HomeMy WebLinkAboutItem 3 - ARCH-0424-2019 (301 Prado) Prado Business Park
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of seven, two-story structures consisting of 159,663 square feet of office and
industrial space.
PROJECT ADDRESS: 301 Prado Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0424-2019 FROM: Shawna Scott, Senior Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The subject site is a relatively flat, 20-acre vacant parcel in the southwestern corner of the Margarita
Area Specific Plan (MASP) area, located at 301 Prado Road. The proposed General Plan and Zoning
designation per the MASP is Business Park (BP), the property also includes Conservation Open Space
(C/OS) zoning for a dedicated detention basin, however the project does not include any
improvements within the C/OS zone. The proposed project consists of seven, two-story
office/industrial structures totaling 159,663 square feet (Attachment 2, Project Plans). The proposed
project also includes site improvements such as parking lots, site access and landscaping upgrades .
This project is a re-initiation of a previously approved project that has an expired entitlement
(Attachment 3, Previous ARC Report, Resolution and Minutes 3.1.10). The previous project included
a Vesting Tentative Tract Map (VTTM) No. 3011, which is still active (Attachment 4, Council Report,
Resolution and Minutes). At the time the VTTM was approved, the City Council adopted an
associated Initial Study/Mitigated Negative Declaration (IS/MND) (see link provided in Section 8.0
of this report). On March 1, 2010 the Architectural Review Commission (ARC) had found the
previous entitlement consistent with the approved VTTM and provided final approval of the project
(Attachment 5, ARC Staff Report and Meeting Minutes 11.4.19).
Applicant 301 Prado Group, LLC
Zoning BP-SP (Business Park) & C/OS-SP
(Conservation Open Space) within
the Margarita Area Specific Plan
General Plan Business Park
Site Area ~20 acres
Environmental
Status
Mitigated Negative Declaration
(MND) adopted for Vesting
Tentative Tract Map #3011.
Meeting Date: January 8, 2020
Item Number: 3
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1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, MASP, 2009 Zoning Regulations, Community
Design Guidelines (CDG) and applicable City development standards (links provided below).
Planning Commission (PC) review is required for projects which include more than 10,000 square
feet of nonresidential space.
Margarita Area Specific Plan: https://www.slocity.org/home/showdocument?id=4070
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
2009 Zoning Regulations: https://www.slocity.org/Home/ShowDocument?id=24985
2.0 PREVIOUS REVIEW
The ARC reviewed the proposed project on November 4, 2019 for consistency with the MASP Design
Guidelines and CDG. The ARC found the project consistent with the MASP Design Guidelines and
CDG, no directional items or conditions were provided, and recommended that the Planning
Commission approve the project (4-0-3).
3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations,
and Engineering Standards and be consistent with the applicable standards within the MASP. Staff
has evaluated the project’s consistency with relevant requirements and has found it to be in substantial
compliance, as discussed in this analysis.
3.1 Consistency with the General Plan
The General Plan Land Use Element (LUE) provides limited policies for the BP land designation
other than the intent is to provide for research and development, and light manufacturing in a campus
setting and projects in this land use designation should provide high quality design of public and
private facilities. BP land designations are typically identified within Specific Plans, which offer
additional guidance on policies objectives, as described in greater detail in the subsection below.
Figure 1: Rendering of project design from the intersection of Prado and Davis Road.
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3.2 Consistency with the Margarita Area Specific Plan
The City recognizes that businesses located in areas designated BP often combine product
development, promotion, manufacturing, and distribution at a single facility. The BP designation is
intended to accommodate such combinations, with the lowest level of review by the City that is
consistent with maintaining community character and assuring a desirable setting for the types of
businesses that are the primary reason for business parks. The BP designation is generally intended
for well designed, master-planned, campus-type developments that will contribute to community
character and the City’s objective of attracting jobs that can support households within the City.
The project has been reviewed for consistency with the MASP policies, in order to present a project
that meets the intent of the Specific Plan and fully implements the goals for development of the
Margarita Area. The applicant has provided a design consistency matrix describing the project’s
response to the MASP Design Objectives (Attachment 3, Project Plans Sheet A2). The ARC has
reviewed the applicant’s matrix and did not identify any concerns regarding the project design.
3.3 Consistency with the Zoning Regulations
The project is associated with an approved VTTM. The Subdivision Regulations define “vesting” as
a guarantee that subsequent development of the subdivided property will be subject to the same
ordinances, policies, and standards in effect at the time the tentative map is approved. The VTTM
was approved on November 3, 2009 and is subject to the Zoning Regulations at the time. The project
design complies with all Zoning Regulations requirements including; lot coverage, floor area ratios,
parking, maximum heights, and setback requirements in the (BP) zone (see Section 4.0 Project
Statistics).
4.0 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
Occupied Structures
Architectural Features
34 feet
42 feet
36 feet
45 feet
Minimum Landscape Area 22.5% 15% (minimum)
Floor Area Ratio (FAR) 0.183 0.44 (maximum)
Building Coverage 30.3% 75% (maximum)
Public Art Paying In-Lieu Fee Provide or pay in-lieu fee
Inclusionary Housing Paying In-Lieu Fee Provide or pay in-lieu fee
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
462
45 EV Ready
70
447
37 Clean Air Vehicle Spaces
69
*2009 Zoning Regulations (as applicable through the approved VTTM)
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5.0 ENVIRONMENTAL REVIEW
The project is consistent with the MASP Final Environmental Impact Report (FEIR) and
supplemental IS/MND adopted for VTTM #3011 (see links in Section 8.0 of this report). On October
12, 2004, the City Council certified the FEIR for the MASP through Council Resolution No. 9615
(2004 Series) (see link in Section 8.0). On November 3, 2009 the City Council approved a MND of
environmental impact for the subject property through Resolution No. 10124 (2009 Series) along with
the approval of VTTM No. 3011 (Attachment 4).
On March 1, 2010, the ARC approved the design of the project with findings of consistency with the
MND and the approved VTTM. The project has been found to be in substantial conformance with the
previously approved project design in terms of size and placement of building footprints, layout of
parking areas and landscaping, as well as project phasing. The project does not include any changes
within or around the designated wetland restoration area at the southern edge of the site or the drainage
and detention basin along the western edge of the site. The project does not include any changes from
the previous approvals that would have any effect on the existing easements that address the two oil
plumes on the property, or the avigation easement along the southern portion of the property (the
property is in the S-1b Airport safety zone). The project is consistent with the adopted MND, all
mitigation measures adopted as part of the MASP EIR and subsequent MND that are applicable to
the proposed project are carried forward and applied to the proposed project to effectively mitigate
the impacts that were previously identified.
6.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Natural Resources, Building, Utilities, and Fire. Minor changes to the
previously approved project phasing plan have been identified to address public improvements related
to site access and utility connections to be consistent with the latest improvements along Prado Road
(see Condition No. 16, 26, 27, 32, 33, 34, 37, 38, and 43). Staff has not identified any unusual site
conditions or circumstances that would require any other special conditions. Other comments have
been incorporated into the draft resolutions as conditions of approval.
7.0 ALTERNATIVES
7.1 Continue the item. An action to continue the items should include a detailed list of additional
information or analysis required.
7.2 Deny the item. Denying the project based on findings of inconsistency with the General Plan,
MASP, and/or other pertinent City policies or standards. Commission to provide specific
findings for denial.
8.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Previous ARC Report, Resolution, Meeting Minutes 3.1.10
4. Council Resolution No. 10124 (2009 Series) Tract #3011
5. ARC Report and Draft Meeting Minutes 11.4.19
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Margarita Area Specific Plan Final Environmental Impact Report:
https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-719
Prado Business Park Initial Study/Mitigated Negative Declaration:
https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-2032
Council Resolution No. 9615 (2004 Series)
https://www.slocity.org/home/showdocument?id=24989
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF SEVEN, TWO-
STORY STRUCTURES CONSISTING OF APPROXIMATELY 159,663
SQUARE FEET OF OFFICE AND INDUSTRIAL SPACE. THE PROJECT
IS CONSISTENT WITH THE MARGARITA AREA SPECIFIC PLAN
FINAL ENVIRONMENTAL IMPACT REPORT (EIR) AND
SUPPLEMENTAL INITIAL STUDY AND MITIGATED NEGATIVE
DECLARATION (IS/MND) ADOPTED FOR VESTING TENTATIVE
TRACT MAP #3011; AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED JANUARY 8, 2020 (301 PRADO ROAD, ARCH-
0424-2019)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on
September 23, 2009, recommending approval of the Vesting Tentative Tract Map #3011 to the
City Council, pursuant to a proceeding instituted under TR/ER 112-07, Prado Park, LLC,
applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on November
3, 2009, approving the Vesting Tentative Tract Map #3011, pursuant to a proceeding instituted
under TR/ER 112-07, Prado Park, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on March 1, 2010, granting final design approval of the Prado Road Business
Park associated with the Vesting Tentative Tract Map #3011, pursuant to a proceeding instituted
under ARC/ER 112-07, Prado Road, LLC, applicant; and
WHEREAS, the Community Development Director of the City of San Luis Obispo, on
May 24, 2019, granted a time extension for the Vesting Tentative Tract Map #3011 that will remain
valid until November 3, 2020, pursuant to a proceeding instituted under TIME-0173-2019, David
Sansone on behalf of Prado Road, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on November 4, 2019, recommending approval of the project to the Planning
Commission based on consistency with the Community Design Guidelines and Margarita Area
Specific Plan (MASP), pursuant to a proceeding instituted under ARCH-0424-2018, 301 Prado
Group, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
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January 8, 2020, pursuant to a proceeding instituted under ARCH-0424-2019, 301 Prado Group,
LLC (previously known as Prado Road, LLC), applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0424-2019), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s Business Park
Zoning designation, and will be subject to conformance with all applicable building, fire,
and safety codes.
2. The proposed use conforms to the General Plan, Margarita Area Specific Plan (MASP),
and meets Zoning Regulations requirements for the Business Park Zone.
3. As conditioned, the project design maintains consistency with the City’s Community
Design Guidelines and Chapter 3 (Community Design) of the MASP through its placement
of buildings, parking, and pedestrian amenities that is compatible with the design and scale
of neighboring structures, and by providing significant articulation, varied structure
heights/roof heights, and framed entries in project buildings.
SECTION 2. Environmental Review. The project is consistent with the MASP Final
Environmental Impact Report (FEIR) and supplemental Initial Study and Mitigated Negative
Declaration (IS/MND) adopted for VTTM #3011. On October 12, 2004, the City Council certified
the FEIR for the MASP through Council Resolution No. 9615 (2004 Series). On November 3,
2009 the City Council approved a MND of environmental impact for the subject property through
Resolution No. 10124 (2009 Series) along with the approval of VTTM No. 3011. On March 1,
2010, the ARC approved the design of the project with findings of consistency with the MND and
the approved VTTM. The project has been found to be in substantial conformance with the
previously approved project design in terms of size and placement of building footprints, layout
of parking areas and landscaping, as well as project phasing. The project does not include any
changes within or around the designated wetland restoration area at the southern edge of the site
or the drainage and detention basin along the western edge of the site. The project does not include
any changes from the previous approvals that would have any effect on the existing easements that
address the two oil plumes on the property, or the avigation easement along the southern portion
of the property (the property is in the S-1b Airport safety zone). The project is consistent with the
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adopted MND, all mitigation measures adopted as part of the MASP EIR and subsequent MND
that are applicable to the proposed project are carried forward and applied to the proposed project
to effectively mitigate the impacts that were previously identified.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0424-2019 & ER/TR 112-07). A separate, full-size sheet shall be included in working
drawings submitted for a building permit that lists all conditions and code requirements of
project approval listed as sheet number 2. Reference shall be made in the margin of listed
items as to where in plans requirements are addressed. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. The project shall comply with all mitigation measures and conditions, applicable to the
project site, established under City Council Resolution No. 10124 (2009 Series).
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The applicant shall
note the use of smooth finish stucco on the building plans to the satisfaction of the Community
Development Director.
4. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and railings. Plans shall indicate the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features. Plans shall demonstrate the use of high-quality materials for all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
5. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under-parked.
6. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits.
Sufficient detail shall be provided about the placement and design of bike racks and lockers
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to demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines, to the satisfaction of the Public Works and Community Development Directors.
7. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including bollard style landscaping or path lighting,
shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings. All
wall-mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
8. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
9. The storage area for trash and recycling cans shall be screened from the public right -of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
10. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. The surfaces and
finishes of hardscapes shall be included on the landscaping plan.
11. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
12. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
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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.
13. Prior to final map recordation, each affected parcel shall be made subject to an avigation
easement, in a form approved by the County of San Luis Obispo.
14. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Engineering Division – Public Works/Community Development
15. The building plan submittal(s) and separate Public Improvement Plan (PIP) submittal(s) shall
show and note compliance with the codes and standards in effect at the time of plan submittal.
16. The project shall conform to the applicable conditions of approval for the Tentative Map,
MASP, City, State, and Federal Codes and Standards. The proposed construction phasing
and phased conditions established with the tentative map approval shall apply unless an
alternate phasing plan and construction sequencing is specifically approved by the
Community Development, Public Works, and Utility department directors (Directors).
17. The City may support an alternate Phase 1 circulation and access strategy to eliminate the
need to abandon the temporary driveway access off of Prado Road. The developer shall
extend water, sewer, and recycled water mains down the Unocal Collector (Davis Road) as
required for orderly development unless specifically waived or deferred by the Director’s.
The extension of a recycled water main may be contingent upon achieving the appropriate
utility main separations and clearances. The clearances and separations may require an off-
site dedication from the Martinelli property to the east.
18. The building plan submittal, PIP’s, and project drainage report shall show and note
compliance with the Post Construction Stormwater Regulations as promulgated by the
Regional Water Quality Control Board per their Resolution No. 2013-0032 or any updates of
these regulations. Unless otherwise exempted, the plans and reports shall include both the
off-site and on-site new, altered, or replaced impervious surfaces in the analysis for treatment
and retention.
19. Stormwater treatment facilities shall not be located within the public right-of-way unless
specifically approved under an encroachment agreement by the City Engineer. Temporary
treatment facilities may be recognized for drainage from roadways that will be completed with
the development of undeveloped neighboring parcel(s).
20. The building plan submittal shall show and note compliance with the City’s Drainage Design
Manual or the Waterway Management Plan. The building submittal shall show and note
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compliance with the City’s Floodplain Management Regulations. The buildings shall be
shown to be located outside the Special Flood Hazard Area (SFHA) or above the Base Flood
Elevation in accordance with the current regulations. If not previously approved, any proposal
for the placement of fill within the SFHA shall be approved through a FEMA Conditi onal
Letter of Map Revision (CLOMR) prior to grading permit issuance, if applicable. A Letter of
Map Revision (LOMR) following any required CLOMR shall be submitted within 6 months
of the completion of grading. The LOMR shall be approved prior to building permit issuance
for any structures located within the SFHA.
21. The final line and grade of the public sewer main and Class I bikeway to the south shall be
approved as part of the building plan and PIP submittals.
22. Any jurisdictional permits required from the Army Corp of Engineers, Fish and Wildlife
Services, and/or the Regional Water Quality Control Board shall be obtained prior to grading
and/or building permit issuance, if applicable.
23. A separate easement agreement may be required for the transition of the existing water well
to the City, if proposed or required in conjunction with the project conditions of approvals.
24. Street trees will be required along both street frontages as a condition of development. Any
proposal for deferring tree planting with each construction phase shall be approved to the
satisfaction of the City Arborist and Community Development Director.
Transportation Division – Public Works
25. Prior to issuance of building permits, the project applicant shall be responsible for paying
applicable Transportation Impact Fees per the fee schedule effective at the time of approval
of the vesting tentative tract map with applicable adjustments to current dollars per City
Municipal Code Section 4.56.040.
26. Building plans shall include vehicle turning path analysis to confirm adequate ingress/egress
and on-site circulation for a standard garbage truck and City fire truck, to the satisfaction of
the Public Works Director.
27. Building plans shall include appropriate signage and striping to convey intended access
restrictions at the Phase 1 temporary right-in/right-out access driveway. Recommended
measures include a stop sign with “STOP” pavement legend and limit line, as well as “RIGHT
TURN ONLY” signage to convey turn restrictions existing the site.
28. Unless otherwise approved by the City Engineer, the interim Phase 1 right-in/right-out access
driveway and adjacent sidewalk shall be constructed using permanent materials per City
Engineering Standards.
Building Division – Community Development
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29. Construction plans submitted for Building permits shall be designed in accordance with the
applicable codes in effect at time of submittal. Review of the general information provided
for entitlement is cursory and does not guarantee code compliance for a future construction
submittal.
30. In new projects that add 10 or more vehicle parking spaces, the number of clean air vehicle
spaces shall be in accordance with California Green Building code Table 5.106.5.2 (minimum
8% for 201 and over).
31. Plans submitted for a building permit that include Electric Vehicle (EV) charging stations,
shall identify Accessible EV spaces in accordance with California Building Code (CBC) 11B-
812.
Utilities Department
32. The project shall include the proposed sewer generation calculations, based on Section 7 of
the City’s 2018 Engineering Design Standards, in the permit submittal plan set. The
calculations shall include in the scope of the study the minimum depth and size of the required
sewer for the manhole to serve developments to the north and to the east of the proposed
parcel map, and shall be established and approved to the satisfaction of the Utilities Director.
33. The circumstances have changed since the Tract #3011 was approved in November of 2009
that have resulted in capacity constraints in the existing sewer infrastructure as published in
the 2015 Master Plan. Therefore, the sewer conditioned to be installed with Phase 2 of the
original vesting tentative tract map shall now be installed with Phase 1 construction of the
project, and eliminate the use of a private lift station.
34. Sewer flow rates and flow velocities shall comply with the requirements of the 2016
Wastewater Collection System Infrastructure Renewal Strategy. Prior to issuance of a
building permit the development’s sewer system shall have: a public 12” sewer main within
Davis Road, along the western boundary of the project site, from Prado Road down to a point
near the northern boundary of Parcel 11 from Tract 3009 to the existing sewer main.
35. The existing sewer coming from the east and flowing west of the Prado Road round-a-bout
shall be rerouted south into the new 12” sewer constructed by this project along the eastern
boundary of the parcel and into the Tank Farm Lift Station.
36. All sewer mains that encounter hydrocarbons in the existing soil during excavation shall be
made of fiber reinforce concrete pipe capable of withstanding aggressive soils commonly
encountered in this area.
37. Plans submitted for a building permit shall include the proposed water demand calculations,
based on Section 6 of the City’s 2018 Engineering Design Standards.
38. Water main installation shall be along the west half of proposed Davis Road per the previously
approved Vested Tentative Tract Map. Water flow rates and flow velocities shall comply with
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the minimum requirements of the 2016 Potable Water Distribution System Operations Master
Plan. Prior to issuance of a building permit the development’s water system shall have: a 12-
inch public water main along Davis Road extending from Prado Road and to the south
boundary of the proposed parcel. If hydrocarbons are encountered, all water mains shall be
provided with the proper hydrocarbon resistant gaskets or other protection measures approved
to the satisfaction of the Utilities Director.
39. Final grades and alignments of all public and/or private water, recycled water, and sewer shall
be approved to the satisfaction of the Utilities Department. The final location, configuration,
and sizing of on-site service laterals and meters shall be approved by the Utilities Director in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans.
40. A hydrant assembly shall be installed at ends of proposed potable water mains that are not
looped back into the existing system. A private fire main shall be separate from the potable
water system to serve the proposed development. The domestic main shall have meters along
the public right of way, or shall have a public master meter with private sub-meters serving
parcels under the same ownership, and shall be installed to the satisfaction of the Utilities
Director.
41. Existing well(s) planned for abandonment shall be destroyed per County Health Requirements
and the California Department of Water Resources Standard Bulletin 74-81 and 74-90 and the
County Health Requirements.
42. The existing well located at the southwest corner of the Parcel Map shall be dedicated to the
Utilities Department with a 12-foot access easement from Davis Road if the owner is planning
to abandon the well. This item may be waived to the satisfaction of the City if the well
abandonment is necessary for site development or if the abandonment is required by separate
private agreement.
43. Plans submitted for a building permit shall include the proposed recycled water irrigation
demand calculations to meet the criteria of Section 10 of the City’s 2018 Engineering Design
Standards in the permit submittal, showing the City’s Maximum Applied Water Allowance
(MAWA) and Estimated Total Water Use (ETWU) calculator table, including all inputs.
44. The recycled water main construction depicted in the VTTM from 2009 shall be eliminated
if a utility easement is included for landscaping within a common interest parcel. Provisions
shall be made to reconstruct the 8” recycled water stub along the south leg of the roundabout
at Prado and Davis to accommodate the proposed street improvements extending to the south.
45. Recycled water, or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City’s Utilities Department.
46. Irrigation systems using recycled water shall be designed and operated as described consistent
with the City’s Procedures for Recycled Water Use, including the requirement that sites
Item 3
Packet Page 229
Resolution No. PC-XXXX-20
301 Prado Road, ARCH-0424-2019
Page 9
utilizing recycled water require backflow protection on all potable service connections. Three
sets of irrigation plans shall be submitted for review during the City’s improvement plan
and/or building permit review process
47. Driveways and access routes to all trash and recycling receptacles shall be designed to
accommodate the size and weight of garbage trucks.
48. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the
requirements of the San Luis Garbage Company. Large bin enclosures shall be wide enough,
to accommodate trash, organic, and recycling receptacles, and shall conform to the
engineering design standards.
Indemnification
49. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 8th day of January, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
Item 3
Packet Page 230
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.Item 3Packet Page 231
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. Item 3Packet Page 232
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"ϳ͘ ƐƐƚŝƉƵůĂƚĞĚŝŶƚŚĞD^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 9ϵ͘ ƐƉĂƌƚŽĨƉƵďůŝĐŝŶĨƌĂƐƚƌƵĐƚƵƌĞŝŵƉƌŽǀĞŵĞŶƚƐĨŽƌƚŚĞƐƵďĚŝǀŝƐŝŽŶŵĂƉ͕ƚŚĞĂƉƉůŝĐĂŶƚƐŚĂůů͗Ă͘ DŽĚŝĨLJƚŚĞŝŶƚĞƌƐĞĐƚŝŽŶŽĨWƌĂĚŽZŽĂĚͬ,ŝŐƵĞƌĂ^ƚƌĞĞƚŝŶŽƌĚĞƌƚŽůĞŶŐƚŚĞŶƚŚĞǁĞƐƚďŽƵŶĚůĞĨƚͲƚƵŵlane on Prado Road to a minimum of 200' of storage length.ď͘ /ŶƐƚĂůůĐŽƵŶƚĚŽǁŶƉĞĚĞƐƚƌŝĂŶƐŝŐŶĂůŚĞĂĚƐĨŽƌƚŚĞƚǁŽ^ŽƵƚŚ,ŝŐƵĞƌĂ^ƚƌĞĞƚĐƌŽƐƐŝŶŐƐ͘Đ͘ DŽĚŝĨLJƚŚĞĞĂƐƚďŽƵŶĚĂŶĚǁĞƐƚďŽƵŶĚĂƉƉƌŽĂĐŚĞƐŽĨWƌĂĚŽZŽĂĚƚŽŝŶĐůƵĚĞƉƌŽƚĞĐƚĞĚͬƉĞƌŵŝƐƐŝǀĞleft-tum signal phasing.Ě͘ dŚĞŝŵƉƌŽǀĞŵĞŶƚƐƐŚĂůůŝŶĐůƵĚĞŵŝƐĐĞůůĂŶĞŽƵƐƐŝŐŶŝŶŐĂŶĚƐƚƌŝƉŝŶŐŵŽĚŝĨŝĐĂƚŝŽŶƐĂŶĚƉŽƚĞŶƚŝĂůinstallation/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 MATRIXItem 3Packet Page 233
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 Item 3Packet Page 234
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 Item 3Packet Page 235
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 Item 3Packet Page 236
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)Item 3Packet Page 237
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 Item 3Packet Page 238
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)Item 3Packet Page 239
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)Item 3Packet Page 240
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)Item 3Packet Page 241
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)Item 3Packet Page 242
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)Item 3Packet Page 243
0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A1 ENTITLEMENTPACKAGEC ARACTER PERSPECTI ECOURTYARD PERSPECTI EItem 3Packet Page 244
0136-04-CO19SEPTEMBER 17, 2019 PRADO ROAD BUSINESS PARK301 PRADO ROAD, SAN LUIS OBISPO, CA A1 ENTITLEMENTPACKAGEC ARACTER PERSPECTI ECOMPLEX ENTRY CORNER PERSPECTI EItem 3Packet Page 245
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 Item 3Packet Page 246
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 STUDYItem 3Packet Page 247
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 Item 3Packet Page 248
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 FILEDItem 3Packet Page 249
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 IMPROVEMENTSItem 3Packet Page 250
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)Item 3Packet Page 251
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
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%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.Item 3Packet Page 252
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 CONSTRUCTIONItem 3Packet Page 253
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 ROUNDABOUTItem 3Packet Page 254
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
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%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 WATERItem 3Packet Page 255
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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
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36" shrub screen on parking bayshrub screy36shrub scrrub scrnn parkingaends frontage street typndends frontage street, typ.ends frontage street, typ.
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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 1Item 3Packet Page 256
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 GrassesItem 3Packet Page 257
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' screenItem 3Packet Page 258
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
Item 3
Packet Page 259
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.
Item 3
Packet Page 260
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.
Item 3
Packet Page 261
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).
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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.
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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.
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• 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
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G:\CD-PLAN\PRICCI\ARC\Prado Road Business Park (ARC 112-07)\staff reports\112-07 ARC final report (3-1-10 revised).doc
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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
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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.
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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
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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:
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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
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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).
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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."
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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
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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
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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.
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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.
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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
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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
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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
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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
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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.
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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
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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.
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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
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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:
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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.
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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.
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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
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Meeting Date: November 4, 2019
Item Number: 2
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
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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.
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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
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Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, November 4, 2019
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
November 4, 2019 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Mandi Pickens, Vice-Chair Amy Nemcik and
Chair Allen Root
Absent: Commissioners Michael DiMartini, Micah Smith and Christie Withers
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
--End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
October 7, 2019.
ACTION: MOTION BY VICE CHAIR NEMCIK, SECOND BY COMMISSIONER
PICKENS, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to approve
the minutes of the Regular Architectural Review Commission meeting of October 7, 2019.
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DRAFT Minutes – Architectural Review Commission Meeting of November 4, 2019 Page 2
PUBLIC HEARINGS
2. Project Address: 301 Prado; Case#: ARCH-0424-2019; Zones: BP-SP, C/OS-SP; 301
Prado Group, applicant; 301 Prado Group, LLC, owner. Review of seven two-story
structures consisting of approximately 160,000 square feet of office and industrial space.
The 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.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Darren Cabral with RRM Design Group, Lindsey
Corka with Firma Landscaping, Scott Stoops and David Sansun, responded to Commissioner
inquiries.
Public Comments:
None.
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
BELER, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to forward
a recommendation of approval to the Planning Commission, finding the project consistent with
Margarita Area Specific Plan Design Guidelines and Community Design Guidelines.
3. Project Address: 862 Aerovista; Case #: ARCH-0430-2019; Zone: BP-SP; Quaglino
Properties, applicant; Quaglino Properties, owner. Review of a new two-story office
development consisting of 37,508 square feet of office space and associated site
improvements including parking lots, site access upgrades, landscaping upgrades, and
minor improvements to the unnamed drainage tributary that daylights along the north
and west property lines. Project is categorically exempt from environmental review
(CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant Matt Quaglino, and representative, Andres Eulate, responded to Commissioner
inquiries.
Public Comments:
None.
--End of Public Comment--
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DRAFT Minutes – Architectural Review Commission Meeting of November 4, 2019 Page 3
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
NEMCIK, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to forward
a recommendation of approval to the Planning Commission, finding the project consistent with
Airport Area Specific Plan Design Guidelines and Community Design Guidelines.
4. Project Address: 2550 Broad; Case #: ARCH-0528-2019, Zone: C-R-SF; SLOQ
Properties LLC, owner/applicant. Review of 1,386-square foot building addition and
façade remodel of an existing commercial structure. Project includes the removal of a
kiosk structure near the corner of Broad Street and Francis Avenue and additional
landscaping. This project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant, Matt Quaglino, responded to Commissioner inquiries.
Public Comments:
None.
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
BELLER, CARRIED 4-0-3 (Commissioners DiMartini, Smith and Withers absent) to forward
a recommendation of approval to the Community Development Director, finding the project
consistent with Community Design Guidelines.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:10 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, November 18, 2019 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2019
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