to the issuance of each building permit, the construction
contractor shall meet with the Public Works department to determine traffic management strategies
to reduce, to the maximum extent feasible, traffic congestion and the effects of parking demand by
construction workers during construction of this project. The construction contractor will develop a
construction management plan for review and approval by the Public Works department. The plan
shall include at least the following items and requirements:
• A set of comprehensive traffic control measures, including scheduling of major truck trips
and deliveries to avoid peak traffic and pedestrian hours, detour signs if required, lane closure
procedures, sidewalk closure procedures, signs, cones for drivers, and designated
construction access routes.
• Notification procedures for adjacent property owners and public safety personnel regarding
when major deliveries, detours, and lane closures will occur.
• Location of construction staging areas for materials, equipment, and vehicles (must be
located on the project site).
• Identification of haul routes for movement of construction vehicles that would minimize
impacts on vehicular and pedestrian traffic, circulation and safety; and provision for
monitoring surface streets used for haul routes so that any damage and debris attributable to
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the haul trucks can be identified and corrected by the project applicant.
• Temporary construction fences to contain debris and material and to secure the site.
• Provisions for removal of trash generated by project construction activity.
• A process for responding to and tracking complaints pertaining to construction activity.
• Provisions for monitoring surface streets used for truck routes so that any damage and debris
attributable to the trucks can be identified and corrected.
• It is anticipated that this Construction Traffic Management Plan would be developed in the
context of a larger Construction Management Plan, which would address other issues such
as hours of construction onsite, limitations on noise and dust emissions, and other applicable
items.
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T-3. Pedestrian Access . Subject to approval of the Public Works Director, the City shall incorporate
improvements to the intersections of Dana Street/Nipomo Street and Monterey Street/Nipomo Street
to enhance pedestrian safety and accessibility. The improvements shall be consistent with the City's
Circulation Element and Downtown Physical Concept Plan (2017) and shall balance the needs of
each mode of use. At a minimum the project should consider:
• High visibility crosswalk, or other intersection enhancements, with directional curb ramps
across Nipomo Street from the northwest comer of Dana Street/Nipomo Street to the
southwest comer of the parking structure.
• High visibility crosswalk, or other intersection enhancements, with directional curb ramps
from the southeast comer of Monterey Street/Nipomo Street across Nipomo Street.
• Standard crosswalks, or other intersection enhancements, with directional curb ramps across
Monterey Street and Dana Street where they intersect with Nipomo Street.
• Reduce the curb radii on the southwest comer of Dana Street/Nipomo Street and the northeast
comer of Monterey Street/Nipomo Street.
Upon motion of Council Member Gomez, seconded by Council Member Rivoire, and on the
following roll call vote:
AYES:
NOES:
ABSENT:
Council Members Gomez, and Rivoire,
Vice Mayor Christianson and Mayor Harmon
None
Council Member Pease
The foregoing resolution was adopted this 17th day of July 2018.
ATTEST:
APPROVED AS TO FORM:
J. C st ine Dietrick, City Attorney
IN{wiT NESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of
San Luis Obispo, California, this ~ day of !.,J , 2 D I i .
/'
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Findings of Fact and Statement of Overriding Considerations
SECTION 1. ENVIRONMENTAL DETERMINATION
Page 11
EXHIBIT A
The City Council of the City of San Luis Obispo considers and relies on the Final Environmental
Impact Report ([EIR] State Clearinghouse Number 2017051011) for the Palm Nipomo Parking
Structure Project in determining if it will carry out the project. The Final EIR consists of the Draft
EIR, responses to comments on the Draft EIR, a list of persons and agencies commenting on the
Draft EIR, a Mitigation Monitoring and Reporting Program, and technical appendices. The City
Council has received, reviewed, considered, and relied on the information contained in the Final EIR,
as well as information provided at hearings and submissions of testimony from official participating
agencies, the public, and other agencies and organizations.
Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section
21081 of the Public Resources Code (PRC) require a lead agency to adopt findings for each
significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the
lead agency must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final EIR;
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make infeasible the mitigation
measures or project alternatives identified in the Final EIR.
The CCR Title 14, § 15091 (b) requires that the City's findings be supported by substantial evidence
in the record. Accordingly, the lead agency's record consists of the following (on file at the City
Community Development Department office, San Luis Obispo, California):
• Documentary and oral evidence, testimony and staff comments and responses received and
reviewed by the lead agency during public review and the public hearings on the Palm
Nipomo Parking Structure Project
• The City of San Luis Obispo Palm Nipomo Parking Structure Project Final Environmental
Impact Report (July 2018)
In addition to making a finding for each significant impact, if the lead agency approves a project
without mitigating all of the significant impacts, it must prepare a statement of overriding
considerations that balances the benefits of the project against the unavoidable environmental risks.
The statement of overriding considerations must explain the social, economic, or other reasons for
approving the project despite its environmental impacts (14 CCR 15093, PRC §21081).
This document contains the findings and statement of overriding considerations for the approval of
the Palm Nipomo Parking Structure Project and reflects the City's independent judgment. This
document incorporates by reference the Final EIR. The EIR and other portions of the administrative
record are available for review at the following location:
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Findings of Fact and Statement of Overriding Considerations
City of San Luis Obispo
Public Works Department
Contact: Scott Lee, Parking Manager
919 Palm Street
San Luis Obispo, CA 93401
(805) 781-7203
Page 12
EXHIBIT A
Having received, reviewed, and considered the foregoing information, as well as any and all
information in the record, the City Council of the City of San Luis Obispo hereby makes these
findings pursuant to, and in accordance with, Public Resources Code §21081.
SECTION 2. PROJECT DESCRIPTION
2.1 Proposed Project
The Palm Nipomo Parking Structure project consists of a zone change and general plan amendment
of five parcels from the Office (0-H) zone and one parcel from the Medium-High Residential (R-3)
zone to the Public Facility (PF-H) zone. The project would include the removal of an existing
77-space surface parking lot and five existing residential structures, and construction of a five-level
parking structure, commercial space, and non-profit theater.
The parking structure would provide up to 445 parking spaces. Main vehicular access to the structure
would be from Palm Street, with secondary access from Nipomo Street. Vehicle access would not be
provided from Monterey Street, but a direct pedestrian connection would be provided from the
structure to Monterey Street. The parking structure's maximum height would be 50 feet, excluding
elevator towers.
The project would also include 5,000 square feet of commercial space on two levels fronting Nipomo
Street. The maximum height of the commercial space would be 41 feet above existing grade. In
addition, the project would include a new structure for the San Luis Obispo Little Theatre (now the
San Luis Obispo Repertory Theatre or SLO REP) that would front Monterey Street. The theater
would be a three-story structure with 290 seats and a gross floor area of roughly 23,841 square feet.
Entry to the theater would be provided at the street level through a public plaza along Monterey
Street. The street-level plaza would include a public seating area and incorporate public art. The
maximum height of the theater would be approximately 43 feet above existing grade. Section 2.5 ,
Project Characteristics, of the Final EIR provides a detailed description of the project.
2.2 Project Objectives
The City's objectives for the Palm Nipomo Parking Structure project include the following:
1. Provide a minimum of 400 parking spaces
2. Accommodate cultural uses on Monterey Street in front of the parking structure
3. Include a pedestrian-level public use plaza area at the comer ofNipomo and Monterey Streets
4. Provide a direct pedestrian connection from the parking structure to Monterey Street
5. Preserve the large oak tree on-site
6. Consider contextual sensitivity of surrounding properties (e.g., Lattimer-Hayes adobe)
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SECTION 3. ENVIRONMENTAL IMPACT REPORT
3.1 Background
Page 13
EXHIBIT A
The Final EIR was prepared in compliance with CEQA and the State CEQA Guidelines. In
accordance with Section 15121 of the State CEQA Guidelines, the Final EIR serves as an
informational document for the public and City of San Luis Obispo decision makers. The Final EIR
contains a project-level environmental review that fulfills the requirement of a project-level EIR. As
defined in CEQA Guidelines Section 15161, a project-level EIR:
... examines the environmental impacts of a specific development project. This type of EIR
should focus primarily on the changes in the environment that would result from the
development project. The EIR shall examine all phases of the project including planning,
construction , and operation.
In accordance with Section 15088 of the State CEQA Guidelines, the Draft EIR was circulated for a
78-day public review period that began December 14, 2017 and concluded on March 1, 2018; the
City accepted comment letters through March 10, 2018. The City held a Cultural Heritage Committee
hearing for the project on January 22, 2018 and a public Planning Commission hearing on February
28 , 2018 to receive public testimony in the form of verbal comments on the Draft EIR.
The response to comments section of the Final EIR (Section 8, Response to Comments on the Draft
EIR) includes each written and verbal comment received by the City. The Final EIR consists of the
Draft EIR, responses to comments on the Draft EIR, a list of persons and agencies commenting on
the Draft EIR, a Mitigation Monitoring and Reporting Program, and technical appendices.
3.2 Impact AnaJysis
Three categories of impacts are identified in the Final EIR:
Class I Class I impacts are significant and unavoidable. To approve a project resulting in Class I
impacts, the CEQA Guidelines require decision makers to make findings of overriding
consideration that "specific legal, technological, economic, social, or other considerations
make infeasible the mitigation measures or alternatives identified in the EIR."
Class II Class II impacts are significant but can be mitigated to a level of insignificance by
mitigation measures identified in the EIR. When approving a project with Class II
impacts, the decision makers must make findings that changes or alternatives to the
project have been incorporated that reduce the impacts to a less than significant level.
Class III Class III impacts are adverse but not significant.
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EXHIBIT A Findings of Fact and Statement of Overriding Considerations
SECTION 4. FINDINGS FOR EFFECTS DETERMINED TO BE LESS THAN
SIGNIFICANT WITH MITIGATION
This section identifies impacts that can be fully avoided or reduced to a less-than-significant level
through the incorporation of feasible mitigation measures into the project, as identified in the Final
EIR.
4.1 Aesthetics
1. Impact AES-3: Implementation of the project would result in an increase in nighttime
lighting and daytime glare. With implementation of Mitigation Measures AES-3(a), Lighting Plan,
and AES-3(b), Glare Reduction, that require preparation and approval of a comprehensive lighting
plan consistent with the Municipal Code Night Sky Ordinance and use of non-reflective materials,
the increase would not adversely affect day or nighttime views in the area and this impact would be
reduced to a less than significant level (refer to pages 56-57 of the Final EIR).
a. Mitigation: The following mitigation measures are required to reduce light and glare
impacts from the project.
Mitigation Measure AES-3(a) Lighting Plan. Prior to issuance of building
permits, the applicant shall prepare and submit a comprehensive lighting plan
for Architectural Review Committee review and approval. The lighting plan
shall be consistent with the Municipal Code Night Sky Ordinance, and prepared
using guidance and best practices endorsed by the International Dark Sky
Association. The lighting plan shall address all aspects of the lighting, including
but not limited to all buildings, infrastructure, driveways, paths, plazas, safety,
and signage. The lighting plan must include identification of all types, sizes, and
intensities of wall mounted building lights and landscape accent lighting, and a
photometric map must be provided. The lighting plan shall include the
following:
a. The point source of all exterior lighting shall be shielded from offsite views.
b. Light trespass from exterior lights shall be minimized by directing light
downward and utilizing cut-off fixtures or shields.
c. Lumination from exterior lights shall be the lowest level allowed by public
safety standards.
d. Exterior lighting shall be designed to not focus illumination onto exterior
walls.
e. Any signage visible offsite shall not be internally laminated.
AES-3(b) Glare Reduction. To minimize impacts on residential development
in proximity to the project site, roof and building materials shall be non-
reflective, and shall be muted in hues consistent with standards in the
Community Design Guidelines, Section 6.1-C.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
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EXHIBIT A Findings of Fact and Statement of Overriding Considerations
2. Cumulative Impact-Light and Glare. Cumulative development would be subject to similar
existing City regulations pertaining to light and glare as discussed under Impact AES-3. New
sources of light and glare in the boundaries of the city would be evaluated on a case-by-case
basis to ensure compatibility with surrounding uses. While the proposed project would
introduce new sources of light and glare in the project area, implementation of mitigation
measures AES-3(a), Lighting Plan, and AES-3(b ), Glare Reduction, would ensure lighting
and glare would be compatible with surrounding uses and comply with existing policies.
Design review procedures would reduce impacts on a project-by-project basis. Therefore, the
project's impacts to light and glare would not be cumulatively considerable (refer to pages
56-57 of the Final EIR).
a. Mitigation: Mitigation Measure AES-3(a) and AES-3(b) are required to reduce light and
glare impacts from the project.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4.2 Air Quality
1. Construction Emissions: Construction of the project would generate temporary increases in
localized air pollutant emissions (fugitive dust, ozone precursors, and diesel particulate matter
emissions). The estimated construction emissions associated with the project and would be below the
San Luis Obispo Air Pollution Control District (SLOAPCD) thresholds and would not introduce new
hazardous air pollutants to the area, but in accordance with the standards of the SLOPACD CEQA
Handbook, standard mitigation measures are required because sensitive receptors are located within
1,000 feet of the project site and because the South Coast Air Basin is in non-attainment for PM10.
Implementation of mitigation measures AQ-1, Fugitive Dust Control Measures, AQ-2(a), Standard
Control Measures for Construction Equipment, AQ-2(b), Best Available Control Technology for
Construction Equipment, and AQ-2(c), Architectural Coating, are required to reduce fugitive dust,
ozone precursors, and diesel particulate matter emissions from the project in accordance with
SLOAPCD requirements. With implementation of mitigation measures AQ-1 and AQ-2(a) through
AQ-2(c), this impact would be reduced to a less than significant level (refer to pages 127-129 of the
Final EIR).
a. Mitigation: The following mitigation measures are required to address project
construction emissions.
Mitigation Measure AQ-1 Fugitive Dust Control Measures. Construction
projects shall implement the following dust control measures so as to reduce
PM 10 emissions in accordance with SLOAPCD requirements.
• 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
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EXHIBIT A
watering frequency shall be required whenever wind speeds exceed 15 mph.
Reclaimed (non-potable) water shall be used whenever possible
• All dirt stock pile 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
• 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
Mitigation Measure AQ-2(a) Standard Control Measures for Construction
Equipment. The following standard air quality mitigation measures shall be
implemented during construction activities at the project site:
• Maintain all construction equipment in proper tune according to
manufacturer's specifications
• Fuel all off-road and portable diesel powered equipment with ARB certified
motor vehicle diesel fuel (non-taxed version suitable for sue off-road)
• Use diesel construction equipment meeting ARB's Tier 2 certified engines
or cleaner off-road heavy-duty diesel engines, and comply with the State
Off-Road Regulation
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• 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 the 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 or NOx exempt area fleets) may be eligible by
proving alternative compliance
• All on and off-road diesel equipment shall not idle for more than 5 minutes.
Signs shall be posted in the designated queuing areas and or job sites to
remind drivers and operators of the 5 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 feasible
• Substitute gasoline-powered in place of diesel-powered equipment, where
feasible
• Use alternatively fueled construction equipment on-site where feasible, such
as compressed natural gas, liquefied natural gas, propane or biodiesel
Mitigation Measure AQ-2(b) Best Available Control Technology for
Construction Equipment. The following best available technology for diesel-
fueled construction equipment shall be implemented during construction
activities at the project site, where feasible:
• Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road
and 2010 on-road compliant engines where feasible
• Repowering equipment with the cleanest engines available
• Installing California Verified Diesel Emission Control Strategies, such as
level 2 diesel particulate filters. These strategies are listed at
http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm
Mitigation Measure AQ-2(c) Architectural Coating. To reduce ROG and
NOx levels during the architectural coating phase, low or no VOC-emission
paint shall be used with levels of 50 g/L or less.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4.3 Biological Resources
1. Wildlife Movement: Construction of the project would involve general construction activity
and tree removal that may affect protected nesting birds. With implementation of Mitigation
Measure BI0-1, Nesting Bird Protection, this impact would be reduced to a less than
significant level (refer to page 129 and 130 of the Final EIR).
a. Mitigation: The following mitigation measure is required to reduce impacts to protected
nesting birds.
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Mitigation Measure BI0-1 Nesting Bird Protection. To avoid disturbance of
nesting and special-status birds, 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 (typically February
through August in the project region). If construction must begin within the
breeding season, then a pre-construction nesting bird survey shall be conducted
no more than 3 days prior to initiation of ground disturbance and vegetation
removal activities. The nesting bird pre-construction survey shall be conducted
within the Project Boundary, including a 300-foot buffer (500-foot for raptors),
on foot, and within inaccessible areas (i.e., private lands) afar using binoculars
to the extent practical. The survey shall be conducted by a biologist familiar with
the identification of avian species known to occur in the area. If nests are found,
an avoidance buffer (which is dependent upon the species, the proposed work
activity, and existing disturbances associated with land uses outside of the site)
shall be determined and demarcated by the biologist with bright orange
construction fencing, flagging, construction lathe, or other means to mark the
boundary. All construction personnel shall be notified as to the existence of the
buffer zone and to avoid entering the buffer zone during the nesting season. No
ground-disturbing activities shall occur within this buffer until the avian
biologist has confirmed that breeding/nesting is completed and the young have
fledged the nest. Encroachment into the buffer shall occur only at the discretion
of the qualified biologist.
b. Fi nding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4.4 Cultural and Tribal Cultural Resources
1. Impact CR-2: Construction of the project would include ground disturbance that could result
in impacts to previously unidentified archaeological resources. Implementation of mitigation
measures CR-2(a), Retain a Qualified Principal Investigator, CR-2(b), City of San Luis
Obispo Consolidated Approach for Archaeological Investigations, CR-2(c), Archaeological
Monitoring, and CR-2(d), Unanticipated Discovery of Archaeological Resources, would
reduce impacts to archaeological resources to a less than significant level (refer to page 75 of
the Final EIR).
a. Mitigation: The following mitigation measures are required to reduce potential impacts to
archaeological resources.
Mitigation Measure CR-2(a) Retain a Qualified Principal Investigator. A
qualified principal investigator, defined as an archaeologist who meets the
Secretary of the Interior's Standards for professional archaeology (hereafter
qualified archaeologist), shall be retained to carry out all mitigation measures
related to archaeological resources.
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Mitigation Measure CR-2(b) City of San Luis Obispo Consolidated
Approach for Archaeological Investigations. Mitigation of archaeological
resources within the project area shall follow the Consolidated Approach as
outlined in the City of San Luis Obispo Archaeological Resource Preservation
Program Guidelines. The Consolidated Approach shall include (1) the
preparation of a Research Design and Mitigation Plan prepared by the qualified
archaeologist and submitted for written approval to the City's Community
Development Director (Director), which shall include but not be limited to the
research design, laboratory and field methods, public interpretation, and location
of curation; (2) monitoring of demolition and clearing of pavement within the
project area; (3) fieldwork after the removal of pavement consisting of a Phase
I inventory, Phase 2 Testing and Evaluation, and Phase 3 Data Recovery aimed
at locating archaeological remains, evaluating their significance and integrity,
and mitigating impacts through data recovery excavation; (4) the completion of
special studies, such as fauna! analysis, if appropriate, and the curation of
recovered artifacts; and ( 5) the completion of a technical report documenting the
results of the consolidated approach prepared in accordance with current
professional standards and submitted to the Director.
Mitigation Measure CR-2(c) Archaeological Monitoring. An archaeological
monitor shall be present for all project-related ground-disturbing construction
activities. The monitor(s) shall be on-site on a full-time basis during
earthmoving activities within native soils, including grading, trenching,
vegetation removal, or other excavation activities. Under consultation between
the qualified archaeologist and the City, monitoring may be reduced or
eliminated based on observed conditions.
Mitigation Measure CR-2(d) Unanticipated Discovery of Archaeological
Resources. In the event that cultural resources are encountered during the
implementation of Mitigation Measures CR-2(b) or CR-2(c), all work shall be
halted in the vicinity of the discovery until a qualified archaeologist can assess
the significance of the resource. If the resources are found to be significant, they
must be avoided or mitigated pursuant to the qualified archaeologist's direction
and the testing plan outlined under Mitigation Measure CR-2(b ). Mitigation may
involve preservation in place or documentation and excavation of the resource.
A report by the archaeologist evaluating the find and identifying mitigation
actions taken shall be submitted to the City.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
2. Impact CR-3: Construction of the project would result in ground disturbance that could
indirectly or directly destroy a unique paleontological resource. With implementation of
mitigation measures CR-3(a), Retain a Qualified Project Paleontologist, CR-3(b),
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Paleontological Worker Environmental Awareness Program, and CR-2(d), Fossil
Discoveries, this impact would be reduced to a less than significant level (refer to page 77 of
the Final EIR).
a. Mitigation: The following mitigation measures would reduce potential impacts to
paleontological resources to a less than significant level.
Mitigation Measure CR-3(a) Retain a Qualified Project Paleontologist. A
qualified project paleontologist, defined as a paleontologist who meets the
standards of the SVP (2010), shall be retained to carry out all mitigation
measures related to paleontological resources.
Mitigation Measure CR-3(b) Paleontological Worker Environmental
Awareness Program. Prior to the start of construction, the project
paleontologist or his or her designee shall conduct training for construction
personnel regarding the appearance of fossils and the procedures for notifying
paleontological staff should fossils be discovered by construction staff. The
WEAP shall be fulfilled at the time of a preconstruction meeting at which a
qualified paleontologist shall attend.
Mitigation Measure CR-3(c) Paleontological Monitoring. Ground-disturbing
construction activities (including grading, trenching, foundation work, and other
excavations) in previously undisturbed sediments that exceed 10 feet in depth
shall be monitored on a full-time basis during initial ground disturbance.
Monitoring shall be conducted by a qualified paleontological monitor, who is
defined as an individual who has experience with collection and salvage of
paleontological resources and meets the minimum standards of the SVP (2010).
The duration and timing of the monitoring will be determined by the project
paleontologist and the location and extent of proposed ground disturbance. If the
project paleontologist determines that full-time monitoring is no longer
warranted, based on the specific geologic conditions at the surface or at depth,
the project paleontologist may recommend that monitoring be reduced to
periodic spot-checking or cease entirely. Monitoring is not necessary in artificial
fill or for activities that do not reach 10 feet in depth.
Mitigation Measure CR-3( d) Fossil Discoveries. In the event of a fossil
discovery by the paleontological monitor or construction personnel, all work in
the immediate vicinity of the find shall cease. The project paleontologist shall
evaluate the find before restarting construction activity in the area. If it is
determined that the fossil(s) is (are) scientifically significant, the project
paleontologist shall complete the following conditions to mitigate impacts to
significant fossil resources:
1) Salvage of Fossils. The project paleontologist (or paleontological monitor)
should recover significant fossils following standard field procedures for
collecting paleontological resources, as described by the SVP (2010).
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Typically, fossils can be safely salvaged quickly by a single paleontologist
and not disrupt construction activity. In some cases larger fossils (such as
complete skeletons or large mammal fossils) require more extensive
excavation and longer salvage periods. In this case the paleontologist
should have the authority to temporarily direct, divert, or halt construction
activity to ensure that the fossil(s) can be removed in a safe and timely
manner.
2) Preparation and Curation of Recovered Fossils. Once salvaged, significant
fossils should be identified to the lowest possible taxonomic level, prepared
to a curation-ready condition, and curated in a scientific institution with a
permanent paleontological collection (such as the University of California
Museum of Paleontology), along with all pertinent field notes, photos, data,
and maps. Fossils of undetermined significance at the time of collection
may also warrant curation at the discretion of the project paleontologist.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
3. Impact CR-5: Ground-disturbing activities associated with construction of the project have
the potential to disturb unidentified human remains. Discovery of human remains during
project excavation would require compliance with Health and Safety Code §7050.5 and
California PRC §5097.94 and §5097.98. PRC §5097.98 also addresses the disposition of
Native American burials, protects such remains, and established the Native American
Heritage Commission to resolve any related disputes. Compliance with Health and Safety
Code §7050.5 and PRC §5097.94 and §5097.98 would ensure that unanticipated discovery of
human remains during project excavation, including those interred outside of formal
cemeteries, would be addressed appropriately by the county coroner and the California Native
American Heritage Commission (ifrequired). In addition, with implementation of Mitigation
Measure CR-2(d), Unanticipated Discovery of Archaeological Remains Resources, this
impact would be reduced to a less than significant level (refer to page 79 of the Final EIR).
a. Mitigation: Compliance with existing regulations and implementation of Mitigation
Measure CR-2(d), Unanticipated Discovery of Archaeological Remains
Resources, would ensure that potential impacts to human remains and burial
grounds would be less than significant.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4. Cumulative Impact -Archaeological, Paleontological, and Tribal Cultural Resources:
Planned buildout of the City of San Luis Obispo under the General Plan would cumulatively
increase the potential for adverse effects on cultural and tribal cultural resources in the city.
The project would incrementally contribute to this cumulative effect. Generally, impacts to
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cultural and tribal cultural resources are site-specific. Accordingly, as required under
applicable laws and regulations, potential impacts associated with cumulative developments
would be addressed on a case-by-case basis. The project, along with other cumulative projects
in the city, would be required to comply with existing state and local regulations that address
the protection of cultural and tribal cultural resources in the city. With implementation of
mitigation measures CR-2(a) through CR-2(d), and CR-3(a) through CR-3(d), the project
would reduce potential impacts to archaeological and/orpaleontological resources to less than
significant levels. In addition, the project would result in a less than significant impact on
tribal cultural resources. Therefore, the project would not contribute substantially to the
cumulative loss of archaeological, paleontological, or tribal cultural resources in the city.
a. Mitigation: Compliance with existing regulations and mitigation measures CR-2(a)
through CR-2(d), and CR-3(a) through CR-3(d), would ensure the project's
contribution to cumulative potential impacts would be less than significant.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4.5 Geology and Soils
1. Expansive Soils: Implementation of the project would occur on soils that have moderate to
high expansion potential. With implementation of Mitigation Measure GEO-I, Minimization
of Expansive Soil Hazards, this impact would be reduced to a less than significant level (refer
to page 130 of the Final EIR).
a. Mitigation: The following mitigation measure is required to reduce impacts related to
expansive soils.
Mitigation Measure GE0-1 Minimization of Expansive Soil Hazards. Once
the final maximum loads of the project have been determined, a design-level
geotechnical report shall be prepared that identifies the most appropriate
geotechnical improvements to on-site soils, the foundation, and parking
structure to minimize expansive soil hazards. Recommendations could include,
but are not limited to the following:
• Use of imported non-expansive materials combined with pre-moistening of
the soils to provide protection for slabs and flatwork
• A layer of non-expansive material 18 to 24 inches thick
• Post-tensioned slabs-on-grade
• Shoring methods, such as shotcrete-faced soil nail walls, tangent drilled
caissons, whaler-braced retaining walls, and steel I-beam and lagging walls
• Overexcavation and recompaction
• Utilization of a deep foundation system, such as caissons, driven piles, or
rammed aggregate piers
A certified soils engineer shall be retained for monitoring during construction of
the project. The certified soils engineer shall also provide any necessary soil
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testing during construction, to ensure compliance with the design-level
geotechnical report, and to provide site-specific guidance as subsurface
materials are encountered.
b. Finding: The City finds that changes or alterations have been required in or incorporated
into the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4.6 Hazards and Hazardous Materials
1. Hazardous Materials: Construction of the project would require excavation and removal of
existing fill that has the potential to be contaminated. Therefore, construction activities could
expose workers to contaminated soil on-site. With implementation of Mitigation Measure
HAZ-1, Hazardous Materials Soil Sampling and Remediation, this impact would be reduced
to a less than significant level (refer to pages 131-132 of the Final EIR).
a. Mitigation: The following mitigation measure would reduce impacts associated with
contaminated soils.
Mitigation Measure HAZ-1 Hazardous Materials Soil Sampling and
Remediation. Prior to issuance of grading permits, additional soil samples
testing for total petroleum hydrocarbons shall be performed. A work plan shall
be completed to address the sampling protocols to be followed, as well as the
number of samples to be taken and the chemical analysis required. Upon City of
San Luis Obispo approval, the work plan shall be implemented and the results
of the soil sampling shall be forwarded to the City of San Luis Obispo. The City
shall review the data to determine if any additional investigation or remedial
activities are deemed necessary. No work shall resume in that area until the lead
local regulatory agency has provided written authorization that the area does not
warrant any additional action.
If concentrations of contaminants warrant remediation, contaminated materials
shall be remediated either prior to or concurrent with construction. Remediation
shall generally include a management plan which establishes design and
implementation of remediation. Cleanup may include excavation, disposal, bio-
remediation, or any other treatment of conditions subject to regulatory action.
All necessary reports, regulations, and permits shall be followed to achieve
cleanup of the site. The contaminated materials shall be remediated under the
supervision of an environmental consultant licensed to oversee such remediation
and under the direction of the lead oversight agency. The remediation program
shall also be approved by the San Luis Obispo Fire Department. All proper waste
handling and disposal procedures shall be followed. Upon completion of the
remediation, the environmental consultant shall prepare a report summarizing
the project, the remediation approach implemented, and the analytical results
after completion of the remediation, including all waste disposal or treatment
manifests.
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b. Finding: The City finds that changes or alterations have been required in or incorporated
into the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4.7 Noise
1. Cumulative Impact -Construction Noise. Construction of the proposed project could
overlap with the construction of other projects in the vicinity (Monterey Place and the Vesper
Hotel at the Creamery) and result in cumulative construction noise. With implementation of
Mitigation Measure N-4, Coordination of Construction Timing, this impact would be reduced
to a less than significant level (refer to pages 99-100 of the FEIR).
a. Mitigation: The following mitigation measure is required to reduce impacts related to
cumulative construction noise.
Mitigation Measure N-4 Coordination of Construction Timing. Prior to the
issuance of grading permits, the City of San Luis Obispo shall review and
coordinate the construction schedules of any other projects within 300 feet of
the project to ensure that construction schedules do not overlap.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
4.8 Transportation
1. Traffic Hazards: Construction of the project would result in short-term construction traffic,
construction parking, and modifications to existing pedestrian, bicycle, and transit circulation
during the construction period. The preparation of a construction management plan, as
described in Mitigation Measure T-1 would reduce construction impacts to a less than
significant level (refer to pages 132-133 of the Final EIR).
a. Mitigation: The following mitigation measure is required to reduce construction traffic
impacts.
Mitigation Measure T-1 Construction Management Plan. Prior to the
issuance of each building permit, the construction contractor shall meet with the
Public Works department to determine traffic management strategies to reduce,
to the maximum extent feasible, traffic congestion and the effects of parking
demand by construction workers during construction of this project. The
construction contractor will develop a construction management plan for review
and approval by the Public Works department. The plan should include at least
the following items and requirements:
• A set of comprehensive traffic control measures, including scheduling of
major truck trips and deliveries to avoid peak traffic and pedestrian hours,
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detour signs if required, lane closure procedures, sidewalk closure
procedures, signs, cones for drivers, and designated construction access
routes.
• Notification procedures for adjacent property owners and public safety
personnel regarding when major deliveries, detours, and lane closures will
occur.
• Location of construction staging areas for materials, equipment, and vehicles
(must be located on the project site).
• Identification of haul routes for movement of construction vehicles that
would minimize impacts on vehicular and pedestrian traffic, circulation and
safety; and provision for monitoring surface streets used for haul routes so
that any damage and debris attributable to the haul trucks can be identified
and corrected by the project applicant.
• Temporary construction fences to contain debris and material and to secure
the site.
• Provisions for removal of trash generated by project construction activity.
• A process for responding to and tracking complaints pertaining to
construction activity.
• Provisions for monitoring surface streets used for truck routes so that any
damage and debris attributable to the trucks can be identified and corrected.
• It is anticipated that this Construction Traffic Management Plan would be
developed in the context of a larger Construction Management Plan, which
would address other issues such as hours of construction on-site, limitations
on noise and dust emissions, and other applicable items.
b. Fi ndi ng: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final EIR.
2. Impact T-3: Implementation of the project would result in pedestrian access impacts due to
the difficulty of crossing Nipomo Street at an uncontrolled location. With implementation of
Mitigation Measure T-3, Pedestrian Access, this impact would be reduced to a less than
significant level (refer to page 120 of the Final EIR).
a. Mi tigat ion : The following mitigation measure is required to serve the added pedestrian
demand associated with the project along Nipomo Street.
Mitigation Measure T-3 Pedestrian Access. Subject to approval of the Public
Works Director, the City shall incorporate improvements to the intersections of
Dana Street/Nipomo Street and Monterey Street/Nipomo Street to enhance
pedestrian safety and accessibility. The improvements shall be consistent with
the City's Circulation Element and Downtown Physical Concept Plan and shall
balance the needs of each mode of use. At a minimum the project should
consider:
• High visibility crosswalk, or other intersection enhancements, with
directional curb ramps across Nipomo Street from the northwest comer of
Dana Street/Nipomo Street to the southwest corner of the parking structure.
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• High visibility crosswalk, or other intersection enhancements, with
directional curb ramps from the southeast comer of Monterey Street/Nipomo
Street across Nipomo Street.
• Standard crosswalks, or other intersection enhancements, with directional
curb ramps across Monterey Street and Dana Street where they intersect with
Nipomo Street.
• Reduce the curb radii on the southwest comer of Dana Street/Nipomo Street
and the northeast comer of Monterey Street/Nipomo Street.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final BIR.
3. Impact T-4: Under Cumulative plus Project conditions, one study intersection (the project
driveway at Nipomo Street) would operate at an unacceptable level of service for pedestrians
during the evening peak hour. With implementation of Mitigation Measure T-3, Pedestrian
Access, this impact would be reduced to a less than significant level (refer to pages 125-126
of the Final BIR).
a. Mitigation: Implementation of Mitigation Measure T-3, Pedestrian Access, is required to
reduce impacts to less than significant.
b. Finding: The City finds that changes or alterations have been required in, or incorporated
into, the project to avoid or lessen to a less than significant level the significant
environmental effects identified in the Final BIR.
SECTION 5. FINDINGS FOR SIGNIFICANT UNA VOIDABLE EFFECTS
FOR WHICH SUFFICIENT MITIGATION IS NOT AVAILABLE
Class I impacts are significant and unavoidable. To approve a project resulting in Class I impacts,
the CBQA Guidelines require decision makers to make findings of overriding consideration that" ...
specific legal, technological, economic, social, or other considerations make infeasible the mitigation
measures or alternatives identified in the BIR ... "
This section presents the project's significant environmental impacts and feasible mitigation
measures. Section 15091 of the State CBQA Guidelines (14 California Code of Regulations [CCR])
and Section 21081 of the Public Resources Code require a lead agency to make findings for each
significant environmental impact disclosed in an BIR. Specifically, for each significant impact, the
lead agency must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final BIR;
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
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• Specific economic, social, legal, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make the mitigation measures or
project alternatives identified in the Final EIR infeasible.
Each of these findings must be supported by substantial evidence in the administrative record. This
section identifies impacts that can be reduced, but not to a less-than-significant level, through the
incorporation of feasible mitigation measures into the project, and which therefore, remain significant
and unavoidable, as identified in the Final EIR. The impacts identified in this section are considered
in the same sequence in which they appear in the EIR. Where adoption of feasible mitigation
measures is not effective in avoiding an impact or reducing it to a less-than-significant level, the
feasibility of adopting alternatives to the proposed project is considered in Section 7 of this document.
5.1 Aesthetics
1. Impact AES-2: The project would permanently alter the existing visual character of the site
because it would introduce new structures that are substantially different in terms of size,
scale, and massing. The project includes various design features that would reduce visual
impacts to the extent feasible, but due to the size, scale, and massing of the project, impacts
related to a change in visual character would remain significant and unavoidable (refer to
page 54 of the Final EIR).
a. Mitigation: No feasible mitigation is available.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in
the Final EIR infeasible. The project design features would reduce visual
impacts to the extent feasible; however, additional mitigation is not available to
reduce the size, scale, and massing of the project while satisfying most of the
project objectives. Therefore, impacts related the alteration of visual character
would remain significant and unavoidable. A statement of overriding
considerations for this impact is made in Section 7.
2. Cumulative Impact -Visual Character: Combined with approved, pending, and proposed
development in San Luis Obispo, the project would contribute to increasing urbanization of
the downtown area and would increase the intensity of development (size, scale, and massing)
in the area. This includes altering the fundamental character from predominantly older one-
to two-story structures to a mix of such older buildings interspersed with new taller structures
of four to six stories. The project would result in a significant and unavoidable impact
associated with the change in visual character due to the increase in size, scale, and massing
of the proposed structures. In combination with other development, the project's contribution
to this impact would be cumulatively considerable (refer to page 57 of the Final EIR).
a. Mitigation: No feasible mitigation measures are available.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in
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the Final EIR infeasible . No feasible mitigation measures are available for the
project's contribution of cumulative impacts, which would remain significant
and unavoidable. A statement of overriding considerations for this impact is
made in Section 7.
5.2 Cultural and Tribal Cultural Resources
1. Impact CR-1: Construction of the project would result in the demolition of two structures
on the project site that are historic resources and adversely affect the Downtown Historic
District. This would cause a substantial adverse change in the significance of historical
resources as defined in CEQA Guidelines §15064.5. Implementation of mitigation measure
CR-1 is required to reduce impacts to the maximum extent feasible, but this impact is Class
I, significant and unavoidable (refer to page 72 of the Final EIR).
a. Mitigation: Mitigation measure CR-1 is required to reduce impacts to historical resources
to the maximum extent practicable.
Mitigation Measure CR-1 Historical Building Documentation Packages.
Impacts to historical resources shall be minimized through the preparation of
archival historic building documentation packages for both 610 and 614
Monterey Street. Prior to issuance of demolition permits, the City of San Luis
Obispo shall ensure that documentation of both properties is completed in the
form of a Historic American Building Survey (HABS)-Like documentation that
shall comply with the Secretary of the Interior's Standards for Architectural and
Engineering Documentation (NPS 1990). The documentation shall generally
follow the HABS Level III requirements and include high-quality digital
photographic recordation of the buildings and their overall setting, detailed
historic narrative report, and compilation of historic research. The
documentation shall be completed by a qualified architectural historian or
historian who meets the Secretary of the Interior's Professional Qualification
Standards for History and/or Architectural History (NPS 1983). Individual
archival documentation packages shall be completed for both properties and
offered as donated material to the San Luis Obispo Library and the History
Center of San Luis Obispo County, where it would be available to local
researchers.
b. Fi nding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in
the Final EIR infeasible. Mitigation Measure CR-l(a) is feasible and has been
adopted. Mitigation Measure CR-1 would reduce impacts to the maximum
extent feasible through the preparation of archival historic building
documentation packages. However, this measure would not eliminate the
permanent irreversible impacts to the historic resources, and no other feasible
mitigation measures are available. Therefore, the potential impact to the historic
residences would remain significant and unavoidable, despite implementation
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of the required mitigation. A statement of overriding considerations for this
impact is made in Section 7.
2. Cumulative Impact -Cultural Resources: In combination with buildout of the city under
the General Plan, the project would result in a significant and unavoidable impact to historic
resources in the Downtown Historic District. Mitigation Measure CR-1, Historic Building
Documentation Packages, would reduce the project's impact to historical resources to the
maximum extent feasible; however, this measure would not eliminate the permanent
cumulative or individual impacts to the identified historic resources, and no other feasible
mitigation measures are available. Because of this, the project would contribute to the
cumulative loss of historic resources in the city. This would be a Class I, Significant and
Unavoidable, cumulative impact to historical resources (refer to page 80 of the Final EIR).
a. Mitigation: Implementation of Mitigation Measures CR-I would reduce the project's
contribution to the cumulative impact to historic resources to the maximum
extent feasible. No other feasible mitigation are available that would meet the
project objectives.
b. Finding: The City finds that specific economic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in
the Final EIR infeasible. Mitigation Measures CR-I is feasible and has been
adopted. No additional feasible mitigation is available for the cumulative loss of
historic resources in the city, which would remain a significant and unavoidable
impact. A statement of overriding considerations for this impact is made in
Section?.
5.3 Noise
1. Impact N-1: Temporary construction activity would create noise that could exceed City of
San Luis Obispo Municipal Code regulations. Required mitigation measures N-l(a) through
N-1 ( d) require implementation of noise reduction devices and techniques during construction,
and would reduce noise associated with on-and off-site construction activity to the maximum
extent feasible. Although mitigation measures N-l(a), Construction Vehicle Travel Route, N-
l(b), Construction Activity Timing, N-l(c), Construction Equipment Best Management
Practices, and N-l(d), Neighboring Property Owner Notification and Construction Noise
Complaints, would reduce impacts from haul trucks and construction equipment to the extent
feasible, construction noise would continue to exceed thresholds. Therefore, construction-
related noise impacts would be minimized, but not eliminated. As a result, temporary noise
impacts associated with on-and off-site construction activity would be significant and
unavoidable (refer to page 92 of the Final EIR).
a. Mitigation: Implementation of the following measures would reduce noise impacts to the
maximum extent feasible.
Mitigation Measure N-l(a) Construction Vehicle Travel Route.
Construction vehicles and haul trucks shall use roadways that avoid residential
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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 all construction vehicles and hauling
trips during the duration of construction.
Mitigation Measure N-l(b) 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 anytime on Sundays,
holidays, or after sunset, where that operation 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 for a maximum of 10 days. For
construction activities lasting more than 10 days, noise from construction
equipment shall not exceed 60 dBA for single family residential, 65 dBA for
multi-family residential, and 70 dBA for mixed residential/commercial land
uses across a residential or commercial property line.
Mitigation Measure N-l(c) Construction Equipment Best Management
Practices (BMPs). For all construction activity at the project site, noise
attenuation techniques shall be employed to reduce noise levels to extent
feasible in accordance with 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 60 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.
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Mitigation Measure N-l(d) 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 Devel opment 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.
b. Finding: The City finds that specific e conomic, social, legal, technological, or other
considerations make the mitigation measures or project alternatives identified in
the Final E IR infeasible. Mitigation Measures N-l(a) through N-l(d) are
feasible and have been adopted. A vailab]e mitigation would not reduce the noise
below the applicable City standards for construction activity. Therefore
temporary noise impacts associated with on-site and off-site construction
activity would be significant and unavoidable. A statement of overriding
considerations for this impact is made in Section 7.
SECTION 6. FINDINGS FOR ALTERNATIVES TO THE PROPOSED
PROJECT
6.1 Introduction
As identified in Section 5 of this document, the proposed project will cause the following significant
and unavoidable environmental impacts to occur:
• Impact AES-2: Alteration of existing visual character
• Cumulative aesthetic impact
• Impact CR-1: Removal of historic resources
• Cumulative historic resource impact
• Impact N-1: Temporary construction activity noise
Because the project will cause significant and unavoidable environmental impacts to occur as
identified above, the City must consider the feasibility of any environmentally superior alternatives
to the project, as proposed. The City must evaluate whether one or more of these alternatives could
substantially lessen or avoid the unavoidable significant environmental effects.
As such, the environmental superiority and feasibility of each alternative to the project is considered
in this section. Specifically, this section evaluates the effectiveness of these alternatives in reducing
the significant and unavoidable impacts of the proposed project.
6.2 Description of the Alternatives
The Final EIR for the project evaluates the following four alternatives to the project: (1) a no project,
no development alternative; (2) an infused project and live/work units alternative· (3) an alternative
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that would develop the parking structure and commercial plus residential units; and (4) an alternative
that would preserve the historic resources on-site.
1. Alternative 1: No Project, No Development. As required by CEQA, this EIR evaluates the
environmental consequences of not proceeding with the project. This alternative assumes the
project is not approved, that none of the proposed entitlements are implemented, and that no
further development would occur on the project site.
2. Alternative 2: Project Plus Live/Work Units. This alternative assumes the build out of the
proposed project (parking structure, theater, and commercial space) except the 5,000 square feet
of commercial space would be reduced to 2,500 square feet of commercial space and four
residential units would be included on the second level. This alternative discusses the impact of
the four residential apartments on the second story of the commercial area as opposed to the 2,500
square feet of commercial space. As with the proposed project, vehicle access would continue to
be provided from Palm Street and Nipomo streets via the parking structure. For the purpose of
this analysis, it is assumed that this alternative would follow the same site plan/floor plan as the
proposed project.
3. Alternative 3: Parking Structure, Comme:rcial and Residential. This alternative would
include the five-level parking structure and 5,000 square feet of commercial space, consistent
with the proposed project, but this alternative would include 22 two-bedroom apartments in place
of the theater and plaza along Monterey Street. This alternative would include removal of the
existing surface parking lot and aJl existing residential structures. As with the proposed project,
vehicle parking/site access would continue to be provided from Palm Street and Nipomo Street
via the parking structure. For the purpose of this analysis, it is assumed that the site plan would
adhere to the basic layout and footprint of development as is contemplated in the proposed project
for the parking structure and commercial space, with the direct replacement/addition of
apartments in place of the theater.
4. Alternative 4: Historic Resource Preservation. This alternative would involve the construction
of the five-level parking structure and 5,000 square feet of commerC'ial space, consistent with the
proposed project, but this alternative would not include construction of the theater or plaza
fronting Monterey Street. This alternative assumes the historic residences along Monterey Street
( 610 and 614) would remain intact and at their existing location; however, much of the backyards
at these properties would be developed with the parking and commercial uses. For the purpose
of this analysis, it is assumed that the site plan would adhere to the basic layout of development
as is contemplated in the proposed project for the parking structure and commercial space and
omit the theater.
6.3 Effectiveness of Alternatives in Avoiding Significant Project Impacts
This section evaluates the effectiveness of the alternatives in reducing the significant and unavoidable
impacts of the proposed project.
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1. Significant and Unavoidable Aesthetic Impacts. The proposed project would result in
significant and unavoidable project-level and cumulative impacts related to the alteration of the
visual character in the project vicinity. Under Alternative 1 (No Project No Development), no
development would occur, therefore aesthetic impacts would not occur. Under Alternative 2
(Project Plus Live/Work Units), similar buildout would occur compared to the proposed project,
which would result in a similar significant and unavoidable impact. Alternative 3 (Parking
Structure, Commercial, Residential) would also result in similar aesthetic impacts due to a similar
site layout and footprint; therefore, impacts would remain significant and unavoidable.
Alternative 4 (Historic Resource Preservatjon) would result in less overall development on-site
as the historic residences on-site would be retained. Although these residences would remain, the
project would still construct the parking structure and other uses on-site with the potential to
block views in the area and alter the visual character in the vicinity. Therefore, the significant
and unavoidable project and cumulative impact regarding visual character would not be avoided.
2. Significant and Unavoidable Cultural Resource Impacts. The proposed project would result
in significant and unavoidable project-level and cumulative impacts to historic resources as a
result of the removal of the residences at 610 and 614 Monterey Street. Alternative 1 and 4 would
not remove the residences, as they would be preserved and retained ; therefore, the project-level
and cumulative impact to historic resources would not occur. Alternatives 2 and 3 would result
in the demolition of the on-site residences; therefore, impacts to historic resources would be
similar in comparison to the project. Under Alternatives 2 and 3, the project-level and cumulative
impact to historic resources would remain significant and unavoidable.
3. Significant and Unavoidable Noise Impact. The proposed project would cause noise impacts
as a result of construction activity associated with project development. Under Alternative l , no
development would occur; therefore, the significant and unavoidable construction noise impact
would be avoided. Alternatives 2 3, and 4 would result in a similar level of overall construction
activity on the project site, in conjunction with other development in the vicinity, and would
therefore result in similar project-level impacts associated with construction noise.
6.4 Environmentally Superior Alternative and Feasibility of Project Alternatives
1. Alternative 1 Finding: Alternative l (No Project, No Development) could be considered the
environmentally superior overall, since no development would occur and the site would remain
as is , and would not result in any significant environmental impact. However, Alternative 1 fails
to meet the City's objectives for the project area as well as any of the project objectives. As a
result, the City finds that Alternative 1 would be infeasible to implement.
2. Alternative 2 Finding: Alternative 2 (Project Plus Live/Work Units) would result in similar
environmental impacts when compared to the proposed Nipomo Palm Parking Structure project.
With a similar footprint as the proposed project, this alternative would result in similar impacts
pertaining to aesthetics, cultural resources, and transportation. Although this alternative does
meet some of the project objectives, Alternative 2 does not avoid any of the Class I impacts
associated with the proposed project and would result in increased noise impacts. The addition
of residences on the site would locate sensitive receptors directly adjacent to the parking structure.
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Therefore, this alternative would require additional mitigation to reduce interior noise levels
below established thresholds. As a result, the City finds that Alternative 2 is not environmentally
superior to the proposed project.
3. Alternative 3 Finding: Among the development scenarios, Alternative 3 (Parking Structure,
Commercial, and Residential) would result in similar but increased environmental effects
compared to the proposed project. This alternative would result in increased environmental
impacts pertaining to noise, as well as to several issues that were dismissed as less than significant
or have no impact in the Initial Study prepared for the proposed project. This is due to the
residences and commercial units on-site that would introduce new residents to the city, who
would require utility services and recreational and public services, as well as generate new vehicle
trips from new residents. Alternative 3 would not avoid the Class I impacts related to historical
resources, cultural resources, and noise. As a result, the City finds that Alternative 3 would not
be environmentally superior to the proposed project.
4. Alternative 4 Finding: Alternative 4 (Historic Resource Preservation) is environmentally superior
to the proposed project because there would be a reduced overall site footprint. The impacts from
this alternative would be similar to the proposed project in the areas of aesthetics, noise, and
traffic. Alternative 4 would not reduce the project's Class I impacts in those categories to a level
below significance thresholds. However, Alternative 4 would eliminate direct and indirect
significant impacts to historical resources because the two contributing structures to the
Downtown Historic District and the linkage between properties in the district they provide would
remain in place. Alternative 4 would meet most of the project objectives by providing a minimum
of 400 parking spaces, offering a direct pedestrian connection from the structure to Monterey
Street, preserving the large oak tree on-site ,. and considering the contextual sensitivity of
surrounding properties (i.e., Hays-Lattimer adobe). However, it would not meet the objective of
providing the cultural use (theater). As a result, the City finds that Alternative 4 would not satisfy
the project objectives.
SECTION 7. STATEMENT OF OVERRIDING CONSIDERATIONS
7.1 Introduction
The Final EIR for the project identifies the following significant and unavoidable impacts of the
project:
1. The project would alter the existing visual character of the project site, and surrounding
vicinity.
2. Implementation of the project, in conjunction with other development in the area , would
increase the intensity of development and permanently alter the visual character of the
surrounding area.
3. The project would result in the demolition of two structures on the project site that are historic
resources, and adversely affect the Downtown Historic District.
4. The project would contribute to the cumulative loss of historic resources in the City by
removing two historic structures that contribute to the Downtown Historic District.
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5. Temporary construction activity would create noise that could exceed City of San Luis
Obispo Municipal Code regulations , and mitigation may not be feasible to reduce the impact
to less than the applicable threshold.
For projects that would result in significant environmental impacts that cannot be avoided, CEQA
requires that the lead agency balance the benefits of these projects against the unavoidable
environmental risks in determining whether to approve the projects. If the benefits of these projects
outweigh the unavoidable impacts, those impacts may be considered acceptable (CEQA Guidelines
§ 15093( a]). CEQA requires that, before adopting such projects, the public agency adopt a Statement
of Overriding Considerations setting forth the reasons why the agency finds that the benefits of the
project outweigh the significant environmental effects caused by the project. This statement is
provided below.
7 .2 Required Findings
The City has incorporated all feasible mitigation measures into the project. Although these measures
will lessen the unavoidable impacts listed above, the measures will not fully avoid these impacts.
The City has also examined a reasonable range of alternatives to the project and has determined that
none of these alternatives is feasible or environmentally superior, nor would they satisfy the project
objectives to the same extent or greater as the project.
Alternative I would avoid all of the significant impacts of the project but would not achieve the
City s objectives for the project and is not considered feasible. Alternative 2 would be
environmentally similar to the project in most aspects but would result in greater impacts to noise
and is therefore environmentally inferior to the proposed project. Alternative 3 is environmentally
inferior to the proposed project, as it would result in increased impacts regarding noise and other
impacts such as public services , recreation, utilities and service systems. Alternative 4 is
environmentally superior to the proposed project in that eliminates significant and unavoidable
historic resources impacts related to demolition of the historic structures on-site. However,
Alternative 4 is inferior to the proposed project in terms of its ability to achieve City objectives for
the project, since the alternative would not include the theater building.
In preparing this Statement of Overriding Considerations, the City has balanced the benefits of the
proposed project against its unavoidable environmental risks . For the reasons specified below, the
City finds that the following considerations outweigh the proposed project's unavoidable
environmental risks:
I. New Parking Spaces. The Land Use Element of the General Plan addresses downtown
development, parking, and the development of cultural facilities in the city. Specifically, Policy
4.14 states "the City shall ensure there is a diversity of parking opportunities in the Downtown.
Any major increments in parking supply should take the form of structures, located at the edges
of the commercial core so people can walk rather than drive between points within the core."
Since the project would provide approximately 400 parking spaces in the downtown area, it
would directly satisfy this goal and adhere to Policy 4.14.
2. Downtown Concept Plan. In 2017, the City updated the Downtown Concept Plan to provide a
road map for future public projects and guidance for development in the downtown area. The
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proposed project is located in Block 10 of the Plan, which states "a new parking structure on the
comer of Palm and Nipomo Streets is envisioned to include office mixed use along Nipomo
Street, the theater relocated along Monterey Street, and public use on a portion of the rooftop."
The proposed project would directly follow the guidance included in the Downtown Concept
Plan, by relocating the theater, constructing commercial use on the western boundary of the site
along Nipomo Street, and evaluating whether rooftop viewing areas are feasible as part of the
Planning Commission and Architectural Commission Review.
3. Increased Economic Activity. Development of the parking structure would generate an
economic benefit to the City via increased revenue from vehicle parking fees, which would then
be used to fund needed services in the city.
4. Downtown Residential. The project will support Program 6.12 of the Housing Element that
promotes downtown residential by allowing " ... flexible parking regulations for housing
development, especially in the Downtown Core (C-D Zone) including the possibilities of flexible
use of city parking facilities by Downtown residents, where appropriate, and reduced or no
parking requirements where appropriate guarantees limit occupancies to persons without motor
vehicles or wbo provide proof ofreserved, off-site parking. The structure will be part of the City's
Downtown Residential Overnight Program (Drop) that allows residents in the downtown area
access to the structures to park vehicles and promote affordability by design of residential units .
5. Public Use Plaza and Pedestrian Connection. The project includes a public use plaza area at
the comer ofNipomo and Monterey Streets. This plaza would be pedestrian-friendly and provide
a social use area for residents and tourists in the downtown area. In addition, the project would
provide a direct pedestrian connection from the structure to Monterey Street, allowing users to
easily navigate from the parking structure and theater to other downtown uses, consistent with
Circulation Element Policies 5.1.3 , 5.1.5 and 5.1.6.
6. San Luis Obispo Repertory Theatre. The project would support the development of an arts and
cultural center within the Downtown. Land Use Elements policies 5.2.1, 5.2.3 and 5.2.5 discuss
that the City will work with community groups to secure facilities for cultural and arts program
needs in the Downtown area. The project includes a portion of the site that would be utilized by
the SLO Repertory Theatre (formerly the San Luis Obispo Little Theatre) to construct a new
theatre space.
Accordingly, the City finds that the project's adverse, unavoidable environmental impacts are
outweighed by these considerable benefits.
Dated: ,Avi ,. / '2018
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