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Home My WebLink AboutItem 3 - ARCH-0424-2019 (301 Prado)Meeting Date: November 4, 2019 Item Number: 3 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT PROJECT DESCRIPTION AND SETTING The proposed project consists of seven two-story office/industrial structures consisting of 159,663 square feet (Attachment 1, Project Plans). The project site is located at 301 Prado Road and is currently undeveloped, within the Margarita Area Specific Plan. This project is a re -initiation of a previously approved project that has an expired entitlement (Attachment 2, Previous ARC Report, Resolution and Minutes). The project included a Vesting Tentative Tract Map No. 3011, which is still active (Attachment 3, Council Report, Resolution and Minutes). The proposed project also includes site improvements such as parking lots, site access upgrades, and landscaping upgrades. General Location: The 20-acre project site is located on a vacant parcel along the round-a-bout at Prado Road and Serra Meadows Drive, with direct access from a new street known as Davis Road. Present Use: Vacant Land Zoning: Business Park (BP-SP) within the Margarita Area Specific Plan General Plan: Business Park Surrounding Uses: East: Vacant Land West: Conservation Open Space North: Serra Meadows Residences South: Vacant County Land (Chevron) PROPOSED DESIGN Architecture: Contemporary Architectural Design Design details: Flat roof system with varying parapet heights and entry towers, detailed cornices, outdoor sitting areas, trash enclosures, trellises, and awnings. Materials: Stucco, metal standing seam roof, metal awnings and aluminum storefront. Colors: Two color schemes 1) Primary grey, secondary yellow and green 2) Primary grey, secondary beige and dark red. FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 301 Prado Road FILE NUMBER: ARCH-0424-2019 APPLICANT: 301 Prado Group, LLC REPRESENTATIVE: Pam Ricci ____________________________________________________________________________________________________ For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org Figure 1: Subject Property Packet Page 71 ARCH-0424-2019 (301 Prado Road) Page 2 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the Margarita Area Specific Plan (MASP) design criteria, Community Design Guidelines (CDG), and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. Margarita Area Specific Plan: https://www.slocity.org/home/showdocument?id=4070 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, MASP, and CDG. Staff has identified the discussion items below related to consistency with MASP Chapter 3 (Community Design), CDG Chapter 3.3 (Industrial Project Design Guidelines). Highlighted Sections Discussion Items MASP Chapter 3 – Design Guidelines § 2.6.10 Outdoor Employee Amenity Area The ARC should discuss whether the proposed outdoor areas are sufficient in achieving the goals for providing an attractive and comfortable area for employees, clients, and visitors. CDG Chapter 3 – Industrial Project Design Guidelines § 3.1.B.12.a-c The ARC should discuss the proposed color schemes in context of the surrounding landscape and neighborhood, and whether the colors provide sufficient variety and distinction between buildings. For additional information, please refer to the applicant’s assessment regarding consistency with the MASP and CDG (Attachment 1, Project Plans; Sheet A2, Consistency Matrix). Figure 2: Rendering of project design from the intersection of Prado and Davis Road. Packet Page 72 ARCH-0424-2019 (301 Prado Road) Page 3 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Street to Building Street to Parking Other Property Lines 20 feet 20 feet 7.5 feet 20 feet 20 feet None Maximum Height of Structures 42 feet 45 feet Minimum Landscape Area 22.5% 15% (minimum) Floor Area Ratio (FAR) 0.183 0.44 Building Coverage 30.3% 75% Public Art Paying In-Lieu Fee Optional Total # Parking Spaces Electric Vehicle Parking Bicycle Parking 462 45 EV Ready 70 (vested) 447 45 EV Ready 81 Environmental Status Project is consistent with the Margarita Area Specific Plan Final Environmental Impact Report (EIR) and Supplemental Initial Study and Mitigated Negative Declaration (MND) adopted for Vesting Tentative Tract Map #3011. *2019 Zoning Regulations & Margarita Area Specific Plan ACTION ALTERNATIVES 6.1 Recommend approval of the project. An action recommending approval of the application will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the MASP Design Guidelines and Community Design Guidelines. 6.2 Continue the project. An action continuing the application should include direction to th e applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, MASP, CDG, Zoning Regulations or other policy documents. ATTACHMENTS 1. Project Plans 2. Previous ARC Report, Resolution, Meeting Minutes 3. Council Resolution No. 10124 (2009 Series) Tract #3011 Packet Page 73 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A1ENTITLEMENTPACKAGETITLE SHEETPROJECT TEAMCLIENT:301 PRADO GROUP LLC.ADDRESS:P.O. BOX 1429SAN LUIS OBISPO, CA 93406CONTACT:DAVID SANSONEEMAIL:DAVID@SANSONECO.COMPHONE:805.549.0667ARCHITECT:RRM DESIGN GROUPADDRESS:3765 S. HIGUERA, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT:DARIN CABRALEMAIL:DJCABRAL@RRMDESIGN.COMPHONE:805.543.1794CIVIL ENGINEER:ABOVE GRADEADDRESS:245 S. HIGUERASAN LUIS OBISPO, CA 93401CONTACT:HARRY HAMILTONEMAIL:HARRY@ABOVEGRADEENGINEERING.COMPHONE:805.540.5115LANDSCAPE ARCH:FIRMA CONSULTANTS, INC.ADDRESS:187 TANK FARM RD., SUITE 230SAN LUIS OBISPO, CA 93401CONTACT:LINDSAY CORICAEMAIL:LINDSAY@FIRMACONSULTANTS.COMPROJECT STATISTICSPROJECT ADDRESS:301 PRADO ROADSAN LUIS OBISPO, CA 93401APN:076-341-012ZONING:BPCURRENT USE:VACANTPROPOSED OCCUPANCY:B AND/OR S-2 AND OR F-1TYPE OF CONSTRUCTION:VBLOT AREA:20 ACRES (871,200 SF)PROJECT DESCRIPTIONTHIS PROJECT PROPOSES THE CONSTRUCTION OF (7) SEVEN NEW BUILDINGS. THE BUILDINGS WILL BE DESIGNED FOR OFFICE OR LIGHT INDUSTRIAL OCCUPANCIES. BUILDINGS A AND B WILL BE RESERVED FOR OFFICE USE, WHILE THE REMAINDER OF THE BUILDINGS’ USE WILL BE DEPENDENT ON THE MARKET CONDITIONS AT THE TIME OF CONSTRUCTION. VICINITY MAPPROJECT SITEPARKING CALCULATIONS: REQUIREDOFFICE16,000 SF/300 = 53.3 SPACES/BUILDINGLIGHT INDUSTRIAL3,809 SF/500 = 7.6 SPACES/BUILDINGMAIL ORDER/WAREHOUSE3,000 SF/1,000 = 3 SPACES/BUILDINGBUILDING TOTAL:22,809 SF 63.9 SPACES/BUILDINGPROJECT TOTAL:63.9 *7 BUILDINGS447 SPACESPROPOSED462 SPACES BUILDING AREA:22,809 SFFLOOR AREA RATIO(FAR):0.183 SFNUMBER OF STORIES:2SHEET INDEXTITLE SHEET A1CONSISTENCY MATRIX A2CONDITIONS MATRIX A3OVERALL ARCHITECTURAL SITE PLAN A4ENLARGED ARCHITECTURAL SITE PLAN A5ENLARGED ARCHITECTURAL SITE PLAN A6SITE SECTIONS A7SITE DETAILS A8GROUND FLOOR PLAN A9SECOND FLOOR PLAN A10BUILDING ELEVATIONS A11BUILDING ELEVATIONS A12SITE ELEVATIONS A13CHARACTER PERSPECTIVE A14CHARACTER PERSPECTIVE A15COLORS AND MATERIALS A16PHOTOMETRIC STUDY A17EASEMENT EXHIBIT C.1aPHASE 2 CONSTRUCTION ONSITE GRADING AND DRAINAGE PLAN C.3aPHASE 2 CONSTRUCTION PRADO ROAD C.3a1PHASE 2 CONSTRUCTION COLLECTOR ROAD C.3a2PHASE 2 CONSTRUCTION SEWER PLAN C.4aPHASE 1 CONSTRUCTION PRADO ROAD C.4a1PHASE 1 CONSTRUCTION ONSITE GRADING AND DRAINAGE PLAN C.5aPHASE 1 CONSTRUCTION UTILITY PLAN C.6aLANDSCAPE PLAN L-1LANDSCAPE PLAN L-2LANDSCAPE PLAN L-3HWY 101PRADO RD. MARGARITA AVE.S. HIGUERA ST.REQUIREDPROPOSEDSETBACKS:FRONT YARDBUILDING:20 FT. 20 FT. MIN.OTHER YARDSNORTH:0 FT.10 FT. MIN.SOUTH:0 FT.10 FT. MIN.EAST:0 FT.10 FT. MIN.WEST:0 FT.10 FT. MIN.PARKING20 FT.20 FT.COVERAGE:BUILDINGS:75% MAX.30.3%LANDSCAPE:5% MIN.22.5%BUILDING HEIGHT:36 FT41.5 FTPARKING:AUTO:447 SPACES462 SPACESBICYCLE: 70 LONG & SHORT TERM 70 LONG & SHORT TERMMOTORCYCLE:2121APPROVED ADDRESS NUMBERS SHALL BE PLACED ON ALL NEW BUILD-INGS IN SUCH A POSITION TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET FRONT THE PROPERTY. NUMBERS SHALL BE A MINUMUM OF 5” HIGH X 1/2” STROKE AND BE ON A CONTRASTING BACKGROUND.Packet Page 74 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A2ENTITLEMENTPACKAGECONSISTENCY MATRIX Prado Road Business Park 0136-04-CO19 Consistency Matrix Margarita Area Specific Plan Margarita Area Specific Plan Section Standard/Guideline Response Site Planning Standard 2.6.5B: Site and Building Design Buildings should be clustered at intersections. Buildings A & B are clustered at the intersection of Prado and Davis and Buildings D & E extend down the Davis frontage beyond the intersection. Buildings C, F & G are sufficiently clustered around the main street entry within the project site. Standard 2.6.5E: Site and Building Design Parking lots should be to the side or rear of buildings. Landscape screening may be required when parking is adjacent to street. Parking is interspersed between buildings with landscaped screening from adjacent streets. Standard 2.6.8A: Screening of Loading, Recycling, and Waste Collection, Utilities & Mechanical Equipment All service areas will be screened from streets and other parcels. A combination of berms or walls three to six feet tall and dense planting will be used. Project buildings do not have extensive service areas like retail and industrial uses would. Trash and recycling collection areas are enclosed per City standards. Standard 2.6.10: Outdoor Employee Amenity Area Outdoor employee amenity areas are required. Areas for eating, conversation, etc., shall be shielded from aircraft noise. Outdoor space is provided, including amenity area featuring benches, tables, and acoustic umbrellas. While both automobile traffic and aircraft noise will not be completely attenuated, the proposed locations for outdoor use areas are more secluded and better buffered from noise sources than other site locations. Guideline 3.1E: Building Forms and Materials All development is encouraged to have some outdoor space that is shielded from aircraft noise. Outdoor space is provided, including amenity area featuring benches, tables, and acoustic umbrellas. While both automobile traffic and aircraft noise will not be completely attenuated, the proposed locations for outdoor use areas are more secluded and better buffered from noise sources than other site locations. Prado Road Business Park 0136-04-CO19 Consistency Matrix Margarita Area Specific Plan Margarita Area Specific Plan Section Standard/Guideline Response Building Design Standard 2.6.5G: Site and Building Design Building facades visible from streets shall vary in modules of 66 feet or less. Long continuous walls shall have columns or pilasters. Building façade modules do not exceed 30 feet. Trellises supported by posts are include on all buildings. Standard 2.6.5H: Site and Building Design Each entry will be clearly defined by architectural form, such as a change in wall alignment or roof overhang, and have one or more pedestrian walkways. Secondary building entries are not required to be as well articulated. Consistent with this standard, main entries to buildings are identified by towers. Tower entries are connected to parking lot areas by pedestrian walkways leading to doors. Standard 2.6.5I: Site and Building Design Highly reflective building materials are not allowed. The materials palette complies in that main building stucco surfaces are darker, more subdued colors and metal roofing is proposed in a dark bronze. Standard 2.6.8: Building Form Options Equipment on top of buildings shall be located or screened with integral architectural elements so that it will not be visible from adjacent streets or dwelling in the Margarita Area. Building elevations show the structural floor and ceiling heights by dashed lines. See plan details for mechanical equipment screening. Prado Road Business Park 0136-04-CO19 Consistency Matrix San Luis Obispo Community Design Guidelines Ch 3 – Commercial and Industrial Project Design Design Guidelines Section Standard/Guideline Response General Architectural Design Guidelines Guideline 3.1.A.2: Overall design objectives for commercial projects. Avoid “boxy” structures with large, flat wall planes by articulating building forms and elevations to create interesting rooflines, building shapes, and patterns of shade and shadow. Proposed buildings feature articulated wall planes using projections and recesses, varied rooflines, and awning elements. Guideline 3.1.B.2: Neighborhood Compatibility Contribute to neighborhood compatibility including factors such as: appropriate design theme; proportional building scale/size; appropriate setbacks and massing; and appropriate colors, textures, and materials. The project site is located across an arterial street with landscaped medians from residential uses. The height, massing, and setbacks of the buildings comply with BP standards and design guidance; and the architectural design, including colors and materials, are cohesive, which creates complementary development and neighborhood compatibility. Guideline 3.1.B.3: Design Consistency Designs should demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building. All elevations feature a consistent application of colors, materials, and detailing. Guideline 3.1.B.4: Form and Mass Horizontal and vertical wall articulation should be expressed. Proposed buildings exhibit a balance of vertical and horizontal wall plane variation, and include recessed entries, and recessed windows with metal panels as features that further articulate the buildings. Guideline 3.1.B.5.C: Rooflines When flat roofs are used, there should be a continuous screening parapet topped with coping, or a cornice. The project features a continuous parapet with consistent application of coping and cornices. Tower elements incorporate hip forms. Prado Road Business Park 0136-04-CO19 Consistency Matrix San Luis Obispo Community Design Guidelines Ch 3 – Commercial and Industrial Project Design Design Guidelines Section Standard/Guideline Response General Architectural Design Guidelines Guideline 3.1.B.7 Parapets Parapet detailing should be consistent with façade and should not appear as unrelated items. Coping and cornices complement wall planes creating a cohesive architectural style. Guideline 3.1.B.8.a-b: Entries a. Each entry should be protected from the elements and should create an architectural focal point for the building. b. Wall recesses, roof overhangs, canopies, arches, columns, signs, and similar architectural features should be integral elements a. Building entries feature awnings to protect visitors from elements while creating a focal point. b. The proposed buildings incorporate recesses, roof overhangs, and similar architectural elements as integral entry design details. Guideline 3.1.B.10 Building Materials Building materials shall be carefully chosen to enhance the consistency of the architectural theme and design. The proposed project features authentic materials, such as smooth finish stucco, metal siding and metal panels. Guideline 3.1.B.12.a-c Colors Muted tones for structure’s base color is recommended. Accent colors should complement the base color and transitions between base and accent colors should relate to changes in materials or surface planes. As shown on the proposed project’s colors and materials board, base colors include variations of grays, warm hues, dark browns and greens, with dark gray accents. Changes in colors occur logically where wall planes vary. Prado Road Business Park 0136-04-CO19 Consistency Matrix San Luis Obispo Community Design Guidelines Ch 3 – Commercial and Industrial Project Design Design Guidelines Section Standard/Guideline Response General Architectural Design Guidelines Guideline 3.1.B.13 Signs Every structure should be designated with specific consideration for adequate signing, including provisions for sign placement, sign scale, and readability. Signs should be consistent with façade details. A project identification sign is planned at the street intersection. Sufficient area exists between second-story windows and roof parapets to provide tenant signs. A sign program will be developed to address placement, scale and readability. Packet Page 75 0136-04-CO19SEPTEMBER 17, 2019 Resolution 10124 (2009 Series)Vesting Tentative Map Conditions of Approval Applicability Matrix301 Prado Road9/17/2019Condition / Mitigation Measure Topic Condition SpecificsRelevance to Proposed ProjectMM 1Aesthetics MitigationReduction of Light and Glare1. The applicant shall submit an exterior lighting plan ensuring that lighting associated with the project shall not spill over the property lines and that light trespass shall be reduced by shielding lights and recessing light sources within fixtures . The lighting plan shall propose specific measures to limit the amount of light trespass associated with development within the project area including shielding and/or directional lighting methods to ensure that spillover light does not exceed one foot-candle at adjacent property lines and submit photometrics to substantiate this standard is met. The lighting plan shall be to the review and approval of the Architectural Review Commission.Monitoring Program :The ARC will review development plans for the project . City staff, including Planning and otherdepartments, will review plans to assure that all of the ARC's requirements related to lighting are compliant with the MASP provisions and have been incorporated into working drawings . City building inspectors will be responsible for assuring that all lighting is installed pursuant to the approved lighting plan.This mitigation measure is still applicable and seems appropriate to the project at hand. Photometrics for site lighting are included with the current ARC package. Current Title 24 requirements speak to dark sky compliance. Project elects to meet current (2018) building code requirements.MM 2Air Quality Mitigation - Operational Phase MitigationIn order to mitigate air quality impacts associated with this project the applicant mustimplement the following measures:a. Mitigation Measures AIR 1 .1, 1 .2, 1 .3, and AIR 2 .1 from the MASP/AASP EIR.b. Provide on-site bicycle parking. One bicycle parking space for every 10 car parkingspaces is considered appropriate .c. Provide on-site eating, refrigeration, and food vending facilities to reduce employeelunchtime trips .d. Provide preferential carpool and vanpool parking spaces .e. Provide shower and locker facilities to encourage employees to bike and/or walk towork, typically one shower and three lockers for every 25 employees .f. Increase the building energy efficiency rating by 10% above what is required by Title 24requirements . This can be accomplished in a number of ways (increasing attic, wall, orfloor insulation, installing double-pane windows, using efficient interior lighting, etc .).g. Implement all feasible Discretionary and Greenhouse Gas Mitigation Measures (but noless than 10) provided in the letter from APCD dated February, 2008 .Monitoring Program :The applicant is required to implement all of the APCD's Standard Mitigation Measures and atleast 10 Discretionary and Green House Gas Mitigation Measures to the approval of theCommunity Development Department and the APCD . No construction work may commencebefore said mitigation has been approved by the City and APCD .Mostly still relevant. The developer will investigate the applicability of the building codes (and these modifications to them) applicable to the date of the improvements and will indicate with construction document submittal whether the project will conform with these requirements or the current code requirements (as provided for with Vesting approvals as part of the subdivision map act)./gpppjMM 3Biological Resources Mitigation3 . Implement the following Mitigation Measures from the MASP/AASP EIR :a. BIO 1 .1, conduct surveys to determine presence of wetlands and/or sensitive specie s(already completed) ;b. BIO 6 .1, minimize impacts to wetland habitat and prepare and implement a wetlandhabitat mitigation plan, to the satisfaction of the Natural Resources Manager, Californi aDepartment of Fish and Game, and U .S. Army Corps of Engineers;c. BIO 9.1, mitigate for impacts to sensitive plant species (Congdon tarplant) to th esatisfaction of the Natural Resources Manager ;d. BIO 12.1, conduct preconstruction surveys to determine presence of burrowing owl ,and, if found, prepare and implement a protection and mitigation plan to the satisfactionof the California Department of Fish and Game ;e. BIO 13.1, provide training for construction personnel to recognize and protec tCalifornia red-legged frogs ; andf. BIO 17.1, provide training for construction personnel to recognize and protec tsouthwestern pond turtle .To accomplish the above, a City-approved biological monitor shall be retained by the projec tsponsors to oversee implementation of the described mitigations and other protective measures .Monitoring Program :Prior to the onset of construction, the wetland habitat mitigation plan, mitigation for the Congdo ntarplant, surveys for the burrowing owl, and training for construction personnel shall b ecompleted or in progress to the satisfaction of the Natural Resources Manager .Still applicable.MM 4Cultural Resources MitigationIf excavations encounter significant paleontological resources, archaeological resources, o rcultural materials, then construction activities which may affect them shall cease until th eextent of the resource is determined and appropriate protective measures are approved b ythe Community Development Director . The Community Development Director shall benotified of the extent and location of discovered materials so that they may be recorded by aqualified archaeologist . If pre-historic Native American artifacts are encountered, a Nativ eAmerican monitor should be called in to work with the archaeologist to document an dremove the items . Disposition of artifacts shall comply with state and federal laws .Monitoring Program :Requirements for cultural resource mitigation shall be clearly noted on all plans for projec tgrading and construction.Still applicable.MM 5 Geology and Soils MitigationThe applicant shall incorporate the recommendations included in the Soils Engineerin gReport for Parcel 12 Prado Road prepared by GeoSolutions Inc . into final project plans an dspecifications .Monitoring Program :The applicant is responsible for incorporating the recommendations presented in the Soil sEngineering Report prepared by GeoSolutions into the project plans and specifications to theapproval of the Community Development Department. No site preparation or construction workmay commence before project plans have been approved by the City .Requirement still seems relevant and will be adhered to prior to and during construction. Soils Engineering Report update has been prepared by Geosolutions for this project.MM 6Preparation and Implementation of a "Construction-Related Hazardous Materials Management Plan"As stipulated in the MASP/AASP EIR, the applicant shall prepare a plan identifying, when they are known, site/development-specific construction activities that will involve the hazardous materials. The plan shall be prepared before construction activities begin that involve hazardous materials and shall discuss proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. The plan will also outline a specific protocol to identify health risks associated with the presence of chemical compounds in the soil and/or groundwater and identify specific protective measures to be followed by the workers entering the work area. If the presence of hazardous materials is suspected or encountered during construction-related activities, the project applicant will cause Mitigation Measure HAZ-1.2 to be activated. Mitigation Measure HAZ-1.2 states:"The project proponent will complete a Phase I environmental site assessment for each proposed public facility (e.g. streets and buried infrastructure). If Phase I site assessments indicate a potential for soil and/or groundwater contamination withinor adjacent to the road or utility alignments, a Phase II site assessment will be completed. The following Phase II environmental site assessments will be prepared specific to soil and/or groundwater contamination.Ă͘^ŽŝůŽŶƚĂŵŝŶĂƚŝŽŶ͘&ŽƌƐŽŝůĐŽŶƚĂŵŝŶĂƚŝŽŶ͕ƚŚĞWŚĂƐĞ//ƐŝƚĞĂƐƐĞƐƐŵĞŶƚǁŝůůŝŶĐůƵĚĞƐŽŝůƐĂŵƉůŝŶŐand analysis for anticipated contaminating substances. If soilcontamination is exposed during construction, the San Luis Obispo Fire Department (SLOFD) will be notified and a work plan to characterize and possibly remove contaminated soil will be prepared, submitted, and approved.ď͘'ƌŽƵŶĚǁĂƚĞƌŽŶƚĂŵŝŶĂƚŝŽŶ͘&ŽƌŐƌŽƵŶĚǁĂƚĞƌĐŽŶƚĂŵŝŶĂƚŝŽŶ͕ƚŚĞWŚĂƐĞ//ĂƐƐĞƐƐŵĞŶƚŵĂǇŝŶĐůƵĚĞmonitoring well installation, groundwater sampling, and analysis for anticipated contaminating substances. If groundwater contaminated by potentially hazardous materials is expected to be extracted during dewatering, the SLOFD and the Central Coast RWQCB will be notified. A contingency plan to dispose of contaminated groundwater will be developed in agreement with the SLOFD and Central Coast RWQCB.Still applicable.MM 7Preparation and Implementation of an "Operations-Related Hazardous Materials Management Plan"ϳ͘ƐƐƚŝƉƵůĂƚĞĚŝŶƚŚĞD^W/^W/Z͕ƚŚĞĂƉƉůŝĐĂŶƚƐŚĂůůƉƌĞƉĂƌĞĂƉůĂŶŝĚĞŶƚŝĨǇŝŶŐŚĂǌĂƌĚŽƵƐmaterials management practices as might be required by state and local laws and regulations regarding delivery, use, manufacture, and storage of any such regulated materials might be present on site for any operations-related activities. This plan would identify the proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. By the filing of said Plan, the City Fire Department will be on notice to provide regular and routine fire and life-safety inspections to determine compliance with applicable health and safety codes.Monitoring Program:The "Operations-Related Hazardous Materials Management Plan" will be required to be submitted by a project applicant to the City Community Development Department and City Fire Department for review prior to the establishment of any operations-related activities.Still applicable.MM 8 According to the APCD the project site is a candidate area for NOA, which has been identified as a toxic air contaminant by the ARB. The project applicant is responsible for conducting a geologic evaluation of the area that will be disturbed to determine if NOA is present. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. IfNOA is not present, an exemption request must be filed with the APCD.Monitoring Program:The geologic evaluation will be required to be submitted by a project proponent to the City Community Development Department and APCD for review prior to any grading activities. If NOA is found at the site, the Asbestos ATCM shall include an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program subject to the approval of the APCD.Still applicable.MM 9ϵ͘ƐƉĂƌƚŽĨƉƵďůŝĐŝŶĨƌĂƐƚƌƵĐƚƵƌĞŝŵƉƌŽǀĞŵĞŶƚƐĨŽƌƚŚĞƐƵďĚŝǀŝƐŝŽŶŵĂƉ͕ƚŚĞĂƉƉůŝĐĂŶƚƐŚĂůů͗Ă͘DŽĚŝĨǇƚŚĞŝŶƚĞƌƐĞĐƚŝŽŶŽĨWƌĂĚŽZŽĂĚͬ,ŝŐƵĞƌĂ^ƚƌĞĞƚŝŶŽƌĚĞƌƚŽůĞŶŐƚŚĞŶƚŚĞǁĞƐƚďŽƵŶĚůĞĨƚͲƚƵŵlane on Prado Road to a minimum of 200' of storage length.ď͘/ŶƐƚĂůůĐŽƵŶƚĚŽǁŶƉĞĚĞƐƚƌŝĂŶƐŝŐŶĂůŚĞĂĚƐĨŽƌƚŚĞƚǁŽ^ŽƵƚŚ,ŝŐƵĞƌĂ^ƚƌĞĞƚĐƌŽƐƐŝŶŐƐ͘Đ͘DŽĚŝĨǇƚŚĞĞĂƐƚďŽƵŶĚĂŶĚǁĞƐƚďŽƵŶĚĂƉƉƌŽĂĐŚĞƐŽĨWƌĂĚŽZŽĂĚƚŽŝŶĐůƵĚĞƉƌŽƚĞĐƚĞĚͬƉĞƌŵŝƐƐŝǀĞleft-tum signal phasing.Ě͘dŚĞŝŵƉƌŽǀĞŵĞŶƚƐƐŚĂůůŝŶĐůƵĚĞŵŝƐĐĞůůĂŶĞŽƵƐƐŝŐŶŝŶŐĂŶĚƐƚƌŝƉŝŶŐŵŽĚŝĨŝĐĂƚŝŽŶƐĂŶĚƉŽƚĞŶƚŝĂůinstallation/modification of traffic signal detection equipment for the approaches of Prado Road.Monitoring Program:Compliance with the required mitigation measures shall be reflected on the plans for project grading and construction and shall be completed to the satisfaction of the Public Works Director prior to City issuance of a certificate of occupancy for the project.Somewhat applicable. Please see the enclosed letter provided by the Traffic Engineer for the project providing further discussion on these requirements.Resolution 10124 (2009 Series)Vesting Tentative Map Conditions of Approval Applicability Matrix301 Prado Road9/17/2019Condition / Mitigation Measure Topic Condition SpecificsRelevance to Proposed ProjectMM 10An adjustment to the MASP shall be processed along with the tentative subdivision map for the project. A condition of approval shall preserve the potential for the extension of the collector road to the south through the full dedication of the needed right-of-way. The condition shall also require that a covenant agreement be executed to call for the future development of the extended roadway if determined to be desired in the future.The required adjustment to the MASP will be reviewed by the Planning Commission with their consideration of the tentative tract map and either approved or denied by the City Council with their final action on the tract map. Community Development and Public Works staffs would insure that a condition of approval attached to the tract map included a requirement for the full dedication of the needed right-of-way. The required covenant agreement would be executed along with the review of the final tract map and improvement plans.Condition still applicable.MM 11In order for MASP/AASP EIR Mitigation Measure T-2.1 adopted with the certification of the MASP/AASP EIR in conjunction with the approval of the AASP in August, 2005 (Ref. City Council Resolution No. 9726, 2005 Series) to be brought forward to this site-specific project stage, a transportation demand management program that demonstrates reduction of peak period travel by single-occupant v.ehicles shall be required of any employer within the subdivision with 25 or more employees. Said program shall incorporate all reasonably feasible measures or techniques, including those listed in the MASP/AASP EIR/General Plan Circulation, that encourage alternate modes other than single-occupant vehicles as the primary mode of transportation to the workplace and to travel during non-peak times.Monitoring Program:Each business owner, upon employment of 25 or more employees, shall immediately prepare and submit, obtain approval from the City Public Works Director and implement the provisions of a Traffic Reduction Plan which demonstrates reduction of peak period travel consistent with requirements of the City General Plan Circulation Element Policies and Programs. City Staff shall periodically inspect the business to observe and assure that reduction techniques approved by the City are in place and adhered to by the business. Staff shall take any corrective or enforcement actions authorized by law to achieve compliance.City to provide update on applicability of condition since recent work has been done to the Margarita Area.Conditions1Condominium PlanPrior to final map approval, the condominium plan for the project shall be submitted for review to ensure compliance with City standards, subject to the approval of the Public Works and Community Development Directors.Still applicable to this project. No additional conditions necessary.2IndemnificationPursuant to Government Code Section 66474 .9(b), the subdivider 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, se taside, void, or annul, the approval by the City of this subdivision, and all actions relatin gthereto, including but not limited to environmental review .Still applicable to this project. No additional conditions necessary.3CC&Rs Subdivider shall prepare conditions, covenants, and restrictions (CC&Rs) to be approved by the Community Development Director and City Attorney prior to final map approval. CC&Rs shall contain the following provisions:a. Creation of a property owners' association to enforce the CC&Rs and provide for professional, perpetual maintenance of all common areas including private driveways, drainage, on-site sewer facilities, parking lot areas, walls and fences, lighting, and landscaping.b. Grant to the City the right to maintain common areas if the property owners' association fails to perform, and to assess the property owners' association for expenses incurred, and the right of the City to inspect the site at mutually-agreed times to assure conditions of CC&Rs and final map are being metStill applicable to this project. No additional conditions necessary.4EasementsThe subdivider shall dedicate a 15' wide public utility easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lot.COMPLETED. 15' Public Utility Easements have been offered and accepted per document #: 2014-030185 and Tract 30115EasementsThe subdivider shall dedicate a 1O' wide street tree easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lotCOMPLETED. 10' Wide Street Tree Easements have been offered and aceepted per document #: 2014-030185 and Tract 30116EasementsAccess rights shall be dedicated to the City along Prado Road and the collector road except at approved driveway locations as shown on the tentative mapCOMPLETED. Offers of dedication for Prado Road and the Collector road have been offered and aceepted per document #: 2014-030185 and Tract 30117Unocal EasementDevelopment of the affected lots shall comply with all provisions of the August 11, 2006, Covenant and Environmental Restriction on Property between Union Oil Company of California and the Regional Water Quality Control Board unless otherwise amended or exemptedStill applicable to this project. No additional conditions necessary.8Phased Map not indicatedA phased final map is not proposed as part of the tentative map approval. Construction phasing is proposed and is defined by a Phase 1 consisting of Buildings A and B constructed on Lots 1 and 2 respectively. No additional construction phasing has been proposed or endorsed through this process beyond Phase 1. Therefore, Phase 2 is defined in these conditions as construction of any buildings, along with their associated improvements, except for Buildings A and B. Phase 3 is defined as construction of the collector road and pertinent utilities beyond the Phase 2 limit of development. The scope of work for Phase 3 is dependent upon the outcome of environmental review for the Collector Road extension.Still applicable to this project. No additional conditions necessary.9Phase 1 ImprovementsThe temporary Phase 1 improvements shall be removed or altered in conjunction with the Phase 2 improvements. The temporary improvements include both public and private improvements. Temporary improvements located within the public right-of-way shall be covered by an encroachment permit, temporary encroachment agreement, and covenant to install final improvements. The required agreement and covenant shall be recorded against the propertyStill applicable to this project. No additional conditions necessary. See plans for clarification.10Phased ARC PlansThe architectural site plans submitted for final review by the ARC shall be revised to clarify the proposed construction phasing consistent with the tentative map and project conditions of approvalARC approval expired and is being sought. ARC approval shall indicate construction phasing.11Phased Landscaping PlansThe plan submittal for final review by the ARC shall be revised to include the appropriately-phased landscape plans. The landscape plans shall agree with the architectural site plans and civil plans approved with the tentative map. The landscape plans shall honor any temporary improvements that are proposed to be removed or reconstructed with the build-out of the subdivision, construction of Prado Road improvements, and the Collector Road in accordance with the tentative map, specific plan, and approvals of the Western Enclave Subdivisions. The street trees shown on the landscape plans for the Collector Road shall be revised to meet City Standard Drawing 8010 for planting within a sidewalk (Zone 1)ARC approval expired and is being sought. ARC approval shall indicate landscape phasing.12Prado Road PIPs and ConformanceThe public improvement plans for this subdivision shall consider the proposed or required phasing to be completed by the combined development known as Margarita Area Specific Plan western enclave (VTTM 2353, VTTM 2428 and VTTM 2342). The public improvement plans for each subdivision shall include any permanent or temporary offsite improvements as considered necessary by the Director of Public Works to provide a reasonable transition between the subdivisions in the case that one project is developed before another. The scope of required improvements shall be approved to the satisfaction of the Public Works DirectorMargarita Area Specific Plan western enclave has been constructed. This project will conform with the constructed works and will construct public improvements along Prado Road as indicated on the approved VTM.13Prado Road ExtensionThe Prado Road Extension (PRE) plans and detention basin plans have not been approved. The pertinent plans affecting each phase of construction shall be approved or partially approved to the satisfaction of the Public Works Director prior to approval of the public improvement plans or map recordation. All plan review fees and pertinent inspection fees shall be paid for the review of the PRE and detention basin plansCOMPLETED. The Prado Road Extension and detension basin have been approved and constructed. Condition is no longer applicable.14The Phase 1 grading and drainage improvements shall be shown on the phased public improvement plans. The improvements shall be in accordance with the project drainage report and may include but are not limited to water quality treatment, detention, sizing of temporary drainage structures, and erosion protection. The ultimate detention basin shall be completed prior to or in conjunction with the Phase 2 subdivision improvementsCOMPLETED. The basin has been fully constructed. Project improvements (both Phase 1 and Phase 2) will comply with drainage requirements (treatment, detention, etc.) that were in existence at time of approval of VTM.15Phased ImprovementsAll Prado Road and collector road improvements shall be constructed as follows:a. Phase 1 Prado: PRE improvements along the subdivision frontage including ½ street (two 12-foot travel lanes and 6-foot bike lane), curb, gutter, 6-foot-wide parkway, and 6-foot-wide detached sidewalk. If Tract 2342 road improvements are under construction, Phase 1 improvements shall include the median.b. Phase 2 Prado: PRE improvements along the subdivision frontage including ½ street plus 26 feet. If Tract 2342 improvements have not commenced, the northerly edge treatments shall be approved to the satisfaction of the Public Works Directorc. Phase 1 Collector: Complete paving on Prado Road to beginning of curb return on the Collector Roadd. Phase 2 Collector: Complete ½ street including curb, gutter, and an 8-foot sidewalk with tree wells and gratese. Phase 3 Collector: Complete½ street plus 12 feet (two 12-foot travel lanes, two 5-foot bike lanes and an 8-foot integral sidewalk). Depending upon the final disposition of the Collector Road extension, the improvements shall extend to the southerly tract boundary or shall be terminated in a cul-de-sac or knuckle to the approval of the Public Works DirectorThe project shall develop a Class 1 bicycle/pedestrian pathway connection to the south should the adjacent collector roadway (that includes bike lanes and sidewalks) not extend south of the project. The location shall be approved by the Public Works Director. The multi-use path should be 12 feet in width as called for in the Specific Plan, however the Natural Resources Manager and Public Works Director may approve an alternate width in locations where environmental conditions or right-of-way limitations warrant a narrower path.a. This project will complete Prado Road to include curb, gutter, 6-foot parkway and detached sidewalk as part of Phase 1 improvements. Improvements will be in accordance with the exhibit included as part of the ARC approval currently being sought. Phase 1 improvements include a temporary driveway into Prado Road allowing for right-turn only movements into and out of the proposed project.b. Phase 2 Prado improvements will remove the temporary driveway installed as part of Phase 1.c. COMPLETED. Prado Road has been paved to the BCR on the collector road.d. Phase 2 Collector shall be in conformance with the VTM.e. Dependent on further discussion with the City after approval of the ARC package.16Surety Bond for Phase 3 improvementsPrior to map recordation, a subdivision agreement and a surety shall be required to guarantee completion of all the required subdivision improvements, including completion of Phase 3 improvements to the subdivision boundary (extending the collector road south, extending the sewer main, and extending the Class 1 bikeway). The surety shall include an estimate of the cost to design Phase 3 improvements and prepare any environmental documents or amendments to the existing documents related to subdivision improvements beyond those shown on the tentative mapCity shall remove the requirement for the extension of the Class 1 bikeway.17SewerThe proposed temporary private sewer lift station(s) serving this development shall be removed and connections made to the permanent sewer main located in the collector road upon the completion of the main and the availability of the main extension to the Tank Farm Road lift station. The on-site laterals and/or private mains shall be designed to connect to the ultimate main location unless temporary on-site facilities are otherwise approved by the CityUpdated plans and recent construction mitigate need for the proposed lift station. This condition shall be removed.Resolution 10124 (2009 Series)Vesting Tentative Map Conditions of Approval Applicability Matrix301 Prado Road9/17/2019Condition / Mitigation Measure Topic Condition SpecificsRelevance to Proposed Project18Flood PlainThe final design of the proposed fill and construction of the stormwater detention basin shall take into consideration the effects on the 100-year floodplain. The final drainage report shall establish and confirm the base flood elevation by processing a CLOMR or CLOMR-F with FEMA prior to approval of any plans for ground-disturbing activities that could adversely affect the floodplain. The analysis required for the CLOMR/CLOMR-F shall show that the proposed finish floors of the structures are at least one foot above the 100-year flood elevations and that the proposed grading does not significantly reduce the amount of floodplain storage per the WWMP-DDM. Once construction is complete, but prior to final occupancy, the subdivider/developer shall finalize the CLOMR with a final Letter of Map Change (LOMC) through FEMA. A final LOMR shall be processed at the completion of each phase of grading if phased grading is proposedCOMPLETED. A CLOMR has been completed that has revised the 100-year flood plain to be within the basin and the southerly portion of the site (contained within a parking area). As no buildings are proposed within this 100-year flood plain, no further work should be required.19Miscellaneous RequirementsPublic improvement plans shall be submitted to the Public Works Department for review and approval. The plans shall be approved prior to map recordation and prior to building permit issuance. Public improvement plans and specifications shall comply with the City Engineering Standards and Standard Specifications in effect at the time of submittal of the improvement plans. The current standards are dated January 2009Still applicable to this project. No additional conditions necessary.20Miscellaneous RequirementsSeparate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot/parcel to the satisfaction of the Public Works Director and serving utility companies. A private sewer main may be proposed to the satisfaction of the Building Official, Utilities Engineer, and Public Works DirectorStill applicable to this project. No additional conditions necessary.21Miscellaneous RequirementsAll final grades and alignments of all public water, recycled water, sewer, and storm drains (including service laterals and meters) are subject to modifications to the satisfaction of the Public Works Director and Utilities DirectorStill applicable to this project. No additional conditions necessary.22Miscellaneous RequirementsThe subdivider shall install street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires per City standards along the subdivision frontage. Off-site street lighting improvements, alterations, or upgrades may be required along roadways leading to and from the proposed development to complete the necessary public improvementsStill applicable to this project. No additional conditions necessary.23Miscellaneous RequirementsIf off-site dedication of property for public right-of-way purposes is necessary to facilitate the construction of utility and road improvements or for a proposed extension of the sewer main to the Tank Farm lift station, the subdivider shall exhaust all avenues available to acquire said public right-of-way dedication. In the event the subdivider is unable to acquire said property, the City Council will lend the subdivider its powers of condemnation to acquire the off-site right-of-way dedication, including any necessary construction, slope, and drainage easementsThis conditon is arbitrary and should be removed as part of the current project approvals. It is stated simply in condition number 24.24Miscellaneous RequirementsPhase 2 improvements will require off-site right-of-way acquisition. The subdivision agreement shall include a provision requiring the subdivider to pay for all costs incurred by the City to acquire off-site right-of-way, including, but not limited to, all costs associated with condemnation through the condemnation process, if the subdivider has exhausted all reasonable efforts to acquire interest to the subject property. If condemnation proceedings are required, the Subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired:a. Property legal description and sketch, stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of Californiab. Preliminary title report including chain of title and litigation guaranteec. Appraisal of the property by a City-approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do sod. Copies of all written correspondence with off-site property owners including purchase summary of formal offers and counter offers to purchase at the appraised pricee. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followedStill applicable to this project. 25Miscellaneous RequirementsThe site is within the City's Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. The irrigation system for Phase I and Phase 2 shall be designed per recycled water standards and operated as described in the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted for review during the City's building permit process for Phase 1 and Phase 2. The applicant can contact the City's Utility Projects Manager at 781-7239 for more information.Still applicable to this project. No additional conditions necessary.26Miscellaneous RequirementsPrior to the issuance of a building permit, the applicant shall receive approval from San Luis Garbage Company and the Conservation Manager (781-7258), in writing, for the final size and location of the solid waste enclosure areasStill applicable to this project. No additional conditions necessary.27Miscellaneous RequirementsAll waterlines and fire services onsite shall be private ownership. Individual water meters are required for each individually-owned commercial space. Meters shall be located per City standard in the sidewalk frontage along street right-of-way. For Buildings F and G, the Utilities Department will allow a master meter for each building to be located in the sidewalk along street frontage. Individual private submeters shall be installed for each individually- owned commercial space to allow appropriate apportionment of the water and sewer bills to each owner. A property owner's association will need to be established to maintain onsite private utilities, read meters, and apportion the water and sewer billsStill applicable to this project. No additional conditions necessary.28Miscellaneous RequirementsIf not already recorded, the applicant shall obtain approval from the County of San Luis Obispo for an avigation easement covering the subject propertyCOMPLETED as part of Tract 3011.Code Requirements1Future airspace ownership boundaries for the project shall comply with all applicable exiting provisions of the Building Code. Access to two complying exits must be maintained for all occupants on the second floor. Occupants shall not be allowed to access a required exit by transiting a space under different ownership. Condominium map shall show a dedicated space to provide common exit access for all individually-owned spacesStill applicable to this project. No additional conditions necessary.2All boundary monuments, lot comers and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer floppy disk, containing the appropriate data compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the City EngineerStill applicable to this project. No additional conditions necessary.3The parcel map/final map preparation and monumentation shall be in accordance with the City's Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units in accordance with the current City Engineering Standards. All record data shall be entered on the map in the record units; metric translations should be in parenthesis if applicableStill applicable to this project. No additional conditions necessary.4The final map shall include any required public or private easements as required for the proposed development of the tract. Easements may include, but are not limited to, grading, drainage, water, sewer, storm drainage, access, vehicle tum-around, and utilities. Any CC&Rs, maintenance agreements or common driveway agreements shall be completed and recorded concurrent with final map approvalStill applicable to this project. No additional conditions necessary.5Any proposed on-site sewer main will be privately owned and maintained by the Property Owner's Association. The common landscape irrigation meter, irrigation system piping and appurtenances, and landscaping served by the common irrigation system shall be owned and maintained by the Property Owner's AssociationStill applicable to this project. No additional conditions necessary.6Notice of requirements shall be recorded concurrent with the final map for any impending road and/or utility improvements related to the extension of the collector road and/or sewer main within the subdivision boundaryStill applicable to this project. No additional conditions necessary.7Applicant is advised that Section 16.20.110 (Reimbursement) of the San Luis Obispo Municipal Code may be applicable to this projectStill applicable to this project. No additional conditions necessary.PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A3ENTITLEMENTPACKAGECONDITIONS MATRIXPacket Page 76 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A ENTITLEMENTPACKAGEO ERALL ARC ITECTURAL SITE PLAN1 142 140 0 40 20 120 0 160 0 40 240 SCALES 1 0 - 0 (12”X18” SHEET) 1 40 -0 (24”X36” SHEET) ORT Packet Page 77 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A ENTITLEMENTPACKAGEENLARGED ARC ITECTURAL SITE PLAN0 60 30 1 90 0 120 60 30 1 0 SCALES 1 60 - 0 (12”X18” SHEET) 1 30 -0 (24”X36” SHEET) ORT Packet Page 78 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A ENTITLEMENTPACKAGEENLARGED ARC ITECTURAL SITE PLAN0 60 30 1 90 0 120 60 30 1 0 SCALES 1 60 - 0 (12”X18” SHEET) 1 30 -0 (24”X36” SHEET) ORT Packet Page 79 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A ENTITLEMENTPACKAGESITE SECTIONSSITE SECTION 1SITE SECTION 2P P P P 0 0 40 20 120 0 160 0 40 240 SCALES 1 0 - 0 (12”X18” SHEET) 1 40 -0 (24”X36” SHEET)Packet Page 80 0136-04-CO19SEPTEMBER 17, 2019 PROFILE21" - 26"39"6"4.25"1"30"Spacing 7' Center to Centerfor multiple In-line Racks20" toFace of CurbSQUARE BASE PLATE18"ASECTION A-A45°GENERAL NOTES:A. Entire rack and base plate assembly shall be industrial high gloss powder-coated. Color: Dark Forest Green in Downtown area(match City Standard), black elsewhere.B. Manufactured unit may be used in lieu of fabricated rack, Viper 100 or South Bay Foundry DBL300-2239.C. Alternate rack style may be approved by the City Engineer. Peak Racks are an approved rack style (see Community DesignGuidelines for further information.)D. Side by side racks shall have a minimum spacing of 3' between racks. Refer to the Community Design Guidelines for additionalinformation regarding placement and spacing.E. When inverted "U" racks are orientated parallel to a wall, there shall be a 24" minimum clearance to the wall. When orientatedperpendicular to a wall, there shall be a minumum of 36" between the wall face and the center of rack.ACenter of Pipe endsin Base Plate14" Thick Plate1" Ø Hole, typ.18"R = 4"2" White Reflective Tapewrapped around Pipe, typ. of 32" Ø Steel Pipe,116" Thick, min.Base Plate,18" Thick, typ.38" Ø Tamper Resistant Anchor,238" long, typ. (4) each PlatePRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A ENTITLEMENTPACKAGESITE DETAILSBICYCLE RACK CITY STANDARDTRAS ENCLOSURE CITY STANDARD21T E E C OS RE ES ET S C O M P T T E PP C B E ST R S E ECT T T E T ME O T E B PERM T PP C T O O E E C OS RE B E M O E TO CCOMMO TE REE STE Packet Page 81 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A ENTITLEMENTPACKAGEGROUND LOOR PLANUPUPUPUPSHELL SPACEFIRE RISER ROOMSHELL SPACEELEV. EQUP.ELEV.OPEN ABOVEOPEN ABOVEOPEN ABOVE53' - 4"23' - 4"56' - 8"133' - 4"56' - 8"23' - 4"53' - 4"133' - 4" M M M O O E S O ER S S B E P R O -E COMP CE T M C P CO E SECT O 17 70 1 0 T E S O ER S S BE PRO E S P RT O T E B PERM T P S ORT 0 16 4 24 0 32 16 4 SCALES 1 16 1 - 0 (12”X18” SHEET) 1 1 -0 (24”X36” SHEET)Packet Page 82 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A10ENTITLEMENTPACKAGESECOND LOOR PLANUPUPUPUPOPEN TO BELOWSHELL SPACEELEV.OPEN TO BELOWOPEN TO BELOWSHELL SPACE53' - 4"23' - 4"56' - 8"133' - 4"56' - 8"23' - 4"53' - 4"133' - 4" ORT 0 16 4 24 0 32 16 4 SCALES 1 16 1 - 0 (12”X18” SHEET) 1 1 -0 (24”X36” SHEET)Packet Page 83 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A11ENTITLEMENTPACKAGEBUILDING ELE ATIONSLE T ELE ATIONSC E 1 1 -0 RONT ELE ATIONSC E 1 1 -0 RO E E SECO OORROO 14 -0 14 -0 P R PET32 -2 RO E E SECO OORROO 14 -0 19 - M T33 - - 41 -6 0 16 4 24 0 32 16 4 SCALES 1 16 1 - 0 (12”X18” SHEET) 1 1 -0 (24”X36” SHEET)Packet Page 84 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A12ENTITLEMENTPACKAGEBUILDING ELE ATIONSRIG T ELE ATIONSC E 1 1 -0 REAR ELE ATIONSC E 1 1 -0 RO E E SECO OORROO 14 -0 14 -0 P R PET32 -2 RO E E SECO OORROO 14 -0 19 - M T33 - - 41 -6 0 16 4 24 0 32 16 4 SCALES 1 16 1 - 0 (12”X18” SHEET) 1 1 -0 (24”X36” SHEET)Packet Page 85 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A13ENTITLEMENTPACKAGESITE ELE ATIONSPRADO ROAD ELE ATIONDA IS ROAD ELE ATION SOUT ENDDA IS ROAD ELE ATION NORT END0 32 16 4 0 64 32 16 96 SCALES 1 32 1 - 0 (12”X18” SHEET) 1 16 1 -0 (24”X36” SHEET)Packet Page 86 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A1 ENTITLEMENTPACKAGEC ARACTER PERSPECTI ECOURTYARD PERSPECTI EPacket Page 87 0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A1 ENTITLEMENTPACKAGEC ARACTER PERSPECTI ECOMPLEX ENTRY CORNER PERSPECTI EPacket Page 88 0136-04-CO19SEPTEMBER 17, 2019 COLOR AND MATERIALS PALETTE SC EME 1COLOR AND MATERIALS PALETTE SC EME 2PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A1 ENTITLEMENTPACKAGECOLORS AND MATERIALSC ARACTER SKETC 11122222222222222222 2 13 1 MCELROY METAL ST SE M S TE R 2 PLASTER A E -MORE S4262-1 ETT SB R R SMOOT ST CCO S DOOR INDO RAMES M M STORE RO T C E R M M S ALL MOUNTED IXTURE RB - MO E S- 11 BRO E S ALL MOUNTED IXTURE RB - MO E S- 11 BRO E S DOOR INDO RAMES M M STORE RO T C E R M M S 3 PLASTER B E -MOORE M 3 7- CO P S E R SMOOT ST CCO S PLASTER C E -MOORE M 764-3 ME OC O S SMOOT ST CCO S 33 213 1 MCELROY METAL ST SE M S TE R 3 PLASTER B E -MOORE M 69- RO STE O SMOOT ST CCO S PLASTER C E - M O O R E M 243-1 O E CRE M SMOOT ST CCO S METAL PANELS BS ERSM T - C SS C S ACCENTS E -MOORE M 1 - ETT EM 2 PLASTER A E - M O R E S4262-1 ETT SB R R SMOOT ST CCO S ACCENTS E -MOORE M 1 - ETT EM METAL PANELS B S E R S M T - C SS C S Packet Page 89 0136-04-CO19SEPTEMBER 17, 2019 'HVLJQHUBB'DWH6/24/20196FDOHNot to Scale'UDZLQJ1RPRADO-191016XPPDU\EXT. PHOTOMETRICSRI6FKHGXOH/DEHO 4XDQWLW\ 0DQXIDFWXUHU&DWDORJ1XPEHU/XPHQV3HU/DPS :DWWDJH13 U.S. ARCHITECTURALLIGHTINGDSAP25-VLED-II-120LED-350mA-NW108 129.423 U.S. ARCHITECTURALLIGHTINGDSAP25-VLED-IV-120LED-350mA--NW109 129.716 U.S. ARCHITECTURALLIGHTINGDSAP25-VLED-VSQ-120LED-350mA-NW113 129.3Current ViewPRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A17ENTITLEMENTPACKAGEPHOTOMETRIC STUDYPacket Page 90 APPRO ED GRADING DRAINAGE PLAN UTILITY PLAN ARE INCLUDED OR RE ERENCE ONLY IN ACCORDANCE ITH CITY ORDINANCES, AN APPRO ED ESTING TENTATI E MAP GUARANTEES THAT SUBSE UENT DE ELOPMENT O THE SUBDI IDED PROPERTY ILL BE SUB ECT TO THE SAME ORDINANCES, POLICIES, AND STANDARDS IN E ECT AT THE TIME THE TENTATI E MAP IS APPRO ED Packet Page 91 134.51 TC134.01 FL 135.12 TC134.62 FL134.93 TC134.26 TG134.30 FS 134.96 FS 136.40 FS 136.55 TC136.05 FL136.18 LG136.26 FS134.44 FS BUILDING A134.75' FFBUILDING B134.50' FFBUILDING B134.00' FFBUILDING B134.00' FFDESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Sep 13, 2019 - 1:37pmDrawing name: N:\2019\19101-Prado\Engineering\Condocs\Sheetfiles-Civil\Phase-2\19101-C101-GD-PRADO.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-3aDRAWN:SJSJNW/DLL19101SEPTEMBER 13, 2019PRADO BUSINESS PARKTENTATIVE TRACT 3011PHASE - 2 CONSTRUCTIONONSITE GRADING ANDDRAINAGEPHASE 1 - GRADING AND DRAINAGE( IN FEET )1 INCH = FT.20 404040800MODIFICATIONS FROM APPROVED VTM TO ALLOW CONFORMANCEWITH PREVIOUSLY CONSTRUCTED IMPROVEMENTS:1. RAISED SITE TO MEET PRADO ROAD GRADES2. LIMITS OF FLOOD ZONE REVISED TO REFLECT LOMA PREVIOUSLY FILEDPacket Page 92 134.51 TC134.01 FL135.12 TC134.62 FL134.93 TC134.26 TG134.30 FS134.96 FS136.40 FS136.55 TC136.05 FL136.18 LG136.26 FS134.44 FS(136.70 EP)(137.23 EP)137.03 TC136.53 FS136.80 LG137.17 TC136.67 FL137.03FS136.5 FS136.5 FL136.87FS136.5 FS136.5 FL137.64 TC137.14 FS136.8 FS136.3 FL136.7 RIM136.2 FG131.5 INV130.9 FL131.0 INV(131.9 EG)131.9 INV130.2 INVCONSTRUCTION CURBPER CITY DETAILKEEP EXISTINGSTORM DRAIN LINECONSTRUCT GRADEDSWALECONSTRUCT CONCRETESIDEWALK PER CITY DETAILCONSTRUCT SIDEWALK, CURB& GUTTER PER CITY DETAILSAWCUT 18" INTO COMPETENTASPHALT SECTIONCONSTRUCT ASPHALTPAVEMENT SECTIONSAWCUT 18" INTO COMPETENTASPHALT SECTIONCONSTRUCT SIDEWALK & CURBPER CITY DETAILCONSTRUCT CONCRETECURB PORK-CHOPCONSTRUCT GRADED SWALEMATCH EXISTINGMATCH EXISTINGMATCH EXISTINGMATCH EXISTINGPROVIDE SOLIDWHITE STRIPEPROVIDE DASHEDWHITE STRIPEPROVIDE STRAIGHTARROWPROVIDE RIGHTHAND TURN ARROWPROVIDE RIGHTHAND TURN ARROWPROVIDE STRAIGHTARROWPROVIDE RIGHTHAND TURN ARROWPROVIDE SOLIDWHITE STRIPEPROVIDE "CLEAR ZONE"STRIPING13.50'12.00'13.50' 12.00'10.99'14.41'16.00'16.00'DESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Sep 13, 2019 - 1:39pmDrawing name: N:\2019\19101-Prado\Engineering\Condocs\Sheetfiles-Civil\Phase-2\19101-C101-GD-PRADO.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-3a1DRAWN:SJSJNW/DLL19101SEPTEMBER 13, 2019PRADO BUSINESS PARKTENTATIVE TRACT 3011PHASE - 2 CONSTRUCTIONPRADO ROADPHASE 2 - PRADO ROAD GRADING SCHEME( IN FEET )1 INCH = FT.10 202020400PHASE 2 - PRADO ROAD STRIPING SCHEMEMODIFICATIONS FROM APPROVED VTM TO ALLOW CONFORMANCEWITH PREVIOUSLY CONSTRUCTED IMPROVEMENTS:1. ROADWAY DESIGN UPDATED TO REFLECT PRADO ROAD IMPROVEMENTSPacket Page 93 NG B 34.00 ILDING B = 133.00 BUILDING B134.00' FFCONSTRUCT SIDEWALK, CURB& GUTTER PER CITY DETAILCONSTRUCT ASPHALT ROADPER CITY DETAILCONSTRUCT CONCRETECURB PER CITY DETAILPROVIDE CENTERLINE STRIPECONSTRUCT SIDEWALK, CURB& GUTTER PER CITY DETAILCONSTRUCT ASPHALT ROADPER CITY DETAILCONSTRUCT CONCRETECURB PER CITY DETAILCONSTRUCT DRIVEWAYAPRON PER CITY DETAILCONSTRUCT SIDEWALK, CURB& GUTTER PER CITY DETAILCONSTRUCT ASPHALT ROADPER CITY DETAILCONSTRUCT CONCRETECURB PER CITY DETAILPROVIDE CENTERLINE STRIPECONSTRUCT SIDEWALK, CURB& GUTTER PER CITY DETAILCONSTRUCT ASPHALT ROADPER CITY DETAILCONSTRUCT CONCRETECURB PER CITY DETAILPROVIDE CENTERLINE STRIPECONSTRUCT DRIVEWAYAPRON PER CITY DETAILCONSTRUCT SIDEWALK & CURBPER CITY DETAILDESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Sep 13, 2019 - 1:42pmDrawing name: N:\2019\19101-Prado\Engineering\Condocs\Sheetfiles-Civil\Phase-2\19101-C101-GD-PRADO.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-3a2DRAWN:SJSJNW/DLL19101SEPTEMBER 13, 2019PRADO BUSINESS PARKTENTATIVE TRACT 3011PHASE - 2 CONSTRUCTIONCOLLECTOR ROADPHASE 2 - COLLECTOR ROADPHASE 2 - COLLECTOR ROAD( IN FEET )1 INCH = FT.10202020400MATCHLINE: SEE BELOWMATCHLINE: SEE ABOVEMODIFICATIONS FROM APPROVED VTM TO ALLOW CONFORMANCEWITH PREVIOUSLY CONSTRUCTED IMPROVEMENTS:1. ROADWAY DESIGN UPDATED TO REFLECT PRADO ROAD IMPROVEMENTS2. TAPER ADDED TO CONFORM TO ROUNDABOUT. CITY WILL NEED TO LEND DEVELOPERPOWER OF CONDEMNATION FOR THIS CONSTRUCTION (ALREADY APPROVED AS PARTOF CONDITIONS OF APPROVAL)3. PHASE 3 COLLECTOR ROAD IMPROVEMENTS NOT SHOWN (NO MODIFICATIONS FROMORIGINAL CONDITIONS OF APPROVAL)Packet Page 94 8" PVC SEWER @ 1.0%SSMH134.2 RIM126.0 INVSSMH133.3 RIM124.2 INVSSMH131.7 RIM123.8 INVSSMH131.6 RIM123.7 INV127.2 RIM119.2 INVSSCO126.8 INVSSCO126.8 INVSSCO128.2 INV8" SDR-35 PVC SEWER @ 1.0%12" SDR-35 PVC SEWER @ 0.35%12" SD R- 3 5 P V C S E W E R @ 0. 6 %BUILDING A134.75' FFBUILDING B134.50' FFBUILDING B134.00' FFBUILDING B134.00' FFSSCO127.0 INV126.9 INVSSCO127.7 INVSSCO129.8 INVSSCO129.2 INVSSCO124.8 INVSSCO130.1 INV129.0 INV(123.77 INV)DESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Sep 13, 2019 - 1:44pmDrawing name: N:\2019\19101-Prado\Engineering\Condocs\Sheetfiles-Civil\Phase-2\19101-C201-UT.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-4aDRAWN:SJSJNW/DLL19101SEPTEMBER 13, 2019PRADO BUSINESS PARKTENTATIVE TRACT 3011PHASE -2 CONSTRUCTIONSEWER PLAN( IN FEET )1 INCH = FT.25 5050501000MODIFICATIONS FROM APPROVED VTM TO ALLOW CONFORMANCEWITH PREVIOUSLY CONSTRUCTED IMPROVEMENTS:1. SEWER INSTALLED WITH PHASE 12. RECYCLED WATER INSTALLED WITH PHASE 1. NO RECYCLED WATER TO BE INSTALLED INCOLLECTOR ROAD. BUSINESS PARK HOA WILL HANDLE LANDSCAPE WATER.Packet Page 95 BUILDING A134.75' FFBUILDING B134.50' FFDESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Sep 13, 2019 - 12:50pm Drawing name: N:\2019\19101-Prado\Engineering\Condocs\Sheetfiles-Civil\Phase-1\19101-C101-GD-PRADO.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-5aDRAWN:SJSJNW/DLL19101SEPTEMBER 13, 2019PRADO BUSINESS PARKTENTATIVE TRACT 3011PHASE - 1 CONSTRUCTIONONSITE GRADING ANDDRAINAGEPHASE 1 - GRADING AND DRAINAGE( IN FEET )1 INCH = FT.15 303030600MODIFICATIONS FROM APPROVED VTM TO ALLOWCONFORMANCE WITH PRADO ROAD INSTALLATION1. RAISED SITE TO MEET PRADO ROAD GRADES2. LIMITS OF FLOOD ZONE REVISED TO REFLECT LOMA PREVIOUSLY FILED3. QUANTITY OF PARKING SPACES CONSTRUCTED WITH PHASE 1 INCREASEDTO FACILITATE CONSTRUCTIONPacket Page 96 5% MAX7.5% MAX132.82 LG132.86 TC132.79 FL132.70 TC(132.62 FL)132.67 TW132.48 FS132.62 FS134.14 LG(134.21 EP)134.51 TC134.01 FL134.75 LG135.12 TC134.62 FL(134.82 EP)(134.48 EP)134.43 LG134.93 TC134.26 TG134.45 FS134.60 FS134.60 FS134.75 FS134.30 FS134.96 FS(135.99 EP)135.92 LG135.90 FS135.90 FL136.40 FS(136.29 EP)(136.39 EP)136.55 TC136.05 FL(136.23 EP)136.18 LG136.26 FS135.90 AC(133.24 FS)5% MAX 5% MAX134.44 FS5% MAX130.3 FL(131.2 FL)130.9 FL128.4 FL(128.37 INV)3:1MAX3:1MAX3:1MAXCONSTRUCT CONCRETESIDEWALK PER CITY DETAILCONSTRUCT BIKE PATHCONSTRUCT CURB & GUTTERPER CITY DETAILSAWCUT 18" INTO COMPETENTASPHALT SECTIONCONSTRUCT ASPHALTPAVEMENT SECTIONCONSTRUCT CURB & GUTTERPER CITY DETAILCONSTRUCT CONCRETESIDEWALK PER CITY DETAILCONSTRUCT ASPHALTPAVEMENT SECTIONCONSTRUCT ASPHALTPAVEMENT SECTIONCONSTRUCT ASPHALTBIKE PATHWAYINSTALL ROADSIDEDRAINCONSTRUCT CONCRETECURB PORK-CHOPCONSTRUCT CONCRETECURB PORK-CHOPINSTALL 24" Ø CULVERTCONSTRUCT GRADE SWALECONSTRUCT GRADE SWALECONSTRUCT BRIDGECONSTRUCT RETAINING WALLCONSTRUCT ASPHALTPATHWAYSAWCUT 18" INTO COMPETENTASPHALT SECTIONPROPERTY LINEPROPERTY LINEPROPERTY LINEPROVIDE BIKELANE STRIPINGPROVIDE MERGEARROWPROVIDE MERGEARROWRIGHT HANDTURN ARROWRIGHT HANDTURN ARROWSOLID WHITESTRIPESOLID WHITESTRIPEPROVIDE "CLEAR ZONE"STRIPINGPROVIDE "CLEAR ZONE"STRIPINGRIGHT HANDTURN ARROW12.00'12.00'12.00'12.00'12.00' 12.00'14.00'17.00'PROVIDE BIKELANE STRIPINGADESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Sep 13, 2019 - 1:25pmDrawing name: N:\2019\19101-Prado\Engineering\Condocs\Sheetfiles-Civil\Phase-1\19101-C101-GD-PRADO.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-5a1DRAWN:SJSJNW/DLL19101SEPTEMBER 13, 2019PRADO BUSINESS PARKTENTATIVE TRACT 3011PHASE -1 CONSTRUCTIONPRADO ROADPHASE 1 - PRADO ROAD GRADING SCHEME( IN FEET )1 INCH = FT.10 202020400COLLECTOR ROAD NOTES:REQUIRED CONSTRUCTION FOR PHASE 1 OF THE COLLECTOR ROAD HAS BEENCOMPLETED WITH THE IMPROVEMENTS TO PRADO ROAD DONE BY OTHERSPHASE 1 - PRADO ROAD STRIPING SCHEME9' ±MEDIAN12' TRAVELLANE12' TRAVELLANELANDSCAPEWIDTH VARIES10' BIKE &PEDESTRIANPATH40' ±11' ROWDEDICATIONPRADO ROAD SECTION "A"-NTS-CONCRETE MEDIANCURBCURB ANDGUTTER*3" MIN. AC OVER*6" MIN. AGG. BASECONCRETESIDEWALK2:1 SLOPE(MAX)3:1 MAX2% MAX2% ±NOTE:* FINAL DETERMINATION OF THICKNESS SHALL BE BASED UPON"R" VALUE FIELD TESTED ON ACTUAL SUBGRADE. TI = 6.5, ORMINIMUM REQUIREMENTS (WHICHEVER IS GREATER)MODIFICATIONS FROM APPROVED VTM TO ALLOW CONFORMANCEWITH PREVIOUSLY CONSTRUCTED IMPROVEMENTS:1. UPDATED STREET DESIGN TO CONFORM WITH PREVIOUSLY INSTALLED ROAD2. MAINTAINED "PHASE 1" DRIVEWAY ENTRANCE3. MODIFIED ROAD CONSTRUCTION SECTION TO MATCH IMPROVEMENTS INSTALLED ATTHE NORTH-EAST CORNER OF THE ROUNDABOUTPacket Page 97 SSMH134.2 RIM126.0 INVSSMH133.3 RIM124.2 INVSSMH131.7 RIM123.8 INVSSMH131.6 RIM123.7 INV127.2 RIM119.2 INVCONNECT TOTRACT 3009IMPROVEMENTSOPEN TRENCH OR BORE AS AGREED BETWEENUTILITIES DEPARTMENT AND CLIENT. OPEN TRENCHWILL REQUIRE ADDITIONAL MANHOLES AND ALLWEATHER ACCESS ROAD TO MANHOLES.SSCO126.8 INVSSCO126.8 INVSSCO128.2 INV8" SDR-35 PVC SEWER @ 1.0%12" SDR-35 PVC SEWER @ 0.35%12" SD R- 3 5 P V C S E W E R @ 0. 6 %BUILDING A134.75' FFBUILDING B134.50' FFRECLAIMED WATERCONNECTIONDESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Sep 13, 2019 - 1:35pmDrawing name: N:\2019\19101-Prado\Engineering\Condocs\Sheetfiles-Civil\Phase-1\19101-C201-UT.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-6aDRAWN:SJSJNW/DLL19101SEPTEMBER 13, 2019PRADO BUSINESS PARKTENTATIVE TRACT 3011PHASE -1 CONSTRUCTIONUTILITY PLAN( IN FEET )1 INCH = FT.255050501000MODIFICATIONS FROM APPROVED VTM TO ALLOW CONFORMANCEWITH PREVIOUSLY CONSTRUCTED IMPROVEMENTS:1. REMOVED TEMPORARY SEWER LIFT STATION2. INSTALL SEWER SUFFICIENT FOR PHASE 1 AND 2 WITH PHASE 1 IMPROVEMENTS3. RECYCLED WATER INSTALLED WITH PHASE 1. NO RECYCLED WATER TO BE INSTALLED INCOLLECTOR ROAD. BUSINESS PARK HOA WILL HANDLE LANDSCAPE WATERPacket Page 98 WWWWWWWWWWWWRWRWRWRWRRRRRRWRWRWRWRRRRRRRRRWRWRWRWRRRRRRRRWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWMHWMHWMHWMHWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW20" RW20" RW20" RW20" RW TTTT N89N89N89N89N89N89N89N8958'09"E 662.27' (R-CALC)58'09"E 662.27' (R-CALC)58'09"E 662.27' (R-CALC)58'09"E 662.27' (R-CALC)R-CALC)R-CALC)R-CALC)R-CALC)58'09"E 662.27' (R-C58'09"E 662.27' (R-C58'09"E 662.27' (R-C58'09"E 662.27' (R-C5809 E 662 27 (R5809 E 662 27 (R5809 E 662 27 (R5809 E 662 27 (R LIMIT OF GRADINGLIMIT OF GRADINGLIMIT OF GRADINGLIMIT OF GRADINGLIMIT OF GLIMIT OF GLIMIT OF GLIMIT OF GGRADINGGRADINGGRADINGGRADINGGGGGMMMMMMMMSEMSEMSEMSEMSSSSSEMSEMSEMSEMSENTMENTMENTMENTMMMMGGGGGGGGGGGGGGGGGGGGXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 131131131131131131131131 1111126126126126 126126126126 127127127127 127127127127 58'09"E 662.27' (R-C58'09"E 662.27' (R-C58'09"E 662.27' (R-C58'09"E 662.27' (R-CRRRR 128128128128 1 2 1 2 1 2 1 2 129129129129 WWWW XXXX 1 1301301301301111 130303030 303030303000030303030000013131313 125125125125 XXXXXXXXXXXXXX XXXX XXXXXXXXXXXX XXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXGGGGGGGGGGGGGWWWWWWWWWWWWWWWWWWWWWWWWXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX 12121212 33333333 WWWWWWWWWWWWXXXXXXXX NNNNNNNNNGRGRGRGRRRRRGGGGIMIMIMIMMMMMADDDDRRRRDIIIIMMMMTTTTX X X X X X X X X X X X X XXXXXXXXX Seeded Area appearance consistant w/ stormwater basin plantingPrado Road010'20'40'40' 80' 120'Scale: 1" = 40'-0"Conifer Pinus pinea Pinus canariensis Sequoia sempervirensLarge Deciduous Tree Platanus racemosa Platanus x acerifoliaMedium/Large Broadleaf Evergreen Tree Quercus agrifolia Tristiana confertaMedium/Small Broadleaf Deciduous Tree Koelreuteria paniculata Jacaranda acutifolia Arbutus 'Marina'Small Deciduous Accent Tree Chitalpa tashkentensis Cercis occidentalis Parkinsonia 'Desert Museum'Small Broadleaf Evergreen Accent Tree Tristania laurina Photinia fraseri Aesculus californicaBuilding Environments Groundcover/Shrubs Photinia fraseri Phormium tenax Raphiolepis indica Pittosporum 'Silver Sheen' Cotoneaster dammeri Lomandra longifolia 'Breeze' Dietes vegeta Anigozanthos 'Big Red' Hedera helix Loropetalum chinense Liriope muscari Clivia miniata Feijoa sellowianaParking Island Groundcover/Shrubs Achillea millefolium Raphiolepis indica Pittosporum 'Silver Sheen' Cotoneaster dammeri Perovskia 'Blue Spire" Dietes vegeta Natural Area Transition Groundcover/Shrubs Muhlenbergia rigens Ribes sanguineum Baccharis pilularis 'Twin Peaks' Frangula californicaLEGENDDrought Tolerant Grasses Lomandra longifolia 'Breeze' Muhlenbergia rigens Miscanthus sinensus Calamagrostis 'Karl Forester Pennisetum alopecuroides 'Little Bunny' Wetland mitigation per preliminary plan by Wallace Group (12/06)GBAsee L-2 for blowupStamped Concretesee L-2 for blowupLandscape Feature Wall, See BelowTemporary Access Drive see Landscape Detail L-336" min Shrub Screen4. All planters shall be mulched with a 2” minimum layer of organic mulch throughout. 5. Plant materials proposed shall be grouped into distinct hydrozones utilizing plants with similar water needs. 6. Water needs of plant material proposed have been evaluated utilizing the WUCOLS Project (Water Use Classification of Landscape Species) prepared by the University of California Cooperative extension, February 1992. All plant materials proposed are selected for low to moderate water needs in this climate. Water Conservation Notes Planting and irrigation shall be designed to conserve water. The ETWU is 892,555 gallons annually. The MAWA is 1,387,544 gallons annually. The proposed project is 64% of the MAWA, therefore is in compliance with MWELO. Furthermore, the following factors have been incorporated to aid in the success of the project landscape: 1. 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 separated with control valves and controller stations into appropriate and compatible zones. 2. Irrigation controller shall be weather (E.T.) based and designed to automatically adjust irrigation in response to changes in the plant's water needs as weather conditions change. 3. Plant materials proposed are selected for their compatibility to climatic and site conditions, resistance to wind, and drought tolerance. Drought Tolerant Natives, Typ Oaks/ SycamoresNative ShrubsNative ShrubsPLABasin / Parking Landscaping InterfaceA L-1B L-3Bench see detail L-3Bench see detail L-3Prado Business ParkrevisionProject:Owner:Sheet Title:SHEETL-1 job no.plan check issue date:bid set issue date:NorthDavid Sansone P.O. Box 1429 San Luis Obispo CA, 93406 Prado Business Park San Luis Obispo, CA, 93401 Preliminary Landscape PlanPrincipal: David W. Foote PLA, CA LIC#2117 Lindsay Corica PLA, CA LIC#6359 187 Tank Farm Road Suite 230 San Luis Obispo CA 93401 805. 781. 9800 fax 805. 781. 9803landscape architectureplanningenvironmental studiesecological restoration219258/28/2019File Name: Firma_Prado Rd_21925_L.1 Last Date Modified: 8/28/2019re WallLandscape FeatureRaised LettersFinishcco FSmooth Stuccectureto Match ArchiterassBermNativeativeGrasGXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX 1111313131311111333333333333313331111131313131313131313333333331111111113131313133333333111133333333311111111111131313131XXX A1313131313131313 1 13 2 13 2 13 2 13 2 2222 13 2333222232323232 11111131313131313131313 2 13 2 13 2 13 2 1111132323232 131111111 2222 13 2 13131313 2 13 2 13 2 13 2 XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 36" shrub screen on parking bayshrub screy36shrub scrrub scrnn parkingaends frontage street typndends frontage street, typ.ends frontage street, typ. XXXX XXXXXXXXXXXXXXXXXggggggggXXXXXXXXXggXXXXXXXXgggX XXXXXXXXXXXXXXXX X XXXXXXXX DDDDIIIIOFOFOFOFOF OFOFOFOOOOOOOOOOOOOOOOGRADGRADGRADGRADF GRF GRF GRF GRRARARARAADDDDF GFFFADDDDT OFFFFTOTOTOTOGRGRGRGRFFFFOOOOTOFTOFTOFTOFRRRRRRRRRARARARAXXXXXXXXXXXX X XXXXXXXXXXXXX LLLLLLLL11111 2 9 1 2 9 1 2 9 1 2 9 2 92221 2 1 2 1 2 1 2 1 2 9 1 2 1 2 1 2 9 2 9 2 9 2 9 2 9 9999 2 9 2 9 2 9 2 9 2 9 2 9 2 9 2 9 2 9 2 9 2 9 2 9 XXXXXXXXXXXXXXXXXXXXXXXXX tpoasSXXXX ngGGGGGGGGNative Shrub TransitionXXXXCanary Island Pine per city list pcrrsePine per city listfor Prado RoadoroddXXXXXXXXXX EASEASEASEASSAAAEEEEASSSSSBBBBNNIN EIN EIN EIN EIN EIN EIN EIN EBASINBASINBASINBASINSNENENENEEEEEEEEEBABABABANEEEENNNNEEEEEEEEEEEEININININIIIINNNNNNNNNNNNNNNNNEANEANEANEATTTTTNTNTNTNTTTTTNTNNNTTTTTTsee L-2 for blowupsee L-2 for blowupBasin Wetland Mitigation Conservation Easement 2.9 Acres 2:1 Wetland Replacement Congdon Tarweed MItigationCFDE36" min Shrub ScreenPhase 2Phase 1Phase 2Phase 1Phase 2Phase 1Packet Page 99 BArevisionProject:Owner:Sheet Title:SHEET L-2 job no.plan check issue date:bid set issue date:Prado Business Parkway 301 Prado Road San Luis Obispo, CA, 93401David Sansone P.O. Box 1429 San Luis Obispo CA, 93406 Preliminary Landscape PlanD CFG05'10'20'20' 40' 60'Scale: 1" = 20'-0"Principal: David W. Foote PLA, CA LIC#2117 Lindsay Corica PLA, CA LIC#6359 187 Tank Farm Road Suite 230 San Luis Obispo CA 93401 805. 781. 9800 fax 805. 781. 9803landscape architectureplanningenvironmental studiesecological restorationFile Name: _Firma_Prado Rd_21925 _L.2 Last Date Modified: 8/28/2019Prado RoadBermDrought Tolerant Native Grasses EntryLandscape Feature WallEntryEntrySeating AreaFocal PointPedestrian Path & Seating - Buildings C&DEntryEntryGroundcover & ShrubsSeating AreaProject Monument Sign / Building A EntryLunch Sitting Area / Building B EntrySeating AreaBermEntryEntryStreet Trees In Wells Per Margarita Specific PlanSitting Area / Buildings C&D EntryConcrete PathSeating AreaSeating Area8/28/201921925Drought Tolerant Native GrassesDrought Tolerant Native GrassesDrought Tolerant Native GrassesPacket Page 100 XPRADO ROADgroundcover & shrubssidewalkTemporary Site Acces For Phases 1 & 2revisionProject:Owner:Sheet Title:SHEET L-3 job no.plan check issue date:bid set issue date:Sheet Title:Prado Business Parkway 301 Prado Road San Luis Obispo, CA, 93401Preliminary Landscape Plan219258/28/2019Principal: David W. Foote PLA, CA LIC#2117 Lindsay Corica PLA, CA LIC#6359 187 Tank Farm Road Suite 230 San Luis Obispo CA 93401 805. 781. 9800 fax 805. 781. 9803David Sansone P.O. Box 1429 San Luis Obispo CA, 93406 landscape architectureplanningenvironmental studiesecological restorationFile Name: _Firma_Prado Rd_21925 _L.3 Last Date Modified: 8/28/2019Temporary Access Drive - Phases 1 & 21" = 20'-0" SCALE18" 4" Split Face Block (grey) or stucco to match architectureCast Concrete Cap Seat (tan)Bench Detail1" = 1'-0" SCALEBackflow, Transformer & Equipment Screening, Typical1" = 10'-0" SCALE8' min.4' min.4' shrub2' shrubRoadEquipment LocationDriveway / ParkingConcrete Path3' shrub3' shrub3' shrub3' shrub screen18 " Berm B Parking Lot Landscape ScreenL-1 1/8" = 1'-0" SCALEPrado Road StreetscapePrado RoadSidewalkLandscape ScreenParking LotLarge Evergreen Tree Pyrus kawkakamiiPrado Road Streetscape Per approved plans Conifer Pinus canariensisApproximate 4' to 5' screenPacket Page 101 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT ITEM # 1 BY: Pamela Ricci, Senior Planner (781-7168) MEETING DATE: March 1, 2010 FROM: Pamela Ricci, Senior Planner FILE NUMBER: ARC/ER 112-07 PROJECT ADDRESS: 400 Prado Road SUBJECT: Final review of development plans for a 160,000 square-foot business park development proposed on a 20-acre site on the south side of Prado Road, immediately to the east of Higuera Commerce Park. RECOMMENDATION Adopt the Draft Resolution (Attachment 6), which grants final approval to the project design, based on findings, and subject to conditions and mitigation measures. BACKGROUND Situation Plans for a new business park, known as “Prado Road Business Park” have been submitted to the City. The subject property is located in the Business Park (BP) zoning within the Margarita Area Specific Plan (MASP). The ARC conceptually reviewed project plans on October 1, 2007, and continued action with specific directional items (Attachment 3). The ARC generally endorsed the project site plan and building design with the expectation that changes and further information would be included in plans submitted for final review. Since the ARC’s conceptual review of the project, a Mitigated Negative Declaration and a subdivision map for the project have been reviewed by the Planning Commission and approved by the City Council. The applicant is now seeking final approval of the project design from the ARC. Data Summary Address: 400 Prado Applicant: Prado Road LLC Representative: Hamrick Associates Packet Page 102 ARC 112-07 (400 Prado Road) Page 2 Zoning: BP, Business Park General Plan: Business Park Environmental Status: The City Council adopted a Mitigated Negative Declaration (MND) for the project on November 3, 2009. The ARC in their action to grant final approval to the project would make findings reaffirming the Council’s approval of the MND. Site Description The subject site is a relatively flat, 20-acre vacant parcel in the southwestern corner of the geographical area included in the Margarita Area Specific Plan (MASP). The proposed General Plan and Zoning designation per the MASP is Business Park. Adjacent development to the west in the City is zoned Service-Commercial and Manufacturing within the Higuera Commerce Park Specific Plan area. Subdivision maps to create lots for additional business park development and three large residential housing tracts containing about 400 units have been approved for the adjacent land to the north, which is currently used as grazing land. The project site consists of mainly grassland that has historically been used for grazing. A drainage and detention basin to accommodate overflow into the 100-year floodplain is planned to be developed on the western edge of the project site. The southern edge of the site is a designated wetland restoration area. Other important characteristics of the site that pose constraints to site development include an avigation easement (the property is in the S-1b Airport safety zone) and two large oil plumes. Project Description The applicant is proposing to develop the site with a 160,000 square-foot business park and site improvements including a parking area with 462 parking spaces. Approximately 71% of the site will be landscaped including the area around the site perimeter designated for drainage and detention, oil plume and wetland restoration. Seven new buildings are proposed that will be designed for office or light industrial occupancies. Packet Page 103 ARC 112-07 (400 Prado Road) Page 3 The two buildings (A and B) closest to the intersection of Prado Road and Davis Road will be reserved exclusively for office uses and are proposed to be developed first. With the approval of the tract map for the site, the Council supported a phasing plan that will allow these two buildings to be constructed prior to full street improvements and infrastructure to serve the total development being in place. Access to serve this first phase would be from Prado Road as noted on the site plan above and as shown on plan Sheets Nos. SD-4, SD-6, C-5, L-3 and L-4. All buildings will have an identical two-story L-shaped floor plan with clearly defined entryways marked by a faux tower architectural feature. The roof height including architectural features would extend up to 41.5 feet above grade; however the majority of the building is at about 34- feet in height. The MASP allows a maximum height of 45 feet. Buildings will have metal roofs with foam trim, stucco walls, tinted windows framed by aluminum, metal window shades, and metal trellises. EVALUATION When the ARC previously discussed the project on October 1, 2007, the Commission provided direction to the applicant and staff (Attachment 3). The applicant’s responses to ARC direction is highlighted in the following paragraphs: • Commission Direction # 1: Provide a site plan that is at a larger scale so more of the features of the plan can be better identified and articulated. Applicant’s Response: The site plan was presented in two parts at a larger scale to be more legible and better show added details. Packet Page 104 ARC 112-07 (400 Prado Road) Page 4 Staff’s Analysis: This change satisfies ARC direction. • Commission Direction # 2: The ARC accepts the proposed footprints of site buildings. This was acknowledging the ARC’s general acceptance of the locations of proposed buildings and did not require any changes in response. • Commission Direction # 3: The proposed roofing material shall be called out on final plans as a standing seam metal in a bronze color and the stucco surfaces shall be shown as smooth finish stucco. Applicant’s Response: The requested changes are reflected on the building elevations. Staff’s Analysis: Previous elevations called out tile roofs, but graphically the roof material appeared more like metal and the color boards indicated metal. The current elevations call out standing seam metal roofs with a bronze anodized finish, consistent with ARC direction. The elevations include the notation for main building surfaces to be either “a s mooth finish stucco or painted masonry”. The ARC’s direction was for smooth finish stucco. Condition No. 3 is recommended calling for wall surfaces to smooth finish stucco. Different construction techniques including the use of masonry units may be used to structurally create walls, but the condition will assure that the final wall design as depicted on elevations with its expansion joints transitioning to cornice features will be preserved. • Commission Direction # 4: Vary how the proposed color palette is applied to different buildings to create additional interest and show some potential locations of overhead doors on elevations. Applicant’s Response: The requested changes are reflected on the colors boards. Staff’s Analysis: As with the original submittal, there are two alternative colors boards. The new colors boards show subtle changes to have slightly more neutral palettes. Overall, staff finds that the revised colors appear lighter and less visually imposing. With Scheme 2, the same gold color named Tassel is proposed. However, the way it is depicted on the colored elevations on the two boards is different. The original board appears to be closer to the paint chip, but staff’s preference is for the more subdued gold on the colored elevation depicting the revised version of Scheme 2 (see recommended Condition No. 4). A simple note has been added to the boards to indicate that storefront spaces under trellises could be overhead doors. There are not specific proposals for which color palettes would be applied to specific project buildings. If the ARC has certain preference for how the palettes are used in the project, then this may be suggested at the meeting. • Commission Direction # 5: Provide details of cornices and eaves. Applicant’s Response: Details of cornices and eaves are provided on the elevations (Sheet. SD- 8). Packet Page 105 ARC 112-07 (400 Prado Road) Page 5 Staff’s Analysis: The cornice detail accurately shows the foam core, but does not fully reflect the finished cornice. The project architect has been informed of this and will be ready to address this further at the meeting. In addition to a stucco-covered foam cornice, other alternatives include pre-cast concrete or composite products like the locally produced Veristone. Color boards and elevations show cornices painted out to match adjacent walls. The ARC may want to consider using a lighter contrasting color for cornices, especially if an alternative to the stucco- covered foam is ultimately selected. • Commission Direction # 6: Include enhanced concrete paving materials in portions of drive aisles and parking areas that are more visible from adjacent streets. Applicant’s Response: The site plan and landscaping plan show the addition of stamped concrete at the main project driveway entry off of the collector road. Staff’s Analysis: The attached conceptual report (Attachment 4) included excerpts of certain guidelines and standards from the Margarita Area Specific Plan (MASP). One of these cited standards encourages drives and parking visible from the street and used by visitors to be paved with decorative material (Std. 2.6.7). Given that parking areas off of Prado Road will eventually be substantially screened with berms and landscaping, the main driveway entry seems like the best location to herald with an enhanced pavement treatment. Condition No. 5 is recommended that the final details and selected materials be approved by staff along with their review of project working drawings. • Commission Direction # 7: Add protected pedestrian paths to parking areas to create a visual break and to provide a designated and safe passage for individuals moving back and forth from cars to buildings. Parking lot paths shall coordinate and connect with other site paths. Applicant’s Response: Pedestrian paths have been added in a contrasting material between buildings and to the public right-of-ways. Staff’s Analysis: The revised site plan shows a much better pedestrian plan than the original plans. Enhanced paving is shown at three main additional locations in driveways and parking areas to provide better connections for pedestrians between buildings, these are: 1) across the main entry driveway between Buildings B & D; 2) across the parking lot between Building B & G; and 3) from the sidewalk on the east side of Building F to the parking area to the south. The landscaping plan does not show all of the added pedestrian pathways shown on the site plan. In addition, specific dimensions and materials are not called out. Condition No. 6 is included to address these concerns. • Commission Direction # 8: Include details on the development of employee amenity areas and how they are properly shielded from aircraft noise. Applicant’s Response: Amenity areas are shown on the landscaping plan. They will occur between the buildings and will include benches, tables and acoustic umbrellas. An outdoor space that will be completely shielded form aircraft noise cannot be provided. Packet Page 106 ARC 112-07 (400 Prado Road) Page 6 Staff’s Analysis: Sheet L-2 shows seating areas, water features, pavers, and other improvements in the outdoor amenity areas between buildings consistent with direction. While both automobile traffic and aircraft noise will not be completely attenuated, the proposed locations for outdoor use areas are more secluded and better buffered from noise sources than other site locations. • Commission Direction # 9: Show revised footprints and details for trash enclosures to fully comply with City standards. Applicant’s Response: Trash enclosures have been revised per City standards. Staff’s Analysis: Plans have been revised consistent with direction. Condition No. 11 is recommended that the trash enclosures have a stucco finish and metal gates to coordinate with the building design. • Commission Direction # 10: Modify the site plan to further limit the use of tree wells in parking lot areas. Applicant’s Response: Tree wells are used in limited areas of the parking lot. Staff’s Analysis: Page 6 of the conceptual staff report (Attachment 4) discusses the concern that the proposed tree wells are not fully consistent with the City’s Parking & Driveway Standards. The report also acknowledges that this particular site will have almost 70% of its site area in open space and landscaping including large expansive areas like the detention basin, wetland areas, and oil plume area along Prado. In addition, the report notes that larger planters are provided elsewhere in the parking lots to compensate for the use of tree wells at limited locations. Ultimately the report concluded that some narrower finger planters that are a minimum of 4 feet in width could be added in more remote parking areas to help break up space that is dominated by vehicles. The main way that the concern with the use of the tree wells was addressed was to add two peninsular planters adjacent to the new pedestrian pathway in the parking lot area to the south of Building F. The ARC should determine whether this change adequately responds to direction given site constraints and the larger planter areas provided elsewhere on the sit e. Staff has included Finding No. 4 noting why tree wells were fond acceptable in limited locations within this development. • Commission Direction # 11: Submit a more refined landscaping plan that addresses the following: a. show topography and more details on techniques to screen parking lots; b. provide information on landscaped transitions between the built site and the drainage and detention basins and oil plume areas; c. larger tree species as street trees along the Prado Road corridor; and d. incorporate seating around fountain features. Applicant’s Response: An updated and revised landscaping plan has been provided. Staff’s Analysis: The revised landscaping plan and details have responded to the ARC’s prior direction. Staff will review the more refined landscaping plans as part of the plan check proce ss to assure compliance. Packet Page 107 ARC 112-07 (400 Prado Road) Page 7 • Commission Direction # 12: Include more detailed information on project signage, bike parking, location of backflow prevention devices, and screening of mechanical equipment. Applicant’s Response: Project signage will be processed under a separate permit and other details have been provided. Staff’s Analysis: The applicant has provided details in plans that address most of the items listed. Standard conditions are proposed for these details to be components of working drawings and reviewed by staff. • Commission Direction # 13: Provide a 3-D representation of the project as well as streetscape views of the project to better show the relationship between buildings and other site features. Applicant’s Response: Certain 3-D representations and perspectives of the projects are part of the plan sheets; others have been provided to staff. Sheet SD-10 includes the requested streetscape elevations. Staff’s Analysis: A project bird’s-eye view and other images not included in the plans within the packet will be part of the PowerPoint presentation. OTHER DEPARTMENT COMMENTS Most of the comments from other City departments were previously incorporated as conditions or mitigation measures of City Council Resolution No. 10124 (2009 Series) approving the project’s Mitigated Negative Declaration and Vesting Tentative Tract Map No. 3011. ALTERNATIVES 1. Continue review of the project. Direction should be given to the applicant regarding desired information or needed revisions to plans. 2. Deny the project. Action denying the application should include the basis for denial. Attached: Attachment 1: Vicinity map Attachment 2: Reduced-size project plans Attachment 3: 10-1-07 ARC follow-up letter & minutes Attachment 4: 10-1-07 ARC report Attachment 5: City Council Resolution No. 10124 (2009 Series) Attachment 6: Draft resolution Enclosed in packets: Full-size plans Available at the meeting: Previous & current colors and materials boards Packet Page 108 ARC 112-07 (400 Prado Road) Page 8 G:\CD-PLAN\PRICCI\ARC\Prado Road Business Park (ARC 112-07)\staff reports\112-07 ARC final report (3-1-10 revised).doc Packet Page 109 RESOLUTION NO. ARC-1004-10 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL DESIGN APPROVAL TO THE PRADO ROAD BUSINESS PARK PROPOSED FOR PROPERTY LOCATED AT 400 PRADO ROAD (ARC/ER 112-07) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on March 1, 2010, pursuant to an application filed by Prado Road LLC, applicant, for the purpose of considering ARC/ER 112-07, a project to develop a new 160,000 square-foot business park development on a 20-acre site on the south side of Prado Road, immediately to the east of Higuera Commerce Park; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Architectural Review Commission reaffirms the City Council’s prior approval of a Mitigated Negative Declaration of environmental impact for the project on November 3, 2009, and by reference includes all adopted mitigation measures as conditions of final design approval; NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. The proposed project, with the recommended conditions and modifications, complies with property development standards for the Business Park (BP) zoning within the Margarita Area Specific Plan (MASP). 2. The proposed scale and design of project buildings is consistent with the intent of the BP zoning to provide for research and development, business services and light manufacturing uses developed in a campus-like setting consisting of multiple buildings and outdoor employee use areas. 3. As conditioned, the proposed project is consistent with the City’s General Plan, the Margarita Area Specific Plan, the San Luis Obispo County Airport Master Plan, and the Community Design Guidelines. 4. The Architectural Review Commission supported the limited use of tree wells instead of peninsular planters in parking lot areas given site constraints and the larger planter areas Packet Page 110 Resolution No. ARC-1004-10 ARC/ER 112-07 Page 2 provided elsewhere on the site that provide spaces for more extensive tree planting and other landscaping. 5. A Mitigated Negative Declaration (MND) of environmental impact was approved by the City Council through Resolution No. 10124 (2009 Series) along with the approval of Vesting Tentative Tract Map No. 3011 on November 3, 2009. The Architectural Review Commission finds and determines that the environmental document previously approved by the Council adequately addresses the potential significant environmental impacts of the proposed project. SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the design of the project (ARC/ER 112-07), with incorporation of the following conditions: Conditions: 1. Final project design and construction drawings shall be in substantial compliance with the project plans as amended and approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval as Sheet No. 2. Reference should be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. The project is subject to all of the conditions, code requirements, and mitigation measures approved along with the approval of Vesting Tentative Tract Map No. 3011 (City File No. ER/TR 112-07) through City Council Resolution No. 10124 (2009 Series) on November 3, 2009. 3. The main wall surfaces of proposed buildings shall be smooth finish stucco. 4. Modify the color “Tassel” (SW6369) to a more subdued gold closer in hue to the colored elevation depicted on the revised version of the colors board labeled Scheme 2. Introduce more accent colors into the project with additional colors for window frames. Final color selections shall be generally consistent with the revised color schemes presented to the ARC at the March 1, 2010, hearing to the approval of the Community Development Director with the review of working drawings. Final color selections shall be called out on the elevation sheets of approved building permit plans. 5. The final stamped concrete or unit paver material for the main entry driveway shall be submitted for the review and approval of the Community Development Director in consultation with Public Works staff prior to the approval of building permit plans. The approved surface shall be called out consistently on affected sheets of plans including the site plan, landscaping plan, and civil drawings. Packet Page 111 Resolution No. ARC-1004-10 ARC/ER 112-07 Page 3 6. The specific dimensions and surfaces of all on-site pedestrian pathways shall be included on plans to the review and approval of the Community Development Director in consultation with Public Works staff prior to the approval of building permit plans. This information shall be shown consistently on affected sheets of plans including the site plan, landscaping plan, and civil drawings. 7. Parking lot poles and fixtures shown on building permit plans shall not exceed 20 feet in height measured from the parking lot surface to the top of the fixture and be consistent with the locations and fixture details included in ARC plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 8. The locations of all wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets shall be separately submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Details of all exterior light fixtures, including any service area lights, need to be included as part of plans. A note shall be included on plans that “Lenses of exterior wall-mounted lights may be modified or shielding devices added after installation if the Community Development Director determines that they emit excessive glare.” 9. A specific sign program for the project shall be to the review and approval of the Community Development Director. The Director may approve signage if he finds that the proposal conforms to the sign regulations and is in keeping with the design characteristics of the project and guidance provided in the Margarita Area Specific Plan. The Director may refer signage to the ARC if it seems excessive or out of character with the building. 10. Mechanical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of proposed condensers and other mechanical equipment to be placed on the roof to confirm that parapets and other roof features will adequately screen them. A line of site diagram may be needed to confirm that proposed screening will be adequate. 11. Final design details for the proposed trash and recycling enclosures shall be included in working drawings for a building permit and shall be to the review and approval of the Community Development and Utilities Departments. The ultimate design shall be consistent with the Solid Waste Guidelines and coordinate with the exterior design of the buildings. 12. 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 Packet Page 112 Resolution No. ARC-1004-10 ARC/ER 112-07 Page 4 with corresponding symbols for each plant material showing their specific locations on plans. 13. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the backflow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 14. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2007 Bicycle Transportation Plan, 2008 Community Design Guidelines, and any project-specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions (with bicycles parked in the racks) and clearances to obstructions per City standard. The project summary shall include the required and proposed bicycle parking accordingly. a. Short-term bicycle parking shall also be installed at highly-visible locations that are as close to the main entrance of the destinations as possible and located at least as conveniently as the most convenient automobile parking space available to the general public. Peak Racks and inverted “U” racks are designs that meet current City standards. Construction plans shall include the required dimensions including the minimum clearances required around the racks with a parked bicycle. b. Bicycle lockers shall be located as conveniently as the most convenient automobile parking space and installed at highly-visible locations that are as close to the main employee entrance as possible. Lockable bicycle parking rooms within the building shall be dimensioned, have a minimum 4-foot clear aisle width, be labeled, and reserved for bicycle parking. 15. The detailing of window shades and trellises shall be proportional to the dimensions shown on building elevations (no smaller than 6” x 6” for trellis posts and frame members) to the approval of the Community Development Director with the review of working drawings for a building permit. On motion by Vice-Chair Palazzo, seconded by Commissioner Weber, and on the following roll call vote: Packet Page 113 Resolution No. ARC-1004-10 ARC/ER 112-07 Page 5 AYES: Commrs. Palazzo, Weber, Duffy, Wilhelm, Hopkins, Ehdaie, and Root NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this 1st day of March 2010. _____________________________ Pam Ricci, Secretary Architectural Review Commission Packet Page 114 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 1, 2010 ROLL CALL: Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Chris Weber, Greg Wilhelm, Vice -Chair Anthony Palazzo, and Chairperson Allen Root Absent: None Staff: Senior Planner Pam Ricci and Recording. Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 400 Prado Road. ARC/ER 112-07; Environmental and design review of an approximately 160,000 square -foot development of a business park on a 20 -acre site; BP zone; Prado Park, LLC, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending that the ARC adopt the Draft Resolution, which grants final approval to the project design, based on findings, and subject to conditions and mitigation measures which she outlined. Warren Hamrick, applicant's representative, provided an overview of changes made in response to previous ARC direction. He noted that the monument sign design depicted on the landscaping plan is preferred by the applicant over the rock feature shown on the corner perspective. He mentioned that the applicant did not object to the change to the gold color" on Color Scheme 2 as proposed by staff in Condition 3. Mr. Hamrick requested that a change be made to Condition 5 to include an option of stamped asphalt rather than stamped concrete for the alternative paving of the entry driveway. Dave Foote, applicant's representative, discussed the advantages of the proposed use of tree wells in portions of the parking lot over the City's standard of peninsular planters in terms of having a greater overall number of trees on the site. PUBLIC COMMENTS: Sterling 'Van De Moortel, San Luis Obispo, expressed concerns over the ability of the narrow roadway to handle anticipated traffic under Phase 1 construction. He noted that traffic is already heavy and travels at a relatively high rate of speed (about 50 mph). Packet Page 115 ARC Minutes March 1, 2010 Page 2 Pam Ricci pointed out the street requirements and phasing plans had already been approved by the City Council with their approval of the tentative tract map and Mitigated Negative Declaration. She suggested that the specifics of those prior approvals could be reviewed with staff at the offices of Community Development and Public Works. COMMISSION COMMENTS: Commr. Duffy suggested varying the complementary color options for the seven buildings. Commr. Wilhelm questioned the requested change to Condition 5 to use stamped asphalt. Staff referred to the Margarita Area Specific Plan development standards calling for pervious materials and to create a visual break. Commr. Duffy was not supportive of the requested change to use stamped asphalt. He requested that.the color palettes for buildings include additional accent colors and that staff works with the applicant on the trellis details. Commr. Wilhelm supported the use of the tree wells as shown on the landscaping plans and agreed with Commr. Duffy about additional accent colors. Commr. Weber supported the addition of a condition for details of the canopies and trellises to be worked out between the staff and applicant along with the submittal of building plans. Chair Root preferred the use of an alternative material to the proposed stucco -covered foam for cornices, agreed with the recommendation for additional accent colors on buildings, and suggested the use of larger trees in the landscape design. of the Community Development Director with the review of working drawings for a building permit." Packet Page 116 ARC Minutes March 1, 2010 Page 3 AYES: Commrs. Palazzo, Weber, Duffy, Wilhelm, Hopkins, Ehdaie, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. Staff a. Agenda Forecast - Pam Ricci gave an agenda forecast of upcoming projects. 3. Commission: a. Minutes of February 17, 2010, were approved as submitted. b. Recent Project Review — Lessons Learned Commissioners discussed the recent installation of the three sculptures on Buena Vista near Monterey Street mentioning that the positions of the sculptures and the finish were somewhat different from what they recalled with the review of the pieces. ADJOURNMENT: The meeting adjourned at 6:50 p.m. Janet Miller Recording Secretary Approved by the Architectural Review Commission on _March 15, 2010 Supe&isinq Admin Packet Page 117 E 0 RESOLUTION NO. 10124 (2009 Series) A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL APPROVING VESTING TENTATIVE TRACT MAP NO. 3011 TO CREATE FIVE COMMERCIAL LOTS AND ONE OPEN SPACE LOT WITH PROVISION FOR AIR SPACE CONDOMINIUM OWNERSHIP OF SPACES WITHIN PROJECT BUILDINGS AND INCLUDING AN ADJUSTMENT TO THE MARGARITA AREA SPECIFIC PLAN REGARDING THE EXTENT AND DESIGN OF THE PROPOSED COLLECTOR ROAD ON THE PROJECT'S EAST SIDE FOR PROPERTY LOCATED AT 400 PRADO ROAD TRIER 112 -07 WHEREAS, the Planning Commission conducted a public hearing on September 23, 2009, and recommended approval of the project; and WHEREAS, the City Council 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 November 3, 2009, pursuant to an application filed by Prado Park, LLC, applicant for the purpose of considering TRIER 112 -07, a vesting tentative tract map subdividing an approximately 20 -acre site into 6 lots with provision for air space condominium ownership within project buildings; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has considered the Mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; 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 City Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project entitlements in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration incorporating all of the following mitigation measures with monitoring programs into the project: R 10124 Packet Page 118 Resolution No. 10124 (200 *eries) Page 2 Aesthetics Mitigation Reduction of Light and Glare The applicant shall submit an exterior lighting plan ensuring that lighting associated with the project shall not spill over the property lines and that light trespass shall be reduced by shielding lights and recessing light sources within fixtures. The lighting plan shall propose specific measures to limit the amount of light trespass associated with development within the project area including shielding and/or directional lighting methods to ensure that spillover light does not exceed one foot -candle at adjacent property lines and submit photo metrics to substantiate this standard is met. The lighting plan shall be to the review and approval of the Architectural Review Commission. Monitoring Program: The ARC will review development plans for the project. City staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to lighting are compliant with the MASP provisions and have been incorporated into working drawings. City building inspectors will be responsible for assuring that all lighting is installed pursuant to the approved lighting plan. Air Ouality Mitigation Operational Phase Mitigation 2. In order to mitigate air quality impacts associated with this project the applicant must implement the following measures: a. Mitigation Measures AIR 1. 1, 1.2, 1.3, and AIR 2.1 from the MASP /AASP EIR. b. Provide on -site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. c. Provide on -site eating, refrigeration, and food vending facilities to reduce employee lunchtime trips. d. Provide preferential carpool and vanpool parking spaces. e. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. f. Increase the building energy efficiency rating by 10% above what is required by Title 24 requirements. This can be accomplished in a number of ways (increasing attic, wall, or floor insulation, installing double -pane windows, using efficient interior lighting, etc.). g. Implement all feasible Discretionary and Greenhouse Gas Mitigation Measures (but no less than 10) provided in the letter from APCD dated February, 2008. Packet Page 119 Resolution No. 10124 (20099eries) Page 3 Monitoring Program: The applicant is required to implement all of the APCD's Standard Mitigation Measures and at least 10 Discretionary and Green House Gas Mitigation Measures to the approval of the Community Development Department and the APCD. No construction work may commence before said mitigation has been approved by the City and APCD. Biological Resources Mitigation 3. Implement the following Mitigation Measures from the MASP /AASP EIR: a. BIO 1. 1, conduct surveys to determine presence of wetlands and/or sensitive species already completed); b. BIO 6.1, minimize impacts to wetland habitat and prepare and implement a wetland habitat mitigation plan, to the satisfaction of the Natural Resources Manager, California Department of Fish and Game, and U.S. Army Corps of Engineers; c. BIO 9.1, mitigate for impacts to sensitive plant species (Congdon tarplant) to the satisfaction of the Natural Resources Manager; d. BIO 12.1, conduct preconstruction surveys to determine presence of burrowing owl, and, if found, prepare and implement a protection and mitigation plan to the satisfaction of the California Department of Fish and Game; e. BIO 13.1, provide training for construction personnel to recognize and protect California red - legged frogs; and f. BIO 17.1, provide training for construction personnel to recognize and protect southwestern pond turtle. To accomplish the above, a City- approved biological monitor shall be retained by the project sponsors to oversee implementation of the described mitigations and other protective measures. Monitoring Program: Prior to the onset of construction, the wetland habitat mitigation plan, mitigation for the Congdon tarplant, surveys for the burrowing owl, and training for construction personnel shall be completed or in progress to the satisfaction of the Natural Resources Manager. Cultural Resources Mitigation 4. If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. If pre - historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Packet Page 120 Resolution No. 10124 (2009 genes) • Page 4 Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. Geology and Soils Mitigation Reduction of Geotechnical Concerns 5. The applicant shall incorporate the recommendations included in the Soils Engineering Report for Parcel 12 Prado Road prepared by GeoSolutions Inc. into final project plans and specifications. Monitoring Program: The applicant is responsible for incorporating the recommendations presented in the Soils Engineering Report prepared by GeoSolutions into the project plans and specifications to the approval of the Community Development Department. No site preparation or construction work may commence before project plans have been approved by the City. Hazards and Hazardous Materials Mitigation Preparation and Implementation of a "Construction - Related Hazardous Materials Management Plan" 6. As stipulated in the MASP /AASP EIR, the applicant shall prepare a plan identifying, when they are known, site/development - specific construction activities that will involve the hazardous materials. The plan shall be prepared before construction activities begin that involve hazardous materials and shall discuss proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. The plan will also outline a specific protocol to identify health risks associated with the presence of chemical compounds in the soil and/or groundwater and identify specific protective measures to be followed by the workers entering the work area. If the presence of hazardous materials is suspected or encountered during construction- related activities, the project applicant will cause Mitigation Measure HAZ -1.2 to be activated. Mitigation Measure HAZ -1.2 states: The project proponent will complete a Phase I environmental site assessment for each proposed public facility (e.g. streets and buried infrastructure). If Phase I site assessments indicate a potential for soil and /or groundwater contamination within or adjacent to the road or utility alignments, a Phase H site assessment will be completed. The following Phase 11 environmental site assessments will be prepared specific to soil and /or groundwater contamination. a. Soil Contamination. For soil contamination, the Phase 11 site assessment will include soil sampling and analysis for anticipated contaminating substances. Ifsoil Packet Page 121 Resolution No. 10124 (200kes) • Page 5 contamination is exposed during construction, the San Luis Obispo Fire Department ( SLOFD) will be notified and a work plan to characterize and possibly remove contaminated soil will be prepared, submitted, and approved. b. Groundwater Contamination. For groundwater contamination, the Phase 11 assessment may include monitoring well installation, groundwater sampling, and analysis for anticipated contaminating substances. Ifgroundwater contaminated by potentially hazardous materials is expected to be extracted during dewatering, the SLOFD and the Central Coast RWQCB will be notified. A contingency plan to dispose of contaminated groundwater will be developed in agreement with the SLOFD and Central Coast RWQCB. Monitoring Program: The " Construction- Related Hazardous Materials Management Plan" will be required to be submitted to the City Community Development Department and Fire Department for review prior to commencement of any site preparation or construction work involving hazardous materials. No site preparation or construction work may commence before said plan has been approved by the City. Any site work commenced without City approval of said Plan will be subject to "Stop Work" (cease and desist) orders as may be issued under the authority of the City Fire Department. Preparation and Implementation of an "Operations- Related Hazardous Materials Management Plan" 7. As stipulated in the MASP /AASP EIR, the applicant shall prepare a plan identifying hazardous materials management practices as might be required by state and local laws and regulations regarding delivery, use, manufacture, and storage of any such regulated materials might be present on site for any operations- related activities. This plan would identify the proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. By the filing of said Plan, the City Fire Department will be on notice to provide regular and routine fire and life -safety inspections to determine compliance with applicable health and safety codes. Monitoring Program: The "Operations - Related Hazardous Materials Management Plan" will be required to be submitted by a project applicant to the City Community Development Department and City Fire Department for review prior to the establishment of any operations - related activities. Conduct a Geologic Evaluation to Determine if NOA is Present 8. According to the APCD the project site is a candidate area for NOA, which has been identified as a toxic air contaminant by the ARB. The project applicant is responsible for conducting a geologic evaluation of the area that will be disturbed to determine if NOA is present. If NOA is found at the site, the applicant must comply with all requirements Packet Page 122 Resolution No. 10124 (2001eries) Page 6 outlined in the Asbestos ATCM. If NOA is not present, an exemption request must be filed with the APCD. Monitoring Program: The geologic evaluation will be required to be submitted by a project proponent to the City Community Development Department and APCD for review prior to any grading activities. If NOA is found at the site, the Asbestos ATCM shall include an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program subject to the approval of the APCD. Transportation/Traffic Mitigation Impacts to the South Higuera & Prado Road Intersection 9. As part of public infrastructure improvements for the subdivision map, the applicant shall: a. Modify the intersection of Prado Road/Higuera Street in order to lengthen the westbound left -turn lane on Prado Road to a minimum of 200' of storage length. b. Install countdown pedestrian signal heads for the two South Higuera Street crossings. c. Modify the eastbound and westbound approaches of Prado Road to include protected/permissive left -turn signal phasing. d. The improvements shall include miscellaneous signing and striping modifications and potential installation/modification of traffic signal detection equipment for the approaches of Prado Road. Monitoring Program: Compliance with the required mitigation measures shall be reflected on the plans for project grading and construction and shall be completed to the satisfaction of the Public Works Director prior to City issuance of a certificate of occupancy for the project. Unocal Collector Road 10. An adjustment to the MASP shall be processed along with the tentative subdivision map for the project. A condition of approval shall preserve the potential for the extension of the collector road to the south through the full dedication of the needed right -of -way. The condition shall also require that a covenant agreement be executed to call for the future development of the extended roadway if determined to be desired in the future. Monitoring Program: The required adjustment to the MASP will be reviewed by the Planning Commission with their consideration of the tentative tract map and either approved or denied by the City Council with their final action on the tract map. Community Development and Public Works staffs would insure that a condition of approval attached to the tract map included a requirement for the full Packet Page 123 Resolution No. 10124 (2009 eries) • Page 7 dedication of the needed right -of -way. The required covenant agreement would be executed along with the review of the final tract map and improvement plans. Preparation and Implementation of "Traffic Reduction Program" 11. In order for MASP /RASP EIR Mitigation Measure T -2.1 adopted with the certification of the MASP /AASP EIR in conjunction with the approval of the RASP in August, 2005 (Ref. City Council Resolution No. 9726, 2005 Series) to be brought forward to this site - specific project stage, a transportation demand management program that demonstrates reduction of peak period travel by single - occupant vehicles shall be required of any employer within the subdivision with 25 or more employees. Said program shall incorporate all reasonably feasible measures or techniques, including those listed in the MASP /AASP EIR/General Plan Circulation, that encourage alternate modes other than single- occupant vehicles as the primary mode of transportation to the workplace and to travel during non -peak times. Monitoring Program: Each business owner, upon employment of 25 or more employees, shall immediately prepare and submit, obtain approval from the City Public Works Director and implement the provisions of a Traffic Reduction Plan which demonstrates reduction of peak period travel consistent with requirements of the City General Plan Circulation Element Policies and Programs. City Staff shall periodically inspect the business to observe and assure that reduction techniques approved by the City are in place and adhered to by the business. Staff shall take any corrective or enforcement actions authorized by law to achieve compliance. SECTION 2. Vesting Tract Map No. 3011 Approval with Findings and Conditions. The Vesting Tentative Tract Map No. 3011 included as part of City Application No. TR 112 -07, which allows the creation of 6 lots, comprised of 5 commercial lots and one open.space lot, and allowing for condominium ownership within project buildings, is hereby approved, based on the following findings, including approval of an adjustment to the Margarita Area Specific Plan regarding the timing and extent of the collector road on the property's east side, and subject to the following conditions and noting certain code requirements: Findings: As conditioned, the design of the vesting tentative map is consistent with the General Plan because the proposed subdivision respects existing site constraints (oil plumes, wetlands, avigation easements, and drainage facilities) and will be consistent with the lot sizes established by the Margarita Area Specific Plan. 2. The site is physically suited for the type and density of development allowed in the Business Park (BP -SP) zone. 3. The project will not be detrimental to the health, safety, or welfare of those living or working on the site and vicinity since it has been found in conformance with applicable Packet Page 124 Resolution No. 10124 ( 20091 genes) • Page 8 development standards of the Margarita Area Specific Plan and General Plan Policy, and because the project specifies conditions and mitigation measures that have adequately addressed issues related to hazardous materials, over -flight concerns, high water table, and other geo- technical concerns. 4. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision. The City Council hereby approves an adjustment" to the Specific Plan regarding the extent and timing of the collector road on the east side of the project site, specifically allowing the street improvements to terminate at the southerly project driveway rather than the southern tract boundary. Full right -of -way dedication to accommodate the collector road is required by project conditions but, as conditioned, the full development of the collector road to the southern tract boundary may be postponed or not required based on potential preferred alternative locations for a collector road between Prado and Tank Farm Roads which is dependent on the ultimate development plans for properties to the south of the site. 5. As conditioned and with applicable mitigation measures, the design of the tentative tract map and proposed improvements are not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat. 6. The subdivision will not have a significant adverse impact on the environment, subject to the mitigation measures of the Final Environmental Impact Report (EIR) certified by the City Council on October 12, 2004, being incorporated into the project, the mitigation monitoring program adopted with said EIR approval being followed and mitigation measures recommended herein. 7. A Mitigated Negative Declaration was prepared by the Community Development Department on January 16, 2009. The Planning Commission finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. Conditions: 1. Prior to final map approval, the condominium plan for the project shall be submitted for review to ensure compliance with City standards, subject to the approval of the Public Works and Community Development Directors. 2. Pursuant to Government Code Section 66474.9(b), the subdivider 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 subdivision, and all actions relating thereto, including but not limited to environmental review. Packet Page 125 Resolution No. 10124 (2000eries) • Page 9 3. Subdivider shall prepare conditions, covenants, and restrictions (CC &Rs) to be approved by the Community Development Director and City Attorney prior to final map approval. CC &Rs shall contain the following provisions: a. Creation of a property owners' association to enforce the CC &Rs and provide for professional, perpetual maintenance of all common areas including private driveways; drainage, on -site sewer facilities, parking lot areas, walls and fences, lighting, and landscaping. b. Grant to the City the right to maintain common areas if the property owners' association fails to perform, and to assess the property owners' association for expenses incurred, and the right of the City to inspect the site at mutually- agreed times to assure conditions of CC &Rs and final map are being met. 4. The subdivider shall dedicate a 15' wide public utility easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right -of -way lines bordering each lot. 5. The subdivider shall dedicate a 10' wide street tree easement across the frontage of each lot. Said easement shall be adjacent to and contiguous with all public right -of -way lines bordering each lot. 6. Access rights shall be dedicated to the City along Prado Road and the collector road except at approved driveway locations as shown on the tentative map. 7. Development of the affected lots shall comply with all provisions of the August 11, 2006, Covenant and Environmental Restriction on Property between Union Oil Company of California and the Regional Water Quality Control Board unless otherwise amended or exempted. 8. A phased final map is not proposed as part of the tentative map approval. Construction phasing is proposed and is defined by a Phase 1 consisting of Buildings A and B constructed on Lots 1 and 2 respectively. No additional construction phasing has been proposed or endorsed through this process beyond Phase 1. Therefore, Phase 2 is defined in these conditions as construction of any buildings, along with their associated improvements, except for Buildings A and B. Phase 3 is defined as construction of the collector road and pertinent utilities beyond the Phase 2 limit of development. The scope of work for Phase 3 is dependent upon the outcome of environmental review for the Collector Road extension. 9. The temporary Phase 1 improvements shall be removed or altered in conjunction with the Phase 2 improvements. The temporary improvements include both public and private improvements. Temporary improvements located within the public right -of -way shall be covered by an encroachment permit, temporary encroachment agreement, and covenant to Packet Page 126 Resolution No. 10124 (200kes) Page 10 install final improvements. The required agreement and covenant shall be recorded against the property. 10. The architectural site plans submitted for final review by the ARC shall be revised to clarify the proposed construction phasing consistent with the tentative map and project conditions of approval. 11. The plan submittal for final review by the ARC shall be revised to include the appropriately- phased landscape plans. The landscape plans shall agree with the architectural site plans and civil plans approved with the tentative map. The landscape plans shall honor any temporary improvements that are proposed to be removed or reconstructed with the build -out of the subdivision, construction of Prado Road improvements, and the Collector Road in accordance with the tentative map, specific plan, and approvals of the Western Enclave Subdivisions. The street trees shown on the landscape plans for the Collector Road shall be revised to meet City Standard Drawing 8010 for planting within a sidewalk (Zone 1). 12. The public improvement plans for this subdivision shall consider the proposed or required phasing to be completed by the combined development known as Margarita Area Specific Plan western enclave (VTTM 2353, VTTM 2428 and VTTM 2342). The public improvement plans for each subdivision shall include any permanent or temporary offsite improvements as considered necessary by the Director of Public Works to provide a reasonable transition between the subdivisions in the case that one project is developed before another. The scope of required improvements shall be approved to the satisfaction of the Public Works Director. 13. The Prado Road Extension (PRE) plans and detention basin plans have not been approved. The pertinent plans affecting each phase of construction shall be approved or partially approved to the satisfaction of the Public Works Director prior to approval of the public improvement plans or map recordation. All plan review fees and pertinent inspection fees shall be paid for the review of the PRE and detention basin plans. 14. The Phase l grading and drainage improvements shall be shown on the phased public improvement plans. The improvements shall be in accordance with the project drainage report and may include but are not limited to water quality treatment, detention, sizing of temporary drainage structures, and erosion protection. The ultimate detention basin shall be completed prior to or in conjunction with the Phase 2 subdivision improvements. 15. All Prado Road and collector road improvements shall be constructed as follows: a. Phase 1 Prado: PRE improvements along the subdivision frontage including %z street two 12 -foot travel lanes and 6 -foot bike lane), curb, gutter, 6- foot -wide parkway, and 6- foot -wide detached sidewalk. If Tract 2342 road improvements are under construction, Phase I improvements shall include the median. Packet Page 127 Resolution No. 10124 (2009eries) Page I 1 b. Phase 2 Prado: PRE improvements along the subdivision frontage including '/ street plus 26 feet. If Tract 2342 improvements have not commenced, the northerly edge . treatments shall be approved to the satisfaction of the Public Works Director. c. Phase 1 Collector: Complete paving on Prado Road to beginning of curb return on the Collector Road. d. Phase 2 Collector: Complete %Z street including curb, gutter, and an 8 -foot sidewalk with tree wells and grates. e. Phase 3 Collector: Complete %Z street plus 12 feet (two 12 -foot travel lanes, two 5 -foot bike lanes and an 8 -foot integral sidewalk). Depending upon the final disposition of the Collector Road extension, the improvements shall extend to the southerly tract boundary or shall be terminated in a cul -de -sac or knuckle to the approval of the Public Works Director. The project shall develop a Class 1 bicycle /pedestrian pathway connection to the south should the adjacent collector roadway (that includes bike lanes and sidewalks) not extend south of the project. The location shall be approved by the Public Works Director. The multi -use path should be 12 feet in width as called for in the Specific Plan, however the Natural Resources Manager and Public Works Director may approve an alternate width in locations where environmental conditions or right -of -way limitations warrant a narrower path. 16. Prior to map recordation, a subdivision agreement and a surety shall be required to guarantee completion of all the required subdivision improvements, including completion of Phase 3 improvements to the subdivision boundary (extending the collector road south, extending the sewer main, and extending the Class 1 bikeway). The surety shall include an estimate of the cost to design Phase 3 improvements and prepare any environmental documents or amendments to the existing documents related to subdivision improvements beyond those shown on the tentative map. 17. The proposed temporary private sewer lift station(s) serving this development shall be removed and connections made to the permanent sewer main located in the collector road upon the completion of the main and the availability of the main extension to the Tank Farm Road lift station. The on -site laterals and/or private mains shall be designed to connect to the ultimate main location unless temporary on -site facilities are otherwise approved by the City. 18. The final design of the proposed fill and construction of the stormwater detention basin shall take into consideration the effects on the 100 -year floodplain. The final drainage report shall establish and confirm the base flood elevation by processing a CLOMR or CLOMR -F with FEMA prior to approval of any plans for ground - disturbing activities that could adversely affect the floodplain. The analysis required for the CLOMR/CLOMR -F shall show that the proposed finish floors of the structures are at least one foot above the Packet Page 128 Resolution No. 10124 (2004eries) Page 12 100 -year flood elevations and that the proposed grading does not significantly reduce the amount of floodplain storage per the WWMP -DDM. Once construction is complete, but prior to final occupancy, the subdivider /developer shall finalize the CLOMR with a final Letter of Map Change (LOMC) through FEMA. A final LOMR shall be processed at the completion of each phase of grading if phased grading is proposed. Miscellaneous Requirements 19. Public improvement plans shall be submitted to the Public Works Department for review and approval. The plans shall be approved prior to map recordation and prior to building permit issuance. Public improvement plans and specifications shall comply with the City Engineering Standards and Standard Specifications in effect at the time of submittal of the improvement plans. The current standards are dated January 2009. 20. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot/parcel to the satisfaction of the Public Works Director and serving utility companies. A private sewer main may be proposed to the satisfaction of the Building Official, Utilities Engineer, and Public Works Director. 21. All final grades and alignments of all public water, recycled water, sewer, and storm drains including service laterals and meters) are subject to modifications to the satisfaction of the Public Works Director and Utilities Director. 22. The subdivider shall install street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires per City standards along the subdivision frontage. Off -site street lighting improvements, alterations, or upgrades may be required along roadways leading to and from the proposed development to complete the necessary public improvements. 23.. If off -site dedication of property for public right -of -way purposes is necessary to facilitate the construction of utility "and road improvements or for a proposed extension of the sewer main to the Tank Farm lift station, the subdivider shall exhaust all avenues available to acquire said public right -of -way dedication. In the event the subdivider is unable to acquire said property, the City Council will lend the subdivider its powers of condemnation to acquire the off -site right -of -way dedication, including any necessary construction, slope, and drainage easements. 24. Phase 2 improvements will require off -site right -of -way acquisition. The subdivision agreement shall include a provision requiring the subdivider to pay for all costs incurred by the City to acquire off -site right -of -way, including, but not limited to, all costs associated with condemnation through the condemnation process, if the subdivider has exhausted all reasonable efforts to acquire interest to the subject property. If condemnation proceedings are required, the Subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: Packet Page 129 Resolution No. 10124 (2004eries) • Page 13 a. Property legal description and sketch, stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California. b. Preliminary title report including chain of title and litigation guarantee. c. Appraisal of the property by a City- approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so. d. Copies of all written correspondence with off -site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. e. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. 25. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. The irrigation system for Phase I and Phase 2 shall be designed per recycled water standards and operated as described in the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted for review during the City's building permit process for Phase 1 and Phase 2. The applicant can contact the City's Utility Projects Manager at 781 -7239 for more information. 26. Prior to the issuance of a building permit, the applicant shall receive approval from San Luis Garbage Company and the Conservation Manager (781- 7258), in writing, for the final size and location of the solid waste enclosure areas. 27. All waterlines and fire services onsite shall be private ownership. Individual water meters are required for each individually -owned commercial space. Meters shall be located per City standard in the sidewalk frontage along street right -of -way. For Buildings F and G, the Utilities Department will allow a master meter for each building to be located in the sidewalk along street frontage. Individual private submeters shall be installed for each individually - owned commercial space to allow appropriate apportionment of the water and sewer bills to each owner. A property owner's association will need to be established to maintain onsite private utilities, read meters, and apportion the water and sewer bills. 28. If not already recorded, the applicant shall obtain approval from the County of San Luis Obispo for an avigation easement covering the subject property. Packet Page 130 Resolution No. 10124 (2009Qeries) Page 14 Code Requirements: The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. The project is subject to all requirements in effect at the time of the building permit or map vesting date. 1. Future airspace ownership boundaries for the project shall comply with all applicable exiting provisions of the Building Code. Access to two complying exits must be maintained for all occupants on the second floor. Occupants shall not be allowed to access a required exit by transiting a space under different ownership. Condominium map shall show a dedicated space to provide common exit access for all individually -owned spaces. 2. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3. 5" diameter computer floppy disk, containing the appropriate data compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the City Engineer. 3. The parcel map /final map preparation and monumentation shall be in accordance with the City's Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units in accordance with the current City Engineering Standards. All record data shall be entered on the map in the record units; metric translations should be in parenthesis if applicable. 4. The final map shall include any required public or private easements as required for the proposed development of the tract. Easements may include, but are not limited to, grading, drainage, water, sewer, storm drainage, access, vehicle turn- around, and utilities. Any CC &Rs, maintenance agreements or common driveway agreements shall be completed and recorded concurrent with final map approval. 5. Any proposed on -site sewer main will be privately owned and maintained by the Property Owner's Association. The common landscape irrigation meter, irrigation system piping and appurtenances, and landscaping served by the common irrigation system shall be owned and maintained by the Property Owner's Association. 6. Notice of requirements shall be recorded concurrent with the final map for any impending road and/or utility improvements related to the extension of the collector road and/or sewer main within the subdivision boundary. 7. Applicant is advised that Section 16.20.110 (Reimbursement) of the San Luis Obispo Municipal Code may be applicable to this project. Packet Page 131 Resolution No. 10124 (200 *eries) Page 15 Informational Note: 1. Once the final map and condominium plan for the project has been recorded, every time airspace ownership boundaries are modified, a revised condominium plan must be recorded. On motion of Council Member Ashbaugh, seconded by Council Member Marx, and on the following vote: AYES: Council Members Ashbaugh, Carter and Marx, Vice Mayor Settle and Mayor Romero NOES: None ABSENT: None The foregoing resolution was adopted this 3rd day of November, 2009. ATTEST: Elaina Cano Interim City Clerk APPROVED AS TO FORM: n P. Lowell City Attorney Packet Page 132